Lakewood City Council
November 11, 2025

AGENDA

REGULAR CITY COUNCIL MEETING

COUNCIL CHAMBERS
5000 CLARK AVENUE

LAKEWOOD, CALIFORNIA
November 11, 2025
ADJOURNED MEETING: 6:00 p.m.

ECONOMIC DEVELOPMENT STRATEGY EXECUTIVE BOARD ROOM
Consideration of Establishing Economic Advisory Entity
CALL TO ORDER 7:30 p.m.

INVOCATION: Chaplain Lieutenant Colonel Richard Chavarria PLEDGE OF ALLEGIANCE: Scouting America Troop 134 Honor Guard ROLL CALL: Mayor Cassandra Chase
Vice Mayor Jeff Wood
Council Member David Arellano
Council Member Steve Croft
Council Member Todd Rogers
ANNOUNCEMENTS AND PRESENTATIONS:

PUBLIC COMMENT ON ITEMS IN THE AGENDA
ROUTINE ITEMS:

All items listed within this section of the agenda are considered to be routine and will be enacted by one motion without separate discussion. Any Member of Council may request an item be removed for individual discussion or further explanation. All items removed shall be considered immediately following action on the remaining items.

RI-1 MEETING MINUTES - It is recommended City Council approve Minutes of the Meetings held July 8, August 12, September 9, and September 23, 2025
RI-2 PERSONNEL TRANSACTIONS - It is recommended City Council approve report of personnel transactions.

RI-3 REGISTERS OF DEMANDS - It is recommended City Council approve registers of demands.

RI-4 CITY COUNCIL COMMITTEES’ ACTIVITIES - It is recommended City Council receive and file the report.

RI-5 AUTHORIZE PROPOSAL FROM ARDURRA FOR DEL AMO BOULEVARD TRAFFIC STUDY - It is recommended that City Council authorize Ardurra’s engineering services proposal to provide Del Amo Blvd. traffic study, under existing Agreement for Engineering Services, in amount of $59,956, and authorize Mayor to sign proposal.

City Council Agenda
November 11, 2025

In compliance with the Americans with Disabilities Act, if you are a qualified individual with a disability and need an accommodation to participate in the City Council meeting, please contact the City Clerk’s Office, 5050 Clark Avenue, Lakewood, CA, at 562/866-9771, ext. 2200; or at [email protected] at least 48 hours in advance to ensure that reasonable arrangements can be made to provide accessibility to the meeting.

Agenda items are on file in the Office of the City Clerk, 5050 Clark Avenue, Lakewood, and are available for public review during regular business hours. Any supplemental material distributed after the posting of the agenda will be made available for public inspection during normal business hours in the City Clerk’s Office. For your convenience, the agenda and the supporting documents are available in an alternate format by request and are also posted on the City’s website at www.lakewoodca.gov ROUTINE ITEMS: - Continued
RI-6 REVIEW OF AGREEMENT WITH SOUND THINKING, INC. FOR SHOTSPOTTER SERVICES – It is recommended City Council make determination to not renew agreement with SoundThinking, Inc. for ShotSpotter subscription services, and direct City Manager to transmit letter to SoundThinking, Inc. giving notice of intent to not renew.

RI-7 REMOVAL OF UNWARRANTED MARKED CROSSWALKS - It is recommended that City Council approve removal of marked crosswalk across Lakewood Boulevard at Hedda Street and across Lakewood Boulevard at Michelson Street.

RI-8 AMENDMENT NO. 4 TO AGREEMENT FOR EMPLOYMENT OF CITY MANAGER – It is recommended that City Council approve proposed amendment.

PUBLIC HEARINGS:

1.1 SECOND READING AND ADOPTION OF ORDINANCE NO. 2025-2 AND RESOLUTION NO. 2025-60; PERTAINING TO 2025 CALIFORNIA BUILDING CODE - It is recommended City Council adopt proposed ordinance and resolution.

1.2 INTRODUCTION OF ORDINANCE NO. 2025-4; PERTAINING TO SPECIFIC PLAN NO. 2025−1, 20723 ELAINE AVENUE - It is recommended City Council hold a public hearing and introduce proposed ordinance.

LEGISLATION:

2.1 SECOND READING AND ADOPTION OF ORDINANCE NO. 2025-3; PERTAINING TO HOUSING ELEMENT IMPLEMENTATION PROGRAM - It is recommended City Council adopt proposed ordinance.

2.2 INTRODUCTION OF ORDINANCE 2025-5; ENHANCED REGULATIONS PERTAINING TO SOLICITORS AND HANDBILL DISTRIBUTION; RESOLUTION NO. 2025-62; ESTABLISHING ADMINISTRATIVE FINES - It is recommended that City Council introduce proposed ordinance and adopt the proposed resolution.

REPORTS:

3.1 HOLIDAY RECREATION PROGRAMS AND EVENTS - It is recommended City Council receive and file the report.

AGENDA

LAKEWOOD HOUSING SUCCESSOR AGENCY

1. REGISTER OF DEMANDS - It is recommended Housing Successor Agency approve registers of demands.

ORAL COMMUNICATIONS:

ADJOURNMENT

3737 Birch Street, Suite 250 | Newport Beach, CA 92660 | 949.216.6833 | www.ardurra.com

October 24, 2025
Kelli Pickler
Public Works Director
City of Lakewood
5050 Clark Avenue
Lakewood, CA 90712
SUBJECT: PROPOSAL TO PROVIDE TRAFFIC ENGINEERING SERVICES –

DEL AMO BOULEVARD TRAFFIC STUDY (ENGINEERING SERVICES
AGREEMENT, JUNE 13, 2023, UPDATED JUNE 11, 2024)
Dear Ms. Pickler,
As requested, Ardurra is pleased to present this letter proposal to the City of Lakewood to provide Traffic Engineering Services for the Del Amo Boulevard Traffic Study Project. The scope of work is based on information provided by the City of Lakewood based on meetings with the City of Lakewood on July 31, 2025, August 13, 2025, and October 13, 2025.

Our team of traffic engineering experts has years of experience conducting traffic studies throughout California.

ASSUMPTIONS
The scope is based on the following assumptions:
• Project limits on Del Amo Boulevard are from the intersection of Woodruff Avenue to driveways just east of Radnor Avenue and to Starbucks driveways (east of intersection) including McDonald’s driveways (see Exhibit 1).
• Traffic study includes driveway on west side of Woodruff Avenue about 250 feet south of the intersection at Del Amo Boulevard (see Exhibit 1).
• Scope includes an evaluation of the current design of Del Amo Boulevard and the previous design of striping and access on Del Amo Boulevard.
• No future year traffic analysis scenarios are included (only existing traffic volume data and scenarios). • Scope assumes the collision history for a period of at least three (3) years for the study area will be provided by the City.
• Scope assumes the City will procure AI camera equipment to capture near miss crash data for a 48 hour time period at each of the driveways in the study area on Del Amo Boulevard. City will mount, operate, and move the AI camera equipment as needed at locations along the study area to capture the data.

Kelli Pickler
City of Lakewood
October 24, 2025

3737 Birch Street, Suite 250 | Newport Beach, CA 92660 | 949.216.6833 | www.ardurra.com • Scope assumes turning movement counts at each of the driveways in the study area for the weekday AM peak (7 to 9 AM) and PM peak (4 to 6 PM) will be captured by AI camera equipment and provided by the City.
• City will be responsible for any public outreach and appropriate public notification.

Exhibit 1: Project limits for Del Amo Boulevard Traffic Study

SCOPE OF WORK

The following outline details how our team will approach this project:
• Project Kick-Off Meeting, Field Investigations, and Basemap Our team will schedule a project kick-off meeting with the City to review the project scope, expectations, and delivery schedule. At this meeting, we will request any “as-built” plans and previous design of striping plan on Del Amo Boulevard. We will request the collision history for at least three (3) years along Del Amo Boulevard. In addition, we will discuss data report options and needs for the near miss data collection and turning movement counts.

Our team will conduct a field review and investigation of Del Amo Boulevard within the project limits, which will include observations of driver behavior, traffic operations, vehicle/bicycle/pedestrian conflict areas, and turning conflicts. The field review will include an inventory of existing turn pocket storage lengths and signage and striping. A CAD basemap will be prepared for Del Amo Boulevard within the project limits.

Kelli Pickler
City of Lakewood
October 24, 2025

3737 Birch Street, Suite 250 | Newport Beach, CA 92660 | 949.216.6833 | www.ardurra.com • Safety Analysis of Crash Data and Near Miss Data
A corridor safety analysis will be conducted to improve operational safety and efficiency and to identify improvements. Using crash data along the corridor, crash rates for the corridor will be calculated and compared to access point density. We will conduct a statistical evaluation of crash rates relative to citywide and/or Statewide and identify crash patterns along the corridor to diagnose safety challenges and to identify safety countermeasures and improvements.

The safety analysis using the near miss crash data, historical crash data, and field observations, will be used to identify crash patterns and determine safety countermeasures and improvements that are most likely to have a safety benefit relative to cost for the corridor. Scope assumes City will provide at least three years of historical crash data along the study corridor and near miss crash data for a 48 hour time period at each of the driveways in the study area. Scope assumes that near miss crash reports provided will be in a usable summary report format. • Traffic Operations Analysis
We will conduct a traffic operations analysis for the intersection of Del Amo Boulevard at Woodruff Avenue to evaluate traffic operations, queuing, and left turn signal phasing/timing. In addition, we will evaluate traffic volumes and turning movements at the driveways along the study corridor to identify access management strategies.

The scope of work includes an evaluation of the current design of Del Amo Boulevard and the previous design of striping and access on Del Amo Boulevard. The study will review access management options for the businesses along the study corridor including Taco Bell. Scope assumes turning movement counts at each of the driveways in the study area for the weekday AM and PM peak will be provided by the City in a usable summary report format. Scope assumes that all traffic counts needed for the traffic analysis will be provided. • Traffic Study Findings and Recommendations
Safety improvement recommendations based on the above technical analysis will be identified for the corridor with two (2) alternatives for the study area. Our team will meet with the City to discuss recommendations for City staff review and input prior to submitting the draft traffic study report. A concept design plan for the recommended alternative will be developed and included in the draft traffic study report.
 Deliverables
A technical traffic study report with exhibits detailing the results and findings of the above analysis and proposed recommendations with concept design will be prepared for submittal to the City for review and comment. The scope of work includes one (1) round of responses to comments on the draft traffic study report from the City. • Quality Control & Quality Assurance (QA/QC)
Concurrently, an independent check of the traffic study and recommendations will be performed as part of Ardurra’s QA/QC program. The review will check for traffic study accuracy and completeness, as well as the recommendations for safety improvements.

Kelli Pickler
City of Lakewood
October 24, 2025

3737 Birch Street, Suite 250 | Newport Beach, CA 92660 | 949.216.6833 | www.ardurra.com

EXCLUSIONS
The following items are excluded from the above scope and fee but may be added later at the City’s discretion, and for an additional fee:
• Processing of traffic volume and near miss crash data using software from AI camera equipment to produce summary reports
• Public outreach
• Permit coordination with other agencies
• Topographic survey
• Environmental clearances and documents
• Design plans for construction including signing and striping plans • Hardscape design including sidewalks, curb ramps, etc. • Traffic signal modification design
• Traffic control plans

FEE PROPOSAL
Our fee to perform these traffic engineering services as identified in the scope of work will be billed on a timeand-materials basis, not to exceed $59,956.

TERMS
The terms for delivery of the services proposed herein shall be pursuant to the Engineering Services Agreement, as amended on June 11, 2024.

Jennifer Rosales, TE, PTOE will serve as the Project Manager and will be the City’s main contact for these traffic engineering services, and Mark Lewis, PE, TE will serve as the Senior Advisor/Project Director. Our resumes are attached to this proposal. Please do not hesitate to contact me directly at 949.216.6833 or TASK Project
Manager IV
Senior
Advisor /
Project
Director
Traffic
Engineering
Associate II
Project
Designer II
Project
Engineer V ODC Subtotal TOTAL
($286) ($337) ($173) ($143) ($255)
Del Amo Boulevard Traffic Study Project $53,828
1 Kick-off Meeting, Field Investigations, and Base Map 12 2 2 10 $5,882 $5,882 2 Safety Analysis 24 2 60 $17,918 $17,918
3 Traffic Operations Analysis 12 2 32 $9,642 $9,642
4 Traffic Study Findings and Recommendations 40 2 32 12 4 $20,386 $20,386 Task 2 - Project Management and Coordination 12 2 $4,106 $4,106 Task 3 - QA/QC 6 $2,022 $2,022
PERSON HOUR TOTALS 100 16 126 22 4 268
FEE TOTALS $28,600 $5,392 $21,798 $3,146 $1,020 $ - $59,956 59,956 $

TRAFFIC AND TRANSPORTATION
Kelli Pickler
City of Lakewood
October 24, 2025

3737 Birch Street, Suite 250 | Newport Beach, CA 92660 | 949.216.6833 | www.ardurra.com [email protected] should you have any questions or need additional information. Thank you for the opportunity to assist the City of Lakewood.

Best regards,

Jennifer Rosales, TE, PTOE
Traffic & Transportation Group Leader

JENNIFER ROSALES, PE, PTOE

TRAFFIC AND TRANSPORTATION GROUP LEADER
1 QUALIFICATIONS
Jennifer has 30 years of experience in traffic engineering, transportation planning and engineering, and project management. She is recognized internationally as an industry leader in innovative street design and contextually complete streets. Jennifer is active speaking and publishing internationally with over 25 publications. Jennifer developed an award-winning, comprehensive practitioner’s guidebook called Road Diet Handbook: Setting Trends for Livable Streets in 2004. For her work on the Road Diet Handbook, Jennifer Rosales was named to the "2007 Trendsetters List" of Public Works magazine.

Jennifer is a Fellow of the Institute of Transportation Engineers (ITE) and served as ITE Western District International Director, ITE Western District President, Oregon Section President, and past Chair of ITE’s Standing Committee on Ethics. Ms. Rosales received the 2007 Past Presidents’ Award for Merit in Transportation Engineering from the Institute of Transportation Engineers.

Jennifer is an experienced project manager with a successful record of delivering capital improvement projects on schedule and within budget. She has worked on complex transportation engineering and planning projects throughout the United States. Jennifer is experienced in preparing scopes of work, requests for proposals, consultant selection, contract negotiation, work schedules, budgets, and quality assurance plans. Jennifer has reviewed expenditures for cost control, updated cost to completes, and implemented project implementation plans. Her experience includes leading multi-disciplinary teams on complex transportation planning, engineering and construction projects including coordinating and overseeing the work of consultants and contractors.

Jennifer is specialized in developing multimodal transportation design solutions that improve traffic flow, transit accessibility, and enhance safety for all modes including walking, cycling, and transit to enrich quality of life and advance economic prosperity. Jennifer has extensive public involvement experience facilitating high level public workshops and open houses for transportation projects, presenting plans and studies to city councils, and giving technical presentations and training.

RELEVENT EXPERIENCE
Transportation Services Manager/City Traffic Engineer, City of Costa Mesa (Costa Mesa, CA)* – Jennifer managed the City’s Transportation Division which includes capital improvement projects, traffic operations, transportation planning, and active transportation. Jennifer oversaw her Division’s capital improvement projects including the planning, design and construction of roadway safety improvement and median installation projects, intersection improvements, roadway widening projects, active transportation projects, traffic calming projects, complete streets projects, traffic signal synchronization projects, and traffic signal modifications and installations. Jenifer initiated and directed traffic engineering studies including the analysis, findings, and recommendations for traffic improvements. Sher oversaw transportation engineering studies related to safety, traffic calming, parking, and other transportation studies. Under Jennifer’s leadership, her team delivered award winning projects on schedule and within budget including:
• Outstanding Bikeways and Trails Project for the Placentia Avenue and West 19th Street Active Transportation Improvements from Orange County (OC) Chapter of American Society of Civil Engineers (ASCE) in 2024,
• Outstanding Community Improvement Project for the Wilson Park HAWK Signal and Lions Park HAWK Signal Projects from OC Chapter of ASCE in 2024,
• Parking Program of the Year from the California Mobility and Parking Association in 2023, • Outstanding Roadway and Highway Project Award for Randolph Avenue Parking and Circulation Improvements from OC Chapter of ASCE and from ASCE, Los Angeles section in 2023, and • Most Outstanding Transportation Project for Merrimac Way Active Transportation Improvements Project from OC Chapter of ASCE in 2022.

PROFESSIONAL

REGISTRATION
Registered Professional
Engineer in Traffic Engineering
California No. TR 2761
Registered Professional
Engineer in Civil Engineering
Nevada No. 033197
Registered Professional
Engineer in Civil Engineering
Arizona No. 82518
Registered Professional
Engineer in Civil Engineering
Oregon No. 53031PE
Professional Traffic Operations
Engineer No. 3737

CERTIFICATIONS
FEMA Emergency
Management Institute, IS00700.b, National Incident
Management System
Certificate

EDUCATION
Bachelor of Science in Civil
Engineering, Oregon State
University, 1995

AFFILIATIONS
Institute of Transportation
Engineers (ITE): Fellow
Member

SOFTWARE
Synchro

ARDURRA HIRE
2024

JENNIFER ROSALES, PE, PTOE

TRAFFIC AND TRANSPORTATION GROUP LEADER
2 Program/Project Management*
While at the City of Costa Mesa and the City of San Clemente, Jennifer managed and delivered the following projects and programs on schedule and budget:
 Local Road Safety Plan (HSIP), City of Costa Mesa
 Harbor Boulevard Safety Improvements/Medians Project (HSIP), City of Costa Mesa  Fairview Road Safety Improvements (HSIP), City of Costa Mesa  Complete Streets Safety Assessment, Berkeley SafeTREC, City of Costa Mesa  Neighborhood Traffic Calming Program and Projects, City of Costa Mesa  Active Transportation Plan, City of Costa Mesa
 Pedestrian Master Plan, City of Costa Mesa
 Merrimac Way Active Transportation Project, City of Costa Mesa  Randolph Avenue Circulation and Parking Improvements, City of Costa Mesa  Reviews of Signing and Striping Improvement Plans for several streets, City of Costa Mesa  I-405 Widening Project – City staff liaison/main point of contact with OC405 team, City of Costa Mesa  Camino Del Rio Improvements Project including roundabouts, lane reduction and buffered bicycle lanes, City of San Clemente  North Beach Traffic Calming Project including curb extensions, landscaping, and reverse angle parking, City of San Clemente  Signing and striping plans for improved and new bicycle facilities on multiple streets, City of San Clemente  Concordia Safe Routes to School Project, City of San Clemente  Engineering and Traffic Study for Speed Limits and Revised Speed Limits, City of Costa Mesa  Baker, Placentia, Victoria, and West 19th Traffic Signal Synchronization Project, City of Costa Mesa  Fairview Road Traffic Signal Synchronization Project, City of Costa Mesa  Bear Street Traffic Signal Synchronization Project, City of Costa Mesa  Avenida Vista Hermosa Traffic Signal Synchronization Project, City of San Clemente  Camino De Los Mares Traffic Signal Synchronization Project, City of San Clemente  Left Turn Signal Head Modifications – Flashing Yellow Arrow Installations, City of San Clemente  Engineering and Traffic Study for Speed Limits and Revised Speed Limits, City of San Clemente  Residential Permit Parking Program Study and Revised Program Adoption and Implementation, City of Costa Mesa  Traffic Impact Fee Study and Annual Review, City of Costa Mesa  OCTA Measure M2 Eligibility Requirements and Submittals, City of Costa Mesa  School Crossing Guards Program, City of Costa Mesa
 Bus Shelter Maintenance and Advertising Franchise Agreement, City of Costa Mesa  School Crossing Guards Program, City of San Clemente
 Season Trolley Implementation and Annual Program (OCTA Project V grant), City of San Clemente  Traffic Calming Program and Projects, City of San Clemente Years Completed: 2014-2024 | * Work performed prior to Ardurra Senior Engineer, City of San Clemente (San Clemente, CA)* – Jennifer managed the City’s transportation engineering studies, traffic engineering design, traffic signal system, transportation programs, and assigned complex multi-modal transportation/civil engineering design and construction projects.

Senior Program Officer, Transportation Research Board (TRB) of the National Academies (Washington, DC)* – Jennifer was responsible for the management of the public transportation technical standing committees activities including transit management and performance, transit capacity and level of service, emerging and innovative public transport and technologies, public transportation planning and development, public transportation marketing and fare policy, major activity circulation systems, intermodal transfer facilities, bus transit systems, rural public and intercity bus transportation, paratransit, rail transit systems, commuter rail transportation, and light rail transit.

CITY OF RANCHO SANTA MARGARITA
Professional Traffic Engineering Services | RFP No. PW021725-02 18

MARK LEWIS, PE, TE

PROJECT DIRECTOR
Mark Lewis, PE, TE, is Municipal Services Project Director at Ardurra. He is a proven leader with 39 years of engineering experience. Having begun his ambitious career with the City of Fountain Valley including 13 years as Director of Public Works/City Engineer, Mark brings a perspective from a public agency professional, which has led to improved solutions, cost-effectiveness, and more robust protections against change orders and claims. He provides insight and guidance to a number of cities and water districts where he has provided onsite program and project management; staff assistance; organizational review; mentoring; capital project development; preparation of capital project bid packages; guidance on water and wastewater collection systems and design strategies to maximize cost efficiency and minimize ongoing maintenance; creative project funding strategies; review and strategy for development of municipal buildings; preparation of multi-year CIPs; landscape concept strategies; and preparation of traffic control, striping, and detour plans.

Mark’s additional and notable accomplishments include chairing OCTA’s Technical Advisory Committee and Technical Steering Committee on four separate occasions.

He participated in drafting language for OCTA Measure M2 and met with government and business leaders throughout its development and ultimate passage.

Mark has also been the chair of the Laguna Beach Water Commission, president of the OC City Engineers Association and president of OC Traffic Engineering Council.

Mark is a leading mind in regional arenas of transportation, water works and civil services throughout Orange County.

PROJECT EXPERIENCE – QUALITY ASSURANCE/QUALITY

CONTROL (QA/QC)
City of Pasadena –Provided QA/QC for the Hill Street roundabouts. During this review, also utilized public sector experience as DPW to review the design from the standpoint of how the DPW and the City might view the final project.

City of Mission Viejo – Providing QA/QC for paving and signing/striping design for three arterial highway segments in the City. During this review made such suggestions nightwork in business areas where residents aren’t affected, and businesses would not be impacted by day work.

City of Huntington Beach – Provided QA/QC review of City-wide street name sign inventory for accuracy and development of a replacement program. Also, provided design development and oversight of Ardurra engineers for traffic control for waterline construction projects.

City of Newport Beach – Provided design development and oversight of Ardurra engineers for traffic control plans as well as signing and striping plans for roadway projects.

Los Angeles Sanitary – Provided QA/QC on traffic control plans developed to facilitate sewer flow monitoring in manholes throughout the greater Los Angeles area.

Rancho California Water District – Provided design development and oversight of Ardurra engineers for traffic control for multiple waterline construction projects.

Eastern Municipal Water District – Provided design development and oversight of Ardurra engineers for traffic control for multiple waterline construction projects.

REGISTRATION
Registered Professional Engineer
CA No. C49335
Registered Traffic Engineer
CA No. TR1637
Traffic Operations Engineer
CA No. #661

EDUCATION
California State University, Long
Beach
B.S. Civil Engineering, 1986

PROFESSIONAL

AFFILIATIONS
American Society of Civil
Engineers
American Public Works
Association
Institute of Transportation
Engineers
American Water Works
Association
City Engineers Association of
Orange County
League of California Cities
Public Works Officers Institute

YEARS OF EXPERIENCE
40 years; 5 with Ardurra

CITY OF RANCHO SANTA MARGARITA
Professional Traffic Engineering Services | RFP No. PW021725-02 19 PROJECT EXPERIENCE – PROJECT MANAGEMENT
I-405 and General Transportation-Related Services, City of Costa Mesa, CA – Consultant to the City providing review and negotiation support for maintenance and ancillary agreements with OCTA/Caltrans related to the I-405 project. Mark’s intimate relationship with the I-405 project from its inception, through development, to participating as a reviewer for selection of the design/build contractor, to negotiating many of the early action matters with OCTA and Caltrans has been instrumental in achieving beneficial results for the cities along the I-405 corridor.

City Engineering Support, City of Laguna Hills, CA – Project Manager responsible for providing assistance with development and permit review, capital project management, staff augmentation, policies and procedures updates, staffing services for City Traffic Commission, and other general city engineering support services.

Project Management, Funding, and Traffic Engineering Support, City of Lake Forest, CA – Project manager providing project management of 13 CIP projects with four separate design consultants, coordinating with multiple agencies and funding sources. Providing design solutions and constructability approach recommendations that are being implemented to meet funding and delivery deadlines. Providing review and update of developer funding matrix and suggestions for how to manage multiple funding sources best. Also providing additional municipal engineering assistance with traffic operations, traffic engineering, and transportation management for capital improvement projects, including developing traffic engineering policies, traffic commission agenda reports, reviewing development projects as they relate to traffic impacts, school traffic programs, and daily traffic engineering questions/concerns.

Director of Public Works/City Engineer, City of Fountain Valley, CA (2006-2019)* – As public works director/city engineer, responsible for overseeing the daily operation of 76 (now 59) full-time employees, multiple contract maintenance service agreements, an annual $7-million general operating budget, an $11-million water utility operating budget, and a capital improvement budget that ranged from $10 to $20 million annually. The City is a full-service city with a population of over 55,000. There are 220 full-time employees, up to nearly 100 part-time employees, and an annual $44-million General Fund operating budget. The City delivers high-quality, fiscally responsible public services that feature strong public safety, well-maintained public infrastructure, progressive business development to preserve and enhance City revenues, diverse community programs, and a high quality of life in the City’s neighborhoods. Key accomplishments included:
§ Reorganized the public works department to utilize the economic value of the private sector combined with highquality, well-trained City forces, resulting in a 25 percent reduction in the City workforce and more than $ 1.5 million savings in personnel costs while maintaining a high-level service. § Collaboratively worked on the City’s Crossings Specific Plan to provide economic enhancement through re-development opportunities.
§ Collaborated with other department heads and City Council on Strategic Plan Goals and Objectives and aggressively pursued completion of several identified Council priority items. § Secured more than $2 million from OCTA for staff and consultant resources for the I-405 project interface. Also, through valuable institutional knowledge of previous freeway agreements was able to ensure all utility relocation costs associated with I-405 are 100 percent funded by OCTA, saving the City several million dollars. § Innovative and aggressive financial budgeting and funding strategies to secure over $50 million in Measure M, state, and federal funding for transportation.
§ Established adequate but conservative sewer and water rates to deliver high-quality, cost-effective utility services. § Implemented a full cost recovery to the General Fund for Water Enter Additional highlights include:
§ Completed an expandable citywide communications network infrastructure. § Completed the development of a citywide Geographic Information System (GIS) § Completed state-of-the-art citywide Traffic Management System. § Newhope Street Extension – As city engineer, identified with traffic modeling a roadway alignment to alleviate traffic in an area that had high development potential but was impacted by freeway bypass traffic and bridge access over the Santa Ana River. Prepared funding applications that garnered several million dollars for the design, right-of-way, and construction of a new roadway that ties directly to a Caltrans freeway on/off ramp that relieved traffic, provided additional development opportunity, and improved overall traffic operations in the southeast portion of the City.

MARK LEWIS, PE, TE

EXHIBIT “A”
EXHIBIT “B”
EXHIBIT “C”
EXHIBIT “D”
EXHIBIT “E”

ORDINANCE NO. 2025-4

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
LAKEWOOD ADOPTING SPECIFIC PLAN NO. 2025-1

THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. INTRODUCTION

PURPOSE
This plan is a Statutory Specific Plan designed to implement the City’s General Plan for a specific geographic area. Once the Specific Plan is adopted, all development entitlements and subdivisions, and development projects must be consistent with the plan. The purpose of the Specific Plan No. 2025-1 (the “Specific Plan”) is to restrict the use of the property within the Specific Plan boundaries to multifamily residential uses only and under the approved development standards.

The Specific Plan is prepared in accordance with the statutory requirements of California Government Code Sections 65450-65457. These provisions of the Government Code require the Specific Plan be consistent with the General Plan.

SPECIFIC PLAN SITE
A. Project Location
The subject property is located in a neighborhood in the eastern portion of Lakewood. This neighborhood is generally bounded by 207th Street to the north, Elaine Avenue to the east, 209th Street to the south, and a public alley to the west. The subject property is located on the west side of Elaine Avenue, about 200 feet south of 207th Street. Figure 1 shows the location of the City of Lakewood and the Specific Plan site within the City, Figure 2 shows the parcels and boundaries of the site, Figure 3 is an aerial view of the site, and Figure 4 is the Precise Plan of Development.

B. Property Ownership
The property is owned by Steven Senemar and Lobat Semenar.

Ordinance No. 2025-4

Specific Plan No. 2025-1 Figure 1: Regional Map
Ordinance No. 2025-4

Specific Plan No. 2025-1 Figure 2: Assessor’s Map
Ordinance No. 2025-4

Specific Plan No. 2025-1 Figure 3: Aerial View
Ordinance No. 2025-4

C. Existing Setting
The subject property is 50 feet wide with an approximate depth of 312 feet and is approximately 15,621 square feet in area. The site is vacant with little change in ground elevation.

D. Surrounding Uses
The area that falls under the proposed Specific Plan is zoned M-F-R (Multiple Family Residential) and is designated by the General Plan for Medium/High Density Residential uses.

To the north, south, and west there are various single- and multiple-family homes, located in the M-F-R zone. To the east, across Elaine Avenue, are single-family homes located in the R-1 (Single-Family Residential) zone.

GOALS

1. To encourage multi-family residential development in a manner that complies with the intent of the General Plan and the Housing Element

2. To establish development standards and guidelines, which are suitable for the development of the property taking into consideration the size and dimensions of affected properties, the surrounding community, and the proposed land uses within the planning area.

SECTION 2. PLANNING CONTEXT

INTRODUCTION
The Specific Plan process was identified and initiated as the preferred method to develop the site.

For new land divisions in the M-F-R zone, Section 9332 of the Lakewood Municipal Code requires a minimum lot area of 15,000 square feet, a lot width of not less than 100 feet, and a lot depth of not less than 100 feet for interior lots within the M-F-R zone. The site is 50 feet wide with an approximate depth of 312 feet and is approximately 15,621 square feet in area. The lot width is less than what the Code requires for new subdivisions, however the width and size of this lot is common among many existing lots in the M-F-R zone. Development of the subject site in a manner that complies with applicable zoning requirements would result in a poor site design and less desirable units than a project that slightly varies from those same regulations.

There are four site conditions which impede development of the site in a manner that fully complies with City’s development standards. These four impediments are:

1. Lot width. The lot’s 50-foot width combined with required 24-foot vehicle back-up, landscape planters, and building setback requirements, makes it infeasible for a project to meet the minimum garage depth requirements.

2. Edison easement. A Southern California Edison easement crosses the middle of the site.

Structures cannot encroach into the easement area which reduces the buildable site area.

3. Fire access. The Los Angeles County Fire Department, due to the lot depth, requires a minimum 26-foot-wide driveway through the depth of the lot for Fire Department access.

4. Density. The State requires the Housing Element establish minimum and maximum density standards. For M-F-R zoned sites between 12,500 and 21,780 square feet, the Housing Element provides a maximum density of 40 units per acre and a minimum density of not less than 75% of the maximum allowed density. For this site the maximum number of units Ordinance No. 2025-4

is 14 and the minimum number is 10 units. The project proposes six (6) apartment units and two (2) Accessory Dwelling Units (ADUs) for a total of eight (8) units. In such instances the, the Housing Element allows the City Council to find that a sufficient “Buffer” will remain in Lakewood’s housing inventory after completion of this project to satisfy the Regional Housing Needs Assessment allocation contained in the Housing Element.

AUTHORITY
The California Government Code authorizes cities to adopt specific plans either by resolution as policy, or by ordinance as regulation. Both Planning and Environment Commission and City Council hearings are required as part of the adoption process. In either form, specific plans must be adopted by the City Council to be effective. Lakewood has adopted previous Specific Plans by ordinance; therefore, an ordinance has been drafted for the adoption of this Specific Plan.

This Specific Plan is a regulatory document and serves to direct the size and type of development on the property involved. Development plans, site plans and tentative tract and parcel maps within the planning area must be consistent with this Specific Plan. This Specific Plan is established through the authority granted to the City of Lakewood, by the California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457.

GENERAL PLAN LAND USE ELEMENT
The Lakewood General Plan designates the subject site for medium/high density residential land uses and specifies that the density range from 8.8 to 27 dwelling units per acre. The site is approximately 15,621 square feet in area. The development of six dwelling units (not including two Accessory Dwelling Units) on the site will be equivalent to 16 dwelling units per acre. The Specific Plan land use and density will comply with the intent of the Land Use Element of the General Plan.

PUBLIC PARTICIPATION PROCESS
Public participation is, and will continue to be, maximized through open discussion at advertised public hearings before the Planning and Environment Commission and the City Council. All interested people will be afforded an opportunity to provide input into the planning process at the public hearings.

CALIFORNIA ENVIRONMENTAL QUALITY ACT COMPLIANCE
In compliance with the requirements of the California Environmental Quality Act (CEQA) and the City’s environmental clearance procedures, the proposed project was found to be categorically exempt from the California Environmental Quality Act (CEQA) based on Section 15332 Class 3 of the CEQA Guidelines of 1970, as amended. This Section consists of projects characterized as in-fill development.

LAND USE CONCEPT
The land use concept for the proposed Specific Plan is to provide location and development standards that are suitable for the development of multi-family dwellings on properties that are Ordinance No. 2025-4

50 feet or less in width. The land use concept of the Specific Plan provides development standards that will ensure useable open space by reducing the amount of private land dedicated to driveways and vehicular access. Developments should substantially comply with existing development standards for the M-F-R zone. The land use concept for this Specific Plan is more restrictive than existing Code requirements with regards to permissible land uses.

LOCAL CIRCULATION
Elaine Avenue has a right-of-way width of 60 feet and a roadway width of 22 feet and is identified by the General Plan as a local street. The site is also served by a 22-foot, six-inch wide public alley. The General Plan requires alleys to be 25 feet in width. This alley was originally 20 feet in width, however the required half-width dedication from the site has occurred previously. Implementation of the Specific Plan will not result in a significant increase in traffic.

UTILITIES
The planning area is fully served by utilities, sewers, and storm drains. Demand from the proposed development will not generate a significant increase on public infrastructure.

Implementation of the Specific Plan will not overburden the capacity of the sewer lines nor the storm drainage system beyond the current levels. Finally, the implementation of the Specific Plan is not anticipated to generate significant levels of solid waste above that generated by the previous use of the site.

SECTION 3. DEVELOPMENT STANDARDS AND GUIDELINES

GENERAL PROVISIONS
As a regulatory document, all development within the Specific Plan site shall be in accordance with the development standards and guidelines contained herein. The development standards and guidelines of this Specific Plan are applied in addition to the provisions of the Lakewood Municipal Code. If there is a difference or conflict between the Specific Plan and the Zoning Ordinance, the provision of this Specific Plan shall prevail. Any development topic not specifically covered in this Specific Plan shall defer to the regulations contained within the Municipal Code.

PERMITTED USES
The following lists the permitted, conditionally permitted, and prohibited uses for this site.

Permitted Uses
Uses permitted under Section 9331.A of the Lakewood Municipal Code under the same specified conditions with the exception of the uses listed under prohibited uses below under Prohibited Uses.

Conditional Uses
Uses permitted under Section 9331.D of the Lakewood Municipal Code under the same specified conditions with the exception of the uses listed under prohibited uses below under Prohibited Uses.

Ordinance No. 2025-4

Prohibited Uses
Churches of a permanent character
Educational institutions
Hospitals, convalescent homes and sanitariums

MINIMUM SITE DEVELOPMENT STANDARDS
In addition to those requirements contained within the Lakewood Municipal Code, the following development standards shall apply. If there is a conflict between the Municipal Code and the following standards, the development standards contained herein shall apply.

Building Height – Buildings shall not exceed 28 feet.

Minimum Floor Area – The minimum floor area for units A, C, D, and F shall be not less than 874 square feet. The minimum floor area for units B and E shall be not less than 820 square feet.

Front Yard – The front yard setback shall be not less than twenty feet (20’) between the main building and the front property line.

Common Open Space – At least 160 square feet of common open space shall be provided for each dwelling unit with a minimum dimension of eight feet (8’).

Private Open Space – At least 101 square feet of private open space shall be provided for each dwelling unit with a minimum dimension of seven feet, eight inches (7’-8”). Air conditioning condenser units may be located on balconies.

Trees – Provided a minimum of two (2) 24” box trees on the site. At least one of the trees shall be located in the front yard setback and tree species is subject to review and approval of Community Development staff.

Planter Beds – Planter beds next to buildings shall be not less than two feet (2’) in width except for planter beds adjacent to driveway shall not be less than 18 inches in width unless not permitted by the Los Angeles County Fire Department.

Trash Enclosure – A trash enclosure built to City of Lakewood specifications shall be located in the rear yard setback and shall be within 180 feet of all buildings on the site.

Utility Room – In lieu of a utility area for the site, a laundry closet with all necessary laundry appliance connections shall be located within each dwelling unit.

SECTION 4. IMPLEMENTATION AND ADMINISTRATION

PURPOSE
This section sets forth guidelines for implementing the Specific Plan, determining consistency with the Lakewood Comprehensive General Plan and amending the Specific Plan.

GENERAL PLAN CONSISTENCY
California State Law requires a specific plan to be consistent with the General Plan. The Lakewood General Plan designates the subject site for medium/high density residential land uses Ordinance No. 2025-4

and specifies that sites ranging from 12,500 to 21,780 square feet in area may be developed at a ratio of not more than 40 dwelling units per acre and the minimum density is 30 dwelling units per acre (10 units for this site). The site 15,621 square feet in area and the development of eight dwelling units (six apartments and two ADUs) on the site will be equivalent to 22 dwelling units per acre. Although the project is below the minimum density specified for this site by the Housing Element, the Housing Element also planned for, and included, built-in buffers to address site conditions such as the impediments identified for this site. The City Council finds that a sufficient “Buffer” will remain in the housing inventory after completion of this project to address the City’s Regional Housing Needs Assessment allocation.

A. Land Use Element
The Lakewood Comprehensive General Plan Land Use Element contains the following goals that are important to the Specific Plan:
- Encourage diversity, quality, and innovation in Citywide land use. (Land Use Goal 4) - To encourage all residents and property owners to contribute to the visual quality of the City by making improvements to, and maintaining, their property at the highest standard that creates pride and a sense of identify. (Land Use Goal 7) B. Circulation Element
The Lakewood Comprehensive General Plan Circulation Element contains the following goals that are important to the Specific Plan:
- Maintain a fully developed network of arterial and collector streets, which permit the safe and efficient movement of people and goods in harmony with the environment. (Circulation Goal 1)
C. Housing Element
The Lakewood Comprehensive General Plan Housing Element contains the following goals that are important to the Specific Plan:
- Develop housing to meet the identified local housing needs of the community while maintaining and providing a high quality of life for all Lakewood residents. (Housing Element Goal 2.1)
- Develop the maximum number of new housing units possible to meet Lakewood’s fair share of regional housing needs as identified in the SCAG Regional Housing Needs Assessment. (Housing Element Goal 2.2)
- Achieve Compliance with Energy Conservation Measures to be included in New Housing Developments. (Housing Element Goal 2.3)
- Provide suitable sites for housing development. (Housing Element Goal 2.4)

RELATIONSHIP TO THE MUNICIPAL CODE
Any development standards or other regulations not specifically addressed in this Specific Plan Ordinance No. 2025-4

are subject to the Lakewood Municipal Code. Where those Specific Plan regulations differ from provisions of the Municipal Code, the Specific Plan supersedes those provisions. When an issue, condition or situation occurs that is not covered or provided for in this Specific Plan, the regulation(s) of the Municipal Code that is most applicable to the issue, condition or situation shall apply.

INTERPRETATION
The Director of Community Development shall have the authority and responsibility to interpret the provisions of the Specific Plan. If there is a conflicting requirement for building standards with regards to Uniform Building Code, the most stringent standard will prevail. All such interpretations shall be reduced to written form and permanently maintained. Any person aggrieved by such an interpretation may request that the Lakewood Planning and Environment Commission review such interpretation.

COMPLIANCE WITH GOVERNMENT CODE
All development and construction within the Specific Plan site shall comply with the applicable codes of all governmental agencies having jurisdiction on such matters including, but not limited to, building, mechanical, fire and electrical codes and codes pertaining to drainage, wastewater, public utilities and grading.

PROJECT APPROVAL PROCESS AND OPERATION CONDITIONS
All proposed development projects on this site shall be subject to the review of the City’s Community Development Department and the Development Review Board. The Precise Plan of Development is shown on Figure 4 and is therefore part of the approval of this Specific Plan.

With the exception of constructing an accessory structure as permitted herein, any substantial change to the Precise Plan requires an amendment to the Specific Plan and approval of the Planning and Environment Commission and the City Council.

SPECIFIC PLAN IMPLEMENTATION
The Specific Plan establishes standards and guidelines regarding future land use and development decisions within the boundaries of the Specific Plan site. It is the policy of the City to continually work toward the effective implementation of the Specific Plan. Therefore, this Specific Plan, including its land use concept, site plan, building, sign, architecture, and landscaping guidelines, shall guide decisions regarding discretionary permit applications and public improvements.

Ordinance No. 2025-4

Specific Plan No. 2025-1 Figure 4: Precise Plan of Development Ordinance No. 2025-4

SECTION 5. SEVERABILITY. If any section, subsection, subdivision, 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 authority, 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, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, clauses, phrases, or portions thereof be declared invalid or unconstitutional.

SECTION 6. VIOLATION. No person shall violate any provision or fail to comply with any of the requirements of this Ordinance, and any person violating any provision, or failing to comply with any provision of this Ordinance is guilty of a misdemeanor. Any person convicted of a misdemeanor under the provisions of this Ordinance shall be punished by a fine of not more than $500.00 or by imprisonment in the City or County jail for a period not exceeding six (6) months or by both, such fine and imprisonment.

SECTION 7. CERTIFICATION. The City Clerk shall certify to the adoption of this Ordinance. The City Council hereby finds and determines there are no newspapers of general circulation both published and circulated within the city and, in compliance with Section 36933 of the Government Code, Directs the City Clerk to cause said Ordinance within fifteen (15) days after its passage to be posted in at least three (3) public places within the city as established by Ordinance. This Ordinance shall take effect thirty (30) days after its adoption.

ADOPTED AND APPROVED this _____ day of __________________________, 2025, by the following roll call vote:

AYES NAYS ABSENT
Council Member Wood
Council Member Croft
Council Member Arellano
Council Member Rogers
Mayor Chase
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk

ORDINANCE NO. 2025-3

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

LAKEWOOD AMENDING THE LAKEWOOD MUNICIPAL

CODE PERTAINING TO HOUSING ELEMENT

IMPLEMENTATION INCLUDING MODIFICATIONS TO THE

SUBDIVISION REGULATIONS, SINGLE-ROOM

OCCUPANCY UNITS, MULTIPLE-FAMILY RESIDENTIAL

DEVELOPMENT STANDARDS, BY-RIGHT APPROVAL OF
HOUSING DEVELOPMENTS THAT INCLUDE 20%

AFFORDABLE UNITS, UDPATING DENSITY BONUS

REQUIREMENTS, PROCEDURES FOR DEVELOPMENT

AGREEMENTS, AND AUTHORIZES OBJECTIVE DESIGN

STANDARDS FOR MULTIPLE-FAMILY RESIDENTIAL
DEVELOPMENT.

WHEREAS, SB 684 (Caballero) requires local agencies to ministerially consider, without discretionary review or a hearing, a parcel map or a tentative and final map for a housing development project that meets specified requirements. This is applicable to subdivisions resulting in 10 or fewer parcels or consisting of 10 or fewer residential units that meet certain minimum parcel size and density requirements, is located on a lot zoned for multifamily residential development no larger than five (5) acres, and that is substantially surrounded by qualified urban uses. SB 684 exempts housing development projects from certain requirements relating to minimum parcel size and dimensions and the formation of homeowners’ associations, except as specified; and
WHEREAS, Housing Element Program A-1 of the 2021-2029 Housing Element commits the City to adopt an ordinance to amend the Lakewood Municipal Code to increase multi-family densities for at least 83.5 acres to ensure that the total RHNA shortfall of 3,540 units is met, and to ensure development standards are modified or established to facilitate maximum densities and rezoning pursuant to Government Code section 65583.2, subdivisions (h) and (i), including but not limited to permitting multifamily uses that provide 20% affordable housing to be approved without any discretionary action, minimum densities, site sizes and residential performance criteria; and
WHEREAS, Housing Element Program A-5 of the 2021-2029 Housing Element seeks to adopt an ordinance to establish minimum densities to ensure that parcels are developed to no less than 75 percent of their maximum densities to prevent substantial net loss of any residential units and encourage higher density/more affordable building typologies; and WHEREAS, Housing Element Program A-8 of the 2021-2029 Housing Element seeks to explore allowing Single-Room Occupancy (SRO) units in other zones besides the M-2 zone.

Having made progress in recent years in diversifying its housing stock and facilitating the Ordinance No. 2025-3

development of more affordable housing types, especially by encouraging ADUs, JADUs, and SB0 units, and having received no interest from the public in developing SRO projects, the City will maintain its current SRO requirements; and
WHEREAS, Housing Element Program B-2 of the 2021-2029 Housing Element seeks to adopt an ordinance amending certain zoning standards to ensure that the maximum density allowed the General Plan is achievable; and
WHEREAS, Housing Element Program B-3 of the 2021-2029 Housing Element commits the City to update the density bonus ordinance to meet current state requirements; and WHEREAS, Housing Element Program B-5 of the 2021-2029 Housing Element commits the City to adopt an ordinance to amend the Zoning Ordinance to study and revise development standards in multifamily districts to facilitate the development of properties at their maximum densities, specifically amending standards pertaining to open space requirements, minimum parking standards, height limits, lot coverage (elderly and disabled housing), and accessible unit location requirements for elderly and disabled housing; and WHEREAS, Housing Element Program B-7 of the 2021-2029 Housing Element seeks to adopt an ordinance to amend the Zoning Ordinance to revise the minimum required unit area for multifamily units and to ensure that provisions for efficiency units are consistent with Government Code Section 17958.1; and
WHEREAS, Housing Element Program B-13 of the 2021-2029 Housing seeks to adopt an ordinance to amend the Zoning Ordinance to maintain a mixture of residential land use designations and development regulations that accommodate various building types and styles, including but not limited to: small lot single family homes; tiny homes; detached condominiums; townhomes; duplex/triplex/multiplex; courtyard apartments; bungalow courts; live/work units; mixed-use projects; moveable tiny homes; 3D printed homes; and new prefab housing types that meet state and local building code standards, and to continue to explore innovative building types and housing options that can be implemented through the City’s Zoning Ordinance by reviewing development designators and designations and amend as appropriate; and WHEREAS, Housing Element Program C-5 of the 2021-2029 Housing Element commits the City to adopt an ordinance to amend the Lakewood Municipal Code (LMC) to continue to enforce the regulations prohibiting the conversion of apartment developments to condominiums based on certain vacancy rates and to continue to require condominiums to establish an owners’ board that has a dedicated fund for maintenance. LMC Section 9332.A.6 provides that “No existing apartment structure shall be allowed to be converted to a condominium structure where the vacancy rate for apartment units in the City of Lakewood falls below five (5) percent of the total number of available rental units. The vacancy rate shall be based upon identified vacancy rates for the City of Lakewood area. This provision shall not apply to investment apartments.” Accordingly, existing Lakewood Municipal Code requirements pertaining to the conversion of apartment developments to condominiums satisfies the objectives of Program C-5; and Ordinance No. 2025-3

WHEREAS, Development agreements and objective design standards are beneficial planning tools which allow greater latitude to advance local planning policies and improved urban design; and
WHEREAS, the Planning and Environment Commission recommend approval of the proposed Housing Element Implementation Program ordinance at its public hearing on September 4, 2025.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKEWOOD, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council hereby finds and determines that each of the findings set forth above is true and correct.

SECTION 2. General Provisions of Chapter 2 of Article IX of the Lakewood Municipal Code pertaining to Subdivision Regulations are hereby amended as follows:
…
9205. ADVISORY AGENCY DESIGNATION
A. MAJOR SUBDIVISION. The Planning Environment Commission is hereby designated as the Advisory Agency, as that term is used in the Subdivision Map Act, for major subdivisions and shall have the authority to perform the actions as set forth in this Chapter.

B. MINOR SUBDIVISION. Minor Subdivisions. The Director of Community Development or his/her designee is hereby designated as the Advisory Agency as that term is used in the Subdivision Map Act, for minor subdivisions and shall have the authority to perform the actions as set forth in this Chapter. The City Engineer or the Director of Public Works shall be the Advisory Agency having authority to approve or deny final parcel maps. 9206. DIVISION OF LAND COMMITTEE. There is hereby created a Division of Land Committee, consisting of the following officers or their duly authorized representative as defined in Section 2140 et al:

A. The Director of Community Development.

B. The City Engineer
C. The Fire Chief
D. The Director of Public Works
E. Such other City officers or representatives of other agencies which, in the opinion of the Director of Community Development, have an interest in a proposed subdivision. The Director of Community Development, or his/her designee, shall be the Chairman Chairperson of the Division of Land Committee.
9207. FILING DATE. A filing date of a tentative tract or parcel map shall be the date when the draft Environmental Impact Report, Negative Declaration, or determination of exemption is filed for public inspection. that the subdivision application has been deemed complete by the Director of Community Development or his/her designee.
…
9208.10. MAJOR SUBDIVISION. “Major Subdivision” means a subdivision of an existing lot Ordinance No. 2025-3

or parcel five (5) or more lots or units. resulting in 11 or more new lots and any housing development project on the lot proposed to be subdivided contains 11 or more residential units. …
9208.12. MINOR SUBDIVISION. “Minor Subdivision” means a subdivision of an existing lot or parcel four (4) or fewer lots or units. resulting in 10 or fewer parcels and the housing development project on the lot proposed to be subdivided will contain 10 or fewer residential units. Minor Subdivisions shall be considered ministerially and without discretionary review or a hearing for a parcel map for a housing development project in accordance with Government Code Section 66499.41.
…
9208.14. PARCEL MAP. A map showing a division of land resulting in of four (4) or less 10 or fewer new parcels as required by this Ordinance Chapter, or a map showing those subdivisions exempted from the requirement of a Tentative or Final Tract Map listed under Section 66426(a), (b), (c), and (d), of the Subdivision Map Act, prepared in accordance with the provisions of this Chapter and the Subdivision Map Act. …
9212 DESIGN CRITERIA
A. Matters Required.
…

14. Approximate contours where topography controls the street layout. In addition, a 200 feet radius map of the site shall be provided showing topographic contours on the project site and within the public right-of-way.
…
SECTION 3. Section 9215.B of Part 1 of Chapter 2 of Article IX of the Lakewood Municipal Code pertaining to Tentative Maps – Major and Minor Subdivisions is hereby amended as follows:
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9215. TENTATIVE PARCEL MAP APPROVAL MINOR SUBDIVISION.
…
B. APPROVAL OF TENTATIVE PARCEL MAP. The Director of Community Development, or his/her designee, is authorized and directed to carry out the duties assigned to him by the Chapter including, but not limited to, the following:
…

3. Approve, conditionally approve, or disapprove tentative parcel maps, and report approval, conditional approval, or disapproval directly to the subdivider as provided in this Chapter. The City shall approve or deny an application for a parcel map or a tentative map for a housing development project submitted to a local agency pursuant to this section within 60 days from the date the local agency receives and deems the application complete. (a) If the City does not approve or deny a completed application within 60 days, the application shall be deemed approved.
(b) If the City denies the application, the local agency shall, within 60 days from the date the local agency receives and deems the application complete, return in writing a full set of comments to the applicant with a list of items that are defective or deficient, and a description of how the applicant can remedy the application.

Ordinance No. 2025-3

SECTION 4. Part 2 of Chapter 2 of Article IX of the Lakewood Municipal Code pertaining to Final Map Requirements and Design Criteria is hereby amended as follows:
…
9221.1 TITLE SHEET.
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B. All stamped or written matter, including signature, shall be so made digitally or with opaque ink so that legible blue line prints reproductions may be obtained therefrom. …
9221.6 SUBDIVISION BOUNDARY (DISTINCTIVE BORDER). The boundary line of a subdivision shall be indicated by a distinctive border applied on the front side of the tracing and inside such boundary line. Such border shall be of such density as to be transferred to a blue line print of such map and that does not to obliterate any line, figure, or other data appearing on such map.
…
9221.10 AREA DESIGNATION. Upon each lot containing an area of three-fourths of an one (1) acre or more shall be designated the acreage of such lot shown not less accurately than to the nearest one-hundredth of an acre. Upon each lot containing an area of less than one (1) acre shall be designated the square footage of such lot in square feet to the one-tenth of a square foot.
…
9221.15. EASEMENT DESIGNATION. Each easement shown for any storm drain or sewer, or any other easement, shall be designated on the final tract or parcel map by fine dashed lines.
…
9222.6. CITY OF LAKEWOOD STANDARD OF IMPROVEMENTS. The
standards for the construction of roadway improvements, drainage facilities and appurtenant flood control facilities on file in the offices of the Los Angeles County Road Department, Los Angeles County Flood Control District, and Los Angeles County Department of Engineering, are hereby adopted as City of Lakewood standards except that all drainage channels as a condition precedent to dedication to the City of Lakewood must be excavated and fully improved with suitable concrete paving or gunniting for the entire cross section of said the channel in conformance with the standards as recommended by the City Engineer or the Director of Public Works and approved by the City Council.
…
9223. HIGHWAY IMPROVEMENTS. All highway improvements, including drainage structures incidental hereto shall be installed to grade, which grade shall be approved by the City Engineer or the Director of Public Works. Plans, profiles and specifications for such improvements shall be furnished to the City Engineer or the Director of Public Works not later than the time of submitting the final tract or parcel map to the City Engineer or the Director of Public Works for checking. Such plans, profiles, and specifications shall be subject to the approval of the City Engineer or the Director of Public Works before any such final tract or parcel map shall be approved; provided, however, that a subdivider may deposit the final tract or parcel map with the City Engineer or the Director of Public Works for preliminary review prior to formally submitting it for approval under provisions of the Subdivision Map Act. Such plans, Ordinance No. 2025-3

profiles, and specifications shall show full details of the proposed improvements and shall be in accordance with the standards of the City, as adopted by the City Council. 9223.1. HIGHWAY RIGHT-OF-WAY WIDTH. The minimum width of right-of-way to be dedicated for a Major Highway shall be not less than 100 feet, in accordance with the adopted Master Plan of Highways for the City of Lakewood. Where a subdivision adjoins a Highway on one side only, the right-of-way width may be reduced to include only the right-ofway under the control of the subdivider in conformance with the line established by the City Engineer or the Director of Public Works.

The minimum width of right-of-way to be dedicated for a Secondary Highway shall be not less than 86 feet in accordance with the Master Plan of Highways for the City of Lakewood, unless in the opinion of the City Engineer or the Director of Public Works, a right-of-way of lesser width is deemed more appropriate and acceptable. In no case, however, shall the right-of-way width for a secondary highway be less than 80 feet. Where a subdivision adjoins a highway on one side only, the right-of-way width may be reduced to include only the right-of-way under the control of the subdivider and in conformance with the line established by the City Engineer or the Director of Public Works.
9223.2. HIGHWAY ROADWAY WIDTH.

A. The minimum width between curbs of a Major Highway shall be 80 120 feet.

B. The minimum width between curbs of a Secondary Highway shall be 60 86 feet. 9223.3. HIGHWAY STREET IMPROVEMENT REQUIREMENTS.

The subdivider shall, or agree to:

A. Grade full width of dedication.

B. Construct standard concrete curb and minimum two (2) feet gutter on all highways.

C. Construct suitable pavement full width of roadway consisting of: consistent with soils laboratory recommendations, signed by a registered geologist or geotechnical engineer as properly licensed in the state of California.

1. Four (4) inches of asphaltic concrete;

2. Type "A" aggregate base material; thickness to be determined from field soil test.

D. Provide for drainage within right-of-way and where necessary to carry drainage water across highway, construct box culverts or closed conduits.

E. Construct sidewalk improvements to the satisfaction of the City Engineer or the Director of Public Works.
…
9223.8. LOCAL CITY STREETS ROAD WIDTH.
…
C. The width of roadway between curbs of a service road shall be not less than 28 32 feet., or as otherwise approved by the City Engineer or the Director of Public Works. …
9223.9. LOCAL CITY STREETS IMPROVEMENT REQUIREMENTS.
…
E. Construct suitable pavement full width of the roadway consisting of:

1. Two (2)Four (4) inches of premix pavement.
…
9223.12. ALLEYS. The subdivider shall, or agree to, provide the following:

Ordinance No. 2025-3

A. The width of roadway for an alley shall be not less than 20 feet.30 feet when abutting commercially zoned property and a minimum right-of-way width of 25 feet when abutting residentially zoned property.

B. Grade and pave full width of dedication with two (2) four (4) inches of premix pavement on Type "A" aggregate base material, thickness to be determined from field soil tests. …
9223.14. ROADSIDE TREES. Roadside trees shall be installed by the subdivider within specified areas in accordance with the Master Tree List and the standards and specifications developed by the City Engineer or the Director of Recreation and Community Services Public Works. In addition, the subdivider shall conform with the following minimum requirements.

A. STREET PLANTING. Planting approved to be placed in the public right-of-way, with the exception of street trees, shall be maintained at a height not to exceed 42 inches in height when measured from the top of curb to top of planting. …
D. TREE SIZE. Trees shall be in can containers of not less than fifteen (15) gallon capacity. The subdivider shall guarantee the survival of the planting for one (1) year from date of acceptance. The right to reject any item offered by the subdivider is reserved to the City Engineer or the Director of Recreation and Community Services. Public Works. …
9223.18. IMPROVEMENTS OTHER THAN HIGHWAY AND STREET LIGHTS.

In the event that fences, walls, water mains, sanitary sewers or storm drains (other than structures incidental to road improvements) are installed or are to be installed as a part of the improvement of a subdivision, plans, profiles, specifications, and all necessary details of the proposed construction shall be submitted to the City Engineer or the Director of Public Works (as required) not later than the time of filing the final tract or final parcel map for checking and shall be subject to approval by the City Engineer or the Director of Public Works (as required) before such map shall be approved; provided, however, that a subdivider may deposit the final tract or parcel map with the City Engineer or the Director of Public Works for preliminary review prior to formally submitting it for checking. Such plans, profiles, and specifications shall show full details of the proposed improvements, which shall conform to the standard of the City. Plans for sanitary sewers shall be submitted in accordance with all provisions of this Code.

SECTION 5. Subsection 9302.21e is hereby added to the Lakewood Municipal Code regarding a definition of Efficiency Units to read as follows:
9302.21e. DWELLING UNIT, EFFICIENCY UNIT. An Efficiency Unit shall have the same meaning as defined in the State of California Health and Safety Code Section 17958.1.

SECTION 6. Subsection 9302.21.a.A.2 of the Lakewood Municipal Code regarding Uses Permitted is amended to read as follows:
9302.21.a.A.2 Multiple-Family Residential (M-F-R). The City shall ministerially approve through an application for a Building and Safety plan check to allow no more than two Ordinance No. 2025-3

external fully detached ADUs within an existing or proposed multifamily complex with two or more attached units on a lot zoned for either multiple-family residential uses or mixed uses. 9302.21.a.A.2 Multiple-Family Residential (M-F-R). The City shall ministerially approve ADUs through a planning review of a Ministerial Staff Review and a Building and Safety plan check on a lot within an existing or proposed multifamily complex and where the lot is zoned for M-F-R or zoned for mixed uses the following:
(a) Existing multifamily complex with two (2) or more attached units. i. Detached ADUs: Up to eight (8) detached ADUs are allowed on a lot developed with an existing multifamily dwelling provided that the number of ADUs does not exceed the number of existing attached multifamily units on the lot, and, ii. Conversion of non-habitable space: At least one (1) ADU shall be permitted within an existing space not used as livable space and provided the number of these ADUs does not exceed 25% of the existing primary units.
(b) Proposed multifamily complex – Detached ADUs: Up to two (2) detached ADUs are allowed on a lot that has a proposed multifamily dwelling. …
SECTION 7. Section 9330 of the Lakewood Municipal Code regarding the MultipleFamily Residential (M-F-R) Zone is amended to read as follows:
9330. MULTIPLE-FAMILY RESIDENTIAL ZONE. The Multiple-Family Residential Zone is hereby created to provide a means of achieving an environment of stable, desirable character not out of harmony with the surrounding neighborhood, and which meets development standards of density and open space with landscaping, light, air, pedestrian and vehicular access, and standards of architectural design, all of which will maintain the suburban residential character of the City and protect surrounding property while providing for multiple-family residential housing. Whenever reference is made in this Code to R-3-R, R-3, or R-4 Zone, the same shall mean and include the M-F-R Zone. The Multiple-Family Residential Zone is hereby created to provide a means of achieving neighborhoods with greater residential densities while maintaining a desirable character and quality of life that will benefit the overall City of Lakewood. This zone allows residential development that is not out of harmony with the surrounding neighborhoods, and which meets current development standards of density and open space with landscaping, light, air, pedestrian and vehicular access, and standards of architectural design, all of which will maintain the suburban residential character of the city, while providing for multiple-family and multifamily attached residential housing. For the purposes of this Chapter, M-F-R Zone and MFR Zone shall have the same meaning.

SECTION 8. Subsection 9331 of the Lakewood Municipal Code regarding Uses Permitted is amended to read as follows:
9331. USES PERMITTED.

A. Multiple-family dwellings, together with accessory uses and buildings., including Accessory Dwelling Units pursuant to Section 9302.1 and Residential Care Facilities, Small. …
Ordinance No. 2025-3

D. The following uses, provided in each instanceinstance, a conditional use permit has been obtained and continues in full force and effect:
…

9. Residential Care Facilities, Large.
…
SECTION 9. Subsection 9332 of the Lakewood Municipal Code regarding M-F-R Development Standards is amended to read as follows:
9332. DEVELOPMENT STANDARDS.

A. Lot Size.

1. Area. The minimum required area of each lot shall be not less than 15,000 square feet.

2. Width.
(a) Interior lots All parcels shall have and maintain an average width of not less than 10060 feet.
(b) Corner parcels shall have and maintain a width of not less than 125 feet.

3. Depth. All lots shall have a sufficient depth to provide not less than the required minimum lot area and shall be at least 100 feet in depth.

4. The provisions of the this Subsection shall not be applicable to any lot established by subdivision map or parcel map prior to on the date of enactment of this section.

The provisions of this Subsection shall not apply to parcels under common ownership and that are not developed with residential units.

B. BUILDINGS.

1. Height. No building or structure shall exceed the height of two three stories or twenty-five thirty-eight (38) feet except where authorized by Conditional Use Permit.

2. Lot Area Per Unit. Density.
(a) The maximum and minimum allowable density densities per lot based on lot area shall be as follows:
(1) 1,920 square feet per unit on lots or parcels less than 12, 500 square feet. (2) 1,750 square feet per unit on lots or parcels of at least 12,500 square feet, but no more than 25,000 square feet in area.
(3) 1,452 square feet per unit on lots or parcels greater than 25,000 square feet.
(1) Not more than 32 dwelling units per acre and not less than 24 units per acre for lots with less than 12,500 square feet in area. (2) Not more than 40 dwelling units per acre and not less than 30 units per acre for lots between 12,500 square feet and 21,780 square feet in area. (3) Not more than 50 dwelling units per acre and not less than 37.5 units per acre for lots greater than 21,780 square feet in area.
(b) The maximum lot area per dwelling unit shall be 2,178 square feet for lots or parcels greater than 25,000 square feet in area in order to yield a minimum density of 20 units per acre. The minimum allowable density per lot shall be not less than 75 percent of the maximum allowable density per lot. Projects subject to ministerial approval may be approved with fewer units than as shown in the Housing Element provided a written finding is included as Ordinance No. 2025-3

part of the project approval that the remaining sites in the Housing Element’s inventory have sufficient capacity to accommodate the remaining unmet Regional Housing Needs Assessment for each income level. Projects subject to discretionary approval may be approved with fewer units than as shown in the Housing Element provided a written finding is included in resolution or other instrument approving the project. For the purposes of this Subsection, those portions of a parcel reserved through an easement or other covenant and used for the purpose of ingress and egress, common parking facilities, and/or utilities, may be excluded when calculating the required density.
(c) Any lot or parcel that is greater than 25,000 square feet in area shall be developed with a minimum of 16 dwelling units. When the application of this chapter results in the requirement of a fractional dwelling unit, any remaining fraction shall be rounded down to the next whole number.
(d) No Net Loss. Prior to or concurrent with approving an application to develop a housing element parcel with fewer units by income category than identified in the housing element for that parcel, or taking any administrative, quasi-judicial, legislative, or other action to otherwise allow development of a housing element parcel at a lower residential density, as defined in Government Code Section 65863.(g), the City body or official taking such action shall make a written finding supported by substantial evidence as to whether the remaining sites identified in the housing element are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant Government Code Section 65584. This finding shall include a quantification of the remaining unmet need for the City's share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level.

3. Floor Area. All dwelling units shall have a minimum floor area as follows:

Efficiency Unit, 600; One bedroom unit, 750; Two bedroom unit, 900; Three bedroom unit, 1,050; 150 square feet for each additional bedroom.

A. Efficiency Units: 150 square feet and as defined as efficiency units per Health and Safety Code Section 17958.1 and shall identified by labeling such units on the floor plan submittal.

B. Studio Units: Not less than 300 square feet.

C. One Bedroom Units: Not less than 450 square feet.

D. Two Bedroom Units: Not less than 800 square feet.

E. Three Bedroom Units: Not less than 1,000 square feet.

F. Additional Bedroom Units Above Three: Not less than an additional 75 square feet shall be required for each additional bedroom.

G. Measurement for the purposes of this Section shall be taken from the outer surface of the exterior wall. The habitable floor area shall be exclusive of attached garages, storage areas, open entries, porches, or patios. …
C. YARD REQUIREMENTS.

1. Front Yard Setback Area. Every lot shall have a front yard setback area of not less than twenty (20) 15 feet in depth measured from the front property line, or not less than 10 feet from the front property line, where the lot or parcel is located on a cul-de-sac street or on a Ordinance No. 2025-3

knuckle intersection. All primary multi-family structures shall maintain a minimum twenty (20) foot setback for the first story and a minimum twenty-five (25) foot setback for any story above the first story, except as allowed for ADU projections into the front yard.

2. Side Yard Setback Area.
a) On interior lots, the side yard setback area shall not be less than four (4) feet in width, unless otherwise waived, or modified by state law. five (5) feet in width, unless otherwise waived or modified by state law. Where a building or structure on a lot exceeds two (2) stories in height, the required side yard shall be increased an additional one (1) foot at ground level for each story over the first two stories except as modified by state law. Accessory Dwelling Units (ADUs) shall be allowed to have a side yard setback of not less than four (4) feet. b) On the corner lots, the side yard setback area abutting a street shall not be less than four (4) feet in width, unless otherwise waived, or modified by state law. five (5) feet in width unless otherwise waived or modified by state law. Where a building or structure on a lot exceeds two (2) stories in height, the required side yard shall be increased an additional one (1) foot at ground level for each story over the first two stories, except as modified by state law.

Accessory Dwelling Units (ADUs) shall be allowed to have a side yard setback of not less than four (4) feet.

3. Rear Yard. The rear yard shall not be less than four (4) feet, unless otherwise waived, or modified by state law. ten (10) feet unless otherwise waived or modified by state law.

Where a building or structure on a lot exceeds two (2) stories in height, the required yard shall be increased and additional two and one-half (2 1/2) foot at ground level for each story in excess of two stories, unless otherwise waived, or modified by state law. Accessory Dwelling Units (ADUs) shall be allowed to have a rear yard setback of not less than four (4) feet. …
D. DISTANCE BETWEEN BUILDINGS. There shall be provided and maintained on each lot the following open or unobstructed space between buildings:

1. The minimum distance between all buildings on a project site shall be at least ten (10) feet.

2. Where said open space between buildings is provided with an exit or entry, the minimum distance shall be fifteen (15) feet.

E. USEABLE OPEN SPACE At least 650 300 square feet of useable usable open space shall be provided for each dwelling unit. as follows:

1. Useable Usable Open Space. Useable Usable open space shall include a combination of private and common open space areas that include the following:
(a) Useable Usable areas designed for and to be used for outdoor living, recreation, and/or landscaping.
(b) Useable Usable open spaces shall include; balconies, roof decks, patios, swimming pools, open cabanas, recreation rooms, gymnasiums, and indoor living space designed for sports, games, and recreation.

2. Private Open Space. Private open space is included in and is a part of the requirement for 650300 square feet of useable usable open space per unit. Balconies and private patios shall count toward the private open space area requirement. A minimum of 130100 square feet of private open space shall be provided adjacent to each unit. All private open space interior Ordinance No. 2025-3

dimensions shall be no less than eight feet. If the lot or parcel is greater than 25,000 square feet in area, then interior private open space dimensions shall be no less than six (6) feet.

3. Common Area Open Space. The useable usable open space for common areas shall have minimum dimensions of ten feet. five (5) feet. Required front yard areas shall not be included in useable usable open space calculations.

4. All useable usable open space, except private patios, balconies, fenced swimming pools, walkways, and walkway areas and building structures, shall be furnished and maintained with lawn and landscaping. Yard areas designed for games may be surfaced with AC paving or concrete hardscaping as approved by the City.

5. Useable Usable open space within a building or structure properly improved and designed for sports, games or recreational purposes, may contribute to a maximum of twentyfive percent (25%) of the open space requirement.

6. In computing useable usable open space, there shall be excluded all the following areas shall be excluded: on said lot Areas devoted to automobile parking spaces, driveways, and loading zones. Also excluded from useable usable open space is any storage area and any area fenced or otherwise inaccessible to tenants.

F. REQUIRED LANDSCAPING.

1. A minimum of five percent (5%) of the total lot area shall be permanently maintained with landscaping.

2. Not less than five percent (5%) of the total paved area used for driveways and for open parking shall be landscaped where such areas are visible from dwelling units on the lot or from adjacent property or public rights-of-way. One twenty-four (24”) inch box tree shall be provided for each ten (10) open parking spaces.

3. All landscaping shall be provided and maintained with an adequate sprinkler automatic irrigation system.

4. A planter bed used as landscaping shall have an average width of three (3) feet and a minimum area of nine (9) square feet.

5. A minimum eighteen-inch (18") planter bed shall be required separating a driveway from a dwelling unit on lots with a street frontage greater than 50 feet.

6. There shall be a minimum of one (1) tree per unit provided on the subject lot; said trees to and shall be a minimum of fifteen (15) gallon box twenty-four (24”) inch box in size.

7. Plans shall be submitted for all proposed landscape areas in accordance with the City’s Water Conservation in Landscaping Ordinance as applicable.

G. TRASH AREAS.

A. There shall be provided and maintained within one hundred fifty (100150) feet or of each building containing one or more dwelling units a room inside of a building or an enclosure exterior, fully secured, and lockable trash enclosure with a rain-proof roof built in accordance with current City specifications. The trash enclosure height shall be tall enough to allow the lids of the stored bins and containers to open to their maximum height. The trash enclosure shall be designed for the purpose of storing garbage, waste, refuse, and trash of all persons utilizing said parcel. Said all three waste streams (i.e. organic, solid, and recycling) with sufficient weekly storage capacity for the number of proposed dwelling units. The enclosure shall have on each side thereof a solid reinforced masonry wall of not less than five (5) feet in height except for openings. All openings shall be equipped with gates or doors which meet the Ordinance No. 2025-3

height requirement of this subsection and the fence requirements for durability. Such gates or doors shall be equipped at all times with a fully operating, self-closing device. Trash room/enclosure doors and gates shall be kept locked to prevent unauthorized dumping or scavenging. At least one opening or gate or door shall be of sufficient width one opening or gate or door, at least 36 inches in width, shall to provide be provided to allow reasonable and necessary access to the trash storage area. Access to trash room and trash enclosures shall be maintained at all times and not be blocked by vehicles and other obstructions. and said opening door or gate shall at all times be located and maintained at such a place and in such a fashion that access to the storage area for the deposit and removal of waste, trash, refuse and garbage is reasonably afforded. The City may approve the substitution of a solid fence or other material when in its opinion of the Director of Community Development that such fence or other material will adequately comply with the provisions of this subsection in an aesthetically pleasing manner.

B. All garbage stored within such an enclosure shall be placed and maintained in a metal or plastic container which has an overlapping fly-tight lid. The lid shall be secured in place at all times when the container is not being filled or emptied.

C. Garbage, waste, Waste, refuse and trash, other than garbage, as defined in Section 9302.25aa, shall be placed, maintained and stored in containers of substantial design and construction that will retain therein said all garbage, waste, refuse, and trash, refuse, and waste and may be readily emptied by trash collectors and which, further, do not readily disintegrate, fall apart, blow, or scatter about the premises.

D. Garbage, waste, refuse and trash may also be stored in metal bins equipped with wheels and those bins shall be stored in an enclosure of the designed structure approved by the Director. All garbage waste, refuse and trash contained in such bins shall be maintained within the interior of said the metal bins and shall be equipped with a lid which shall be completely closed at all times except when being filled or emptied.

E. All of said the aforementioned containers shall be kept and maintained within the walls of said the enclosure except when being emptied by a collector.

F. There shall be provided and maintained within said the required storage area or enclosure, trash containers, as aforementioned, of not less than fifty (50) gallon capacity per dwelling unit or where a bin-type trash container is used, there shall be such a bulk trash container of with a minimum three-yard capacity for each fifteen dwelling units.

G. No persons person in the M-F-R Zone shall deposit, maintain, accumulate, dispose of, or allow the deposit, accumulation, maintenance or any disposal of any garbage, waste, refuse or trash outside of a building or a trash enclosure, except as authorized in this Section.

H. UTILITY AREAS.

There shall be a maintenance room or building with a minimum of 75 square feet for the storage of building maintenance tools and may be used for shared laundry facilities.

1. Each multifamily residential project shall provide on-site laundry facilities. Each dwelling unit shall include a laundry closet or room with utility connections for laundry appliances. The interior dimensions of each laundry closet or room shall be no less than 36 inches in each direction and ceiling height of not less than seven-feet, six-inches (7’-6”).

Ordinance No. 2025-3

2. There shall be a maintenance room or building with a minimum area of 75 square feet for the storage of building maintenance supplies and/or tools where the lot or parcel is greater than 21,780 square feet in area and where 50 or more dwelling units are proposed.

I. INTERNAL WALKWAYS.

1. There shall be at least one (1) internal walkways walkway between each dwelling unit primary entry door and both an at least one adjacent public street sidewalk and between the any off-street parking area on the site and buildings containing dwelling units. Such walkways shall be a minimum of thirty-six (36) inches wide and shall be improved with a hard, durable, continuous walkable surface.

2. Driveways shall not be defined or used as the required internal walkways.

J. PRIVATE STORAGE SPACE.

Each unit shall be provided with an enclosed private storage space with a minimum capacity of 125 cubic feet. No dimension may be less than two feet and at least one dimension must be at least seven feet. Private storage spaces shall be located adjacent to one or more of the following areas:

1. The residential unit to which the private storage space is assigned.

2. Within the residential unit but shall not include closets inside of a bedroom.

3. A central mailbox area.

4. The same parking area serving its assigned residential unit.

More than one private storage space area may be provided for each residential unit. The minimum interior dimension shall be at least three (3) feet and at least seven (7) feet in height.

Each private storage space shall have a minimum capacity of 100 cubic feet.

K. WALLS. A solid, reinforced masonry wall, not less than six (6) feet in height, shall be constructed and maintained along all exterior property lines, except in those areas designated as a front yard or where a pedestrian or vehicular access gate is provided.

L. LIGHTING. Exterior lighting of porches and grounds shall be designed, installed and arranged in such a manner to eliminate the reflection of direct or indirect lighting upon abutting or adjacent properties. Exterior lighting of entryways, walkways, between buildings, grounds, and within parking areas shall be designed, installed, and arranged to provide safe use thereof and shall not reflect direct or indirect light upon abutting or adjacent properties outside of the project site. Light fixtures shall be fitted with shatter resistant safety glass or be constructed in a similarly durable manner. Walkways shall be illuminated with either light standards or building-mounted lighting, or a combination of the two.

M. VACANT PROPERTY OR BUILDING. Any vacant property or building subject to vandalism, trespassing, dumping, storage or graffiti, and determined to be a property nuisance as provided in Section 4323.A, shall be completely enclosed with six (6) feet high fencing or walls, with locked accesses.

N. MECHANICAL, ELECTRICAL, AND PLUMBING INSTALLAIONS. All mechanical, electrical, and plumbing installations shall be subject to the following standards:

1. Air condition condensers, heat pumps, and similar equipment shall not be located in the required front or side yards. Roof-mounted equipment shall be located behind parapets and shall not be visible at ground level. Equipment located on decks and balconies shall be screened from view by a solid wall matching the architecture of the building. All conduit and line set shall be located within the building and not visible from external views.

Ordinance No. 2025-3

2. All electrical equipment rooms, electrical panels, and similar enclosures shall be flush with the exterior surface of the building. All doors and covers shall be painted to match adjacent wall surfaces. All conduits shall be located within the building. All electrical utility lines shall be located underground.

3. Photovoltaic panels and solar water heater panels may be roof mounted or located above open parking areas subject to applicable setbacks. All conduit and plumbing shall be located within the building or structure and shall not be run between buildings above finished grade. Connecting conduit shall be painted to match adjacent surfaces.

4. All water heaters, water softeners, and similar appliances shall be located enclosure within the building. All plumbing and conduits shall be located within the building. …
O. BY-RIGHT APPROVAL OF MULTI-FAMILY PROJECTS WITH AT
LEAST 20% AFFORDABILITY. Approval shall be granted for multi-family residential projects where the project applicant voluntarily includes at least 20 Percent (20%) of the units as affordable pursuant to CGC 65583.2 without discretionary approval and subject to the following:

1. Multi-family residential projects on housing sites shall be a “use by right,” subject to all the following requirements:
a. The site is designated in Appendix B: RHNA Sites List of the 2021-2029 Housing Element to accommodate lower income households and it is either:
i. A non-vacant site included in one prior housing element as indicated in Appendix B by a residential unit(s) under the Existing Use-Existing Units column and as indicated by a “Yes” under the Last Two Cycles column, or; ii. A site indicated as being vacant during the previous two Housing Element cycles;
b. The site was not previously approved to develop a portion of the city’s regional housing need allocation;
c. The project restricts at least twenty percent (20%) of the units to rents or sales prices affordable to lower income households; and
d. The site has sufficient water, sewer, and other dry utilities available and is accessible and as indicated by a “Yes” under the Infrastructure column.

2. “Use by right” shall have the same meaning as provided in Government Code Section 65583.2, subdivision (i).

3. “Lower income households” shall have the same meaning as provided in Health and Safety Code section 50079.5.

4. Review of qualifying projects shall be reviewed pursuant to Section 9200 et al. and the Subdivision Map Act and the subdivision map processes set forth therein, which may result in a “project” for purposes of CEQA.

5. Qualifying projects shall be ministerially reviewed for compliance with applicable objective standards.
…
P. OBJECTIVE DESIGN STANDARDS. Architectural and landscape plans for development projects submitted for compliance review with this section shall be consistent with Lakewood’s Objective Design Standards for Multiple-Family Residential Development. The Ordinance No. 2025-3

Objective Design Standards for Multiple-Family Residential Development shall become effective following adoption by City Council resolution. The Director of Community Development shall cause the Objective Design Standards to be prepared and is authorized to update these Standards from time to time.

SECTION 10. Subsection 9332.5 of the Lakewood Municipal Code regarding Density Bonuses in the M-F-R zone is amended to read as follows:
9332.5 DENSITY BONUSES.
…
B. IMPLEMENTATION. Density Bonuses shall be granted in accordance with Sections 65915 through 65918 of the California Government Code.(CGC). Shared housing developments and residential care facilities for the elderly, as defined in Section 1569.2 of the Health and Safety Code, shall be eligible for Density Bonuses per CGC 65915.

SECTION 11. The following new Part 23 pertaining to Development Agreements including Sections 9800 through 9808 are hereby added to Chapter 3 of Article IX of the Lakewood Municipal Code:

PART 23

DEVELOPMENT AGREEMENTS
SECTION 12. Sections 9800 through 9808 of the Lakewood Municipal Code pertaining Development Agreements are hereby added as follows:
9800. PURPOSE. The purpose of this section is to establish procedures and requirements for consideration of development agreements by the City consistent with state law.

This section is adopted pursuant to California Government Code Section 65864 et seq. 9801. APPLICATION.

A. An applicant may propose that the City consider entering into a development agreement pursuant to California Government Code section 65864 et seq. by filing an application with the Community Development Department and by demonstrating that the project satisfies the eligibility requirements of this Chapter.

B. The application shall be submitted on development agreement forms and containing all requested information as required by the Director of Community Development.

C. The development agreement application form shall be in a format approved by the Director of Community Development.

D. The status of the applicant as an owner of the property shall be established to the satisfaction of the Director of Community Development.

E. The application is accompanied by all other lawfully required documents, materials, and information.

F. The Director of Community Development is authorized to receive, review, process and prepare, together with applicable recommendations to the Planning and Ordinance No. 2025-3

Environment Commission and the City Council for consideration, all applications for development agreements.

G. An application fee, as established by a resolution of the City Council, shall be collected for any development agreement application made pursuant to the provisions of this chapter. Additionally, appropriate fees shall be established and collected for periodic reviews conducted pursuant to Section 9806.
9802. PROCEDURE.

A. The procedure for consideration of a development agreement is as follows:

1. The Director of Community Development, upon finding the application for a development agreement complete, shall set the application, together with recommendations, for public hearing before the Planning and Environment Commission pursuant to Part 12 of this Chapter (Procedure, Hearings, Notices and Fees). Following conclusion of the public hearing by the Planning and Environment Commission, the Planning and Environment Commission shall make a written recommendation to the City Council that it approve, conditionally approve, or deny the application.

2. Upon receipt of the Planning and Environment Commissions’ recommendation, the City Clerk shall set the application and written report of the Planning and Environment Commission for public hearing before the City Council. Following conclusion of the public hearing, the City Council shall approve, conditionally approve, or deny the application.

3. Notice of the hearings outlined in subsections 1 and 2 above shall be given in the form of a notice of intention to consider approval of a development agreement as required by State law (California Government Code section 65867).

4. Should the City Council approve or conditionally approve the application, it shall, as a part of its action of approval, direct the preparation of a development agreement embodying the terms and conditions of the application as approved or conditionally approved by it, as well as an ordinance authorizing execution of the development agreement by the City Manager or his/her designee.

5. The ordinance shall contain findings, and the facts supporting them, that the development agreement is consistent with the General Plan and with any applicable specific plans and this Code, and that the agreement will promote the public interest and welfare of the City.

6. The ordinance for the development agreement may be subjected to referendum in the manner provided by State law.
9803. DEVELOPMENT AGREEMENT CONTENT.

A. Mandatory Contents. A development agreement prepared pursuant to this Chapter shall:

1. Describe the location of the subject property.

2. Specify the duration of the agreement.

3. Specify the permitted uses for the subject property.

4. Specify the density or intensity of the proposed uses.

5. Describe the maximum setbacks, height, and size of proposed structures.

6. Describe active and passive open space areas including those used for recreational purposes.

Ordinance No. 2025-3

7. Describe the provisions, if any, for reservation or dedication of land for public purposes.

8. Prohibit protection from either a future growth control ordinance or a future increase in development fees.

9. Provide for the possibility of the subsequent discovery of health and safety issue which would necessitate a reconsideration/ amendment of the previously approved development agreement.

10. Provide for a tiered amendment review procedure that may incorporate the following:
a. Approval of minor modifications to the satisfaction of the Director of Community Development.
b. Approval for major modifications by the Planning and Environment Commission.
c. Approval of major amendments by the City Council.

B. Optional Contents. A development agreement prepared pursuant to this Chapter may include the following:

1. Conditions, terms, restrictions, and requirements for subsequent discretionary actions, provided that the conditions, terms, restrictions, and requirements for subsequent discretionary actions shall not prevent development of the land for the uses and to the density or intensity of development specified in the agreement.

2. Provisions that require that construction be commenced within a specified time and that the project or any phase thereof be completed within a specified time.

3. Terms and conditions relating to applicant financing of necessary public improvements and facilities, including, but not limited to, applicant participation in benefit assessment proceedings.

4. Any other terms, conditions and requirements as the council may deem necessary and proper, including, but not limited to, a requirement for ensuring, to the satisfaction of the City, performance of all provisions of the agreement in a timely fashion by the applicant/contracting party.
9804. EXECUTION AND RECORDATION.

A. The City shall not execute any development agreement until on or after the date upon which the ordinance approving the agreement becomes effective.

B. The development agreement shall be recorded by the developer in the office of the Los Angeles County Recorder no later than 30 days after it is executed. Failure to record the agreement will nullify this agreement.
9805. ENVIRONMENTAL REVIEW.

The approval or conditional approval of a development agreement pursuant to this Chapter shall be deemed a discretionary act for purposes of the California Environmental Quality Act (CEQA) unless otherwise prohibited by state law. 9806. PERIODIC REVIEW.

A. Every development agreement approved and executed pursuant to this Chapter may Ordinance No. 2025-3

be subject to an annual review by the City during the term of the agreement. The purpose of the annual review shall be to determine whether the applicant and/or contracting party or its successor-in-interest has complied in good faith with the terms of the development agreement.

The burden of proof shall be on the applicant and/or contracting party or its successor to demonstrate compliance with the full satisfaction of, and in a manner prescribed by, the City.

B. The purpose of the annual review shall be to determine whether the applicant and/or contracting party or its successor-in-interest has complied in good faith with the terms of the development agreement. The burden of proof shall be on the applicant/contracting party or its successor to demonstrate compliance with the full satisfaction of, and in a manner prescribed by, the City.

C. If, as a result of periodic review pursuant to this section, the City Council finds and determines, on the basis of substantial evidence, that the applicant/contracting party or its successor-in-interest has not complied in good faith with the terms or conditions of the agreement, the City Council may order, after a noticed public hearing in the manner prescribed by Part 12 of this Chapter (Procedure, Hearings, Notices and Fees), that the agreement be terminated or modified.
9807. FUTURE EFFECT OF DEVELOPMENT AGREEMENT.

Unless otherwise provided by the development agreement, the rules, regulations and official policies governing permitted uses of the land, density, and design, improvement and construction standards and specifications, applicable to development of the property subject to a development agreement, are the rules, regulations, and official policies in force at the time of execution of the agreement. A development agreement does not prevent the City, in subsequent actions applicable to the property, from applying new rules, regulations and policies which do not conflict with those rules, regulations, and policies applicable to the property under the development agreement, nor does a development agreement prevent the City from conditionally approving or disapproving any subsequent development project application on the basis of existing or new rules, regulations, and policies in effect at the time of such subsequent action.
9808. APPROVED DEVELOPMENT AGREEMENTS.

Pursuant to this Chapter, development agreements approved by the City Council shall be filed and available for public review in the office of the City Clerk.

SECTION 13. CEQA. This Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) which is the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. CEQA does not apply where it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment. This Ordinance has no impact on the physical environment as it will only modify administrative procedures and not result in any changes to the physical environment.

SECTION 14. SEVERABILITY. If any section, subsection, subdivision, paragraph, sentence, clause, phrase or portion of this ordinance or its application to any person or Ordinance No. 2025-3

circumstance, is for any reason held to be invalid, unenforceable 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 or its application to any other person or circumstance.

The City Council hereby declares that it would have adopted this ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, subdivisions, paragraph, sentences, clauses, phrases, or portions thereof be declared invalid, unenforceable or unconstitutional.

SECTION 15. CONTINUITY. To the extent the provisions of the Lakewood Municipal Code as amended by this ordinance are substantially the same as the provisions of that Code as they read immediately prior to the adoption of this ordinance, then those provisions shall be construed as continuations of the earlier provisions and not as new enactments.

SECTION 16. CERTIFICATION. The City Clerk shall certify the adoption of this Ordinance. The City Council hereby finds and determines there are no newspapers of general circulation both published and circulated within the city and, in compliance with Section 36933 of the Government Code, Directs the City Clerk to cause said Ordinance within fifteen (15) days after its passage to be posted in at least three (3) public places within the city as established by Ordinance. This Ordinance shall take effect thirty (30) days after its adoption.

SECTION 17. EFFECTIVE DATE. This ordinance shall take effect immediately upon its adoption.

ADOPTED AND APPROVED this 11th day of November, 2025, by the following roll call vote:

AYES NAYS ABSENT
Council Member Wood
Council Member Croft
Council Member Arellano
Council Member Rogers
Mayor Chase
_____________________________
Mayor
ATTEST:
_____________________________
City Clerk