AGENDA
REGULAR CITY COUNCIL MEETING
COUNCIL CHAMBERS
5000 CLARK AVENUE
LAKEWOOD, CALIFORNIA
December 9, 2025
RECEPTION: “Lakewood Celebrates . . .” 6:00 p.m.
CALL TO ORDER 7:30 p.m.
INVOCATION: Reverend Tamara John, Sharing Hope Today Ministry PLEDGE OF ALLEGIANCE: Scout Troop 247
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 October 14, October 28, November 11, and November 25, 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 MONTHLY REPORT OF INVESTMENT TRANSACTIONS - OCTOBER 2025 - It is recommended City Council receive and file the report.
RI-5 PROPOSITION A TRANSIT FUND EXCHANGE AND ASSIGNMENT AGREEMENT - It is recommended City Council approve the Proposition A Transit Fund Exchange and Assignment Agreement with the City of West Hollywood, and authorize the City Manager and Director of Finance & Administrative Services to execute the Agreement.
City Council Agenda
December 9, 2025
ROUTINE ITEMS: - Continued
RI-6 REVISED REIMBURSEMENT AGREEMENT WITH LONG BEACH TRANSIT FOR FIXED ROUTE SUBSIDY - It is recommended City Council authorize Mayor to sign revised Fixed Route reimbursement agreement with Long Beach Transit.
RI-7 APPROVAL OF AGREEMENT WITH RUIZ CONCRETE AND PAVING, INC. - It is recommended City Council approve Agreement with Ruiz Concrete and Paving, for period ending June 30, 2026, in amount not to exceed $100,000 for street maintenance and pothole repair services, and authorize Mayor to sign agreement in form approved by City Attorney.
PUBLIC HEARINGS:
1.1 APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 84926 AND CUP NO. 1038, 20707 PIONEER BOULEVARD; RESOLUTION NO. 2025-63 - It is recommended City Council adopt proposed resolution approving Vesting Tentative Tract Map No. 84926 and Conditional Use Permit No. 1038 and the related Categorical Exemption.
1.2 APPROVAL OF VESTING TENTATIVE TRACT MAP NO. 84811, 4152 PARAMOUNT BOULEVARD; RESOLUTION NO. 2025-64 - It is recommended City Council adopt proposed resolution approving Vesting Tentative Tract Map No. 84811 and the related Categorical Exemption.
LEGISLATION:
2.1 SECOND READING AND ADOPTION OF ORDINANCE NO. 2025-4; PERTAINING TO SPECIFIC PLAN NO. 2025−1, 20723 ELAINE AVENUE - It is recommended City Council adopt proposed ordinance.
2.2 SECOND READING AND ADOPTION OF ORDINANCE 2025-5; ENHANCED REGULATIONS PERTAINING TO SOLICITORS AND HANDBILL DISTRIBUTION - It is recommended City Council adopt proposed ordinance.
REPORTS:
3.1 DECOMMISSIONING OF NON-ESSENTIAL CROSSWALK MARKINGS LOCATED ALONG
LAKEWOOD BOULEVARD AND HEDDA STREET AND LAKEWOOD BOULEVARD AND MICHAELSON STREET - It is recommended City Council approve removal of marked crosswalk across Lakewood Boulevard at Hedda Street and approve removal of marked crosswalk across Lakewood Boulevard at Michelson Street.
3.2 REVIEW OF ANNUAL COMPREHENSIVE FINANCIAL REPORT (ACFR) FOR YEAR ENDED JUNE 30, 2025, AND PRESENTATION OF GOVERNMENT FINANCE OFFICERS ASSOCIATION (GFOA) AWARD - Staff recommended City Council receive and file the ACFR for year ended June 30, 2025, and accept the GFOA Certificate of Achievement for Excellence in Financial Reporting award for fiscal year ending June 30, 2024.
3.3.a AWARD OF BID FOR PUBLIC WORKS PROJECTS NO. 2024-04, PLAY AREA IMPROVEMENTS TO THE EXISTING BLOOMFIELD PARK - It is recommended City Council increase appropriation of Measure A funds by $182,750; adopt plans, specifications, and working details; award contract for Play Area Improvements to Existing Bloomfield Park, Public Works Contracts 2024-04, in amount of $545,459 to low bidder Micon Construction Inc. and authorize Mayor to sign contract in form approved by City Attorney; authorize staff to approve cumulative total of change orders, as necessary not to exceed $82,000; authorize Ardurra’s proposal to provide construction management assistance under existing Agreement for Engineering Services, in amount of $90,290, and authorize Mayor to sign proposal.
City Council Agenda
December 9, 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 REPORTS: - Continued
3.3.b AWARD OF BID FOR PUBLIC WORKS PROJECTS NO. 2024-10, CHERRY COVE PLAYGROUND IMPROVEMENTS - It is recommended City Council adopt plans, specifications, and working details for project; award contract for Cherry Cove Playground Improvements, Public Works Contracts 2024-10, in amount of $381,298.50 to low bidder Western State Builders Inc. and authorize Mayor to sign contract in form approved by City Attorney; authorize staff to approve cumulative total of change orders, as necessary not to exceed $59,701.50; authorize Ardurra’s proposal to provide construction management assistance, under existing Agreement for Engineering Services, in amount of $62,850, and authorize Mayor to sign proposal.
AGENDA
LAKEWOOD HOUSING SUCCESSOR AGENCY
1. REGISTER OF DEMANDS - It is recommended Housing Successor Agency approve register of demands.
ORAL COMMUNICATIONS:
ADJOURNMENT
0 RI-1
Routine Item 1 – City Council Minutes
will be available prior to the meeting.
--------~-------
TO: The Honorable Mayor and City Council
SUBJECT: Report of Personnel Transactions
Name Title
1. FULL-TIME EMPLOYEES
A. Appointments
Stewart Provence Community Services Supervisor
B. Changes
None
C. Separations
None
PART-TIME EMPLOYEES
A. Appointments
Lyra Aloy Parking Enforcement Technician I
Karla Alvarado Parking Enforcement Technician I
Robert Kantaeng Maintenance Trainee I
Mauricio Landaverde P~king Enforcement Technician I
Christopher Webb Maintenance Trainee I
B. Changes
Daniel Gonzalez Maintenance Trainee I
Maintenance Trainee II
Chad Hammond Maintenance Trainee I
Maintenance Trainee II
Keila Lopez Community Services Leader II
Community Services Leader IV
COUNCIL AGENDA
December 9, 2025
Effective
Schedule Date
24B 11/23/2025
B 12/08/2025
B 11/17/2025
B 11/10/2025
B 11/17/2025
B 11/10/2025
B to
B 12/07/2025
B to
B 11/23/2025
B to
B II/23/2025
Rl-2
Personnel Transactions
December 9, 2025
Page2
C. Separations
Giovanni Rubio Parking Enforcement Technician I B l l/07 /2025 ~ / 41 I 1< 2,;
/4taaaeus McCormack
City Manager
-----
CITY OF LAKEWOOD
FUND SUMMARY 11/6/2025
In accordance with section 2521 of the Lakewood Municipal Code, presented herewith is a summary of obligations to be paid by the City of Lakewood. Each of the following demands has been audited by the Director of Finance and Administrative Services and approved by the City Manager. 1010 GENERAL FUND 321,360.05
1030 CDBG CURRENT YEAR 666.66
1500 MISC-SPECIAL REVENUE FUND 78.38
1621 LA CNTY MEASURE R 148,999.86
1623 LA CNTY MEASURE W-REGIONAL 1,729.75
3015 ROAD MAINTC & REHAB ACCT 23,895.82
3070 PROPOSITION "C" 2,514.69
4010 CIP GENERAL FUND 19,590.00
4011 CIP CITY MEASURE L 67,754.18
4012 CIP CITY MEAS L LOAN 169,869.11
4401 CIP STATE-RM RA SB1 136,864.75
4602 CIP COUNTY MEASURE M 44,961.25
5010 GRAPHICS AND COPY CENTER 1,668.95
5020 CENTRAL STORES 4,047.30
5030 FLEET MAINTENANCE 72,351.30
7500 WATER UTILITY FUND 144,221.45
8020 LOCAL REHAB LOAN 9.00
8030 TRUST DEPOSIT 4,877.78
1,165,460.28
Council Approval
Date City Manager
Attest
City Clerk Director of Finance and Administrative Services Rl-3
CHECK/EFT
DATE
! 1/06/2025
11/06/2025
11/06/2025
IJ/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
IJ/06/2025
IJ/06/2025
IJ/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
IJ/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
IJ/06/2025
11/06/2025
11/06/2025
11/06/2025
1 !/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
IJ/06/2025
11/06/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
HEALTH AND HUMAN RESOURCES CENTER INC
ALLIANT INSURANCE SERVICES
ALLIED REFRIGERATION INC
AMAZON CAPITAL SERVICES INC
ARDURRA GROUP INC
BACK.FLOW APPARATUS & VALUE COMPANY
BIOMETRICS4ALL INC
BLUETRJTON BRANDS INC
CAL STATE AUTO PARTS INC
CALIF STATE FRANCHISE TAX BOARD
LONG BEACH LINCOLN MERCURY INC
SEMAINC
CENTRAL BASIN MUNICIPAL WATER
CERRJTOS. CITY OF
CHICAGO TITLE CO
CINTAS CORPORATION
DATA TICKET INC
DE LAGE LANDEN FINANCIAL SERVICES
DIRECTV INC
FLUE STEAM INC
HARKOUS MICHAEL/MANCINI HERMES
HARA M LAWNMOWER CENTER
HASS. BARBARA
HDL COREN & CONE
HOME DEPOT
HUGHES NETWORK SYSTEMS LLC
INFINITY TECHNOLOGIES
!SES CORPORATION
JJS PALOMO"S STEEL INC
LANDCARE HOLDINGS INC
PBKARCHITECTS INC
MAINTEXINC
LEON MANUEL
MC MASTER-CARR SUPPLY CO
OC VACUUM INC
ODP BUSINESS SOLUTIONS LLC
NED PAN INC
TAYLOR CORPORATION
UAG CERRJTOS I LLC
US BANCORP ASSET MANAGEMENT INC
PULLMAN. GARY
RANDS OVERHEAD DOORS OF SOUTH BAY INC
SEE'S CANDIES INC
SEGERSTROM CENTER FOR THE ARTS
CHECK/EFT
AMOUNT
294.84
329.00
73.06 1,332.71
3,240.00
1,605.90
14.25 252.57
1,440.11
158.65
14.17 1,274.14
1,800.00
27,426.93
50.00 156.00
200.00
394.81
50.00 241.00
5,500.00
371.90
1,218.75
5,528.74
2,883.63
79.99 42,997.00
4,975.00
152.27
9,313.00
19,590.00
473.60
1,380.00
106.32
1,729.75
404.63
1,875.00
1,239.08
57.29 3,189.56
800.00
9,473.47
2,627.78
1,819.60
Page I of3
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
CHECK/EFT CHECK/EFT
DATE VENDOR NAME AMOUNT
11/06/2025 SITEONE LANDSCAPE SUPPLY LLC 351.40
11/06/2025 SOUTHERN CALIFOR.l\/lA EDISON CO 109,365.44
11/06/2025 SOUTHERN CALIFORNIA GAS CO 6,776.62
11/06/2025 SOUTHLAND INDUSTRIES 230,769.53
11/06/2025 STANDARD INSURANCE CO UNIT 22 2,029.90
11/06/2025 STANDARD INSURANCE CO UNIT 22 11,800.68
11/06/2025 STEVEN ENTERPRISES 1,226.80
11/06/2025 T-MOBILE USA INC 470.20
11/06/2025 TGIS CATERING SVCS INC 1,981.22
11/06/2025 THE RINKS-LAKEWOOD ICE 228.80
11/06/2025 THEODORE ROBINS INC 135,246.88
11/06/2025 TNEMEC COMPANY INC 207.43
11/06/2025 TRB AND ASSOCIATES INC 17,890.00
11/06/2025 TURF STAR 863.91
11/06/2025 TW ASSOCIATES 1,157.21
11/06/2025 TYLER TECHNOLOGIES MUNIS DIVISION 8,004.15
11/06/2025 UNITED RENTALS (NORTH AMERICA) INC 2,585.70
11/06/2025 CELLCO PARTNERSHIP 1,900.15
11/06/2025 WAXIE ENTERPRISES INC 2,380.56
I 1/06/2025 WESTERN EXTERMINATOR CO 186.87
11/06/2025 WILLDAN ASSOCIATES 51,947.25
11/06/2025 BILEVICH. ROBERT 32.00
11/06/2025 BILEVICH. ROBERT 32.00
11/06/2025 CIC 9.00
11/06/2025 PONCE. MARTHA 26.00
11/06/2025 OUINONES. GLORIA 32.00
11/06/2025 RANDLE. GREG 49.77
11/06/2025 SINGER. JOHN 32.00
11/06/2025 EUROFINS EATON ANALYTICAL LLC 2,520.00
11/06/2025 MIDAMERICAADMIN & RETIREMENT 3,936.27
11/06/2025 O'REILLY AUTOMOTIVE STORES INC 221.96
11/06/2025 DY-JO CORPORATION 570.00
11/06/2025 PATHWAYS VOLUNTEER HOSPICE 666.66
11/06/2025 SOUTHERN CALIF PRECISION CONCRETE 180,550.00 11/06/2025 RAYVERN LIGHTING SUPPLY CO INC 727.09
11/06/2025 SIGNALHILLAUTO ENTERPRISES INC 331.50
11/06/2025 SO CALIF SECURITY CENTERS INC 692.08
11/06/2025 US BANK PARS ACCT #6746022500 7,535.79
11/06/2025 VOYA 14,051.51
11106/2025 WATERLINE TECHNOLOGIES INC 7,674.90
11/06/2025 WILBER, BILL 122.00
11/06/2025 WYNN,LAKYN 117.00
11/06/2025 ZONES IT SOLUTIONS INC 61.20
11/06/2025 MERRIMAC PETROLEUM INC 3,783.57
Page2 of3
CHECK/EFT
DATE
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
11/06/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
SHAKER NERMINE
BROWN. BONNIE
CJ CONCRETE CONSTRUCTION INC
EDCO TRANSPORT SERVICES LLC
EUROFINS EATON ANALYTICAL LLC
LAKEWOOD EDUCATION FOUNDATION
CHECK/EFT
AMOUNT
1,925.00
320.45
172,895.68
16,239.30
3,572.00
1,228.35
Total: 1,165,460.28
CITY OF LAKEWOOD
FUND SUMMARY 11/13/2025
In accordance with section 2521 of the Lakewood Municipal Code, presented herewith is a summary of obligations to be paid by the City of Lakewood. Each of the following demands has been audited by the Director of Finance and Administrative Services and approved by the City Manager. 1010 GENERAL FUND 387,246.33
1500 MISC-SPECIAL REVENUE FUND 17,254.92
1623 LA CNTY MEASURE W-REGIONAL 42,226.55
3015 ROAD MAINTC & REHAB ACCT 31,530.26
3070 PROPOSITION "C" 449.57
4010 CIP GENERAL FUND 31,088.00
4011 CIP CITY MEASURE L 2,776.50
4602 CIP COUNTY MEASURE M 7,970.50
5020 CENTRAL STORES 2,241.72
5030 FLEET MAINTENANCE 1,733.38
7500 WATER UTILITY FUND 95,735.83
8030 TRUST DEPOSIT 4,173.17
624,426.73
Council Approval
Date City Manager
Attest
City Clerk Director of Finance and Administrative Services
CHECK/EFT
DATE
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
4IMPRINT
COASTAL OCCUPATIONAL MEDICAL GROUP
ALESHIRE & WYNDER LLP
ALL CITY MANAGEMENT SERVlCES INC
ALLIED REFRIGERATION INC
AMAZON CAPITAL SERVICES INC
ARDURRA GROUP INC
AT&T ENTERPRISES LLC
N. HARRIS COMPUTER CORPORATION
BACKFLOW BROTHERS
BB ENTERPRISES INC
BERG.APRIL
TWO SHELLS ENTERPRISES INC
CAL STATE AUTO PARTS INC
CINTAS CORPORATION
CAMERON WELDING SUPPLY
COCHRAN. JACQUELINE
COLOR CARD ADMINISTRATOR CORP
CRYSTAL CLEAN INC
DICKSON RF CO INC
DUNRITE PEST CONTROL INC
EMPLOYMENT DEVELOPMENT DEPT
FARMERS & MERCHANTS BANK
FRONTIER CALIFORNIA INC
HACH COMPANY
HARA M LAWNMOWER CENTER
HIRSCH & ASSOCIATES INC
FLORES DAVID
HOME DEPOT
HSIN-YU CHENG
INFINITY TECHNOLOGIES
INFOSEND INC
INTELLIGENT VAR TECHNOLOGY
NORTH AMERICAN YOUTH ACTIVITIES LLC
PBK ARCHITECTS INC
LONG BEACH CITY GAS & WATER DEPT
LOS ANGELES CO SHERIFFS DEPT
LA COUNTY DEPT OF PUBLIC WORKS
LEON MANUEL
MCENROE. BARBARA
MEZA. DAVID
MILLER DON & SONS
MMASC
ODP BUSINESS SOLUTIONS LLC
CHECK/EFT
AMOUNT
3,806.93
510.00
3,386.00
29.197.23
42.97 672.29
7,970.50
301.13
29,881.56
756.00
975.00
992.00
130.00
336.61
368.52
507.20
656.78
37.54 9,301.35
54,070.32
490.00
11,579.00
4,882.00
2,052.59
2,184.88
1,112.69
12,714.50
5,500.00
2,296.92
648.00
43,015.00
19,918.19
5,862.46
1,813.55
21,150.00
739.90
201.21
4,173.17
560.00
169.00
804.11
151.12
125.00
86.01
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
CHECK/EFT CHECK/EFT
DATE VENDOR NAME AMOUNT
11/13/2025 ORKIN SERVICES OF CALIFORNIA INC 112.50
11/13/2025 TAYLOR CORPORATION 286.66
11/13/2025 MARTINEZ-RADZIUK. SONYA 875.25
11/13/2025 REGIONAL GOVERNMENT SERVICES AUTHORITY 16,404.80 11/13/2025 SAN ANTONIO WINERY INC 1,455.70
11/13/2025 SHELLITO. MICHAEL 6,607.82
11/13/2025 SITEONE LANDSCAPE SUPPLY LLC 663.22
11/13/2025 SOLID SURFACE CARE INC 1,689.00
11/13/2025 SOUTHERN CALIFORNIA EDISON CO 71,595.66
11/13/2025 SOUTHERN CALIFORNIA GAS CO 290.54
11/13/2025 CHARTER COMMUNICATIONS HOLDINGS LLC 5,888.85 11/13/2025 SULLY MILLER 642.40
11/13/2025 SYKAHUA TEMUJIN 926.90
11/13/2025 THURSTON ELEVATOR CONCEPTS INC 155.00
11/13/2025 TRB AND ASSOCIATES INC 3,000.00
11/13/2025 VARSITY BRANDS HOLDING CO INC 172.38
11/13/2025 W G ZIMMERMAN ENGINEERING INC 1,650.00
11/13/2025 WATANABE. BRYCE 1,396.20
11/13/2025 WESTERN EXTERMINATOR CO 427.25
11/13/2025 CT CORPORATION 810.00
11/13/2025 FRIENDS OF THE LAKEWOOD LIBRARIES 250.00
11/13/2025 GIBSON. SHELRICE 250.00
11/13/2025 PAGULAYAN. WILMA 250.00
11/13/2025 SAGE OAK CHARTER SCHOOLS 250.00
11/13/2025 OMEGA INDUSTRIAL SUPPLY INC 169.97
11/13/2025 JENNINGS, MARJORIE 18.34
11/13/2025 JMG SECURITY SYSTEMS INC 1,382.38
11/13/2025 KILEY GREGORY THOMAS 3,750.00
11/13/2025 LOS ANGELES REGIONAL INTEROPERABLE 240.00
11/13/2025 LIFTECH ELEVATOR SERVICES INC 492.00
11/13/2025 ALATORRE LORINE 7,770.00
11/13/2025 MACRO AUTOMATICS 40,400.00
11/13/2025 MIDAMERICAADMIN & RETIREMENT 26,081.45
11/13/2025 O'REILLY AUTOMOTIVE STORES INC 338.33
11/13/2025 PUN GROUP, THE LLP 15,000.00
11/13/2025 SO CALIF SECURITY CENTERS INC 253.64
11/13/2025 TETRA TECH INC 1,835.00
11/13/2025 THE TECHNOLOGY DEPOT 2,540.65
11/13/2025 UNDERGROUND SERVICE ALERT 676.00
11/13/2025 HD SUPPLY INC 1,275.78
11/13/2025 WATERLINE TECHNOLOGIES INC 3,586.24
11/13/2025 WESTERN WATER WORKS SUPPLY CO 20,601.66
11/13/2025 ZONES IT SOLUTIONS INC 473.44
Page2 of3
CHECK/EFT
DATE
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
11/13/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
BIG STUDIO INC
CJ CONCRETE CONSTRUCTION INC
COVENANT SALES GROUP
D&J INTERNATIONAL INC
DISABILITY ACCESS CONSULTANTS LLC
HELIMOBILE SERVICES INC
HI-WAY SAFETY RENTALS INC
ADRIANA Y LOPEZ
CHECK/EFT
AMOUNT
1,148.98
31,530.26
212.50
798.36
12,000.00
24,121.19
3,941.28
21,609.92
Total: 624,426.73
CITY OF LAKEWOOD
FUND SUMMARY 11/20/2025
In accordance with section 2521 of the Lakewood Municipal Code, presented herewith is a summary of obligations to be paid by the City of Lakewood. Each of the following demands has been audited by the Director of Finance and Administrative Services and approved by the City Manager. 1010 GENERAL FUND 2,214,738.86
1030 CDBG CURRENT YEAR 1,666.66
1336 STATE COPS GRANT 16,666.66
1623 LA CNTY MEASURE W-REGIONAL 6,510.04
3070 PROPOSITION "C" 463.59
4011 GIP CITY MEASURE L 4,268.50
4401 GIP STATE-RM RA SB1 5,442.50
4602 GIP COUNTY MEASURE M 269,700.00
5010 GRAPHICS AND COPY CENTER 141.42
5020 CENTRAL STORES 5,409.67
5030 FLEET MAINTENANCE 625.27
7500 WATER UTILITY FUND 106,379.25
8030 TRUST DEPOSIT 38,338.78
2,670,351.20
Council Approval
Date City Manager
Attest
City Clerk Director of Finance and Administrative Services
CHECK/EFT
DATE
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
I 1/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
AMAZON CAPITAL SERVICES INC
ARC DOCUMENT SOLUTIONS LLC
ARDURRA GROUP INC
ROSS AVIATION INVESTMENT LLC
BEAR COMMUNICATIONS INC
BLUEALLY TECHNOLOGY SOLUTIONS
C.P.R.S.
CAL STATE AUTO PARTS INC
CALIF STATE FRANCHISE TAX BOARD
CALIFOR."<IA STATE DEPT OF JUSTICE
CINTAS CORPORATION
CINTAS CORPORATION
COLLINS GROUP. THE
COLOR CARD ADMINISTRATOR CORP
CORELOGIC INC
CORODATA SHREDDING INC
COUCH. RON JR
DATA TICKET INC
EWING IRRIGATION PRODUCTS INC
FEDERAL EXPRESS CORP
FERGUSON ENTERPRISES INC
GOLDEN STATE WATER COMPANY
HARA M LAWNMOWERCENTER
HOME DEPOT
HOSE-MAN THE
HUMA.N SERVICES ASSOCIATION
JONES RICHARD D. A PROF LAW CORP
KENNEDY JENKS CONSULTANTS INC
KONO GINGER ANNA CHAN
KOSMONT & ASSOCIATES INC
LOS ANGELES CO SHERIFFS DEPT
LA COUNTY DEPT OF PUBLIC WORKS
MAINTEXINC
MARTIN MARIETTA MATERIALS INC
OC VACUUM INC
ODP BUSINESS SOLUTIONS LLC
ORKIN SERVICES OF CALIFORNIA INC
PAYMENTUS CORPORATION
UAG CERRITOS I LLC
SRBRAYLLC
S C SIGNS AND SUPPLIES LLC
SMART & FINAL INC
SOUTHERN CALIFORNIA EDISON CO
SOUTHERN CALIFORJ'IIA GAS CO
CHECK/EFT
AMOUNT
785.25
592.87
26,368.50
6,257.57
773.50
8,517.12
3,715.00
215.35
137.19
384.00
74.24 189.20
489.01
23.60 22.00
41.95 240.00
200.00
292.80
132.84
255.08
11,668.83
276.47
2,798.02
683.33
1,000.00
17,752.50
7,480.00
400.00
1,294.80
1,214,113.70
428,775.45
545.98
235.00
6,510.04
293.51
112.50
10,623.45
37.23 125.00
3,100.00
297.97
59,798.17
11,021.!1
Page I of3
CHECK/EFT
DATE
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
ll/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
l 1/20/2025
11/20/2025
11/20/2025
I 1/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
11/20/2025
I 1/20/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
STOVER SEED COMPANY
SUPERIOR COURT OF CALIFORNIA
SUPERIOR COURT OF CALIFORNIA
SYKAHUA TEMUJIN
T2 SYSTEMS INC
TGIS CATERING SVCS INC
VERITIV OPERATING COMPANY
WAXIE ENTERPRISES INC
WEST COAST ARBORISTS INC
WOOD RODGERS INC
ARANILLO. [RMA
ESTHER TERESA NUNES ESTATE
GONZALEZ. AISHA
LAZATIN. SEVERINO
LEETH. RONNIE
MENDOZA. JAMES
THOMAS. DRENITA
CAL BLEND SOILS INC
CARROLL MEGAN J
EDCO TRANSPORT SERV[CES LLC
EDCO WASTE SERVICES LLC
FRANCO, CELESTE
JMG SECURITY SYSTEMS INC
KICK IT UP KIDZ LLC
LAKEWOOD EDUCATION FOUNDATION
MIDAMERICAADMIN & RETIREMENT
O'REILLY AUTOMOTIVE STORES INC
PHASE II SYSTEMS INC
PATHWAYS VOLUNTEER HOSPICE
RAYVERN LIGHTING SUPPLY CO INC
SIGNAL HILL AUTO ENTERPRISES INC
SO CALIF SECURITY CENTERS INC
SPASEFF TED C
THE TECHNOLOGY DEPOT
US BANK PARS ACCT #6746022500
US BANK PARS ACCT #6746022500
UNDERGROUND SERVICE ALERT
HD SUPPLY INC
VOYA
WAMBA, DIANE B
WATERLINE TECHNOLOGIES INC
WOPSCHALL, JEREM[AH
WYNN,LAKYN
ZONES IT SOLUTIONS INC
CHECK/EFT
AMOUNT
1,622.36
11,550.00
8,417.00
1,182.35
95.00 11,757.00
95.14 2,346.42
47,107.65
7,145.15
4.56 16.52
20.00 250.00
250.00
32.00 250.00
1,370.20
141.42
18,032.30
631,649.17
95.11 472.00
26.00 2,080.00
3,936.08
298.45
3,016.39
666.66
654.38
331.50
83.53 240.00
315.68
4,132.72
3,425.00
485.45
376.16
62,011.92
320.45
2,816.71
124.04
273.00
169.50
CHECK/EFT
DATE
11/20/2025
11/20/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
BACKSTREET SURVEILLANCE INC
BUCKNAM PETER JOSEPH
CHECK/EFT
AMOUNT
6,573.60
5,442.50
Total: 2,670,351.20
CITY OF LAKEWOOD
FUND SUMMARY 11/26/2025
In accordance with section 2521 of the Lakewood Municipal Code, presented herewith is a summary of obligations to be paid by the City of Lakewood. Each of the following demands has been audited by the Director of Finance and Administrative Services and approved by the City Manager. 1010 GENERAL FUND
1015 SPECIAL OLYMPICS
1035 GASP CERTIFICATION & TRNG FUND
1500 MISC-SPECIAL REVENUE FUND
1623 LA CNTY MEASURE W-REGIONAL
1630 USED OIL GRANT
1640 BEV CONTAINER REC GRANT
3001 CAPITAL IMPROV PROJECT FUND
3070 PROPOSITION "C"
4011 CIP CITY MEASURE L
4015 CIP CITY ARPA EXCHANGE
4401 CIP STATE-RM RA SB1
5010 GRAPHICS AND COPY CENTER
5020 CENTRAL STORES
5030 FLEET MAINTENANCE
7500 WATER UTILITY FUND
8020 LOCAL REHAB LOAN
8030 TRUST DEPOSIT
Council Approval I
Date
Attest
City Clerk
502,989.94
117.45
130.00
105.00
5,815.31
465.39
183.75
12,000.00
194.68
139,595.95
2,215.99
22,250.00
62.44 2,852.67
27,771.84
401,195.57
33,682.00
2.482.88
1,154,110.86
City Manager
Director of Finance and Administrative Services
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
CHECK/EFT CHECK/EFT
DATE VENDOR N~I\IE AMOUNT
11/26/2025 AMAZON CAPITAL SERVICES INC 1,017.33
11/26/2025 AOUATRAX 2,500.00
11/26/2025 ASSOCIATED SOILS ENGINEERING INC 22,250.00
11/26/2025 BANC OF AMERICA PUBLIC CAPITAL CORP 390,154.69 11/26/2025 BACK.FLOW APPARATUS & VALUE COMPANY 1,568.00 11/26/2025 CALIF STATE FRANCHISE TAX BOARD 148.25
11/26/2025 CINTAS CORPORATION 30.00
11/26/2025 DAHLIN GROUP INC 139,595.95
11/26/2025 DANIEL'S TIRE SERVICE INC 594.47
11/26/2025 DOWNEY. CITY OF 150.00
11/26/2025 GANAHL LUMBER COMPANY 33.15
11/26/2025 HARAM LAWNMOWER CENTER 1,049.47
11/2612025 HAWK. TRUDY fFAHTIEM) 127.40
11/26/2025 !CREATE GRAPHIX INC 730.96
11/26/2025 KOSMONT & ASSOCIATES INC 2,386.80
11/26/2025 LAKEWOOD ROTARY CLUB 282.00
11/26/2025 LIEBERT CASSIDY WHITMORE 776.00
11/26/2025 LA COUNTY DEPT OF PUBLIC WORKS 88,570.45
11/26/2025 MATHESON TRI-GAS INC 53.63
11/26/2025 NADA BUS INC 4,198.00
11/26/2025 QC VACUUM INC 5,815.31
11/26/2025 ODP BUSINESS SOLUTIONS LLC 1,238.20
11/26/2025 US BANCORP ASSET MANAGEMENT INC 3,306.23
11/26/2025 POLLARD JOSEPH G COMPANY INC 387.79
11/26/2025 REGIONAL GOVERNMENT SERVICES AUTHORITY 12,398.90 11/26/2025 SECTRAN SECURITY INC 237.18
11/26/2025 SHARP ELECTRONICS CORPORATION 8,818.60
11/26/2025 SITEONE LANDSCAPE SUPPLY LLC 3,660.24
11/26/2025 SMART & FINAL INC 397.71
11/26/2025 SOUTHERN CALIFORNIA EDlSON CO 4,751.86
11/26/2025 TRAFFIC MANAGEMENT INC 2,953.40
11/26/2025 TRB AND ASSOCIATES INC 127,002.05
11/26/2025 US BANK NATIONAL ASSOCIATION 74,458.12
11/26/2025 CELLCO PARTNERSHIP 5,919.55
11/26/2025 WAXIE ENTERPRISES INC 23.96
11/26/2025 WESTERN EXTERMINATOR CO 99.07
11/26/2025 WILLDAN ASSOCIATES 38,946.50
11/26/2025 DIGHERO. BRITANNI 130.00
11/26/2025 MARTIN. GREG 1,008.42
11/26/2025 PHAN. CHRISTINE 40.00
11/26/2025 SENECA CONTRACTING 33,682.00
11/26/2025 FUN EXPRESS LLC 710.13
Pagel of2
CHECK/EFT
DATE
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
11/26/2025
CITY OF LAKEWOOD
SUMMARY CHECK/EFT REGISTER
VENDOR NAME
ADVANCED AVANT GARDE INC
BIG STUDIO INC
COVENANT SALES GROUP
GLASBY MAINTENANCE SUPPLY CO
GRAINGER WW INC
LAKEWOOD CITY EMPLOYEE ASSOCIATION
MARKLEY. ELIZABETH
ALVAREZ DESI
MERRIMAC PETROLEUM INC
MIDAMERICAADMIN & RETIREMENT
MNS ENGINEERS INC
MOSES-CALDERA. ISABEL
NICHOLLS CONSULTING INC
DY-JO CORPORATION
S & J SUPPLY CO
SIEGEL. THEODORE
TUMBLE-N-KJDS INC
US BANK PARS ACCT #6746022500
VOYA
WESTERN WATER WORKS SUPPLY CO
WYNN.LAKYN
Total:
CHECK/EFT
AMOUNT
355.00
1,661.92
854.00
318.41
300.67
2,600.00
126.75
12,000.00
22,587.18
2,920.50
23,891.70
292.50
754.14
790.00
1,218.26
150.00
15,759.05
7,557.72
76,803.01
734.28
234.00
1,154,110.86
ACH date
11/5/25
11/12/25
11/12/25
11/13/25
11/13/25
11/21/25
11/21/25
11/25/25
11/25/25
11/26/25
11/28/25
Ca!PERS
CAMP
EDD
IRS
CITY OF LAKEWOOD
SUMMARY ACH/WIRE REGISTER NOVEMBER 2025
Amount Recipient
$138,820.97 Ca!PERS
$732,407.87 Various Bank Accounts
$130,689.10 IRS via F&M Bank
$38,076.99 EDD
$143,895.66 Ca!PERS
$253,333.00 Cal PERS
$144,136.02 CalPERS
$838,928.86 Various Bank Accounts
$146,232.60 IRS via F&M Bank
$41,979.15 EDD
$2,000,000.00 CAMP
RECIPIENT DESCRIPTION
CA Public Employee Retirement System
CA Asset Management Program
State of CA Employee Development
Department
Internal Revenue Service
Purpose
Employee Medical Premiums
Employee Payroll
Payroll - Fed era I Taxes
Payroll - State Taxes
Payroll - Retirement Plan
Payroll-UAL
Payroll - Retirement Plan
Employee Payroll
Payroll - Federal Taxes
Payroll - State Taxes
City Investment Deposit
Period
November 2025
Oct 26-Nov 8, 2025
Oct 26-Nov 8, 2025
Oct 26-Nov 8, 2025
Oct 12-25, 2025
November 2025
Oct 26-Nov 8, 2025
Nov 9-22, 2025
Nov 9-22, 2025
Nov 9-22, 2025
November 2025
Council Approval
Date City Manager
Attest:
City Clerk Director of Finance & Administrative Services
TO: The Honorable Mayor and City Council
COUNCIL AGENDA
December 9, 2025
SUBJECT: Monthly Report of Investment Transactions - October 2025
INTRODUCTION
In accordance with California Government Code Section 53607, the City Council has delegated to the City Treasurer the responsibility to invest or to reinvest fimds, or to sell or exchange securities so purchased. The California Government Code Section 53607 requires that, if such responsibility has been delegated, then the Treasurer "shall make a monthly report of those transactions to the legislative body." In compliance with this requirement, the Monthly Report of Investment Transactions is being rendered to be received and filed.
STATEMENT OF MONTHLY ACTIVITY
Date Amount at Cost Investment Transaction Rate*
01-Oct-25 $ 641.98 MMF INTEREST 3.280%
01-Oct-25 1,000,000.00 CAMP POOL SELL 4.260%
01-Oct-25 1,000,000.00 CAMP POOL SELL 4.260%
03-Oct-25 215,546.14 CAMP POOL INTEREST 4.260%
04-Oct-25 2,733.75 CORP INTEREST 4.050%
06-Oct-25 716,680.14 TREAS PURCHASE 4.125%
06-Oct-25 407,536.72 FNMA SELL 3.430%
06-Oct-25 43,990.86 TREAS SELL 1.250%
06-Oct-25 73,177.48 TREAS SELL 1.500%
09-Oct-25 48,793.05 TREAS SELL 1.500%
09-Oct-25 204,673.56 CORP SELL 4.600%
13-Oct-25 1,130.40 CORP INTEREST 5.652%
15-Oct-25 204,994.96 ABS PURCHASE 4.030%
15-Oct-25 170,213.78 CORP PURCHASE 4.050%
15-Oct-25 1,034.33 ABS INTEREST 4.280%
15-Oct-25 5,170.00 CORP INTEREST 4.400%
15-Oct-25 139.84 ABS INTEREST 4.510%
15-Oct-25 860.00 ABS INTEREST 4.300%
15-Oct-25 1,149.58 ABS INTEREST 4.450%
15-Oct-25 92.94 ABS INTEREST 3.660%
15-Oct-25 786.25 ABS INTEREST 5.100%
Rl-4
Monthly Investment Transactions
December 9, 2025
Page2
Date Amount at Cost Investment Transaction Rate*
15-Oct-25 $ 1,372.88 ABS INTEREST 5.230%
15-Oct-25 176.07 ABS INTEREST 3.970%
15-Oct-25 554.23 ABS INTEREST 5.900%
15-Oct-25 682.42 ABS INTEREST 4.310%
15-Oct-25 368.36 ABS INTEREST 5.230%
15-Oct-25 1,605.50 ABS INTEREST 4.940%
15-Oct-25 293.96 ABS INTEREST 4.150%
15-Oct-25 250.05 ABS INTEREST 5.480%
15-Oct-25 915.71 ABS INTEREST 5.530%
15-Oct-25 1,122.50 ABS INTEREST 4.490%
15-Oct-25 1,311.50 ABS INTEREST 5.160%
15-Oct-25 439.18 ABS INTEREST 5.460%
15-Oct-25 202.89 ABS INTEREST 4.650%
15-Oct-25 1,320.08 ABS INTEREST 4.340%
15-Oct-25 596.75 ABS INTEREST 4.430%
15-Oct-25 1,284.17 ABS INTEREST 4.600%
15-Oct-25 1,321.20 ABS INTEREST 5.690%
15-Oct-25 19,456.18 ABS PAYDOWN 5.690%
15-Oct-25 4,953.08 ABS PAYDOWN 4.650%
15-Oct-25 7,207.27 ABS PAYDOWN 5.460%
15-Oct-25 13,300.96 ABS PAYDOWN 5.900%
15-Oct-25 14,720.29 ABS PAYDOWN 5.530%
15-Oct-25 10,751.95 ABS PAYDOWN 3.970%
15-Oct-25 6,764.51 ABS PAYDOWN 5.230%
15-Oct-25 4,902.17 ABS PAYDOWN 3.660%
15-Oct-25 4,158.17 ABS PAYDOWN 4.510%
15-Oct-25 4,358.43 ABS PAYDOWN 5.480%
15-Oct-25 148,454.26 CORP SELL 4.550%
15-Oct-25 30,296.35 TREAS SELL 3.875%
16-Oct-25 84,987.86 ABS PURCHASE 3.960%
16-Oct-25 261.81 ABS INTEREST 5.450%
16-Oct-25 249.67 ABS INTEREST 4.280%
16-Oct-25 4,439.63 ABS PAYDOWN 5.450%
18-Oct-25 10.77 ABS INTEREST 3.730%
18-Oct-25 2,470.57 ABS PAYDOWN 3.730%
20-Oct-25 956.25 ABS INTEREST 4.500%
20-Oct-25 1,183.87 ABS INTEREST 4.510%
Monthly Investment Transactions
December 9, 2025
Page3
Date Amount at Cost Investment Transaction Rate*
22-Oct-25 $ 4,874.63 CORP INTEREST 5.571%
23-Oct-25 3,000,000.00 CAMP POOL SELL 4.260%
25-Oct-25 1,524.00 FNMA INTEREST 4.572%
25-Oct-25 1,472.50 FNMA INTEREST 4.650%
25-Oct-25 1,362.90 FNMA INTEREST 4.543%
25-Oct-25 1,131.67 FNMA INTEREST 4.850%
25-Oct-25 1,191.37 FNMA INTEREST 4.777%
25-Oct-25 958.20 FNMA INTEREST 4.791%
25-Oct-25 1,171.92 FNMA INTEREST 3.430%
25-Oct-25 1,258.67 FNMA INTEREST 4.720%
25-Oct-25 1,S20.94 FNMA INTEREST 4.803%
25-Oct-25 850.50 FNMA INTEREST 4.860%
25-Oct-25 1,520.00 FNMA INTEREST 4.800%
25-Oct-25 1,502.67 FNMA INTEREST 4.508%
25-Oct-25 564.26 FNMA INTEREST 3.303%
25-Oct-25 1,017.77 FNMA INTEREST 2.905%
25-Oct-25 1,012.45 FNMA INTEREST 4.377%
25-Oct-25 1,074.67 FNMA INTEREST 3.224%
25-Oct-25 791.67 FNMA INTEREST 5.000%
25-Oct-25 591.38 FNMA INTEREST 5.069%
25-Oct-25 1,505.94 FNMA INTEREST 4.819%
25-Oct-25 1,247.72 FNMA INTEREST 4.181%
25-Oct-25 1,094.51 FNMA INTEREST 3.243%
25-Oct-25 1,501.00 FNMA INTEREST 4.740%
25-Oct-25 171.53 ABS INTEREST 5.470%
25-Oct-25 4,139.63 CORP INTEREST 4.731%
25-Oct-25 523.83 ABS INTEREST 4.490%
25-Oct-25 390.17 FNMA PAYDOWN 4.777%
25-Oct-25 47,322.62 FNMA PAYDOWN 2.905%
25-Oct-25 40.75 FNMA PAYDOWN 4.181%
25-Oct-25 17,688.69 FNMA PAYDOWN 4.377%
25-Oct-25 45.13 FNMA PAYDOWN 4.803%
25-Oct-25 3,566.20 ABS PAYDOWN 5.470%
29-Oct-25 235,646.11 TREAS PURCHASE 3.500%
29-Oct-25 238,461.81 CORP SELL 4.400%
29-Oct-25 1,500,000.00 CAMP POOL SELL 4.260%
30-Oct-25 4,200.00 CORP INTEREST 2.400%
Monthly Investment Transactions
December 9, 2025
Page4
Date Amount at Cost Investment Transaction
31-Oct-25 $ 5,156.25 TREAS INTEREST
31-Oct-25 687.50 TREAS INTEREST
31-Oct-25 3,093.75 TREAS INTEREST
31-Oct-25 16,362.50 TREAS INTEREST
31-Oct-25 4,743.75 TREAS INTEREST
31-Oct-25 250.00 TREAS INTEREST
31-Oct-25 8,250.00 TREAS INTEREST
31-Oct-25 12,250.00 TREAS INTEREST
• Rates shown for MMF, LAIF, and CAMP are distribution yields. All others are coupon rates .
INVESTMENT GLOSSARY
ABS (Asset-Backed Securities)
Rate*
2.750%
1.250%
1.375%
3.500%
2.875%
0.500%
4.125%
3.500%
A mortgage pass-through security, collateralized mortgage obligation, mortgage-backed or other pay-through bond, equipment lease-backed certificate, consumer receivable pass-through certificate, or consumer receivable~backed bond.
AGENCY (U.S. Government Agency Issues)
Federal agency or United States government-sponsored enterprise obligations, participations, or other instruments, including those issued by or fully guaranteed as to principal and interest by federal agencies or United States government-sponsored enterprises. There are no portfolio percentage limits for U. S. Government Agency issues.
BOND (Municipal Bonds or Note)
Registered treasury notes or bonds issued by states or municipalities, including bonds payable solely out of the revenues from a revenue-producing property owned, controlled, or operated by a state or by a department, board, agency, or authority of any of the other 49 United States, in addition to California.
CAMP (California Asset Management Program) Pool and Term A Joint Powers Authority established in 1989 by the treasurers and finance directors of several California public agencies to provide an investment tool at a reasonable cost. Participation is limited to California public agencies. The Pool option offers daily liquidity with a variable rate of return. In recent years the Term option was added offering an investment tool for a fixed period (up to one year) and a fixed rate of return.
CD (Certificate of Deposit)
Negotiable CDs are issued by large banks and are freely traded in secondary markets as short term (2 to 52 weeks), large denomination ($100,000 minimum) CDs, that are either issued at a discount on its par value, or at a fixed interest rate payable at maturity.
Monthly Investment Transactions
December 9, 2025
COM (Commercial Paper)
Commercial paper of "prime" quality of the highest ranking or of the highest letter and number rating as provided for by a nationally recognized statistical-rating organization.
CORP (Corporate Notes)
Medium-term notes, defined as all corporate and depository institution debt securities with a maximum remaining maturity of five years or less, issued by corporations organized and operating within the Unites States or by depository institutions licensed by the United States, or any state and operating within the United States.
FNMA (Federal National Mortgage Association)
A government-sponsored, privately owned corporation established to create a secondary market for Federal Housing Administration mortgages.
LAIF (Local Agency Investment Fund, State of California) The Treasurer of the State of California administers this investment pool, providing a high-level ofliquidity and strong safety through diversification of investments.
MMF (Money Market Fund)
This is a money market interest-bearing checking account that is fully insured and collateralized.
SUPRA (Supra-National Agency Bonds or Notes)
Supranational bonds and notes are debt of international or multi-lateral financial agencies. The debt is used to finance economic/infrastructure development, environmental protection, poverty reduction and renewable energy around the globe, rated AAA, highly liquid and issued in a range of maturities.
TREAS (U.S. Treasury Notes)
A Treasury obligation of the U.S. Government to provide for the cash flow needs of the Federal Government.
RECOMMENDATION
It is recommended that the City Council receive and file the Monthly Report of Investment Transactions rendered for the month of October 2025.
Jose"'~~ez
Director of Finance & Administrative Services
M'4//L 7<
Thaddeus McCormack
City Manager
TO: The Honorable Mayor and City Council
COUNCIL AGENDA
December 9, 2025
SUBJECT: Proposition A Transit Fund Exchange and Assignment Agreement
INTRODUCTION
As in past years, the City of Lakewood has surplus Proposition A (Prop A) Transit Funds that exceed current operational needs and may be exchanged for General Fund monies. Conversely, the City of West Hollywood has transit-related needs beyond its available fund allocation and has expressed interest in acquiring Prop A funds from the City of Lakewood.
STATEMENT OF FACTS
Since 2010, the City has exchanged surplus Prop A funds annually with various cities in the region. For the past fourteen years, the exchange has been with the City of West Hollywood.
The City of Lakewood receives approximately $1.5 million annually in Prop A funds. The City of West Hollywood is requesting an exchange of $2 million in accumulated Prop A funds for $1,400,000 of their General Fund monies. Therefore, the exchange rate would be at $.70 of General Fund monies for every one dollar in Prop A funds and would not have an adverse operational impact. The rate is consistent with that of other exchanges in the county. Annual exchange amounts routinely vary depending on the availability of Prop A funds. It is likely that next year's exchange will be for a lessor amount.
STAFF RECOMMENDATION
It is recommended that the City Council approve the Proposition A Transit Fund Exchange and Assignment Agreement with the City of West Hollywood and authorize the City Manager and Director of Finance & Administrative Services to execute the Agreement.
J~ot:r Jb ~:e::~{~~ Director of Finance & Administrative Services City Manager Rl-5
ASSIGNMENT AGREEMENT
PROPOSITION A LOCAL RETURN FUND EXCHANGE
This Assignment Agreement is made and entered into this 9th day of December, 2025, by the City of Lakewood, California and the 17th of November, 2025 by the City of West Hollywood, California with respect to the following facts:
A. The City of West Hollywood provides fixed services, demand-response services as well as bus pass and on-demand transportation subsidies to serve people with disabilities and the general public. Given the grave traffic congestion and parking problems of the City, West Hollywood is committed to reducing auto dependency by providing alternative modes of transportation. Adequate Proposition A Local Return funding for transit services is not available given the limited amount of West Hollywood's Local Return allocation and the needs of other priority transit projects in the City.
B. The City of Lakewood has uncommitted Proposition A Local Return funds which could be made available to West Hollywood to assist in providing the services discussed in Paragraph A of this Agreement. In exchange for the assignment by West Hollywood of the amount of its general funds indicated in Section 1 below, the City of Lakewood is willing to assign uncommitted Proposition A Local Return funds to West Hollywood for the purpose identified in Paragraph A.
Now, therefore, in consideration of the mutual benefits to be derived by the parties and of the premises herein contained, it is mutually agreed as follows:
1. Exchange. The City of Lakewood agrees to assign a total of $2,000,000 of its Proposition A Local Return funds to West Hollywood. $1,562,478 of this total is from Fiscal Year 2024-2025 and the balance $437,522 are funds allocated from the FY 2025- 2026 Fiscal Year. In return, West Hollywood agrees to assign $1,400,000 of its general funds to the City of Lakewood. The exchange rate is$. 70/$1.00.
2. Consideration. The City of Lakewood shall assign the agreed upon Proposition A Local Return funds to West Hollywood in one lump-sum payment. West Hollywood shall assign the agreed upon general funds to the City of Lakewood in one lump-sum payment. The payments shall be due and payable upon execution of this Agreement, and upon approval by Los Angeles County Metropolitan Transportation Authority (LACMTA) of the City of West Hollywood's project description. Each payment shall be based on the exchange rate in accordance with the exchange rate described in Paragraph 1 (above).
3. Term. This Agreement is effective on the date above written and for such time as is necessary for both parties to complete their mutual obligations under this Agreement.
Assignment Agreement
City of Lakewood Approval: December 9, 2025
City of West Hollywood Approval: November 17, 2025
4. Termination. Termination of this Agreement may be made by either party so long as written notice of intent to terminate is given to the other party at least five (5) days prior to the termination.
5. Notice Notices shall be given pursuant to this Agreement by personal service on the party to be notified, or by written notice upon such party deposited in the custody of the United States Postal Service addressed as follows:
A. Thaddeus McCormack
City Manager
City of Lakewood
5050 Clark Ave.
Lakewood,CA 90712
B. David Wilson
City Manager
City of West Hollywood
8300 Santa Monica Blvd.
West Hollywood, CA 90069
6. Assurances
A. West Hollywood shall use the assigned Proposition A Local Return funds only for the purpose of providing the services discussed in Paragraph A of this Agreement and within the time limits specified in LA Metro's Proposition A Local Return Program Guidelines.
B. Concurrently with the execution of this Agreement, West Hollywood shall provide LAC Metro with the Standard Assurances and Understandings Regarding Receipt and Use of Proposition A funds specified in the Guidelines regarding the use of the assigned Proposition A Local Return funds.
LakewoodAGR2025 2
Assignment Agreement
City of Lakewood Approval: December 9, 2025
City of West Hollywood Approval: November 17, 2025
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective officers, duly authorized, by the City of Lakewood on December 9, 2025 and by the City of West Hollywood on November 17, 2025.
CITY OF LAKEWOOD
BY
Jose Gomez, Director of Finance &
Administrative Services
BY:
Thaddeus McCormack, City Manager
ATTEST:
BY:
Jo Mayberry, City Clerk
LakewoodAGR2025 3
CITY OF WEST HOLLYWOOD
BY:
Lorena Quijano, Director of
Finance and Technology Services
BY:
David Wilson, City Manager
BY:
Melissa Crowder, City Clerk
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TO: Honorable Mayor and City Council
COUNCIL AGENDA
December 9, 2025
SUBJECT: Revised Reimbursement Agreement with Long Beach Transit for Fixed Route Subsidy
INTRODUCTION
On June 10, 2025, the City Council approved the renewal of the City of Lakewood's (City) annual Fixed Route and Dial-A-Lift reimbursement agreements with Long Beach Transit (LBT).
Both reimbursement agreements commenced on July I, 2025, and expire on June 30, 2026. The contracted transit service subsidies are paid for with the City's Proposition "A" funds.
STATEMENT OF FACTS
Unbeknownst to the City, the Fixed Route agreement from LBT contained a clerical error in the total annual cost for Fixed Route services. The amount listed and approved in the Amendment Agreement was $257,959. When LBT invoiced the City for Fixed Route services two months later, the invoice amount was $284,492, or $26,533 over the approved amount.
City staff met with LBT to discuss the discrepancy, and it was determined that the original Fixed Route amount provided by LBT was in error. The correct annual amount for FY2025-26 Fixed Route services is $284,492.
SUMMARY
LBT prepared a revised one-year contract for the Fixed Route services that reflects the correct amount. The revised terms of the Fixed Route agreement are as follows:
Reimbursement for Fixed Route Transportation Services. The cost for Fixed Route Transportation Services for Fiscal Year 2025-26 is not to exceed $284,492.
RECOMMENDATION
Staff recommends that the City Council authorize the Mayor to sign the revised Fixed Route reimbursement agreement with Long Beach Transit. The proposed agreement has been reviewed and approved by the City Attorney as to form.
_J~ Jose Gomez
t7~/ //I/le_/ Thaddeus McCormack
Director of Finance and Administrative Services City Manager Rl-6
LONG DEACH
TRANSIT
November I 4, 2025
City of Lakewood
Office of City Manager
Attn: Thaddeus McComack
5050 Clark Avenue
Lakewood, CA 907 ! 2
Dear Mr. McCormack:
1963 E. Anaheim SI., long Beoch, CA 90813
Phone: 562.51' 1.87 53 I Fox: 562.218.199 4
www.lblransil.com
On behalf of Long Beach Transit, I am writing to provide clarification regarding a clerical error identified in the FY 2026 agreement. The agreement inadvertently listed the FY 2025 compensation amount rather than the updated FY 2026 amollllt.
Specifically, the FY 2026 MOU reflected the prior year's amount of$257,959, while both the FY 2026 Contribution Letter and Invoice correctly reflect the updated ammmt of $284,492.
Enclosed is the revised Fixed Route contract from LBT that reflects the revised annual amount and the same annual term of July !, 2025, through JW1e 30, 2026.
We apologize for the oversight and appreciate your understanding as we ensure all documentation is aligned and accurate.
Please let me know if you have any questions or if any additional revisions are needed.
Sincerely,
Marisol Barajas
Manager of Government Relations
Enclosure
November 14, 2025
Mr. Thaddeus McConnack
City Manager
City of Lakewood
5050 Clark A venue
Lakewood, CA 90712
Re: Amendment to Agreement of June 7, 1984 between Long Beach Transit and City of Lakewood
Dear Mr. McConnack:
This letter amends the terms of the above-referenced agreement between Long Beach Transit (LBT) and the City of Lakewood (City) for transportation services reimbursement (hereinafter "Agreement") as follows:
This Agreement shall be in effect when executed by the parties and shall be for fiscal year 2025- 2026, commencing July 1, 2025 and terminating June 30, 2026. This Agreement may be terminated by either party at any time, with or without cause, by giving thirty {30) days' prior written notice of such termination. Unless the parties otherwise agree in writing, this Agreement shall terminate on the effective date of the withdrawal of Proposition A funds to City.
City agrees to compensate LBT for public transportation services within the City for a total not to exceed $284,492 for fiscal year 2025-2026. If this Agreement is terminated prior to June 30, 2026, said amount shall be prorated to the date of termination.
The preceding amendments shall be incorporated as terms of the Agreement. All other terms of the Agreement remain in full force and effect.
LONG BEACH TRANSIT
Kenneth A. McDonald
President and CEO
APPROVED AS TO FORM
Vincent C. Ewing
General Counsel
------------- Date
CITY OF LAKEWOOD
Cassanadra Chase
Mayor
APPROVED AS TO FORM
City Attorney
Date
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TO: The Honorable Mayor and City Council
COUNCIL AGENDA
December 9, 2025
SUBJECT: Approval of Agreement with Ruiz Concrete and Paving Inc.
INTRODUCTION
The 2022 Pavement Management Plan identifies an annual need of approximately $3 .5 million for pavement maintenance throughout the City. While the City's 7-year Capital Improvement Program (CIP) allocates Measure M, Measure R, RMRA, and Proposition C funds to support the City's larger annual street improvement projects, a smaller annual allocation of approximately $100,000 in Measure R funds is also programmed to support day-to-day street maintenance needs, including pothole repairs. To support timely and cost-effective repairs, staff recommends approval of an oncall service agreement with Ruiz Concrete and Paving, Inc., to provide as-needed street maintenance services.
STATEMENT OF FACT
For many years, the City has relied on its long-standing Contract Services Agreement with Los Angeles County Public Works to complete permanent pothole and roadway repairs. The County has been, and continues to be, a valued partner in supporting the City's maintenance operations.
Their crews_remain essential for responding to larger-scale or emergency roadway issues, such as sinkholes, road failures, or other situations requiring immediate mobilization and support. The City will continue to coordinate with and rely on L.A. County Public Works for these major or emergency repairs.
In recent years, however, the cost of routine pothole repairs performed by the County has increased and competing demands on County maintenance crews have resulted in longer response times for smaller non-emergency pothole repair needs. As a result, the City has experienced delays in completing several outstanding service requests. To address routine pothole repairs more efficiently and cost-effectively, staff reviewed alternative options and sought pricing from a vendor listed under the California Uniform Public Construction Cost Accounting Act (CUPCCAA) list of qualified bidders. Ruiz Concrete and Paving, Inc. submitted a competitive quote and was engaged to perform a small pilot project totaling $47,900.
The pilot addressed several previously outstanding pothole repair locations, including segments of Del Amo Boulevard, South Street, Candlewood Street, and Palo Verde Avenue. Ruiz Concrete and Paving Inc. completed the work promptly, within budget, and to a quality standard consistent with City expectations. The contractor demonstrated effective communication, responsiveness, and adherence to project limitations, timelines, and specifications. Based on this successful performance, staff determined that expanding the program using an on-call agreement would provide operational and fmancial benefits to the City.
Rl-7
Approval of Agreement with Ruiz Concrete and Paving Inc.
December 9, 2025
The City's Purchasing Policy includes a "Waive Competition" provision that allows the City to forego additional competitive procurement when a "vendor has an established business relationship with the City and has proven to adhere to contractual terms, limitations and deadlines, and the service provided is being performed with requisite quality, on time and within budget." Ruiz Concrete and Paving Inc. meets these criteria. Accordingly, staff recommends executing an on-call contract agreement with Ruiz Concrete and Paving for street maintenance repairs in an amount not to exceed $100,000.
FISCAL IMPACT
The City's Seven-Year Capital Improvement Program (CIP) previously identified and programmed $100,000 in Measure R Local Return funds annually for this work. Sufficient funds are available within the approved CIP for this expenditure. No additional General Fund appropriation is required.
SUMMARY
Staff seeks to expand a successful pilot program to provide supplemental street maintenance and permanent pothole repairs throughout the City. Staff recommend approval of a contract agreement with Ruiz Concrete and Paving, for a period ending June 30, 2026, in the amount not-to-exceed $100,000 from account S0CW2634-MEARL-CON-CITYWIDE.
RECOMMENDATION
It is the recommendation of Staff that the City Council:
(1) Approve the Contract Agreement with Ruiz Concrete and Paving, for a period ending June 30, 2026, in an amount not to exceed $100,000 for street maintenance and pothole repair services, and authorize the Mayor to sign the agreement in a form approved by the City Attorney. --;l' L,,-/ /J /? I '-- _----
Kelli Pickler ~ Thaddeus McCormack /
Director of Public Works City Manager
AGREEMENT FOR SERVICES
BETWEEN
CITY OF LAKEWOOD AND RUIZ CONCRETE AND PA YING INC.
THIS AGREEMENT, made and entered into this 09TH day of DECEMBER, 2025, by and between the CITY OF LAKEWOOD, a municipal corporation, sometimes hereinafter referred to as CITY, and RUIZ CONCRETE AND PAVING INC. sometimes hereinafter referred to as
SERVICE PROVIDER,
WITNESSETH:
WHEREAS, the City is in need of the part-time services of a contractor to provide street maintenance and pothole repairs, and said RUIZ CONCRETE AND PAVING INC. is desirous of providing said services;
NOW, THEREFORE, in consideration of the foregoing recitals, the parties hereto do mutually agree as follows:
1. Scope of Services.
SERVICE PROVIDER agrees to provide to CITY at his own cost and expense when requested by CITY those services to construct and complete in a good workmanlike, and substantial manner, street maintenance and permanent pothole repairs.
2. Compensation for Services.
The CITY agrees to pay SERVICE PROVIDER for all services rendered under the Scope of Services at the rates established in Exhibit A, Schedule of Compensation, attached hereto and made a part hereof, in an amount not-to-exceed $100,000. The rates and fees set forth in this Agreement shall remain fixed during the fiscal year, which runs from July 1st through June 30th. At the beginning of each fiscal year, the rates may be adjusted based on the percentage change in the Consumer Price Index (CPI) or as negotiated by California Joint Powers Insurance Authority (CJPIA). The rate or fee adjustments, if any, shall take effect on July 1st of each fiscal year, based on the most recent CPI data for the 12-month period prior to the date requested or negotiated CJPIA Agreement. The SER VICE PROVIDER shall request to the City in writing an adjustment of rates no later than 30 days before the new fiscal year begins to request such adjustment. If the SERVICE PROVIDER does not request an adjustment as specified, rates will remain in effect.
SERVICE PROVIDER shall submit invoices to the Director of Public Works for approval prior to authorization of payment. Payments on approved invoices shall be made within thirty (30) days ofreceipt and approval of said invoice by the Director of Public Works.
3. Independent Contractor.
It is expressly understood and agreed that SERVICE PROVIDER has been retained, at his request, as an independent contractor, as distinguished from an employee or agent of the CITY to perform the aforementioned services. SERVICE PROVIDER acknowledges the independent contractor relationship and releases the CITY from any liability or obligation to make deductions or withholding from his compensation in respect to unemployment, income taxes, disability, social security, health or pension matters.
SERVICE PROVIDER acknowledges his independent contractor's status in performing said services, and agrees to bear the risk of property damage or loss to any property arising out of the work site, the place to work, or the duties bestowed upon SERVICE PROVIDER pursuant to this Agreement, and does hereby release the CITY, its officers and personnel from any liability to SERVICE PROVIDER for any loss or damage thereby incurred, except where said loss or damage was caused by the CITY.
4. Termination.
Either party to this Agreement may terminate the same at any time by giving the other at least thirty (30) days' written prior notice thereof In the event of termination, the CITY shall pay to SERVICE PROVIDER the total value of the services of SERVICE PROVIDER to the final date of termination computed in accordance with the terms and provisions of this Agreement.
5. Term.
This Agreement shall be for a term commencing December 9, 2025 and terminating JUNE 30, 2026, and may be renewed by the CITY with the concurrence of SERVICE PROVIDER for any successive one-year term, unless sooner terminated as hereinbefore provided.
6. Assignment.
SERVICE PROVIDER shall not assign the performance of this Agreement, nor any part thereof, nor any monies due hereunder, without the prior written consent of the CITY.
7. Ownership of Documents.
It is understood and agreed the CITY has full and complete and absolute title to all plans, drawings, reports, and other documents supplied by the CITY to SERVICE PROVIDER during the course of this Agreement, or prepared by SERVICE PROVIDER for the CITY during the course of this Agreement.
8. Insurance.
During the term of this Agreement, SERVICE PROVIDER shall maintain in full force and effect, and deposit with the CITY, insurance or certificate of insurance, which shall evidence the fact that SERVICE PROVIDER has in full force and effect a comprehensive personal injury and property damage policy protecting SERVICE PROVIDER and the CITY from liability for personal injury and property damage arising from the performance of duties under this Agreement, including the operation of any vehicle, in the amounts of one million dollars ($1,000,000), combined single limits. Said policy shall contain a provision that the same cannot be canceled without at least thirty (30) days notice to the CITY thereof and shall name the CITY as additional insured.
9. Indemnity.
SERVICE PROVIDER shall indemnify and save the CITY harmless from any suits, claims or actions brought by any person or persons, including his agents or employees, for or on account of any injuries or damages or other loss, cost or expense caused by the negligent or wrongful act or omission of SERVICE PROVIDER, his agents and employees, or his subcontractors and the agents and employees thereof, arising out of the services to be performed by SERVICE PROVIDER pursuant to this Agreement.
10. Assumption of Risk.
SERVICE PROVIDER does hereby assume all risks to himself, his personnel, subcontractors and agents, and any employees thereof, of personal injury or death, and all risk of property damage or loss to any property, wares, vehicles, or materials owned or possessed by SERVICE PROVIDER and said SERVICE PROVIDER further releases the CITY, its officers and employees, from any liability therefor.
11. Prevailing Rate of Wages.
The Director of Public Works at the direction of the City Council has obtained from the Department of Industrial Relations, State of California, the prevailing rate of per diem wage, and the general prevailing rate for holiday and overtime work in the locality in which this work is to be performed for each craft, classification or type or workmen needed to carry out this agreement. In that regard, pursuant to Section 1773 of the Labor Code, holidays, upon which such rate shall be paid, need not be specified in this agreement, but shall be all holidays recognized in the collective bargaining agreement applicable to the particular craft, classification or type or workmen employed on the project. Copies of the prevailing rate of per diem wages are on file at the Public Works office, City Hall, and are available to any interested party on request. Referenced hereto and made a part hereof as though set forth in full are rates applicable to this project and contract, and the contractor shall pay not less than the minimum thereof.
12. Reservation of Rights.
Nothing in this Agreement shall be deemed to bind the CITY to any course of conduct other than its obligation hereunder to pay SERVICE PROVIDER for said services rendered. It is understood the CITY reserves complete right within its discretion to reject all or any part of any design, plan, specification or recommendation made to it, or submitted by said SER VICE PROVIDER. It is further understood that acceptance herein by the CITY of any design, plan, specification or recommendation of SERVICE PROVIDER shall be for the purpose of compensating SERVICE PROVIDER only, and shall not be binding on the CITY as to any other further course of action. The CITY reserves the complete right to authorize additional, other or independent SERVICE PROVIDER services or studies, and it is agreed that SERVICE PROVIDER does not have any exclusive rights to said services from the CITY.
13. Notice.
Any notice required to be given hereunder shall be deemed to have been given by depositing said notice in the United States mail in an envelope with postage prepaid thereon, addressed as follows:
To the CITY: CITY CLERK
CITY OF LAKEWOOD
5050 N. CLARK A VE.
LAKEWOOD, CA 90712
To the SERVICE PROVIDER:
14. Safety Program
RUIZ CONCRETE AND PAVING INC.
1344 TEMPLE A VE.
LONG BEACH CA, 90807
SERVICE PROVIDER shall be solely responsible for the safety of his employees.
SERVICE PROVIDER shall develop and maintain an Injury and Illness Protection Program (IIPP) in accordance with the Cal/OSHA requirements contained in the California Code of Regulations, Title 8 Section 3203 (CCR T8 Section 3203), "Injury and Illness Prevention Program." SERVICE PROVIDER shall provide safety, health, and job skills training so as to provide a safe and healthful workplace, and meet all applicable Cal/OSHA requirements. SER VICE PROVIDER shall maintain all OSHA 300 logs and records, and make them available for inspection upon request by the CITY.
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as follows:
SERVICE PROVIDER CITY OF LAKEWOOD
RUIZ CONCRETE AND PAVING INC. MAYOR
APPROVED AS TO FORM: ATTEST:
CITY ATTORNEY CITY CLERK
CITY OF LAKEWOOD
AGREEMENT FOR SERVICES
BETWEEN
CITY OF LAKEWOOD AND RUIZ CONCRETE AND PA YING INC.
EXHIBIT A
SCHEDULE OF COMPENSATION
Ruiz Concrete and Paving Inc. agree to provide the following specified services at the following rates to the City of Lakewood for a term ending June 30, 2026, in an amount not-to-exceed $100,000. The rates and fees set forth in this Agreement shall remain fixed during the fiscal year, which runs from July 1st through June 30th.
ItemNo. Description Units Unit Price
1 MOBILIZATION PER MOVE IN LS $3,500.00
2 LANE CLOSURE PER AREA EA $1,200.00
3 REMOVE AND REPLACE ASPHALT 2" SF $12.00
4 REMOVE AND REPLACE ASPHALT 4" SF $13.00
5 TEMPORARY PATCH SF $7.00
6 OVER EXCAVATE-FOR AND INSTALL CMB BASE TN $138.00 .· . . . . . .
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0 COUNCIL AGENDA
December 9, 2025
TO: Honorable Mayor and Members of the City Council
SUBJECT: Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard, Brandywine Residential - Madera Townhomes
INTRODUCTION
The applicant, Brandywine Residential, is requesting approval of Conditional Use Permit (CUP) No. 1038 and Vesting Tentative Tract Map (VTTM) No. 84926 for the construction of a 45-unit condominium project. The site is located at 20707 Pioneer Boulevard and is in the M-F-R (MultipleFamily Residential) zone. The General Plan designates the site for Medium/High Density Residential uses.
Lakewood Municipal Code (LMC) Section 9332.B.4 states that no building or structure shall exceed the height of two stories or twenty-five feet except where authorized by CUP. The applicant is proposing nine (9) three-story structures that are 36 feet in height. LMC Section 9332.2.A.1 requires a CUP for condominium developments. 1n addition, the applicant is utilizing the provisions of State Density Bonus law and SB 330 - The Housing Crisis Act of 2019 to allow relief from certain development standards as discussed in this report.
STATEMENT OF FACTS
The applicant is requesting approval of a CUP and a VTTM to accommodate a nine-building threestory, 45-unitresidential condominium subdivision. Condominium units allow for individual air-space ownership of the unit air space with common ownership of all land, buildings, common area, and other improvements. The subject property is located generally at 20707 Pioneer Boulevard and is in the M-FR (Multiple-Family Residential) zone. The property is located on the west side of Pioneer Boulevard between 20? Street and 208th Street. The project site is comprised of the following parcels.
Table 1 • Area Description
Street Assessor's Parcel Existing Land
Address Number (APN) Uses
11 728 207th Street 7059-021-003 One Single-Familv Residence 11734 207th Street 7059-021-018 One Single-Family Residence 11738 and 11740 20~ Street 7059-021-021 Detached Duolex, vacant land 20707 and 20707½ Pioneer Boulevard 7059-021-022 Dunlex
11 733 208th Street 7059-021-019 One Single-Family Residence To the north, south, east, and west of the project site are single- and multi-family residential units in the M-F-R zone (see Vicinity Map and Aerial View).
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
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Table 2· Surrounding Land Uses and Zoning
AREA EXISTING LAND USE ZONE DESIGNATION
North Multifamilv Residences M-F-R (Multiole-Farnilv Residential) East Single and Multifarnilv Residences M-F-R (Multiole-Farnilv Residential) South Multifarnilv Residences M-F-R (Multiole-Familv Residential) West Multifamilv Residences M-F-R (Multiole-Farnilv Residential) The site has a gross area of 2.40 acres and will have a net area of 1.83 acres following five-foot ( 5') road dedications on both 20th Street and 208"' Street. No road dedications are required along the Pioneer Boulevard frontage. The 208"' Street frontage is designated as the primary street frontage for front-yard setback purposes (see Exhibits "A" and "B").
The project consists of the following components:
• Nine (9) three-story buildings. Each building will contain five (5) condominium units for a total of 45 dwelling units. There will be two floor plans:
- Plan I will have 29 three-bedroom units with 1,536 square-feet each. - Plan 2 will have 16 four-bedroom units with 1,829 square-feet each. • Each unit will have a two-car garage.
• An additional nine open parking spaces will be provided for guest parking, including one ADA van accessible space.
• The overall building height will be 36 feet (see Exhibits "D," "E," "F," "G," "H," and "I"). • Vehicle access to the site is via two private streets from 20th and 208"' Streets. The private streets will be named Weingart Drive and Taper Drive. A third, non-through private street, Boyar Drive, and it connects to Taper Drive.
• Mailboxes for the site will be located along the north end of Taper Drive. • Two trash enclosures will be located to the east and west of the "Paseo" open space area and each trash enclosure will provide bins for managing the three waste streams as required by State law. • Storrnwater treatment devices will be located in the front yard area. • Approximately 332 linear feet of six-foot (6') tall block wall will be constructed along the western side of the site and low patio walls and gates (36 to 42 inches tall) will surround each private patio (see Exhibit "K").
Open Space
Areas identified on the site plan as a "Paseo" are common open space areas. The project will have approximately 3,770 square feet of common open space with a minimum dimension of 10 feet. Also, each unit will feature a private patio and yard spanning the width of the unit, with minimum dimensions that range from six feet to 12 feet for a total of7,164 square feet. Total Open Space is 10,934 square feet which is an average of243 square feet per unit. This is 407 square feet less for each dwelling unit than the minimum M-F-R zoning requirement of 650 square feet per unit. The applicant is using the provisions of state density bonus law for concessions on reductions in open space (see Exlubits "C" and "J").
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
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Project Zoning Compliance
Section 9330, et seq., of the Municipal Code (M-F-R Zone) specifies the standards for multiple family residential developments. This project has been reviewed for compliance and has been found to meet these standards. Section 9332.2 et. seq., of the Lakewood Municipal Code, provides additional development standards and regulations for condominiums. The specific requirements of this section are:
1. A Conditional Use Permit shall be issued and maintained in accordance with the requirements of this Chapter. In addition to any other conditions required, a condition of approval shall be that Covenants, Conditions, and Restrictions (CC&R's) be prepared and approved by the Director of Community Development and the City Attorney. In reviewing and approving said Covenants, Conditions and Restrictions, the following additional provisions and conditions shall be considered:
a. That adequate provisions are made for compliance with the terms and provisions of the precise plan's approval.
b. That provisions are made for responsible management and for perpetual succession thereto. c. That provisions are contained therein for the name and address of the person who will serve as the responsible manager, and provisions are made for the appointment of a successor thereto. d. Provision is made for the recording of the name and address of any successors to the responsible management.
e. Provision is made fixing and determining responsibility for all service and utility connections. £ Provision is made for the responsibility of maintaining all common walls and structures, and for collecting for the cost of repair and maintenance thereof. g. Provisions are made requiring management to be responsible for compliance with all of the terms and provisions of Development Review Board approval, any precise plan approval, and compliance with the zoning, building, and other ordinances of the City, including said permit. h. Provision is contained to the effect that management shall be a person or persons upon whom service of any notice, summons, city or court order may be made, and that such service will be binding on all owners of the property in respect to the occupancy, use or compliance with the terms and provisions of subdivision approval, precise plan approval, approval of the Development Review Board, and compliance with the ordinances of the City, including said permit.
1. The CC&R's shall contain a covenant and provision to the effect that use of the premises for condominium, planned development, community apartment, stock cooperative project, or investment apartment pmposes shall continue only during the existence and compliance with the terms and conditions of this subdivision approval, Development Review Board approval, and conditional use permit approval.
J. There shall be no amendment to the CC&R's without the approval of the Planning and Environment Commission.
k. The CC&R's shall contain a provision that the aforementioned enumerated conditions (a) through G) shall run in favor of the City of Lakewood, a Municipal Corporation, as well as all other persons interested in said subdivision, and in the event of violation may be enforced by the City of Lakewood, but the failure to do so shall not bar their enforcement in any future proceedings brought by the City of Lakewood or any other interested party.
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
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2. Each unit shall be served by a separate meter for each utility, and all colillilon areas shall be on separate meters in the name of the homeowner's association or other trustee.
3. Each building shall be served by separate sewer laterals to main line sewers.
4. All structures, subject to the provisions of this section, shall provide a minimum of a two (2) car enclosed-garage for each unit. All other parking standards of Section 9490 shall be observed. The two (2) car garages shall either be located abutting the private open space of its assigned unit or adjacent to an entry way into the unit.
5. Each unit shall be provided with sufficient space for private laundry facilities.
The above mentioned provisions should be made conditions of approval; further, Section 9332.2.A.8 states that in reviewing the CC&R's and the aforementioned conditions, the Director of Colillilunity Development is authorized to make minor changes in those conditions where necessary in order to secure approval of the Real Estate Colillilissioner, lending institution, or the Corporation Colillilissioners, and where the spirit, purpose and intent of these conditions are otherwise met.
The applicant is requesting waivers of development standards to physically accolillilodate the permitted density, as well as one incentive or concession. In this case the applicant is requesting a concession for reductions in required open space. The project is eligible for a reduced parking ratio pursuant to Government Code Section 65915(p)(l) (Density Bonus Law) which states that a city shall not require a vehicular parking ratio, inclusive of parking for persons with a disability and guests, which exceeds one and one-half onsite parking spaces for three-bedroom units and not more than two and one-half onsite parking spaces for units with four or more bedrooms.
The project will have 40 market-rate units and five (5) Below Market Rate (BMR) units. The BMR units will include two (2) low-income household units and three (3) very-low-income household units.
This project is required per State Density Bonus law to enter into an Affordable Housing Agreement.
The Affordable Housing Agreement will apply to the five ( 5) BMR units. These units are labeled as "BMR" on the site plan ( see Exhibit "B"). The BMR units must meet affordability requirements for 45 years. The proposed Resolution of approval includes a condition that the applicant enter into an Affordable Housing Agreement with the City. The Affordable Housing Agreement will include provisions to include reporting mandates to the City. In addition, if a property owner decides to rent an affordable unit, then the Affordable Housing Agreement shall be amended with the City and recorded with the Los Angeles County Registrar-Recorder prior to listing the affordable units for rent.
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
Basis for Approval or Denial of a Conditional Use Permit Section 9401.A of the Lakewood Municipal Code, provides the basis for approval or denial of a Conditional Use Permit. In consideration of this Section of the Code, the following are determined based on the justifications provided:
1. The proposed conditional use shall not be in substantial conflict with the General Plan.
The proposed condominium project conforms to the City's General Plan, which allows for multiple-family residential use of the subject site.
2. The nature, condition, and development of adjacent uses, buildings, and structures shall be considered, and no Conditional Use Permit shall be permitted where such will adversely affect or be materially detrimental to said adjacent uses, buildings, or structures.
To the north, south, east, and west are single- and multi-family residential units in the M-F-R zone. The proposed condominium development will not adversely impact the adjacent uses, buildings, or structures.
3. The site for a conditional use shall be adequate in size and shape to accommodate the yards, walls, fence, parking and loading facilities, landscaping, and other development features required by this Chapter, or as required as a condition in order to integrate said uses with the uses in the neighborhood.
The site will be developed in conformity with current M-F-R zoning regulations provided a CUP is obtained for the 38-foot-tall buildings. The project has been reviewed by staff and found to provide the yards, walls, etc., as required by Code. Although the project is eligible for a reduced parking ratio pursuant to Government Code Section 65915(p)(l), each unit will have a two-car garage, and an additional nine open parking spaces will be provided for guest parking.
4. The site for the conditional use shall be served by highways or streets adequate in width and improved as necessary to carry the kind and quantity of traffic such use would generate.
Vehicle access to the site will be from 207th and 208th streets. The General Plan designates both streets as local streets. A five-foot road dedication will be required on both streets. The road dedication is reflected in the VTTM and site plan.
5. That all other conditions and limitations imposed by this Chapter in connection with the proposed application for a Conditional Use Permit have been made.
All of the requirements ofLMC Section 9332.2, et. seq., of the Lakewood Municipal Code, which provides additional development standards and regulations for condominiums, have been met or will be incorporated during plan check.
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
Subdivision Requirements
Section 9215.C of the Lakewood Municipal Code establishes the guidelines for approval of a tentative parcel map:
1. The proposed map shall be in conformity with the zone in which it is located.
The General Plan designates the area for medium/high density residential land uses. The M-F-R zoning of the subject site is consistent with the General Plan designation. The proposal is for the construction of a 45-unit condominium project, which is a permitted use in that zone, and is not in conflict with the General Plan.
Maximum Density
LMC Section 93 32.B.2.( a) requires a minimum of 1,452 square feet per unit on lots greater than 25,000 square feet. The site is approximately 79,715 square feet which allows upto 54 dwelling units or a maximum allowed density of30 dwelling units per acre. The project's 45 units will be located on 1.83 acres, yielding a density of 24.6 units per acre, which is less than the maximum permitted density.
Minimum Density
LMC Section 9332.B.2.(b) requires a maximum lot area per dwelling unit of2,l 78 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. LMC Section 9332.B.2.(c) states that any lot or parcel that is greater than 25,000 square feet in area shall be developed with a minimum of 16 dwelling units. The project at 24.6 units per acre will be developed at greater than the minimum required density.
Although the project site will not be built at the maximum density as allowed by the City of Lakewood Housing Element, the remaining inventory of sites identified in the Housing Element shows that there is an adequate number of sites to accommodate the City of Lakewood's share of the Regional Housing Need Assessment pursuant to Section 65584 of the California Government Code. Furthermore, the project will not result in a net loss of dwelling units as the project replaces seven existing units with 45 new condominiumn units.
2. All permits and approvals applicable to the proposed map pursuant to the Lakewood Municipal Code have been obtained.
The proposal will be required to meet the zoning requirements of the Code and comply with the conditions of the Development Review Board. In addition, the proposed subdivision map has been reviewed by all applicable agencies. All conditions and recommendations will be incorporated into the approval of the subject map. Building permits shall be obtained prior to any construction.
3. All applicable requirements of any ordinance of the City of Lakewood regulating or otherwise relating to the conversion of existing buildings into condominium or stock cooperatives have been satisfied.
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
Page7
The proposal for the construction of a 45-unit condominium project has been fully reviewed by the staff and the Planning and Environment Commission and all applicable requirements of the Lakewood Municipal Code have been incorporated into the design.
Division of Land Committee
A Division of Land Committee meeting was held on October 15, 2025, pursuant to Section 9213.C of the Lakewood Municipal Code. Their findings and conditions were incorporated into the conditions of approval for Vesting Tentative Tract Map No. 84926.
Development Review Board
The project was reviewed by the Development Review Board as DRB case No. 9262 on October 16, 2025. In their action letter, the DRB recommends approval of this project to the Planning and Environment Commission (PEC). The PEC recommends approval of this project to the City Council.
Tue DRB letter, including recommended conditions of approval, are attached to this report and incorporated by reference in the proposed Resolution.
CEQA
The project is Categorically Exempt from the California Environmental Quality Act (CEQA) based on Sections 15301.(1), 15303.(3), and 15332 of the CEQA Guidelines, as amended.
Section 15301.(1) pertains to the demolition and removal ofindividual small structures listed in this subdivision. Specifically, 15301.(1) applies to the demolition of the three (3) single-family dwellings, and Section 15301.(2) applies to demolition of (2) two-uoitmulti-familyuoits each on their own parcels).
Section 15303.(3) pertains to the construction of332 linear feet of six-foot (6') tall block wall along the western side of the site and low patio walls around the private yard areas for each unit.
Section 15332 exempts projects characterized as in-fill development provided they meet the following conditions:
( a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
( c) The project has no value, as habitat for endangered, rare or threatened species. ( d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
( e) Tue site can be adequately served by all required utilities and public services.
Public Notice
Notification of the public hearing for Conditional Use Permit No. 1038 and VTTM No. 84926 was mailed to property owners within a 300-foot radius, posted on the City's website, and posted in a timely manner, pursuant to the Lakewood Municipal Code and State Law.
Conditional Use Permit 1038 and Vesting Tentative Tract Map No. 84926 20707 Pioneer Boulevard
December 9, 2025
SUMMARY
The applicant is requesting approval of a CUP and a VTTM for the purpose of developing a three-story, 45-unit residential condominium subdivision.
RECOMMENDATION
The Planning and Environment Commission and City staff recommend that the City Council approve Conditional Use Permit No. 1038 and VTTM No. 84926 subject to findings and conditions containe • or by reference and approve the related Categorical Exemption. The project is Catego ·cal E empt from the California Environmental Quality Act (CEQA) based on Sections 15301. ), 53 .(3), and 15332 of the CEQA Guidelines, as-.:;.;:/ /,?J1 le/ Aldo Cervantes Thaddeus McCormack
Director of Community Development City Manager
ATTACHMENTS
1) Vicinity Map
2) Aerial View
3) Exhibit "A" - Vesting Tentative Tract Map (VTTM) No. 84926 4) Exhibit "B" - Conceptual Site Plan
5) Exhibit "C" - Open Space Plan
6) Exhibit "D" - 5-Plex A Composite Floor Plans
7) Exhibit "E" - 5-P.lex B Composite Floor Plans
8) Exhibit "F" - Plan 1 Floor Plans
9) Exhibit "G" - Plan 2 Floor Plans
l O) Exhibit "H" - 5-Plex A Elevations
11) Exhibit "I" - 5-Plex B Elevations
12) Exhibit "I" - Conceptual Landscape Plan
13) Exhibit "K" - Conceptual Wall and Fence Plan
14) DRB Case No. 9262 letter dated October 16, 2025
15) PEC Resolution 14-2025 Recommending Approval
16) Proposed City Council Resolution of Approval
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2071
2070
2020
20702
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2072
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20743-45
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Conditional Use Permit No. 1038
Vesting Tentative Tract Map No. 84926
20707 Pioneer Boulevard
Brandywine Residential
SUBJECT SITE
VICINITY MAP
208th Street207th Street
M-F-R (Multi-Family Residential)
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Pioneer Boulevard SITE
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Conditional Use Permit No. 1038
Vesting Tentative Tract Map No. 84926
20707 Pioneer Boulevard
Brandywine Residential
AERIAL VIEW
SITE
0 25 50 100 Feet ±
OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
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OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
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OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE OHE
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DW DW DW N89° 44' 14"E 240.30'
N00° 30' 45"W 280.68' S89° 36' 21"W 190.06'
N00° 33' 34"W 140.58' N89° 36' 21"E 50.04'
S00° 34' 03"E 141.40' SSDWRWOHE SD FWUE GAS FWDWSS RWSD COMM RESIDENCE RESIDENCE ’ EXHIBIT "A"
GENERAL NOTES
1. EXISTING LAND USE: RESIDENTIAL
2. PROPOSED LAND USE: RESIDENTIAL
3. EXISTING ZmlNG: MULTI FAMILY RESIDENTIAL
4. PROPOSED ZONING: MULTI FAMILY RES DENTIAL
5. WATER SERVICE PROVIDED BY: GOLDEI\ STAE WATER COMPANY
6. SEWER SERVICE PROVIDED BY: LA COLNTY PUBLIC WORKS SEWER MAINTENANCE DISTRICT
7. ELECTRICAL SERVICE PROVIDED BY: SOUTHERN CAL FORNI A EDISON
8. GAS SERVICE PROVIDED BY: SOCAL GAS CO. 9. TELEPHONE SERVICE PROVIDED BY: AT&T
10. CABLE TELEVISION PROVIDED BY: SPECTRUM
11. PROJECT IS WITHIN THE ABC UNIFIED SCHOOL DISTRICT.
12. ALL LOTS SHALL BE HOMEOWNER OR HOMEOWNER ASSOCIATION MAINTAINED.
13. NO KNOWN ACTIVE FAULTS ARE KNOWN TO PROJECT THROUGH THE SITE NOR DOES THE SITE LE WITHIN THE BOUNDARIES OF AN "EARTI-QUAKE FAULT ZONE" AS DEFINED BY THE STATE OF CALIFORNIA IN THE ALQUIST-PRIOLO EARTHQUAKE FAULT ZONING ACT.
14. PROPERTY IS LOCATED WITHIN FLOOD ZONE ''X", (AREA WITH REDUCED FLOOD RISK DUE TO LEVEE) PER FIRM PANEL 06037C1980F EFFECTIVE 9/26/2008.
15. ASSESSOR'S PARCE_ NUMBER'S: 7059-021-003, 7059-021-018, 7059-021-019, 7059-021-021, AND 7059-021-022
16. PARKING PROVIDED: 90 ENCLOSED GARAGE SPACES
9 OPEN SPACES 99 TOT AL SP ACES
16. ALL OPEN SPACE AREAS, DRIVEWAYS, PRIVATE STREETS AND TRACTS WILL BE MAINTAINED BY THE HOA.
17. NO EXISllNG TREES ONSITE.
18. MAXIMUM EAVE HEIGHT IS 30'
EXISTING EASEMENTS
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AN EASEMEW FOR PIPELINES AND INCIDENTAL PURPOSES, RECORDED FEBRUARY 27, 1946 AS INSTRUMENT NO, 2503 OF OFFICIAL RECORDS.
IN FAVOR OF: SOUTHERN CALIFORNIA GAS COMPANY
AFFECTS: PARCELS 43 THROUGH 46 AN EASEMEN- FOR POLE LINES AND INCIDEN-AL PURPOSES, RECORDED MAY 24, 1950 AS INSTRUMENT NO. 2.363 OF OFFICIAL RECORDS.
IN FAVOR OF: SOUTHERN CALIFORNIA EDISON
AFFECTS: PARCELS 1 AND 21 THROUGH 28 AN EASEMEN- FOR PIPE LINES AND INCIDENTAL PURPOSES, RECORDED JANUARY 19. 1951 AS INSTRUMENT NO. 2417 OF OFFICIAL RECORDS.
IN FAVOR OF: SOUTHERN CALIFORNIA GAS COMPANY
AFFECTS: PARCELS 1 AND 21 THROUGH 28 AN EASEMEN- FOR PUBLIC ROAD, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED JANUARY 28, • 952 AS INSTRUMENT NO. 3305 IN BOOK 38135, PAGE .354 OF OFFICIAL RECORDS.
IN FAVOR OF: SOUTHERN CALIFORNIA GAS COMPANY
AFFECTS: PARCELS 43 THROUGH 46 AN EASEMEW FOR PUBLIC ROAD, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED JANUARY 28, • 952 AS INSTRUMENT NO. 3359 IN BOOK 38100, PAGE 370 OF OFFICIAL RECORDS.
IN FAVOR OF: COUNTY OF LOS ANGELES
AFFECTS: PARCELS 10, 47 AND 48 AN EASEMEW FOR PUBLIC ROAD, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED JANUARY 28, '952 AS INSTRUMENT NO. 3363 IN BOOK 38134, PAGE 279 OF OFFICIAL RECORDS.
IN FAVOR OF: COUNTY OF LOS ANGELES
AFFECTS: PARCELS 1 AND 21 THROUGH 24 AN EASEMEW FOR PUBLIC ROAD, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED JANUARY 28, , 952 AS INSTRUMENT NO. 3364 IN BOOK 38134, PAGE 281 OF OFFICIAL RECORDS.
IN FAVOR OF: COUNTY OF LOS ANGELES
AFFECTS: PARCELS 25 THROUGH 28 AN EASEMEW FOR PUBLIC ROAD, HIGHWAY AND INCIDENTAL PURPOSES, RECORDED MARC-i 20, '961 AS INSTRUMEU NO. 3422 IN BOOK D1161, PAGE 267 OF OFFICIAL RECORDS.
IN FAVOR OF: COUNTY OF LOS ANGELES
AFFECTS: PARCEL 10 AN EASEMEW FOR ROAD AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 27, 1967 AS INSTRUMENT NO. 2832 OF OFFICIAL RECORDS.
IN FAVOR OF: THE CITY OF LAKEWOOD
AFFECTS: PARCELS 1 AND 21 TO 28
PROPOSED EASEMENTS
@ AN EASEMEW FOR ROAD AND INCIDENTAL PURPOSES IN FAVOR OF: THE CITY CF LAKEWOOD AFFECTS: PARCEL 10 AND 43 THROUGH 48
BENCHMARK:
BENCHMARK NO. 2Y8934 RDBM TAG IN SOUTH CATCH BASIN 300MM(1') =./0 BEGIN OF CUR3 RETURN@ SOUTHEAST CORNER OF PIONEER BLVD & 207TH ST ELEV: 40.124' (2013)
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BOYAR DR, TAPER DR, WEINGART DR SECTION B-B: 207TH ST SECTION C-C: PIONEER BLVD SCALE: 1•-10• SCALE: 1 -10• SCALE: 1•-10•
PREPARED BY=
No. 68795
ADVANCED
CIVIL GROUP
ADVANCED CIVIL GROUP, INC.
30251 GOLDEN LANTERN
SUITE E, PMB 251
LAGUNA NIGUEL, CA 92677 (866) 338-5778 PHONE (866) 338-5778 FAX '1/1/W.AOVANCEOCIVI LGROU P. COM
SECTION D-D: 208TH ST
SCALE: 1 -10•
10/13/2025
R. 'sTEVEN AUSTIN, PE DATE
RCE 68795 EXP: 9/30/27
ELVINS ST
RENVILLE ST
DEL AMO BLVD
205TH ST
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209TH ST
CENTRALIA ST
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REAL PROPERTY IN THE CITY OF LAKEWOOD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCELS 1 THROUGH 1 O, 21 THROUGH 28 AND 43 THROUGH 48 AS SHOWN ON LICENSED SURVEYORS MAP FILE IN BOOK 18, PAGE 33, RECORD OF SURVEYS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY .
APN: 7059-021-00.3, 7059-021-018, 7059-021-019, 7059-021-021, AND 7059-021-022 BASIS OF BEARINGS=
THE BEARING OF N 0'30'45" W ALONG THE CENTERLINE OF PIONEER BLVD PER LICENSED SURVEYORS MAP FILED IN BOOK 18, PAGE 33, RECORD OF SURVEYS IN THE CITY OF LAKEWOOD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, WAS USED AS THE BASIS OF BEARINGS FOR THIS SURVEY.
PROPERTY ADDRESS=
20707 PIONEER BLVD
LAKEWOOD, CA 90715
ASSESSOR PARCEL NUMBER=
APN: 7059-021-003, 7059-021-018, 7059-021-01 9, 7059-021-021, AND 7059-021-022 LOT AREA=
GROSS: 2.40 ACRES
NET: 1.83 ACRES
DENSITY CALCULATIONS:
PROPOSED TOWNHOMES:
NET AREA:
PROPOSED DENSITY:
EARTHWORK=
CUT = 2,310 CY
FILL = 10 CY
OVEREX = 28,000 CY
45 UNITS
1.8.3 AC
24.6 DU/AC
LOSSES @ 15% SHRINKAGE = 4,200 CY
IMPORT = 1,900 CY
THESE VALUES ARE FOR PLAN CHECK PURPOSES ONLY; THE CONTRACTOR SHALL VERIFY THEIR OWN QUANTlllES PRIOR TO START OF WORK.
DEVELOPER=
BRANDYWINE HOMES
2355 MAIN ST #220
IRVINE, CA 92614
(949) 296-2400
STATEMENT OF OWNERSHIP=
WE, THE UNDERSIGNED, DO HEREBY STATE THAT WE ARE THE RECORD OWNERS OF THE PROPERTY COMPRISING TI-HS TENTATIVE TRACT MAP AND THAT WE HAVE CONSENTED TO THE FILING OF SAID MAP.
STANLEY JOSEPH ZOR AND ELAINE J ZOR, TRUSTEES OF THE STANLEY JOSEPH ZOR AND ELAINE J. ZOR LIVING TRUST, AS TO UNDIVIDED 50% INTEREST AND JOHN JACOB ZOR AND JANICE DEE ZOR. TRUSTEES OF THE JOHN JACOB ZOR AND JANICE DEE ZOR LIVING TRUST, AS TO AN UNDIVIDED 50% INTEREST BY: DATE:
EX AC PAVEMENT
20 10 D 20 40 60 I ~1----1 1-----<1
-----
SCALE: 1 "~20'
SCALE:
DATE:
GROSS AREA:
NET AREA:
CONTOURS:
TOTAL LOTS: TOTAL UNITS:
1" = 20'
10/13/2025
+ /- 2.40 AC
+/- 1.8.3 AC
1 FOOT 1 NUMBERED
0 LETTERED
45 TOWNHOMES
VESTING TENTATIVE TRACT MAP NO. 84926
FOR CONDOMINIUM PURPOSES
LAKEWOOD, CA
SHEET 1 OF 1
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
C
Trash
Enclosure
ADA Space
Transformer Transformer
O
R T
O
R T
Trash
Enclosure
ADA
Unit
12345
6 7
8 9
10 11
12 13
14 15
41 42
43 44
45 16
17 18
19 20
25 24 23 22 21
26 27 28 29 30
31 32
33 34
35 36
37 38
39 40
BMRUnit
ADA
Unit
ADA
Unit
ADA
Unit
ADA
Unit
BMRUnit
BMRUnit
BMRUnit
BMRUnit
Building Setback Line
Building Setback Line
Building Setback Line
Building Setback Line
Building Setback Line
Building Setback Line
(10' from powerline)
28.0'
20.0'
28.0'
113.4'
11.0'
6.9'
5.0'
3.0'
3.0'
8.0'
3.0'
10.0' 17.3'
10.0'
21.4'
25.0'
5.0'
20.0'
9.0' 25.0' 25.0'
28.0'
3.0' 3.0'
20.2' 15.1'
4.0'
9.3' 4.0'
10.0'
14.9'20.9'
20.9'
14.9'
8.9'
4.0'
4.0'
5.4'
8.0'
8.9'
8.9'
3.8'
4.0'
5.2'
1.7' 2.0'
5.1'
2.0'
5.1' 7.9'
7.8'
Notes:1. Site plan is for conceptual purposes only.
2. Site plan must be reviewed by planning, building, and fire departments for code compliance.
3. Base information including power poles, powerline location and width to be confirmed by civil engineer.
4. Civil engineer to verify all setbacks and grading information5. Building Footprints might change due to the final design elevation style.
6. Open space area is subject to change due to the balcony design of the elevation.
7. Building setbacks are measured from property lines to building foundation lines.
PIONEER BLVD.
207TH STREET
Project Summary
Total Gross Site Area: ± 1.86 AcresTotal Net Site Area: ± 1.83 Acres (Excludes 5-foot dedication on 208th St.) Total Units: 45 (3 Story For Sale Townhomes)
▪ (29) Plan 1: 1,550 SF; 3 bed+den/ 2.5 bath▪ (16) Plan 2: 1,839 SF; 4 bed/ 3.5 bath Density: ±24.6 Homes per Acre Net
Parking:
Required: 134 Spaces (Min. 1 Covered Space per Unit)
▪ 73 Spaces (2.5 Spaces per 3-bed Unit)▪ 48 Spaces (3.0 Spaces per 4-bed Unit)▪ 13 Guest Spaces (10% of Total Parking Provided) Provided*: 99 Spaces
▪ 90 Garage Spaces (2-car Garage per Unit)▪ 9 Open Spaces (Incl. 1 Compact and 1 Accessible Stall) Usable Open Space Required: 29,250 SF (650 SF per unit; Includes Min. 130 SF Private)Usable Open Space Provided*: 12,650 SF Common Open Space:
Provided: 3,860 SF (Excludes Front Yard along 208th Street & Spaces less than 10' dimension per code)
Private Open Space: 8,790 SF (Avg. 195 SF per Unit)
Provided: 8,790 SF (Front Yards/Porches, Min. 6' Deep)
Net Area Boundary
Gross Area Boundary
208TH STREET (Front)
Paseo
208th Street Setback (Front
Yard) Excluded from Open
Space Calculations
Powerline to beUndergrounded
Front Entry & PrivateFront Yards alongPioneer
Private Front Yard and
Side Yards along 207th
*Concession for Parking & waiver for Open
Space per State Density Bonus Law
Overhead Powerline
MADERA SP1
LAKEWOOD, CA FIRST SUBMITTAL
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 0 15 30 60
CONCEPTUAL SITE PLAN
SP
EXHIBIT "B"
G
•
0 ARCHITECTS. PLANNERS. DESIGNERS
BRANDYWINE
HOM£$
WHA
O
R T
O
R T C
ADA Space
Transformer Transformer
12345
6 7
8 9
10 11
12 13
14 15
41 42
43 44
45 16
17 18
19 20
25 24 23 22 21
31 32
33 34
35 36
37 38
39 40
25 24 28 29 30
5.5'
12.0' 10.5' 12.0'10.5' 11.0' 12.0' 10.5' 8.5' 4.0'
6.0'
4.5'
6.0'
6.0'
6.0'
6.0'
6.0'
6.0' 6.0'
6.0' 6.0'
6.0' 6.0'
6.0'
6.0'
6.0' 6.0'
6.0' 6.0'
6.0'
6.0'
14.8'
15.0'
15.2'
15.3'
15.5'
15.9'
16.1'
13.3'
16.4'
16.6'
9.0'
5.0'
22.4'
7.5' 7.5' 7.5' 7.5'
6.7'
6.9'
7.0'
7.1'
7.3'
10.1'
10.0'
334 SF 267 SF 268 SF 270 SF 273 SF
596 SF
148 SF 149 SF 150 SF 154 SF
118 SF 121 SF 123 SF 126 SF 132 SF
123 SF 123 SF 123 SF 123 SF 123 SF
123 SF
123 SF 123 SF 123 SF
123 SF
123 SF
123 SF
123 SF
123 SF
123 SF
123 SF
123 SF 123 SF
587 SF 360 SF 360 SF 354 SF 363 SF 355 SF 338 SF 336 SF 330 SF 343 SF Paseo: 2090 SF Paseo: 1100SF Paseo: 570 SF 123 SF
123 SF
20.3' 15.1'
C 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. dba WHA. | 2025104 | 11-04-25 Madera 0 10 20 40
Lakewood, CA SECOND SUBMITTAL
PIONEER BLVD.
207TH STREET
OPEN SPACE PLAN
208TH STREET (Front)
Paseo
Legend
Common Open Space (10' Minimum Dimension) = 3,760 SF
Front Yard Landscaped Area (Not Counted Towards Common Open Space SF)Private Yard + Porch* (6' Minimum Dimension)Private Yard <6' Dimension (Not Counted towards Private Open Space SF)Private Yard in Front Setback (Not Counted towards Private Open Space SF) *Private Open Space noted on the plan for each unit.
Additonal Private Open Space on second floor decks(5.5' Deep): 72 SF/Plan 1 & 85 SF/Plan 2 EXHIBIT "C"
I
:x
· L
•
ARCHITECTS , PLANNERS , DESIGNERS
BRANDYWINE
HOMES
ORANGE COUNTY. LOS ANGELES. BAY AREA
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
35'-0"
110'-8"
2'-6"
36'-0"
PLAN 2 PLAN 1 PLAN 1 PLAN 1 PLAN 2
DN
16R
DN
16R
37'-6"
110'-8"
PLAN 2 PLAN 1 PLAN 1 PLAN 1 PLAN 2
DN
16R UP16R
UP
16R
DN
16R
37'-6"
110'-8"
PLAN 2 PLAN 1 PLAN 1 PLAN 1 PLAN 2
MADERA A.2
LAKEWOOD, CA
0 4 8 16
FIRST SUBMITTAL
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 5-PLEX 'A' | Composite Floor Plans
Third Level First Level
Roof Plan Second Level
3.5:123.5:12
EXHIBIT "D"
I
I
I
I
I
I I I
~~-------·~~-~~~~~~----
BRANDYWINE
HOMES
i I I
WHA.
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
35'-0"
108'-2"
2'-6"
PLAN 1 PLAN 1 PLAN 1 PLAN 1 PLAN 2
36'-0"
DN
16R
37'-6"
108'-1"
PLAN 1 PLAN 2
DN
16R
PLAN 1 PLAN 1 PLAN 1
UP
16R
DN
16R
37'-6"
108'-2"
PLAN 1 PLAN 2
UP
16R
DN
16R
PLAN 1 PLAN 1 PLAN 1
MADERA A.4
LAKEWOOD, CA
0 4 8 16
FIRST SUBMITTAL
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 5-PLEX 'B' | Composite Floor Plans
Third Level First Level
Roof Plan Second Level
3.5:123.5:12
EXHIBIT "E"
BRANDYWINE WHA.
HOMES
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
5050 SL
2040 SH
DN
16R
5068 BI-PASS 5068 BI-PASS
3068
5050 SL 5050 SL
2668
2468
2468
BDRM 3
10'-0" x 10'-0"
3068
BDRM 2
10'-0" x 10'-0"
PRIMARY BDRM
13'-0" x 12'-0"
PRIMARY
BATH
BATH 2
W.I.C.
2668
5046 SL
2040 SH
3080 SC
5050 SL
LAU.
2468
2868
2040 SH
UP
16R
DN
16R
2468
GREAT ROOM
13'-0" x 19'-0"
GREAT ROOM
13'-0" x 5'-0"
PDR.
KITCHEN
PAN.
16070 SEC. GAR. DOOR
HYBRID
W/H
4050 SL
ENTRY
2 - CAR GARAGE
20'-0" x 20'-0"
2868 SC
2468
3080 SC
CTS.
DEN
10'-0" x 11'-0"
PORCH
A.5
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 MADERA
LAKEWOOD, CA FIRST SUBMITTAL
PLAN 1 | Unit Floor Plans
Third Level Second Level First Level
1,550 SF
3 Bedroom | 2.5 Bath
Den
2-Car Garage
EXHIBIT "F"
"'-ll' 21'-D' 21'-<I"
lll'-4' 1'-8' 13'-11' 7'·1'
---------------------------
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13-11 ' '_ 6'-1' 111'-2' ,.,, , ... 15"-0' I •·•
... 21'-D' 21'-{I"
BRANDYWINE WHA.
HOMES
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
16070 SEC. GAR. DOOR
UP
16R
3068 SC
5050 SL 2040 SH
3080 SC
2040 SH
ENTRY
2 - CAR GARAGE
20'-0" x 20'-0"
HYBRID
W/H
BATH 3
W.I.C.
BDRM 4
10'-0" x 9'-6"
PORCH
3068
3068
3068
3068
2040 SH
3080 SC
5050 SL
LAU.
2468
2868
2040 SH
DN
16R UP16R
5050 SL
6050 SL
2668
2468
3040 SH
FAMILY
15'-6" x 13'-0"
DECK
5'-0" x 15'-6"
DINING
15'-0" x 10'-0"
PDR.
PAN.
CTS.
5050 SL 2040 SH
DN
16R
2040 SH 2668 2668
5068 BI-PASS
2468
2040 SH
2668
2468
2468
2468
5050 SL 5050 SL
6068 BI-PASS
2040 SH
BDRM 2
10'-2" x 12'-0"
BDRM 3
10'-0" x 12'0"
BATH 2
W.I.C.
PRIMARY
BATH
LIN.
PRIMARY BDRM
13'-0" x 13'-0"
A.6
0 2 4 8
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 MADERA
LAKEWOOD, CA FIRST SUBMITTAL
PLAN 2 | Unit Floor Plans
Third Level Second Level First Level
1,839 SF
4 Bedroom | 3.5 Bath
2-Car Garage
EXHIBIT "G"
11'-0" NI' 16'·5' 7'·1'
m
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D
;
II II
-i,-,
.. 0
II
1'-5' 23'~' 5"-10' 10'-3'
BRANDYWINE WHA.
HOMES
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
MADERA A.1
LAKEWOOD, CA
0 4 8 16
FIRST SUBMITTAL
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 5-PLEX 'A' | Exterior Elevations
Note: Artist’s Conception; Colors, Materials and Application May Vary.
Front
Rear
Left
Right
MATERIALSRoof: Concrete 'S' TileFascia: 2X Wood FasciaBarge: Wood Barge BoardGable: Decorative Metal Gable End DetailAccent: Decorative ShuttersExterior: StuccoEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage Doors Color Scheme 1 Color Scheme 1Color Scheme 1 Color Scheme 1 36'-0''
EXHIBIT "H"
I
BRANDYWINE WHA.
HOMES
ORANGE COUNTY . LOS ANGELES . BAY AREA . SACRAMENTO
MADERA A.3
LAKEWOOD, CA
0 4 8 16
FIRST SUBMITTAL
© 2025 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA. | 2025104 | 07-09-25 5-PLEX 'B' | Exterior Elevations
Note: Artist’s Conception; Colors, Materials and Application May Vary.
Color Scheme 2
Color Scheme 2
Color Scheme 2Color Scheme 2
(Alternate porch condition at Unit 30)
Front Alternate Front
Rear
Left
Right
MATERIALSRoof: Concrete 'S' TileFascia: 2X Wood FasciaBarge: Wood Barge BoardGable: Decorative Metal Gable End DetailAccent: Decorative ShuttersExterior: StuccoEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage Doors 36'-0''
EXHIBIT "I"
BRANDYWINE WHA.
HOMES
28.0'
20.0'
28.0'
116.4'
11.0'
6.9'
5.0'
3.0'
3.0'
8.0'
3.0'
10.0' 17.3'
10.0'
21.4'
25.0'
5.0'
20.0'
9.0' 25.0' 25.0'
28.0'
3.0' 3.0'
20.2' 15.1'
4.0'
9.3' 4.0'
10.0'
14.9'
20.9'
20.9'
14.9'
8.9'
4.0'
4.0'
5.4'
8.0'
8.9'
8.9'
3.8'
4.0'
5.2'
2.0'
5.1'
2.0'
5.1' 7.9'
D
S
S
S
S
D
S
GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS 111 1111111 42" HIGH PATIO
GATE (TYP.)
PILASTER 36" WIDE ENTRY
WALK (TYP.)
ENHANCED ENTRY PAVING
(STAMPED CONCRETE)
SIGHTLINE
42" HIGH STUCCO
PATIO WALL (TYP.)
PATIO GATE (TYP.)
PEDESTRIAN
CROSSING
SEAT WALL
48" WIDE
PASEO WALK
48" WIDE WALK
ENTRY MONUMENT
(SIGN)
48" WIDE WALK 48" WIDE WALK SIGHTLINE
6' HIGH WALL WITH
2 END PILASTERS
48" WIDE WALK
PROPERTY LINE
BLOCK WALL
48" WIDE WALK
FOR ADA
ACCESSIBLE UNIT
ENHANCED
ENTRY PAVING
PRIVATE PATIO
(TYP.)
TRANSFORMER/
PARKING SCREENING
10 9
Eleaocarpus decipens Japanese Blueberry
Tree
15 Gal. Std.
Columnar
57 Moderate
TOTAL TREE QUANTITIES
ON PROPERTY: 104
OFF PROPERTY/PARKWAY: 22
| 2265.001 | 07-09-25
Madera 0 10 20 40
Lakewood, CA FIRST SUBMITTAL
CONCEPTUAL LANDSCAPE SITE PLAN
S:\clients\brandywine_homes_2265\2265001\06_landscape_cad\p_production\1_concept\sheets\concept_plan 16 Slot CBU Mailbox
Paseo Seat Wall (Stucco)
Marina Strawberry
Tree
Bottle Tree
Enhanced Vehicular Paving Stamped Concrete
10 6
11 4
24" Box
Upright Multi
24"-36" Box
Upright Multi
20' O.C.
TYP.
20' +/-
O.C. TYP.
20' O.C.
TYP.
20' MIN.
CLR. TYP.
L-1
EXHIBIT "J"
I
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VINE LEGEND
T>lll'IU)ATIOfjSY'ITUl l><All lf.l"R:l'.IIOIOA1-ltEA010 ~lHl~,M.l.ow.\.~Cf'.-TilfWUtoi.r.c:TOIIA!IQ"""-'.
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6' - 0" CMU PILASTER
5' - 6" CMU WALL
STUCCO PATIO WALL
36" TO 42" HIGH
CIRCULAR SEAT
WALL WITH CAP
VINYL PATIO
GATE
MAILBOXES
6' - 0" CMU PILASTER SIGHT LINE
SIGHT LINE
ENTRY
MONUMENT WALL
TRASH ENCLOSURE
TRASH ENCLOSURE
| 2265.001 | 07-09-25
Madera 0 10 20 40
Lakewood, CA FIRST SUBMITTAL
S:\clients\brandywine_homes_2265\2265001\06_landscape_cad\p_production\1_concept\sheets\concept_plan
WALL & FENCE PLAN
CMU Block Wall and Pilaster
Stucco Patio Wall
(36" to 42" high)
Trash Enclosure
5'-6" to 6'-0" Height Monument Signage
(Example)
Plan View
Elevation
Wood Look Vinyl Patio Gate
(Color TBD)
L-2
EXHIBIT "K"
I 207TH STR EET
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BRANDYWINE t-------------------------------------------~ ~ = -' HOMES
RESOLUTION NO. 14-2025
A RESOLUTION OF THE PLANNING AND ENVIRONMENT COMMISSION
OF THE CITY OF LAKEWOOD RECOMMENDING TO THE CITY COUNCIL
OF THE CITY OF LAKEWOOD APPROVAL OF CONDITIONAL USE
PERMIT NO. 1038 AND VESTING TENTATIVE TRACT MAP NO. 84926 FOR A 45-UNIT CONDOMINIUM DEVELOPMENT WITH NINE THREESTORY BUILDINGS IN EXCESS OF TWO STORIES OR 25 FEET IN HEIGHT GENERALLY LOCATED AT 20707 PIONEER BOULEY ARD,
LAKEWOOD, AND THE ENVIRONMENTAL DETERMINATION
(CATEGORICALLY EXEMPT).
THE PLANNING AND ENVIRONMENT COMMISSION OF THE CITY OF
LAKEWOOD DOES HEREBY FIND, RESOLVE AND DETERMINE AS FOLLOWS:
SECTION 1. The Applicant, Brandywine Residential, 2355 Main Street, Suite 220, Irvine, California 92614, owner of an interest in the following described real property, requests approval of a Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926 for a 45-unit condominium development with nine (9) three-story buildings in excess of two stories or 25 feet in height (i.e. to be three stories and 36 feet in height) on properties described as a Portion of Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 18, 19, and 21 in the City Of Lakewood, County of Los Angeles, State of California, as per of Licensed Surveyor's map in Book 18 Page 33 in the County Recorder's Office of said County, also known as Los Angeles County Assessor's Parcel Numbers 7059-021-003, 7059-021-018, 7059-021-019, 7059-021-021, and 7059-021-022, all as shown in the attached minutes and report of the Planning and Environment Commission (PEC), attached hereto and made a part hereof as though set forth in full, the PEC does hereby find and determine as provided in this Resolution.
SECTION 2. The Planning and Environment Commission does hereby report find that the project is categorically exempt from the California Environmental Quality Act (CEQA) based on Sections 15301.(1), 15303.(3), and 15332 of the CEQA Guidelines, as amended.
SECTION 3. The PEC does hereby report that a public hearing was held before the PEC in respect to the application on the November 6, 2025 and notification of the hearing was made as required by law. A summary of the hearing is contained in the minutes of the PEC.
SECTION 4. The Planning and Environment Commission of the City of Lakewood does hereby find and determine:
A. Notice of the time and place of the public hearing in connection with this matter has been given in the manner required by State law and Section 9422 of the Lakewood Municipal Code.
B. The proposed Conditional Use Permit, Vesting Tentative Tract Map, and design and improvements of the proposed subdivision are consistent with the General Plan and the Housing Element.
Resolution No. 14-2025 -2- CUP No. 1038 and VTTMNo. 84926 A. The proposal is for a 45-unit residential condominium project generally located at 20707 Pioneer Boulevard.
B. The proposed project is in substantial conformity with the Lakewood Zoning Code pertaining to condominium development in the M-F-R zone.
C. The proposed project was reviewed and approved by the Development Review Board at their meeting of October 16, 2025.
D. The proposed condominium project conforms to the City's General Plan and Housing Element, which plans for multiple-family residential development on the site.
E. The site is physically suitable to accommodate the proposed condominium development.
F. Development of this project requires a five-foot (5') wide road dedications along the frontage of 207th and 208th Streets. The proposed dedication is in conformity with the Circulation Element of the adopted General Plan of the City of Lakewood as required by Section 65402 of the Government Code of the State of California.
G. Adjacent uses, buildings, and structures have been.considered, and the project will not adversely affect the same.
H. The proposed project meets the applicable development standards of the Lakewood Municipal Code.
L The abutting streets will adequately carry the kind and quantity of traffic that the proposed project and future development in the area would generate.
J. The design of the subdivision or the type of improvement will not conflict with any existing or proposed easements acquired by the public at large for access through, or use of the property within the proposed subdivision.
K. Although the project site will not be built at the maximum density as allowed by the City of Lakewood Housing Element, the remaining inventory of sites identified in the Housing Element shows that there is an adequate number of sites to accommodate the City of Lakewood's share of the Regional Housing Need Assessment pursuant to Section 65584 of the California Government Code. Furthermore, the project will not result in a net loss of dwelling units.
L. The project will have 40 market-rate units and five (5) Below Market Rate (BMR) units. The BMR units shall include two (2) low-income household units and three (3) very-lowincome household units.
M. The Property Owner shall enter into an Affordable Housing Agreement with the City and provide a fully executed copy of the Affordable Housing Agreement which has been Resolution No. 14--2025 -3- CUP No. 1038 and VTTM No. 84926 recorded with the Los Angeles County Registrar-Recorder to the City prior to the issuance of the Certificate of Occupancy. In the event a Property Owner decides to rent an affordable unit, then the Affordable Housing Agreement shall be amended with the City and recorded with the Los Angeles County Registrar-Recorder prior to listing the affordable units for rent.
N. All BMR units shall remain affordability for a period of not less than 45 years.
0. All other conditions and limitations imposed by the Zoning Code in connection with the proposed application for a Conditional Use Permit and a Vesting Tentative Tract Map have been met.
P. Notification of the public hearing for this application has been made, pursuant to Section 9422, et seq., of the Lakewood Municipal Code and State Law.
Q. The Division of Land Committee met to review the proposed subdivision and made findings and recommendations to the PEC as contained in the staff report, pursuant to Section 9213.C of the Lakewood Municipal Code.
SECTION 5. The Planning and Environment Commission of the City of Lakewood, based upon the aforementioned findings and determinations does hereby recommend to the City Council of the City of Lakewood approval of Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926, provided, however, the following conditions are observed and complied with at all times:
A. The Conditional Use Permit shall be complied with within four (4) years from the date of the granting of this application and not thereafter violated or deviated from except where authorized by amendment to this Resolution adopted in accordance with the provisions of this Resolution and the Municipal Code. The granting of the Conditional Use Permit is subject to the conditions herein set forth or referenced are binding on the heirs, assigns and successors in interest of the applicant and their heirs, assigns and successors in interest.
B. Approval of Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926 for a 45-unit residential condominium with nine (9) three-story buildings in excess of two stories or 25 feet in height development located at 20707 Pioneer Boulevard is based on Exhibits "A" through "K."
C. Before building permits are issued, the developer shall comply with the requirements of the City of Lakewood sanitary sewer reconstruction ordinance. A sewer reconstruction fee, in an amount determined by the Director of Public Works, shall be paid by the applicant prior to the issuance of a building permit.
D. The project shall comply with the recommended conditions of approval listed in the Development Review Board Case No. 9262 action letter dated October 16, 2025.
Resolution No. 14-2025 -4- CUP No. 1038 and VTTM No. 84926 E. Provisions shall be made for the continual maintenance of the common areas. This shall be achieved by the formation of a homeowner's association, comprised of the owners of the residential units responsible for the maintenance of the common areas.
F. Covenants, Conditions, and Restrictions (CC&R's) shall be prepared and approved by the Director of Community Development and the City Attorney. In reviewing and approving the CC&R's, adequate provisions shall be made and included in the CC&R's, for the following:
1. Compliance with the terms and provisions of the Precise Plan as applicable.
2. Responsible management and the perpetual succession of management for the homeowner' s association.
3. Name and address of the person who will serve as the responsible manager and the appointment of a successor to the manager.
4. Recording the name and address of any successors to the management.
5. Fix and determine management responsibility for all service and utility connections.
6. Establish the responsibility for the homeowner's association to maintain all common a_reas and facilities, including fences, gates, walls, driveways, sidewalks, landscaped areas, trash enclosure, lighting, mailboxes, hardscape, common area structures and amenities, and for the collection of the cost ofrepair and on-going maintenance thereof.
7. Establish the responsibility for compliance with all terms and provisions of the Development Review Board approval, any Precise Plan approval, and compliance with the zoning, building and other ordinances of the City, including said permit.
8. Establish the responsibility for management to be a person or persons upon whom service of any notice, summons, city or court order may be made, and that such service will be binding on all owners of the property in respect to the occupancy, use, or compliance with the terms and provisions of subdivision approval, approval of the Development Review Board, and compliance with the ordinances of the City, including said permit.
9. Require that use of the project site for condominium shall continue only during the existence and compliance with the terms and conditions of this subdivision approval and the Development Review Board approval.
10. Require the maintenance of the exterior and interior of each dwelling unit by the respective property owner of each dwelling unit, unless that responsibility or portions of that responsibility are specifically assigned to the homeowner' s association in writing.
Resolution No. 14-2025 -5- CUP No. 1038 and VTTM No. 84926
11. Require each garage to be equipped with an automatic garage door opener and that such automatic door openers shall be maintained in operating condition at all times.
12. Require that all garages remain unobstructed so as to allow two vehicles to park in each garage and require that all exterior parking spaces remain unobstructed to allow one vehicle to park in each designated parking space.
13. Require that no boats, recreational vehicles, trailers, or other such vehicles shall be stored in any garage, exterior parking space, or any other location on this tract, and that no non-emergency auto repairs shall be allowed in any parking space.
14. Prohibit the outdoor storage of personal items, except for outdoor patio furniture, landscaping pots, and portable barbeques.
15. Require that there shall be no amendment related to any conditions contained in the CC&R's that are imposed, regulated, or otherwise required by the City without prior approval of the Planning and Environment Commission ..
16. The CC&R's shall contain a provision that the aforementioned enumerated conditions 1 through 15 shall run in favor of the City of Lakewood, a Municipal Corporation, as well as all other persons interested in said subdivision, and in the event of violation may be enforced by the City of Lakewood, but the failure to do so shall not bar their enforcement in any future proceedings brought by the City of Lakewood or any other interested party.
G. The project shall comply with the requirements of the Hydrology Study to the satisfaction of the City of Lakewood.
H. The site shall be surrounded by a six (6) foot-tall masonry wall as measured from finished grade along the west perimeter of the site, except in those areas designated as front yard in which case said wall shall not exceed a height of 42 inches in height when measured from top to curb in the public right-of-way.
I. The final map shall be reviewed and approved by the City of Lakewood to ensure that all geotechnical requirements have been properly depicted.
J. A grading plan and soil and geology report shall be reviewed and approved by the City of Lakewood prior to Final Map approval. The grading depicted on the grading plan shall agree with grading depicted on the tentative map and the conditions approved by the Planning and Environment Commission. If the subdivision is to be recorded prior to the completion and acceptance of grading, corrective geologic bonds shall be required.
K. Prior to grading plan approval, a detailed engineering geology and soils engineering report shall be submitted which addresses the proposed grading. All recommendations of the geotechnical consultants shall be incorporated into the plan.
Resolution No. 14-2025 -6- CUP No. 1038 and VTTMNo. 84926 L. Provide the latest drainage report or hydrology study for approval by the City Engineer.
M. Provide approval of the grading plan by the City of Lakewood.
N. Provide approval of permits and/or letters of non-jurisdiction from all State and Federal agencies, as applicable. These agencies may include, but are not limited to, the State of California Regional Water Quality Control Board, Sate of California Department of Fish and Wildlife, State of California Department of Energy Conservation, Division of Oil, Gas, and Geothermal Resources, and the U.S. Army Corps of Engineers.
0. Submit grading plans to the City of Lakewood for review for verification of compliance applicable codes and policies. The grading plan shall show and call out the following items, including but not limited to; construction of all drainage devices and details, paved driveways, elevation and drainage of all pads, SUSMP and LID devices (if applicable); and any required landscaping and irrigation not within common area or maintenance easement. Acknowledgement and/or approval from all easement holders may be required.
P. A maintenance agreement or Covenant, Conditions, and Restrictions may be required for all privately maintained drainage devices, slopes, and other facilities to the satisfaction of the City Engineer.
Q. Depict radii of curb returns on Pioneer Boulevard on the Map.
R. Construct new public right of ways to meet current Americans with Disabilities Act guidelines to the satisfaction of the City Engineer, if required.
S. Construct and/or repair any displaced, broken, or damaged curbs, gutters, driveways, sidewalks, and pavement that occurred during construction adjacent to the property in the public right of ways to the satisfaction of the City Engineer and subject to the conditions of an encroachment permit.
T. New driveways and driveway aprons shall be installed to the satisfaction of the City Engineer and permit.
U. Developer shall install/replace disabled person ramps to the satisfaction of the City Engineer and permit.
V. Prior to final map approval, enter in an agreement with the City's franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of the City Engineer or provide documentation that steps to provide cable TV to the proposed subdivision have been initiated to the satisfaction of the City Engineer.
W. Comply with recommended mitigation measures contained in the Vehicle Miles Travelled (VMT) analysis, if any, as a means of reducing VMT-related impacts as identified in the VMT analysis approved as approved by the City of Lakewood.
Resolution No. 14-2025 -7- CUP No. 1038 and VTTM No. 84926 X. Install and dedicate main line sewers on-site and off-site and serve each building with a separate house lateral to the satisfaction of the City of Lakewood. Unless otherwise required by the city, construction of additional off-site sewer mainline will be required should this sewer system not exist, posting of bonds will also be necessary prior to recordation should the improvements not be completed before then.
Y. Utility easements are required, subject to review by the city to determine the final locations and requirements.
Z. An on-site water system maintained by the developer or homeowner's association, with appurtenant facilities to serve all buildings on the land division, shall be provided. The system shall include fire hydrants of the type and location as determined by the County of Los Angeles Fire Department. The water mains shall be sized to accommodate the total domestic and fire flows.
AA. There shall be filed with the City Engineer a statement from the water purveyor indicating that the water system will be operated in a manner approved be the purveyor, and that under normal conditions, the system will meet the requirements for the land division and that water service will be provided to each building, to the satisfaction of the City of Lakewood.
BB. Place a note on the final map, to the satisfaction of the City Engineer, indicating that this map is approved as a condominium project for 45 units.
CC. Label driveways and multiple access strips as private driveway and fire lane and delineate on the final map to the satisfaction of the City Engineer and the County of Los Angeles Fire Department.
DD. Provide reciprocal easement for drainage, ingress/egress, sewer, water, utilities, maintenance purposes, etc., over the common driveway in a document to the satisfaction of the City Engineer.
EE. Provisions shall be made for the continual maintenance of the common areas and utility lines. This shall be achieved by the formation of a homeowner' s association comprised of the owners of the residential units responsible for the maintenance of the common areas.
FF. Relocate or quitclaim any easements interfering with building locations to the satisfaction of the City Engineer.
GG. Developer shall provide addressing information m Microsoft Excel format to the satisfaction of the City Engineer.
HH. A final guarantee shall be required at the time the final map is filed with the Los Angeles County Registrar-Recorder/County Clerk's office.
Resolution No. 14-2025 -8- CUP No. 1038 and VTTMNo. 84926 IL Private easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication until after the final map is filed with the Los Angeles County Registrar-Recorder/County Clerk's office. If easements are granted after the date of tentative approval, a subordination shall be executed by the easement holder prior to the filing of the final map.
JJ. A final map prepared by or under the direction of a pre-1982 registered Civil Engineer or licensed Land Surveyor, shall be processed through the City Engineer prior to being filed with the Los Angeles County Registrar-Recorder/County Clerk's office.
KK. Developer shall provide a plan showing sufficient detail to demonstrate how trash and recycling containers will be placed for collection including space for bulky item collection that will be satisfactory for collection operations by the City's contract waste disposal company. The disposal plan shall be approved by City's contract waste disposal company.
LL. Private roadways, if used for on-site refuse collection, shall accommodate vehicle weights to the satisfaction of the City Engineer.
MM. Roof and lot drainage shall flow under sidewalks subject to an approved Low Impact Development (LID) plan. Curb drains shall be at least one foot from property line and on each side of the driveway approach and shall be according to the satisfaction of the City Engineer and permit.
NN. Developer shall install street lighting to the satisfaction of the City Engineer and permit.
00. Developer shall comply with all NPDES requirements, adopted by the Regional Board on including Low Impact Development (LED) requirements, and provide letter committing to maintenance of all drainage facilities and inclusion in future maintenance program permit system to be developed and implemented by the City of Lakewood in conformance with the aforementioned permit.
PP. Provide to City of Lakewood, Public Works Department, all access codes to the complex.
QQ. For trash and recycling purposes, the project is defined as a commercial collection account and will be served by and billed directly by the City's exclusive solid waste contractor to the satisfaction of the Director of Public Works.
RR. All requests for service or complaints from project residents shall be made to the homeowner's association and transmitted to City's exclusive solid waste contractor. Any calls received by either City's exclusive solid waste contractor or by the City of Lakewood from any resident regarding individual service requests will be referred to the homeowner's association.
SS. The site plan shall show the location and dimensions of a covered trash enclosure with a capacity for three waste streams. The trash enclosure shall be constructed and Resolution No. 14--2025 -9- CUP No. 1038 and VTTM No. 84926 maintained in accordance with plans approved by the City of Lakewood. The homeowner's association shall contract with City's exclusive solid waste contractor for a minimum of weekly pickup and shall contract for more frequent weekly service as necessary. The homeowner's association shall be financially responsible for any scout service required to move or empty any trash bins.
TT. The City's exclusive solid waste contractor will bill the homeowner's association one unified bill for all monthly service under the commercial rate chart approved annually by the City of Lakewood. No credit will be allowed for vacant dwelling units except during the initial sales period. During the initial sales period, the monthly billing service will be based upon the monthly rate multiplied by the number of dwelling units sold, until all dwelling units have been sold. Once all dwelling units have been sold, no reduction in the monthly bill will be made for any dwelling units or units that are vacant, or which are in escrow.
UU. As a commercial account, project residents are not entitled to individual bulky item collection. Bulky item collection may be contracted for by the homeowner's association on a periodic basis by ordering a 40-cubic-yard roll-off bin from City's exclusive solid waste contractor, which will be billed at the regular commercial rates.
VV. Greenwaste generated by any landscape work shall be removed from the site and recycled by the homeowner's association's landscape contractor. The homeowner's association shall maintain records of green waste recycling and shall provide them to the City of Lakewood upon request.
WW. Annual Christmas tree collection and recycling shall be done by the homeowner's association's landscape contractor, or the homeowner's association may contract with City's exclusive solid waste contractor for the appropriate commercial containers for Christmas tree recycling.
XX. The developer or the homeowner's association shall pay for the acquisition of the trash/recycling/organic waste bins. The City's exclusive solid waste contractor will deliver the bins prior to the sale of the first dwelling unit. It shall be the responsibility of the developer or the homeowner's association to notify the City's exclusive solid waste contractor that a unit has been sold for the purpose of delivering the bins. The replacement cost for any missing, damaged, or stolen bins shall be the responsibility of the homeowner's association.
YY. Any items dumped or left in the open parking spaces, common areas, or within the trash enclosure area shall be the responsibility of the homeowner's association.
ZZ. Access shall comply with Section 503 of the Fire Code, which requires all weather access. All weather access may require paving.
AAA. Private driveways shall be indicated on the final map as "Private Driveway and Fire Lane" with the widths clearly depicted and shall be maintained in accordance with the Fire Code to the satisfaction of the Los Angeles County Fire Department.
Resolution No. 14-2025 -10- CUP No. 1038 and VTTM No. 84926 BBB. Vehicular access shall be provided and maintained serviceable throughout construction to all fire hydrants as required. All fire hydrants shall be installed, tested and accepted or bonded prior to construction, as applicable.
CCC. Provide Fire Department or City-approved street signs and building addresses, and gate access codes prior to occupancy as applicable.
DDD. A digital copy of the Final Map shall be submitted to the Fire Department's Land Development Unit for review and approval prior to recordation. Submittal shall be provided through EPIC-LA using the following Plan Type: Fire Land Development-City Request-Final Map (Tract).
EEE. A digital copy of the Water Plans for the required public fire hydrant shall be submitted to the Fire Department's Land Development Unit for review and approval. Compliance is required prior to project construction. Submittal shall be provided through EPIC-LA using the following Plan Type: Fire Land Development-City Request-Water Plan & System Review.
FFF. Provide water mains, fire hydrants and fire flows as required by the County of Los Angeles Fire Department, for all land shown on the map which shall be recorded.
GGG. The required fire flow for public fire hydrants at this location shall be over and above maximum daily domestic demand as required by the County of Los Angeles Fire Department.
Two hydrants flowing simultaneously may be used to achieve the required fire flow.
HHH. Install one (1) public fire hydrant as noted by the Fire Department on the Tentative Map.
The required fire flow for the public fire hydrants for this project is 1,500 gallons per minute (gpm) at 20 pounds per square inch (psi) residual pressure for two (2) hours. All required public fire hydrants shall be installed, tested and accepted prior to beginning construction. All fire hydrants shall measure 6"x 4 "x 2-1/2" brass or bronze, conforming to current A WW A standard C5 03 or approved equal, and shall be installed in accordance with the County of Los Angeles Fire Co to the satisfaction of the County of Los Angeles Fire Department.
III. Fire department connections shall be located on the street-address side of buildings, facing approved fire apparatus access roads, within 150 feet (via vehicular access) of an accessible public fire hydrant, and as close to the street curb face as possible, fully visible, and recognizable from the street, fire apparatus access road or nearest point of fire department vehicle access or as otherwise approved by the fire code official. Fire department connections shall be located at a minimum of 25 feet (7,620 mm) from structures. When this distance cannot be achieved, a minimum two-hour, fire-resistive wall shall be provided for the structure with no openings in the wall, 25 feet (7,620 mm) in either direction from the fire department connection. The required fireresistive construction and lack of openings shall extend for the full height of the wall or building as determined by the fire code official. The fire code official may allow sufficiently protected overhead openings. Fire department connections shall be located not less than 24 inches (609.6 mm) and not more than 42 inches (1,066.8 mm) above grade per Fire Code 912.2.1.
Resolution No. 14-2025 -11- CUP No. 1038 and VTTM No. 84926 JJJ. Additional water system requirements may be required when this land is further divided and/or during the building permit process.
KKK. A fee for park and recreational purposes shall be submitted to the City pursuant to Section 9226.1 of the Lakewood Municipal Code. The fee shall be paid to the City of Lakewood upon final inspection, or the date certificate of occupancy is issued, whichever occurs last.
LLL. By signing or orally accepting the terms and provisions of this Permit entered into the minutes of these proceedings, the permittee acknowledges all of the conditions imposed and accepts this Permit subject to those conditions with a full awareness that the violation of any of said Permit could subject permittee to further hearings before the Planning and Environment Commission on the issue of revocation or modification.
MMM.Effective Date. The action by the PEC in this matter shall be final, conclusive, and effective five (5) city business days after the giving of official notice of approval, as provided in LMC Section 9403.2, unless within that period of time an appeal in writing is filed with the City Clerk by the applicant or by any person who protested the application as a matter of record, or by any person who, received or was entitled to receive the written notice specified in LMC Section 9422. The filing of such an appeal within such time limit or the request for review by a City Council Member of such a decision within such time limit shall stay the effective date of the order granted until the City Council has acted on the appeal or other approval review.
NNN. Acceptance. By orally accepting the terms and provisions of this conditional use permit during the public hearing and as further recorded as entered into the minutes of these proceedings, the permittee thereby acknowledges all of the conditions imposed and accepts this permit subject to those conditions with a full awareness that the violation of any of the conditions could subject permittee to further hearings before the Commission on the issue of possible modification and/or revocation.
000. Modification/Revocation. This CUP may be modified or revoked by the City Council or the PEC at a public hearing, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare and/or materially injurious to property or improvements in the vicinity of the subject property and/or if the property is operated or maintained so as to constitute a public nuisance.
PPP. Indemnification. The applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, and employees at the applicant's expense from any and all liability or claims that may be brought against the City arising from its approval of this permit, and/or arising out of the operation of any business, land use or activity on the subject property, save and except where such are caused by the City's active negligence.
QQQ. Compliance. The applicant shall comply with all federal, state, and local laws.
Material violation of any of those laws in connection with the construction and/or operation of any activity or land use on the subject property may be cause to justify modifications or revocation of this CUP by the PEC or the City Council at a public hearing.
Resolution No. 14--2025 -12- CUP No. 1038 and VTTM No. 84926 SECTION 6. A certified copy of the excerpts of the minutes applicable to this case and this Resolution shall be delivered to the applicant.
ADOPTED AND APPROVED this 6th day of November 2025, by the Planning and Environment Commission of the City of Lakewood voting as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
Aldo Cervantes
Secretary
COMMISSIONERS: Stuckey, Rowland, Cole
COMMISSIONERS: Garcia-Salas
COMMISSIONERS: Baca
COMMISSIONERS: n/a
Terry Cole,
RESOLUTION NO. 2025-63
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKEWOOD APPROVING CONDITIONAL USE PERMIT NO. 1038 AND VESTING
TENTATIVE TRACT MAP NO. 84926 FOR A 45-UNIT CONDOMINIUM
DEVELOPMENT WITH NINE THREE-STORY BUILDINGS IN EXCESS OF TWO STORIES OR 25 FEET IN HEIGHT GENERALLY LOCATED AT 20707
PIONEER BOULEVARD, LAKEWOOD, AND THE ENVIRONMENTAL
DETERMINATION (CATEGORICALLY EXEMPT).
THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. The City Council finds that the Planning and Environment Commission by Resolution No. 14-2025 adopted on November 6, 2025, attached hereto and made a part hereof as though set forth in full, recommends approval of Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926, a 45-unit residential division of property located on properties described as a Portion of Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 18, 19, and 21 in the City Of Lakewood, County of Los Angeles, State of California, as per of Licensed Surveyor's map in Book 18 Page 33 in the County Recorder's Office, also known as Los Angeles County Assessor's Parcel Numbers 7059-021-003, 7059-021-018, 7059-021-019, 7059-021-021, and generally referred to as 20707 Pioneer Boulevard, Lakewood, California. Furthermore, Resolution 14-2025 is the report and recommendation of the Planning and Environment Commission to the City Council.
Resolution 14-2025, along with all other pertinent evidence, was considered by the City Council on December 9, 2025, and the City Council does hereby declare its findings and determinations in respect to Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926.
SECTION 2. The City Council finds and determines that:
A. Notice of the time and place of the public hearing in connection with this matter has been given in the same form as that specified in Section 9422 of the Lakewood Municipal Code.
B. With the conditions as recommended by the Planning and Environment Commission, and as herein amended, ( 1) the proposed conditional use permit, vesting tentative tract map, design, and improvements of the proposed subdivision are consistent with the General Plan, (2) the site is physically suitable for the type of development and the proposed density of the development, (3) the design of the subdivision, or the proposed improvement, is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, (4) the design of the subdivision and the type of improvement is not likely to cause serious physical health problems, (5) the design of the subdivision, or the type of improvement, will not conflict with easements acquired by the public at large for access through, or use of the property within the proposed subdivision.
SECTION 3. The City Council does hereby report find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) based on Sections 15301.(1), 15303.(3), and 15332 of the CEQA Guidelines, as amended.
RESOLUTION NO. 2025-63
Page2
SECTION 4. The City Council has considered all evidence and reports pertaining to this matter and Planning and Environment Commission Resolution No. 14-2025 attached hereto is approved as set forth having been adopted in full. The Resolution incorporates herein as though set forth in full the findings and determinations of Section 4 of said Resolution No. 14-2025.
SECTION 5. The City Council finds and determines that Conditional Use Permit No. 1038 and Vesting Tentative Tract Map No. 84926 should be approved subject to the conditions set forth in Section 5 of said Resolution No. 14-2025, except the City Council adds the following indenmification requirement and acknowledgement statement to the end of the conditions of approval:
ACKNOWLEDGEMENT
PROPERTY OWNER and/or APPLICANT
Indenmification. In accepting these Conditions of Approval, the Project Applicant and/or Property Owner, each independently agree to defend, indemnify, and hold harmless the City, its officers, officials, employees, agents, and representatives from and against any and all claims, suits, actions, losses, damages, liabilities, expenses, and/or proceedings, including reasonable attorney's fees and oosts, that arise out of or are in any way connected with the application, approval, or development of the project. This includes, but is not limited to, costs and fees incurred in any action to attack, set aside, void, or annul any approval or denial by the City issued as related to the project for which the applicant is applying. In addition, any and all costs associated with additional investigation, study, or redrafting of any document made necessary by such proceeding.
The City shall promptly notify the applicant of any such claim, action, or proceeding and the City shall cooperate in the defense. In the event of a disagreement between the City and applicant over litigation issues, the City shall have the authority to make dispositive litigation decisions, including, without limitation, settlement.
I/We have read, understand and agree to comply with the conditions of approval for Conditional Use Permit No. 1038 and VTTM No. 84926 as described for the Project located at 20707 Pioneer Boulevard, Lakewood, CA.
Property Owner Name (Please Print): _____________________ _ Property Owner Signature: _________________________ _
Date:----------------------------------
Phone No: ( ) __________________________ _
E-mail: --------------------------------- Applicant (Please Print): _______________________ _ Applicant Signature: ___________________________ _
Phone No: ( ) __________________________ _
E-mail:---------------------------------
RESOLUTION NO. 2025-63
Page3
SECTION 6. The City Council further reports that the discharge of waste from the proposed subdivision into existing community sewer systems will not result in a violation of existing requirements specified by the California Regional Quality Control Board, pursuant to Division 7, commencing with Section 13000 of the Water Code.
ADOPTED AND APPROVED THIS 9TH DAY OF DECEMBER, 2025.
Mayor
ATTEST:
City Clerk
COUNCIL AGENDA
December 9, 2025
TO: Honorable Mayor and Members of the City Council
SUBJECT: Vesting Tentative Tract Map No. 84811, 4152 Paramount Boulevard
INTRODUCTION
The applicant, Ashton3, (Applicant) is requesting approval of a Vesting Tentative Tract Map (VTTM) No. 84811 to accommodate a 20-unit condominium project. The site is generally located at 4152 Paramount Boulevard, and it is in the C-4 (General Commercial) zone. The General Plan designates the site as for Commercial uses. Development of the site is subject to the provisions of the Mixed-Use Ordinance. The Mixed-Use overlay zone was predicated on the State's RHNA allocation for the City of Lakewood and the Housing Element identifies this site as suitable for residential mixed-use development with an estimated capacity of 36 dwelling units. Residential mixed-use projects are allowed by-right and subject to ministerial approval. Only the VTTM requires approval by the City Council.
STATEMENT OF FACTS
The applicant is requesting approval of a VTTM to accommodate the future development of a threestory, 20-unit residential condominium project and the related subdivision. Condominium units allow for individual air-space ownership of the unit air space with common ownership of all land, buildings, common area, and other improvements. The subject property is located generally at 4152 Paramount Boulevard. The property is located on the east side of Paramount Boulevard approximately 320 feet north of Carson Street. To the north and east, across a 30-foot-wide public right-of-way (alley), are single-family residences in the R-1 (Single-Family Residential) zone. To the south is a dental office, carwash, El Pollo Loco drive-thru restaurant, and a McDonalds drive-thru restaurant. To the west, across Paramount Boulevard, are apartments in the M-F-R (Multiple-Family Residential) zone (see Vicinity Map and Aerial View).
Table 1: Area Description
AREA EXISTING LAND USE ZONE DESIGNATION
Site Commercial Center C-4 (General Commercial)
North Single-Family Residences R-1 (Sin1!le-Familv Residential) East Single-Family Residences R-1 (Sin2:le-Familv Residential) South Commercial Uses C-4 (General Commercial)
West Multi-Familv Residences M-F-R (Multi-Familv Residential) The site has a gross area of2.40 acres and will have a net area of 1.83 acres following recordation of a Vesting Tentative Parcel Map (VTPM No. 84810) to separate the residential portion of the site from the commercial portion of the site. This project does not require any road dedications. Paramount
1.2 Vesting Tentative Tract Map No. 84811, 4152 Paramount Boulevard December 9, 2025
Page2
Boulevard is designated as the primary frontage and as site access for pedestrian access to the site. The accessible path-of-travel will be via an easement through a new breezeway and across the commercial center parking lot. Vehicular access will be via a public right-of-way (public alley) along the north and east sides of the site (see Exhibit "C").
The proposed VTTM is designed to accommodate three (3) three-story townhome-style buildings arranged from north to south. The north and south buildings (Building Type 200) will each contain seven (7) units. A shade structure will be located at the east side of the site as a common open space amenity. The middle building (Building Type 100) will contain six (6) units. There will be two floor plans - Plan IA is a three-bedroom unit and Plan IB is a two-bedroom unit. The overall building height will be 36 feet (see Exhibits "A," "B," "C," "D," "E," "F," "G," ''H," "I," and "J"). The project will exceed the private open and common open space requirements contained in Sections 9369.E and 9369.G of the Municipal Code.
Parking
For mixed-use projects within the C-1, C-3, and C-4 zones, LMC Section 9369.5.J requires two (2) onsite parking spaces for each two (2) bedroom unit and two and one-half (2.5) parking spaces for each three (3) or more bedrooms, plus an additional 10% of the total required on-site parking shall be provided and maintained for guest parking. The project proposes two two-bedroom units and 18 three-- bedroom units. Each unit will have a two-car garage. An additional 14 open parking spaces are proposed along the eastern side of the site. The project will contain a total of five guest parking spaces.
The total required parking is 54 parking spaces and 54 parking spaces are proposed.
Subdivision Requirements
LMC Section 9214 establishes the guidelines for approval of a tentative tract map:
1. The proposed map shall be in conformity with the zone in which it is located.
The General Plan designates the area for Commercial land uses. LMC Section 9369 allows mixed-use developments in commercial zones. The zoning of the subject site is consistent with the General Plan designation. The 2021-2029 General Plan Housing Element identified this site as suitable for residential mixed-use development. The proposed map will accommodate 20 condominium units which are permitted by-right in the C-4 zone and is not in conflict with the General Plan.
2. All permits and approvals applicable to the proposed map pursuant to the Lakewood Municipal Code have been obtained.
The proposed subdivision map has been reviewed by all applicable agencies including the Public Works Department, Department ofW ater Resources, and Los Angeles County Fire Department.
All conditions and recommendations will be incorporated into the approval of the subject map.
Building permits shall be obtained prior to any construction.
Vesting Tentative Tract Map No. 84811, 4152 Paramount Boulevard December 9, 2025
3. All applicable requirements of any ordinance of the City of Lakewood regulating or otherwise relating to the conversion of existing buildings into condominium or stock cooperatives have been satisfied.
The proposed vesting tentative tract map does not involve the conversion of any existing buildings into condominium or stock cooperatives therefore this guideline does not apply to this project.
Covenants, Conditions and Restrictions (CC&Rs)
Section 9332.2.A.l et. seq., of the Lakewood Municipal Code contains development standards and regulations for condominiums. The specific requirements of this Section are:
I. In reviewing and approving Covenants, Conditions and Restrictions (CC&Rs), the following additional provisions and conditions shall be considered:
a. That adequate provisions are made for compliance with the terms and provisions of the precise plan approval.
b. That provisions are made for responsible management and for perpetual succession thereto. c. That provisions are contained therein for the name and address of the person who will serve as the responsible manager, and provisions are made for the appointment of a successor thereto. d. That provision is made for the recording of the name and address of any successors to the responsible management.
e. That provision is made fixing and determining responsibility for all service and utility connections.
f. That provision is made for the responsibility of maintaining all common walls and structures, and for collection of the cost of repair and maintenance thereof. g. That provisions are made requiring management to be responsible for compliance with all of the terms and provisions of Development Review Board approval, any precise plan approval, and compliance with the zoning, building, and other ordinances of the City, including said permit.
h. That provision is contained to the effect that management shall be a person or persons upon whom service of any notice, summons, city or court order may be made, and that such service will be binding on all owners of the property in respect to the occupancy, use or compliance with the terms and provisions of subdivision approval, precise plan approval, approval of the Development Review Board, and compliance with the ordinances of the City, including said permit.
i. That the CC&R's shall contain a covenant and provision to the effect that use of the premises for condominium, planned development, community apartment, stock cooperative project, or investment apartment purposes shall continue only during the existence and compliance with the terms and conditions of this subdivision approval, Development Review Board approval, and conditional use permit approval.
J- That there shall be no amendment to the CC&R's without the approval of the Planning and Environment Commission.
k. That the CC&R's shall contain a provision that the aforementioned enumerated conditions (a) through G) shall run in favor of the City of Lakewood, a Municipal Corporation, as well as all Vesting Tentative Tract Map No. 84811, 4152 Paramount Boulevard December 9, 2025
Page4
other persons interested in said subdivision, and in the event of violation may be enforced by the City of Lakewood, but the failure to do so shall not bar their enforcement in any future proceedings brought by the City of Lakewood or any other interested party.
2. Each unit shall be served by a separate meter for each utility, and all common areas shall be served by separate meters in the name of the homeowner's association or other trustee.
3. Each building shall be served by separate sewer laterals connected to main line sewers.
4. All structures subject to the provisions of this section shall provide a minimum of one (I) two-car enclosed garage for each unit. All other parking standards of Section 9490 shall be observed. The two (2) car garages shall be either located abutting the private open space ofits assigned unit or be adjacent to an entry way into the unit.
The above mentioned provisions shall be made conditions of approval; further, LMC Section 9332.2.A.8 states that in reviewing the CC&R's and the aforementioned conditions, the Director of Community Development is authorized to make minor changes in those conditions where necessary in order to secure approval of the Real Estate Commissioner, lending institution, or the Corporation Commissioners, and where the spirit, purpose and intent of these conditions are otherwise met.
Mixed-Use Development
LMC Section 9369, et seq. contains the development and operational standards for mixed-use developments. This project has been reviewed for compliance and has been found to meet the standards of Section 9369 et seq.
Division of Land Committee Regulations
A Division of Land Committee meeting was held on September 16, 2025, pursuant to Section 9213.C of the Lakewood Municipal Code. Their findings and conditions were incorporated in the conditions of approval of the proposed Vesting Tentative Tract Map.
CEOA
The project is Categorically Exempt from the California Environmental Quality Act (CEQA) based on Sections 15303.(3) and 15332 of the CEQA Guidelines, as amended. Section 15303.(3) pertains to the construction of fences and walls. Section 15332 exempts projects characterized as in-fill development provided they meet the following conditions:
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
( c) The project has no value, as habitat for endangered, rare or threatened species. (d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
( e) The site can be adequately served by all required utilities and public services.
Vesting Tentative Tract Map No. 84811, 4152 Paramount Boulevard December 9, 2025
Public Notice
Notification of the public hearing for VTTM No. 84811 was mailed to property owners within a 300- foot radius, posted on the City's website, and posted pursuant to the Lakewood Municipal Code and State Law.
RECOMMENDATION
The Planning and Environment Commission and City staff recommend that the City Council approve VTTM No. 84811 subject to findings and conditions contained therein and approve the relate;,tte rical Exemption. The project is Categorically- Exempt from the California Enviro l Quality Act (CEQA) based on Sections 15303.(3) and 15332 of the CEQA Guid ·e~ /f///JJ/I~
:Aldo Cervantes Thaddeus McCormack
Director of Community Development City Manager
ATTACHMENTS
1) Vicinity Map
2) Aerial View
3) Exhibit "A" - Vesting Tentative Parcel Map No. 84810 4) Exhibit "B" - Vesting Tentative Tract Map No. 84811
5) Exhibit "C" - Conceptual Site Plan
6) Exhibit "C" - Enlarged - Conceptual Site Plan
7) Exhibit "D" - Conceptual Landscape Plan
8) Exhibit "E" - Building 200 - First and Second Levels 9) Exhibit "F" - Building 200 - Third Level and Roof Plan 10) Exhibit "G" - Building 100 - First and Second Levels 11) Exhibit "H'' - Building 100 -Third Level and Roof Plan 12) Exhibit "I" - Plan 1 Floor Plan - Three (3) Bedroom Unit 13) Exhibit "J" - Plan lB Floor Plan - Two (2) Bedroom Unit 14) Exhibit "K" - Building 200 - Exterior Elevations
15) Exhibit "L" - Buildings 100 - Exterior Elevations
16) PEC Resolution 13-2025 Recommending Approval
17) Proposed City Council Resolution of Approval
VICINITY MAP
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COTO DE C>2A CA 92679
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VESTINO TENTATIVE TRACT MAP NO. IM811
VESTING TENTATIVE TRACT MAP
•oo PARAMOUNT BLVD
LMEWOOO. CA 90712
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NOTE: ALL UNITS ARE FOR-SALE.
CONCEPTUAL SITE PLAN
4152-4166 PARAMOUNT BLVD
LAKEWOOD, CA
Project Summary
T otll Site Am: !. 0 62 Acres
Existing Zonlng:C-4 (General CommemaJ)
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Tot.I Unils: 20 For-Salo liomes
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LAKEWOOD, CA DEVELOPMENT PLAN REVIEW
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Second Level
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BUILDING 100 - 3 STORY 6-PLEX TOWN HOMES I Composite Floor Plans A3 0 NOTE-ALLUNIISAREFOR-sALE. 4130 PARAMOUNT BLVD A-4 0 ' t 16 LAKEWOOD, CA DEVELOPMENT PLAN REVIEW WHA AI H TONJ Ct 2025WIWAMtEZM.AlJW.CHNl:HITECTSNC DBA'MU.. f 2024383 J 10,..21 -25 EXHIBIT “H”
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LAKEWOOD, CA
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LAKEWOOD, CA
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4130 PARAMOUNT BLVD
LAKEWOOD, CA
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DEVELOPMENT PLAN REVIEW WHA
Om2:SM.lllMHEZMWW.CHNDfflCTS, IHC DMMiA 120:24383 11G-f1•25 RESOLUTION NO.13-2025
A RESOLUTION OF THE PLANNING AND ENVIRONMENT
COMMISSION OF THE CITY OF LAKEWOOD RECOMMENDING
TOTHECITYCOUNCILOFTHECITYOFLAKEWOODAPPROVAL
OF VESTING TENTATIVE TRACT MAP NO. 84811, A 20-UNIT
CONDOMINIUM PROJECT LOCATED AT 4152 PARAMOUNT
BOULEVARD, LAKEWOOD, CALIFORNIA.
THE PLANNING AND ENVIRONMENT COMMISSION OF THE .CITY OF LAKEWOOD DOES HEREBY FIND, RESOLVE AND DETERMINE AS FOLLOWS:
SECTION 1. The Applicant, Ashton 3 - Matt Ashton, 20 Pamela, Trabuco Canyon, California 92679, owner of an interest in the following described real property, requests approval to subdivide that real property within the City of Lakewood described as a Portion of Parcel I & 2 of Lot 285 of Tract 17230 in the City Of Lakewood, County of Los Angeles, State of California, as Per Map Recorded in Book 425-12 inclusive, of Tract Maps, in the County Recorder's Office of said County, also known as Los Angeles County Assessor's Parcel Number 7151-024-021 and Vesting Tentative Tract Map No. 84811 (VTTM 84811 ), all as shown in the attached minutes and report of the Planning and Environment Commission (PEC), attached hereto and made a part hereof as though set forth in full, the PEC does hereby find and determine as provided in this Resolution.
This Resolution, along with the findings and recommendations herein contained, with recotds of the proceedings before the PEC as well as all files and exhibits in this matter, shall constitute the report of the PEC to the City Council.
SECTION 2. The PEC does hereby recommend to the City Council that it determine the proposed project to be Categorically Exempt pursuant to Sections 15303.(3) and 15332 of the CEQA Guidelines, as amended. •
SECTION 3. The PEC does hereby report that a public hearing was held before the PEC in respect to said application on the November 6, 2025 and notification of the hearing was made as required by law. A summary of the hearing is contained in the minutes of the PEC.
SECTION 4. The Planning and Environment Commission of the City of Lakewood does hereby find and determine:
A. Notice of the time and place of the public hearing in connection with this matter has been given in the manner required by State law and Section 9422 of the Lakewood Municipal Code.
B. The proposed Vesting Tentative Tract Map col).forms to the City's General Plan and Housing Element, which plans for mixed-use development on the subject land.
Resolution No. 13-2025 -2- VTIM 84811
C. The proposal is for a Vesting Tentative Tract Map suitable to accommodate a 20-unit residential condominium project generally located at 4152 Paramount Boulevard.
D. The proposed project is in substantial conformity with the Lakewood Zoning Code pertaining to a mixed-use condominium development in the C-4 (General Commercial) zone.
E. The site is physically suitable to accommodate the proposed vesting tentative tract map and development.
F. Adjacent uses, buildings, and structures have been considered, and the project will not adversely affect the same.
G. The proposed Vesting Tentative Tract Map will comply with the Subdivision Regulations contained in Section 9200 et al. of the Lakewood Municipal Code.
H. The abutting streets will adequately carry the kind and quantity of traffic that the future development in the area would generate.
I. The design of the subdivision will not conflict with any existing or proposed easements acquired by the public at large for access through, or use of the property within the proposed subdivision.
J. All other conditions and limitations imposed by the Zoning Code in connection with the proposed application for a vesting tentative tract map have been met.
K. The Division of Land Committee met to review the proposed subdivision and made findings and recommendations to the PEC as contained in the staff report, pursuant to Section 9213.C of the Lakewood Municipal Code.
SECTION 5. The Planning and Environment Commission of the City of Lakewood, based upon the aforementioned findings and determinations does hereby recommend to the City Council of the City of Lakewood approval of Vesting Tentative Tract Map No. 84811, provided, however, the following conditions are observed and complied with at all times:
A. Approval of Vesting Tentative Tract Map No. 84811 is based on Exhibit "B." B. Before building permits are issued, the developer shall comply with the requirements of the City of Lakewood sanitary sewer reconstruction ordinance. A sewer reconstruction fee, in an amount determined by the Director of Public Works, shall be paid by the applicant prior to the issuance of a building permit.
C. Provisions shall be made for the continual maintenance of the common areas. This shall be achieved by the formation of a homeowner' s association, comprised of the owners of the residential units responsible for the maintenance of the common areas.
Resolution No. 13-2025 -3- VTIM84811
D. Covenants, Conditions, and Restrictions (CC&R' s) shall be prepared and approved by the Director of Community Development and the City Attorney. In reviewing and approving the CC&R's, adequate provisions shall be made and included in the CC&R's, for the following:
1. Compliance with the terms and provisions of the Precise Plan as applicable.
2. Responsible management and the perpetual succession of management for the homeowner's association.
3. Name and address of the person who will serve as the responsible manager and the appointment of a successor to the manager.
4. Recording the name and address of any successors to the management.
5. Fix and determine management responsibility for all service and utility connections.
6. Establish the responsibility for the homeowner's association to maintain all common areas and facilities, including fences, gates, walls, driveways, sidewalks, landscaped areas, trash enclosure, lighting, mailboxes, hardscape, common area structures and amenities, and for the collection of the cost of repair and on-going maintenance thereof.
7. Establish the responsibility for compliance with all of the terms and provisions of any Precise Plan approval, and compliance with the zoning, building and other ordinances of the City, including said permit.
8. Establish the responsibility for management to be a person or persons upon whom service of any notice, summons, city or court order may be made, and that such service will be binding on all owners of the property in respect to the occupancy, use, or compliance with the terms and provisions of subdivision approval, and compliance with the ordinances of the City, including said permit.
9. Require that use of the project site for condominium shall continue only during the existence and compliance with the terms and conditions of this subdivision approval.
10. Require the maintenance of the exterior and interior of each dwelling unit by the respective property owner of each dwelling unit, unless that responsibility or portions of that responsibility are specifically assigned to the homeowner's association in writing.
11. Require each garage to be equipped with an automatic garage door opener and that such automatic door openers shall be maintained in operating condition at all times.
12. Require that all garages remain unobstructed so as to allow two vehicles to park in each garage and require that all exterior parking spaces remain unobstructed to allow one vehicle to park in each designated parking space.
Resolution No. 13-2025 -4- VTIM 84811
13. Require that no boats, recreational vehicles, trailers, or other such vehicles shall be stored in any garage, exterior parking space, or any other location on this tract, and that no nonemergency auto repairs shall be allowed in any parking space.
14. Prohibit the outdoor storage of personal items, except for outdoor patio furniture, landscaping pots, and portable barbeques.
15. Require that there shall be no amendment to the C C&R' s without the approval of the Planning and Environment Commission.
16. The CC&R's shall contain a provision that the aforementioned enumerated conditions 1 through 15 shall run in favor of the City ofLakewood, a Municipal Corporation, as well as all other persons interested in said subdivision, and in the event of violation may be enforced by the City of Lakewood, but the failure to do so shall not bar their enforcement in any future proceedings brought by the City of Lakewood or any other interested party.
F. The project shall comply with the requirements of the Hydrology Study, which was reviewed by the City of Lakewood on September 10, 2025, to the satisfaction of the City of Lakewood.
G. The final map shall be reviewed and approved by the City of Lakewood to ensure that all geotechnical requirements have been properly depicted.
H. A grading plan and soil and geology report shall be reviewed and approved by the City of Lakewood prior to Final Map approval. The grading depicted on the grading plan shall agree with grading depicted on the tentative map and the conditions approved by the Planning and Environment Commission. If the subdivision is to be recorded prior to the completion and acceptance of grading, corrective geologic bonds shall be required.
I. Define "FS" and "FS-GB" as depicted on Preliminary Grading Plan.
J. Depict radius of all proposed curves.
K. Prior to grading plan approval, a detailed engineering geology and soils engineering report shall be submitted which addresses the proposed grading. All recommendations of the geotechnical consultants shall be incorporated into the plan.
L. Provide the latest drainage report or hydrology study for approval by the City Engineer.
M. Provide approval of the grading plan by the City of Lakewood.
N. Provide approval of permits and/or letters of non-jurisdiction from all State and Federal agencies, as applicable. These agencies may include, but are not limited to, the State of California Regional Water Quality Control Board, Sate of California Department of Fish and Wildlife, State of Resolution No. 13-2025 -5- VTIM 84811
California Department of Energy Conservation, Division of Oil, Gas, and Geothermal Resources; and the U.S. Army Corps of Engineers.
0. Submit grading plans to the City of Lakewood for review for verification of compliance applicable codes and policies. The grading plan shall show and call out the following items, including but not limited to; construction of all drainage devices and details, paved driveways, elevation and drainage of all pads, SUS MP and LID devices (if applicable); and any required landscaping and irrigation not within common area or maintenance easement. Acknowledgement and/or approval from all easement holders may be required.
P. A maintenance agreement or Covenant, Conditions, and Restrictions may be required for all privately maintained drainage devices, slopes, and other facilities to the satisfaction of the City Engineer.
Q. Construct new public right of ways to meet current Americans with Disabilities Act guidelines to the satisfaction of the City Engineer, if required.
R. Construct and/or repair any displaced, broken, or damaged curbs, gutters, driveways, sidewalks, and pavement that occurred during construction adjacent to the property in the public right of ways to the satisfaction of the City Engineer and subject to the conditions of an encroachment permit.
S. New driveways and driveway aprons shall be installed to the satisfaction of the City Engineer and permit.
T. Developer shall instalVreplace disabled person ramps to the satisfaction of the City Engineer and permit.
U. Prior to final map approval, enter in an agreement with the City's franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench to the satisfaction of the City Engineer or provide documentation that steps to provide cable TV to the proposed subdivision have been initiated to the satisfaction of the City Engineer.
V. Comply with recommended mitigation measures contained in the Vehicle Miles Travelled (VMT) analysis, if any, as a means of reducing VMT-related impacts as identified in the VMT analysis approved as approved by the City of Lakewood.
W. Provide reciprocal easement for drainage, ingress/egress, sewer, water, utilities, maintenance purposes, and etc., over the common driveway in a document to the satisfaction of the City Engineer.
X. Utility easements are required, subject to review by the City to determine the final locations and requirements.
Resolution No. 13-2025 -6- VITM 84811
Y. Place a note on the final map, to the satisfaction of the City Engineer, indicating that this map is approved as a condominium project for 20 units.
Z. Install and dedicate main line sewers on-site and off-site and serve each building with a separate house lateral to the satisfaction of the City of Lakewood. Unless otherwise required by the City, construction of additional off-site sewer mainline will be required should this sewer system not exist, posting of bonds will also be necessary prior to recordation should the improvements not be completed before then.
AA. There shall be filed with the City Engineer a statement from the water purveyor indicating that the water system will be operated in a manner approved be the purveyor, and that under normal conditions, the system will meet the requirements for the land division and that water service will be provided to each building, to the satisfaction of the City of Lakewood.
BB. Depict and show for dedication to Parcel I an accessible pedestrian easement in favor of Parcel 2 that allows access to Paramount Boulevard.
CC. Depict and show for dedication to Parcel I an addressing easement in favor of Parcel 2 for the purpose of displaying addresses for structures built on Parcel 2 pursuant to Lakewood Municipal Code Section 8003.E.
DD. Indicate alleys as "Public Vehicle Access Alleys."
EE. Obtain approval for Vesting Tentative Parcel Map No. 84810.
FF. Instruct the City Clerk to endorse on the face of the map of Vesting Tentative Parcel Map No. 84810 the certificate that embodies the approval of said map and acceptance of dedications shown thereon.
GG. Provisions shall be made for the continual maintenance of the common areas and utility lines. This shall be achieved by the formation of a homeowner' s association comprised of the owners of the residential units responsible for the maintenance of the common areas.
HH. Relocate or quitclaim any easements interfering with building locations to the satisfaction of the City Engineer.
II. Private easements shall not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication until after the final map is filed with the Los Angeles County Registrar-Recorder/County Clerk's office. If easements are granted after the date of tentative approval, a subordination shall be executed by the easement holder prior to the filing of the final map.
JJ. Developer shall provide addressing information in Microsoft Excel format to the satisfaction of the City Engineer.
Resolution No. 13-2025 -7- VTIM 84811
KK. A final guarantee shall be required at the time the final map is filed with the Los Angeles County Registrar-Recorder/County Clerk's office.
LL. A final map prepared by or under the direction of a pre-1982 registered Civil Engineer or licensed Land Surveyor, shall be processed through the City Engineer prior to being filed with the Los Angeles County Registrar-Recorder/County Clerk's office.
MM. Developer shall provide a plan showing sufficient detail to demonstrate how trash and recycling containers will be placed for collection including space for bulky item collection that will be satisfactory for collection operations by city's contract waste hauler. The disposal plan shall be approved by the Public Works Department.
NN. Private road ways, if used for on-site refuse collection, shall accommodate vehicle weights to the satisfaction of the City Engineer.
00. Roof and lot drainage shall flow under sidewalks subject to an approved Low Impact Development (LID) plan. Curb drains shall be at least one foot from property line and on each side of the driveway approach and shall be according to the satisfaction of the City Engineer and permit.
PP. Developer shall install street lighting to the satisfaction of the City Engineer and permit.
QQ. Developer shall comply with all NPDES requirements, adopted by the Regional Board on including Low Impact Development (LID) requirements, and provide letter committing to maintenance of all drainage facilities and inclusion in future maintenance program permit system to be developed and implemented by the City of Lakewood in conformance with the aforementioned permit.
RR. Provide to City of Lakewood, Public Works Department, all access codes to the complex.
SS. Street trees are not required in the public right of way for this project.
TI. For trash and recycling purposes, the project is defined as a commercial collection account and will be served by and billed directly by the City's exclusive solid waste contractor to the satisfaction of the Director of Public Works.
UU. The site plan ·shall show the location and dimensions of a covered trash enclosure with a capacity for three waste streams. The trash enclosure shall be constructed and maintained in accordance with plans approved by the City of Lakewood. The homeowner's association shall contract with City's exclusive solid waste contractor for a minimum of weekly pickup and shall contract for more frequent weekly service as necessary. The homeowner's association shall be financially responsible for any scout service required to move or empty the three-cubic-yard bins.
VV. All requests for service or complaints from project residents shall be made to the homeowner's association and transmitted to City's exclusive solid waste contractor. Any calls Resolution No. 13-2025 -8- VTIM 84811
received by either City's exclusive solid waste contractor or by the City of Lakewood from any resident regarding individual service requests will be referred to the homeowner's association.
WW. The City's exclusive solid waste contractor will bill the homeowner's association one unified bill for all monthly service under the commercial rate chart approved annually by the City of Lakewood. No credit will be allowed for vacant dwelling units except during the initial sales period. During the initial sales period, the monthly billing service will be based upon the monthly rate multiplied by the number of dwelling units sold, until all dwelling units have been sold. Once all dwelling units have been sold, no reduction in the monthly bill will be made for any dwelling units or units that are vacant, or which are in escrow.
XX. As a commercial account, project residents are not entitled to individual bulky item collection. Bulky item collection may be contracted for by the homeowner's association on a periodic basis by ordering a 40-cubic-yard roll-off bin from City's exclusive solid waste contractor, which will be billed at the regular commercial rates.
YY. Greenwaste generated by any landscape work shall be removed from the site and recycled by the homeowner's association's landscape contractor. The homeowner's association shall maintain records of green-waste recycling and shall provide them to the City of Lakewood upon request.
ZZ. Annual Christmas tree collection and recycling shall be done by the homeowners association's landscape contractor, or the homeowner's association may contract with City's exclusive solid waste contractor for the appropriate commercial containers for Christmas tree recycling.
AAA. The developer or the homeowner's association shall pay for the acquisition of the trash/recycling/organic waste bins. The City's exclusive solid waste contractor will deliver the bins prior to the sale of the first dwelling unit. It shall be the responsibility of the developer or the homeowner's association to notify the City's exclusive solid waste contractor that a unit has been sold for the purpose of delivering the bins. The replacement cost for any missing, damaged, or stolen bins shall be the responsibility of the homeowner's association.
BBB. Any items dumped or left in the open parking spaces, common areas, or within the trash enclosure area shall be the responsibility of the homeowner's association.
CCC. Comply with conditions of approval as determined by the County of Los Angeles Fire Department.
DDD. Access shall comply with Section 503 of the Fire Code, which requires all weatheraccess.
All weather access may require paving.
BEE. An on-site water system maintained by the developer or homeowner's association, with appurtenant facilities to serve all buildings on the land division, shall be provided. The system Resolution No. 13-2025 -9- VTIM 84811
shall include fire hydrants of the type and location as determined by the County of Los Angeles Fire Department. The watermains shall be sized to accommodate the total domestic and fire flows.
FFF. Private driveways shall be indicated on the final map as "Private Driveway and Fire Lane'' with the widths clearly depicted and shall be maintained in accordance with the Fire Code to the satisfaction of the Los Angeles County Fire Department.
GGG. Label driveways and multiple access strips as private driveway and fire lane and delineate on the final map to the satisfaction of the City Engineer and the County of Los Angeles Fire Department. •
HHH. Vehicular access shall be provided and maintained serviceable throughout construction to all fire hydrants as required. All fire hydrants shall be installed, tested and accepted or bonded prior to construction, as applicable.
III. Provide Fire Department or City-approved street signs and building addresses, and gate access cod es prior to occupancy.
JJJ. Submit the final map to the Los Angeles County Fire Department forreview and approval prior to recordation.
KKK. Provide water mains, fire hydrants and fire flows as required by the County of Los Angeles Fire Department, for all land shown on the map which shall be recorded.
LLL. The required fire flow for public fire hydrants at this location shall be over and above maximum daily domestic demand as required by the County of Los Angeles Fire Department. Two hydrants flowing simultaneously may be used to achieve the required fire flow.
MMM.All hydrants shall measure 6" X 4" X 2-1/2", brass or bronze, conforming to current A WWA Standard C503, or an approved equal. All on-site hydrants shall be installed a minimum of 25 feet from a structure or protected by a two-hour rated firewall and shall be installed in a location shown on the Vesting Tentative Tract Map to the satisfaction of the County of Los Angeles Fire Department.
NNN. Additional water system requirements may be required when this land is further divided and/or during the building permit process.
000. By signing or orally accepting the terms and provisions of this Permit entered into the minutes of these proceedings, the permittee acknowledges all of the conditions imposed and accepts this Permit subject to those conditions with a full awareness that the violation of any of said Permit could subject permittee to further hearings before the Planning and Environment Commission on the issue of revocation or modification.
Resolution No. 13-2025 -10- VTTM 84811
PPP. A fee for park and recreational purposes in the amount of $143,640.96 shall be paid to the City of Lakewood upon final inspection, or the date certificate of occupancy is issued, whichever occurs last.
QQQ. Effective Date. Toe action by the PEC in this matter shall be final, conclusive, and effective five (5) city business days after the giving of official notice of approval, as provided in LMC Section 9403.2, unless within that period of time an appeal in writing is filed with the City Clerk by the applicant or by any person who protested the application as a matter of record, or by any person who, received or was entitled to receive the written notice specified in LMC Section 9422. Toe filing of such an appeal within such time limit or the request for review by a City Council Member of such a decision within such time limit shall stay the effective date of the order granted until the City Council has acted on the appeal or other approval review.
RRR. Acceptance. By orally accepting the terms and provisions of this conditional use permit during the public hearing and as further recorded as entered into the minutes of these proceedings, the permittee thereby acknowledges all of the conditions imposed and accepts this permit subject to those conditions with a full awareness that the violation of any of the conditions could subject permittee to further hearings before the Commission on the issue of possible modification and/or revocation.
SSS. Modification/Revocation. This CUP may be modified or revoked by the City Council or the PEC at a public hearing, should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare and/or materially injurious to property or improvements in the vicinity of the subject property and/or .if the property is operated or maintained so as to constitute a public nuisance.
TIT. Indemnification. Toe applicant agrees to indemnify, hold harmless and defend the City, its officers, agents, and employees at the applicant's expense· from any and all liability or claims that may be brought against the City arising from its approval of this permit, and/ or arising out of the operation of any business, land use or activity on the subject property, save and except where such are caused by the City's active negligence.
UUU. Compliance. Toe applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the construction and/or operation of any activity or land use on the subject property may be cause to justify modifications or revocation of this CUP by the PEC or the City Council at a public hearing.
SECTION 6. A certified copy of the excerpts of the minutes applicable to this case and this Resolution shall be delivered to the applicant.
Resolution No. 13-2025 -11- VTIM 84811
ADOPTED AND APPROVED this 6th day of November 2025, by the Planning and Environment Commission of the City of Lakewood voting as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
Aldo Cervantes
Secretary
COMMISSIONERS: Stuckey, Rowland, Cole
COMMISSIONERS: Garcia-Salas
COMMISSIONERS: Baca
COMMISSIONERS: n/a
Terry Cole, C
RESOLUTION NO. 2025-64
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKEWOOD APPROVING VESTING TENTATIVE TRACT MAP NO. 84811 FOR A 20- UNIT CONDOMINIUM DEVELOPMENT GENERALLY LOCATED AT 4152
PARAMOUNT BOULEVARD, LAKEWOOD, AND THE ENVIRONMENTAL
DETERMINATION (CATEGORICALLY EXEMPT).
THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES FIND, DETERMINE AND RESOLVE AS FOLLOWS:
SECTION 1. The City Council finds that the Planning and Environment Commission (Commission) by Resolution No. 13-2025 adopted on November 6, 2025, attached hereto and made a part hereof as though set forth in full, recommends approval of Vesting Tentative Tract Map No. 84811, a 20-unit residential division of property located that real property within the City of Lakewood described as a Portion of Parcels 1 and 2 of Lot 285 of Tract 17230 in the City of Lakewood, County of Los Angeles, State of California, as Per Map Recorded in Book 425-12 inclusive, of Tract Maps, in the County Recorder's Office, also known as Los Angeles County Assessor's Parcel Number 7151-024-021 and Vesting Tentative Tract Map No. 84811 (VTTM 84811) and generally located at 4152 Paramount Boulevard. Furthermore, Resolution 13-2025 is the report and recommendation of the Commission to the City Council. Resolution 13-2025, along with all other pertinent evidence, was considered by the City Council on December 9, 2025, and the City Council does hereby declare its findings and determinations in respect to Vesting Tentative Tract Map No. 84811.
SECTION 2. The City Council finds and determines that:
A. Notice of the time and place of the public hearing in connection with this matter has been given in the same form as that specified in Section 9422 of the Lakewood Municipal Code.
B. With the conditions as recommended by the Commission, and as herein amended, (1) the proposed vesting tentative tract map, design, and improvements of the proposed subdivision are consistent with the General Plan, (2) the site is physically suitable for the type of development and the proposed density of the development, (3) the design of the subdivision, or the proposed improvement, is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, ( 4) the design of the subdivision and the type of improvement is not likely to cause serious physical health problems, ( 5) the design of the subdivision, or the type of improvement, will not conflict with easements acquired by the public at large for access through, or use of the property within the proposed subdivision.
SECTION 3. The City Council does hereby report find that the project is Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15303.(3) and 15332 of the CEQA Guidelines, as amended.
RESOLUTION NO. 2025-64
Page2
SECTION 4. The City Council has considered all evidence and reports pertaining to this matter and Commission Resolution No. 13-2025 attached hereto is approved as set forth having adopted in full. Resolution incorporates herein as though set forth in full the findings and determinations of Section 4 of Resolution No. 13-2025.
SECTION 5. The City Council finds and determines that VTTM 84811 should be approved subject to the conditions set forth in Section 5 of Resolution No. 13-2025, except as follows:
A. Condition PPP of Section 5 of Commission Resolution No. 13-2025 is hereby amended to read "A fee for park and recreational purposes shall be submitted to the City pursuant to Section 9226.1 of the Lakewood Municipal Code. The fee shall be paid to the City of Lakewood upon final inspection, or the date certificate of occupancy is issued, whichever occurs last." B. The City Council adds the following indemnification requirement and acknowledgement statement to the end of the conditions of approval:
ACKNOWLEDGEMENT
PROPERTY OWNER and/or APPLICANT
Indemnification. In accepting these Conditions of Approval, the Project Applicant and/or Property Owner, each independently agree to defend, indemnify, and hold harmless the City, its officers, officials, employees, agents, and representatives from and against any and all claims, suits, actions, losses, damages, liabilities, expenses, and/or proceedings, including reasonable attorney's fees and costs, that arise out of or are in any way connected with the application, approval, or development of the project. This includes, but is not limited to, costs and fees incurred in any action to attack, set aside, void, or annul any approval or denial by the City issued as related to the project for which the applicant is applying. In addition, any and all costs associated with additional investigation, study, or redrafting of any document made necessary by such proceeding.
The City shall promptly notify the applicant of any such claim, action, or proceeding and the City shall cooperate in the defense. In the event of a disagreement between the City and applicant over litigation issues, the City shall have the authority to make dispositive litigation decisions, including, without limitation, settlement.
1/W e have read, understand and agree to comply with the conditions of approval for VTTM No. 84811 as described for the Project located at 4152 Paramount Boulevard, Lakewood, CA.
Property Owner Name (Please Print): ____________________ _ Property Owner Signature: _________________________ _
Date:----------------------------------
Phone No: ( ) __________________________ _
E-mail:---------------------------------
RESOLUTION NO. 2025-64
Page3
Applicant (Please Print): _________________________ _
Applicant Signature: __________________________ _
Phone No: ( ) _________________________ _
E-mail: --------------------------------
SECTION 6. The City Council further reports that the discharge of waste from the proposed subdivision into existing community sewer systems will not result in violation of existing requirements specified by the California Regional Quality Control Board, pursuant to Division 7, commencing with Section 13000 of the Water Code.
ADOPTED AND APPROVED THIS 9TH DAY OF DECEMBER, 2025.
Mayor
ATTEST:
City Clerk
-------~ ---
0 0
CITY COUNCIL AGENDA
December 9, 2025
TO: Honorable Mayor and Members of the City Council
SUBJECT: Specific Plan No. 2025-1, 20723 Elaine Avenue - Second Reading
INTRODUCTION
On November 11, 2025, the City Council introduced Ordinance 2025-4 pertaining to Specific Plan No. 2025-1. Ordinance No. 2025-4 is now before the City Council for the second reading.
Specific Plan No. 2025-1 is for the construction of a multifamily residential development of six ( 6) apartment units. will also include two (2) Accessory Dwelling Units (ADUs). The site is located at 20723 Elaine Avenue and is located in the M-F-R (Multiple-Family Residential) zone. The General Plan designates the site for Medium/High Density Family residential uses.
The Fire Department of Los Angeles County reviewed and approved the project on August 8, 2024.
The approved site plan identifies an existing fire hydrant located approximately 60 feet east of the site, located at the southeast comer of Elaine Avenue and Lemming Street (see attached Fire Department Approval).
g and Environment Commission and staff recommends that the City Council adopt
0. 2025-4.
Director of Community Development
ATTACHMENTS
1) Fire Department Approval
2) Distance to Fire Hydrant Image
7Y//J111
~
Thaddeus McCormack
City Manager
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Site
20723 Elaine Avenue
Distance to Fire Hydrant
Fire hydrant
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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
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Ordinance No. 2025-4
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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 I
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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
TO: The Honorable Mayor and City Council
COUNCIL AGENDA
December 9, 2025
SUBJECT: Second Reading and Adoption of Ordinance 2025-5; Enhanced Regulations Pertaining to Solicitors and Handbill Distributors
BACKGROUND
This is the second reading of the proposed ordinance. The item was previously presented for review and consideration at the November 11th City Council meeting.
The proposed ordinance would amend the Lakewood Municipal Code with additional provisions to regulate time, day and manner of soliciting and handbill distribution activity and provide enhanced means of enforcement related to unwanted and aggressive tactics used by solicitors and handbill distributors. The ordinance also would establish that schools and non-profit organizations are exempt from any business license tax or other costs to obtain a solicitors/handbill distributors permit for school/organization activity.
Also, at the November 11th meeting, City Council adopted Resolution 2025-62 establishing an escalating administrative fine schedule for violations of the LMC pertaining to soliciting and handbill distribution. The fine schedule is $250 for a first offense, $500 for a second offense and $1,000 for a third and subsequent offense. This escalating fine schedule is based on recurring violations within a 12-month period.
RECOMMENDATION
It is recommended that the City Council adopt the proposed ordinance. ~ ~z,/$/1
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Joshua Yor~ ~deus McCormack
Director of:ubli~ety City Manager
2.2 ORDINANCE NO. 2025-5
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
LAKEWOOD AMENDING ARTICLE VI OF THE LAKEWOOD
MUNICIPAL CODE BY REVISING CHAPTER 4 RELATING
TO SOLICITORS, PEDDLERS AND DISTRIBUTORS OF
COMMERCIAL HANDBILLS
WHEREAS, the City Council of the City of Lakewood seeks to protect the peace, privacy, and safety of its residents while preserving the rights of individuals to engage in lawful commercial solicitation, peddling, and handbill distribution; and WHEREAS, the City has received concerns from residents and businesses regarding unwanted and aggressive soliciting, peddling, and handbill distribution activities occurring within residential neighborhoods; and
WHEREAS, the City Council finds that regulating the time, place, and manner in which soliciting, peddling, and handbill distribution occur is necessary to deter conduct that infringes on residents’ privacy, safety, and quiet enjoyment of their property; and WHEREAS, the City Council further finds that establishing clear hours of operation, requiring visible identification, and mandating respect for “No Soliciting” or “No Trespassing” signs are reasonable measures that balance the interests of businesses and solicitors with the rights of residents; and
WHEREAS, the City Council desires to amend the Lakewood Municipal Code to enhance provisions governing solicitors, peddlers, and distributors of commercial handbills, to ensure such activities are conducted lawfully, responsibly, and with due regard for the rights and safety of the public; and
WHEREAS, the City Council determines that these amendments are necessary to promote the public health, safety, and general welfare of the community.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKEWOOD DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. INTENT. Article VI Business License Law of the Lakewood Municipal Code is hereby amended as provided in this Ordinance to provide legislative remedies to deter and address unwanted and aggressive soliciting, peddling and handbill distribution within the City of Lakewood.
SECTION 2. PURPOSE. The purpose of this Ordinance is to prohibit solicitors, peddlers and handbill distributors from engaging in unwanted and aggressive tactics and establish specified days and hours lawfully permitted solicitors, peddlers and handbill distributors may solicit, peddle or distribute handbills.
Ordinance No. 2025-5
SECTION 3. Subsection J of Section 6403.8 of the Lakewood Municipal Code is hereby amended to read as follows:
J. Solicitors, Peddlers and Distributors of Commercial Handbills.
1. Permit. All solicitors or peddlers, except commercial travelers or other persons selling or soliciting, or peddling goods, wares, merchandise or services to commercial or business houses or establishments, professional or business offices, or industrial or manufacturing offices, businesses or plants or yards shall before so soliciting or peddling have a valid unexpired permit to do so issued by the Director of Finance as provided in this Article. All distributors of commercial handbills shall have before so distributing commercial handbills a valid unexpired permit to do so issued by the Director of Finance as provided in this Article.
2. Application. In addition to the requirements set forth in Chapter 3, the applicant shall set forth the following:
(a) Name and permanent home address of each solicitor.
(b) Length of time for which right to do business is desired. (c) The name and address of the employer or the person, firm or corporation for whom said solicitor is performing his services.
(d) The name and address of the person, firm or corporation where further development, consummation or completion of the services performed by said solicitor will be done, the proposed method of delivery to the purchaser or consumer, and the length of time within which the delivery will be made. (e) The nature of the type of soliciting to be performed. In other words, whether said soliciting is for the sale of goods, and, if so, the general description of the type of goods to be sold; or, whether the soliciting is for the sale of services to be performed in the future, and, if so, the type of services sought to be sold, and the time and place for possible future performance.
(f) Two photographs of the applicant taken within sixty (60) days immediately prior to the filing of the application, which pictures shall be 2" x 2" showing the head and shoulders in a clear and distinguishing manner.
3. Application Fee. Every person filing an application for a solicitor's, peddler's, or distributor's permit under this subsection shall file with said application a fee in such sum as determined by the Director of Finance, not to exceed $10.00 per application, which shall NOT be refundable under any circumstances. This fee is in addition to the license fee required by Chapter 5. The purpose of the application fee is to help defer the cost of the investigation of the applicant. The fee herein provided is required notwithstanding any other provisions of this Article to the contrary.
Schools and non-profit organizations shall be exempt from paying any fee to obtain a permit as required in this section for soliciting or distributing handbills for the purpose of fundraising or other activity directly related to the purpose of the organization.
Ordinance No. 2025-5
4. Permit. Each permit shall show the name and address of each solicitor permittee and have attached thereto a picture of said permittee in addition to other matters which business permits require to show pursuant to the provisions of the Code.
5. Unlawful activity. It is unlawful for any person within the City of Lakewood to engage in the activity of soliciting, peddling, or distributing commercial handbills as defined in this Code unless said person has a valid permit to do so in accordance with the terms and provisions of this chapter and said person has upon his person or with him an identification card showing the existence of such a valid permit. It is unlawful for any such person to fail or refuse to show said identification card upon demand for display of the same by any law enforcement agent of the City of Lakewood or by any person when said solicitor, peddler or distributor of commercial handbills is performing the acts herein subject to permit upon any private premise as herein defined.
6. Prohibited hours and days. It is unlawful for any person to solicit, peddle or distribute handbills between the hours of seven p.m. and eight a.m., Monday – Saturday, and anytime on Sunday and holidays.
7. Obedience to signs. No person shall solicit or peddle upon any private premises if requested by anyone thereon not to do so, or if there is placed on said premises in a conspicuous place near the entrance thereof, a sign bearing the words: "No Trespassing," “No Soliciting,” "No Peddlers or Agents," "No Advertisement," or any similar notice, indicating in any manner that the occupants of said premises do not desire to be molested or have their right of privacy disturbed.
8. Request to Leave. It is unlawful for any person to offer for sale, demonstrate, attempt to sell, or to solicit or attempt to solicit orders for goods, wares or merchandise of any kind or character, or any article, material or substances, or any services, at or in any residence, dwelling, flat or apartment after having been requested to cease such attempts or refuses to leave such residence, dwelling, flat or apartment by any resident of such premise.
SECTION 4. 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 jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have adopted this Ordinance and each section, subsection, subdivision, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, subdivisions, sentences, clauses, phrases or portions thereof be declared invalid or unconstitutional.
Ordinance No. 2025-5
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
TO: The Honorable Mayor and City Council
COUNCIL AGENDA
December 9, 2025
SUBJECT: Decommissioning ofNon-Essential Crosswalk Markings located along Lakewood Boulevard and Hedda Street and Lakewood Boulevard and Michaelson Street
INTRODUCTION
Two marked crosswalks located at uncontro11ed intersections along Lakewood Boulevard at Hedda Street and at Michelson Street were presented to the Community Safety Commission (CSC) on November 3rd and again on December I st for consideration of removal. These recommendations are based on an engineering analysis conducted in accordance with the California Manual on Uniform Traffic Control Devices (CA MUTCD), which identifies conditions under which marked crosswalks at uncontro1led locations may create misleading safety expectations for pedestrians.
Concerns raised by Commissioners on November 3rd regarding count data prompted staff to commission additional traffic and pedestrian counts. These updated counts, co11ected in November 2025, confirmed extremely low pedestrian usage and high vehicular volumes. Based on all available engineering data, including collision history, roadway characteristics, and warrant analyses, the CSC concurred with staffs recommendation to remove both marked crosswalks.
STATEMENT OF FACT
On December 14, 2021, the City Council authorized the City's traffic engineering consultant, Willdan, to perform a citywide evaluation of all marked uncontro11ed crosswalks. That study recommended removing the crosswalks at both Lakewood Boulevard and Hedda Street and Lakewood Boulevard and Michelson Street. Willdan has since conducted an updated review in 2025 and reaffirmed the recommendation for removal at both locations. The recommendation was to implement removal when Lakewood Boulevard was resurfaced. With paving now complete, staff initiated the required removal process, including public notification.
In accordance with California Vehicle Code requirements, notices of proposed removal with instructions on how to submit feedback to the City, were posted at both locations on October 9, 2025. This exceeded the minimum thirty-day requirement. In addition to the request from the CSC for additional traffic and pedestrian counts to support removal of the crosswalks, an additional concern discussed at the November 3rd CSC meeting was the lack of mailed notifications, which are not required by State law. Another concern was the presence of nearby schools, suggesting that school-age pedestrians might use the crosswalks. These crosswalks are not on the suggested routes to schools. One written protest was received after the meeting from a resident who uses the crosswalk at Lakewood Boulevard and Michelson Street for their daily walks toward the post office along Clark A venue. The resident stated that he would continue to cross at this location regardless of the crosswalk being marked or not. By removing the pavement markings, the crosswalks will be reclassified from marked to unmarked. Pedestrians exercising due care wi11 l.1
Decommissioning of Non-Essential Crosswalk Markings located along Lakewood Boulevard and Hedda Street and Lakewood Boulevard and Michaelson Street December 9, 2025
still be legally pennitted to cross the roadway at both locations and drivers are legally required to yield to pedestrians in any marked or unmarked crosswalk.
To ensure that the recommendation reflects current conditions, staff collected updated twelve-hour pedestrian counts and vehicular traffic volumes in November 2025. The updated data shows very limited pedestrian use, with no more than seven pedestrians recorded at either location during a twelve-hour period and no more than three pedestrians recorded during any peak hour. These counts fall significantly below the thresholds required to consider installing traffic control devices such as signals, flashing beacons, or HA WK systems. The following table shows the comparison in the total number of pedestrians for the 12-hour periods counted in both 2019 and 2025, indicating pedestrian movement has dramatically decreased in the six-year period.
Lakewood Bl & Hedda st South leg
Lakewood Bl & Michelson st South leg.
Weekday-11
Weekend-12
Week/Jzj-14
Weekend - 12
Weekday-6
Weekend-7
Weekday-3
Weekend-1
Lakewood Boulevard carries between 30,000 and 34,000 vehicles each day at these locations.
Guidance from the Federal Highway Administration advises against the use of marked crosswalks alone at uncontrolled multilane roadways with volumes exceeding 12,000 vehicles per day because it is associated with higher pedestrian collision rates compared to an unmarked crosswalk. Traffic volumes along Lakewood Boulevard are nearly three times that amount.
Collision history at the two intersections is also insufficient to support additional traffic controls.
There have been no pedestrian collisions at Hedda Street in the past nine years and only three near the Michelson Street crosswalk during the same period. It should be noted that none of these collisions occurred within the crosswalks. These numbers are well below the thresholds used to warrant installation of stop signs or traffic signals.
Because pedestrian activity is very low, because the roadway carries high traffic volumes at relatively high speed, and because no traffic control devices are warranted under State or Federal guidelines, the continued presence of marked crosswalks at these two uncontrolled locations may give pedestrians a misleading expectation of safety and increase risk of pedestrian collision rates.
Based on a review of all available information, the City's consulting traffic engineer and staff recommend removal of the marked crosswalks at both locations to reduce pedestrian collision risk and in the best interest of public safety.
Decommissioning ofNon-Essential Crosswalk Markings located along Lakewood Boulevard and Hedda Street and Lakewood Boulevard and Michaelson Street December 9, 2025
The Community Safety Commission has reviewed the updated data and has concurred with staff's recommendation that the City Council approve removal of the marked crosswalks.
RECOMMENDATION
Staff recommends that the City Council:
(1) Approve removal of the marked crosswalk across Lakewood Boulevard at Hedda Street. (2) Approve removal of the marked crosswalk across Lakewood Boulevard at Michelson Street .__///¢/I~
Kelli Pickler ~ ~ddeus McCormack
Director of Public Works City Manager
Memorandum
TO: Ms. Kelli Pickler, Director of Public Works
City of Lakewood
FROM: Wes Pringle, PE
DATE: December 3, 2025
SUBJECT: Removal of Uncontrolled Marked Crosswalks at Lakewood Boulevard and Hedda Street and Lakewood Boulevard and Michelson Street Willdan Engineering is pleased to prepare this Technical Memorandum for the removal of two (2) uncontrolled marked crosswalks in the City of Lakewood. The study compiled the background and operational traffic data for each uncontrolled marked crosswalk to determine whether the marked crosswalks are appropriate with respect to the current California Manual on Uniform Traffic Control Devices (CA-MUTCD) standards. The following two uncontrolled marked crosswalks were reviewed:
1. Lakewood Boulevard and Hedda Street
2. Lakewood Boulevard and Michelson Street.
The study locations are shown on Exhibit 1a and 1b below.
Hedda St
Exhibit 1a
Michelson St
Exhibit 1b
Lakewood Blvd
Lakewood Blvd
N N
562.908.6200 I 800.499.4484 I fax: 562.695.2120
13191 Crossroads Parkway North, Suite 405, Industry, California 91746-3443 I www.willdan.com extending
your
reach
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Existing Conditions
Summary of Existing Conditions
Table 1 summarizes the existing conditions for each of the study locations. The crosswalks are located adjacent to residential neighborhoods. Both crosswalks are the standard type consisting of two solid white lines that define the crosswalk. The posted speed limit on Lakewood Boulevard is 40 miles per hour (mph).
Table 1 – Existing Conditions
Location Surrounding
Land Use
Street
Width
Posted
Speed
Limit
Existing Signs Pavement Markings Street
Lights
ADA
Ramps
Bus
Stops At Advance At Advance
Lakewood Bl &
Hedda St
Single
Family
Residential
89’ 40 No
Stopping
Any Time
W11-2
(FYG) 7 &
W16-
9P(FYG) at
440’ & 360’
from
crosswalk
N/A “PED XING”
approx. 375’ &
380’ from
crosswalk
Yes ADA
Compliant
MTA
266
Lakewood Bl &
Michelson St
Single
Family
Residential
89’ 40 W11-2
(FYG) 7
& W16-
7P(FYG)
at
crosswalk
W11-2
(FYG) 7 &
W16-
9P(FYG) at
335’ & 565’
from
crosswalk
N/A “PED XING”
approx. 260’ &
490’ from
crosswalk
Yes Not ADA
Compliant
MTA
266,
LBT
111 &
LBT
112
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Data Collection
Vehicle Traffic Counts
Twenty-four (24) hour vehicular approach counts taken at each intersection have shown the following Average Daily Traffic (ADT):
• Lakewood Boulevard and Hedda Street – Lakewood Boulevard (North-South approaches) = 30,977, Hedda Street (East-West approaches) = 1,902.
• Lakewood Boulevard and Michelson Street – Lakewood Boulevard (North-South approaches) = 33,930, Michelson Street (East-West approaches) = 1,219.
AM/PM peak hour vehicular and bicycle/pedestrian turning movement counts were collected in December 2021 and November 2025 for comparison. Tables 2a and 2b shown below summarize the peak hour vehicle approach counts. Attachment A provides the vehicle and pedestrian raw data collection sheets.
Table 2a – Peak Hour Approach Counts – December 2021
Location Crosswalk
on
Peak
Hour
Peak Hour Approach Counts
NB SB EB WB
Lakewood Bl & Hedda St South Leg AM
PM
692
1,174
904
909
104
53 79
37 Lakewood Bl & Michelson St South Leg AM
PM
598
1,189
818
1,015
48 64
65 79
Table 2b – Peak Hour Approach Counts – November 2025
Location Crosswalk
on
Peak
Hour
Peak Hour Approach Counts
NB SB EB WB
Lakewood Bl & Hedda St South Leg AM
PM
816
1,451
1,204
981
96 70
50 27
Lakewood Bl & Michelson St South Leg AM
PM
1,172
1,575
709
1,104
66 60
61 26
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Pedestrian Traffic Counts
Pedestrian and bicycle counts were taken for both crosswalks at three different time periods in December 2019, December 2021 and November 2025 to determine if the pedestrian demand has changed over time. A weekday and weekend pedestrian only count was conducted on Tuesday, December 3, 2019, and Saturday, December 7, 2019, for both locations between the hours of 6:00 am and 6:00 pm. A weekday morning and afternoon peak hour count was taken from 7:00 am to 9:00 am and 1:00 pm to 3:00 pm, which included vehicles, pedestrians and bicycles. These counts were collected on Thursday, December 2, 2021. A weekday and weekend vehicle, pedestrian, and bicycle count was conducted between the hours of 6:00 am and 6:00 pm. These counts were taken on Wednesday, November 19, 2025, and Saturday, November 22, 2025. From these 12-hour counts, the AM, Mid-day, and PM peak hours are shown in Tables 3a (weekday) and 3b (weekend) on the following page.
Table 4 shows the total number of pedestrians for the 12 hours counted.
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Table 3a – Pedestrian Counts (Weekday)
Location Crosswalk
On
Tuesday
December 3, 2019
Thursday
December 2, 2021
Wednesday
November 19, 2025
Peak Hour Pedestrians Peak Hour Pedestrians Peak Hour Pedestrians Lakewood Bl &
Hedda St South Leg
7:15 AM 3 7:30 AM 0 7:30 AM 3
12:30 PM 4 1:15 PM 0 1:00 PM 2
4:30 PM 1 2:45 PM 0 4:30 PM 1
Lakewood Bl &
Michelson St South Leg
7:30 AM 0 7:30 AM 1 9:00 AM 1
11:30 AM 8 1:15 PM 0 1:00 PM 1
3:15 PM 2 2:45 PM 0 3:00 PM 1
Table 3b – Pedestrian Counts (Weekend)1
Location Crosswalk
On
Saturday
December 7, 2019
Saturday
November 22, 2025
Peak Hour Pedestrians Peak Hour Pedestrians
Lakewood Bl &
Hedda St South Leg
9:45 AM 3 9:00 AM 0
11:30 AM 2 11:30 AM 3
5:00 PM 3 5:00 PM 2
Lakewood Bl &
Michelson St South Leg
8:45 AM 2 9:00 AM 1
11:45 AM 2 1:45 PM 0
4:15 PM 2 3:00 PM 0
1 There was no Saturday pedestrian count taken in 2021.
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Table 4 – 12 Hour Pedestrian Counts
Location Crosswalk On
Total
Pedestrians
December 2019 November 2025
Lakewood Bl & Hedda St South Leg Weekday – 11
Weekend - 12
Weekday – 6
Weekend - 7
Lakewood Bl & Michelson St South Leg Weekday – 14
Weekend - 12
Weekday – 3
Weekend - 1
Collision History
Reported collision data for the study locations was obtained from the California Highway Patrol’s Statewide Integrated Traffic Records System (SWITRS) and the UC Berkeley’s SafeTREC Transportation Injury Mapping System (TIMS) for the most recent nine (9) years history. The TIMS database includes all reported injury and fatal collisions. For this study, pedestrian collision data was analyzed from January 1, 2017 to October 30, 2025. A summary of the reported collision history of each intersection is provided in Attachment B.
At the intersection of Lakewood Boulevard and Hedda Street there were no more than four collisions in any twelve-month period at or near the intersection. None of the collisions were associated with pedestrians during the 9 years of collision records reviewed.
At the intersection of Lakewood Boulevard and Michelson Street, there were three pedestrian related collisions occurring within 50 feet of the intersection. One collision in 2016 resulted in visible injury, one collision in 2018 resulted in a fatality, and one collision in 2021 resulted in a serious injury. It was noted that the pedestrians involved in the 2016 and 2021 collisions were not in the crosswalk. Details of these pedestrian related collisions follow below:
Date Location Type Injury Severity Primary
Collision Factor
1 7/04/16
Lakewood Blvd 50 feet north of
Michelson St (pedestrian not in
crosswalk)
Auto/Ped Visible Injury Unknown
2 2/23/18 Lakewood Blvd 20 feet south of
Michelson St Head-On Fatality Unknown
3 8/31/21
Lakewood Blvd 30 feet south of
Michelson St (pedestrian not in
crosswalk)
Head-On Serious Injury Unknown
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Nearest Crosswalks
With the removal of both crosswalks, the nearest marked crosswalks are noted below.
Location Crosswalk
On
Closest Controlled Marked Crosswalk Distance (feet)
Lakewood Bl & Hedda St South Leg Lakewood Bl/Ashworth St (signalized) ~1,300 (north) Lakewood Bl/South St (signalized) ~1,300 (south)
Lakewood Bl & Michelson St South Leg Lakewood Bl/South St (signalized) ~1,100 (north) Lakewood Bl/Candlewood St (signalized) ~1,200 (south)
Bus Stops
There are bus stops (Metro and/or Long Beach Transit) near the crosswalks at both Lakewood Boulevard and Hedda Street and Lakewood Boulevard and Michelson Street.
The available average daily ridership numbers (loading and unloading) for Long Beach Transit Bus Routes that stop at the intersection of Lakewood Boulevard and Michelson Street were provided for the last three years. Los Angeles Metro has stops at both intersections and provided ridership numbers for October 2025. The numbers are indicated below.
Location Transit Line
Time
Period
Weekday Saturday Sunday
On* Off* On* Off* On* Off*
Lakewood Bl & Michelson St Long Beach
Transit 111/112
Year
2022 2 0 0 0 4 0
Year
2023 0 0 2 0 0 0
Year
2024 1 0 2 0 2 0
Lakewood Bl & Hedda St LA Metro October
2025 7 7 5 2 5 9
Lakewood Bl & Michelson St LA Metro October
2025 4 11 2 7 1 4
*Per day.
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
DISCUSSION
The California Vehicle Code Section 21950 states “(a) The driver of a vehicle shall yield the rightof-way to a pedestrian crossing the roadway within any marked crosswalk or within any unmarked crosswalk at an intersection, except as otherwise provided in this chapter. (California Vehicle Code §21950 (2022))” The installation of a marked crosswalk at an intersection with no other traffic controls can act as a guide for pedestrians but should be limited to certain locations. There have been several studies on the effectiveness of unmarked crosswalks versus marked crosswalks that have shown that a marked crosswalk by itself does not increase safety. The Federal Highway Administration (FHWA) published a report, Safety Effects of Marked Versus Unmarked Crosswalks at Uncontrolled Locations 2, which documented these findings. In particular, the study found that marked crosswalks alone should not be used on roadways with four or more lanes and an ADT of 12,000 or greater. Both of the crosswalks being reviewed meet these conditions.
Marked crosswalks paired with traffic controls are more effective. The installation of a traffic signal at an intersection shall be considered if one or more warrants (guidelines) provided by the CAMUTCD are met. The traffic signal warrant for pedestrian volumes is based on the traffic volumes and speed limit of major street to be crossed. For Lakewood Boulevard, either of the following conditions must be met to satisfy the warrant for pedestrian volumes: (1) for each of any 4 hours of an average day there are a minimum of 75 pedestrians per hour crossing or (2) for any 1 hour of an average day there is a minimum of 93 pedestrians per hour crossing. All of the pedestrian count data collected at both crosswalk locations did not meet either of these minimum pedestrian volume requirements. Since these two intersections do not meet the CA MUTCD warrants for the installation of a new traffic signal based on pedestrian volumes or an all-way stop due to the roadway characteristics of Lakewood Boulevard, the next consideration would be a flashing warning system that can be activated by pedestrians.
At both intersections, Lakewood Boulevard has six lanes of travel with a posted speed limit of 40 mph. For these conditions the most appropriate traffic control when a signal or all-way stop is not warranted is a pedestrian hybrid beacon. The installation of pedestrian hybrid beacons is guided by the California Manual of Uniform Traffic Control Devices (MUTCD)3. This type of indication can also be referred to as a “HAWK” signal (high-intensity activated crosswalk beacon). Section 4F.01 of the MUTCD refers to the application of pedestrian hybrid beacons. In this section, the installation of a pedestrian hybrid beacon is determined by applying the following:
“For a major street where the posted or statutory speed limit or the 85th-percentile speed exceeds 35 mph, the need for a pedestrian hybrid beacon should be considered if the engineering study finds that the plotted point representing the vehicles per hour on the major street (total of both approaches) and the corresponding total of all pedestrians crossing the major street for 1 hour (any four consecutive 15 minute periods) of an average day falls above the applicable curve in Figure 4F-2 for the length of the crosswalk.” 2 Charles V. Zegeer, J. Richard Stewart, Herman H. Huang, Peter A. Lagerwey, John Feaganes, B. J. Cambell. 2005. Safety Effects of Marked versus Unmarked Crosswalks at Uncontrolled Locations: Final Report and Recommended Guidelines. Office of Safety Research and Development Federal Highway Administration. Pp 51-53. 3 State of California State Transportation Agency Department of Transportation. California Manual on Uniform Traffic Control Devices. 2014 Editions, Revision 9. Pp 973-977.
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025
Figure 4F-2 from the CA MUTCD is shown on the next page.
As shown in the graph, the minimum pedestrian volume to warrant the installation of a pedestrian hybrid beacon at this location would be 20 pedestrians per hour. All of the pedestrian count data collected at both crosswalk locations did not meet this minimum pedestrian volume requirement.
Due to the speeds and width of Lakewood Boulevard, Rapid Rectangular Flashing Beacons (RRFB) would not be appropriate. Additionally, RRFBs are usually installed where there are at least 40 school children crossing an intersection. All of the count data collected at this intersection indicates that there are not enough pedestrians to meet this condition.
The installation of curb extensions (also called bulb-out) at the intersections to assist pedestrians is another option that has been considered. However, this would require the elimination of a through lane in each direction on Lakewood Boulevard and is not recommended due to the high traffic volumes of approximately 30,000 vehicles per day that travel this arterial roadway.
The examination of all measured, observed, and surveyed traffic and pedestrian data indicates that the uncontrolled marked crosswalks at Lakewood Boulevard and Hedda Street and at Lakewood Boulevard and Michelson Street should be removed.
According to the California Vehicle Code (CVC) Section 21950.5, public notification is required for a minimum of 30 days prior to the removal of a marked crosswalk. In anticipation of the removal of both crosswalks, the City of Lakewood has posted notifications at both crosswalks on October 9, 2025, and they still remain posted to this day, exceeding the minimum required 30 days per CVC. As of November 26, 2025, the City has received one (1) written email from the community and two (2) comments received from the Community Safety Commission regarding the proposed removal of both marked crosswalks. A brief summary of these comments is provided below:
Figure 4F-2. Guidelines for the Installation of Pedestrian Hybrid Beacons on High-Speed Roadways
Speeds of more than 35 mph 500 ,-.-,----~--,.-------'--r---.---, 400
TOTAL OF ALL 300
PEDESTRIANS CROSSING
THE MAJOR STREET • PEDESTRIANS
PER HOUR (PPH) 200
100
L = crosswalk length
"-....:,.-~--.....;::=----------l.20·
0 250 500 750 1000 1250 1500 1750 2000
MAJOR STREET - TOTAL OF BOTH APPROACHES -
VEHICLES PER HOUR (VPH)
• Note: 20 pph appties as the lower threshold volume
City of Lakewood
Removal of Uncontrolled Marked Crosswalks
November 26, 2025