ATTACHMENT 1
ORDINANCE NO. 25-1756
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
NORWALK, CALIFORNIA APPROVING DEVELOPMENT
AGREEMENT NO. 2025-0001 BY AND BETWEEN THE CITY OF
NORWALK, CALIFORNIA AND LEWIS LAND DEVELOPERS, LLC
FOR THE DEVELOPMENT OF THE NORWALK TRANSIT VILLAGE
SPECIFIC PLAN AREA LOCATED AT 13200 BLOOMFIELD
AVENUE
WHEREAS, the Development Agreement Act (California Government Code §65864 et seq.) authorizes cities to enter into binding development agreements with persons having a legal or equitable interest in real property for the development of such property, all for the purposes of strengthening the public planning process, encouraging private participation and comprehensive planning and identifying the economic costs of such development; and
WHEREAS, the City has executed that certain Agreement of Purchase and Sale and Initial Escrow Instructions dated December 26, 2024 (the “State PSA”) for the City’s purchase from the State of California (“State”) of the former Southern Youth Correctional Reception Center and Clinic (the “CYA Facility”) which is comprised of certain real property consisting of approximately 32.3+/- acres, together with improvements located thereon, including, without limitation, approximately 35-40 structures and ancillary improvements, located at 13200 Bloomfield Avenue in the City of Norwalk, Los Angeles County, State of California (“Property”); and
WHEREAS, The City and Developer are parties to that certain Disposition and Development Agreement dated December 31, 2024 (the “DDA”) which provides for Developer’s purchase of the Property from the City and Developer’s development of (i) a for-sale and/or for-rent market-rate residential project on approximately 12-13 acres of the Property consisting of a maximum of 462 market-rate Residential Units (the “Developer Residential Project”) and (ii) a neighborhood commercial/retail project on approximately 3.1+/- acres of the Property consisting of a maximum of 66,647 sq.ft. of building area (0.5 floor area ratio) together with a possible hotel (the “Hotel”) containing a maximum of 150 rooms (the “Developer Retail Project”) in accordance with the Current Development Approvals (collectively, the “Developer Project”), and (iii) provide for the development by an Affordable Housing Builder of a for-rent housing project consisting of rental units affordable to lower income and very low income households on approximately 2-3 acres of the Property and consisting of a minimum number of affordable Residential Units which equals 40% of the total number of all Residential Units constructed in the Project (the “Affordable Housing Project”). The Developer Project and Affordable Housing Project are collectively referred to herein as the “Project”; and WHEREAS, the Property is located within the Norwalk Transit Village Specific Plan area and zoned Specific Plan Area No. 17; and
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WHEREAS, the Norwalk City Council on November 19, 2024 adopted Resolution No. 24-58 certifying the Final Environmental Impact Report (“FEIR”) for Specific Plan Area No. 17 - the Norwalk Transit Village Specific Plan (SCH No. 2022070103), which included this Development Agreement.
WHEREAS, the Planning Commission held a duly noticed public hearing on March 26, 2025 and adopted Planning Commission Resolution No. 25-02 recommending the City Council approve the Development Agreement; and
WHEREAS, the City Council of the City of Norwalk held a duly notice public hearing on April 15, 2025 and all prerequisites for the approval of the Development Agreement have occurred.
THE CITY COUNCIL OF THE CITY OF NORWALK DOES ORDAIN AS
FOLLOWS:
Section 1.The foregoing recitals are true and correct and are hereby incorporated as part of the findings contained in this Ordinance.
Section 2. The California Environmental Quality Act (“CEQA”) and the CEQA Guidelines allow the City to rely on the previously certified Norwalk Transit Village Specific Plan FEIR unless a subsequent or supplement EIR is required. None of the conditions requiring a subsequent or supplemental EIR under CEQA Guidelines Sections 15162 and 15163 have occurred. Accordingly, taking into consideration the analysis in the FEIR, the City Council finds that the Development Agreement is within the envelope of the FEIR prepared for the Norwalk Transit Village Specific Plan Project and no further environmental review is required.
Section 3.Based on the staff report, public comments, the above recitals, and all other evidence in the record, the City Council finds as follows:
A. That the Development Agreement is authorized by and satisfies the requirements of Government Section Code 65864 through 65869.5.
B. That pursuant to California Government Code Section 65867.5, the City Council finds that the Development Agreement and proposed Project are consistent with General Plan as follows:
1. Land Use Element. Citywide Objectives: (1) To establish a positive image for Norwalk as a growing city and take steps towards maintaining this positive image; (2) To provide for larger comprehensive developments along the City’s major arterials which will enhance the overall character of the streetscape and will include adequate parking, buffering and landscaping; (3) To concentrate commercial density in the City Center area and establish it as an urban and sub-regional core; and (4) Encourage the maintenance and enhancement of areas important to the creation of a positive image for Norwalk.
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The proposed Project would implement the City’s Economic Development Opportunities Plan by revitalizing the project site with a vibrant, community focused, mixed-use development that contributes to the City’s economic base allowing the City to grow and maintain and improve a positive image of the City. In addition the proposed project provides for the comprehensive planning of the project site through the preparation of a specific plan and utilizes a public/private partnership between the City of Norwalk and a developer to redevelop the site consistent with the specific plan established for the project site providing a larger comprehensive development along Bloomfield Avenue and enhance the overall character of the streetscape and provide adequate parking, buffering, and landscape consistent with the design standards set forth under the Specific Plan
2. Open Space Element. Open Space Element Objectives: (1) To establish quality residential neighborhoods and commercial environments through the provision of adequate private and group open space; (2) Usable private and group open space should be provided in adequate amounts and locations to meet the needs of all on-site users; (3) Suitable amenities should be provided within private and group open space areas to encourage their use; (4) To establish a quality public open space environment which enhances the overall identity of the City; (5) to establish a consistent approach to public streetscape, including sidewalks, landscaping, signage, furniture and lighting; (6) encourage development of a cohesive streetscape through the City; (7) Encourage coordination between private development and public streetscape, including landscaping, signage and lighting. The proposed Project would include 3.7 acres of publicly accessible open spaces.
3. Community Design Element. Community Design Goals: (1) The City of Norwalk will be recognized as a place of visual order and exceptional quality in design; (2) new residential, commercial, and right of way developments should be reviewed to determine consistency and compatibility with the surrounding neighborhood, district, and the overall community; and (3) Community Design Policy: Existing residential, commercial, industrial, and public facility and right of way improvements should be maintained to support a positive community image.
The proposed Project would be developed in accordance with the development standards and regulations set forth in Chapter 2 of the Specific Plan for the Specific Plan area will ensure that new development will comply with the Community Design Element goals, policies, and objectives and are developed in a manner consistent with and compatible with the surrounding neighborhoods, district, and the overall community.
4. Housing Element. Housing Element Goals: (1) Attain a housing supply adequate to meet the needs projected for the City; (2) provide a variety of rental and homeownership housing opportunities for all income groups of the City; (3) attain a housing market where all families can find adequate Ordinance No. 25-1756 Page 4 of 4
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housing within their financial means; and (4) achieve an assisted housing supply that provides a full range of affordable ownership and rental housing opportunities. The proposed Development Agreement would allow for the development of new residential units with at least forty percent (40%) being designated as affordable. The new residential units would assist the City in meeting its regional housing needs and the State’s overall housing goals, which is a statewide concern.
C. The City Council further finds that the Development Agreement is consistent with the objectives set forth under Section 1.5 of the Norwalk Transit Village Specific Plan.
Section 4.Pursuant to the findings above, the City Council of the City of Norwalk hereby approves the Development Agreement by and between the City and Lewis Land Developers, LLC.
Section 5.The City Manager is hereby authorized to execute the Development Agreement on behalf of the City and prepare a final version of the Development Agreement for execution and recordation and such ancillary document documents, in a form approved by the City Attorney, reasonably necessary to effectuate the intent of this Ordinance and the Development Agreement. The City Manager is further authorized to update and finalize exhibits to the Development Agreement consistent with the actions of the City Council in adopting the Development Agreement and to make all necessary and appropriate clerical, typographical, and formatting corrections as approved by the City Attorney.
Section 6.This Ordinance shall take affect thirty (30) days after its adoption.
The City Clerk is directed to certify to the enactment of this Ordinance and to cause this Ordinance to be published and/or posted as required by law.
PASSED, APPROVED, AND ADOPTED this _________ day of May 2025. _______________________________
TONY AYALA
MAYOR
ATTEST:
______________________________
THERESA DEVOY, CMC
CITY CLERK