City Council Agenda Report
February 17, 2026
TO: Honorable City Council
FROM: Jesus M. Gomez, City Manager
BY: Alex Hamilton, Interim Director of Community Development Albert Mendoza, P.E., Director of Public Services/City Engineer Randall Hillman, Associate Engineer
SUBJECT: APPROVAL OF TRACT MAP NO. 84624, FOR A LIVE-WORK CONDOMINIUM SUBDIVISION LOCATED AT 11459 IMPERIAL HIGHWAY, ENGINEER’S REPORT NO. 26-12
Background:
On April 23, 2025, the Norwalk Planning Commission approved Tentative Tract Map No. 84624, for a Live-Work condominium subdivision at 11459 Imperial Highway (APN 8023-008-004), filed by MLC Holdings, Inc. The development consists of 83 townhomes and 10 live-work units on an approximately 4.36 acre site.
The final tract map has been reviewed and found to be technically correct, and in conformance with the approved tentative map and applicable state laws. The tract map shows the street dedication offered for widening Imperial Highway for an additional lane fronting the development and completing the street dedication for previously constructed Gettysburg Drive on the north side of the development. On-site easements for emergency access and fire purposes as designated on the map are also dedicated.
To comply with requirements of Norwalk Municipal Code (NMC) Section 16.03.160, any required public improvements that have not been constructed at the time of approval of the final map shall be guaranteed by execution of a suitable agreement in a form approved by City Attorney. As the required public improvements such as utility connections and sidewalk replacements have not yet been constructed, it is recommended that approval of this map be contingent on the execution of such an agreement to ensure funding for their installation.
Additionally, park land dedication fees must be collected for this project pursuant to NMC Section 16.03.090. The City Council may accept a park land dedication or a payment may be
City Council February 17, 2026
Tract Map No. 84624 – 11459 Imperial Highway Page No. 2 1 7
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made in lieu thereof, or a combination of both. In this case, the developer will pay the in lieu fee.
The fee is based on a formula involving the assessed value of the property, the average value per square foot, multi-family unit number and dedication per unit. The dedication amount shall be consistent with the formula described in NMC Section 16.03.090.
Fiscal Impact:
The Parkland Dedication In Lieu Fee payment shall be consistent with the formula specified in Section NMC 16.03.090.
Citizens Advised:
N/A
Strategic Plan 2023 Implementation:
The recommended actions will further the City’s Strategic Plan Goal 3 to create and sustain a resilient and economically prosperous City.
Recommended Action:
Staff recommend City Council approve Tract Map No. 84624, conditioned on the execution of the improvement guarantee required by Norwalk Municipal Code Section 16.03.160, and accept the dedications offered on the map.
Attachments:
Location Map