City Council Agenda Report
October 20, 2026
TO: Honorable City Council
FROM: Jesus M. Gomez, City Manager
BY: Alex Hamilton, Deputy City Manager
Albert Mendoza, P.E., Director of Public Services/City Engineer Randall Hillman, Associate Engineer
Gabriel Salazar, Senior Planner
SUBJECT: APPROVAL OF TRACT MAP NO. 85156, FOR CONDOMINIUM SUBDIVISION LOCATED AT 12722 WOODS AVENUE, ENGINEER’S REPORT NO. 26-39 Background:
On April 22, 2026, the Norwalk Planning Commission approved Tentative Tract Map No. 85156 for a condominium subdivision at 12722 Woods Avenue (Assessor Parcel Number 8048-012- 014 and 8048-011-035), filed by ADC Norwalk 3, LLC. The development consists of 61 threestory townhomes on an approximate 2.52-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. An easement for access and utility purposes as designated on the map are dedicated.
To comply with requirements of Norwalk Municipal Code (NMC) §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 the City Attorney. As the required public improvements such as new utility connections and reconstruction of sidewalk/curb and gutter have not yet been reconstructed, 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 §16.03.090. The City Council may accept a park land dedication or a payment may be 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 City Council October 20, 2026
Tract Map No. 85156 – 12722 Woods Avenue Page No. 2
foot, multi-family unit number and dedication per unit. The dedication amount shall be consistent with the formula described in NMC §16.03.090.
The Los Angeles County Assessor’s parcel size information was used for the calculation of the parkland dedication fee. The total lot size for both parcels is 109,540 square feet (approximately
2.52 acres). APN 8048-012-014 totals approximately 51,300 square feet in area and APN 8048- 011-035 totals approximately 58,240 square feet.
Based on the current assessed fair market value, the City’s calculation of the Parkland Dedication Fees is listed as follows:
Fair Market Value Per Square Feet (PSF): $58.20/PSF
Multiplied by: Parkland Dedication Requirement: 133.73 Square Feet per Dwelling Unit Multiplied by: Number of Dwelling Units: 61 dwelling units Total: $474,769
In summary, the City will accept a parkland in lieu fee payment in the amount of $474,769 based on the calculation and payable to the City of Norwalk after the Final Map has been approved by the City.
The Project will also be subject to the Art in Public Places Program requirement pursuant to NMC §15.44.030 which may be in the form of artwork or an in-lieu payment contribution. The AIPP requirement equates to one percent of the building total valuation.
Fiscal Impact:
The Parkland Dedication in Lieu Fee payment is in the amount of $474,769.
Citizens Advised:
N/A
Strategic Plan 2023 Implementation:
The recommended action 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. 85156, conditioned on the execution of the improvement guarantee required by Norwalk Municipal Code §16.03.160, and accept the dedications offered on the map.
City Council October 20, 2026
Tract Map No. 85156 – 12722 Woods Avenue Page No. 3
Attachments:
1. Final Tract Map No. 85156
2. Location Map