Cerritos planning commission recommends approval for five-home Clarkdale development with ADUs

The City of Cerritos Planning Commission voted 5-0 on May 8, 2025 to recommend that the City Council approve Precise Plan 02/2025-5, a proposal from Clarkdale Estate Homes to develop five two‑story single‑family residences and five detached accessory dwelling units (ADUs) on five adjacent parcels at 17200–17224 Clarkdale Avenue.

Senior Planner Jeremy Lowe told commissioners the proposal includes two mirror floor-plan types, each with three-car garages: Plan 1 lists 1,398 square feet on the first floor and 1,536 square feet on the second; Plan 2 lists 1,354 square feet and 1,502 square feet, respectively. The applicant proposes one detached ADU per lot; staff said each ADU is proposed at about 1,000 square feet and noted the maximum ADU size allowed in typical circumstances is 1,200 square feet.

Lowe said, "Accessory dwelling units are required to be reviewed administratively at a staff level." Planning staff and the city attorney emphasized that under state housing law ADUs are not subject to discretionary review by the Planning Commission or City Council and that the commission's action tonight concerned only the five primary residences under Precise Plan 02/2025-5. Staff also reported that the project was found exempt from CEQA under Section 15332 (infill development).

Staff presentation described required public‑infrastructure work: connection to an existing sewer system in the adjacent neighborhood, relocation of a reclaimed water line that lies under a vacated segment of Eclair Street, and installation of a 10‑foot public utility easement at the south end of the site. Because of the proximity of the sewer and reclaimed water line, the sewer will be built in an encasement. The applicant must pay a proportionate share of street resurfacing and any upgrades to the sewer lift station and pumps that serve the connection. Staff also said the developer must install a four‑inch electrical conduit in Clarkdale Avenue to accommodate fiber or future broadband.

On traffic, staff told the commission the project matches the 2020 scope (five homes) and that the earlier traffic impact assessment found no significant circulation impacts from the permanent closure of the vacated Eclair Street; in consultation with the city attorney, staff concluded no new or supplemental traffic study was required because the scope did not increase.

Commissioners and staff described project-specific conditions of approval that the commission considered. At the request of the neighboring City of Artesia, staff included Condition 79 requiring a recorded covenant on each lot in which buyers acknowledge that commercial and office uses sit directly across Clarkdale Avenue and that on-street parking is restricted at night. Staff also recommended Condition 75 requiring an eight-foot‑high solid block wall along the eastern property lines (adjacent to Juarez Elementary School) be constructed during grading and prior to issuance of building permits for the homes; staff said the wall will extend to abut existing adjacent rear walls so there will be no pedestrian or vehicular gap.

Public commenters raised neighborhood concerns. Ken Hitt, a resident on Shasta Circle, said the vacant commercial building across Clarkdale attracts dumping, trash and people experiencing homelessness and asked that the wall and neighborhood access be secured. Another resident, Abel Izaraga of Shasta Circle, urged the city to consider parking-permit or similar measures to limit spillover parking on Cerritos streets when nearby Artesia businesses hold weekend events.

Director of Public Works Alvin Papa said the City of Cerritos maintains the east side of Clarkdale Avenue (sidewalk, lights and the city portion of pavement); the west side is maintained by the City of Artesia. Papa said he did not foresee major utility-service disruptions during construction: water lateral connections may cause very short interruptions (about an hour) when tied in, temporary reroutes (a "high line") will be used for reclaimed water relocation, and pump upgrades at the sewer lift station can be staged to avoid service loss. Papa also said the closest parks are Loma Park (about 0.75 miles) and Ecology Park (about 0.67 miles), both roughly a 20‑minute walk from the site.

The applicant's architect, Shef Talwar, and contractor, Ashu Sharma, were present. Sharma told the commission the contractor had not finalized sequencing with the owner but expected to build work in sequence across the five lots and indicated a target completion window of roughly 12–18 months: "we'll be building it in sequence" and "maybe in 1 year or 15 months time frame." Talwar confirmed the team had incorporated staff comments on privacy, landscaping and materials and said the owner had agreed to the conditions of approval.

Commissioners also discussed ADU rules, solar requirements and parking. Staff confirmed rooftop solar installations are required for new structures under applicable California building and energy codes. Staff said the city enforces design standards for ADUs at the administrative level (roofing, trims, materials) but state law limits a city's ability to impose parking requirements on ADUs; the project's primary homes include three‑car garages and driveways the applicant says can accommodate additional vehicles.

After discussion and public comment, Vice Chair Reyes moved to recommend approval of Precise Plan 02/2025-5 to the City Council; Commissioner Gaveri seconded. The roll-call vote was 5–0 in favor. The commission also approved the April 2, 2025 regular and special meeting minutes earlier in the meeting; that consent vote passed 4–0 with one commissioner abstaining.

The commission's recommendation now goes to the City Council for final action. If the council approves the plan, staff will coordinate required utility relocations, the construction of the eight‑foot wall and other conditions before building permits are issued.