Current Projects

The project proposes to construct 87 new condominium townhomes, a new 0.79-acre city park, a 6,220 square foot (sf) pedestrian paseo (El Monte Paseo), and remedial actions described as follows:

The applicant, MJW Investments, LLC., proposes to construct 18 three-story, 40-foot-tall, multi-family residential buildings, totaling 87 condominium townhome units, and associated private driveways on a new 3.7584-acre lot. This project area includes Court Adair and King Court which will be abandoned and a portion of Railroad Street which would be vacated, for the new development.

The condominium townhome units would have three to four bedrooms and two to three bathrooms (unit size ranges between approximately 1,387 gross sf and 1,837 gross sf) and would include a two-car garage (approximately 456 sf to 565 sf). Some townhome units would include flex space, a porch, and/or a deck. A minimum of 200 sf of private and common open space is proposed per unit.

Vehicular access to the project site would be provided via Valley Boulevard and Railroad Street, which would connect to the residential project’s internal roadway network. The project would include a total of 201 parking spaces (174 garage spaces and 27 guest spaces, including four spaces for the park and two American Disability Act [ADA] van-accessible spaces).

The project also includes the construction of a 0.79-acre city park. The new park (at 0.6498 sf in area) would provide two playgrounds, swings, benches, picnic tables, shade structures, restrooms, an art sculpture, and landscaping for residents and the community, and four public parking spaces. The park development also includes APN 8575-022-922 (at 6,825± sf in area) which will be programmed in the future.

To accommodate the proposed development, Monterey Avenue would be shortened in length to provide an area for the proposed city park. The modified portion of Monterey Avenue would remain to provide access to the existing multi-family residence at the southwestern portion of the site.

The project also includes vacating the westerly 25-foot width of El Monte Avenue within the tract boundary. The easterly 15-foot width of El Monte Avenue will remain a public right-of-way abutting the easterly boundary of the project site. As an offsite improvement, the use of this roadway would be closed to vehicular traffic and converted to a pedestrian walkway that is referred to in the project plans as the El Monte Paseo.

El Monte Paseo, a 6,220-sf walkway, would provide a pedestrian link from Valley Boulevard to the El Monte Metrolink Station and El Monte Trolley Station. The paseo would include entry pilasters, trellises, landscaping/hardscape, decorative pots, benches, a drinking fountain and filling station, an art plinth, and bicycle racks with a bike repair station at the north end.

Remedial Actions - Government Code Section 65962.5 requires the California Environmental Protection Agency to develop an updated Cortese List. The State Department of Toxic Substance Control (DTSC) is responsible for a portion of the information contained in the Cortese List. The analysis for this section includes a review of the following resources to provide hazardous material release information:

- State Water Resources Control Board (SWRCB) GeoTracker database

- DTSC EnviroStor database

According to GeoTracker, there are two cleanup program sites and one leaking underground storage tank (LUST) cleanup site within the project site (SWRCB 2023). A search of the EnviroStor database identified the project site as a voluntary cleanup site (DTSC 2023).

Under consultation with the DTSC, housekeeping activities were performed on the project site to restore the site to a condition that allows for residential use, which included removing a total of 4.9 cubic yards of soil containing levels of arsenic and lead that exceed regulatory screening levels. A mitigation measure is included in the MND to ensure that the remaining remediation work is completed and final approval from DTSC is obtained.