1688 West Garvey Avenue (also known as the Goodviews Property)
Stabilization of the Goodviews Property under the Goodviews Abatement Project (GAP) has substantially been completed. The latest GAP progress video, dated 8-16-23 (YouTube).
Background
The site of the Goodviews Abatement Project was originally approved for development in 1978 and 1979 for 31 residential dwelling units. That original project was entitled by the Good Views Land Development Company. Consequently, during the 40 years since that time, the GAP site is commonly referenced as the “Good Views” property.
The Good Views property is historically unstable. In 1983, Garvey Avenue was damaged and blocked by a slope failure resulting in the City taking emergency action to construct various soil stabilization and drainage infrastructure. In 1986, the City entered into an agreement with the Good Views developer to construct permanent structures intended to stabilize the hillside that was to be completed by December 5, 1986. In 1987, 1988, and 1989, a number of City consultants advised the City regarding what measures were required to stabilize the hillside. The Good Views property owner failed to implement any of those recommendations. As a result, the City in 1991 issued a notice of violation to Good Views then property owner that the Project site constituted a public nuisance requiring abatement.
After providing notice on an annual basis, the City in 1994 was unable to contact the Good Views then property owner representatives. It is unclear what happened to Good Views by that time. In 1997, the City Council declared the property to be a public nuisance and commenced abating the property. Among other things, it installed a gate on the abandoned private road. The City took additional abatement action in 2000 and 2002. In sum, the City expended an estimated approximately $200,000 to $300,000 to abate nuisances on the property in the years before 2013.
Starting in 2013, the City again undertook various code enforcement actions against the new property owner. Among other things, the City directed the property owner to submit an erosion plan; remove trash, junk and debris; abate weeds and overgrown vegetation; and maintain slope drainage. Between 2013 and 2015, the City issued six different administrative citations regarding the property in response to various issues related to the property including, without limitation, a tree that fell onto West Garvey Avenue in 2014 that blocked the street and brought down power lines owned by Southern California Edison.
Concerned that the El Niño storms in 2015 would result in significant slope failure at the property, the City filed a civil lawsuit against the property owner to abate the nuisances on the property. That lawsuit allowed the City to immediately take action to temporarily stabilize the hillside. Those efforts, however, did not constitute a permanent solution to the overall issue of hillside stability.
On April 25, 2017, the City entered into a settlement agreement with the property owner (Center Int'l Investments, Inc (CII)) which included a plan for a long-term solution to the hillside. In short, the Settlement Agreement required CII to stabilize the hillside through a series of retaining walls and other geotechnical solutions.
On July 7, 2021, the City Council approved various entitlements to facilitate the development of a 16-unit gated residential community at the property. The entitlements included: (1) certification of a Final Environmental Impact Report (SCH No. 2020070419) for the Project; (2) approval of a vesting tentative map (VTM No. 21-01) to subdivide the Property into 18 lots; (3) adoption of an ordinance (Ordinance No. 2210) approving a zone change (ZC-21-01) to change the zoning designation of the Property from High-Density Residential (R-3) to the Goodviews Specific Plan; and (4) an ordinance (Ordinance No. 2211) approving the Development Agreement and outlining terms and conditions for the project.
On August 25, 2021, and after CII failed to begin the required hillside stabilization work, the City served CII with a Notice of Breach.
On October 13, 2021, the City served CII with a Notice of Default outlining failures to remediate a public nuisance and to defend and indemnify the City in third‑party litigation.
In May of 2022, the City initiated legislative subpoena proceedings to gather facts related to CII’s nonperformance and potential termination of the Development Agreement.
On June of 2022, the City declared a public emergency and began direct abatement work under the Goodviews Abatement Project (GAP). The City incurred approximately $16 million in costs, secured through nuisance abatement liens.
On May 6, 2026, the City Council held an annual review of Development Agreement No. 21-01 and found that CII failed to demonstrate good-faith compliance with the terms and conditions of the Development Agreement. The City Council directed staff to initiate proceedings to rescind and terminate the Development Agreement in accordance with Government Code Section 65868 and Section 12 of the Development Agreement. In addition, the City Council directed staff to initiate proceedings to repeal the Goodviews Specific Plan associated with the Development Agreement and project, including any necessary zone change to restore the prior zoning designation.
On August 19, 2026, the City Council unanimously introduced (1) an ordinance repealing Ordinance No. 2210 and restoring the zoning designation of the property from the 1688 West Garvey Avenue Specific Plan to High-Density Residential (R-3); and (2) an uncodified ordinance repealing Ordinance No. 2211 and rescinding and terminating Development Agreement No. 21-01 between the City and CII.
On September 2, 2026, the City Council waived second reading and adopted (1) an ordinance repealing Ordinance No. 2210 and restoring the zoning designation of the property from the 1688 West Garvey Avenue Specific Plan to High-Density Residential (R-3); and (2) an uncodified ordinance repealing Ordinance No. 2211 and rescinding and terminating Development Agreement No. 21-01 between the City and CII.
City Council Meeting links:
Documents associated with the above mentioned City Council meetings and hearings can be found at https://www.montereypark.ca.gov/1251/Agendas-Minutes.
Notable Documents
Below are links to download public documents regarding the subject property including the Settlement Agreement(s); the City's abatement warrant; the City's Status Reports (filed with the Superior Court); environmental documents and filings; and various staff reports submitted to the City Council.
Document Links:
- Goodviews Project History and FAQ, April 26, 2021
- Draft Environmental Impact Report (DEIR) - 1688 W. Garvey Avenue
- Technical Appendices - DEIR - 1688 W, Garvey Avenue
- Notice of Completion - 1688 W. Garvey Avenue
- Notice of Availability of Draft Environmental Impact Report for 1688 West Garvey Avenue
- Notice of Preparation (NOP) of a Draft Environmental Impact Report (EIR) for the 1688 West Garvey Avenue Residential Project
- Initial Study for 1688 West Garvey Avenue Residential Project
- Final Environmental Impact Report (FEIR) - 1688 W. Garvey Avenue
- 1688 W. Garvey Ave Specific Plan
- Monterey Park Geologic Hazard Abatement District (MPK GHAD) - Engineer's Report
- Compendium of Evidence and Exhibits in Support of Application to Set Special Hearing - Dec. 14, 2021
- Resolution No. 2022-R34 CONFIRMING AND EXTENDING A LOCAL EMERGENCY FOR THE GOODVIEWS ABATEMENT PROJECT (“GAP”) BASED UPON THE REPORT SUBMITTED PURSUANT TO GOVERNMENT CODE § 8630 - May 19, 2022
- Letter dated February 3, 2026 Re: Immediate Cease and Desist-Defamatory Statements Concerning Goodviews Public Nuisance Abatement
- Case No. 22STCV36603 Judgment
- Notice of Exemption for 1st Reading of ordinances restoring the zoning designation of the property and rescinding and terminating DA.
- Notice of Exemption for 2nd Reading of ordinances restoring the zoning designation of the property and rescinding and terminating DA.
