CITY COUNCIL REGULAR MEETING AGENDA
FEBRUARY 12, 2026
CITY COUNCIL
REGULAR MEETING
AGENDA
FEBRUARY 12, 2026 AT 9:00 AM
MAYOR CORY MOSS
MAYOR PRO TEM MICHAEL GREUBEL
COUNCIL MEMBER STEVE MARCUCCI
COUNCIL MEMBER MARK D. RADECKI
COUNCIL MEMBER NEWELL RUGGLES
LOCATION: City Council Chambers, 15651 Mayor Dave Way, City of Industry, California ADDRESSING THE CITY COUNCIL:
Agenda Items: Members of the public may address the City Council on any matter listed on the Agenda. In order to conduct a timely meeting, there will be a one-minute time limit per person for any matter listed on the Agenda. Anyone wishing to speak to the City Council is asked to complete a Speaker’s Card which can be found at the back of the room and at the podium. The completed card should be submitted to the City Clerk prior to the Agenda item being called and prior to the individual being heard by the City Council.
Public Comments (Non-Agenda Items):Anyone wishing to address the City Council on an item not on the Agenda may do so during the “Public Comments” period. In order to conduct a timely meeting, there will be a one-minute time limit per person for the Public Comments portion of the Agenda. State law prohibits the City Council from taking action on a specific item unless it appears on the posted Agenda. Anyone wishing to speak to the City Council is asked to complete a Speaker’s Card which can be found at the back of the room and at the podium. The completed card should be submitted to the City Clerk prior to the Agenda item being called by the City Clerk and prior to the individual being heard by the City Council.
At the time of publication, no Councilmembers intend to take part in the meeting remotely under the provisions of AB 2449. Should that change between the time of publication and the start of the meeting, a live webcasting of the meeting will be accessible via the link, meeting ID, and meeting passcode listed below. Whenever possible, an announcement will be made at the start of the meeting via the live webcast to confirm whether or not a Councilmember will join remotely. If they will not be joining remotely, then the live webcast will terminate after the announcement. www.microsoft.com/microsoft-teams/join-a-meeting
Meeting ID: 274 168 855 539 49
Meeting Passcode: Uw9mF6sz
Or call in (audio only)
+1 657-204-3264,
Phone Conference ID: 859 191 11#
AMERICANS WITH DISABILITIES ACT:
In compliance with the ADA, if you need special assistance to participate in any City meeting (including assisted listening devices), please contact the City Clerk’s Office (626) 333-2211.
Notification of at least 48 hours prior to the meeting will assist staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting.
AGENDAS AND OTHER WRITINGS:
In compliance with SB 343, staff reports and other public records permissible for disclosure related to open session agenda items are available at City Hall, 15625 Mayor Dave Way, City of Industry, California, at the office of the City Clerk during regular business hours, Monday through Thursday 8:00 a.m. to 5:00 p.m., Fridays 8:00 a.m. to 4:00 p.m. Any person with a question concerning any agenda item may call the City Clerk’s Office at (626) 333-2211.
CITY COUNCIL REGULAR MEETING AGENDA
FEBRUARY 12, 2026
1. Call to Order
2. Flag Salute
3. AB 2449 Vote on Emergency Circumstances (if necessary)
4. Roll Call
5. Presentations
6. CONSENT CALENDAR
6.1. Consideration of the Register of Demands for February 12, 2026 RECOMMENDED ACTION:
Approve the Register of Demands and authorize the appropriate personnel to pay the bills.
6.2. Consideration of a License Agreement with the City of La Puente, for access to Assessor’s Parcel No. 8208-025-943, for a community event RECOMMENDED ACTION: Approve the Agreement.
6.3. Consideration of Amendment No. 3 to the Purchase Order Request for Amazon Web Services (MP 16-06)
RECOMMENDED ACTION: Approve the Amendment
7. ACTION ITEMS-NONE
8. PUBLIC HEARINGS
8.1. Second Reading and Adoption of an Ordinance, Adopting by Reference the Los Angeles County Building Codes
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDUSTRY,
CALIFORNIA, ADOPTING BY REFERENCE, PURSUANT TO
GOVERNMENT CODE SECTION 50022.2, TITLE 26 OF THE LOS
ANGELES COUNTY BUILDING CODE, INCORPORATING BY
REFERENCE THE CALIFORNIA BUILDING CODE 2025 EDITION; TITLE 28 OF THE LOS ANGELES COUNTY PLUMBING CODE,
INCORPORATING BY REFERENCE THE CALIFORNIA PLUMBING CODE 2025 EDITION; TITLE 27 OF THE LOS ANGELES COUNTY ELECTRICAL
CODE, INCORPORATING BY REFERENCE THE CALIFORNIA
ELECTRICAL CODE 2025 EDITION; TITLE 29 OF THE LOS ANGELES
COUNTY MECHANICAL CODE, INCORPORATING BY REFERENCE THE
CALIFORNIA MECHANICAL CODE 2025 EDITION; TITLE 30 OF THE LOS
ANGELES COUNTY RESIDENTIAL CODE, INCORPORATING BY
CITY COUNCIL REGULAR MEETING AGENDA
FEBRUARY 12, 2026
REFERENCE THE CALIFORNIA RESIDENTIAL CODE 2025 EDITION; TITLE 33 OF THE LOS ANGELES COUNTY EXISTING BUILDING CODE,
INCORPORATING BY REFERENCE THE CALIFORNIA EXISTING
BUILDING CODE 2025 EDITION; ADOPTING LOCAL AMENDMENTS
THERETO, AND MAKING FINDINGS FOR SAME; AND ADOPTING A
NOTICE OF EXEMPTION REGARDING SAME
RECOMMENDED ACTION: 1) Open the public hearing; 2) Take public testimony; 3) Close the public hearing; 4) Waive the reading and read Ordinance No. 839 by title only; 5) Adopt Ordinance No. 839 and Notice of Exemption regarding same.
8.2. Consideration of the Marici Battery Energy Storage System (BESS) Facility Project – Mitigated Negative Declaration, Zoning Code Amendment (ZCA) No. 24-07, Development Plan Application (DP) No. 24-09, Conditional Use Permit (CUP) No. 24-03, and Community Benefit Agreement (CBA) No. 25- 01 for the property generally located at 16207, 16233, and 16253 Gale Avenue, City of Industry, California
1. Consideration of Resolution No. CC 2026-01, a Resolution of the City Council adopting an Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program for Zoning Code Amendment No. 24-07, amending Section 17.16.010 (Permitted Uses) of Chapter 17.16 (Industrial Zone), and adding Chapter 17.20 (Battery Energy Storage System Facilities) to Title 17 (Zoning), of the City of Industry Municipal Code; Development Plan Application No. 24-09, to approve the development plan for a battery energy storage system project and associated improvements; Conditional Use Permit (CUP No. 24-03) to permit the battery energy storage system use; and a Community Benefit Agreement (CBA No. 26-01) for the provision of specified community benefits, for the property generally located at 16207, 16233 and 16253 Gale avenue (APNs:
8242-016-033, -034, -036, -044, and -061), City of Industry, California, and making findings in support thereof
Recommended Action: Adopt Resolution No. CC 2026-01 approving the IS/MND and notice of determination regarding same
2. Consideration of Ordinance No.841, an Ordinance of the City Council adopting Zoning Code Amendment No. 24-07, amending Section17.16.010 (Permitted Uses) of Chapter 17.16 (Industrial Zone), and adding Chapter
17.20 (Battery Energy Storage System Facilities) to Title 17 (Zoning), of the City of Industry Municipal Code, and adopting a Mitigated Negative Declaratation regarding same, and making findings in support thereof Recommended Action: Adopt and introduce Ordinance No. 841
CITY COUNCIL REGULAR MEETING AGENDA
FEBRUARY 12, 2026
3. Consideration of Resolution No. CC 2026-03, a Resolution of the City Council approving Development Plan No. 24-09, for the construction of a Battery Energy Storage System Facility located at 16233, 16207, and 16253 Gale Avenue, City of Industry, California (Assessor’s Parcel Numbers 8242- 016-033, -034, -044, and -061), and making findings in support thereof Recommended Action: Adopt Resolution No. CC 2026- 03 approving Development Plan Application No. 24-09 for the development of the proposed BESS facility.
4. Consideration of Resolution No. CC 2026-04, a Resolution that the City Council approving Conditional Use Permit No. 24-03, to allow for a Battery Energy Storage System Facility located at 16233, 16207, and 16253 Gale Avenue, City of Industry, California (Assessor’s Parcel Numbers 8242-016- 033, -034, -044, and -061), and making findings in support thereof Recommended Action: Adopt Resolution No. CC 2026- 04approving Conditional Use Permit No. 24-03 to allow the proposed BESS facility.
5. Consideration of a Community Benefit Agreement by and between the City of Industry, and Marici Project LLC, for the property located at 16207, 16233, and 16253 Gale Avenue, City of Industry, California Recommended Action: Approve Community Benefit Agreement No. 25-01.
RECOMMENDED ACTION:
9. CLOSED SESSION
9.1. CONFERENCE WITH REAL PROPERTY NEGOTIATORS Pursuant to Government Code Section 54956.8:
Property: Southwest Corner of Workman Mill Road and
Crossroads Parkway North,
Unincorporated Los Angeles County
APN 8120-027-272
Agency Negotiators: Joshua Nelson, City Manager
James M. Casso, City Attorney
Negotiating Parties: Los Angeles County Sanitation Districts Under Negotiation: Price and terms of payment
10. CITY MANAGER REPORTS
11. AB 1234 REPORTS
12. CITY COUNCIL COMMUNICATIONS
13. PUBLIC COMMENTS
CITY COUNCIL REGULAR MEETING AGENDA
FEBRUARY 12, 2026
14. Adjournment. The next regular City Council Meeting is Thursday, February 26, 2026, at 9:00 AM.
ITEM NO. 6.1
CITY OF INDUSTRY P. 1
BANK OF AMERICA
February 12, 2026
Check Date Payee Name Check Amount
CITYGEN.CHK - City General
WT1454 12/11/2025 MIDAMERICA ADMINISTRATIVE & REl $65,076.85 Invoice Date Description Amount
JAN-DEC2026 12/11/2025 ANNUAL INSTALLMENT FOR HRA ACCOUNT $65,076.85 WT1455 01/20/2026 MIDAMERICA ADMINISTRATIVE & RET $142,208.12 Invoice Date Description Amount
FEB/MAR2026 01/20/2026 RETIREE HEAL TH PREMIUM REIMBURSEMENTS $142,208.12 WT1456 01/20/2026 CAL-PERS $90,971.36
Invoice Date Description Amount
FEB-26 01/20/2026 CALPERS MEDICAL PREMIUM FOR FEBRUARY 2026 $90,971.36 24610 01/15/2026 CITY OF INDUSTRY $1,892,000.00
Invoice Date Description Amount
1/15/2026 01/15/2026 TRANSFER FUNDS-CITY REG 1/8/26 $1,892,000.00 24611 01/22/2026 CITY OF INDUSTRY $2,100,000.00
Invoice Date Description Amount
1/22/2026 01/22/2026 TRANSFER FUNDS-CITY REG 1/22/26 $2,100,000.00 Checks Status Count Transaction Amount
Total 5 $4,290,256.33
ITEM NO. 6.2
MEMORANDUM
TO: Honorable Mayor and Members of the City Council
FROM: Joshua Nelson, City Manager
STAFF: Sam Pedroza, Asst. City Manager
DATE: February 12, 2026
SUBJECT: Consideration of a License Agreement with the City of La Puente, for access to Assessor’s Parcel No. 8208-025-943, for a community event Background:
The City of La Puente (“La Puente”) has previously hosted a carnival on City-owned property located at the northeast corner of Mayor Dave Way and Sotro Street (“Property). The event was well received by the community and successfully provided entertainment, food, and recreational activities for attendees. Given the positive experience, La Puente requested to host the carnival and a car show at the same location. The carnival will run from April 9 through 12, 2026, while the car show will take place on Saturday, April 11, 2026, only.
Discussion:
The proposed License Agreement will be effective as of April 6, 2026, to allow time for the carnival setup and will remain in effect through April 14, 2026, to accommodate the teardown.
La Puente will work closely with the carnival operator and car show participants, to ensure that all necessary insurance and permits are obtained, and that all vendors sign the City’s Waiver, releasing the City from all liability.
Fiscal Impact:
Given that La Puente is requesting to use the Property for a community event, Staff recommends allowing the use of the Property at no cost.
Recommendation:
Staff recommends that the City Council approve the License Agreement.
Exhibits:
1. License Agreement with the City of La Puente dated February 12, 2026
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LICENSE AGREEMENT
THIS LICENSE AGREEMENT (“Agreement”), dated February 12, 2026, (“Effective Date”) is entered into by and between the City of Industry, a municipal corporation (“Licensor/City”), and the City of La Puente, a municipal corporation (“Licensee”). Licensor and Licensee are individually referred to as “Party” and collectively referred to as the “Parties”.
RECITALS
WHEREAS, the City is the owner of certain property located at the northeast corner of Mayor Dave Way and Sotro Street, and Licensee desires to enter the portion of the property generally described as a lot, Assessor’s Parcel No. 8208-025-943, as set forth in Exhibit A, attached hereto and incorporated herein by reference (“Premises”).
WHEREAS, Licensee desires to utilize the Premises to host a carnival and car show; and WHEREAS, Licensee acknowledges that Licensee is entering onto the Premises at its sole risk and expense, and Licensor does not have any liability to Licensee under this Agreement.
NOW, THEREFORE, for valuable consideration, the sufficiency of which is hereby acknowledged, the Parties agree as follows:
TERMS
1. License to Enter the Premises. Licensor hereby grants to Licensee a non-exclusive license (the “License”) granting permission to enter upon the Premises as of April 6, 2026, and to use a portion of the Premises, as depicted in Exhibit A, to host a carnival and car show (collectively, “Permitted Use”); provided, that Licensee’s use of the Premises shall not interfere with the operation of business activities, if any, then being conducted on the Premises, and provided Licensee provides written notice to the Licensor at least five (5) days prior to Licensee first entering upon the Premises (said written notice shall state the purpose for the entry upon the Premises, and said entry shall not exceed the stated purpose). Prior to any initial entry pursuant to the License, Licensee shall provide to Licensor proof of insurance as set forth in Section 8 of this Agreement.
Licensee shall not permit any other party, except the duly-authorized representatives, agents, employees and contractors (collectively “Representatives”) of Licensee to enter or use the Premises during the term of this License, without Licensor’s prior written consent, and in all events the sole reason for entry and use of the Premises shall be for the performance of Licensee’s Permitted Use.
2. Payment. Given that the Licensee is a government agency hosting a community event, Licensor will donate the space at no cost to Licensee.
3. Permitted Use. The Permitted Use is hereby defined to include event set up, parking of vehicles, carnival and car show activity, and event tear down. Licensee shall exercise due care in the performance of the Permitted Use and such use shall be exercised in a manner which complies with all applicable laws.
4. Maintenance of Premises. During the term of the License, Licensee shall clean up all trash after the conclusion of the event. Upon termination of the License, Licensee shall repair any
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damage done to the Premises by Licensee or its duly authorized Representatives, including environmental contamination, and shall restore the Premises to its condition as of the Effective Date of this Agreement.
5. Government Regulations and Other Obligations of Licensee. As a condition precedent to commencement of the Permitted Use, if required, Licensee shall obtain at its sole cost and expense all governmental permits and authorizations of whatever nature required, if any (“Permits”) by any and all governmental authorities having jurisdiction over the Premises for Licensee’s exercise of the Permitted Use. Licensor shall use commercially reasonable efforts to cooperate with Licensee and to support any and all applications or request for said Permits submitted by Licensee or on Licensee’s behalf. Licensee shall, in all activities undertaken pursuant to this Agreement, comply and cause its Representatives to comply with all federal, state and local laws, statutes, orders, ordinances, rules, regulations, plans, policies and decrees. Licensee shall require all vendors and car show participants to execute a Waiver, attached hereto as Exhibit B, and incorporated herein by reference, releasing the City from all liability.
6. Liens.
6.1 Licensee shall not cause or permit to be filed, recorded or enforced against the Premises, or any part thereof, any mechanics’, material men’s, contractors’ or subcontractors’ liens arising from the Permitted Use or any claim or action affecting the title to the Premises arising from the Permitted Use, and Licensee shall pay or cause to be paid, or otherwise removed or bonded over, the full amount of all such liens or claim within fifteen (15) days of receiving written notice thereof. In addition to and not in limitation of Licensor’s other rights and remedies under this Agreement or under law, should Licensee fail within fifteen (15) business days of a written notice from Licensor to pay and discharge or bond over any lien arising out of Licensee’s use of the Premises, then a material breach under this Agreement shall be deemed to have occurred which, at Licensor’s election, shall entitle Licensor to terminate this License effective upon notice by Licensor to Licensee so stating.
6.2 If Licensee desires to contest in good faith the validity of any lien or any claim or demand that could result in a lien against the Premises or any portion thereof for which Licensor could become liable if not successfully resolved, as a condition to such contest, Licensee shall notify Licensor of Licensee’s intent to contest the lien or claim and the grounds for such contest. Notwithstanding anything to the contrary set forth herein, Licensee shall pay and satisfy any adverse judgment that may be rendered thereon before the enforcement thereof against Licensor or the Premises.
7. Insurance. Prior to entering the Premises and until the termination of this Agreement, Licensee shall maintain at its sole expense insurance limits as stipulated in this section.
7.1 Minimum Scope and Limit of Insurance. Coverage shall be at least as broad as:
(a) Commercial General Liability (CGL): Insurance Services Office Form CG 00 01 covering CGL on an “occurrence” basis, including products and completed operations, property damage, bodily injury and personal and advertising injury with limits no less than $3,000,000 per occurrence and $5,000,000 in the aggregate.
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(b) Automobile Liability: Insurance Services Office Form Number CA 0001 covering, Code 1 (any auto), or if Licensee has no owned autos, Code 8 (hired) and 9 (nonowned), with limits no less than $1,000,000 per accident for bodily injury and property damage. (c) Workers’ Compensation insurance as required by the State of California, with Statutory Limits, and Employer’s Liability Insurance with limit of no less than $1,000,000 per accident for bodily injury or disease.
(d) Environmental Impairment Liability Insurance shall be written on a Contractor’s Pollution Liability form or other form acceptable to the Licensor providing coverage for liability arising out of sudden, accidental and gradual pollution and remediation. The policy limit shall be no less than $1,000,000 dollars per claim and in the aggregate. All activities contemplated in this Agreement shall be specifically scheduled on the policy as “covered operations.”
7.2 Other Insurance Provisions. The insurance policies are to contain, or be endorsed to contain, the following provisions:
(a) Additional Insured Status. The Licensor and City Representatives, (as defined in Section 8, below) are to be additional insureds on the CGL policy with respect to liability arising out of Licensee’s use of the Premises. General liability coverage can be provided in the form of an endorsement to the Licensee’s insurance (at least as broad as ISO Form CG 20 10 11 85 or both CG 20 10 and CG 20 37 forms if later revisions used). (b) Primary Coverage. For any claims related to this Agreement, the Licensee’s insurance coverage shall be primary insurance as respects the Licensor/City Representatives. Any insurance or self-insurance maintained by the Licensor/City Representatives, shall be excess of the Licensee’s insurance and shall not contribute with it. (c) Contractors and Subcontractors. Licensee shall require and verify that all contractors and subcontractors maintain insurance meeting all the requirements stated herein, and Licensee shall ensure that Licensor/City Representatives are additional insureds on insurance required from contractors/subcontractors. For CGL coverage contractors and subcontractors shall provide coverage with a format least as broad as CG 20 38 04 13. (d) Notice of Cancellation. Each insurance policy required above shall state that coverage shall not be canceled, except with notice to the City. (e) Waiver of Subrogation. Licensee hereby grants to City a waiver of any right to subrogation which any insurer of said Licensee may acquire against the City by virtue of the payment of any loss under such insurance. Licensee agrees to obtain any endorsement that may be necessary to affect this waiver of subrogation provided such endorsement is available on commercially reasonable terms, but this provision applies regardless of whether or not the City has received a waiver of subrogation endorsement from the insurer. (f) Deductibles and Self-Insured Retentions. Any deductibles or selfinsured retentions must be declared to and approved by the City. The City may require the Licensee to provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.
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(g) Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best’s rating of no less than A:VII, unless otherwise acceptable to the City.
Licensee is insured through the Association of California Water Agencies Joint Powers Insurance Authority and the City hereby approves of that insurer. (h) Deductibles. All such insurance shall have deductibility limits of not greater than $50,000.00 unless otherwise approved by the City. (i) Verification of Coverage. Licensee shall furnish the City with original certificates and amendatory endorsements or copies of the applicable policy language providing the insurance coverage required above. All certificates and endorsements are to be received and approved by the City before exercise of the Permitted Use commences. However, failure to obtain the required documents prior to the exercise of the Permitted Use shall not waive the Licensee’s obligation to provide them. The City reserves the right to require complete copies of all required insurance policies, including endorsements, required by these specifications, at any time. (j) Occurrence Basis Coverage. All policies shall be written on an occurrence basis unless otherwise approved by the City.
8. Indemnification. From and after the execution of this Agreement, Licensee hereby agrees to indemnify, defend, protect and hold harmless, with counsel of the Licensor’s choosing, the City and any and all predecessors, successors, assigns, agents, officials, employees, members, independent contractors, affiliates, principals, officers, directors, attorneys, accountants, representatives, staff, and council members of the City collectively, the “City Representatives”, and each of them, from and against all claims, including any claims from any third party beneficiary to this Agreement, causes of action, liabilities, losses, damages, injuries, expenses, charges, penalties, or costs, of whatsoever character, nature and kind, (including attorney’s fees and costs incurred by the indemnified Party with respect to legal counsel of its choice), whether to property or to person(s), and whether by direct or derivative action, known or unknown, suspected or unsuspected, latent or patent, existing or contingent (collectively “Losses and Liabilities”), related directly or indirectly to, or arising out of or in any way connected with any of the activities of Licensee, its agents, employees, licensees, lessees, representatives, invitees, contractors, subcontractors or independent contractors on the Premises. This indemnification requires Licensee to indemnify the City and any and all City Representatives from and against all Losses and Liabilities, including attorneys’ fees, arising out of the use or release of any Hazardous Substances on the Premises by Licensee. Licensee’s obligation to defend shall arise regardless of any claim or assertion that the City caused or contributed to the Losses and/or Liabilities.
Environmental Indemnity.
Licensee’s Indemnity Obligations. Licensee agrees, from and after the Effective Date, to defend, indemnify, protect and hold harmless City Representatives from, regarding and against any and all liabilities, obligations, orders, decrees, judgments, liens, demands, actions, Environmental Response Actions (as defined herein), claims, losses, damages, fines, penalties, expenses, Environmental Response Costs (as defined herein) or costs of any kind or nature whatsoever, together with fees (including, without limitation, reasonable attorneys' fees and experts' and consultants' fees), resulting from or in connection with the actual or claimed generation, storage, handling, transportation, use, presence, placement, migration and/or release of Hazardous Materials (as defined herein), at, on, in, beneath or from the Premises and/or the Property during the term of
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the Lease (sometimes herein collectively referred to as "Contamination"), except to the extent caused by the Licensor or its agents, contractors or employees during the Licensor's ownership of the Property prior to the commencement of the Agreement or solely caused by the Licensor or its agents, contractors or employees during the term of the Agreement. Licensee’s defense, indemnification, protection and hold harmless obligations herein shall include, without limitation, the duty to respond to any governmental inquiry, investigation, claim or demand regarding the Contamination, at Licensee’s sole cost.
Release and Waiver. Licensee hereby releases and waives all rights, causes of action and claims Licensee has or may have in the future against the City Indemnitees arising out of or in connection with any Hazardous Materials (as defined herein), at, on, in, beneath or from the Premises, except to the extent caused or permitted by Licensor or its contractors, agents, or employees prior to conveyance to the Licensee or caused by Licensor during the term of the Lease.
Definitions.
(1) As used in this Agreement, the term "Environmental Response Actions" means any and all activities, data compilations, preparation of studies or reports, interaction with environmental regulatory agencies, obligations and undertakings associated with environmental investigations, removal activities, remediation activities or responses to inquiries and notice letters, as may be sought, initiated or required in connection with any local, state or federal governmental or private party claims, including any claims by Licensee. (2) As used in this Agreement, the term "Environmental Response Costs" means any and all costs associated with Environmental Response Actions including, without limitation, any and all fines, penalties and damages.
(3) As used in this Agreement, the term "Hazardous Materials" means any substance, material or waste which is (1) defined as a "hazardous waste," "hazardous material," "hazardous substance," "extremely hazardous waste," or "restricted hazardous waste" under any provision of California law; (2) petroleum or petroleum products; (3) asbestos; (4) polychlorinated biphenyls; (5) radioactive materials; (6) designated as a "hazardous substance" pursuant to Section 311 of the Clean Water Act, 33 U.S.C. section 1251 et seq. (33 U.S.C.§ 1321) or listed pursuant to Section 307 of the Clean Water Act (33 U.S.C. § 1317); (7) defined as a "hazardous substance" pursuant to the Resource Conservation and Recovery Act, 42 U.S.C. section 6901 et seq. (42 U.S.C. § 6903) or its implementing regulations; (8) defined as a "hazardous substance" pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. section 9601 et seq. (42 U.S.C. § 9601); or (9) determined by California, federal or local governmental authority to be capable of posing a risk of injury to health, safety or property.
Materiality. Licensee acknowledges and agrees that the defense, indemnification, protection and hold harmless obligations of Licensee for the benefit of Licensor set forth in this Agreement are a material element of the consideration to Licensor for the performance of its obligations under this Agreement, and that Licensor would not have entered this Agreement unless Licensee's obligations were as provided for herein.
9. Term, Termination and Remedies. The License shall commence on April 6, 2026 and shall automatically terminate on April 14, 2026. Notwithstanding the foregoing, at any time, for any
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reason, the Licensor may, at its sole and absolute discretion, terminate this Agreement without cause, upon 30 days’ written notice to Licensee. Further, in the event Licensor sells or transfers the Premises during the term of this Agreement, this Agreement shall terminate upon seven (7) days written notice to Licensee. In addition, if Licensee shall be in breach of any of its obligations under this Agreement and shall fail to cure such breach within ten (10) business days of written notice from Licensor specifying the nature of any such breach, Licensor shall have the right to terminate this Agreement upon written notice to Licensee. Licensee acknowledges that this License is solely a license, and that Licensee has no rights as an owner, purchaser or tenant by virtue thereof. Upon termination of the Agreement, Licensee shall promptly vacate the Premises and comply with the provisions of Section 4 above. No termination or expiration of this License shall relieve Licensee of its obligations hereunder.
10. Inspection and Access to Premises. Licensor and any of its duly authorized representatives, employees, agents or independent contractors shall be entitled to enter the Premises, to show the Premises to potential purchasers, to inspect the Premises, to inspect Licensee’s use of the Premises, and for any other purpose, at any time
11. Assignability. This License cannot be assigned by Licensee whether voluntarily or by operation of law, and Licensee shall not permit any use of the Premises, or any part thereof during the Term of this License in violation of the provisions of this License, except with the consent of Licensor (which shall not be unreasonably withheld, conditioned or delayed), and any attempt to do so shall be null and void.
12. Cost of Enforcement. In the event it is necessary for either Party to employ an attorney or other person or commence an action to enforce or interpret any of the provisions of this License or for Licensor to remove Licensee from the Premises, the non-prevailing party agrees to pay to the prevailing party, in addition to such other relief as may be awarded by the court, City or other authority before which such suit or proceeding is commenced, all reasonable costs of enforcement in connection therewith including, but not limited to, reasonable attorneys’ fees, expenses and costs of investigation.
13. Notices. All notices, consents, approvals, requests, demands and other communications provided for herein shall be in writing and shall be deemed to have been duly given upon the earlier of when personally delivered or served or twenty-four (24) hours after being deposited with FedEx or any other established overnight courier service to the intended party addressed as follows:
Licensor: Joshua Nelson
City Manager
15625 Mayor Dave Way
City of Industry, CA 91744
Tel: (626) 333-2211
[email protected]
With a Copy to: James M. Casso, City Attorney
Casso & Sparks, LLP
13300 Crossroads Parkway North, Suite 410
City of Industry, CA 91746
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Tel: (626) 269-2980
[email protected]
Licensee: City of La Puente
City Manager
15900 Main Street
La Puente, CA 91744
Tel: (626) 855-1500
14. Miscellaneous. This Agreement constitutes the entire agreement between the Parties hereto pertaining to the subject matter hereof, and all prior and contemporaneous agreements, representations and understandings of the Parties hereto, oral or written, are hereby superseded and merged herein. No supplement, modification or amendment of this Agreement shall be binding unless in writing and executed by the Parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a waiver of any other provisions, whether or not similar, nor shall any waiver be a continuing waiver. No waiver shall be binding unless executed in writing by the Party making the waiver. The indemnifications under this Agreement, the obligations of Licensee hereunder to remove liens and Licensee’s obligations hereunder with respect to vacating and repairing the Premises shall survive the expiration or termination of the License Term. This Agreement shall be construed and enforced in accordance with, and governed by, the laws of the State of California. Any action brought concerning this Agreement shall be brought in the appropriate court for the County of Los Angeles, California. Each Party hereby irrevocably consents to the jurisdiction of said court. Licensee hereby expressly waives all provisions of law providing for a change of venue due to the fact that the City may be a party to such action, including, without limitation, the provisions of California Code of Civil Procedure Section 394.
Licensee further waives and releases any right it may have to have any action concerning this Agreement transferred to Federal District Court due to any diversity of citizenship that may exist between City and Licensee. The headings of this Agreement are for purposes of reference only and shall not limit or define the meaning of the provisions hereof. This Agreement may be executed in any number of counterparts, each of which shall be an original, and all of which shall constitute one and the same instrument. Neither this instrument nor a short form memorandum or assignment hereof shall be filed or recorded in any public office without Licensor’s or Licensee’s prior written consent.
15. Authority. Each person executing this Agreement hereby represents and warrants (i) their authority to do so, and (ii) that such authority has been duly and validly conferred. (SIGNATURES ON FOLLOWING PAGE)
-8-
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement as of the Effective Date.
“LICENSOR”
CITY OF INDUSTRY
By:
Cory C. Moss, Mayor
“LICENSEE”
CITY OF LA PUENTE
By:
Charlie Klinakis, Mayor
ATTEST:
Julie Gutierrez-Robles, City Clerk
APPROVED AS TO FORM:
James M. Casso, City Attorney
-9-
EXHIBIT A
Legal Description
Assessor’s Parcel Number (APN) 8208-025-943 located at the northeast corner of Mayor Dave Way and Sotro Street, City of Industry, CA 91744. The area identified as “Project Site” by an arrow and defining yellow lines identifies the area of the Premises, where the Permitted Use shall occur.
Map
Project Site
Mayor
Dave Way
Sotro Street
EXHIBIT B
Waiver
[Attached]
-10-
WAIVER, RELEASE, HOLD HARMLESS AND AGREEMENT NOT TO SUE I, ______________________ (FULL NAME), fully understand that my participation in the La Puente carnival and/or car show event exposes me to the risk of personal injury, death or property damage. I hereby acknowledge that I am voluntarily participating in the La Puente carnival and/or car show event and agree to assume any such risks.
I hereby release, discharge and agree not to sue the City of Industry, its elected and appointed officers, officials, agents, contractors, consultants, employees and volunteers for any injury, death or damage to or loss of personal property arising out of, or in connection with, my participation in the La Puente carnival and/or car show event from whatever cause, including the active or passive negligence of the City of Industry, its elected and appointed officers, officials, agents, contractors, consultants, employees and volunteers or any other participants in the La Puente carnival and/or car show event. The parties to this agreement understand that this document is not intended to release any party from any act or omission of “gross negligence,” as that term is used in applicable case law and/or statutory provision.
In consideration for being permitted to participate in the La Puente carnival and/or car showevent, I hereby agree, for myself, my heirs, administrators, executors and assigns, that I shall indemnify and hold harmless the City of Industry, its elected and appointed officers, officials, agents, contractors, consultants, employees and volunteers from any and all claims, demands actions or suits arising out of or in connection with my participation in the La Puente carnival and/or car show event.
I HAVE CAREFULLY READ THIS RELEASE, HOLD HARMLESS AND AGREEMENT NOT TO SUE AND FULLY UNDERSTAND ITS CONTENTS. I AM AWARE THAT IT IS A FULL RELEASE OF ALL LIABILITY AND SIGN IT ON MY OWN FREE WILL. _____________
Date
_________________________________________
Signature
_________________________________________
Printed Name
-11- Page 53 of 6633
ITEM NO. 6.3
MEMORANDUM
TO: Honorable Mayor and Members of the City Council
FROM: Joshua Nelson, City Manager
STAFF: Mathew Hudson, Director of Public Works
Sean Calvillo, Director of Operations
DATE: February 12, 2026
SUBJECT: Consideration of Amendment No. 3 to the Purchase Order Request for Amazon Web Services (MP 16-06)
Background:
As part of the upgrade of the City’s Geographic Information System (“GIS”) platform from Environmental Systems Research Institute’s (“ESRI”) ArcGIS Online, to ArcGIS Enterprise, cloud computing machines and storage for GIS data was required. The cloud infrastructure has provided Staff many benefits over onsite server infrastructure such as virtual machines and large scalable storage capacities for storing data. Cloud infrastructure includes data centers around the world to store and back up data to ensure the City’s Geographic Information System (“GIS”) is reliable and data can quickly be accessed by Staff.
The City utilizes Amazon Web Services (“AWS”) as its cloud service provider, and on March 25, 2021, the City Council approved a purchase order in the amount of $165,000.00 for on demand AWS for hosting the City's GIS system. The initial cost included an upfront fee of $33,627.00 and 12 monthly payments of $3,294.91, totaling $73,165.92 annually. The plan allowed for scaling AWS services up to two times the basic specifications, if needed. The agreement was considered ongoing unless maximum capacity usage exceeded the current setup.
On September 28th, 2023, the City Council approved Amendment No. 1 to the purchase order increasing the amount by $44,000.00, which included the transition from an on-demand pricing model to utilizing reserved instances Savings Plan to optimize costs. AWS provided an estimate for a partial upfront payment option. The agreement was considered ongoing unless maximum capacity usage exceeded the current setup.
On March 28, 2024, the City Council approved Amendment No. 2 to the purchase order, increasing the amount by $121,000.00, for the ongoing cloud storage and development costs for
the City’s GIS system in AWS.
Discussion:
Staff recommends approving Amendment No. 3 to the purchase order for AWS, increasing the amount by $132,000.00. This amount will be added to the approved purchase order to pay for the ongoing cloud storage for the City’s GIS system for approximately the next two years. The costs for AWS have ranged from around $3,600 to $8,600 monthly over the last two years and Staff expect the costs to remain similar over the next year.
Fiscal Impact:
The fiscal impact may fluctuate monthly, up to $132,000.00 total over the next two years. This is funded annually under General Fund-Information Technology-Computer Licenses (Account No. 100-525-5695.03) (MP 16-06).
Recommendation:
Staff recommends the City Council approve Amendment No. 3 to the AWS purchase order in the amount of $132,000.00.
Exhibits:
1. Amazon Web Services Estimate
Contact your AWS representative: Contact Sales
Export Date: 02/04/2026 Language: English
Estimate url
Estimate summary
Upfront cost
0.00 USD
Monthly cost
5,703.62 USD
Total 12 months cost
68,443.44 USD
Includes upfront cost
Detailed Estimate
Name
Amazon EC2
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
2,127.84 USD
Status -
Description: ArcGIS Enterprise on Windows Dev, Production, Sandbox to be retired Config summary Tenancy (Shared Instances), Operating system (Windows Server), Workload (Consistent, Number of instances: 8), Advance EC2 instance (r5a.xlarge), Pricing strategy (Amazon EC2 Instance Savings Plans 1yr No Upfront), Enable monitoring (disabled), EBS Storage amount (350 GB), DT Inbound: Not selected (0 TB per month), DT Outbound: Not selected (0 TB per month), DT Intra-Region: (0 TB per month) Name
Amazon EC2
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
146.57 USD
Status -
Description: ArcGIS Monitor on Windows
Config summary Tenancy (Shared Instances), Operating system (Windows Server), Workload (Consistent, Number of instances: 1), Advance EC2 instance (t3a.xlarge), Pricing strategy (Amazon EC2 Instance Savings Plans 1yr No Upfront), Enable monitoring (disabled), EBS Storage amount (300 GB), DT Inbound: Not selected (0 TB per month), DT Outbound: Not selected (0 TB per month), DT Intra-Region: (0 TB per month) Name
Amazon EC2
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
1,184.94 USD
Status -
Description: ArcGIS Enterprise on Linux (Future State)
Config summary Tenancy (Shared Instances), Operating system (Linux), Workload (Consistent, Number of instances: 9), Advance EC2 instance (r5a.xlarge), Pricing strategy ( 1yr No Upfront), Enable monitoring (disabled), EBS Storage amount (350 GB), DT Inbound: Not selected (0 TB per month), DT Outbound: Not selected (0 TB per month), DT Intra-Region: (0 TB per month)
Name
Amazon FSx for Windows
File Server
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
153.76 USD
Status -
Description: File Server for Config Store and ArcGIS Pro Projects Config summary Provisioned SSD IOPS (Automatic), Desired aggregate throughput (0 MBps), Desired storage capacity (1 TB) Name
AWS Directory Service
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
109.50 USD
Status -
Description: Linux Directory
Config summary Total number of directories (1), Simple AD size (Large) Name
AWS Directory Service
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
87.60 USD
Status -
Description: Active Directory
Config summary Total number of directories (1), Number of total additional domain controllers (0), Edition (Standard), Number of directories to be shared (0), Number of additional accounts to which each directory is shared (1), Shared Directory edition (Standard)
Name
Amazon Aurora PostgreSQLCompatible DB
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
287.26 USD
Status -
Description: Dev UN
Config summary Aurora PostgreSQL Cluster Configuration Options (Aurora Standard), Aurora PostgreSQL Serverless Version (Serverless), Database Engine (Aurora PostgreSQL), Number of Aurora Capacity Units (ACUs) (4), Pricing strategy (OnDemand), Storage amount (1 TB)
Name
Amazon Aurora PostgreSQLCompatible DB
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
287.26 USD
Status -
Description: UN
Config summary Aurora PostgreSQL Cluster Configuration Options (Aurora Standard), Aurora PostgreSQL Serverless Version (Serverless), Database Engine (Aurora PostgreSQL), Number of Aurora Capacity Units (ACUs) (4), Pricing strategy (OnDemand), Storage amount (1 TB)
Name
Amazon Aurora PostgreSQLCompatible DB
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
287.26 USD
Status -
Description: Production
Config summary Aurora PostgreSQL Cluster Configuration Options (Aurora Standard), Aurora PostgreSQL Serverless Version (Serverless), Database Engine (Aurora PostgreSQL), Number of Aurora Capacity Units (ACUs) (4), Pricing strategy (OnDemand), Storage amount (1 TB)
Name
Amazon Aurora PostgreSQLCompatible DB
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
287.26 USD
Status -
Description: Dev
Config summary Aurora PostgreSQL Cluster Configuration Options (Aurora Standard), Aurora PostgreSQL Serverless Version (Serverless), Database Engine (Aurora PostgreSQL), Number of Aurora Capacity Units (ACUs) (4), Pricing strategy (OnDemand), Storage amount (1 TB)
Name
Amazon Virtual Private
Cloud (VPC)
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
252.45 USD
Status -
Description: NAT Gateways
Config summary Number of Regional NAT Gateways (1), Number of Availability Zones Regional NAT Gateways is active in (3), Number of NAT Gateways (4)
Name
Elastic Load Balancing
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
124.10 USD
Status -
Description: ArcGIS Enterprise and Monitor Load Balancers Config summary Number of Application Load Balancers (4) Name
Amazon WorkSpaces
Applications
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
289.07 USD
Status -
Description: ArcGIS Pro
Config summary Instance type (Accelerated.g4dn.xlarge), Operating system (Windows), Multi Session Required? (False), License model (Commercial license included), Number of users for Microsoft Office LTSC Standard 2024 (1), Days in week (5), Peak duration (hours) per day (4), Average off-peak concurrent users per hour (1), Average peak concurrent users per hour (1), Days in weekend (2), Peak duration (hours) per day (1), Average off-peak concurrent users per hour (1), Average peak concurrent users per hour (1)
Name
AWS Web Application
Firewall (WAF)
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
25.00 USD
Status -
Description: Security
Config summary Number of Web Access Control Lists (Web ACLs) utilized (5 per month) Name
AWS Backup
Group
-
Region
US West (Oregon)
Upfront cost
0.00 USD
Monthly cost
53.75 USD
Status -
Description: AWS Backup
Config summary Estimated daily change of primary data (%) (0), Amount of primary data to be backed up (500 GB), Daily backups warm retention period (7 Days) Estimated annual increase in primary data (%) (0.2), Estimated daily change of primary data (%) (0), Amount of primary data to be backed up (500 GB) Estimated annual increase in primary data (%) (0.15), Estimated daily change of primary data (%) (0), Amount of primary data to be backed up (150 GB), Continuous backups warm retention period (7 Days)
Acknowledgement
AWS Pricing Calculator provides only an estimate of your AWS fees and doesn't include any taxes that might apply. Your actual fees depend on a variety of factors, including your actual usage of AWS services. Learn more
ITEM NO. 8.1
MEMORANDUM
TO: Honorable Mayor and Members of the City Council
FROM: Joshua Nelson, City Manager
STAFF: Bing Hyun, Asst. City Manager
Kathy Tai, Dev. Services Manager
DATE: February 12, 2026
SUBJECT: Second Reading and Adoption of an Ordinance, Adopting by Reference the Los Angeles County Building Codes
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDUSTRY,
CALIFORNIA, ADOPTING BY REFERENCE, PURSUANT TO
GOVERNMENT CODE SECTION 50022.2, TITLE 26 OF THE LOS
ANGELES COUNTY BUILDING CODE, INCORPORATING BY
REFERENCE THE CALIFORNIA BUILDING CODE 2025 EDITION; TITLE 28 OF THE LOS ANGELES COUNTY PLUMBING CODE,
INCORPORATING BY REFERENCE THE CALIFORNIA PLUMBING
CODE 2025 EDITION; TITLE 27 OF THE LOS ANGELES COUNTY
ELECTRICAL CODE, INCORPORATING BY REFERENCE THE
CALIFORNIA ELECTRICAL CODE 2025 EDITION; TITLE 29 OF THE
LOS ANGELES COUNTY MECHANICAL CODE, INCORPORATING BY
REFERENCE THE CALIFORNIA MECHANICAL CODE 2025 EDITION;
TITLE 30 OF THE LOS ANGELES COUNTY RESIDENTIAL CODE,
INCORPORATING BY REFERENCE THE CALIFORNIA RESIDENTIAL
CODE 2025 EDITION; TITLE 33 OF THE LOS ANGELES COUNTY
EXISTING BUILDING CODE, INCORPORATING BY REFERENCE THE
CALIFORNIA EXISTING BUILDING CODE 2025 EDITION; ADOPTING
LOCAL AMENDMENTS THERETO, AND MAKING FINDINGS FOR
SAME; AND ADOPTING A NOTICE OF EXEMPTION REGARDING
SAME
Background:
Every three years, the State of California Building Standards Commission (“BSC”) adopts the California Building Standards Code (“Code”), which sets forth construction standards that must be followed Statewide. Pursuant to Health and Safety Code Sections 17958 and 17958.5, cities
and counties will automatically be subject to the Code 180 days after publication but may adopt amendments so long as the amendments are reasonably necessary based on specific findings because of local climatic, geological, or topographical conditions. Since the County of Los Angeles (“County”) provides building and safety services to the City and evaluates the Code for local climatic, geological, or topographical conditions the City typically adopts or considers the County amendments. For developers, designers, and contractors, consistent standards across the County and the City can simplify the development process.
Discussion:
In January 2025, the BSC adopted the latest Code that includes requirements for building, existing building, electrical, mechanical, plumbing, and residential construction. The Code was published on July 1, 2025 and became effective on January 1, 2026. On November 25, 2025, the County adopted its amendments.
Historically, the City has adopted by reference the Los Angeles County amendments for building, existing building, electrical, mechanical, plumbing and residential codes. Attachment 1 of Ordinance No. 839 provides a list of the County’s recent amendments along with the climatic, geologic, and topographic conditions that substantiates each modification.
In short, the City agrees with the County amendments as they aid building resilience in crisis situations. However, the County adopted certain amendments to the plumbing code that do not aid resilience and present increased costs to new developments. For these reasons, the County amendments related to the reuse of graywater, namely sections 206.0, 210.0-H, 304.1, and 601.2.3, have been excluded from the proposed ordinances. Exhibit 4 contains an excerpt of the County’s plumbing amendments with sections 206.0, 210.0-H, 304.1, and 601.2.3 stricken out.
Excluding these sections is consistent with the City’s code adoption in 2022.
Due to the timing of the County finishing its amendments (November 25, 2025) and the effective date of the State Code (January 1, 2026), on December 11, 2025, the City Council adopted Urgency Ordinance No. 840U adopting the 2025 State Building Code County amendments, and introduced Ordinance No. 839, setting a public hearing to ensure permanent codification. Staff recommends the City Council hold a public hearing and conduct a second reading of Ordinance No. 839. If approved, Ordinance No. 839 will become effective on March 14, 2026.
The ordinance has been determined to be exempt from the California Environmental Quality Act pursuant to State Guidelines 15061(b)(3) as a project that has no potential for causing a significant effect on the environment.
Fiscal Impact:
There is no fiscal impact related to the adoption of updated building standards.
Public Hearing:
The required public hearing notice was published in the San Gabriel Valley Tribune on January 30, 2026, and February 5, 2026, and posted at City Hall, the City of Industry Council Chambers, Fire Station 118, and on the City’s website on January 30, 2026.
Recommendation:
Staff recommends that the City Council: (1) Open the public hearing; (2) Take public testimony; (3) Close the public hearing; (4) Waive reading of Ordinance No. 839 and read by title only; and (5) Adopt Ordinance No. 839 - An Ordinance of the City Council of the City of Industry Adopting by Reference, Pursuant to Government Code Section 50022.2, Title 26 of the Los Angeles County Building Code, Incorporating by Reference the California Building Code 2025 Edition; Title 28 of the Los Angeles County Plumbing Code, Incorporating by Reference the California Plumbing Code 2025 Edition; Title 27 of the Los Angeles County Electrical Code, Incorporating by Reference the California Electrical Code 2025 Edition; Title 29 of the Los Angeles County Mechanical Code, Incorporating by Reference the California Mechanical Code 2025 Edition; Title 30 of the Los Angeles County Residential Code, Incorporating by Reference the California Residential Code 2025 Edition; Title 33 of the Los Angeles County Existing Building Code, Incorporating by Reference the California Existing Building Code 2025 Edition; Adopting Local Amendments Thereto, and Making Findings for Same; and adopting a Notice of Exemption regarding same.
Exhibits:
1. Ordinance No. 839
2. Notice of Public Hearing
3. Notice of Exemption
4. Excerpt of County of Los Angeles Plumbing Code Amendments 2025 with sections 206.0, 210.0-H, 304.1, and 602.2.3 stricken out
EXHIBIT 1
Ordinance No. 839
[Attached]
ORDINANCE NO. 839
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF INDUSTRY,
CALIFORNIA, ADOPTING BY REFERENCE, PURSUANT TO
GOVERNMENT CODE SECTION 50022.2, TITLE 26 OF THE LOS
ANGELES COUNTY BUILDING CODE, INCORPORATING BY
REFERENCE THE CALIFORNIA BUILDING CODE 2025 EDITION; TITLE 28 OF THE LOS ANGELES COUNTY PLUMBING CODE
INCORPORATING BY REFERENCE THE CALIFORNIA PLUMBING
CODE 2025 EDITION; TITLE 27 OF THE LOS ANGELES COUNTY
ELECTRICAL CODE, INCORPORATING BY REFERENCE THE
CALIFORNIA ELECTRICAL CODE 2025 EDITION; TITLE 29 OF THE LOS
ANGELES COUNTY MECHANICAL CODE, INCORPORATING BY
REFERENCE THE CALIFORNIA MECHANICAL CODE 2025 EDITION;
TITLE 30 OF THE LOS ANGELES COUNTY RESIDENTIAL CODE,
INCORPORATING BY REFERENCE THE CALIFORNIA RESIDENTIAL
CODE 2025 EDITION; AND TITLE 33 OF THE LOS ANGELES COUNTY
EXISTING BUILDING CODE, INCORPORATING BY REFERENCE THE
CALIFORNIA EXISTING BUILDING CODE 2025 EDITION; ADOPTING LOCAL AMENDMENTS THERETO, AND MAKING FINDINGS FOR SAME;
AND ADOPTING A NOTICE OF EXEMPTION REGARDING SAME
THE CITY COUNCIL OF THE CITY OF INDUSTRY DOES ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS.
The City Council of the City of Industry (the "City") adopts this ordinance based upon the following findings and determinations:
(A) Pursuant to California Health and Safety Code Sections 17958.5, 17958.7 and 18941.5, the City Council hereby makes each finding of reasonable necessity for modifications as stated separately in Attachment 1, attached hereto and incorporated herein by reference, and as set forth in the Los Angeles County Code. These modifications to the California Building Standards Code, incorporating the model codes are reasonably necessary due to the high potential for seismic activity which make structures particularly vulnerable to structural damage, as well as local climatic, geological and/or topographical conditions in the County of Los Angeles.
(B) California State law requires localities, such as the City of Industry, to adopt the 2025 California Building Standards Code and any modifications there to, by January 1, 2026. The City Council finds that it is essential and imperative that the City adopt this Ordinance, adopting by reference the above-listed Los Angeles County Code and modifications necessitated by local geological conditions by that date. The City Council further finds that in the absence of legislation effective by that date, technical codes adequate to meet the City's special circumstances will not be in effect and hazards will be posed which would immediately threaten the public peace, health, and safety. Accordingly,
the City Council finds that this Ordinance is necessary, and is adopted for the immediate preservation of public peace, health and safety of the City and its residents.
SECTION 2. CEQA.
Upon independent review and consideration of the information contained in the Staff Report and the Notice of Exemption for this Ordinance, the City Council hereby finds and determines that this Ordinance does not have the potential for causing a significant effect on the environment. Accordingly, the City Council finds and determines that this Ordinance is exempt from California Environmental Quality Act ("CEQA", Public Resources Code § 21000 et seq.) pursuant to the general rule in Section 15061(b)(3) of the CEQA Guidelines (Chapter 3, of Title 14, of the California Code of Regulations) that CEQA applies only to projects which have the potential for causing a significant effect on the environment and therefore the City Council approves and adopts the Notice of Exemption. The City Council further directs Staff to file the Notice of Exemption, as authorized by law.
SECTION 3. Municipal Code Amendment.
Section 15.04.010 (Adoption of building code) of Chapter 15.04 (Building Code) of Title 15 (Buildings and Construction) is hereby amended to read in its entirety as follows:
A. Except as hereinafter provided, Title 26 Building Code, of the Los Angeles County Code, as amended and in effect on January 1, 2026, adopting the California Building Code, 2025 Edition (Part 2 of Title 24 of the California Code of Regulations) is incorporated herein by reference as if fully set forth below and shall be known and may be cited as the Building Code of the City of lndustry.
B. In the event of any conflict between provisions of the California Building Code, 2025 Edition, Title 26 of the Los Angeles County Code, or any amendment to the building code, as set forth in the City of Industry Municipal Code, the provisions contained in the City of Industry Municipal Code shall control.
C. A copy of Title 26 of the Los Angeles County Code and the California Building Code, 2025 Edition, have been deposited in the office of the city clerk and shall be at all times maintained by the city clerk for use and examination by the public.
SECTION 4. Municipal Code Amendment.
Section 15.10.010 (Adoption of residential code) of Chapter 15.10 (Residential Code) of Title 15 (Buildings and Construction) is hereby amended to read in its entirety as follows:
A. Except as hereinafter provided, Title 30 Residential Code, of the Los Angeles County Code, as amended and in effect on January 1, 2026, adopting the California Residential Code, 2025 Edition (Part 2.5 of Title 24 of the California Code of Regulations) is incorporated herein by reference as if fully set forth below and shall be known and may be cited as the Residential Code of the City of lndustry.
B. In the event of any conflict between provisions of the California Residential Code, 2025 Edition, Title 30 of the Los Angeles County Code, or any amendment to the residential
code, as set forth in the City of Industry Municipal Code, the provisions contained in the City of Industry Municipal Code shall control.
C. A copy of Title 30 of the Los Angeles County Code and the California Residential Code, 2025 Edition, have been deposited in the office of the city clerk and shall be at all times maintained by the city clerk for use and examination by the public.
SECTION 5. Municipal Code Amendment.
Section 15.16.010 (Adoption of mechanical code) of Chapter 15.16 (Mechanical Code) of Title 15 (Buildings and Construction) is hereby amended to read in its entirety as follows:
A. Except as hereinafter provided, Title 29 Mechanical Code, of the Los Angeles County Code, as amended and in effect on January 1, 2026, adopting the California Mechanical Code, 2025 Edition (Part 4 of Title 24 of the California Code of Regulations) is incorporated herein by reference as if fully set forth below and shall be known and may be cited as the Mechanical Code of the City of Industry.
B. In the event of any conflict between provisions of the California Mechanical Code, 2025 Edition, Title 29 of the Los Angeles County Code, or any amendment to the mechanical code, as set forth in the City of Industry Municipal Code, the provisions contained in the City of Industry Municipal Code shall control.
C. A copy of Title 29 of the Los Angeles County Code and the California Mechanical Code, 2025 Edition, have been deposited in the office of the city clerk and shall be at all times maintained by the city clerk for use and examination by the public.
SECTION 6. Municipal Code Amendment.
Section 15.20.010 (Adoption of electrical code) of Chapter 15.20 (Electrical Code) of Title 15 (Buildings and Construction) is hereby amended to read in its entirety as follows:
A. Except as hereinafter provided, Title 27 Electrical Code, of the Los Angeles County Code, as amended and in effect on January 1, 2026, adopting the California Electrical Code, 2025 Edition (Part 3 of Title 24 of the California Code of Regulations) is incorporated herein by reference as if fully set forth below and shall be known and may be cited as the Electrical Code of the City of lndustry.
B. In the event of any conflict between provisions of the California Electrical Code, 2025 Edition, Title 27 of the Los Angeles County Code, or any amendment to the electrical code, as set forth in the City of Industry Municipal Code, the provisions contained in the City of Industry Municipal Code shall control.
C. A copy of Title 27 of the Los Angeles County Code and the California Electrical Code, 2025 Edition, have been deposited in the office of the city clerk and shall be at all times maintained by the city clerk for use and examination by the public.
SECTION 7. Municipal Code Amendment.
Section 15.24.010 (Adoption of plumbing code) of Chapter 15.24 (Plumbing Code) of Title 15 (Buildings and Construction) is hereby amended to read in its entirety as follows:
A. Except as hereinafter provided, Title 28 Plumbing Code, of the Los Angeles County Code, as amended and in effect on January 1, 2026, adopting the California Plumbing Code, 2025 Edition (Part 5 of Title 24 of the California Code of Regulations) is incorporated herein by reference as if fully set forth below and shall be known and may be cited as the Plumbing Code of the City of lndustry. Notwithstanding the foregoing, the following Sections of Title 28 Plumbing Code, of the Los Angeles County Code, are not part of the Plumbing Code of the City of lndustry: Sections 206.0 (Demand Hot Water Recirculation System), 210.0-H (Hot Water Recirculation System), 304.1 (General), and 601.2.3 (Hot Water Recirculation Systems).
B. In the event of any conflict between provisions of the California Plumbing Code, 2025 Edition, Title 28 of the Los Angeles County Code, or any amendment to the Plumbing Code, as set forth in the City of Industry Municipal Code, the provisions contained in the City of Industry Municipal Code shall control.
C. A copy of Title 28 of the Los Angeles County Code and the California Plumbing Code, 2025 Edition, have been deposited in the office of the city clerk and shall be at all times maintained by the city clerk for use and examination by the public.
SECTION 8. Municipal Code Amendment.
Section 15.30.010 (Adoption of Existing Building Code) of Chapter 15.30 (Existing Building Code) of Title 15 (Buildings and Construction) is hereby amended to read in its entirety as follows:
A. Except as hereinafter provided, Title 33 Existing Building Code, of the Los Angeles County Code, as amended and in effect on January 1, 2026, adopting the California Existing Building, 2025 Edition (Part 10 of Title 24 of the California Code of Regulations) is incorporated herein by reference as if fully set forth below and shall be known and may be cited as the Existing Building Code of the City of Industry.
B. In the event of any conflict between provisions of the California Existing Building Code, 2025 Edition, Title 33 of the Los Angeles County Code, or any amendment to the existing building code, as set forth in the City of Industry Municipal Code, the provisions contained in the City of Industry Municipal Code shall control.
C. A copy of Title 33 of the Los Angeles County Code and the California Existing Building Code, 2025 Edition, have been deposited in the office of the city clerk and shall be at all times maintained by the city clerk for use and examination by the public.
SECTION 9. Clerical Errors.
The City Council directs the City Clerk to correct any clerical errors found in this Ordinance including, but not limited to, typographical errors, irregular numbering, and incorrect section references.
SECTION 10. Severability.
If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance, including the application of such part or provision to other persons or circumstances, shall not be affected thereby and shall continue in full force and effect. To this end, provisions of this ordinance are severable.
The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof irrespective of the fact that any one or more sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases be held unconstitutional, invalid or unenforceable.
SECTION 11. The City Clerk shall file a certified copy of this Ordinance with the California Building Standards Commission, as required by law.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Industry at a regular meeting held on February 12, 2026, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
______________________________
Cory C. Moss, Mayor
ATTEST:
_________________________________
Julie Gutierrez-Robles, City Clerk
ATTACHMENT NO. 1 TO ORDINANCE NO. 839
Building Code Amendments
[Attached]
BUILDING CODE AMENDMENTS
Code
Section
Condition Explanation of Amendment
113.5,
113.5.1,
113.5.2
Administrative This is an administrative amendment to clarify that structures meeting the conditions specified and
affected by the 2025 Eaton and Palisades fire are
not required under the Alquist-Priolo Act to conduct
an active fault study.
701A.1
701A.2
Climatic Clarifies the application of Chapter 5 of the California Wildland Interface Code to harden additions,
alterations, and/or relocated buildings. Many areas
of the County have been designated as Fire Hazard
Severity Zones due to the increased risk of fire
caused by low humidity, strong winds, and dry
vegetation. Additions, alterations, and/or relocated
buildings have the same fire risk as new buildings.
701A.3
701A.5
701A.6
Climatic Disallows the use of wood-shingle/wood-shake roofs due to the increased risk of fire in the County caused
by low humidity, strong winds, and dry vegetation in
high fire severity zones in order to further harden
residential buildings against fire risk.
701A.7 Climatic Disallows the use of Class B wood-shingle/woodshake roofs due to the increased risk of fire in the County caused by low humidity, strong winds, and
dry vegetation in high fire severity zones in order to
further harden residential buildings against fire risk. 1031.2.1 Geological The greater Los Angeles/Long Beach region is a densely populated area having buildings constructed
over and near a vast array of earthquake fault
systems capable of producing major earthquakes,
similar to or exceeding the geologic activities
occurring during the 1994 Northridge Earthquake.
The proposed amendment is intended to prevent
occupants from being trapped in a building and to
allow rescue workers to easily enter after an
earthquake.
Table
1507.3.7
Geological Table amended to require proper anchorage for clay or concrete tiles from sliding or rotating due to the
increased risk of significant earthquakes in the
County. This amendment incorporates the design
Code
Section
Condition Explanation of Amendment
provisions developed based on detailed study of the
1994 Northridge and the 1971 Sylmar earthquakes.
1613.8
and
1613.8.1
Geological Observed damages to one- and two-family dwellings of light frame construction after the Northridge
Earthquake may have been partially attributed to
vertical irregularities common to this type of
occupancy and construction. In an effort to improve
quality of construction and incorporate lesson
learned from studies after the Northridge
Earthquake, the proposed modification to ASCE 7-
22, Section 12.2.3.1, Exception 3, by limiting the
number of stories and height of the structure to two
stories will significantly minimize the impact of
vertical irregularities and concentration of inelastic
behavior from mixed structural systems. This
proposed amendment is a continuation of an
amendment adopted during previous code adoption
cycles, and is necessary due to the increased risk of
significant earthquakes in the County.
1613.8.2 Geological A joint Structural Engineers Association of Southern California (SEAOSC), Los Angeles County and
Los Angeles City Task Force investigated the
performance of concrete and masonry construction
with flexible wood diaphragm failures after the
Northridge earthquake. It was concluded at that time
that continuous ties are needed at specified spacing
to control cross grain tension in the interior of the
diaphragm. Additionally, there was a need to limit
subdiaphragm allowable shear loads to control
combined orthogonal stresses within the diaphragm.
Recognizing the importance and need to continue
the recommendation made by the task force while
taking into consideration the improved performances
and standards for diaphragm construction today, this
proposal increases the continuous tie spacing limit to
40 ft in lieu of 25 ft and to use 75% of the allowable
code diaphragm shear to determine the depth of the
sub-diaphragm in lieu of the 300 plf and is deemed
appropriate and acceptable. Due to the frequency of
this type of failure during the past significant
Code
Section
Condition Explanation of Amendment
earthquakes, various jurisdictions within the Los
Angeles region have taken this additional step to
prevent roof or floor diaphragms from pulling away
from concrete or masonry walls. This proposed
amendment is a continuation of an amendment
adopted during previous code adoption cycles.
1613.8.3 Geological The inclusion of the importance factor in the referenced Section equation has the unintended
consequence of reducing the minimum seismic
separation distance for important facilities such as
hospitals, schools, police, and fire stations from
adjoining structures. The proposal to omit the
importance factor from the referenced equation in
Section 12.8.6 will ensure that a safe seismic
separation distance is provided. This proposed
amendment is a continuation of an amendment
adopted during previous code adoption cycles.
1613.9 Geological
Topographical
Section is added to improve seismic safety of
buildings constructed on or into hillsides. Due to the
local topographical and geological conditions of the
sites within the greater Los Angeles/Long Beach
region and their probabilities for earthquakes, this
technical amendment is required to address and
clarify special needs for buildings constructed on
hillside locations. A SEAOSC and Los Angeles City
Joint Task Force investigated the performance of
hillside building failures after the Northridge
earthquake. Numerous hillside failures resulted in
loss of life and millions of dollars in damage. These
criteria were developed to minimize the damage to
these structures and have been in use by both the
City and County of Los Angeles for several years
with much success. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles.
1613.10 Geological The greater Los Angeles/Long Beach region is a densely populated area having buildings constructed
over and near a vast array of fault systems capable
of producing major earthquakes, similar to or
exceeding the geologic activities occurring during the
Code
Section
Condition Explanation of Amendment
1994 Northridge Earthquake. The proposed
modification requiring safe design and construction
requirements for ceiling suspension systems to resist
seismic loads is intended to minimize the amount of
damage within a building and therefore needs to be
incorporated into the code to assure that new
buildings and additions to existing buildings are
designed and constructed in accordance with the
scope and objectives of the California Building Code.
1704.6 Geological
Administrative
The language in section 1704.6 of the California
Building Code permits the owner to employ any
registered design professional to perform structural
observations with minimum guidelines. However, it
is important that the registered design professional
responsible for the structural design has thorough
knowledge of the building he/she designed. By
requiring the registered design professional
responsible for the structural design, or their
designee, who was involved with the design to
observe the construction, the quality of the
observation for major structural elements and
connections that affect the vertical and lateral load
resisting systems of the structure will be greatly
increased. Additional requirements are provided to
help clarify the role and duties of the structural
observer and the method of reporting and correcting
observed deficiencies to the Building Official. This
amendment is a continuation of an amendment
adopted during previous code adoption cycles, and
is necessary due to the increased risk of significant
earthquakes in the County.
1704.6.1 Geological With the higher seismic demand placed on buildings and structures in this region, the language in section
1704.6.1, Item 3, of the California Building Code
would permit many low-rise buildings and structures
with complex structural elements to be constructed
without the benefit of a structural observation. By
requiring a registered design professional to observe
the construction, the quality of the observation for
major structural elements and connections that affect
Code
Section
Condition Explanation of Amendment
the vertical and lateral load resisting systems of the
structure will be greatly increased. An exception is
provided to permit simple structures and buildings to
be excluded. This amendment is a continuation of
an amendment adopted during previous code
adoption cycles, and is necessary due to the
increased risk of significant earthquakes in the
County.
1705.3 Geological Results from studies after the 1994 Northridge Earthquake indicated that a significant portion of the
damage was attributable to lack of quality control
during construction resulting in poor performance of
the building or structure. Therefore, the amendment
restricts the exceptions to the requirement for special inspection. This amendment is a continuation of an
amendment adopted during previous code adoption
cycles, and is necessary due to the increased risk of
significant earthquakes in the County.
1705.13 Geological In Southern California, very few detached one- or two-family dwellings not exceeding two stories above
grade plane are built as "box-type" structures
specially for those in hillside areas and near the
oceanfront. Many with steel moment frames or
braced frames, and/or cantilevered columns, can still
be shown as "regular" structures by calculations.
With the higher seismic demand placed on buildings
and structures in this region, the language in
section 1705.13, Item 3, of the California Building
Code would permit many detached one- or twofamily dwellings not exceeding two stories above grade plane with complex structural elements to be
constructed without the benefit of special
inspections. By requiring special inspections, the
quality of major structural elements and connections
that affect the vertical and lateral load resisting
systems of the structure will be greatly increased.
The exception should only be allowed for detached
one- or two-family dwellings not exceeding two
stories above grade plane assigned to Seismic
Design Categories A, B, and C.
Code
Section
Condition Explanation of Amendment
1807.1.4 Climatic
Geological
No substantiating data has been provided to show
that a wood foundation is effective in supporting
buildings and structures during a seismic event while
being subject to deterioration caused by the
combined detrimental effect of constant moisture in
the soil and wood-destroying organisms. Wood
retaining walls, when they are not properly treated
and protected against deterioration, have performed
very poorly and have led to slope failures. Most
contractors are typically accustomed to construction
in dry and temperate weather in the Southern
California region and are not generally familiar with
the necessary precautions and treatment of wood
that makes it suitable for both seismic events and
wet applications. The proposed amendment takes
the necessary precautionary steps to reduce or
eliminate potential problems that may result by using
wood foundations that experience relatively rapid
decay due to the fact that the region does not
experience temperatures cold enough to destroy or
retard the growth and proliferation of wooddestroying organisms. This amendment is a continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the local climate and the increased risk of
significant earthquakes in the County.
1807.1.6 Geological With the higher seismic demand placed on buildings and structures in this region, it is necessary to take
precautionary steps to reduce or eliminate potential
problems that may result by following prescriptive
design provisions that do not take into consideration
the surrounding environment. Plain concrete
performs poorly in withstanding the cyclic forces
resulting from seismic events. In addition, no
substantiating data has been provided to show that
under-reinforced foundation walls are effective in
resisting seismic loads, and may potentially lead to a
higher risk of failure. It is important that the benefit and expertise of a registered design professional be
obtained to properly analyze the structure and take
these issues into consideration. This amendment is
Code
Section
Condition Explanation of Amendment
a continuation of an amendment adopted during
previous code adoption cycles.
1807.2 Climatic,
Geological
No substantiating data has been provided to show
that wood foundation systems are effective in
supporting buildings and structures during a seismic
event while being subject to deterioration caused by
the combined detrimental effects of constant
moisture in the soil and wood-destroying organisms.
Wood foundation systems not properly treated and
protected against deterioration have performed very
poorly and have led to slope failures. Most
contractors are typically accustomed to construction
in dry and temperate weather in the Southern
California region and are not generally familiar with
the necessary precautions and treatment of wood
that makes it suitable for both seismic events and
wet applications. The proposed amendment takes
the precautionary steps to reduce or eliminate
potential problems that may result in using wood
foundation systems that experience relatively rapid
decay due to the fact that the region does not
experience temperatures cold enough to destroy or
retard the growth and proliferation of wooddestroying organisms. This proposed amendment is a continuation of an amendment adopted during
previous code adoption cycles.
1807.3.1 Climatic,
Geological
No substantiating data has been provided to show
that wood foundation systems are effective in
supporting buildings and structures during a seismic
event while being subject to deterioration caused by
the combined detrimental effects of constant
moisture in the soil and wood-destroying organisms.
Wood foundation systems not properly treated and
protected against deterioration have performed very
poorly and have led to slope failures. Most
contractors are typically accustomed to construction
in dry and temperate weather in the Southern
California region and are not generally familiar with
the necessary precautions and treatment of wood
that makes it suitable for both seismic events and
Code
Section
Condition Explanation of Amendment
wet applications. The proposed amendment takes
the precautionary steps to reduce or eliminate
potential problems that may result in using wood
foundation systems that experience relatively rapid
decay due to the fact that the region does not
experience temperatures cold enough to destroy or
retard the growth and proliferation of wooddestroying organisms. This proposed amendment is a continuation of an amendment adopted during
previous code adoption cycles.
1809.3 and
Figure
1809.3
Geological With the higher seismic demand placed on buildings and structures in this region, it is necessary to take
precautionary steps to reduce or eliminate potential
problems that may result for under-reinforced
footings located on sloped surfaces. Requiring
minimum reinforcement for stepped footings is
intended to address the problem of poor
performance of plain or under-reinforced footings
during a seismic event. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles.
1809.7 and
Table 1809.7
Geological No substantiating data has been provided to show that under-reinforced footings are effective in
resisting seismic loads, and therefore they may
potentially lead to a higher risk of failure. This
amendment requires minimum reinforcement in
continuous footings to address the problem of poor
performance of plain or under-reinforced footings
during a seismic event. With the higher seismic
demand placed on buildings and structures in this
region, it is necessary to take precautionary steps to
reduce or eliminate potential problems that may
result by following prescriptive design provisions for
footings that do not take into consideration the
surrounding environment. It is important that the
benefit and expertise of a registered design
professional be obtained to properly analyze the
structure and take these factors into consideration.
This amendment reflects the recommendations by
the SEAOSC and the Los Angeles City Joint Task
Code
Section
Condition Explanation of Amendment
Force, which investigated the performance
deficiencies observed in the 1994 Northridge
Earthquake. This amendment is a continuation of an
amendment adopted during previous code adoption
cycles.
1809.12 Climatic
Geological
No substantiating data has been provided to show
that timber footings are effective in supporting
buildings and structures during a seismic event while
being subject to deterioration caused by the
combined detrimental effects of constant moisture in
the soil and wood-destroying organisms. Timber
footings, when they are not properly treated and
protected against deterioration, have performed very
poorly. Most contractors are typically accustomed to
construction in dry and temperate weather in the
Southern California region and are not generally
familiar with the necessary precautions and
treatment of wood that makes it suitable for both
seismic events and wet applications. The proposed
amendment takes the necessary precautionary steps
to reduce or eliminate potential problems, which may
result by using timber footings that experience
relatively rapid decay due to the fact that the region
does not experience temperatures cold enough to
destroy or retard the growth and proliferation of
wood-destroying organisms. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the local climate and the increased risk of
significant earthquakes in the County.
1810.3.2.4 Climatic
Geological
No substantiating data has been provided to show
that timber footings are effective in supporting
buildings and structures during a seismic event while
being subject to deterioration caused by the
combined detrimental effects of constant moisture in
the soil and wood-destroying organisms. Timber
footings, when they are not properly treated and
protected against deterioration, have performed very
poorly. Most contractors are typically accustomed to
construction in dry and temperate weather in the
Code
Section
Condition Explanation of Amendment
Southern California region and are not generally
familiar with the necessary precautions and
treatment of wood that makes it suitable for both
seismic events and wet applications. The proposed
amendment takes the necessary precautionary steps
to reduce or eliminate potential problems that may
result by using timber footings that experience
relatively rapid decay due to the fact that the region
does not experience temperatures cold enough to
destroy or retard the growth and proliferation of
wood-destroying organisms. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the local climate and the increased risk of
significant earthquakes in the County.
1905.1 Geological This amendment is intended to carry over critical provisions for the design of concrete columns in
moment frames from the legacy 1997 Uniform
Building Code. Increased confinement is critical to
the integrity of such columns and these modifications
ensure that it is provided when certain thresholds are
exceeded. In addition, this amendment carries over
from the legacy 1997 Uniform Building Code a
critical provision for the design of concrete shear
walls. It essentially limits the use of very highly
gravity-loaded walls in being included in the seismic
load resisting system, since their failure could have
catastrophic effect on the building. Furthermore, this
amendment was incorporated in the code based on
observations from the 1994 Northridge Earthquake.
Rebar placed in very thin concrete topping slabs
have been observed in some instances to have
popped out of the slab due to insufficient concrete
coverage. This modification ensures that critical
boundary and collector rebars are placed in
sufficiently thick topping slab to prevent buckling of
such reinforcements. This proposed amendment is
a continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
Code
Section
Condition Explanation of Amendment
to the increased risk of significant earthquakes in the County.
1905.6.2 Geological This amendment requires minimum reinforcement in continuous footings to address the problem of poor
performance of plain or under-reinforced footings
during a seismic event. This amendment reflects the
recommendations by the SEAOSC and the
Los Angeles City Joint Task Force, which
investigated the poor performance observed in the
1994 Northridge Earthquake. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the increased risk of significant earthquakes in the County.
1905.8
through
1905.10
Geological These amendments are intended to carry over
critical provisions for the design of concrete columns
in moment frames from the Uniform Building Code
(UBC). Increased confinement is critical to the
integrity of such columns and these modifications
ensure that it is provided when certain thresholds are
exceeded. In addition, this amendment carries over
from the UBC a critical provision for the design of
concrete shear walls. It essentially limits the use of
very highly gravity-loaded walls from being included
in the seismic load resisting system, since their
failure could have a catastrophic effect on the
building. Furthermore, this amendment was
incorporated into this Code based on observations
from the 1994 Northridge Earthquake. Rebar placed
in very thin concrete topping slabs has been
observed in some instances to have popped out of
the slab due to insufficient concrete coverage. This
modification ensures that critical boundary and
collector rebars are placed in sufficiently thick slabs to prevent buckling of such reinforcements. This
amendment is a continuation of an amendment
adopted during previous code adoption cycles, and
is necessary due to the increased risk of significant
earthquakes in the County.
Code
Section
Condition Explanation of Amendment
2304.10.2
and Table
2304.10.2
Geological Due to the high geologic activities in the Southern California area and the expected higher level of
performance on buildings and structures, this
proposed local amendment limits the use of staple
fasteners in resisting or transferring seismic forces.
In September 2007, limited cyclic testing data was
provided to the ICC, Los Angeles Chapter Structural
Code Committee, showing that stapled wood
structural shear panels do not exhibit the same
behavior as nailed wood structural shear panels.
The test results of stapled wood structural shear
panels demonstrated much lower strength and drift
than nailed wood structural shear panel test results.
Therefore, the use of staples as fasteners to resist or transfer seismic forces shall not be permitted without
being substantiated by cyclic testing. This
amendment is a continuation of a similar amendment
adopted during previous code adoption cycles, and
is necessary due to the increased risk of significant
earthquakes in the County.
2304.10.3.1 Geological The overdriving of nails into the structural wood panels still remains a concern when pneumatic nail
guns are used for wood structural panel shear wall
nailing. Box nails were observed to cause massive
and multiple failures of the typical 3/8-inch thick
plywood during the 1994 Northridge Earthquake.
The use of clipped head nails continues to be
restricted from use in wood structural panel shear
walls where the minimum nail head size must be
maintained in order to minimize nails from pulling
through sheathing materials. Clipped or
mechanically driven nails used in wood structural
panel shear wall construction were found to perform
much worse in previous wood structural panel shear
wall testing done at the University of California Irvine.
The existing test results indicated that, under cyclic
loading, the wood structural panel shear walls were
less energy absorbent and less ductile. The panels
reached ultimate load capacity and failed at
substantially less lateral deflection than those using
same-size hand-driven nails. This amendment
Code
Section
Condition Explanation of Amendment
reflects the recommendations by the SEAOSC and
the Los Angeles City Joint Task Force, which
investigated the poor performance observed in the
1994 Northridge Earthquake. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the increased risk of significant earthquakes in the County.
2304.12.2.8 Climatic
Geological
No substantiating data has been provided to show
that wood used in retaining or crib walls is effective
in supporting buildings and structures during a
seismic event while being subject to deterioration
caused by the combined detrimental effect of
constant moisture in the soil and wood-destroying
organisms. Wood used in retaining or crib walls,
when it is not properly treated and protected against
deterioration, has performed very poorly. Most
contractors are typically accustomed to construction
in dry and temperate weather in the Southern
California region and are not generally familiar with
the necessary precautions and treatment of wood
that makes it suitable for both seismic events and
wet applications. The proposed amendment takes
the necessary precautionary steps to reduce or
eliminate potential problems that may result by using
wood in retaining or crib walls, which experience
relatively rapid decay due to the fact that the region
does not experience temperatures cold enough to
destroy or retard the growth and proliferation of
wood-destroying organisms. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the local climate and the increased risk of
significant earthquakes in the County.
2305.4 Geological Many of the hold-down connectors currently in use do not have any acceptance report based on
dynamic testing protocols. This amendment
continues to limit the allowable capacity to 75% of
the acceptance report value to provide an additional
factor of safety for statically tested anchorage
Code
Section
Condition Explanation of Amendment
devices. Cyclic forces imparted on buildings and
structures by seismic activity cause more damage
than equivalent forces that are applied in a static
manner. Steel plate washers will reduce the
additional damage that can result when hold-down
connectors are fastened to wood framing members.
This amendment reflects the recommendations by
the SEAOSC and the Los Angeles City Joint Task
Force, which investigated the poor performance
observed in the 1994 Northridge Earthquake. This
amendment is a continuation of an amendment
adopted during previous code adoption cycles, and
is necessary due to the increased risk of significant
earthquakes in the County.
2306.2
2306.3
2307.2
2308.10.5.1
2308.10.5.2
Figure
2308.10.5.1
and Figure
2308.10.5.2
Geological The SEAOSC and the Los Angeles City Joint Task Force that investigated damage to buildings and
structures during the 1994 Northridge Earthquake
recommended reducing allowable shear values in
wood structural panel shear walls or diaphragms that
were not substantiated by cyclic testing. That
recommendation was consistent with a report to the
Governor from the Seismic Safety Commission of
the State of California recommending that code
requirements be "more thoroughly substantiated with
testing." The allowable shear values for wood
structural panel shear walls or diaphragms fastened
with staples are based on monotonic testing and do
not take into consideration that earthquake forces
load shear wall or diaphragm in a repeating and fully
reversible manner. In September 2007, limited cyclic
testing was conducted by a private engineering firm
to determine if wood structural panels fastened with
staples would exhibit the same behavior as wood
structural panels fastened with common nails. The
test result revealed that wood structural panels
fastened with staples demonstrated much lower
strength and stiffness than wood structural panels
fastened with common nails. It was recommended
that the use of staples as fasteners for wood
structural panel shear walls or diaphragms not be
permitted to resist seismic forces in structures
Code
Section
Condition Explanation of Amendment
assigned to Seismic Design Categories D, E, and F
unless it can be substantiated by cyclic testing.
Furthermore, the cities and unincorporated areas
within the greater Los Angeles/Long Beach region
have taken extra measures to maintain the structural
integrity of the framing of shear walls and
diaphragms designed for high levels of seismic
forces by requiring wood sheathing be applied
directly over the framing members and prohibiting
the use of panels placed over gypsum sheathing.
This amendment is intended to prevent the
undesirable performance of nails when gypsum
board softens due to cyclic earthquake
displacements and the nail ultimately does not have
any engagement in a solid material within the
thickness of the gypsum board. This amendment
continues the previous amendment adopted during
the 2007 code adoption cycle.
2308.10.8.1 Geological With the higher seismic demand placed on buildings and structures in this region, interior walls can easily be called upon to resist over half of the seismic
loading imposed on simple buildings or structures.
Without a continuous foundation to support the
braced wall line, seismic loads would be transferred
through other elements such as non-structural
concrete slab floors, wood floors, etc. The purpose
of this amendment is to limit the use of the exception
to structures assigned to Seismic Design Category
A, B, or C where lower seismic demands are
expected. Requiring interior braced walls be
supported by continuous foundations is intended to
reduce or eliminate the poor performance of
buildings or structures. This amendment is a
continuation of an amendment adopted during
previous code adoption cycles, and is necessary due
to the increased risk of significant earthquakes in the County.
Table
2308.10.1
Geological This amendment specifies minimum sheathing
thickness and nail size and spacing so as to provide
a uniform standard of construction for designers and
Code
Section
Condition Explanation of Amendment
buildings to follow. This is intended to improve the
performance level of buildings and structures that
are subject to the higher seismic demands placed on
buildings or structure in this region. This proposed
amendment reflects the recommendations by the
SEAOSC and the Los Angeles City Joint Task Force,
which investigated the performance deficiencies
observed in the 1994 Northridge Earthquake. This
amendment is a continuation of an amendment
adopted during previous code adoption cycles, and
is necessary due to the increased risk of significant
earthquakes in the County.
2308.10.9 Geological Due to the high geologic activities in the Southern California area and the required higher level of
performance of buildings and structures, this
amendment limits the use of staple fasteners in
resisting or transferring seismic forces. In
September 2007, limited cyclic testing data was
provided to the ICC, Los Angeles Chapter Structural
Code Committee, showing that stapled wood
structural shear panels do not exhibit the same
behavior as nailed wood structural shear panels.
The test results of stapled wood structural shear
panels demonstrated much lower strength and drift
than nailed wood structural shear panel test results.
Therefore, the use of staples as fasteners to resist or transfer seismic forces shall not be permitted without
being substantiated by cyclic testing. This
amendment is a continuation of a similar amendment
adopted during previous code adoption cycles.
3114; Climatic,
Geologic
The greater Los Angeles/Long Beach region is
situated over a vast array of earthquake fault
systems capable of producing major earthquakes,
similar to or exceeding the geologic activities
occurring during the 1994 Northridge Earthquake.
The region is further impacted by construction of
buildings and structures utilizing traditional
construction materials that impact the amount of
energy, air quality, greenhouse gas emission and
construction waste in the area. The proposed
Code
Section
Condition Explanation of Amendment
amendment addresses structural design
requirements specific to intermodal shipping
containers, reduce environmental impact of unused
and unrecycled intermodal shipping containers, and
increase sustainability by reducing consumption of
traditional construction materials. The proposed
modification needs to be incorporated into the code
to assure that new buildings and additions to existing
buildings utilizing intermodal shipping containers are
designed and constructed in accordance with the
scope and objectives of the California Building Code
and California Green Building Standards Code
Appendix C Climatic,
Geologic,
Voluntary
appendix
Los Angeles County is a diverse region with both
densely populated urban areas and rural areas with
various agricultural and animal husbandry
establishments. Many areas of the County have
been designated as Fire Hazard Severity Zones due
to the increased risk of fire caused by low humidity,
strong winds, and dry vegetation, particularly the
rural areas, which are often used for agricultural
purposes. Furthermore, the greater Los
Angeles/Long Beach region is situated over a vast
array of earthquake fault systems capable of
producing major earthquakes, similar to or exceeding
the geologic activities occurring during the 1994
Northridge Earthquake. Due to the need for
agricultural buildings to perform appropriately in the
County due to its geology and climate, adoption of
building standards for such structures is required.
Appendix H Climatic,
Geologic,
Voluntary
appendix
Los Angeles County is a diverse region with both
densely populated urban areas and rural areas with
various signs used in the County. The Los Angeles
region is situated over a vast array of earthquake
fault systems capable of producing major
earthquakes, similar to or exceeding the geologic
activities occurring during the 1994 Northridge
Earthquake. In addition, weather events occur
seasonally with high winds such as the Santa Ana
Winds. Due to the need for signs to perform well in
Code
Section
Condition Explanation of Amendment
the County due to its climate and geology, adoption
of building standards for signs is required.
H103.1 Geologic,
Administrative,
Voluntary
appendix
Los Angeles County is a diverse region with both
densely populated urban areas and rural areas with
various signs used in the County. The greater
Los Angeles/Long Beach region is situated over a
vast array of earthquake fault systems capable of
producing major earthquakes, similar to or exceeding
the geologic activities occurring during the 1994
Northridge Earthquake. This provision is amended
to cross-reference to applicable legal provisions and
also to ensure that signs are located in such a way
as to avoid damage to adjacent structures and
people given the potential for earthquakes in the
County.
H103.2 Geologic,
Administrative,
Voluntary
appendix
Los Angeles County is a diverse region with both
densely populated urban areas and rural areas with
various signs used in the County. The greater
Los Angeles/Long Beach region is situated over a
vast array of earthquake fault systems capable of
producing major earthquakes, similar to or exceeding
the geologic activities occurring during the 1994
Northridge Earthquake. This provision is amended
to cross-reference to applicable legal provisions and
also to ensure that sign projections and clearances
are located in such a way as to avoid damage to
adjacent structures and people given the potential for
earthquakes in the County.
H104.1 Geologic,
Voluntary
appendix
The greater Los Angeles/Long Beach region is
situated over a vast array of earthquake fault
systems capable of producing major earthquakes,
similar to or exceeding the geologic activities
occurring during the 1994 Northridge Earthquake.
Due to the risk of geologic activities in the Southern
California area, buildings and structures require a
high level of performance, which is directly
proportional to the weight of a structure. By adding
the weight of a sign to the identification placard, it will
Code
Section
Condition Explanation of Amendment
improve the ability to provide structural verification in the event of damage or future modifications.
H105.1 Administrative,
Voluntary
appendix
The amendment provides a cross reference to
Chapter 24 for user convenience.
H106.1,
H106.2
Administrative,
Voluntary
appendix
This change corrects a call out from the model
electrical code to the relevant local electrical code
and clarifies that a separate electrical permit is
required for user convenience.
H110.1 Climatic,
Voluntary
appendix
Due to the potential for severe local weather
conditions with torrential rain, it is necessary to
clarify that no portions of the roof sign and
supporting members may interfere with proper roof
drainage to prevent the potential for roof collapse
due to water accumulation.
H116 Climatic,
Voluntary
appendix
Due to the potential for severe local weather with
high speed winds and hot, dry conditions, it is
necessary that the most recent test standards as
specified in Chapter 35 are adopted in lieu of the
older test standards specified in Section H116. This
ensures that the risk from fires is minimized.
J101.1 to
J101.9
Geological
Topographical
Climatic
Sections revised to include erosion and sediment
control measures to address the complex and
diverse set of soil types and geologic conditions that
exist in the greater Los Angeles County/Long Beach
region.
J101.10 Geological
Topographical
Climatic
Section revised to maintain safety and integrity of
public or private property adjacent to grading sites
due to the complex and diverse set of soil types,
climates, and geologic conditions that exist in the
greater Los Angeles County/Long Beach region.
J103.1 –
J103.2 and
Figure
J103.2
Geological
Topographical
Climatic
Sections revised to provide adequate control of
grading operations typical to the greater Los Angeles
County/Long Beach region due to the complex and
diverse set of soil types, climates, and geologic
Code
Section
Condition Explanation of Amendment
conditions that exist in the greater Los Angeles
County/Long Beach region.
J104.2.1 –
J104.4
Geological
Topographical
Climatic
Sections revised or added to provide adequate
control of grading operations typical to the greater
Los Angeles County/Long Beach region due to the
complex and diverse set of soil types, climates, and
geologic conditions that exist in the greater
Los Angeles County/Long Beach region.
J105.1-
J105.14
Geological
Topographical
Climatic
Sections revised or added to provide adequate
control of grading operations typical to the greater
Los Angeles County/Long Beach region due to the
complex and diverse set of soil types, climates, and
geologic conditions that exist in the greater
Los Angeles County/Long Beach region.
J106.1 Geological
Topographical
Climatic
Section revised to require more stringent cut slope
ratios to address the complex and diverse set of soil
types and geologic conditions that exist in the
greater Los Angeles County/Long Beach region.
J107.1-
J107.7
Geological
Topographical
Climatic
Sections revised to provide more stringent fill
requirements for slope stability and settlement due to
the complex and diverse set of soil types, climates,
and geologic conditions that exist in the greater
Los Angeles County/Long Beach region.
J107.8 –
J107.9
Geological
Topographical
Climatic
Sections revised to provide more stringent inspection
and testing requirements for fill slope stability due to the complex and diverse set of soil types, climates,
and geologic conditions that exist in the greater
Los Angeles County/Long Beach region.
J108.1 –
J108.4
Geological
Topographical
Climatic
Sections revised to provide more stringent slope
setback requirements to address the complex and
diverse set of soil types, climates, and geologic
conditions that exist in the greater Los Angeles
County/Long Beach region.
J109.1 –
J109.3
Geological
Topographical
Climatic
Sections revised to provide more stringent drainage
and terracing requirements to address the complex
and diverse set of soil types, climates, and geologic
Code
Section
Condition Explanation of Amendment
conditions that exist in the greater Los Angeles
County/Long Beach region.
J109.5 Geological
Topographical
Climatic
Subsection added to provide for adequate outlet of
drainage flows due to the diverse set of soil types,
climates, and geologic conditions that exist in the
greater Los Angeles County/Long Beach region.
J110.1 -
J110.8.5
Geological
Topographical
Climatic
Sections revised or added to provide for State
requirements of storm water pollution prevention and
more stringent slope planting, and slope stability
requirements to control erosion due to the complex
and diverse set of soil types, climates, and geologic
conditions that exist in the greater Los Angeles
County/Long Beach region.
J111 Geological
Topographical
Climatic
Section revised to reference additional standards for
soils testing due to the complex and diverse set of
soil types, climates, and geologic conditions that
exist in the greater Los Angeles County/Long Beach
region.
Appendix Q
Q101.1,
Q102.1,
Q103.1,
Q103.4,
Q107.1
Administrative,
Voluntary
appendix
Climatic
Geologic
Topographical
Adoption of this appendix is necessary because strict
compliance with State and local standards and laws
would prevent, hinder, or delay the mitigation of the
effects of a declared shelter crisis, local emergency
or state of emergency. The modifications to this
appendix are administrative in nature, to provide
clarification of various provisions of the language of
this voluntary Appendix.
Q106.1 Climatic Los Angeles County is subject to extreme temperatures, and many of these membrane
structures will be erected and occupied during
severe weather events. It is necessary to include
this amendment to ensure the safety, health, and
comfort of the occupants is maintained during
extreme heat and cold.
Q110.1.1,
Q110.1.2
Administrative These sections are a cross reference to the State Plumbing Code requirement for user convenience
and is not adding a new building standard nor
Code
Section
Condition Explanation of Amendment
enacting a more restrictive requirement. To the
extent findings are requested, see prefatory
language in this Section.
Q110.3 Climatic,
Voluntary
appendix
The County may utilize mobile restroom facilities that
are physically separate from the living facilities. Due to the potential for severe local weather conditions,
with extreme temperatures or torrential rain, the
distance to the restroom facilities required for the
comfort, safety, and health of displaced people
should be reduced to 300 feet or as determined by
the Building Official.
RESIDENTIAL CODE AMENDMENTS
Code
Section
Condition Explanation of Amendment
R301.1.3.2 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. After the 1994 Northridge
Earthquake, the Wood Frame Construction Joint Task
Force recommended that the quality of woodframe
construction needed to be greatly improved. The
Task Force recommended that structural plans be
prepared by the engineer or architect so that plan
examiners, building inspectors, contractors, and
special inspectors may logically follow and construct
the seismic force-resisting systems as presented in
the construction documents. For buildings or
structures located in Seismic Design Category D0, D1,
D2, or E that are subject to a greater level of seismic forces, the requirement to have a California licensed
architect or engineer prepare the construction
documents is intended to minimize or reduce
structural deficiencies that may cause excessive
damage or injuries in woodframe buildings.
Involvement of a registered professional will minimize
the occurrence of structural deficiencies such as plan
and vertical irregularities, improper shear transfer of the seismic force-resisting system, missed details or
connections important to the structural system, and
the improper application of the prescriptive
requirements of the California Residential Code.
R301.1.5 Geological
Topographical
Due to the local topographical and geological
conditions of the sites within the greater Los Angeles
region and their susceptibility to earthquakes, this
technical amendment is required to address and
clarify special needs for buildings constructed on
hillside locations. A joint Structural Engineers
Association of Southern California (SEAOSC) and
Los Angeles City Joint Task Force investigated the
performance of hillside building failures after the
Northridge Earthquake. Numerous hillside failures
Code
Section
Condition Explanation of Amendment
resulted in loss of life and millions of dollars in
damage. These criteria were developed to minimize
the damage to these structures and have been in use
by the City and County of Los Angeles for several
years.
R301.2.2.6 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. Due to the high geologic activities in the Southern California area and the necessary
higher level of performance required for buildings and
structures, this local amendment limits the type of
irregular conditions as specified in the California
Residential Code. Such limitations are recommended
to reduce structural damage in the event of an
earthquake. The County of Los Angeles and cities in
this region have implemented these extra measures
to maintain the structural integrity of the framing of
the shear walls and all associated elements when
designed for high levels of seismic loads.
R301.2.2.11 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. Due to the high geologic activity in
the Southern California area and the necessary
higher level of performance required for buildings and
structures, this local amendment limits the potential
anchorage and supporting frame failure resulting from
additional weight. There is no limitation for weight of mechanical and plumbing fixtures and equipment in
the International Residential Code. Requirements
from ASCE 7 and the International Building Code
would permit equipment weighing up to 400 lbs. when
mounted at 4 feet or less above the floor or attic level without engineering design. Where equipment
exceeds this requirement, it is the intent of this
amendment that a registered design professional be
required to analyze if the floor support is adequate
and structurally sound.
Table
R302.1(2)
Climatic This amendment will not allow unprotected openings (openings that do not resist the spread of fire) to be in
Code
Section
Condition Explanation of Amendment
the exterior wall of a residential building that is
located on a property line. This amendment is
necessary due to local climatic conditions. The hot,
dry weather conditions of late summer in combination
with the Santa Ana winds creates an extreme fire
danger. Residential buildings with unprotected
openings located on a property line may permit fires
to spread from the inside of the building to adjacent
properties and likewise from exterior properties to the interior of the building.
R337.1.1
R337.1.2
Climatic Clarifies the application of Chapter 5 of the California Wildland Interface Code to harden additions,
alterations, and/or relocated buildings. Many areas of
the County have been designated as Fire Hazard
Severity Zones due to the increased risk of fire
caused by low humidity, strong winds, and dry
vegetation. Additions, alterations, and/or relocated
buildings have the same fire risk as new buildings.
R337.1.3
R337.1.5
R337.1.6
Climatic Disallows the use of wood-shingle/wood-shake roofs due to the increased risk of fire in the County caused
by low humidity, strong winds, and dry vegetation in
high fire severity zones in order to further harden
residential buildings against fire risk.
R337.1.7 Climatic Disallows the use of Class B wood-shingle/woodshake roofs due to the increased risk of fire in the County caused by low humidity, strong winds, and dry
vegetation in high fire severity zones in order to
further harden residential buildings against fire risk.
R401.1 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. Wood foundations, even those that
are preservative-treated, encounter a higher risk of
deterioration when contacting the adjacent ground.
The required seismic anchorage and transfer of
lateral forces into the foundation system necessary
for 2-story structures and foundation walls could
become compromised at varying states of wood
decay. In addition, global structure overturning
moment and sliding resistance is reduced when
Code
Section
Condition Explanation of Amendment
utilizing wood foundations as opposed to
conventional concrete or masonry systems.
However, non-occupied, single-story storage
structures pose significantly less risk to human safety and may utilize the wood foundation guidelines
specified in this Chapter.
R403.1.2
R403.1.3.6
R403.1.5
Figure
R403.1.5
Climatic
Geological
Los Angeles County is prone to seismic activity due
to the existence of active faults in the Southern
California area. These amendments require
minimum reinforcement in continuous footings and
stepped footings to address the problem of poor
performance of plain or under-reinforced footings
during a seismic event. These amendments
implement the recommendations of SEAOSC and the
Los Angeles City Joint Task Force resulting from their
investigation of the 1994 Northridge Earthquake.
Interior walls can easily be called upon to resist over half of the seismic loading imposed on simple
buildings or structures. Without a continuous
foundation to support the braced wall line, seismic
loads would be transferred through other elements
such as non-structural concrete slab floors, wood
floors, etc. Requiring interior braced walls to be
supported by continuous foundations is intended to
reduce or eliminate the poor performance of buildings
or structures.
R404.2 Climatic
Geological
No substantiating data has been provided to show
that wood foundations are effective in supporting
structures and buildings during a seismic event while
being subject to deterioration caused by the presence
of water and other materials detrimental to wood
foundations in the soil. Wood foundations, when they
are not properly treated and protected against
deterioration, have performed very poorly and have
led to slope failures. Most contractors are typically
accustomed to construction in dry weather in the
Southern California region and are not generally
familiar with the necessary precautions and treatment
of wood that makes it suitable for both seismic events
Code
Section
Condition Explanation of Amendment
and wet applications. With the higher seismic
demand placed on buildings and structures in this
region, coupled with the dryer weather conditions, it is the intent of this amendment to reduce or eliminate
potential problems resulting from the use of wood
footings and foundations.
R501.2 Geological Due to the high geologic activities in the Southern California area and the necessary higher level of
performance required for buildings and structures,
this local amendment limits the potential anchorage
and supporting frame failure resulting from additional
weight. There is no limitation for weight of
mechanical and plumbing fixtures and equipment in
the International Residential Code. Requirements
from ASCE 7 and the International Building Code
would permit equipment weighing up to 400 lbs. when
mounted at 4 feet or less above the floor or attic level without engineering design. Where equipment
exceeds this requirement, it is the intent of this
amendment that a registered design professional be
required to analyze if the floor support is adequate
and structurally sound.
R503.2.4
Figure
R503.2.4
Geological Section R502.10 of the Code does not provide any prescriptive criteria to limit the maximum floor
opening size, nor does Section R503 provide any
details to address the issue of shear transfer near
larger floor openings. With the higher seismic
demand placed on buildings and structures in this
region, it is important to ensure that a complete load
path is provided to reduce or eliminate potential
damage caused by seismic forces. Requiring
blocking with metal ties around larger floor openings
and limiting opening size is consistent with the
requirements of Section R301.2.2.6.
Table
R602.3(1)
Table
R602.3(2)
Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. In September 2007, limited cyclic
testing data was provided to the ICC Los Angeles
Chapter Structural Code Committee showing that
Code
Section
Condition Explanation of Amendment
stapled wood structural shear panels do not exhibit
the same behavior as the nailed wood structural
shear panels. The test results of the stapled wood
structural shear panels demonstrated lower strength
and drift than the nailed wood structural shear panel
test results. Therefore, the use of staples as
fasteners for shear walls sheathed with other
materials shall not be permitted without being
substantiated by cyclic testing.
R602.3.2
Table
R602.3.2
Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. The County of Los Angeles and
cities in this region have taken extra measures to
maintain the structural integrity of the framing of the shear walls when designed for high levels of seismic
loads by eliminating single top plate construction.
The performance of modern day braced wall panel
construction is directly related to an adequate load
path extending from the roof diaphragm to the
foundation system.
R602.10.2.3 Geological The greater Los Angeles region is a densely populated area having buildings and structures
constructed over and near a vast array of fault
systems capable of producing major earthquakes,
including, but not limited, to the 1994 Northridge
Earthquake. Plywood shear walls with high aspect
ratio experienced many failures during the Northridge
Earthquake. This proposed amendment specifies a
minimum braced wall length to meet an aspect ratio
consistent with other sections of the California
Residential Code, and to assure that new buildings
and additions to existing buildings are designed and
constructed in accordance with the scope and
objectives of the California Residential Code. This is
intended to improve the performance level of
buildings and structures that are subject to the higher seismic demands and reduce and limit potential
damage to property. This proposed amendment
reflects the recommendations by SEAOSC and the
Code
Section
Condition Explanation of Amendment
Los Angeles City Joint Task Force that investigated
the poor performance observed during the 1994
Northridge Earthquake.
Table
R602.10.3(3
)
Geological Due to the high geologic activities in the Southern California area and the necessary higher level of
performance of buildings and structures, this local
amendment reduces or eliminates the allowable
shear values for shear walls sheathed with lath,
plaster, or gypsum board. The poor performance of
such shear walls sheathed with other materials in the
1994 Northridge Earthquake was investigated by
SEAOSC and the Los Angeles City Joint Task Force.
The County of Los Angeles and cities in this region
have taken extra measures to maintain the structural
integrity of the framing of the shear walls when
designed for high levels of seismic loads.
Table
R602.10.4
Geological 3/8" thick 3 ply-plywood shear walls experienced many failures during the Northridge Earthquake. This
amendment specifies minimum WSP sheathing
thickness and nail size and spacing, so as to provide
a uniform standard of construction to improve the
performance level of buildings and structures, given
the potential for higher seismic demands placed on
buildings or structure in this region. This proposed
amendment reflects the recommendations by
SEAOSC and the Los Angeles City Joint Task Force
following the 1994 Northridge Earthquake. In
September 2007, cyclic testing data was provided to
the Los Angeles Chapter Structural Code Committee
showing that stapled wood structural shear panels
underperformed nailed wood structural shear panels.
Test results of the stapled wood structural shear
panels appeared much lower in strength and drift
than the nailed wood structural shear panel test
results.
Table
R602.10.5
Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. The poor performance of such shear
walls sheathed in the 1994 Northridge Earthquake
Code
Section
Condition Explanation of Amendment
was investigated by SEAOSC and the Los Angeles
City Joint Task Force. The County of Los Angeles
and cities in this region have taken extra measures to
maintain the structural integrity with respect to the
"maximum shear wall aspect ratios" of the framing of
the shear walls when designed for high levels of
seismic loads. This amendment is consistent with the
shear wall aspect ratio provision of Section 4.3.3 of
AWC SDPWS-2021.
Figure
R602.10.6.1
Geological 3/8" thick 3 ply-plywood shear walls experienced many failures during the Northridge Earthquake. The
poor performance of shear walls in the 1994
Northridge Earthquake was investigated by SEAOSC
and the Los Angeles City Joint Task Force. Box nails
were observed to cause massive and multiple failures
of the typical 3/8" thick 3 ply-plywood during the
Northridge Earthquake. The County of Los Angeles
and cities in this region have taken extra measures to
maintain the structural integrity of the framing of the shear walls when designed for high levels of seismic
loads. The performance of modern day braced wall
panel construction is directly related to an adequate
load path extending from the roof diaphragm to the
foundation system.
Figure
R602.10.6.2
Geological 3/8" thick 3 ply-plywood shear walls experienced many failures during the Northridge Earthquake. The
poor performance of such shear walls in the 1994
Northridge Earthquake was investigated by SEAOSC
and the Los Angeles City Joint Task Force. The
County of Los Angeles and cities in this region have
taken extra measures to maintain the structural
integrity of the framing of the shear walls when
designed for high levels of seismic loads. Box nails
were observed to cause massive and multiple failures
of typical 3/8-inch thick plywood during the Northridge Earthquake. This change to the minimum lap splice
requirement is consistent with Section 25.5 of ACI
318-19.
Figure Geological 3/8" thick 3 ply-plywood shear walls experienced
Code
Section
Condition Explanation of Amendment
R602.10.6.4 many failures during the Northridge Earthquake. The poor performance of such shear walls in the 1994
Northridge Earthquake was investigated by SEAOSC
and the Los Angeles City Joint Task Force. The
County of Los Angeles and cities in this region have
taken extra measures to maintain the structural
integrity of the framing of the shear walls when
designed for high levels of seismic loads. The
proposal in which "washers shall be a minimum of
0.229 inch by 3 inches by 3 inches in size" is
consistent with Section R602.11.1 of the California
Residential Code and Section 2308.7.1 of the
California Building Code.
R606.4.4 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. The addition of the word "or" will
prevent the use of unreinforced parapets in Seismic
Design Category D0, D1, or D2, or on townhouses in
Seismic Design Category C.
R606.12.2.2.
3 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. Reinforcement using longitudinal
wires for buildings and structures located in high
seismic areas is not as ductile as deformed rebar.
Having vertical reinforcement closer to the ends of
masonry walls helps to improve the seismic
performance of masonry buildings and structures.
R803.2.4 Geological Section R802 of the Code does not provide any prescriptive criteria to limit the maximum size of roof openings, nor does Section R803 provide any details
to address the issue of shear transfer near larger roof openings. With the higher seismic demand placed on
buildings and structures in this region, it is important to ensure that a complete load path is provided to
reduce or eliminate potential damage caused by
seismic forces. Requiring blocking with metal ties
around larger roof openings and limiting the size of
openings is consistent with the requirements of
Section R301.2.2.6.
Code
Section
Condition Explanation of Amendment
R1001.3.1 Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. The performance of
fireplaces/chimneys without anchorage to the
foundation has been observed to be inadequate
during major earthquakes. The lack of anchorage to
the foundation results in overturn or displacement.
Appendix BJ
BJ106.1
Geological Los Angeles County is prone to seismic activity due to the existence of active faults in the Southern
California area. Due to the limited seismic
performance information on strawbale construction,
this amendment is intended to limit the higher risk
strawbale construction poses in a high seismic
region.
Appendix CJ
CJ101.1,
CJ102.1,
CJ103.1,
CJ103.4,
CJ107.1
Administrative,
Climatic,
Geologic,
Topographical
Adoption of this appendix is necessary because strict
compliance with state and local standards and laws
would prevent, hinder, or delay the mitigation of the
effects of a declared shelter crisis or other
emergency. The modifications to this appendix are
administrative in nature, to provide clarification of
various provisions of the language of this voluntary
Appendix.
CJ106.1 Climatic Los Angeles County is subject to extreme temperatures, and many of these membrane
structures will be erected and occupied during severe
weather events. It is necessary to include this
amendment to ensure the safety, health, and comfort
of the occupants is maintained during extreme heat
and cold.
CJ110.1.1,
CJ110.1.2
Administrative These sections are simply a cross reference to the State Plumbing Code requirement for user
convenience and is not adding a new building
standard nor enacting a more restrictive requirement.
To the extent findings are requested, see prefatory
language in this Section.
CJ110.3 Climatic The County may utilize mobile restroom facilities that are physically separate from the living facilities. Due to the potential for severe local weather conditions,
with extreme temperatures or torrential rain, the
Code
Section
Condition Explanation of Amendment
distance to the restroom facilities required for the
comfort, safety, and health of displaced people
should be reduced to 300 feet or as determined by
the Building Official.
MECHANICAL CODE AMENDMENTS
CODE SECTION CONDITION EXPLANATION
501.1 Climatic Additional Health
Department requirements
are necessary due to local
air quality concerns.
510.1.6 Geological High geologic activities,
such as seismic events, in
the Southern California
area necessitate this local
amendment for bracing and
support.
603.7.1.1 Geological High geologic activities,
such as seismic events, in
the Southern California
area necessitate this local
amendment for bracing and
support.
1114.4 Geological High geologic activities,
such as seismic events, in
the Southern California
area necessitate this local
amendment to reduce
damage and potential for
toxic refrigerant release
during a seismic event
caused by shifting
equipment and to minimize
impacts to the sewer
system in such an event.
PLUMBING CODE AMENDMENTS
CODE SECTION CONDITION EXPLANATION
Section 304.1 Geological
Topographical
Climatic
The County of Los Angeles is a densely
populated area with buildings constructed within
a region where water is scarce and domestic
water service is impacted by immoderate and
varying weather conditions, including periods of
extended drought. The proposed measures will
require buildings to be more water efficient and
allow greater conservation of domestic water
due to these local conditions.
Sections 601.2.3 Geological
Topographical
Climatic
The County of Los Angeles is a densely
populated area with buildings constructed within
a region where water is scarce and domestic
water service is impacted by immoderate and
varying weather conditions, including periods of
extended drought. The proposed measures will
require buildings to be more water efficient and
allow greater conservation of domestic water
due to these local conditions.
Section 721.3 Geological
Topographical
To allow for the proper operation of existing Los
Angeles County sewer infrastructure and
establish consistency with Title 20 – Utilities –
of the Los Angeles County Code, Division 2
(Sanitary Sewers and Industrial Waste) due to
local soil conditions and topography.
Sections 728.1 to
728.6
Geological
Topographical
To allow for the proper operation of existing
Los Angeles County sewer infrastructure and
establish consistency with Title 20 – Utilities –
of the Los Angeles County Code, Division 2
(Sanitary Sewers and Industrial Waste) due to
local soil conditions and topography.
Table H 101.8 Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions and to provide protections for native,
protected oak trees that are consistent with Title
22 – Zoning and Planning – of the Los Angeles
County Code, Chapter 22.174 (Oak Tree
Permits).
Table H 201.1(1) Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions, sewer capacity, and sewage
treatment.
Table H 201.1(2) Geological
Topographical
To establish consistency with requirements of
the County Health Department for sewer
capacity and sewage treatment due to local soil
conditions.
Table H 201.1(3) Geological
Topographical
To establish consistency with requirements of
the County Health Department for sewer
capacity and sewage treatment due to local soil
conditions.
Table H 201.1(4) Geological
Topographical
To establish consistency with requirements of
the County Health Department for sewer
capacity and sewage treatment due to local soil
conditions.
Section H 301.1 Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions.
Section H 401.3 Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions.
Section H 601.5 Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions.
Section H 601.8 Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions.
Section H 701.2 Geological
Topographical
To establish more restrictive requirements for
protection of local groundwater due to local soil
conditions.
Section H 1001.1 Geological To establish more restrictive requirements to prevent earth movement based on local soil and
seismic conditions.
Section H 1101.6 Geological To establish more restrictive requirements to prevent earth movement based on local soil and
seismic conditions.
Appendix T Climatic and
Topographical
To establish requirements for conservation and
disposal of swimming pool water to minimize
evaporation and topographical impacts.
Appendix U Climatic To establish requirements for solar thermal energy systems based on provisions in the
Uniform Solar, Hydronics and Geothermal Code
(USHGC), which is developed by the
International Association of Plumbing and
Mechanical Officials. The County of
Los Angeles is a densely populated area, with
elevated levels of greenhouse gas emissions.
Standards to regulate the installation of solar
thermal energy systems will facilitate safe and
efficient installations of these systems to
improve local air quality, thereby improving the
health of the County's residents, businesses
and visitors.
EXISTING BUILDING CODE AMENDMENTS
CODE
SECTION CONDITION EXPLANATION
302.6.1 to
302.6.3
Geologic The greater Los Angeles/Long Beach region is a densely populated area having buildings
constructed over and near a vast array of fault
systems capable of producing major earthquakes,
including, but not limited to, the 1994 Northridge
Earthquake. The purpose of the amendments is
to prevent inadequate construction or bracing to
increase resistance to horizontal forces, thus
minimizing hazards to life or property in the event
of an earthquake.
302.7 Geologic The greater Los Angeles/Long Beach region is a densely populated area having buildings
constructed over and near a vast array of fault
systems capable of producing major earthquakes,
including, but not limited to, the 1994 Northridge
Earthquake. The purpose of the amendment is to
minimize injuries caused by shattering glass in
the event of an earthquake.
A401.2 Geologic,
Administrative,
Voluntary
Appendix
The greater Los Angeles/Long Beach region is
situated over a vast array of earthquake fault
systems capable of producing major earthquakes,
including, but not limited to, the 1994 Northridge
Earthquake. The purpose of this amendment is to
provide voluntary building standards to
constituents that are performing seismic
retrofitting for existing structures.
A404.1 Administrative,
Geologic,
Voluntary
Appendix
The greater Los Angeles/Long Beach region is
situated over a vast array of earthquake fault
systems capable of producing major earthquakes,
including, but not limited to, the 1994 Northridge
Earthquake. The purpose of this amendment is to
provide voluntary building standards to
constituents that are performing seismic
retrofitting for existing structures. Due to these
factors, the County requires a licensed architect
or engineer stamp and approval of the
construction documents.
EXHIBIT 2
Notice of Public Hearing
[Attached]
EXHIBIT 3
Notice of Exemption
[Attached]
NOTICE OF EXEMPTION
To: County Clerk
County of Los Angeles
Environmental Filings
12400 East Imperial Highway #2001
Norwalk, CA 90650
From: City of Industry
15625 Mayor Dave Way, Suite 100
City of Industry, CA 91744
Project Title: Citywide Ordinance Adopting the Los Angeles County Building, Plumbing, Electrical, Mechanical, Residential, and Existing Building Codes Project Location - Specific: Citywide
Project Location-City: City of Industry Project Location-County: Los Angeles
Description of Project: The project consists of the adoption of an ordinance of the City Council of the City of Industry, California adopting by reference, pursuant to Government Code Section 50022.2, Title 26 of the Los Angeles County Building Code, incorporating by reference the California Building Code 2025 Edition; Title 28 of the Los Angeles County Plumbing Code, incorporating by reference the California Plumbing Code 2025 Edition; Title 27 of the Los Angeles County Electrical Code, incorporating by reference the California Electrical Code 2025 Edition; Title 29 of the Los Angeles County Mechanical Code, incorporating by reference the California Mechanical Code 2025 Edition; Title 30 of the Los Angeles County Residential Code, incorporating by reference the California Residential Code 2025 Edition; Title 33 of the Los Angeles County Existing Building Code, incorporating by reference the California Existing Building Code 2025 Edition.
Name of Public Agency Approving Project: City Council, City of Industry Name of Person or Agency Carrying Out Project: City of Industry Exempt Status: (check one)
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State type and section number: 15061 Class (b)(3) Statutory Exemptions. State code number:
Reasons why project is exempt: Pursuant to the general rule in Section 15061(b)(3) of the CEQA Guidelines (Chapter 3, of Title 14, of the California Code of Regulations) that CEQA applies only to projects which have the potential for causing a significant effect on the environment.
Adoption of the ordinance does not have any effect on the environment, as it does not approve any development, and all future development projects will undergo the requisite level of review under CEQA.
Lead Agency
Contact Person: __Bing Hyun________________ Telephone: (626) 333-2211 Signature: Date:
Title: Assistant City Manager
EXHIBIT 4
Excerpt of County of Los Angeles Plumbing Code Amendments 2025 with sections 206.0, 210.0-H, 304.1, and 601.2.3 stricken out
[Attached]
HOA.103795022.3 2
Except as hereinafter changed or modified, Chapters 2 through 17 and Appendices A, B, D, H, I, and J, of that certain Plumbing Code known and designated as the 20222025 California Plumbing Code as published by the California Building Standards Commission, are adopted and incorporated by reference into this Title 28 of the Los Angeles County Code as if fully set forth below, and shall be known as Chapters 2 through 17, and Appendices A, B, D, H, I, and J, of Title 28 of the Los Angeles County Code.
A copy of the 20222025 California Plumbing Code shall be at all times maintained by the Chief Plumbing Inspector for use and examination by the public. ...
SECTION 3. Section 204.0 is hereby amended to read as follows:
204.0 – B –
...
Building Code. The most recent edition of Title 26 of the Los Angeles County Code.
...
SECTION 4. Section 206.0 is hereby amended to read as follows:
206.0 – D –
...
Demand Hot Water Recirculation System. A hot water recirculation system requiring manual activation and equipped with a thermostat that will automatically shut off the recirculation pump when the water temperature reaches a preset level at the Chapters 2 through 17 and
Appendices A, B, D, H, I, and J, of that certain Plumbing Code
HOA.103795022.3 3
point of use.
...
SECTION 5. Section 207.0 is hereby amended to read as follows:
207.0 – E –
...
Electrical Code. The most recent edition of Title 27 of the Los Angeles County Code.
...
SECTION 6. Section 210.0 is hereby amended to read as follows:
210.0 – H –
...
Hot Water Recirculation System. A hot water distribution system that reduces the time needed to deliver hot water to fixtures that are distant from the water heater, boiler, or other water heating equipment. The recirculation system is comprised of hot water supply and return piping with shutoff valves, balancing valves, and circulating pumps, and a method of controlling the circulating system. ...
SECTION 7. Section 215.0 is hereby amended to read as follows:
215.0 – M –
...
Mechanical Code. The most recent edition of Title 29 of the Los Angeles County Code.
HOA.103795022.3 4
...
SECTION 8. Section 301.2.2 is hereby amended to read as follows:
301.2.2 Standards. Standards listed or referred to in this cChapter or other chapters cover materials that will conform to the requirements of this cCode, where used in accordance with the limitations imposed in this or other chapters thereof and their listing. Where a standard covers materials of various grades, weights, quality, or configurations, the portion of the listed standard that is applicable shall be used.
Design and materials for special conditions or materials not provided for herein shall be permitted to be used only by special permission of the Authority Having Jurisdiction after the Authority Having Jurisdiction has been satisfied as to their adequacy. A list of plumbing standards that appear in specific sections of this cCode is referenced in Table 1701.1. Standards referenced in Table 1701.1 shall be applied as indicated in the applicable referenced section. A list of additional approved standards, publications, practices, and guides that are not referenced in specific sections of this cCode appear in Table 1701.2. Solar thermal energy systems and material standards are referenced in Tables S 18.1 and S 18.2 of Appendix S. AnIAPMO Installation Standards isare referenced in Appendix I for the convenience of the users of this cCode. It is not considered as a part of this cCode unless formally adopted as such by the Authority Having Jurisdiction.
SECTION 9. Section 301.3 is hereby amended to read as follows:
301.3 Alternate Materials and Methods of Construction
Equivalency and Modifications.
301.3.1 Alternate Materials and Methods of Construction.
HOA.103795022.3 5
Nothing in this cCode is intended to prevent the use of systems, methods, or devices of equivalent or superior quality, strength, fire resistance, effectiveness, durability, and safety over those prescribed by this cCode. Technical documentation shall be submitted to the Authority Having Jurisdiction to demonstrate equivalency prior to installation. The Authority Having Jurisdiction shall have the authority to approve or disapprove the system, method, or device for the intended purpose on a case-by-case basis. [HCD 1] (See Section 1.8.7).
...
301.3.1.1 Testing.
...
301.3.1.1.1 Tests.
...
301.3.1.2.1.2 Request by Authority Having Jurisdiction. ...
301.3.2 Modifications. Whenever there are practical difficulties involved in carrying out the provisions of this Code, the Authority Having Jurisdiction shall have the authority to grant modifications on a case-by-case basis, upon application of the owner or the owner's authorized agent, provided the Authority Having Jurisdiction shall first find that a special individual reason makes the strict letter of this Code impractical, that the modification is in conformity with the spirit and purpose of this Code, and that such modification does not lessen any health, fire-protection, or other life-safety-related requirements. The details of any action granting modifications shall
HOA.103795022.3 6
be recorded and entered in the files of the Authority Having Jurisdiction. Application for approval of a modification shall be in accordance with Section 103.12.2.
SECTION 10. Section 304.1 is hereby amended to read as follows:
304.1 General. Plumbing fixtures, drains, appurtenances, and appliances, used to receive or discharge liquid wastes or sewage, shall be connected properly to the drainage system of the building or premises, in accordance with the requirements of this cCode.
Exception: [HCD 1] Limited-density owner-built rural dwellings. Where conventional plumbing, in all or in part, is installed within the structure, it shall be installed in accordance with the provisions of this cCode. Alternative materials and methods shall be permitted provided that the design complies with the intent of the cCode, and that such alternatives shall perform to protect health and safety for the intended purpose.
Dual waste piping shall be installed to permit the discharge from clothes washers, bathtubs, showers, and bathroom/restroom wash basins to be used for a graywater irrigation system. Partial connection of plumbing fixtures to the graywater system, based on accepted engineering practices and required volume of water for irrigation, shall be accepted. Graywater systems shall be designed and installed in accordance with Chapter 15 and other parts of this Code.
Exceptions:
(1) Buildings with a graywater system, rain catchment system, or recycled water system.
Dual waste piping
/restroom
HOA.103795022.3 7
(2) Sites with landscape areas not exceeding 500 square feet. (3) Projects where graywater systems are not permitted due to geological conditions.
(4) Additions and alterations that use the existing building drain.
SECTION 11. Section 601.2.3 is hereby added to read as follows:
601.2.3 Hot Water Recirculation Systems. A hot water
recirculation system shall be installed, as defined in Chapter 2, and shall not allow more than 0.6 gallons of water to be delivered to any fixture before hot water arrives. Hot water recirculation systems may include, but are not limited to, the following:
(1) Timer-initiated systems.
(2) Temperature sensor-initiated systems.
(3) Occupancy sensor-initiated systems.
(4) Smart hot water recirculation systems.
(5) Demand hot water recirculation systems.
(6) Other systems acceptable to the Authority Having Jurisdiction.
Exception: Minor additions and alterations as determined by the Authority Having Jurisdiction that use the existing water distribution pipe system and which does not contain a hot water recirculation system.
SECTION 12. Section 609.7 is hereby amended to read as follows:
609.7 Abutting Lot. Nothing contained in this cCode shall be construed to prohibit the use of all or part of an abutting or adjacent lot or lots to:
...
Hot Water Recirculation Systems on Sys
ITEM NO. 8.2
CITY OF INDUSTRY
TO: Honorable Mayor Moss and Members of the City Council FROM: Joshua Nelson, City Manager
DATE: February 12, 2026
SUBJECT: Marici Battery Energy Storage System (BESS) Facility – Mitigated Negative Declaration, Zoning Code Amendment (ZCA) No. 24-07, Development Plan Application (DP) No. 24-09, Conditional Use Permit (CUP) No. 24-03, and Community Benefit Agreement (CBA) No. 25-01
Project/Applicant Information
Project Summary: A request to consider approval of Zoning Code Amendment No. 24- 07, Development Plan Application No. 24-09, Conditional Use Permit No. 24-03, Community Benefit Agreement No. 25-01, and adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, for the development of an approximately 400- megawatt battery energy storage system (“BESS”) facility, and project-related offsite improvements (“Project”)
Project Location: 16207, 16233 and 16253 Gale Avenue (APN: 8242-016-033, -034, - 036, -044, and -061) (“Project Site”)
Zoning: Industrial (M)
Project: Applicant: Marici Project LLC, C/O Geoff Forner Property Owners: Damon Lao (16206 Gale Avenue), David Viel (16233 Gale Avenue) and George Isho (16253 Gale Avenue) I. Proposal/Project Description
The proposed Project includes redevelopment of a 9.2-acre Project Site and minor improvements to a 20.63 acre Southern California Edison (“SCE”) Walnut Substation site that abuts the Project Site to the east.
The proposed Project includes the construction and operation of a 400-megawatt BESS facility and associated site and infrastructure improvements on the Project Site.
Development of the BESS facility requires demolition of all existing buildings, structures,
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
hardscapes, and minimal landscaping on-site. The minor improvements to the SCE Walnut Substation will help interconnect and transfer power between the proposed BESS facility and SCE Walnut Substation.
Project battery modules will be housed in purpose-built enclosures. Inverters and transformers will convert between low-voltage direct current (DC) conveyed in and out of the batteries and the regional electric grid's high-voltage alternating current (AC). The rapid response batteries can be utilized to stabilize rapid changes in electric power demand, which reinforces grid stability. The proposed Project includes an onsite substation, and an overhead 220 kV electric line across the eastern site boundary into the adjacent SCE Walnut Substation. Additional ancillary features include auxiliary equipment pads with transformers and control equipment, paved access and Fire Lane, fire hydrant system, stormwater drainage controls, a 10-foot-high perimeter wall designed to City and fire department requirements, landscaping, and a storage building and containers for spare parts and equipment.
The proposed Project will provide a service to the regional electric grid by receiving energy (charging) from the SCE electric transmission system, storing energy on-site, then delivering energy (discharging) back to the SCE Walnut Substation (Substation Area).
The proposed BESS facility will generate a total electricity demand of 584,000 kilowatthours per year. Power captured or released by the proposed Project is transferred to and from the Substation Area, via an overhead tie-line.
The proposed project includes lithium-ion batteries housed in purpose-built, free-standing enclosures approximately 10 feet in height, 20 feet in width, and 8 feet deep. The purposebuilt enclosures will be designed and installed in accordance with all applicable seismic design requirements of the current California Building Code. The proposed Project includes the use of the Sungrow PowerTitan 2.0 energy storage system with PowerTitan
2.0 ST5015kWh-2500kW-2h-US battery enclosures.
The proposed Project includes 480 battery containers and 120 medium voltage (MV) transformer containers. Bi-directional MV transformers housed in separate purpose-built containers are arranged throughout the battery array areas to transform low-voltage AC current from the battery containers to medium-voltage AC current for collection by medium-voltage conductor cables. The MV conductor cables are underground and connect the MV transformers to an on-site collector substation.
The battery enclosures contain lithium-ion batteries installed in racks inside the enclosure.
Each enclosure contains six racks with eight modules each, for a total of 48 liquid-cooled battery modules. A Power Conversion System (PCS), which manages how electricity flows between the batteries and the electric grid or facility load, is underneath each rack.
The PowerTitan 2.0 includes a vent panel, heat and smoke detectors, a sound beacon, ventilation system, and flammable gas detector. The PowerTitan 2.0 enclosures include an NFPA 69 ventilation system to expel battery vent gas in case of cell failure. The exhaust fan activates upon detection of hydrogen gas and expels air and vent gas. This system is designed to prevent an explosive atmosphere. An inlet louver is located on the left side
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
of the enclosure near the bottom, and an exhaust fan is located on top of the enclosure near the right side. The exhaust fan activates upon detection of hydrogen gas and expels air and vent gas.
Facilities and Project-Related Off-Site Improvements
The proposed BESS facility development plan includes the following facilities and projectrelated off-site improvements.
BESS Enclosures
The enclosures would be approximately eight feet in height, with equipment placed on a six-inch concrete pad. The proposed BESS would be designed and installed in conformance with the nationally recognized National Fire Protection Association (NFPA) 855 Standard for the Installation of Stationary Energy Storage Systems, along with all applicable State and City fire protection requirements. The BESS facility would be unstaffed, with remote operational control and periodic on-site inspections and maintenance performed, as necessary.
Batteries and Racks
The proposed lithium-ion batteries would be housed on racks, similar to common computer server racks. The racks are typically made of aluminum but may be composed of steel. The battery racks would be designed and installed in accordance with local seismic design requirements. The batteries/battery enclosures would be manufactured by/purchased from Sungrow, and are a product known as the Sungrow PowerTitan 2.0 energy storage system with PowerTitan 2.0 ST5015kWh-2500kW-2h-US battery enclosures.
Outdoor Electric Equipment
The proposed project includes transformers and additional electrical equipment that will be installed outside the BESS enclosures. The collector substation will be surrounded by an internal chain link fence which will not be visible from outside the Property.
Components include a main power transformer, control house, and switchgear.
Underground wires and cables will run from the battery cable collection box (inside the enclosure) to a concrete pad housing the inverter and transformer. From the transformer, cabling will run to the collector substation. All outside electrical equipment will be housed in the appropriate National Electrical Manufacturers Association rated enclosures and screened from view to the extent possible, on all sides. All outside electrical cables on the site will be run underground.
Power Inverters and Transformers
Industry-standard nationally recognized equipment will be installed as part of the proposed Project and Project-related offsite improvements. The power inverters are unattended stand-alone units that operate in all conditions. Inverters operate in both a
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
charge mode and a discharge mode and are monitored and controlled remotely. In the event of an emergency or unscheduled maintenance, on-site disconnects will be utilized.
Power inverters and transformers are designed to be robust with an anticipated lifespan of approximately 30 years with proper maintenance.
A collector substation will also be provided on-site. The collector substation is at the southeast end of the Project site. The enlarged collector substation plan and the various components of the substation. The on-site collector substation includes two high-voltage (HV) bi-directional transformers that would convert between the on-site MV systems and the regional electric grid’s high-voltage AC. The HV side of the on-site substation is 220 kilovolts (kV) and connects to the adjacent SCE Walnut Substation via a new 220 kV overhead tie line that crosses the eastern site boundary directly into the Walnut Substation. The point of change in ownership (POCO) between the proposed Project and SCE facilities is a 140-foot-high steel pole. In addition, there will be two station transformers in the on-site substation to provide on-site power. The main power transformers, which are the tallest feature of the substation, reach a maximum height of 38 feet and 4 inches above grade.
Generation Transmission Line (Gen-tie Line)
The high voltage (east) side of the on-site substation includes an A-frame dead-end structure, a riser pole, and a POCO pole that extends to connect the 220 kV overhead lines to the POCO and into the adjacent SCE Substation. The design includes an A-frame, riser pole, and POCO pole with heights of 80.5 feet, 102 feet, and 140 feet, respectively.
The heights are designed to allow the 220 kV line to cross into the SCE Substation above an existing 66 kV line with required clearances for safety. The dead end, poles, and other collector substation structural steel have a galvanized or other neutral-colored, lowreflective finish.
SCE improvements associated with the Project will be designed by SCE. From the Project's high voltage substation, three 220 kV conductors and a ground wire suspended by steel poles would cross the eastern property line directly into SCE's Walnut Substation.
The steel poles(s) will be up to 140 feet high, as needed to provide minimum required clearance passing over an existing power line located just offsite to the east. The conductors will terminate at dead end structures at both the Project substation and SCE's Walnut substation. Additional physical structures will or may include a 220 kV circuit breaker, three disconnect switches, 220 kV bus work, support structures, underground conduit and cabling, and breaker/line protection.
The location of infrastructure inside the Walnut Substation will be determined by SCE and will be subject to review by the California Public Utilities Commission. SCE will be responsible for constructing the interconnection position with appropriate physical structures to terminate the BESS interconnection as well as installing relaying and telecommunications equipment associated with the new connection. Construction equipment and methods for SCE's work would be similar to that occurring on the Project Site. It is anticipated that SCE's interconnection facilities construction will occur during
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
the later months of BESS construction, to be completed when the BESS construction is complete. All SCE construction is within already developed areas.
A short segment of SCE overhead distribution line that enters APN 8242-016-044 to serve that parcel is not needed for the Project. SCE will terminate this distribution line offsite, and the abandoned end of the line will be removed including the poles and overhead conductors. In addition, approximately 900 feet of overhead distribution line located near the west edge of APN 8242-016-061 will be relocated by SCE. The line is intended to be relocated and undergrounded through the middle portion of the Site near its existing location and will be aesthetically appealing to the City and public view.
Landscape
Existing street trees and landscaping adjacent to the sidewalk within the right-of-way on the Gale Avenue frontage will be preserved. Existing landscaping farther away from the street and sidewalk needs to be removed for perimeter wall construction, and new perimeter landscaping will be planted. The existing and proposed landscaping will be used to visually soften blank surfaces and to deter graffiti.
Signage
Although signage is not proposed at this time, future signage requires submittal of a signage plan including safety signage to be posted at the site.
Site Access, Parking, Traffic and Security
The proposed Project includes interior paved access and fire lanes, five parking spaces, and a solid perimeter wall designed to City and the Los Angeles County Fire Department (“LACoFD”) requirements from Title 32 of Los Angeles County’s Code of Ordinances.
Access to the Project Site is provided from two driveways on Gale Avenue and one driveway on Ward Way. The driveways provide access to the 26-foot internal drive aisle.
The drive aisle meets LACoFD requirements and is designed for two-way circulation. The Project Site will be secured from public entry so only project vehicles will be on-site. Five parking spaces will accommodate on-site employees and maintenance vehicles. Three of these parking spaces are adjacent to the office building, and two are in the central part of the Project Site.
The Project will generate very few traffic trips, as the BESS facility is not open to the public and does not involve daily employee staffing or truck servicing. The proposed Project and Project-related offsite improvements are unoccupied and monitored remotely. Minimal periodic employee visits would be conducted for on-site equipment inspections, monitoring, and testing.
The entire BESS facility is enclosed by a 10-foot-high solid perimeter wall whose function includes safety, security, and aesthetics. The wall would be set back 30 feet from existing curb lines with landscaping outside the wall. The wall is constructed of reinforced concrete
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
block designed to withstand a potential explosion and prevent the passage of related projectiles, as required by the LACoFD and Chapter 8-4 of the Los Angeles County’s 2023 Building Code. The wall is also designed to withstand a potential fire and pressure wave according to LACoFD requirements.
Features that are visible above the wall include the higher items in the collector substation and the overhead electric line that cross directly into the SCE Walnut Substation. The proposed on-site substation will be secured from unauthorized entry, with signage in accordance with Code requirements for high-voltage electricity. Limiting access to the Project Site is necessary both to ensure the safety of the public and to protect the equipment from potential theft and vandalism.
Permanent motion-sensitive, directional security lights will be installed to provide adequate illumination around the substation area and points of ingress/egress. All exterior lighting installed on the Project Site will be shielded and directed downward to minimize the potential for glare or spillover onto adjacent properties. Security cameras will be placed throughout the Project Site and monitored continuously as required by the Los Angeles County Sheriff Department.
Per the Conditions of Approval, a reinforced, 10-foot-high, decorative CMU block wall will be installed around the perimeter of the Project Site for safety and security purposes. The wall is a containment wall, engineered to withstand and contain the blast hazard associated with the Project, to the reasonable satisfaction of the City Engineer and the LACoFD Fire Marshal. A wrought iron fence and access gate at the driveway entrances will be equipped with Knox boxes for emergency access. The decorative CMU block wall will be a natural, muted color designed in such a way that provides an aesthetically visual enhancement from the street view, public places, and adjacent properties.
The City Engineer and the LACoFD, Fire Prevention Land Development reviewed and approved of the proposed conditions of approval, but additional Fire Department review and approval is required prior to City issuance of any demolition, grading, or building permits
II. Location and Surroundings
The 9.2-acre Project Site is in the western end of the City, in the southeastern part of Los Angeles County (Exhibit A). Regional access to the Project Site is from State Route 60 via Gale Avenue and the freeway ramp at Hacienda Boulevard approximately 0.75 miles to the southwest. The Project Site is bound by Gale Avenue and residential uses to the south, Ward Way and warehouses and commercial properties to the west, Union Pacific Railroad (UPRR)/Metro rail lines and a rail yard to the north, and the SCE Walnut Substation to the east. Local access to the Project Site is provided via Stimson Avenue and Gale Avenue.
The Project Site is currently developed with warehouse, manufacturing, and industrial uses totaling 161,781 square feet of building space, and approximately 205,000 square
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
feet of asphalt and concrete surfacing. Other features include surface parking areas; outdoor storage and loading/unloading areas; driveways that connect to the internal parking and circulation improvements; and various hardscape and landscape improvements. The Project Site is currently secured on all sides by a mix of tubular-steel fencing, chain-link fencing, solid block walls, and landscaping. Wooden power poles with electrical lines run along a portion of the western/central portions of the Project Site. The Project Site is entirely covered by impervious surfaces (pavement, buildings, and loading docks). The total existing impervious cover is 8.43 acres, which makes up approximately 92 percent of the total Project Site. Vehicular access to the Project Site is currently provided via three driveways from Gale Avenue.
An SCE overhead electric distribution line currently passes through the eastern portion of the site in a north-south direction. A segment of another SCE overhead distribution line is in the western portion of the site.
III. Background/History
Based on review of the historical information, the Project Site consisted of undeveloped and/or agricultural land from as early as 1894. The surrounding properties consisted of undeveloped and/or agricultural land from as early as 1894, with the San Jose Creek to the north and Gale Avenue to the south of the site. By 1927, Union Pacific Railroad appeared developed north of the site. By 1964, the SCE Walnut Substation appeared developed east of the site; residential neighborhoods appeared developed south of the site; the existing industrial building (Metal Cutting Service by 1976), appeared developed west of the site; and by 2000, the site to the east was developed with the existing multitenant logistical warehousing and fulfillment facility. The configuration of the adjoining properties configuration have remained consistent through the present. 16207 Gale Ave (APN 8242-016-044) – Osaka Beef Imports currently occupies the existing 19,856 square foot industrial building. According to City records, the business has occupied the site since 2024. Los Angeles County Building and Safety Records show that the building was constructed in 1962.
16233 Gale Ave (APN 8242-016-033,-034-036) – The site has two buildings and a small shed, a 16,617 square foot building in the front, an 11,574 square foot building in the rear, and a 394 square foot storage shed. Metal Cutting Services currently occupies the industrial building. According to City records, the business has occupied the site since 1976. Los Angeles County Building and Safety Records show that the rear building and shed were constructed in the year 1957. According to City records, the City Council approved the 16,617 square foot building on June 13, 1985, in order for the business to expand and offer more services.
16253 Gale Ave (APN 8242-016-061) – The existing 113,761 square foot industrial building is currently occupied by Mateside Global US Inc. According to City records, the City Council approved the 11,761 square foot speculative warehouse on August 26, 1999.
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
Los Angeles County Building and Safety Records show that the building was constructed in 2000.
IV. Entitlements
The City Council will consider the following entitlements necessary to permit the development of the Project:
• Initial Study/Mitigated Negative Declaration, including Mitigation Monitoring and Reporting Program, for environmental review pursuant to CEQA. • Zoning Code Amendment No. 24-07. The existing provisions of the City of Industry Municipal Code (“IMC”) do not permit battery energy storage facilities. The proposed zoning amendment proposes a text amendment to add BESS facilities as a permitted use subject to the approval of a conditional use permit in the Industrial Zone, and creates regulations for the installation and use of such facilities.
• Development Plan Application No. 24-09 for the development of the Project Site and construction of the proposed Battery Energy Storage System facility. • Conditional Use Permit No. 24-03 to allow the proposed Battery Energy Storage System facility.
• Community Benefit Agreement No. 25-01 for the provision of specified community benefits.
On January 27, 2026, the Planning Commission conducted a duly noticed public hearing on the Project and:
1. Adopted Resolution No. PC 2026-01 recommending that the City Council approve the IS/MND and notice of determination regarding same.
2. Adopted Resolution No. PC 2026-02 recommending that the City Council approve Zoning Code Amendment No. 24-07.
3. Adopted Resolution No. PC 2026-03 recommending that the City Council approve Development Plan Application No. 24-09 for the development of the proposed BESS facility.
4. Adopted Resolution No. PC 2026-04 recommending that the City Council approve Conditional Use Permit No. 24-03 to allow the proposed BESS facility.
5. Recommended that the City Council approve Community Benefit Agreement No. 25-01.
V. Zoning Code Amendment
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
The Industrial zoning designation of the Project Site does not currently permit the development and operation of BESS facilities. Development of the proposed BESS facility on the Project Site does not include or require a change in the zoning designation of the Project Site (e.g., through an amendment to the site’s zoning designation from one zone to another); however, a zoning text amendment to list BESS facilities as a use permitted through City approval of a Conditional Use Permit (CUP) in the Industrial Zone is required.
As part of the proposed text amendment, BESS facility regulations are proposed with the intent of advancing and protecting the public health, safety, and welfare of the City, through the establishment of regulations for their installation and use. The proposed regulations are intended to protect the health, welfare, safety, and quality of life for the general public, to ensure compatible land uses in the areas affected by battery energy storage facilities and to mitigate the impacts of BESS facilities on the environment.
The following findings apply to the proposed Zoning Code Amendment:
A. This Ordinance is consistent with the goals, and policies of the City’s General Plan.
Expanding allowable uses within the Industrial zones allows the City to maintain a vibrant employment environment, by accommodating business as a primary land use and supporting basic industrial activities (Goal LU1, Policies LU1-1 and LU1-2). The inclusion of BESS facilities as a conditionally permitted use updates the Code to better reflect contemporary uses that provide a competitive business climate to serve the long-term economic future of the City. As proposed, BESS facilities are required to have a minimum size of 2.5 acres which can result from the consolidation of lots for single tenant uses (Goal LU2, Policy LU2-3) and BESS facilities will help maximize the competitive advantage of locating a business in the City through constructing and maintaining adequate infrastructure and services, by serving state goals related to the development and sustainability of renewable energy sources (Goal LU2, Policy LU2-5).
B. This Ordinance is consistent with the City’s Zoning Code in that the Ordinance implements the stated objective measures of the Land Use Element, which will ensure the cohesive and orderly development of land within the City, consistent with the City’s long-term goals. Further, the criteria contained within the Ordinance help address impacts to surrounding properties, through the application and use of the Building and Safety and Fire Codes. Accordingly, this Ordinance will not adversely affect surrounding properties and is compatible with existing zoning and use regulations, development standards, and furthers the intent and purpose of the adopted zoning code.
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
VI. The Ordinance is not detrimental to the public health, safety, or general welfare and serves the goals and purposes of the Industry Municipal Code. Expanding allowable uses as contemplated in the Land Use Element of the General Plan and will foster a mix of uses and employment that algin’s with the City’s founding purpose of being a business and industrial hub, and maintaining an ideal setting for manufacturing, distribution, and industrial facilities. The Proposed Ordinance provides regulations limiting BESS facilities to the Industrial zone and provide safeguards related to proximity, including, without limitation, to high fire hazard severity zones and distancing from existing residential uses. Further requirements of the Ordinance also maintain public health safety and general welfare by requiring BESS facilities to comply with applicable Fire Codes, without limitation, the approval of a Hazard Mitigation Analysis, Emergency Response Plan, and a Decommissioning Plan, which collectively ensure the safe operation of the facility and the protection of surrounding areas throughout and beyond the life of the BESS facility.
VII. Development Plan Application
Pursuant to Section 17.36.070 of the City’s Code, the following findings must be made to approve a development plan:
Findings
The following findings apply to the Development Plan Application:
(a) The site is suitable for development in accordance with the development plan.
The site is suitable for development in accordance with the development plan in that the Project is in conformance with the City’s General Plan, Zoning Code and all applicable development standards outlined in Section 17.36.060 of the Zoning Code and any future adopted Code requirement as outlined in Zoning Code Amendment No. 24-07. Further, pursuant to the provisions of the General Plan, industrial uses are permitted in the Employment land use designation, and the Project does not conflict with the established goals and objectives of the Land Use Element of the General Plan. In accordance with the provisions of ZCA No. 24-07, a BESS Facility is permitted in the Industrial Zone, subject to the approval of a CUP.
(b) The total development is arranged so as to avoid traffic congestion, ensure the public health, safety, and general welfare, or prevent adverse effects upon neighboring properties.
The total development is arranged to avoid traffic congestion, ensure the public health, safety, and general welfare, or prevent adverse effects upon neighboring properties, because it has been designed to minimize any potential impacts by complying with the City’s Code. Furthermore, the City’s Engineering Department has found the Project’s circulation pattern to be in conformance with local, state,
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
and federal regulations regarding circulation and traffic pattern design. Additionally, there is adequate circulation around the Project site and the parking lot, thereby avoiding any potential traffic impacts such as congestion and/or stacking.
In addition, the San Gabriel Valley Council of Governments (SGVCOG) has developed an online VMT evaluation tool to assess whether a project is screened out from further VMT analysis. The analysis concluded that the Project would screen out using both the TPA screening criteria and Low VMT Area screening criteria as the project will generate less than the City of Industry average VMT using the Total VMT per Home-based Work metric. Therefore, the Project would not have significant conflict with a program, plan, or ordinance, or policy addressing the circulation system, including transit, roadway, bicycle, and pedestrian facilities.
Furthermore, the City’s building permit process and LA County Fire permit process ensure that the proposed Project is built in accordance with all City, County, and State standards, thus protecting the public health, safety, and welfare. The potential for catastrophic events (such as a fire, structural failure, or natural hazards) is specifically addressed through the City’s building permit process and the LACoFD permit process. These reviews require compliance with applicable Building Code and Fire Code provisions, which are expressly designed to mitigate risks associated with worst-case and emergency scenarios, including impacts to surrounding uses including the residential uses.
Building and fire safety standards incorporate requirements related to structural integrity, fire resistance, emergency access, and life safety systems. Compliance with these standards reduces the likelihood and severity of catastrophic events and limits the potential for off-site impacts, including effects on adjacent residential properties. Therefore, it has been determined that the Project is not detrimental to the public health, safety, or welfare, and will not have adverse effects upon neighboring properties.
(c) The development is in general accord with all elements of this title.
The Project site is designated Industrial (M), and the proposed ZCA No. 24-07 allows BESS Facilities in the Industrial Zone, subject to the approval of a CUP.
Additionally, the conditions of approval for the Project set operational and management standards to ensure that the BESS facility will operate in a manner consistent with the General Plan’s policies related to noise, safety, property maintenance, and maintaining a professional appearance. Therefore, it has been determined that the proposed Project is consistent with the City’s Zoning Code. (d) The development is consistent with the provisions of the general plan or any applicable redevelopment plan.
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
The proposed development plan is consistent with the General Plan, including the Employment Land Use Designation applicable to the Property. As stated in the General Plan, the Employment land use designation is intended to provide for a full range of industrial uses that are acceptable within the community, but whose operations are more intensive and may have nuisance or hazardous characteristics, which for reasons of health, safety, environmental effects, or general welfare, are best segregated from other uses, and uses handling hazardous materials would be permitted only with proper safeguards and a conditional use permit.
The proposed use and development are consistent with the General Plan Land Use Goal LU2, and Resource Management Goal RM2.
The Project addresses Land Use Goal LU2, which encourages a competitive business climate and blend of businesses that best serve the long-term economic future of the City. Additionally, the Project is consistent with General Plan Policy LU2-6, which states the City should “[s]upport the use of energy-saving designs and equipment in all new development and rehabilitation or reconstruction projects.” The BESS Facility is expected to facilitate the integration of clean, renewable energy sources into the grid. Excess energy generated during off-peak hours can be stored and dispatched during peak demand, reducing the need to generate additional power from fossil fuels.
The Project addresses Resource Management Goal RM2 which recognizes the City’s responsibility to participate in a regional effort to improve the air quality and reduce greenhouse gas emissions. The Project is consistent with General Plan Policy RM2-2, which states the City should “[s]upport efforts to reduce pollutants to meet State and Federal Clean Air Standards.” The Project is consistent with this policy via its role in transitioning to renewable energy to reduce emissions of pollutants and greenhouse gasses. This transition will help support the SCE grid and the San Gabriel Valley region as a whole which includes the City of Industry and several of its businesses.
VIII. Conditional Use Permit
Industry Municipal Code Section 17.48.050 (Conditional Use Permit) states that the Planning Commission shall approve a CUP if it is able to make affirmative findings based on criteria that includes General Plan consistency, ability of the site to accommodate the proposed development, adequacy of street access, compatibility with the surrounding properties, and proposed use will not be detrimental to the public health, safety, or general welfare. Affirmative findings can be made with the inclusion of conditions of approval.
The 9.2-acre site adequately accommodates the proposed BESS use and development, which is compatible with the industrial character of the area. Adequate street access is
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
provided via Gale Avenue. Fire Department conditions have been included requiring various safety implementations that will be reviewed by the LA County Fire. These conditions include the following:
An Alternative Materials or Methods Review (AMMR). Before any permit is issued, besides those allowed by the building department to be at risk, the applicant shall submit and obtain approval from LACoFD of all facility and equipment plans subject to LACoFD authority. These plans shall include but not be limited to any necessary requests for variance(s) from the default prescriptive requirements of the Los Angeles County Fire Code [i.e., requests to “use an alternate material, assembly of materials, equipment, method of construction, method of installation of equipment or means of protection” from that which is prescribed by the codes and standards to be the default requirement. Said approvals from the LACoFD shall be obtained from the County of Los Angeles Fire Department, specifically the Engineering Section of the fire Prevention Division, and bear the signature of the County of Los Angeles Fire Marshal.
An Explosion-Hazard Early Warning Detection and Notification shall be required. Where the chemistry or design of the ESS, or battery ESS (BESS, or electrochemical ESS), is capable, during normal or failure modes, of creating an explosive atmosphere of consequence within the airspace of its battery compartment, room, or other enclosure (whether a full-volume or partial-volume explosive atmosphere) a. Early warning detection and notification via a fire-alarm system compliant with the Los Angeles County Fire Code and the NFPA-72 standard shall be designed with detection inside each battery compartment to effectively provide advanced warning of any accumulation towards an explosive limit of flammable/explosive gases, in accordance with the Los Angeles County Fire Code.
b. These detection devices shall be addressable.
c. Automatic notification serving potential impact areas via on-site sets of horns, beacons (red or orange), and signs, shall be provided as determined by LACoFD.
d. Automatic notification by the fire-alarm system shall be made to 9-1-1 as determined by LACoFD.
e. On-site identification of the particular enclosure(s) in alarm shall be achieved via horn-strobe notification device(s).
f. Gas detection systems, including any that are used to initiate an explosioncontrol system, shall comply with the requirements of NFPA 72 and be supervised by the fire-alarm system
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
A condition regarding Explosion-Hazard Shielding shall be included. The maximumpotential explosion-hazard consequences, including pressure-wave generation and projectile/shrapnel impact, for a battery-failure gas-accumulation scenario not less-severe than the scenario defined by the LACoFD, shall be established by a qualified third party and subject to approval by the LACoFD.
a. Based on the maximum-potential explosion-hazard results, an explosionshielding wall that is engineered to provide protection from one such maximumpotential explosion occurrence, for the closest BESS enclosure thereto, for each BESS enclosure to be installed, shall be provided:
i. Around the entire BESS-installation perimeter of the BESS installation(s) or BESS field as a whole, to protect persons outside the facility; and
ii. As a shield for four persons operating at each required firstresponder/fire-command station for these installations. b. The height of these perimeter walls shall be a minimum height of 10 feet or exceed the height of the BESS enclosures by at least 18 inches, and shall in no case be less than any minimum height requirement set therefor by the jurisdictional planning agency.
c. Install a vehicular gate for fire apparatus access within the Project site providing an emergency vehicle access route. The vehicular gate shall provide a minimum unobstructed width of 26 feet or greater to accommodate for the fire apparatus turning radii and maneuvering ability to adjoining fire lanes. This gate shall be identified as Emergency Vehicle Access, meeting the design criteria as any other gates, and remain locked with an approved Fire Department locking device.
d. Fire apparatus access road gates through the wall shall be compliant with the Los Angeles County Fire Code, including Section 503 thereof and provide sufficient protection.
The site layout of the BESS units, in accordance with the Fire Code, will be required to have separation distances between BESS units, enclosures, and groups of BESS units/enclosures, and setback distances from sensitive exposures called out by the Fire Code (e.g., combustibles, hazardous materials), shall be validated by large-scale fire testing or modeling, as specified and approved by LACoFD.
Findings
The following findings apply to the Conditional Use Permit:
(a) The proposed use is consistent with the goals and objectives of the general plan and any applicable redevelopment plan.
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
The proposed BESS facility is compatible with the General Plan, including the Employment Land Use Designation applicable to the Property.
Per the City of Industry’s General Plan Land Use Element Table 1, the Employment land use designation is intended to provide for a full range of industrial uses that are acceptable within the community, but whose operations are more intensive and may have nuisance or hazardous characteristics, which for reasons of health, safety, environmental effects, or general welfare, are best segregated from other uses, and uses handling hazardous materials are permitted only with proper safeguards and a conditional use permit.
The proposed use and development are consistent with the General Plan Land Use Goal LU2 and Resource Management Goal RM2.
The Project is consistent with General Plan Policy LU2-6, which states the City should “[s]upport the use of energy-saving designs and equipment in all new development and rehabilitation or reconstruction projects.” The BESS is expected to facilitate the integration of clean, renewable energy sources into the grid. Excess energy generated during off-peak hours can be stored and dispatched during peak demand, reducing the need to generate additional power from fossil fuels.
The Project addresses Resource Management Goal RM2 which recognizes the City’s responsibility to participate in a regional effort to improve the air quality and reduce greenhouse gas emissions. The Project is consistent with General Plan Policy RM2-2, which states the City should “[s]upport efforts to reduce pollutants to meet State and Federal Clean Air Standards.” The Project is consistent with this policy via its role in transitioning to renewable energy to reduce emissions of pollutants and greenhouse gasses. This transition will help support the SCE grid and the San Gabriel Valley region as a whole which includes the City of Industry and several of its businesses.
(b) The site is adequate in size, shape, topography and location for the proposed use and there will be adequate utilities to accommodate the proposed use.
The site is adequate in size, shape, topography and location for the proposed use and there will be adequate utilities to accommodate the proposed use. The redevelopment and proposed site improvements of the 9.2-acre site are adequate for the proposed equipment plus any additional features needed including onsite fire lanes meeting fire department requirements, setbacks, and landscaping to meet City requirements. The new development complies with the City’s proposed applicable development standards relating to lot size, building height, setbacks, lot coverage, landscaping, and circulation. The site is served by all necessary utilities, including water, sewer, gas, and electric services, which will adequately supply the BESS site. The Project site is appropriate for the Project given that it is adjacent to the Walnut Substation where the need for battery support has been identified.
The interconnection will be directly across the property line into the Walnut
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
Substation so no new infrastructure will be needed on public property. Except for the Project's obtaining and returning electric power to the grid, the proposed use will have lower utility demand than existing conditions. (c) There will be adequate street access, traffic circulation, and parking capacity for the proposed use.
There will be adequate street access, traffic circulation, and parking capacity for the proposed use. Gale Avenue is an existing improved street with pedestrian access from the sidewalk. Gale Avenue is adequate in width and pavement type to carry the traffic generated by the proposed use. Pursuant to Section
17.36.060.K.1.a. of the City’s Code, the required number of parking spaces is based upon the square footage of the building which they are intended to serve and the use to which that building is to be put. The Project proposes a 1,200 square foot office/maintenance building. Per the Code, from 0-25,000 square feet of building area provided, one parking space per 500 square feet of floor area is required. This means the site requires a minimum of three parking stalls. The Applicant is proposing a total of five parking spaces, thereby exceeding, and complying with the City’s parking requirement.
Also, pursuant to Chapter 17.25.050.N. of the City’s Code, all driveways must be a minimum of twenty-six feet in width. Access to the Project Site is provided from three different 26-foot-wide driveways, two on Gale Avenue and one on Ward Way.
The driveways provide access to the 26-foot-wide internal drive aisle. Aisles serving parking areas must be a minimum twenty-six feet in width. The Project is providing onsite, 26-foot-wide roads meeting fire department requirements and Code requirements while also designed for two-way circulation. The Property will be secured from public entry so only Project vehicles will be onsite. (d) The proposed use is compatible with the surrounding properties and uses; in making this finding, consideration shall be given to the potential for changes in the uses of surrounding properties.
The use is compatible with the other existing land uses within the Industrial zone, an area that is already an active environment with industrial uses. The proposed Project has been designed to minimize impacts on surrounding development.
Therefore, the proposed development respects the public concerns for the aesthetics of development and encourages the orderly and harmonious appearance of structures and property within the City.
The proposed Project operations will generate little traffic so will not result in traffic interference with surrounding properties. The rail lines and Walnut Substation to the north and east of the Property are unoccupied infrastructure that would not be adversely affected. The proposed use will be part of the electric grid infrastructure consistent with the current use of the adjacent Walnut Substation. To the south, Gale Avenue and frontage setback requirements provide a 100-foot separation
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
distance from the nearest residential structures, which complies with Building and Fire Codes.
Although industrial and residential uses serve different functions and are not inherently compatible, the City’s land use framework and permitting requirements are specifically designed to manage this separation and ensure safe operation.
The Project will be designed and constructed to comply with all applicable codes in effect in the City including NFPA Standards, National Electrical Code, and California Fire Code. The Project will be constructed to meet all LACoFD requirements including gate access, onsite road design, fire hydrants, and other fire safety requirements. A reinforced concrete safety and security wall will be provided around the BESS perimeter. The wall will be designed to withstand a potential fire, pressure wave, and debris projectiles from a potential explosion. A health risk assessment was prepared that shows that even in the unexpected event of a battery container fire, emissions would not be expected to pose a significant health risk. NFPA 855 standards are designed specifically to reduce risks for electric energy storage facilities including BESSs. Enclosures would be equipped with fire prevention, detection, and isolation methods and materials. At a minimum, this would include smoke/fire detection sensors; ground fault detection, alarms, and systems for automatic shutdown of cooling fans and opening of electrical contacts in the battery system. Containers will be spaced in accordance with NFPA 855 requirements designed to minimize risk of a fire spreading to adjacent containers. NFPA 855 also will require comprehensive safety planning submittals to LA County Fire including results of bench-scale fire and explosion testing by the manufacturer and hazard mitigation analysis for the specific type of battery used, and an Emergency Response Plan designed to ensure well-planned, prompt, safe, and appropriate response in the event of an emergency. These submittals would be made to the Fire Department prior to issuance of building permits. NFPA 855 additionally mandates initial and annual refresher training for facility staff, and Marici Project, LLC would coordinate with the Fire Department to facilitate site-specific Fire Department staff training. Given the design, safety, and emergency response requirements for BESS systems, worker and emergency responder training requirements, and the absence of public access to the facility, the Project is not expected to have any adverse impact on worker or public health and safety.
(e) The proposed use will not be detrimental to the public health, safety, or general welfare.
The proposed use will not be detrimental to the public health, safety, or general welfare, and will provide a substantial benefit due to its role in contributing toward reducing pollutant and greenhouse gas emissions and climate change. The proposed use will contribute to these benefits by providing additional capacity to store energy generated by intermittent renewable energy sources. The Project will not generate wastewater other than negligible quantities of sanitary wastewater
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
water to be discharged to the sanitary sewer. Emissions into the air from routine operations will be negligible and considering the Project's role in reducing reliance on fossil fuel generated power, can be expected to result in an overall reduction in emissions of pollutants and greenhouse gases. The Property is in an existing urban area in the Industrial zone and will not impact any important habitat or other natural resource important to public health or welfare due to the existing disturbance. Construction and operations will be required to occur within the limits of existing laws and regulations for pollution prevention and safety. Furthermore, the City’s building permit process and LA County Fire permit process ensures that the proposed Project is built in accordance with all City, County, and State standards, thus protecting the public health, safety, and welfare. The potential for catastrophic events (such as a fire, structural failure, or natural hazards) is specifically addressed through the City’s building permit process and the LA County Fire permit process. These reviews require compliance with applicable Building Code and Fire Code provisions, which are expressly designed to mitigate risks associated with worst-case and emergency scenarios, including impacts to surrounding uses including the residential uses.
The conditions as indicated in the discussion under the Development Plan section, above, as well conditions of approval for the CUP listed in the Exhibit I, will be implemented in order to safeguard and help protect the surrounding area including the residential to the south of the Property.
Building and fire safety standards incorporate requirements related to structural integrity, fire resistance, emergency access, and life safety systems. Compliance with these standards reduces the likelihood and severity of catastrophic events and limits the potential for off-site impacts, including effects on adjacent residential properties. Therefore, it has been determined that the Project is not detrimental to the public health, safety, or welfare, and will not have adverse effects upon neighboring properties.
Community Benefit Agreement
As part of the Project, the Applicant will enter into a Community Benefit Agreement (CBA) No. 25-01. Typically, such agreements are negotiated between project applicants and the City to provide local benefits as part of the project, establishing commitments through contracts to provide community benefit, promote transparency between all interested parties, and provide an opportunity for creative solutions not typically included in a standard regulatory process.
CBA No. 25-01 includes certain benefits to the City and the community in connection with the development and construction of the Project and are listed as follows:
• Community Benefit Fee
• Fire safety training for LACoFD personnel to respond safely to a BESS fire incident
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
• Sales and Use Tax Revenue
Environmental Analysis
An Initial Study/Mitigated Negative Declaration (“IS/MND”) was completed in compliance with the California Environmental Quality Act (“CEQA”). In accordance with the California Environmental Quality Act (“CEQA”), the proposed Project was required to undergo an environmental review to determine any potential impacts through the preparation of an IS/MND. The IS/MND determined that the Project will have less than significant impacts with the incorporation of mitigation measures. Specifically, the Project has the potential for significant effects in environmental topics which include Cultural Resources, Geology and Soils, Noise, and Tribal Cultural Resources, however, each potential impact will be mitigated to less than significant with the mitigation measures identified in the IS/MND.
The mitigation measures have been prepared in conformance with Section 21081.6 of the California Public Resources Code, and conditions of approval will be put in place to ensure compliance with the mitigation measures. Section 21081.6 of the California Public Resources Code requires a public agency to provide measures to mitigate or avoid significant effects on the environment which are fully enforceable through permit conditions, agreements, or other measures.
A Notice of Availability/Notice of Intent (NOA/NOI) to adopt the IS/MND was advertised and distributed to initiate a 20-day public comment period, beginning on December 16, 2025, and concluding January 5, 2026.
Potentially Significant Impacts
The following is a list of each potentially significant impact of the Project, as identified in the IS/MND:
Cultural Resources
Based on the results of a cultural resources records search and due to the level of past ground disturbance on the Property, it is not anticipated that any archaeological resources will be found. Also, because the proposed Project involves the development of a site that has been so heavily disturbed, it is not anticipated that intact subsurface archaeological resources would be encountered during excavation and grading activities. However, Project related ground-disturbing activities have the potential to reveal unknow buried deposits, therefore a qualified archeologist will be on call during all grading or any ground disturbing activities. In the event human remains or artifacts are unearthed, the following mitigation measure will be implemented:
CUL-1: Retention of a Qualified Archaeologist
Prior to the issuance of grading permits, a qualified archaeologist shall be retained by the project applicant to monitor during ground-disturbing activities in native soils and address any inadvertent discoveries identified for the duration of construction activities. In
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
consideration of the potential to encounter intact cultural deposits beneath imported (nonnative) fill soils and/or existing development, the qualified archaeologist shall survey the development area once fill soils have been removed to ensure that no cultural deposits underly the fill layer. If it is determined, based on the surveys during ground-disturbing activities into native soils, that cultural resources are present or may be present that may be impacted during project construction, further study including subsurface testing as well as archaeological monitoring may be warranted. If it is determined that monitoring is warranted, a qualified archaeological principal investigator, meeting the Secretary of the Interior’s Professional Qualification Standards, shall oversee and adjust monitoring efforts as needed (increase, decrease, or discontinue monitoring frequency) based on the observed potential for construction activities to encounter cultural deposits or material.
The archaeological monitor shall be responsible for maintaining daily monitoring logs.
CUL-2: Inadvertent Discovery Treatment and Protocol.
In the event that archaeological resources (sites, features, or artifacts) are exposed during construction activities, all construction work occurring within 50 feet of the find shall immediately stop and a qualified archaeologist shall be notified immediately to assess the significance of the find and determine whether or not additional study is warranted. If human remains or suspected human remains are discovered, all construction work occurring within 50 feet of the find shall immediately stop. Encroachment into the 50-foot buffer may occur at the discretion of a qualified archaeologist. Depending on the significance of the find, the archaeologist may simply record the find and allow work to continue. If the discovery proves to be significant under CEQA as determined by the qualified archaeologist, additional work such as preparation of an archaeological treatment plan, testing, data recovery, or monitoring may be warranted. Within 60 days following completion of ground disturbance, an archaeological monitoring report shall be prepared and submitted to the City of Industry for review. The report shall document compliance with approved mitigation, document the monitoring efforts, and include an appendix with daily monitoring logs. The final report shall be submitted to the South Central Coastal Information Center. Geology and Soils.
Geology and Soils
The Project will be required to comply with all requirements and recommendations outlined in the Geotechnical Investigation prepared by Southern California Geotechnical, as required by Mitigation Measure GEO-1. Furthermore, the Project will comply with all applicable provisions of the Uniform Building Code (UBC) and California Building Code (CBC) that would act to minimize any unstable soils or unstable geologic units that may be encountered. On this basis, the potential for the Project to be located on a geologic units or soil that is unstable, or that would become unstable because of the Project and potentially result in on- or off-site landslides, lateral spreading, subsidence, liquefaction, or collapse is less than significant with mitigation incorporated:
GEO-1: Paleontological Discovery
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
In the event that fossils or fossil locality deposits are discovered during ground disturbing activities (e.g., trenching, soil removal), excavation within 100 feet of the fossil locality shall be temporarily halted until removal occurs. Encroachment into the 100-foot buffer may occur at the discretion of a qualified paleontologist. The contractor shall notify a qualified paleontologist to investigate its significance. If the fossil locality is determined to be significant by the qualified paleontologist, the paleontologist shall work with the project applicant and construction contractor to follow accepted professional standards, such as further testing for evaluation or data recovery, as necessary. The paleontologist shall notify the appropriate agencies to determine procedures that shall be followed before construction is allowed to resume at the location of the find. If the project applicant determines that avoidance is not feasible, the paleontologist shall prepare an excavation plan for mitigating the effect of the project based on the qualities that make the resource important.
Noise
Construction and operational noise could potentially impact the surrounding area.
Therefore, to reduce any impacts during construction and business operations, the following mitigation measures are recommended to reduce noise to a less than significant level.
NOI-1 The construction contractor shall limit construction activities to between the hours of 7:00 a.m. and 7:00 p.m. daily, as required by the Los Angeles County Code 12.08.440, Construction Noise. Construction is prohibited outside these hours. Construction is also prohibited on Sundays and County of Los Angeles holidays. The construction contractor shall also implement the following best practices:
Utilize sound control devices no less effective than those provided by the manufacturer.
Maintain equipment in accordance with the manufacturer's recommendations.
No equipment will have unmuffled exhausts.
Equipment idling will be kept to a minimum.
Compliance with the County Code and Mitigation Measure NOI-1 would ensure that the proposed Project would not result in generation of a substantial temporary or permanent increase in ambient noise levels in excess of applicable noise ordinances.
Tribal Cultural Resources
In accordance with the provisions of AB 52, on September 18, 2025, the City sent letters to the Gabrieleño Band of Mission Indians–Kizh Nation (Kizh Nation), Gabrielino Tongva Tribe, and Soboba Band of Luiseño Indians. The 30-day noticing requirement under AB 52 ended on October 20, 2025 (approximately 30 days from the date the tribes received the notification letter). Of the three notified tribes, Kizh Nation responded via email and provided a list of mitigation measures that they requested be included in the IS/MND.
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
While not anticipated, there is a potential to encounter buried prehistoric deposits (which could qualify as tribal cultural resources) on the Project Site during site excavation and grading activities. The presence of unknown subsurface tribal cultural resources remains possible and could be affected by Project-related, ground-disturbing activities associated with excavation and grading. It is possible that subsurface disturbance may uncover undiscovered tribal cultural resources at the Project Site. Therefore, impacts to tribal cultural resources are potentially significant.
To enable Kizh Nation to protect and preserve their tribal cultural resources and to reduce potential impacts to such resources (if encountered during ground-disturbing activities), mitigation is required. With implementation of Mitigation Measures TCR-1, TCR-2, and TCR-3, which are based on input the City received from Kizh Nation during the consultation efforts, impacts to tribal cultural resources would be reduced to a level of less than significant.
TCR-1: Retain a Native American Monitor Prior to Commencement of GroundDisturbing Activities The Project applicant shall retain a Native American Monitor prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. A copy of the executed monitoring agreement shall be submitted to the City prior to the commencement of any ground-disturbing activity. The monitor will complete daily monitoring logs that will provide descriptions of the relevant grounddisturbing activities, the type of construction activities performed, locations of grounddisturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered tribal cultural resources (TCR), as defined by Section 21074(a) of the Public Resources Code. Copies of monitor logs will be provided to the City upon written request to the Tribe. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the monitor and/or archeologist. The tribal monitor will recover and retain discovered TCRs in the form and/or manner they deem appropriate, and for any purpose the Tribe deems appropriate, including for educational, cultural, and/or historic purposes.
TCR-2 Unanticipated Discovery of Human Remains and Associated Funerary Objects Native American human remains are defined in PRC 5097.98(d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. If Native American human remains and/or grave goods are discovered or recognized on the Project Site, then all construction activities shall
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
immediately cease. Health and Safety Code Section 7050.5 dictates that any discoveries of human remains shall be immediately reported to the County Coroner, and all grounddisturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code Section 5097.98 shall be followed. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). Construction activities may resume in other parts of the Project Site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the tribal monitor determines that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (CEQA Guidelines Section 15064.5(f)). Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. Any discovery of Native American human remains/burial goods shall be kept confidential to prevent further disturbance.
TCR-3 Procedures for Burials and Funerary Remains
To the Tribe, the term “human remains” encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery, and a separate treatment plan shall be created. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24-hour guard should be posted outside of working hours.
The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the Project cannot be diverted, it may be determined that burials will be removed. In the event preservation in place is not possible despite good faith efforts by the Project applicant, before ground-disturbing activities may resume on the Project Site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects.
Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains; funerary objects, sacred objects, and objects of cultural patrimony will be removed to a secure container on-site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the Project Site but at a location agreed upon between
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered. The Tribe will work closely with the Project’s qualified archaeologist to ensure that the excavation is treated carefully, ethically, and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data, recovery data, and recovery-related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the Native American Heritage Commission. The Tribe does not authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.
Additionally, to mitigate any potential impacts related to hazards and hazardous materials, the following Applicant-Proposed Measures (APM) have been implemented into the Mitigated Negative Declaration as a part of the proposed Project.
APM-1, Best Management Practices. The project applicant will implement the Revised Soil and Groundwater Management Plan (SGMP) prepared for the proposed Project, which outlines best management practices (BMPs) for use in the event impacted soil or groundwater is encountered during construction of the proposed Project. The detailed list of BMPs to be implemented are outlined in the SMGP.
APM-2, Vapor Intrusion Mitigation System. A vapor intrusion mitigation system (VIMS) will be implemented for the proposed office building to address the documented soil gas concentrations detected on-site.
APM-3, Emergency Action Plan. The project applicant will prepare an Emergency Action Plan (EAP) for submittal to and approval by the Occupational Safety and Health Administration (OSHA) in accordance with the provisions of Standard 1910.38 (Emergency action plans) of Part 1910 (Occupational Safety and Health Standards). A copy of the OSHA-approved EPA will be submitted to the City of Industry for its records.
APM-4, Emergency Response Plan. To mitigate exposure to carbon monoxide and smoke as a result of a potential (although unlikely) runaway thermal event, an emergency response plan will be prepared by a qualified fire safety engineer for the specific design of the proposed BESS facility pursuant to the LACoFD’s requirements. The plan will be reviewed and approved by the LACoFD during the building permit process.
To mitigate any potential impacts related to biological resources, the following APM will be implemented as a part of the proposed Project.
APM-5, Pre-construction Nesting Bird Survey. If construction is scheduled to commence during the nonnesting season (i.e., September 1 to January 31), no preconstruction surveys or additional measures are required. To avoid impacts to nesting birds on the project site, a qualified wildlife biologist shall conduct preconstruction surveys of all potential nesting habitat within the project site for construction activities that are initiated during the breeding season (i.e., February 1 to August 31). The surveying biologist must
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
be qualified to determine the status and stage of nesting by migratory birds and all locally breeding raptor species without causing intrusive disturbance. The raptor survey shall focus on potential nest sites (e.g., cliffs, large trees, windrows) around the project site.
Surveys shall be conducted no more than 14 days prior to construction activities. If active nests are found, a suitable buffer (e.g., 200-300 feet for common raptors; 30-50 feet for passerine species) shall be established around active nests and no construction within the buffer allowed until a qualified biologist has determined that the nest is no longer active (e.g., the nestlings have fledged and are no longer reliant on the nest).
Encroachment into the buffer may occur at the discretion of a qualified biologist.
Implementation of the APMs would be provided as conditions of approval of the proposed Project and would be ensured through the City’s building plan check and development review process.
Public Hearing:
The required public hearing notice was published in the San Gabriel Valley Tribune on February 2, 2026, and posted at the Property, City Hall, City of Industry Council Chambers, Fire Station 118, and on the City’s website on February 2, 2026.
Fiscal Impact:
In addition to the guarantees outlined in the Community Benefit Agreement, the costs associated with processing this application are paid through a deposit provided by the Applicant. As a result, there would be no fiscal impacts on the City’s General Fund. Also, development of the Project will generate revenues for the City in the form of building permit fees which defray planning and inspections costs.
Recommendation:
Because the Project complies with the development standards of the City’s Code, does not pose a significant impact on the environment, and satisfies the required findings outlined in the attached Resolutions, Staff recommends that the City Council:
1. Adopt Resolution No. CC 2026-01 approving the IS/MND and notice of determination regarding same.
2. Adopt and introduce Ordinance No. 841.
3. Adopt Resolution No. CC 2026- 03 approving Development Plan Application No. 24- 09 for the development of the proposed BESS facility.
4. Adopt Resolution No. CC 2026- 04approving Conditional Use Permit No. 24-03 to allow the proposed BESS facility.
5. Approve Community Benefit Agreement No. 25-01.
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
Exhibits:
A. Location Map
B. Project Plans/Building Elevations
C. Notice of Availability and Intent
D. Resolution No. CC 2026-01 approving the IS/MND and notice of determination regarding same, including Initial Study/Mitigated Negative Declaration and Response to Comments received on the Initial Study/Mitigated Negative Declaration
E. Ordinance No. 841
F. Resolution No. CC 2026- 03, approving Development Plan No. 22-05 with Conditions of Approval.
G. Resolution No. CC 2026-04 approving Conditional Use Permit No. 24-03 with Conditions of Approval.
H. Community Benefit Agreement No. 25-01.
0 Scale (Feet)
325
Source: Nearmap 2025.
Project Site Boundary
SCE Walnut Substation
(Substation Area)
Ward Wy
UPRR/Metrolink
San Jose Creek
City of
Industry
Phoenix Dr
S Stimson Ave
Los Angeles County
Fire Department Station #43
Gale Ave
Folger St
Glenelder Ave
Shadybend Dr
Barford Ave Barford Ave
Denley St
Hinnen Ave
Hacienda
Heights
Residential
Residential
Industrial and Commercial
City of Industry Boundary Substation Area Boundary
OE OE OE OE OE OE OE OE OE OE OE OE OE OE
UE UE UE UE UE UE UE UE
UE UE UE UE UE UE UE UE COMM COMM COMM COMM COMM COMM COMM COMM COMM
COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM COMM
COMM COMM COMM UEUE UE UE UE X
X X X X X X
X
X X X X X X X X X X X X X X X X X X X X X X X X X
X
X
X
X
X
X
X
X
X
X
X X X
X X X X X X X X X X X X X X X X
X X X X X X X X GAS
OE
X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X X
X
X OE
X OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE OE X
X
X
X X X X X X X
X
X OE OE X X
GAS
GAS
GAS
GAS GAS GAS GAS GAS GAS GAS
COMM
COMM
COMM COMM
UE UE UE UE UE UE UE
SD HINNEN AVENUE WARD WAY
GALE AVENUE
EX WATER VALVE TYP
(TO REMAIN)
EX WATER METER (TO REMAIN)
EX SCE VAULT
(TO REMAIN)
EX FIRE HYDRANT TYP
(TO REMAIN)
EX UTILITY BOX TYP
(TO REMAIN) EX SIDEWALK (TO REMAIN)
ASSESSORS PARCEL
NUMBER
8242-016-033
ASSESSORS PARCEL
NUMBER
8242-016-034 ASSESSORS PARCEL NUMBER 8242-016-036
EX CURB INLET
W/ MANHOLE LID
AND COVER
(TO REMAIN)
ASSESSORS PARCEL NUMBER
8242-016-044
ASSESSORS PARCEL NUMBER
8242-016-061
UNION PACIFIC RAILWAY
EX SCE VAULT (TO REMAIN)
EX CHECK VALVE
ASSEMBLY (TO REMAIN)
EX TREES (TO REMAIN, TYP)
REMOVE BUILDING
APPROX. 113,761 SF
REMOVE DRIVEWAY
REMOVE BUILDING
APPROX. 19,856 SF
REMOVE BUILDING
APPROX. 11,547 SF
REMOVE BUILDING
APPROX. 16,617 SF
REMOVE DRIVEWAY
ASSESSORS PARCEL NUMBER
8242-016-814
(QUASI-PUBLIC: SCE WALNUT SUBSTATION,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-059
(INDUSTRIAL: WHOLESALE WAREHOUSE,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-046
(INDUSTRIAL: ELECTRICAL AND
LIGHTING WHOLESALE WAREHOUSE,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-043
(INDUSTRIAL: DIESEL PARTS AND
SERVICE, NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-029
(INDUSTRIAL: NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-062
(RECREATIONAL: VETERANS OF
FOREIGN WARS HALL, NOT PART OF PROJECT)
EX STORM INLET
(TO REMAIN)
EX WATER METERS (TO REMAIN)
EX VALVE AND FIRE HYDRANT
(TO REMAIN)
EX GAS METERS
(TO REMAIN)
EX CONC GUTTER
(TO REMAIN)
EX OVERHEAD ELECTRIC
(TO REMAIN)
EX GAS LINE (TO REMAIN)
EX FIRE HYDRANT
(TO REMAIN)
REMOVE BUILDING
APPROX. 394 SF
REMOVE COVERED STORAGE
EX STREET TREES
(TO REMAIN, TYP)
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
GRAPHIC SCALE
NORTH
N
0 50'
1" = 50'
50'
DEMOLITION PLAN
C-2.3
VICINITY MAP
SCALE: 1" = 500'
GENERAL NOTES:
1. THIS PLAN SET IS SUBMITTED FOR APPLICATION AND ISSUANCE OF A
LAND USE ENTITLEMENT FOR THE PROJECT FROM THE CITY OF
INDUSTRY.
2. THIS PLAN WAS PRODUCED UTILIZING GIS RESOURCES AND
INFORMATION FROM MULTIPLE SOURCES, INCLUDING THE CITY OF INDUSTRY, GOOGLE EARTH PRO, AND ALTA SURVEYS.
LEGEND
EXISTING FEATURES
GALE AVE
S STIMSON AVE
DEMOLITION FEATURES (ITEMS TO BE REMOVED)
DEMOLITION NOTE:
1. REMOVE ALL SURFACE FEATURES AND FOUNDATIONS
INCLUDING CONCRETE SURFACING AND STRUCTURES, WALLS,
FENCES, ASPHALT PAVING, LIGHTS, OVERHEAD ELECTRIC POLES,
LIGHT POLES, GUY ANCHORS, MAIL BOXES, FIRE HYDRANTS,
WATER VALVES, STORM STRUCTURES, BOLLARDS, CURB, CURB
AND GUTTER, VEGETATION, GATES, AND UNDERGROUND
FEATURES EXCEPT THOSE LABELED TO REMAIN.
RIGHT-OF-WAY
ADJACENT PARCEL BOUNDARY
ROAD CENTERLINE
ASPHALT PAVEMENT EDGE
CURB FACE AND BACK
CHAIN LINK FENCE
SLIDE GATE
WALL
COMMUNICATION LINE
UNDERGROUND ELECTRIC LINE
OVERHEAD ELECTRIC LINE
WATER LINE
SANITARY SEWER LINE
UNKNOWN UTILITY LINE
GAS LINE
STORM DRAIN
VALLEY GUTTER FLOWLINE
STORM DRAIN MANHOLE
STORM DRAIN GRATE
STORM DRAIN INLET
SANITARY SEWER MANHOLE
SANITARY SEWER CLEANOUT
FIRE HYDRANT
POST INDICATOR VALVE
WATER VALVE
WATER METER
GAS METER
POWER POLE
GUY WIRE
LIGHT POLE
TELEPHONE PEDESTAL
UTILITY BOX
SCE ELECTRIC VAULT
BOLLARD
TREE
RAILROAD TRACKS
CONCRETE
BUILDING
ITEMS TO BE REMOVED
(SEE DEMOLITION NOTE)
PROJECT PARCEL LINES
X X
COMM COMM UE UE
D
PIV WV
GAS
OE OE OE
SD
OE OE OE OE OE OE OE OE
UE UE UE UE UE UE UE UE
UE UE UE UE UE UE UE UE COMM
COMM
GAS
COMM
COMM
COMM COMM
SD
F F F F F F F
F F F
F F F F F F F F
F
F F F F F
F F F F UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H
D
Y H
D
Y
H Y D
F F F F F F F
F F F
F F F F F F F F
F
F F F F F
F F F F UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H Y D
H
D
Y H
D
Y
H Y D ST
ST
ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
ST ST ST ST ST ST ST
ST ST ST ST ST ST
SD
SD
SD HINNEN AVE WARD WAY
GALE AVENUE
UNION PACIFIC RAILWAY
PROP 10' SCE ELECTRIC
UTILITY EASEMENT
PROP 30' SETBACK
FROM EX BACK OF CURB
PROP 30' SETBACK FROM
EX CURB LINE
3' (MIN )
5'
7'
10'
19'
10'
PROP LANDSCAPE AREA (TYP)
PROP VEHICULAR ACCESS GATE
(SEE NOTE 9)
PROP 10' HIGH BLAST RATED
CMU WALL W/SECURITY WIRE
(SEE NOTE 8)
PROP TRANSFORMER (TYP)
PROP CURB INLET (TYP)
PROP FIRE WATER LINE (TYP)
PROP FIRE HYDRANT
(TYP, SEE NOTE 5)
PROP BATTERY CONTAINER (TYP) PROP STORM DRAIN
MANHOLE (TYP)
SAWCUT EXISTING CURB AND
CONNECT PROP 26' WIDE DRIVEWAY
ENTRANCE TO EX PAVEMENT
PROP GRATE INLET (TYP)
PROPOSED UNDERGROUND TO
OVERHEAD TRANSITION POLE/END
PROP UNDER GROUND ELECTRIC
PROP 10' HIGH BLAST RATED
CMU WALL W/SECURITY WIRE
(SEE NOTE 8)
PROP 10' HIGH
CMU FIRE WALL
PROP 10' HIGH BLAST RATED
CMU WALL W/SECURITY WIRE
(SEE NOTE 8)
PROP 20'X60' O&M BUILDING
PROP CMU TRASH AND
RECYCLING ENCLOSURE
9'(L) X 22'(W) X 6'(H)
7'
10'
PROP 10' HIGH BLAST RATED
CMU WALL W/SECURITY WIRE
(SEE NOTE 8) APPROX. 80' ROW
25'
EXISTING RETAINING WALL SHALL BE MOVED
TO PROPERTY LINE
PROP PRETREATMENT DEVICE
PROP BOLLARD (TYP)
PROP FIRE COMMAND
CENTER (2'x3')
PROP 20' HIGH POLE
FOR WINDSOCK
PROP FIRE COMMAND CENTER (2'x3')
PROP 20' HIGH POLE
FOR WINDSOCK
5' (TYP) 5' (TYP)
11' (TYP)
4' (TYP)
5' (TYP) 5' (TYP)
11' (TYP) 4' (TYP)
5' (TYP) 5' (TYP)
11' (TYP)
4' (TYP)
11' (TYP)
8' (TYP) 6' (TYP)
5' (TYP)
6' (TYP)
5' (TYP)
8' (TYP)
11' (TYP)
EX ROAD ℄
8'
11'
PROP 2-10'X20' PARKING SPACES
PROP 1-10'X20' ADA PARKING SPACE
W/ 5'X20' ACCESS AISLE
EX ROAD ℄
SAWCUT EXISTING CURB AND
CONNECT PROP 26' WIDE DRIVEWAY
ENTRANCE TO EX PAVEMENT
PROP PEDESTRIAN ACCESS GATE (TYP)
PROP VEHICULAR ACCESS GATE
(SEE NOTE 9)
PROP AUXILIARY PAD (TYP)
30' 14'
3'
20'
13'
PROP 2-10'X20' PARKING SPACES
26' BOC-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0)
26' BOC-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0)
SAWCUT EXISTING CURB AND
CONNECT PROP 26' WIDE DRIVEWAY
ENTRANCE TO EX PAVEMENT
26' BOC-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0
PROP STORAGE CONTAINER (TYP)
PROP 6'(W) X 46' (L) ADA ACCESSIBLE WALKWAY
EX SCE VAULT (TO REMAIN)
EX UTILITY
BOX TYP (TO
REMAIN)
EX STREET TREE TYP (TO REMAIN)
SIDEWALK, CURB AND GUTTER
TO BE REPAIRED AT REMOVED
DRIVEWAY LOCATION
EX LANDSCAPE AREA TYP
(TO REMAIN)
CURB REPAIRED AT
REMOVED DRIVEWAY
LOCATION (TYP)
HEAT PUMP
ASSESSORS PARCEL NUMBER
8242-016-814
(QUASI-PUBLIC: SCE WALNUT SUBSTATION,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-059
(INDUSTRIAL: WHOLESALE WAREHOUSE,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-046
(INDUSTRIAL: ELECTRICAL AND
LIGHTING WHOLESALE WAREHOUSE,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-043
(INDUSTRIAL: DIESEL PARTS AND
SERVICE, NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-029
(INDUSTRIAL: NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-062
(RECREATIONAL: VETERANS OF
FOREIGN WARS HALL, NOT PART OF PROJECT)
PROP SUBSTATION
(SEE SHEET C-7.0)
PROP POCO POLE
PROP RISER POLE
PROP 10' HIGH CMU FIRE WALL
PROPOSED UNDERGROUND ELECTRIC
CONNECTION LOCATION TO BE
DETERMINED BY SCE
PROP UNDERGROUND ELECTRIC
6'
1 2
40'
SIDEWALK AND
CURB AND
GUTTER REPAIR
5' (TYP)
PROP FACILITY IDENTIFICATION
SIGN (WALL MOUNT)
EX CONCRETE DRAIN
(TO REMAIN)
EX FIRE HYDRANT
(TO REMAIN)
EX FIRE HYDRANT (TO REMAIN)
EX STREET TREE TYP (TO REMAIN)
EX FIRE HYDRANT
(TO REMAIN)
PROP FACILITY IDENTIFICATION
SIGN (WALL MOUNT)
PROP FACILITY IDENTIFICATION
SIGN (WALL MOUNT)
CURB AND GUTTER REPAIRED AT
REMOVED DRIVEWAY LOCATION
30' OFFER OF DEDICATION
SUMMARY OF KEY FEATURES
PLAN DEPICTION ITEM DIMENSIONS QUANTITY
BATTERY CONTAINER 20'(L) X 8'(W) X 8'(H) 480*
MV TRANSFORMER 20'(L) X 8'(W) X 9.5'(H) 120*
STORAGE CONTAINER 40'(L) X 8'(W) X *'(H) 8
AUXILIARY PAD
20'(L) X 20'(W) 3
30'(L) X 14'(W) 2
BACKUP GENERATOR 17.6'(L) X 7.5'(W) (CONC PAD) 2
TRASH AND RECYCLING ENCLOSURE 9'(L) X 22'(W) X 6'(H) 1
RISER POLE 102'-0"(H) 1
POINT OF CHANGE IN OWNERSHIP POLE 140'-0"(H) 1
FIRE HYDRANT PER FIRE DEPARTMENT
REQUIREMENT 22
STORMWATER DROP INLET (CURB) 3' X 6', 3' X 8', AND 3' X 10' 13 STORMWATER DROP INLET (GRATE) 4' X 4' AND 3' X 3' 2
STORMWATER DRAIN MANHOLE 4' DIAMETER 3
STORMWATER PRETREATMENT DEVICE TO BE DETERMINED 1
LANDSCAPING VARIES 52,349 SQ. FT.
PRIVATE ROAD/FIRE LANE 26'(W) NA
BUILDING 20'(W) X 60'(L) X 15'(H) 1
PARKING SPACE 10'(W) X 20'(L) 4
HANDICAPPED PARKING SPACE 10'(W) X 20'(L) 1
WINDSOCK 20'(H) 2
FIRE COMMAND CENTER 3'(L) x 2'(W) 2
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
SITE PLAN
C-3.0
GRAPHIC SCALE
NORTH
N
0 50'
1" = 50'
50'
VICINITY MAP
SCALE: 1" = 500'
GENERAL NOTES:
1. THIS PLAN SET IS SUBMITTED FOR APPLICATION AND ISSUANCE OF A
LAND USE ENTITLEMENT FOR THE PROJECT FROM THE CITY OF
INDUSTRY.
2. THE LOCATIONS OF PROPOSED IMPROVEMENTS, INCLUDING BUT NOT LIMITED TO: BATTERY ENCLOSURES, TRANSFORMERS, AUXILIARY PADS, FIRE HYDRANTS, ETC., SHOWN ARE APPROXIMATE AND ARE SUBJECT TO
REFINEMENT PRIOR TO GRADING AND BUILDING PERMIT APPLICATIONS
DUE TO SITE CONDITIONS, PERMIT REQUIREMENTS, EQUIPMENT
SPECIFICATIONS, AND/OR OTHER CONSTRAINTS.
3. CONTRACTOR SHALL CALL AT LEAST 72 HOURS PRIOR TO BEGINNING CONSTRUCTION OR EXCAVATION TO HAVE EXISTING UTILITIES LOCATED.
ADDITIONALLY, CONTRACTOR SHALL CONTACT ANY LOCAL UTILITIES THAT PROVIDE THEIR OWN LOCATOR SERVICES.
4. 2-HOUR FIRE WALL TO BE PROVIDED AT HYDRANTS THAT ARE WITHIN 25-FEET OF STRUCTURES
5. FIRE HYDRANTS TO BE PROTECTED BY A FIRE RATED WALL IF REQUIRED BY LACFD.
6. FIRE BEACONS/STROBES WILL BE INCLUDED AS PART OF DETAILED FIRE DESIGN.
7. CAMERAS WILL BE PLACED TO ENSURE VISIBILITY OF ALL MAJOR
EQUIPMENT, THIS DETAIL WILL BE CAPTURED AS PART OF THE DETAILED SECURITY DESIGN.
8. PERIMETER WALL TO BE RATED TO WITHSTAND A POTENTIAL BLAST AND
SHALL BE TOPPED WITH SECURITY WIRE TO MEET LOS ANGELES COUNTY FIRE DEPARTMENT REQUIREMENTS.
9. ALL PROPOSED VEHICULAR ACCESS GATES SHALL BE PROVIDED WITH A FIRE DEPARTMENT APPROVED LOCKING DEVICE.
10. BATTERY CONTAINERS SHALL BE LOCATED A MINIMUM OF 10' INSIDE
THE PROPERTY LINE IN ACCORDANCE WITH LOS ANGELES COUNTY FIRE DEPARTMENT REQUIREMENTS.
PROJECT BOUNDARY
UTILITY EASEMENT
SETBACK
FIRE WATER LINE
STORM DRAIN
UNDERGROUND ELECTRIC LINE
CURB FACE AND BACK
BLAST-RATED CMU WALL
FIRE WALL
ASPHALT PAVEMENT
CONCRETE PAVEMENT
LANDSCAPING (PROPOSED)
LANDSCAPING (PRESERVED)
FIRE HYDRANT
STORM DRAIN MANHOLE
GRATE INLET
CURB INLET
BOLLARD
VEHICULAR ACCESS GATE
PEDESTRIAN ACCESS GATE
BATTERY CONTAINER
TRANSFORMER
AUXILIARY PAD
UE UE
D
PIV WV
LEGEND
EXISTING FEATURES
PROPOSED FEATURES
GALE AVE
S STIMSON AVE
H Y D
F F
ST ST ST UE UE
SD
GENERATOR
H Y D
SD
NOTES:
ASPHALT PAVEMENT WITH CONCRETE CURB AND GUTTER
CONCRETE DRIVEWAY APRON
1 2
RIGHT-OF-WAY
ADJACENT PARCEL BOUNDARY
ROAD CENTERLINE
ASPHALT PAVEMENT EDGE
CURB FACE AND BACK
TREE
RAILROAD TRACKS
CONCRETE
OVERHEAD ELECTRIC LINE
UNDERGROUND ELECTRIC LINE
GAS LINE
WATER LINE
STORM DRAIN
STORM DRAIN MANHOLE
FIRE HYDRANT
GAS METER
POST INDICATOR VALVE
WATER VALVE
WATER METER
UTILITY POLE
UTILITY BOX
SCE UTILITY VAULT
GAS
OE OE OE
* BASED ON USE OF SUNGROW POWERTITAN 2.0 ST5015kWh-2500kW-2h-US BATTERIES AND POWERTITAN 2.0 MVS5000-LV-US TRANSFORMERS.
F F H Y D
X X X
LOW BUS
LOW BUS
LOW BUS
LOW BUS
GENERATOR GENERATOR
34.5 kV PAD MOUNTED
STATION SERVICE
TRANSFORMERS
RISER POLE
FIRE WALL
TRANSFORMER 1
(230/34.5kV)
WITH OIL
CONTAINMENT PIT
TRANSFORMER 2
(230/34.5kV)
WITH OIL CONTAINMENT PIT
230kV BREAKER 2
SUBSTATION CONTROL
HOUSE
POCO POLE
230kV BREAKER 1
230kV BUS
TIE SWITCH 1
230kV BUS
TIE SWITCH 2
230kV A-FRAME
W/SURGE ARRESTERS,
MOUNTED SWITCH, AND PTS
MAN GATE
BACK UP
GENERATORS
230kV BUS SUPPORT
6’ HIGH
WROUGHT IRON
STYLE FENCE
MAN GATE
10' HIGH CMU
FIRE WALL
10' HIGH CMU
FIRE WALL
10' HIGH BLAST-RATED CMU
WALL W/ SECURITY WIRE
10' HIGH BLAST-RATED CMU
WALL W/ SECURITY WIRE
PROP VEHICULAR ACCESS GATE
34.5kV CIRCUIT
BREAKER FOR
TRANSFORMER 1
(TYP)
34.5kV FEEDER TERMINATION
FOR TRANSPORMER 1 (TYP)
34.5kV BUS
SUPPORT
34.5kV CIRCUIT BREAKER FOR
TRANSFORMER 2 (TYP)
34.5kV FEEDER TERMINATION
FOR TRANSFORMER 2 (TYP)
34.5kV BUS SUPPORT
230kV 45° BUS
230kV 45° BUS
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
SUBSTATION PLAN
C-7.0
SUBSTATION LAYOUT
SCALE: 1" = 15'
1 182.98' 236.40'
119.85'
GRAPHIC SCALE
0 15'
1" = 15'
15'
NORTH
N
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
TIE-LINE POLE DETAILS
C-8.0
(NTS)
RISER POLE 1 POINT OF CHANGE OF OWNERSHIP (POCO) 2
(NTS)
JKT 12/18/24 POLE REVISION 1
GROUND LINE 102'-0"
℄ 11'-0" 15'-0" 15'-0"
GROUND LINE
℄
GROUND LINE 140'-0"
℄ 11'-0" 15'-0" 15'-0"
GROUND LINE
℄
SOUTH VIEW WEST VIEW SOUTH VIEW WEST VIEW
6 Executive Circle Suite 200 Irvine, CA 92614 Phone: 949.727.9336 DATE: DRAWN BY: CHECKED BY: APPROVED BY: PROJECT: PROJ. NO.: TITLE: NO. BY DATE REVISION APP'D. PERMIT PLAN SET NOT FOR CONSTRUCTIONMARICI PROJECT, LLC 16207, 16233, AND 16285 GALE AVENUE CITY OF INDUSTRY, CA 91745-1719 604109 DGSH SEAL: 3/12/2025 PACK CABINET BATTERY CONTAINER EXAMPLE 1 AIR INLET PCS CABINET EXPLOSION VENTING PANEL AIR COOLER INTEGRATION CABINET LIQUID COOLING UNIT AREA DISTRIBUTION AREA FSS AREA EXHAUST FAN LEFT VIEW FRONT VIEW RIGHT VIEW GENERAL NOTES: 1. EXPOSED SURFACES OF ALL EQUIPMENT SHOWN ARE PAINTED SHEET METAL. 2. COLOR SELECTIONS: BATTERY CONTAINER - MATTE FINISH WHITE; MEDIUM VOLTAGE TRANSFORMER CONTAINER - MATTE FINISH WHITE; STATION SERVICE TRANSFORMER - ANSI 70 MATTE FINISH GRAY. 3. SEE SHEET Z1-3610991 FOR EXAMPLE HIGH VOLTAGE TRANSFORMER. FRONT VIEW MEDIUM VOLTAGE TRANSFORMER CONTAINER EXAMPLE 3 LC CABINET LC CABINET TRANSFORMER ISOMETRIC VIEW APPROX. 8' APPROX. 19.88' APPROX. 9.5' LEFT VIEW RIGHT VIEW REAR VIEW ELECTRICAL DETAILS E-1.0 APPROX 20' APPROX 8' APPROX. 8' TOP VIEW FRONT VIEW SIDE VIEW TOP VIEW STATION SERVICE TRANSFORMER EXAMPLE 2 OVERALL HEIGHT 68.3" 67.8" 59.6" 31.7" 25.6"
OVERALL DEPTH 60.8" OVERALL WIDTH 68.6"
2, 4, 6 1, 3, 5
22.5093
2, 4, 6 1, 3, 5
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
SUBSTATION ELEVATIONS
E-2.0 80'
50' 10'-1"
64'
4'
4'
4'
4'
4'
12'-8" 16'-5" 20' 20'-1" 12'-3" 16'-2" 13'-2"
13' 18'-7" 20'-5" 23'-4" 23'-4" 80'-5" 10' 26' 16'-6" 30'-8" 10' 21'-4" 38'-4" 24'-10"
34.5 KV
CIRCUIT
BREAKER
34.5 KV
CIRCUIT
BREAKER
34.5 KV
CIRCUIT
BREAKER
34.5 KV
CIRCUIT
BREAKER
NOTES:
1. PROJECT SECTION ELEVATIONS ARE FOR LAND PERMITTING.
EOR IS RESPONSIBLE FOR ENSURING ALL REQUIRED
CLEARANCES ARE MAINTAINED AND ALL CODES AND
STANDARDS ARE FOLLOWED AS APPLICABLE UPON
FINALIZING THE DESIGN.
2. MPT OIL CONTAINMENT PIT ASSUMED TO RISE ABOVE
GRADE WITH MPT ON A PEDESTAL IN THE CENTER. MPT
UNIT ASSUMED TO STAND APPROXIMATELY 26' TALL, WITH
ADDITIONAL HEIGHT FROM DIMENSION ACCOUNTED FOR IN
THE PEDESTAL. FINAL HEIGHT OF MPT AND REQUIRED BUS
PENDING FINAL CONTAINMENT PIT DESIGN AND SUBJECT
TO CHANGE.
3. ALL EQUIPMENT AND BUS DIMENSIONS AND DESIGN ARE
ASSUMED AS TYPICAL, ACTUAL DIMENSIONS MAY VARY
BASED ON EQUIPMENT PURCHASED.
4. NEED FOR LIGHTING MAST OF ADDITIONAL LIGHTING
PROTECTION TBD BASED ON ENGINEERING STUDY.
230 KV
45° BUS
230 KV A-FRAME WITH SURGE
ARRESTORS, MOUNTED
SWITCH, AND PTS
230 KV BUS TIE
SWITCH 1
230 KV BUS TIE
SWITCH 2
230 KV
45° BUS
34.5 KV
FEEDER
TERMINATIONS
34.5 KV
CIRCUIT
BREAKER
34.5 KV
BUS
SUPPORT
TRANSFORMER 1
(230/34.5 KV) WITH
OIL CONTAINMENT PIT
230 KV CIRCUIT 230 KV 45° BUS
BREAKER
A-FRAME AND BUSWORK - SOUTH VIEW
BREAKERS, TRANSFORMERS AND BUSWORK - WEST VIEW
A-FRAME - EAST VIEW
GRAPHIC SCALE
0 10'
1" = 10'
10'
230 KV
BUS
SUPPORT
TYPICAL 34.5 KV FEEDER TERMINATION AND
CIRCUIT BREAKER BAY - SOUTH VIEW
(DIMENSIONS ARE TYPICAL)
Center Of Tank
DANGER
Center Of Tank 10'-8" 10'-8"
27'-2"
38'-4"
39'-1"
24'-3"
Tank center
森恩
Center Of Tank
10'-8" 10'-8"
Tank center
Tank center
Center Of Tank
38'-3"
27'-1"
Tank center
36'- 11"
38'-2"
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/13/2025
SUBSTATION MAIN TRANSFORMERS
E-2.1
TRANSFORMER - EAST VIEW TRANSFORMER - WEST VIEW
TRANSFORMER - TOP VIEW
TRANSFORMER - NORTH VIEW
TRANSFORMER - SOUTH VIEW
GAS
GAS OE OE OE OE OE OE OE OE
GAS HINNEN AVE WARD WAY
GALE AVENUE
PROP SUBSTATION
(SEE SHEET C-7.0) APPROX. 80' ROW EX ROAD ℄
EX ROAD ℄
PROP PEDESTRIAN
ACCESS GATE (TYP)
EDGE OF WHEELS
CHASSIS OVERHANG
MAXIMUM DESIGN VEHICLE
FOR SITE ACCESS
(SEE NOTES)
CONNECT PROP
DRIVEWAY ENTRANCE
TO EX PAVEMENT
PROP 26' WIDTH
DRIVEWAY
26' BOC-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0)
26' BOC-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0)
26' BOC-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0)
PROP 26' WIDTH DRIVEWAY
3' CONCRETE MOUNTABLE CURB
AND GUTTER
(SEE DETAILS SHEET C-6.0)
R31' R31'
R31'
R51'
R31'
R31' R28'
R51'
R5'
UNION PACIFIC RAILWAY
DEPARTURE SIGHT TRIANGLE
R31'
R31' R5'
DEPARTURE SIGHT TRIANGLE
GALE AVENUE
Pumper Fire Truck
EDGE OF WHEELS
CHASSIS OVERHANG
EDGE OF WHEELS
CHASSIS OVERHANG
EDGE OF WHEELS
CHASSIS OVERHANG
EDGE OF WHEELS
CHASSIS OVERHANG
ASSESSORS PARCEL NUMBER
8242-016-814
(QUASI-PUBLIC: SCE WALNUT SUBSTATION,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-059
(INDUSTRIAL: WHOLESALE WAREHOUSE,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-046
(INDUSTRIAL: ELECTRICAL AND
LIGHTING WHOLESALE WAREHOUSE,
NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-043
(INDUSTRIAL: DIESEL PARTS AND
SERVICE, NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-029
(INDUSTRIAL: NOT A PART OF THE PROJECT)
ASSESSORS PARCEL NUMBER
8242-016-062
(RECREATIONAL: VETERANS OF
FOREIGN WARS HALL, NOT PART OF PROJECT)
MAXIMUM DESIGN VEHICLE
FOR SITE ACCESS
(SEE NOTES)
SIDEWALK CURB AND
GUTTER REPAIR SECTION
SIDEWALK CURB AND
GUTTER REPAIR SECTION
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
CIRCULATION PLAN & TRUCK TURNING
C-4.0
GRAPHIC SCALE
NORTH
N
0 50'
1" = 50'
50'
VICINITY MAP
SCALE: 1" = 500'
RIGHT-OF-WAY
ADJACENT PARCEL BOUNDARY
ROAD CENTERLINE
ASPHALT PAVEMENT EDGE
CURB FACE AND BACK
TREE
RAILROAD TRACKS
CONCRETE
OVERHEAD ELECTRIC LINE
GAS LINE
WATER LINE
FIRE HYDRANT
GAS METER
PROJECT BOUNDARY
CURB FACE AND BACK
BLAST-RATED CMU WALL
FIRE WALL
ASPHALT PAVEMENT
CONCRETE PAVEMENT
LANDSCAPING (PROPOSED)
LANDSCAPING (PRESERVED)
BOLLARD
VEHICULAR ACCESS GATE
PEDESTRIAN ACCESS GATE
BATTERY STORAGE CONTAINER
TRANSFORMER
AUXILIARY PAD
TRAFFIC FLOW DIRECTION
EDGE OF WHEELS
CHASSIS OVERHANG
LEGEND
EXISTING FEATURES
PROPOSED FEATURES
GALE AVE
S STIMSON AVE
NOTES:
DESIGN MAXIMUM VEHICLE FOR SITE ACCESS
VEHICLE NAME = PUMPER FIRE TRUCK TRACTOR
TYPE = RIGID VEHICLE
OVERALL LENGTH = 40.00 FT
OVERALL WIDTH = 8.167 FT
OVERALL BODY HEIGHT = 7.745 FT
MIN BODY GROUND CLEARANCE = 0.656 FT
TRACK WIDTH = 8.167 FT
(SOURCE: AUTODESK VEHICLE TRACKING V23.00 - POOL)
INSET
SCALE: 1" = 20'
PROP 26' WIDTH DRIVEWAY
EX ROAD ℄ WARD WAY
PROP TRANSFORMER (TYP)
PROP BATTERY CONTAINER (TYP)
430'
500'
13'
43'
26' BOX-BOC PRIVATE
DRIVEWAY AND FIRE LANE
(SEE DETAILS SHEET C-6.0)
3' CONCRETE MOUNTABLE
CURB AND GUTTER
(SEE DETAILS SHEET C-6.0)
20.64'
FIRE PUMPER TRUCK
GAS OE OE OE
60'-0"
2 20'-0"
1 3
4 8
6 13
TYP. @ 4
OFFICE # 2
A= 98.66 S.F.
2 1
OFFICE # 1
A=80 S.F.
OFFICE # 3
A= 72 S.F.
OFFICE # 4
A= 72 S.F.
OFFICE # 5
A= 72 S.F.
OFFICE # 6
A= 72 S.F.
CONFERENCE
A=114 S.F.
STORAGE
A= 54 S.F.
RR
BREAK AREA A= 59.11 S.F.
A= 143.61 S.F.
CORRIDOR
A= 234 S.F.
9 7
10 12 11
5 5
1 BASE CABINET
2 UPPER CABINET
3 SINK
4 FULL HEIGHT REFFRIGERATOR
5 DOOR AWNING PROJECTION
6 FLOOR DRAIN
7 ACCESSIBLE TOILET FIXTURE
8 ACCESSIBLE LAVATORY
9 STAINLESS STEEL GRAB BAR -42" AT SIDE AND 36" AT REAR 10 60" DIA. ACCESSIBLE TURNING SPACE
11 30"X48" CLEAR FLOOR SPACE AT SINK
12 60"X60" CLEAR FLOOR SPACE AT TOILET
13 DOWNSPOUT LOCATION
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
BUILDING FLOOR PLAN
A-1
KEYNOTES
FLOOR PLAN - BUILDING 1/4"= 1'-0"
N O R T H
JAN -31-2025
GRAPHIC SCALE
0 4'
1/4" = 1'
4'
(1"=4')
2'
1 STUCCO WITH INTEGRAL COLOR
FIELD COLOR : DE 6211 LIGHT BEIGE
EXTERIOR COLOR LEGEND
(DUNN EDWARDS PAINT OR EQUAL)
2 STUCCO WITH INTEGRAL COLOR
ACCENT COLOR : DE 6214 PIGEON GRAY
3 STUCCO WITH INTEGRAL COLOR
ACCENT COLOR : DE 6058 THICK FOG
3 1 3
2 3 3
2 3 1 3
2 3
3 1 3
2 3
3 1 3
2 3
3 2 2
2 2
3 2
3 6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:
DRAWN BY:
CHECKED BY:
APPROVED BY:
PROJECT:
PROJ. NO.:
TITLE:
NO. BY DATE REVISION APP'D.
PERMIT PLAN SET
NOT FOR
CONSTRUCTION
MARICI PROJECT, LLC
16207, 16233, AND 16285 GALE AVENUE
CITY OF INDUSTRY, CA 91745-1719
604109
DG
SH
SEAL:
DATE:
PROFESSIONAL ENGINEER:
3/12/2025
BUILDING ELEVATIONS AND COLORS
A-3
COLOR - WEST ELEVATION 1/4"= 1'-0"
1/4"= 1'-0"
JAN-31-2025
COLOR - SOUTH ELEVATION 1/4"= 1'-0" COLOR - EAST ELEVATION COLOR - NORTH ELEVATION 1/4"= 1'-0"
GRAPHIC SCALE
0 4'
1/4" = 1'
4'
(1"=4')
2'
NOTICE OF AVAILABILTY AND NOTICE OF
INTENT TO ADOPT A MITIGATED NEGATIVE
DECLARATION
This serves as the City of Industry’s Notice of Availability and Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration (IS/MND) for the below-named project, prepared in accordance with the California Environmental Quality Act (CEQA), CEQA Guidelines.
Name of Project: Marici Battery Energy Storage System Facility Project Project Location: 16233, 16207, and 16253 Gale Avenue, Industry, CA 91744 (Assessor’s Parcel Numbers 8242-016-033, -034, -036, -044, and -061).
Lead Agency: City of Industry, Development Services Department – Planning Division, 15625 Mayor Dave Way, Industry, CA 91744
Applicant: Marici Project, LLC
Project Description: The Marici Battery Energy Storage System Facility Project (Proposed Project) is located at 16233, 16207, and 16253 Gale Avenue (project site) in the City of Industry (City) and includes redevelopment of a 9.2-acre site and minor improvements to SCE Walnut Substation that abuts the project site. The Proposed Project includes the construction and operation of an approximately 400-megawatt battery energy storage system (BESS) facility and associated site and infrastructure improvements on the project site. Development of the BESS facility requires demolition of all existing buildings, structures, hardscapes, and minimal landscaping on-site. The minor improvements to the SCE Walnut Substation would help interconnect and transfer power between the proposed BESS facility and SCE Walnut Substation. At the end of the Proposed Project’s operational term, which is anticipated to be 35 years, the project applicant may determine that the BESS facility could be decommissioned and deconstructed, or it may seek an extension of its use permit.
The Proposed Project would utilize lithium-ion batteries and ancillary equipment to store energy received from the regional electric grid to then be returned to the grid when needed. The containers or enclosures would have battery storage racks, with relay and communications systems for automated monitoring and management of the batteries to ensure design
performance. A battery management system would be provided to control the charging/discharging of the batteries, along with temperature monitoring and control of the individual battery cell temperature with an integrated cooling system. Batteries operate with direct current (DC) electricity, which must be converted to alternating current (AC) for compatibility with the existing electric grid. Power inverters to convert between AC and DC, along with transformers to step up the voltage, would also be included.
Project battery modules would be housed in purpose-built enclosures.
Inverters and transformers will convert between low-voltage direct current (DC) conveyed in and out of the batteries and the regional electric grid's high-voltage alternating current (AC). The rapid response batteries can be utilized to stabilize rapid changes in electric power demand, which reinforces grid stability. The Proposed Project will include an onsite substation and an overhead 220 kV electric line across the eastern site boundary into the adjacent Southern California Edison (SCE) Walnut Substation. Additional ancillary features include auxiliary equipment pads with transformers and control equipment, paved access and Fire Lane, fire hydrant system, stormwater drainage controls, a 10-foot-high perimeter wall designed to City and fire department requirements, landscaping, and a storage building and containers for spare parts and equipment.
Development of the BESS facility requires demolition of all existing buildings, structures, hardscapes, and minimal landscaping on-site. Also, SCE identified a need for various modifications and improvements to the Walnut Substation to accommodate and support the Proposed Project’s interconnection.
The Project would require the following permits and approvals: CEQA Approval, adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, approval of a Zone Code text amendment to allow the use with a Conditional Use Permit (CUP), approval of a CUP, approval of Development Plan Application – Long Form, and approval of a Development/Community Benefit Agreement. Additional permits and approvals will include National Pollutant Discharge Elimination System (NPDES) Construction General Permit would be required from the Los Angeles Regional Water Quality Control Board, General Construction Stormwater Permit, Demolition Permit, and Subsequent Approvals including issuance of applicable grading and building permits.
NOTICE IS HEREBY GIVEN THAT the City proposes to adopt an IS/MND for the abovereferenced Project. The IS/MND is based on the finding that by implementing identified mitigation measures, the Project’s potentially significant environmental effects would be reduced to a less
than significant level. The reasons to support such a finding are documented in the IS/MND prepared by the City.
The IS/MND and supporting materials are available for review at the following locations:
• City of Industry Development Services Department – Planning Division, 15625 Mayor Dave Way, Industry, CA 91744.
• City of Industry Website: www.cityofindustry.org
Written comments regarding the above-referenced IS/MND must be submitted to the City of Industry Development Services Department – Planning Division prior to 5:00 p.m. on January 5, 2026. All correspondence and any questions regarding the above-referenced IS/MND should be directed to the following:
Contact: Mike Poland, Contract Senior Project Manager
Eduardo Manriquez, Contract Senior Planner
Address: City of Industry Development Services Department – Planning Division 15625 Mayor Dave Way, Industry, CA 91744
Phone: 626.333.2211
E-mail: [email protected]
Public Review Period: Begins – December 16, 2025, Ends – January 5, 2026 Public Hearing: A public hearing has not yet been scheduled. A separate notice of public hearing will be circulated pursuant to all applicable City of Industry public noticing requirements once a public hearing has been scheduled.
RESOLUTION NO. CC 2026-01
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF INDUSTRY,
CALIFORNIA, ADOPTING AN INITIAL STUDY/MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING AND REPORTING
PROGRAM FOR ZONING CODE AMENDMENT (ZCA NO. 24-07),
AMENDING SECTION 17.16.010 (PERMITTED USES) OF CHAPTER
17.16 (INDUSTRIAL ZONE), AND ADDING CHAPTER 17.20 (BATTERY ENERGY STORAGE SYSTEM FACILITIES) TO TITLE 17 (ZONING), OF THE CITY OF INDUSTRY MUNICIPAL CODE; DEVELOPMENT PLAN
APPLICATION (DP NO. 24-09), TO APPROVE THE DEVELOPMENT
PLAN FOR A BATTERY ENERGY STORAGE SYSTEM PROJECT AND
ASSOCIATED IMPROVEMENTS; CONDITIONAL USE PERMIT (CUP
NO. 24-03) TO PERMIT THE BATTERY ENERGY STORAGE SYSTEM
USE; AND A COMMUNITY BENEFIT AGREEMENT (CBA NO. 25-01)
FOR THE PROVISION OF SPECIFIED COMMUNITY BENEFITS, FOR
THE PROPERTY GENERALLY LOCATED AT 16207, 16233 AND 16253 GALE AVENUE (APNS: 8242-016-033, -034, -036, -044, AND -061), CITY
OF INDUSTRY, CALIFORNIA, AND MAKING FINDINGS IN SUPPORT
THEREOF
RECITALS
WHEREAS, Marici Project LLC (“Applicant”), filed a complete Application requesting approval of the following entitlements for the properties located at 16207, 16233 and 16253 Gale Avenue, City of Industry, California:
• Zoning Code Amendment (ZCA No. 24-07) to allow a Battery Energy Storage System (“BESS”) use with a Conditional Use Permit; • Development Plan (DP No. 24-09) to approve the development plan for the BESS;
• Conditional Use Permit (CUP No. 24-03) to allow the proposed BESS use; and
• Community Benefit Agreement (CBA No. 25-01) to grant specified community benefits to the City.
WHEREAS, ZCA No. 24-07, DP No. 24-09, CUP No. 24-03, and CBA No. 25-01, are collectively referred to herein as the “Project”; and
Resolution CC No. 2026-01
IS/MND
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
WHEREAS, the Application applies to five properties that are currently developed with warehouse, manufacturing, and industrial uses totaling 161,781 square feet of building space, and approximately 205,000 square feet of asphalt and concrete surfacing; and
WHEREAS, the five properties include 16207, 16233 and 16253 Gale Avenue, further described as Assessor’s Parcel Numbers 8242-016-033, -034, -036, -044, and - 061) (collectively, the “Property”); and
WHEREAS, the Applicant is requesting approval of the aforementioned entitlements in order to facilitate the development and operation of a 400-megawatt BESS facility and associated site and infrastructure improvements; and WHEREAS, the existing warehouse, manufacturing, and industrial uses totaling 161,781 square feet of building space will be demolished as part of the approval for BESS facility; and
WHEREAS, in accordance with the California Environmental Quality Act (“CEQA”), California Public Resources Code Section 21000 et seq., the State CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, sections 15000 et seq., and the Environmental Impact Report Guidelines of the City, an initial study was performed, the result of which was preparation and circulation of a mitigated negative declaration (“IS/MND”) analyzing the Project, and concluding that approval of the Project does not have a significant effect on the environment, because the impacts of the Project can all be mitigated to levels below established CEQA thresholds of significance with the adoption of mitigation measures and enforcement of such measures through a Mitigation Monitoring and Reporting Program (“MMRP”); and
WHEREAS, the Notice of Availability and Notice of Intent to Adopt a Mitigated Negative Declaration was published in the San Gabriel Valley Tribune newspaper on December 16, 2025, and the IS/MND was circulated for public and agency review and comment on December 16, 2025, through and including, January 5, 2026. Copies of the IS/MND were made available to the public at the City of Industry City Hall on December 16, 2025, and the IS/MND was distributed to interested parties and agencies; and WHEREAS, the IS/MND concluded that implementation of the Project could result in a significant effect on the environment and identified mitigation measures that would reduce the significant effects to a less-than-significant level. The proposed Project has the potential for significant effects in environmental topics Cultural Resources, Geology and Soils, Noise, and Tribal Cultural Resources, but each of those potential impacts is
Resolution CC No. 2026-01
IS/MND
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
mitigated to less than significant with the mitigation measures identified in the proposed IS/MND and MMRP; and
WHEREAS, that public comments were received and a Final IS/MND with responses to submitted comments was prepared; and
WHEREAS, on January 27, 2026, the Planning Commission conducted a duly noticed public hearing, and reviewed and carefully considered the information in the IS/MND and MMRP, and all testimony written and oral, and adopted Resolution No. PC 2026-01 recommending that the City Council approve the IS/MND and notice of determination regarding same, adopted Resolution No. PC 2026-02 recommending that the City Council approve Zoning Code Amendment No. 24-07, adopted Resolution No.
PC 2026-03 recommending that the City Council approve Development Plan Application No. 24-09 for the development of the proposed BESS facility, adopted Resolution No. PC 2026-04 recommending that the City Council approve Conditional Use Permit No. 24-03 to allow the proposed BESS facility and recommended that the City Council approve Community Benefit Agreement No. 25-01; and
WHEREAS, notice of the City Council’s public hearing on the Application was published in The San Gabriel Valley Tribune on February 2, 2026, was mailed to property owners within 300 feet of the Property, and was posted at the Property and at City Hall Council Chambers, Fire Station 118, and the City’s website on February 2, 2026; and WHEREAS, on February 12, 2026, the City Council of the City of Industry conducted a duly noticed public hearing to consider the Project, including the IS/MND and MMRP, and considered all testimony written and oral; and WHEREAS, the City Council has reviewed and carefully considered the information in the IS/MND and MMRP, including all comment letters submitted, and makes the findings contained in this Resolution, and adopts the IS/MND and MMRP, as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the project’s environmental impacts; and WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF INDUSTRY DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Resolution CC No. 2026-01
IS/MND
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
SECTION 1: That based on the entirety of the record before it, which includes without limitation, the California Environmental Quality Act, Public Resources Code §§ 21000, et seq. (“CEQA”) and the CEQA Guidelines, 14 California Code of Regulations § 15000, et seq.; the IS/MND and MMRP, prepared for the Project, including all written comments received; all reports, minutes, and public testimony submitted as part of the City Council’s duly noticed public hearing of February 12, 2026, and any other evidence (within the meaning of Public Resources Code §21080(e) and §21082.2), the City Council hereby finds as follows:
a. The foregoing recitals are true and correct and made a part of this Resolution. b. The IS/MND and MMRP for the Project including any comment letters received, are attached hereto as Attachment 1, and are incorporated by reference as part of this Resolution, as if each were set forth fully herein. c. The documents and other material constituting the record for these proceedings are located at the Office of the City Clerk, City of Industry, 15625 Mayor Dave Way, Suite 100, City of Industry, CA 91744.
d. The Project is consistent with the goals, policies, and objectives of the General Plan. Expanding allowable uses within the Industrial Zone allows the City to maintain a vibrant employment environment, by accommodating business as a primary land use and supporting basic industrial activities (Goal LU1, Policies LU1-1 and LU1-2). The inclusion of BESS facilities as a conditionally permitted use updates the Code to better reflect contemporary uses that provide a competitive business climate to serve the long-term economic future of the City.
As proposed, BESS facilities are required to have a minimum size of 2.5 acres which can result from the consolidation of lots for single tenant uses (Goal LU2, Policy LU2-3) and BESS facilities will help maximize the competitive advantage of locating a business in the City through constructing and maintaining adequate infrastructure and services, and by serving state goals related to the development and sustainability of renewable energy sources (Goal LU2, Policy LU2-5).
e. In accordance with CEQA, the City Council has considered the IS/MND and MMRP for the Project, including any comments received, and based on the entirety of the record, as described above, the City Council, exercising its independent judgment and analysis makes the following findings regarding the environmental analysis of the Project:
Resolution CC No. 2026-01
IS/MND
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
i. Design features of the Project as well as the mitigation measures proposed in the IS/MND and included in the MMRP, will operate to ensure the impacts of the Project will not exceed established CEQA thresholds of significance. Therefore, and as further documented in the IS/MND for the Project, additional mitigation measures beyond those established in the MMRP are not required for the Project. ii. For the reasons stated in this Resolution, the City Council finds that there is no substantial evidence in the record supporting a fair argument that approval of the Project will result in a significant environmental effect.
f. The City Council of the City of Industry hereby makes the findings contained in this Resolution and adopts the IS/MND and MMRP for the Project.
SECTION 2: The provisions of this Resolution are severable and if any provision, clause, sentence, word, or part thereof is held illegal, invalid, unconstitutional, or inapplicable to any person or circumstances, such illegality, invalidity, unconstitutionality, or inapplicability shall not affect or impair any of the remaining provisions, clauses, sentences, sections, words, or parts thereof of the Resolution or their applicability to other persons or circumstances.
SECTION 3: That the City Clerk shall certify the adoption of this Resolution and that the same shall be in full force and effect.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Industry at a regular meeting held on February 12, 2026, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
Cory Moss, Mayor
Resolution CC No. 2026-01
IS/MND
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
ATTEST:
Julie Gutierrez-Robles, City Clerk
Resolution CC No. 2026-01
IS/MND
ZCA No. 24-07, CUP No. 24-03,
DP No. 24-09 & CBA No. 25-01
Attachment 1
IS/MND and Response to Comments received on the Initial Study/Mitigated Negative Declaration
[Attached]
MEMORANDUM
DATE January 20, 2026
TO City of Industry
ADDRESS 15625 Mayor Dave Way
Industry, California 91744
CONTACT Eduardo Manriquez, Contract Senior Planner
Mike Poland, Contract Senior Project Manager
FROM Jorge Estrada, Senior Planner, PlaceWorks
SUBJECT Response to Southern California Edison Comments Received on the Marici BESS Facility Public Draft IS/MND
PROJECT NUMBER IND-22.17
Following are comments the City of Industry (City) received from Southern California Edison (SCE) on the Marici BESS Facility Public Draft IS/MND and the City’s responses to those comments.
Comment 1: Under V. Cultural Resources, issue a, the discussion states, “According to the Cultural Records Search conducted for the proposed Project (TRC 2024), a review of historic maps and aerials indicated that the Project Site remained undeveloped until sometime between 1953 and 1966, when development and paving appeared…Additionally, historic maps and aerial photos indicate that the buildings and associated infrastructure features that exist on-site were developed after 2000, which would make them ineligible for local, state, or federal listing. Therefore, the Project Site does not contain any historic resources as defined by CEQA (TRC 2024)” (page 70).
Walnut Substation was built in 1957, and an existing transmission line located within the Project Site was built in 1954. Could the impact analysis be clarified to show these features have been considered? Response: The discussion and reference of existing uses on the project site and these being developed after 2000 is directly in reference to only the buildings and improvements on the project site that will be developed with the BESS facility. It is not in reference to the development and improvements that exist on the adjacent SCE Walnut Substation. Therefore, the analysis provided in Section V, Cultural Resources, of the IS/MND is correct and no changes are needed. The analysis is based on the Cultural Records Search Results conducted for the project site, which formed the bases for the analysis provided in the IS/MND. All features that exist on the project site were adequately analyzed and considered in the Cultural Records Search Results and IS/MND.
Comment 2. SCE would not be able to implement Mitigation Measure CUL-1 Retention of a Qualified Archaeologist, which states, “…In consideration of the potential to encounter intact cultural deposits beneath imported (non-native) fill soils and/or existing development, the qualified archaeologist shall survey the development area once fill soils have been removed to ensure that no cultural deposits underly the fill layer…” (page 71). Specifically, the TSP footing would be installed using a drill shaft with sleeves for integrity.
Native soils would not be intact when recovered, and construction methods would not allow the
January 20, 2026 | Page 2
archaeologist to survey the development area once fill soils have been removed. SCE could still implement Mitigation Measure CUL-2 Inadvertent Discovery Treatment and Protocol to ensure impacts remain less than significant.
Response: The City of Industry, project applicant, and project archaeologist will work closely with SCE through the ground-disturbing activities within the SCE Walnut Substation to ensure that Mitigation Measure CUL-1 is implemented in the most feasible way to ensure that any potential impacts to archaeological resources remain less than significant. For example, one method could include the examination of extracted soils for artifacts between all parties. This will allow all parties greater flexibility on how compliance of Mitigation Measure TCR-1 is achieved by the project applicant.
Comment 3. Mitigation Measure TCR-1 Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities states, “The Project applicant shall retain a Native American Monitor prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching…” (page 172).
However, the discussion under V. Cultural Resources states, “Given the highly disturbed condition of the Project Site and its surroundings and the limited ground disturbance proposed, the potential for development of the proposed Project to impact an unidentified archaeological resource is considered low” (page 70). Furthermore, SCE has a standard practice related to unanticipated discoveries. If archaeological resources, Tribal cultural resources, fossils, or human remains are encountered, work must stop in the vicinity of the find and an SCE archaeologist must be contacted. That would initiate SCE’s internal protocols, including a process to evaluate the find. Implementation of SCE’s standard practice, MM TCR-2, and MM TCR-3 would ensure impacts to Tribal cultural resources remain less than significant. For these reasons, SCE requests the requirement for Tribal cultural resource monitoring to be removed for its scope of work.
Response: Per SCE, due to restricted access within an operating SCE Substation, a third-party tribal monitor would not be permitted on-site. However, SCE’s EHSQ Team has extensive experience with similar mitigation measures, and through their internal protocol will ensure that impacts on tribal cultural resources will remain less than significant. The City of Industry, project applicant, project archaeologist, and tribal monitor will work closely with SCE through the ground-disturbing activities within the SCE Walnut Substation to ensure that Mitigation Measure TCR-1 is implemented in the most feasible way to ensure that any potential impacts to tribal cultural resources remain less than significant. This will allow all parties greater flexibility on how compliance of Mitigation Measure TCR-1 is achieved by the project applicant.
City of Industry
MARICI BATTERY ENERGY STORAGE SYSTEM
FACILITY
December 2025 | Initial Study / Mitigated Negative Declaration
December 2025 | Initial Study / Mitigated Negative Declaration
MARICI BATTERY ENERGY STORAGE SYSTEM
FACILITY
City of Industry
Prepared for:
City of Industry
Contact: Eduardo Manriquez, Contract Senior Planner
Mike Poland, Contract Senior Project Manager
15625 Mayor Dave Way
Industry, California 91744
626.333.2211
Prepared by:
PlaceWorks
Jorge Estrada, Senior Associate II
3 MacArthur Place, Suite 1100
Santa Ana, California 92707
714.966.9220
www.placeworks.com