Cudahy City Council
July 16, 2024

N

EXISTING ZONING PLAN

REVISION HISTORY
09/06/2018 DRAWING ISSUED

SITE LOCATION
SCALE:
06/30/19
09/10/18

STARCRAFTPHILLIPE KFOUR
Y
A1.
1 SITE PLAN 4925 CECILIA ST.

CUDAH
Y, CA 9020
1 08/20/2018
RIGHT-OF-WAY WIDTH: 15 FT
30 FT (E) DRIVE WAY
18’ TO CENTER LINE
36’ TOTAL WIDTH
(ROW)
106’ - 0”
189’ - 6” 200’ - 6” 56’ - 0”
17’ - 6” 39’ - 3” 24’ - 9”
1”=40’-0”
EMP. VEHICULAR CIRCULATION
SHP. VEHICULAR CIRCULATION
EMP. VEHICULAR CIRCULATION
SHP. VEHICULAR CIRCULATION
ADJACENT TO 4931 PROPOSED MANUFACTURING AND DISTRIBUTION OF CANNABIS ADJACENT TO 4915 PROPOSED CANNABIS FACILITY

PROPOSED CANNABIS FACILITY

EXISTING BUILDING TO REMAIN
10,649 sq. ft.

CONCRETE WALKWAY

PROPERTY LINE

PROPERTY LINE

PATH OF TRAVEL

PROPERTY LINE
(E) BLOCK WALL @ 6FT HEIGHT
(E) EMPTY LOT

PROPERTY LINE
8 FT HIGH FRONT YARD FENCE

GATE W/ VISITOR CHECK IN SYSTEM

EXISTING STREET NUMBER SIGN

LOADING AREA
4931 PARKING
1 654321
BICYCLE RACKS 2 3 4 75 6 8 9 1210 11

CECELIA ST

EXISTING ADDRESS SIGN
ACCESS
(W/ LOCKBOX)

MAIN ENTRANCE
EASEMENT THROUGH 4931 & 4915

2. VEHICLE ACCESS THROUGH EASEMENT FROM 4931 & 4915 FACILITY

1. VEHICLE REVERSE & TURNAROUND USING EASEMENT THROUGH 4915 FACILITY NOTE:
5’
1: CANNABIS TRIMMING

LIST OF HAZARDOUS/COMBUSTABLE WASTE
4’
4’
5’
Y D., U.A. OVERLA N W/ I E TIAL ZON N IDE S T TO RE N ACE J AD NUM.

PARKING SCHEDULE
1 2 3 4 5 6 7 8 9 10 11 12 TYP.

VAN
ADA

STANDARD
PARKING DIMENSIONS: 9’ x 18’
ROW TYPE: F COLLECTOR STREET
TOTAL IMMIDIATE PARKING: 12
ZONING: COMMERCIAL MANUFACTURING (CM)
OCCUPANCY TYPE: F1
LICENSE TYPE: CULTIVATION OF CANNABIS
TOTAL LANDSCAPE AREA: 100 SQ. FT.

EXISTING BUILDING AREA: 10,649 SQ. FT.

LOT FAR: 0.35
4925 AREA: 30,112 SQ. FT. (0.69 ACRES)
APN: 6224-024-008

TENANT IMPROVEMENT
4925 CECILIA ST. A3

STARCRAFT

EMPLOYEE VEHICULAR CIRCULATION

SHIPPING VEHICULAR CIRCULATION

SITE LOCATION

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018
826 of 1055

ATTACHMENT E

SCALE: 1” = 40’-0”
A1.1.1

LANDSCAPE
PLAN
N

F A D E D
(323) 350-0051
1340 MONTECITO DRLOS ANGELESCA
90031

DESIGNER/ ARCHITEC
T

REVISION HISTORY
09/06/2018 DRAWING ISSUED

PHILLIPEKFOURY

HYDROZONE INFO TABLE

HYDROZONE
1 VERY LOW WATER USE A-1 0 SQ. FT.

N / A
N / A
N / A
N / A
N / A
N / A
DRIP
1 VERY LOW WATER USE
TOTAL
A-1
0 SQ. FT.
0 SQ. FT. DRIP
VALVE IRRIGATION AREA SQ. FT. %OF IRRIGATED AREA
ETWU = MAWA
ETWU = 0 GALLONS PER YEAR
ETWU = (49.7) (0.62) [(0)/.81) + 0]
ETWU = (ETo) (0.62) [(PF X HA)/IE) + SLA]
MAWA = 0 GALLONS PER YEAR
MAWA = (49.7) (.62) [(0.7 x 0) + (0.3 x 0)]
MAWA = (ETo) (.62) [(0.7 x LA) + (0.3 x SLA)]
AREA

MEXICAN BUSH SAGE

SALVIA SONOMENSIS

ALOE BARBADENSIS

ECHEVERIA

FESTUCA OVINA

TULBAGHIA VIOLACEA

SALVIA LEUCANTHA
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
5 GALLON
5 GALLON

CREEPING SAGE
(ORANGE FLOWERING)

ALOE VERA ASSORTMENT

FLOWER SUCCULENT

SHEEP FESCUE
(FLOWERING)

SOCIETY GARLIC

PLANT LEGEND KEY NOTES

SYMBOL SCIENTIFIC NAME COMMON NAME SIZE

POINT OF CONNECTION
WILKINS HOSE BIB 3/4” THREADED ON SCH 80 RISER
WILKINS PRESSURE REGULATOR 1-70XL REGULATE TO 80 PSI
BALL VALVE BRASS NIBCO 1’ - T585701 INSTALL ABOVE GROUND JM EAGLE OR EQUAL MAIN LINE SCH 40 ABOVE GROUND USE SCH 80 DRIP IRRIGATION VALVE RAINBIRD XACZ-C75-PRF 30 PSI - WORKING PSI NETAFIM INLINE DRIP TUBING TECHLINE .5 GPH @ 12” SPACING

IRRIGATION LEGEND

SYMBOL DESCRIPTION MANUFACTURER MODEL COMMENTS
SQ. FT.
0 0
MODERATE A-1 0 SQ. FT.

MODERATE .5
.5
A-2
TOTAL
0 SQ. FT.

ETWU TABLE

HYDROZONE PLANT WATER USE PLANT FACTOR (PF) HYDROZONE
AREA SQ. FT. (HA)

PF X HA
AREA SQ. FT.
1/2” BLACK LAVA ROCK

IRRIGATED PLANT AREA

DECOMPOSED GRANITE
PARKING DIMENSIONS: 9’ x 18’
ROW TYPE: F COLLECTOR STREET
TOTAL IMMIDIATE PARKING: 12
ZONING: COMMERCIAL MANUFACTURING (CM)
OCCUPANCY TYPE: F1
LICENSE TYPE: CULTIVATION OF CANNABIS
TOTAL LANDSCAPE AREA: 0 SQ. FT.

EXISTING BUILDING AREA: 10,649 SQ. FT.

LOT FAR: 0.35
4925 AREA: 30,112 SQ. FT. (0.69 ACRES)
APN: 6224-024-009

TENANT IMPROVEMENT
4925 CECILIA ST. A3

STARCRAFT

STARCRAFT
4925 CECILIA ST.

CUDAH
Y, CA 9020
1 09/06/2018

8 INSTALL RAIN AND WIND SENSOR WITH AUTOMATIC CONTROLLER IF APPLICABLE 7 AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.

LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.

SIGNER OF THE LANDSCAPE PLANS, THE SIGNER OF THE IRRIGATION PLANS, OR THE 6 A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES. 5 A DIAGRAM OF THE IRRIGATION PLAN SHOWING THE HYDROZONES SHALL BE THE EFFICIENT USE OF RECLAIMED OR RECYCLED WATER IN THE LANDSCAPE DESIGN PLANS. 4 I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR WHERE LOW POINT DRAINAGE COULD OCCUR.
3 CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES. 2 PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6’ INTO SOIL.

COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQ. FT. 1 FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL,

EPILOBIUM CANUM CALIFORNIA FUCHSIA

ACANTHOCALYCIUM GLAUCUM ECHINOPSIS GLAUCINA

HARDSCAPE AREA/PERMEABLE PAVING
1/2” BLACK LAVA ROCK

DECOMPOSED GRANITE (DG)
C
B
A
827 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
1 A3.0
1 A3.0

TOTAL BUILDING DIAGONAL
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U 156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
573 SF
CLONE
1084 SF
VEG
1453 SF
FLOWER
1949 SF
FLOWER
1997 SF
FLOWER
375 SF

TRIM, DRY
TOTAL CANOPY AREA: 3,200 SQ. FTTOTAL FLOWERING ROOM AREA: 5,399 SQ. FT.

EXISTING METAL WALLPROPOSED WOOD STUD WALLEXISTING PANEL WALL 130' - 8"
6' - 7 3/4" 19' - 11 21/32" 37' - 8 19/32" 49' - 5 1/2" 5' - 2" 12' - 0" 4' - 1" 8' - 10 11/32" 17' - 4 21/32" 7' - 9" 11' - 7" 11' - 7 1/2" 32' - 0 1/4" 6' - 4 1/2" 7' - 0" 6' - 9"
22' - 2 3/4"
41' - 5 1/4" 29' - 7 1/4" 13' - 4" 5' - 6 1/2" 4' - 0 21/32" 73' - 1 3/32" 1' - 9" 45' - 5 1/4" 3' - 3 1/8" 41' - 4 7/8" 18' - 0" 20' - 10"
46' - 4 1/8" 47' - 1 7/8"
33 SF
VAULT
5' - 0" 7' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A1.2

PROPOSED
FLOOR
PLAN
4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018

1. Any inconsistencies or unforeseen conditions to be reviewed NOTES:
by the Architect prior to

2. All dimensions are too face of structure unless otherwise no proceeding with construction. ted.

4. Contractor shall provide, erect, and maintain all temporary 3. Do not scale from drawings. barriers and guards, and
all temporary shoring and bracing as required by city and state regulations.5. Contractor shall provide adequate weather protection for the building and its contents 6. Contractor shall provide tem during the course of the work. porary sanitary facilities as to least impact neighbors and

7. All door and window dimensions to be centerline of clear ope as directed by city regulations. ning.

8. All casework dimensions to face of finish.

N
828 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
1 A3.0
1 A3.0

TOTAL BUILDING DIAGONAL
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U 156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
573 SF
CLONE
1084 SF
VEG
1453 SF
FLOWER
1949 SF
FLOWER
1997 SF
FLOWER
375 SF

TRIM, DRY

TOTAL CANO
TOTAL FLOWERING ROOM AREA: 5,399 SQ. FT.

PY AREA: 3,200 SQ. FT

CULTIVATION LICENSE
130' - 8"
6' - 7 3/4" 19' - 11 21/32" 37' - 8 19/32" 49' - 5 1/2" 5' - 2" 12' - 0" 4' - 1" 8' - 10 11/32" 17' - 4 21/32" 7' - 9" 11' - 7" 11' - 7 1/2" 32' - 0 1/4"
6' - 4 1/2"
7' - 0"
6' - 9"
22' - 2 3/4"
41' - 5 1/4" 29' - 7 1/4"
13' - 4" 5' - 6 1/2" 4' - 0 21/32"
73' - 1 3/32"
1' - 9"
45' - 5 1/4"
3' - 3 1/8"
41' - 4 7/8"
18' - 0"
20' - 10"
46' - 4 1/8" 47' - 1 7/8"
5' - 0"
33 SF
VAULT
7' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFTPHILLIPE KFOUR
Y
A1.2.1
LICENSEINGDIAGRAM 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
829 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U
156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
5' - 2"
573 SF
CLONE
1084 SF
VEG
1453 SF
FLOWER
1949 SF
FLOWER
1997 SF
FLOWER
375 SF

TRIM, DRY
6' - 7 3/4"
20' - 10"
32' - 0 1/4"
20' - 9"
48' - 5 3/8"
41' - 5 1/4"
37' - 8 19/32" 49' - 5 1/2"
29' - 7 1/4"
28' - 9 1/4"
19' - 11 21/32"
47' - 1 7/8"

SECURITY CAMERA
LA
LA
LA
LA 664 SF

SHIPPING / RECEIVING
LA
LA
LA
LA
LA
LA
LA

LA LIMITED ACCESS
/EMERGENCY EXITMAIN ENTRY

EXIT ONLYEMERGENCY

GATERECEIVING ROLL UP SHIPPING /
33 SF
VAULT
E1 E2 E3 E4 E3 E4 E5 E6 E7 E8 E9 E10 E11 E12 E13 E14
E24
E23
E22
E21
E20
E19
E18
E17
E16
E15
E26 E25 E28 E27 E30 E29 E32 E31 E34 E33 E36 E35 E38 E37 E40 E39 E41
E42
E43
E44
E45
E46
E47
E48
E49
E50
L1
L2
S1 LA
S2
CM2CM1
CM4CM3
CM6CM5
CM8CM7
W1
MECH 1
W2
MECH 2
CM9 CM10 CM11 CM12
CM13 CM14 CM15 CM16
CM16 CM17 CM18 CM19
S1 S2
S3 S4
T1
T3
T2
T4
C1
C5C4C3C2
C6
C7
C8
M1 M2
M3
M4
M5
V1 V2 V3 V4
V7V6V5
V8 V9 V10
V11
V12V13
F1
F2 F3 F4
F6F5
F7
F8 F9 F10 F11
F12
F13
F14
S3
F15 F16
F17
F18
F20
F19
F21 F22 F23
F24
F25
F26 F27 F28
F31F30
F29
F32 F33 F34
F35
F36
SCALE:
06/30/19
09/10/18
3/32" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A1.6

SECURITY
PLAN 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
830 of 1055

ATTACHMENT E

TOP OF

STRUCTURE
31' - 0"
P-1 P-1 P-1 P-1 P-1
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A3.0

BUILDING
SECTION 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
831 of 1055

ATTACHMENT E

LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 7 1/2"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 1 3/4"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 7 1/2"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A4.0

EXTERIOR
ELEVATIONS 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018

NORTH SOUTH
WEST
EAST
832 of 1055

ATTACHMENT E

SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A6.0
ADA 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018

ADA BATHROOMS
N

2. ALL DOOR TYPES TO BE WIDER THAN 3' IN WIDTH1. ALL TURN-CORNERS WIDER THAN 5' RADIUS.NOTES:
833 of 1055

ATTACHMENT E

EXISTING 4" CONCRETE SLAB

EXISTING CONCRETE FOOTING
(E)
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
S1

FOUNDATION
PLAN 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
834 of 1055

ATTACHMENT E

7' - 1 3/4" 5' - 8" 7' - 7" 20' - 7 21/32" 38' - 4 19/32" 50' - 1 1/2" 42' - 1 1/4" 8' - 1 3/4" 30' - 3 1/4"
21' - 4" 9' - 5 11/32" 17' - 10 21/32" 8' - 3" 12' - 1" 12' - 1 1/2" 21' - 6" 8' - 1 3/4" 22' - 10 3/4"

EXISTING METAL WALLPROPOSED WOOD STUD WALLEXISTING PANEL WALL SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
S2

FRAMING
PLAN 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
835 of 1055

ATTACHMENT E

SCALE:
06/30/19
09/10/18

STARCRAFT

PHILLIPE KFOURY
S3

STRUCTURAL
DETAIL 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
• INSULATION, VAPOR BARRIERS, AND RELATIVELY SMALL MECHANICAL A• STUDS SPACED 16" O.C. UNLESS OTHERWISE NOTED• TO ACCOMODATE FRAMING• TO ACCOMODATE DRY WALL SHEATHING AND PAINT FINISH• NEW PROPOSED STRUCTURES INCLUDE: PARTITION WALLS WOOD STUD WALLS

ND ELECTRICAL

LINES MAY BE ACCOMODATED WITHIN STUD THICKNESS
SEALANT PAINT 3/4" DRY WALL2" X 4" WOODEN STUD
836 of 1055

ATTACHMENT E

EXHIBIT “E”

ADDITIONAL BUSINESS STANDARDS
(IF APPLICABLE)
837 of 1055 ATTACHMENT E Page 1510 of 3559
EXHIBIT “F”

STANDARDS AND CONDITIONS FOR CONSTRUCTION
(IF APPLICABLE)
838 of 1055 ATTACHMENT E Page 1511 of 3559
“Serving The People” "Sirviendo A La Comunidad"
Staff Report
12/04/18 Page 1 of 28

STAFF REPORT
Date: December 4, 2018
To: Honorable Mayor and City Council Members
From: Jose E. Pulido, City Manager
By: Ebony J. McGee Andersen, Economic Development Principal Planner Salvador Lopez Jr, Interim Community Development Manager Subject: Commercial Cannabis Permit (CCP) No. CCP18-0015 and Development Agreement (DA) No. DA18-015C (Location: 4931 Cecilia Street, Applicant:

Staple Room LLC)

RECOMMENDATION
The City Council is requested to:

1. Adopt Resolution No. 18-58 entitled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CUDAHY, CALIFORNIA, INSTRUCTING THE PLANNING COMMISSION TO IMMEDIATELY

COMPLETE ITS PUBLIC MEETING ON AN APPLICATION FOR A DEVELOPMENT AGREEMENT

BY AND BETWEEN THE CITY OF CUDAHY AND STAPLE ROOM, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT” OR

2. Adopt Resolution No. 18-59 entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CUDAHY, CALIFORNIA, TO HEAR AN APPLICATION FOR A DEVELOPMENT AGREEMENT

BY AND BETWEEN THE CITY OF CUDAHY AND STAPLE ROOM, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT”; AND

3. Adopt Ordinance No. 700 entitled, by First Reading, entitled, “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUDAHY, CALIFORNIA, APPROVING: (1) A DEVELOPMENT AGREEMENT [NO. DA18-015C] BY AND BETWEEN THE CITY OF CUDAHY AND STAPLE ROOM, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND (2) THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT”.

Item Number
11D
839 of 1055 ATTACHMENT E Page 1512 of 3559
“Serving The People” "Sirviendo A La Comunidad"
Staff Report
12/04/18 Page 2 of 28

BACKGROUND

1. In 1996, the California Legislature approved Proposition 215, also known as the Compassionate Use Act (the “CUA”), which was codified under Health and Safety Code Section 11262.5 et sec. and was intended to enable persons in need of medical marijuana for specified medical purposes, such as cancer, anorexia, AIDS, chronic pain, glaucoma and arthritis, to obtain and use marijuana under limited circumstances and where recommended by a physician. The CUA provides that “nothing in this section shall be construed or supersede legislation prohibiting persons from engaging in conduct that endangers others, or to condone the diversion of marijuana for non-medical purposes.”

2. In 2004, the California Legislature enacted the Medical Marijuana Program Act (Health & Saf. Code, § 11362.7 et seq.) (the “MMP”), which clarified the scope of the CUA, created a state-approved voluntary medical marijuana identification card program, and authorized cities to adopt and enforce rules and regulations consistent with the MMP. Assembly Bill 2650 (2010) and Assembly Bill 1300 (2011) amended the MMP to expressly recognize the authority of counties and cities to “[a]dopt local ordinances that regulate the location, operation, or establishment of a medical marijuana cooperative or collective” and to civilly and criminally enforce such ordinances.

The Federal Controlled Substances Act (21 U.S. C., § 801 et seq.) makes it unlawful under federal law for any person to cultivate, manufacture, distribute or dispense, or possess with intent to manufacture, distribute, or dispense marijuana. Despite such federal prohibition, on August 29, 2013, the United States Department of Justice issued a memorandum (the “Cole Memo”) stating that, notwithstanding the federal classification of marijuana as a schedule 1 controlled substance, jurisdictions that have legalized marijuana in some form are less likely to be subject to federal enforcement under the Controlled Substances Act if they have implemented strong and effective regulatory and enforcement systems to follow eight guiding principles: (1) preventing the distribution of marijuana to minors; (2) preventing revenue from the sale of marijuana from going to criminal enterprises, gangs, and cartels; (3) preventing the diversion of marijuana from states where it is legal under state law in some form to other states; (4) preventing state authorized marijuana activity from being used as a cover or pretext for the trafficking of other illegal drugs or other illegal activity; (5) preventing violence and the use of firearms in the cultivation and distribution of marijuana; (6) preventing drugged driving and the exacerbation of other adverse public health consequences associated with marijuana use; (7) preventing the growing of marijuana on public lands and the attendant public safety and environmental dangers posed by marijuana production on public lands; and (8) preventing marijuana possession or use on federal property. 840 of 1055 ATTACHMENT E Page 1513 of 3559
“Serving The People” "Sirviendo A La Comunidad"
Staff Report
12/04/18 Page 3 of 28

3. On February 1, 2012, California Governor Brown dissolved the redevelopment areas in cities statewide thereby negating $3 million annually in funds to the Cudahy Community Development Commission (CDC).

4. On July 12, 2014, the City Council held a Special Meeting to prepare a draft strategic plan (Attachment A) which among other things identified the need to establish an economic development plan, develop consistent revenue generators, implement a business retention program, and above all use these various tools to adopt a balanced budget.

5. On August 11, 2014, the City Council entered into an Employment Agreement with Jose E.

Pulido for the City Manager position.

6. On August 10, 2015, the City Council approved the addition of an Economic Development Ordinance No. 652 with the goal of providing the City with an economic development venue to implement its General and Strategic Plan.

7. In September 2015, the California State Legislature enacted, and Governor Brown signed into law three bills – Assembly Bill 243, Assembly Bill 266, and Senate Bill 643 – which together comprise the Medical Marijuana Regulation and Safety Act (the “MMRSA”). The MMRSA created a comprehensive dual state licensing system for the cultivation, manufacture, retail, sale, transport, distribution, delivery, and testing of medical cannabis.

8. On October 26, 2015, the City Council approved Ordinance No. 653 to amend the municipal code to provide investment and development opportunities in our dilapidated and underutilized industrial zones through a Development Agreement (DA).

9. On August 22, 2016, the City Council adopted Interim Urgency Ordinance No. 656U to establish a temporary moratorium on medical “commercial cannabis activities,” as defined under the MMRSA, for a period of 45 days and extended such moratorium for an additional period of 22 months and 15 days under Interim Urgency Ordinance No. 661, on September 26, 2016.

The MMRSA was renamed the Medical Cannabis Regulation and Safety Act (the “MCRSA”) under Senate Bill 837 in June 2016, which also included substantive changes to the applicable state laws, which affect the various state agencies involved in regulating cannabis businesses as well as potential licensees.

10. On November 8, 2016, the Control, Regulate, and Tax Adult Use of Marijuana Act (“AUMA”) was approved California voters as Proposition 64 and became effective on 841 of 1055 ATTACHMENT E Page 1514 of 3559
“Serving The People” "Sirviendo A La Comunidad"
Staff Report
12/04/18 Page 4 of 28

November 9, 2016, pursuant to the California Constitution (Cal. Const., art. II, § 10(a).).

Proposition 64 legalized the nonmedical use of cannabis by persons 21 years of age and over, and the personal cultivation of up to six (6) cannabis plants.

11. On November 14, 2016, the City Council adopted Urgency Ordinance No. 663 to prohibit outdoor personal marijuana cultivation and establish regulations and a permitting process for indoor personal marijuana cultivation.

AUMA also created a state regulatory and licensing system governing the commercial cultivation, testing, and distribution of nonmedical cannabis, and the manufacturing of nonmedical cannabis products.

12. On January 9, 2017, Interim Urgency Ordinance No. 666 was adopted by the City Council to establish a temporary moratorium on nonmedical “commercial cannabis activities” for a period of 45 days and extended such moratorium for an additional period of 22 months and 15 days under Interim Urgency Ordinance No. 667, on February 27, 2017.

13. On June 27, 2017, Governor Brown signed the Legislature-approved Senate Bill 94. SB 94 combined elements of the MCRSA and AUMA to establish a streamlined singular regulatory and licensing structure for both medical and nonmedical cannabis activities given that there were discrepancies between the MCRSA and AUMA. The new consolidated provisions under SB 94 are now known as the Medicinal and Adult-Use Cannabis Regulation and Safety Act (“MAUCRSA”) to be governed by the California Bureau of Cannabis Control. MAUCRSA refers to medical cannabis as “medicinal cannabis” and nonmedical/recreational cannabis as “adult-use cannabis.”

14. On June 27, 2017, as part of an Economic Development Ad Hoc Committee presentation on City Council opportunities, commercial cannabis regulations and strategies were discussed by the City Council. Based upon such discussion and direction from the City Council, the City sought to establish an overlay zone in the City in which certain medicinalonly commercial cannabis activities could be conducted in accordance with MAUCRSA and the City’s police power under Section 7 of Article XI of the California Constitution.

15. On July 31, 2017, the Cudahy Planning Commission adopted Planning Commission Resolution No. 17-03, which: (1) found that the proposed Ordinance No. 673 is consistent with the General Plan and compliant with CEQA; and (2) recommended City Council approval of the proposed Ordinance No. 673.
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16. At its meeting of August 24, 2017, the City Council approved Ordinance No. 673 for First Reading.

17. On September 11, 2017, the City Council held a Second Reading of Ordinance No. 673.

18. On September 25, 2017, the City entered into Professional Services Agreements (PSA) with Vincent Sarmiento and Glenn Ward Calsada for cannabis legal counsel; MGO for technical consultation, economic projection and application screening and review; and emja Planning + Development, for policy development, permit processing, project management and on-going compliance enforcement services in connection with the City’s Cannabis Program.

19. On September 21, 2017, an amendment to the City’s fee schedule, was approved and adopted by City Council.

20. On December 4, 2017, the Commercial Cannabis Permit applications were initially due to the City, after a 45-day application period. However, due to technical difficulties with the online application program, the City Manager extended the application submission deadline to December 15, 2017.

21. On December 15, 2017, the City received 41 applications for commercial cannabis license types were received by the City, including those for cultivation, manufacturing, retail delivery, distribution and testing.

22. On February 1, 2018, the City received reimbursement agreements from applicants to ensure all staff and consultant time, including permit processing, monitoring and compliance costs, will be reimbursed to the City by the applicant.

23. On March 20, 2018, the City Council approved a General Plan Update (General Plan 2040) which established new Zoning Districts; however, the Zoning Code Amendment which will formally establish the districts and uses therein, had not been considered by the Council to date. Upon approval and adoption of the new districts, the existing Commercial Manufacturing (CM) zone will become a Light Industrial (LI) Subdistrict, which is consistent with the General Plan Land Use Designation.

24. On November 9, 2018 the Planning Department and City Clerk’s Office provided public notice regarding the Planning Commission hearing on this matter in accordance with the requirements of Government Code §65091 and the City Municipal Code. The Planning 843 of 1055 ATTACHMENT E Page 1516 of 3559
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Division mailed notices to all owners of property within 300 feet of the project site and placed a legal ad in the Press Telegram.

25. On November 19, 2018, the City of Cudahy Planning Commission ("Planning Commission") conducted a properly noticed public hearing to consider the recommendation of an Ordinance approving a Development Agreement By and Between the City of Cudahy and STAPLE ROOM, LLC a California limited liability company [DA#18-015C] ("Development Agreement") and the issuance of Commercial Cannabis Facility Permit No. CCP 18-0015 to allow a Commercial Cannabis Facility for the Site set forth in the Development Agreement located at 4931 Cecelia Street, City of Cudahy, CA. On a 2-1 vote, the Commission continued the item to the next Planning Commission Meeting to a date uncertain. In order to avoid a violation of the California Permit Streamlining Act, the City Council, pursuant to Section 20.84.550 of the CMC, the City Council may, on its own, initiate a public hearing on a Development Agreement with or without the recommendation of the Planning Commission.

26. On November 21, 2018, and November 23, 2018, the City received written correspondence in the nature of an appeal from representatives for VM Evergreen, LLC, Starcraft, LLC and Staple Room, LLC requesting that the City Council hold an immediate hearing on their applications for a Commercial Cannabis Facility permit and a Development Agreement. The letters are attached to this Staff Report (Attachment A).

The representatives complain that the Planning Commission’s failure to timely act on their applications was for no legitimate land-use reason and its continuation of a decision on the matter to an unspecified future hearing date is an unjustified delay in the processing of the CCF permits and Development Agreements resulting in substantial injury and significant competitive disadvantage. The Planning Commission’s failure to act has also placed their projects in jeopardy of losing state issued cannabis licenses. Under such circumstances, the Planning Commission’s indecision and/or purposeful delay has resulted in a defacto denial of the applications for development permits without expressed findings of facts as required by law.

27. On November 24, 2018, the Planning Department and City Clerk’s Office provided public notice regarding the City Council hearing on this matter in accordance with the requirements of Government Code §65091 and the City Municipal Code. The Planning Division mailed notices to all owners of property within 300 feet of the project site, placed a legal ad in the Press Telegram and posted the notice at all required city facilities. 844 of 1055 ATTACHMENT E Page 1517 of 3559
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ANALYSIS
Approximately four years ago, the City Council identified a growing number of vacant and dilapidated warehouses within the City. These vacancies created a blighted condition in the City’s industrial areas. With the decline in local and national manufacturing industry, businesses once operating successfully, closed and left the City, causing employment opportunities and sales tax dollars to drastically decrease. Because of these circumstances, the City Council worked to create new economic development tools for the City, including the establishment of a new economic development chapter to the City’s municipal code (Ordinance 6530). The new chapter outlined economic development tools such as Development Agreements to take advantage of emerging business trends. Last month, the City Council adopted the City’s 2040 General Plan update to address outdated land-use policies. These additions will help further the City’s economic development goals and policies.

To implement the City Council’s and community’s goals to address underperforming, blighted areas in the City, the Council formed an Economic Development Ad hoc Committee. The primary task of the ad hoc committee was to research economic opportunities for the underperforming areas and buildings within the City. The ad hoc committed looked to introduce new industries that would generate revenue for the City and create sustainable employment opportunities for Cudahy residents. The committee also wanted to ensure underutilized or abandoned industrial areas were developed into a vibrant hub of entrepreneurial activity. Consistent with these objectives, approximately two years ago, the City Council identified Commercial Cannabis as an emerging industry suitable for the industrial areas and vacant warehouse spaces. After a thorough analysis of the industry and business opportunities the industry could bring, the City Council directed the City Manager to assemble and retain a consulting team to assist with the implementation of a regulatory framework for allowing commercial cannabis activities in the City. Under the direction of the City Manager, the consulting team developed an application process, permit eligibility criteria, development standards, development agreement terms and conditions. In consultation with the applicants and City Manager, the consulting team negotiated the operational fees and community benefit program fees stipulated within the development agreements. In addition to the potential new City revenues resulting from operational fees (based on gross receipts), a Community Benefit Program fund is expected to help the City fund projects such as new parks, capital improvement projects, youth recreation programs, and holiday and special community events.

Pursuant to the City Council’s direction to the City Manager, and the State of California’s December 31, 2017 deadline to issue Cannabis-related business licenses, City staff and the 845 of 1055 ATTACHMENT E Page 1518 of 3559
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consultant team prepared a procurement process to consider applicants prior to the State of California deadline. A total of 21 applicants submitted application materials for 41 licenses by the deadline. During the past eight months, City staff and the consultant team have diligently worked to ensure the project is complete, as stipulated by the City’s Development Agreement Ordinance No. 653 and Commercial Cannabis Ordinance No. 673.

City Council Appeals Authority and California Permit Streamlining Act The City Council is considering this item at this time due to Planning Commission’s recommendation of continuing this item indefinitely rather than to a date specific. Under CMC §20.84.550, the City Council may, on its own, initiate a public hearing on a Development Agreement with or without the recommendation of the Planning Commission. Additionally, Section 20.08.020 of the CMC states that the City Council has the authority to "Act as the appeal body of the Planning Commission” and "Hear and act" upon applications for development agreements and other matters listed in Table 20.84-1, which include conditional use permits, development review permits etc. such as the ones sought by VM Evergreen, Starcraft and Staple Room. Moreover, under CMC §20.84.160, "any person dissatisfied with an interpretation or action of the Approving Authority may appeal such action to the Appeal Authority ..." and under CMC §20.84.160.C, the filing of an appeal "stays all proceedings until a decision on the appeal has been made by the decision-making body." Based on the above referenced CMC provisions, the City Council has the authority to consider this item and treat the applicant's request as an appeal of the Planning Commission's action.

Alternatively, CMC §20.84.160.B, gives the City Council authority, on its own, to initiate a public hearing on a Development Agreement. In addition, it appears that the applicants are triggering the Permit Streamlining Act and therefore it is now necessary and appropriate for this Council to promptly move this matter forward.

PROJECT SITE LOCATION AND ASSESSOR’S PARCEL NUMBER
The project site is located at 4931 Cecelia Street. The Tax Assessor’s Parcel Number (APN) is 6224-024-009.
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Figure 1.1 - Proposed Project Site

PROJECT DESCRIPTION

The proposed project includes a Commercial Cannabis Permit, which is a type of conditional use permit, to allow for a Commercial Cannabis Facility and a Development Agreement (DA) for commercial cannabis activities including manufacturing and distribution within an existing, currently vacant, approximately 8,525 square foot industrial building. The site is currently developed with one commercial building. The proposed project will be built in one phase and includes the following commercial cannabis activities:
 Manufacturing: The manufacturing area consists of a 1,186 square foot manufacturing and packaging area, a 188 square foot quarantine and testing room, a 353 square foot liquid and solid processing room including a liquid and solid separator, three (3) freezer rooms totaling 198 square feet, a 454 square foot flammable gas storage and usage room, a 221 square foot mechanical chase room, a 221 square foot post processing room, a 64 square foot lobby, and a 48 square foot security check-in.

The total manufacturing area is 2,933 square feet.
 Distribution: The distribution activities will occur with an area comprised of a 3,500 square foot room, a 77 square foot office, a 64 square foot lobby, and a 48 square foot security check-in. The total distribution area is 3,689 square feet. 847 of 1055 ATTACHMENT E Page 1520 of 3559
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The proposed facility includes a total of 6,622 square feet of production space and 1,903 square feet of total premises space.
 General Business Offices: The facilities office hours will be from 8 a.m. to 6 p.m., 5 days a week and facility operations will be 24 hours, with approximately ten (10) employees per shift.

Parking/Loading/Access: The proposed project provides 18 parking spaces, including 2 accessible van spaces. Loading will take place on-site. Vehicular access to the site will be through an existing shared driveway on Cecelia Street. Within the site, access to the structure will be through the secured front office entrance. The project complies with the CAL Green Tier 1 by incorporating stormwater pollution prevention measures, installing energy- and water-efficient equipment, and planting native and drought-tolerant landscaping at the front of the property.

Security: The project will secure the facility against unauthorized entry by installing security lights on the exterior of the building to illuminate the side yards and parking area, installing commercial-grade locks, installing an alarm and video surveillance system, establishing procedures for identifying authorized persons, establish inventory controls, and install a secure surveillance vault to maintain the integrity of records. In addition, the applicant will engage a licensed security company to provide an operational security plan in compliance with Ordinance 673.

Staple Room LLC will employ approximately 10 employees. As a term of the Development Agreement with the City, the facility must offer 50% of the employment opportunities to City residents. This will result in at least five (5) jobs in the City. Currently, the site offers no employment opportunities to residents or otherwise, as the facility is vacant. The existing industrial building is located on a 11,165 square foot lot, which is unmaintained with no landscaping. With the façade and site improvements proposed by the applicant, the site would include a new security fence with lighting, 24-hour security cameras, 275 square feet of new landscaping area, various tenant improvements, and parking lot upgrades. All development will be consistent with the City’s proposed design and landscaping guidelines.

Staple Room LLC has agreed to provide living wages, full-time employment, and medical benefits to their employees, as a term of their development agreement with the City. In addition to employment and other economic opportunities, Staple Room LLC would further the City’s beautification efforts by providing on-site improvements, extensive landscaping, and enhance the security measures to the facility. Staple Room LLC has demonstrated to the 848 of 1055 ATTACHMENT E Page 1521 of 3559
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City that they are an exemplary corporate partner and would be dedicated to meeting the goals of the City and community.

Commercial Cannabis Permit (CCP) and License Types
Pursuant to the Cudahy Municipal Code (CMC) Chapter 20.120.030 (Ordinance No. 673), all Commercial Cannabis activities, except retail dispensaries, shall be allowed within the Urban Agriculture Overlay Zone with a Development Agreement adopted in accordance with accordance with the Development Agreement Law (Government Code Section 65864 et. Seq.) and CMC Chapter 20.28 (Development Agreements). The City shall issue Commercial Cannabis Permits (CCP) as defined in Chapter 5.20.020(c). Cannabis permits may authorize Commercial Cannabis Activity, including, but not limited to, Cannabis Cultivation, Manufacturing, Distribution, Retail Delivery, Microbusinesses and Testing. Commercial Cannabis activities may be conditionally permitted within the Urban Agriculture Overlay Zone.

Commercial Cannabis Permits are a distinct and unique Conditional Use Permit which can only be granted within the Urban Agriculture Overlay Zone and in accordance with applicable state law.

Each Commercial Cannabis Operator is required, by Ordinance 673, to have both a Commercial Cannabis Permit and a Development Agreement that authorizes the specific Commercial Cannabis activities. The development agreement establishes annual operating and Community Benefit Program (CBP) fees that would be paid by the Operator to the City, upon execution of the agreement. The proposed development agreements with all commercial cannabis operators require Operators to pay a monthly operating fee of $0.42 per square foot of the premises, as identified in each respective development agreement, until the owner is operating and selling products under the City and State regulatory permits.

Once operators are operating or generating income, the monthly operating fee would be the greater of $0.42 per square foot of production space or 1%-2% of gross receipts, based on the license type.

Table 2.1, below, summarizes the proposed operators and respective license types as well as the operating fees the City has assessed on each license type.

Table 2.1 Operator License Fees
Operator License Type Fee Assessment* Monthly NonOperating SF Fee ($0.42 x
premises sf)
CBP Fee
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Staple
Room LLC
(DA18-
015C)
Manufacturing 2% of gross receipts when
gross receipts exceed
$1,231.86, which
represents $0.42 per square
foot of the total 2,933
square feet of production
space.
$799.26 on
1,903 SF of
premises space
$66,667.00
Distribution 1% of gross receipts when
gross receipts exceed
$1,549.38, which
represents $0.42 per square
foot of the total 3,689
square feet of production
space.

Total Fee
Assessment
$2,781.24 minimum $799.26 $66,667.00
*see Development Agreement for definition of production space and fee assessment details for each operation.

The proposed operation would generate a minimum of $2,781.24 ($33,374.88 annually) while operational and $799.26 monthly ($9,591.12 annually) revenue for the City in the event the facility does not become operational. The non-operational fee represents the cost to the operator to hold each license. However, once the facility is generating revenue, the City would receive 1%-2% of gross receipts, when gross receipts exceed the square foot rate for production space.

GENERAL PLAN AND ZONING
The proposed project is located within the Commercial Urban Agriculture Overlay Zone. The Commercial Urban Agriculture Overlay Zone is the only area within this City where Commercial Cannabis uses are allowed under the City Cannabis Ordinance No. 673. The zone allows for all commercial cannabis activities including, cultivation, manufacturing, distribution and retail delivery.
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Figure 3.1 – Zoning and General Plan Land Use Designations Table 3.1 below indicates existing Cudahy 2040 General Plan and Zoning Land Use Designations for the proposed project site and surrounding area.

Table 3.1 – Existing General Plan and Zoning Information (Exhibit 1) Surrounding
Site
Locations
Existing Land Use
General Plan
Designation
Zoning
Designation
Proposed
Project Site
Vacant Industrial
Building Light Industrial (LI)
Light Industrial –
Urban Agriculture
Overlay Zone
North
Commercial/Industrial
Buildings (Future
Commercial Cannabis
Uses)
Light Industrial (LI)
Light Industrial –
Urban Agriculture
Overlay Zone
South
Commercial/Industrial
Buildings (Future
Commercial Cannabis
Uses)
Light Industrial (LI)
Light Industrial –
Urban Agriculture
Overlay Zone
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East
Commercial/Industrial
Buildings (Future
Commercial Cannabis
Uses)
Light Industrial (LI)
Light Industrial –
Urban Agriculture
Overlay Zone
West
Commercial/Industrial
Buildings (Future
Commercial Cannabis
Uses)
Light Industrial (LI)
Light Industrial –
Urban Agriculture
Overlay Zone
The project site is currently developed with one vacant building totaling 8,525 square feet. To the north, south, east, and west of the project site are various commercial and manufacturing facilities. The facilities to the north, south, east, and west of the project site are zoned for Commercial Cannabis activities and have Commercial Cannabis Permit application pending review or have been approved by the City.

Table 3.2 below indicates the proposed City of Cudahy General Plan and Zoning Land Use Designations for the proposed project site and surrounding area.

Table 3.2 – Proposed General Plan and Zoning Information Surrounding Site
Locations
Proposed Land Use
Proposed General
Plan Designation
Proposed Zoning
Designation
Proposed Project
Site
Commercial Cannabis
Facility
No change No change
North Commercial Cannabis
Facilities
No change No change
South Commercial Cannabis
Facilities
No change No change
East Commercial Cannabis
Facilities
No change No change
West Commercial Cannabis
Facilities
No change No change
The proposed project includes Commercial Cannabis cultivation in an existing, currently vacant, building. There is no General Plan or Zoning Designation proposed for the project site. There are two (2) Commercial Cannabis facilities proposed for the properties to the east and west and one approved to the south of the project site.

Consistency with the Cudahy 2040 General Plan
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The 2040 General Plan outlines several goals, policies and programs designed to guide development within the City and achieve the design goals expressed by the community during the General Plan Update process. The section below, identifies the applicable General Plan goals, policies and programs and demonstrates how the proposed project will comply with or meet the requirements.

1. Goal LU -1 (land use): Complete, integrated, and defined neighborhoods, corridors, and districts.
 Policy LUE 1.1: Develop, maintain, and enhance the beneficial and unique character of the different neighborhoods, districts and open spaces.

The proposed project will contribute to defining the Commercial Urban Agriculture Overlay zone by developing a business within the emerging commercial cannabis industry. The proposed facility is located within the general area of other approved commercial cannabis sites, along Cecelia Street. The unifying design themes of each commercial cannabis facility will create a cohesive, modern, improved urban landscape for the area.

2. Goal LUE -3 (land use): Aesthetically pleasing, definitive, and inclusive urban design  Require building and site frontages that define public streets with high-quality architectural and landscape design, including small-scale architectural elements and plan changes.
 Require new and renovated building be designed to avoid styles, colors, and materials that negatively impact the environment or the design character of the neighborhood and center in which they are located.

The proposed project fronts Cecelia Street, which is a public street. The project includes a landscape buffer at the property line between the adjacent parcel where access is taken and the proposed fencing. Landscaping elements include drought-tolerant native plant species with water efficient irrigation. As a condition of approval, the facility operator must submit to the City, for review and approval, a façade improvement plan and landscaping plan which are required to be designed to meet the City’s design and landscaping guidelines. The design elements include modern architecture with a neighborhood character that is highlighted by creative design spaces. The façade improvements for the existing building will comply with the design and character goals outlined in the General Plan.

3. Goal LUE (land use) – 6: Enhanced character in neighborhoods  Policy LUE 6.2: Require that new additions, renovations, and infill development be sensitive to neighborhood context and building form and scale. 853 of 1055 ATTACHMENT E Page 1526 of 3559
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The proposed project is an infill development project as the proposed facility will be operating within one existing building. While the project does not include any major construction or additions, the design and scale has been evaluated to ensure compatibility with existing and future development. The area is currently largely industrial uses, including warehouses, manufacturing facilities and storage facilities. Most existing buildings are singlestory on deep rectangular lots. The proposed project is consistent with the existing neighborhood.
 Policy LUE 6.4: Require commercial and industrial uses to screen service facilities from public view. New development should enclose loading docks and bays when directly adjacent to residential uses.

The proposed facility design includes a security wall, which will screen all commercial cannabis activities from pedestrian view. All loading activities will occur behind the facilities security wall. No facility activities will be visible from the public view shed.

4. Goal ED-1 (economic development): A diverse and healthy economy  Policy ED-1.1: Promote long-term partnerships and programs that facilitate business recruitment, retention, and expansion through partnerships with businesses, property owners, and educational, arts, and environmental communities and other stakeholder groups.

The Commercial Cannabis Program helps the City meet this economic development goal and policy by creating long-term partnerships with facility operators. The proposed project includes a 10-year development agreement and a commercial cannabis permit. Over the 10- year life of the permit, the Operator is required, as a term and condition of operation, to contribute to the economy of the City by providing employment opportunities, paying operational fees and by making an annual contribution to the General Fund with the Community Benefits Program fee. The proposed development agreement stipulates that the Operator will contribute a minimum of $66,667 annually to the City for community benefits and programs. This will result in $666,667 in revenue for the City over the 10-year permit life.

Each of the Commercial Cannabis sites will be required to make the same contribution as a term of their retrospective development agreements. If all proposed project sites are approved, the community benefit contribution alone would result in approximately $9.3 million in revenue for the City over 10 years.
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5. Goal ED – 2: A thriving business climate that attracts and retains new businesses of diverse types and sizes
 Policy ED – 2.3: Incentivize business to locate in Cudahy.  Policy ED – 2.4: Streamline development and business application process to ensure they are thorough and efficient.

The Commercial Cannabis program offers cannabis industry leaders a unique and diverse operating area in the City. The City is conveniently located near the 710, I-5, 105 and 91 freeways. In addition to major roadways, the City is near the Los Angeles International Airport and Long Beach Port – both of which are major domestic and international import/export hubs. Being located just outside the City of Los Angeles, Cudahy provides Operators an opportunity to legalize their existing cannabis businesses in an unsaturated market, with an expedited permitting process, while remaining within short distance to major retail dispensaries within greater Los Angeles area. As such, the City has attracted some of the largest-most successful cannabis brands in the industry, like Staple Room LLC. As the operator and long-term tenant, the company is committed to maintaining a corporate partnership with the City.

6. Goal ED – 3: A skilled and adaptable local workforce  Policy ED – 3.1: Strive to increase the number of Cudahy resident who both live and work in Cudahy.
 Policy ED – 3.3: Continue to support industries that provide a range of jobs at prevailing living ages through land use policy and local incentives.

As previously mentioned, the proposed development agreement includes a provision that requires the Operator to provide 50% of the employment opportunities generated by the facility to Cudahy residents. The existing building is vacant, thus providing no jobs for residents. Other business in the City are not required to meet this requirement, therefore, if the building was leased or purchased by another business, the City would not necessarily gain any new jobs. Further, the proposed development agreement requires that all employees be paid a living wage, as determined by the Los Angeles Living Wage Ordinance, as well as fulltime employment with benefits.

By agreeing to provide local jobs with living wages, Staple Room LLC will assist the City with meeting this goal and policy.

Urban Agriculture Overlay Business Standards
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The proposed project is subject to the City of Cudahy Municipal Code (CMC), Title 20, Chapter

20.120 – Commercial Urban Agriculture Overlay Zone. Table 7.1 below indicates the applicable Business Development Standards of how the proposed project complies with these standards.

Table 7.1 – Commercial Cannabis Business Standards
CMC Section Business Standard Consistency Analysis
(Does the project meet
the standard?)

COMMERCIAL

CANNABIS

PRODUCTS

MANUFACTURING
(ORD. 673, SEC

5.20.110)
Commercial Cannabis Products
Manufacturing is a permitted use only on
properties within the applicable Permit
Zone with a valid Cultivation Permit and
other requisite permits and entitlements.

Yes; the project is
located within the
Urban Agriculture
Overlay Zone as
required by the City
Zoning Code and will
operate with an
approved CCP, if
granted.

A Manufacturing Permittee must employ
at least one (1) member of its personnel
dedicated full time to quality control.

Yes; the project includes
a Condition of Approval
(COA No. 10) which
requires compliance
with this standard.

The Manufacturing Permittee must
establish standard operating procedures
and batch record that comply with current
good manufacturing practices and
applicable State Law, including MAUCRSA.

Yes; the project includes
a Condition of Approval
(COA No. 11) which
requires compliance
with this standard.
a) All Cannabis Products produced by
a Manufacturing Permittee must be
packaged in child resistant containers prior
to leaving the Premises for such
Manufacturing Permittee in accordance
with applicable State Law, including
MAUCRSA.
b) All Cannabis Products produced by
Yes; the project includes
a Condition of Approval
(COA No. 12) which
requires compliance
with this standard.
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a Manufacturing Permittee must be
labeled in compliance with applicable
State Law, including MAUCRSA.
a) Manufacturing Permittees may
conduct Manufacturing using any type of
solvents, including Volatile Solvents, or
Manufacturing processes if such
Manufacturing complies with the
requirements of this Chapter and State or
local law, including but not limited to
Health and Safety Code Section 11362.775
(or any successive State Law) all applicable
fire and building codes in the City and any
other laws of the City designed to ensure
the safety of such operation.
b) Manufacturing Permittees using
Volatile Solvents for Manufacturing
Cannabis Products must operate in a
manner to reduce the risk of explosion or
danger to public health, including through
the use of a close-loop or solvent
dispersion.

Yes; the project includes
a Condition of Approval
(COA No. 13) which
requires compliance
with this standard.

If hazardous materials, flammable gas,
flammable liquefied gas, flammable and
combustible liquids, or other flammable
material, as those terms are defined in
California Fire Code Section 202, are to be
used in the processing of commercial
Cannabis, then the provisions of California
Fire Code Section 407 shall be applicable
where hazardous materials are subject to
permits under California Fire Code Section
50 (Hazardous Materials) are located on
the Premises or where required by the
applicable building or fire official.

Yes; the facility will use
Type 7 Manufacturing
(volatile solvents)
methods and includes a
condition to obtain LA
County Fire approval
prior to operation (COA
No. 14)
Storage, use, and handling of compressed
gases in compressed gas containers,
cylinders, tanks, and systems shall comply
Yes; the facility will use
Type 7 Manufacturing
(volatile solvents)
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with California Fire Code Chapter 53.

Partially full compressed gas containers,
cylinders, or tanks containing residual
gases shall be considered as full for the
purposes of the controls required.

Compressed gases classified as hazardous
materials shall also comply with California
Fire Code Chapter 50 for general
requirements and California Fire Code
Chapter 53 addressing specific hazards,
including California Fire Code Chapter 58
(Flammable Gases), California Fire Code
Chapter 60 (Highly Toxic and Toxic
Materials), California Fire Code Chapter 63
(Oxidizers, Oxidizing Gases and Oxidizing
Cryogenic Fluids, and California Fire Code
Chapter 64 (Pyrophoric Materials).

Prevention, control, and mitigation of
dangerous conditions related to storage,
use, dispensing, mixing, and handling of
flammable and combustible liquids shall
be in accordance with California Fire Code
Chapters 50 and 57.
methods and includes a
condition to obtain LA
County Fire approval
prior to operation (COA
No. 15)

COMMERCIAL

CANNABIS AND

CANNABIS

PRODUCTS
DISTRIBUTION (ORD.
673, SEC 5.20.130)
Distribution of Cannabis and Cannabis
Products requires a Development
Agreement with the City and must be
located within the applicable Permit Zone.

Yes; the project is
located within the
Urban Agriculture
Overlay Zone as
required by the City
Zoning Code and will
operate with an
approved CCP, if
granted.

Distribution activities includes the
receiving and releasing of Cannabis and
Cannabis Products for inspection, Testing,
and quality assurance, as required under
applicable State Law and such other
activities as are permitted pursuant to
Yes; the project has a
Condition of Approval
which requires
compliance with this
standard (COA No. 18)
858 of 1055 ATTACHMENT E Page 1531 of 3559
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State Law.

A Distribution Permittee shall only
Distribute Cannabis and Cannabis Products
between Cannabis Permittees or to
facilities or portions of facilities wholly
controlled by such Distribution Permittee
to the extent permitted by State Law.

Yes; the project has a
Condition of Approval
which requires
compliance with this
standard (COA No. 19)
a) A Distribution Permittee shall
inspect all Cannabis and Cannabis Products
received by it for quality assurance prior to
Distributing to any Cannabis Permittee, as
required under applicable State Law.
b) A Distribution Permittee shall
Distribute Cannabis and Cannabis Products
to Cannabis Permittees only after such
Cannabis and Cannabis Products have
been inspected and quality tested in
accordance with applicable State Law,
including MAUCRSA.

Yes; the project has a
Condition of Approval
which requires
compliance with this
standard (COA No. 20)
A Distribution Permittee shall register with
the City each location within the City
where Cannabis and Cannabis Products
are stored for purposes of Distribution
activities within the City.

Yes; the project has a
Condition of Approval
which requires
compliance with this
standard (COA No. 21
and 22)
Urban Agriculture Overlay Proposed Design Standards
The Urban Agriculture Overlay Zone business and operational standards were established with the adoption of Ordinance 673; however, the ordinance did not provide specific design or development standards for the zone. Table 8.1 below, represents the approved designed standards for the Cannabis Zone to be incorporated in the recently approved Zoning Ordinance. To ensure consistency with the approved design standards, the proposed project has been designed to comply with the standards and the project includes conditions of approval, which would ensure compliance with development standards and design guidelines.

Design/Development Standard Consistency Analysis
Landscaping All new Commercial Cannabis Permits must Yes; the project 859 of 1055 ATTACHMENT E Page 1532 of 3559
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provide landscaping using drought-tolerant,
desert landscaping, as approved by the City.

Landscaping may include surface planters, above
ground planters, and other innovating planting
solutions, approved by the City. A 5-foot
landscape dedication is required at the front of
new and existing buildings. Exceptions may be
made for existing buildings with no existing front
yard setback.
includes a condition
(COA No. 25) that
requires compliance
with these standards.

Parking 1 parking space for every 2 employees during the peak shift; OR a parking plan approved by the
City.

Façade
Improvements
All new Commercial Cannabis Permits must
include a Façade Improvement Plan for City
approval. The plan must include new paint,
siding or other building improvement materials,
in a color scheme approved by the City.

Plans must also include new paving, as needed,
parking striping, and other site improvements, as
determined by the City.

Fencing Fencing must be provided along the front
perimeter of all Commercial Cannabis facilities.

Fencing may be constructed between 8 feet and
10 feet in the front and up to 15 feet in the back.

Materials: Decorative or reinforced metal,
wrought iron, concrete and block wall are all
allowed materials. Alternative materials may be
allowed with City approval. Chain-link and razor
wire are strictly prohibited. Fences may be
required to be constructed 5 feet from the
property line to allow for future City
improvements.

All fencing plans must be submitted to and
approved by the City prior to construction.

Set Backs When applicable, as determined by the City
Manager, a 5-foot front yard set-back may be
required for dedication for future City Public
Right of Way improvements.
860 of 1055 ATTACHMENT E Page 1533 of 3559
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CONDITIONAL USE PERMIT FINDINGS AND SUPPORTING EVIDENCE Commercial Cannabis Permits are Conditional Use Permits pursuant to the provisions of Ordinance 673 and the City Manager’s determination. The Planning Commission must make certain findings to grant a Conditional Use Permit pursuant to Section 20.44.070 of the Cudahy Municipal Code (CMC). The ability to make the required findings is evaluated below.

1. The site for a proposed conditional use should be adequate in size and shape to accommodate the yards, walls and fences, parking and loading, landscaping and other development features prescribed in this chapter, or required by the commission, city council or other authorized agent in order to integrate the conditional use with the land and uses in the neighborhood. [CMC § 20.44.070(1)] The proposed project does not include any new construction. The project site has one building constructed. The development standards for the Commercial Manufacturing – Urban Agriculture Overlay Zone will be met with the development of this project. Based on the evidence presented in this staff report, the proposed project is consistent with the development standards and design guidelines established for the Urban Agriculture Overlay Zone.

Based on the discussion above, this permit approval finding can be made.

2. The Commission shall consider the nature, condition, and development of adjacent uses, buildings, and structures and the effect the proposed conditional use may have on such adjacent uses, buildings and structures. [CMC § 20.44.070(2)] The surrounding properties to the north, south, east, and west are commercial/ industrial uses and zoned for commercial cannabis activities. The proposed project is in the ideal area for Commercial Cannabis activities in the City as it is within the designated Urban Agriculture Overlay and will occupy one currently vacant building.

Based on the discussion above, this permit approval finding can be made.

3. The Site for a proposed conditional use should relate to streets and highways adequate in width and pavement to carry the kind and quantity of traffic such use would generate. [CMC § 20.44.070(3)]
Cecelia Street is adequate in width and pavement to carry the quality of traffic generated by the proposed use. The proposed project will take access from the parcel to the east through a shared access with the landowner. The proposed project does not include any new construction and the proposed use (Commercial 861 of 1055 ATTACHMENT E Page 1534 of 3559
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Cannabis Facility) will not increase the intensity of the previous manufacturing use.

Therefore, no additional traffic is anticipated to be generated by the proposed project.

Based on the discussion above, this permit approval finding can be made.

CALIFORNIA ENVIORNMENTAL QUALITY ACT (CEQA)
Pursuant to CEQA (Public Resources Code §21000 et seq.) and the State CEQA Guidelines (Title 14, California Code or Regulations, Division 6, Chapter 3, §15000 et seq.), the subject application is a “project” that is subject to environmental review.

The proposed project is exempt from CEQA pursuant to the CEQA Guidelines Section 15301.

The proposed project does not include any new construction beyond interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances, in accordance with CEQA Section 15301(a).

LEGAL DESCRIPTION
The proposed development would occur on a legal lot. The proposed property is a legal lot described and shows as follows:

TRACT NO. 180 E 50 FT OF S 215 FT OF LOT 204, IN THE CITY OF CUDAHY, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 13, PAGE 198 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

CONCLUSION
Since February 1, 2012, when California Governor Jerry Brown dissolved all redevelopment agencies, the City has suffered from lack of development funding and opportunities. Prior to dissolution, the City received approximately $3 million in annual revenues from redevelopment agency funding. To overcome the loss, the City Council has prioritized economic development initiatives and programs to redevelop dilapidated and underutilized industrial areas.

Consistent with this objective the City Council approved the addition of both an Economic Development Ordinance No. 652 to allow the City to implement its General Plan objectives and projects. Shortly thereafter, the City Council approved the Development Agreement 862 of 1055 ATTACHMENT E Page 1535 of 3559
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Ordinance No. 653 to allow private investment groups to capitalize on emerging market trends such as the Cannabis industry. The proposed project would provide job opportunities in the City as well as significant economic and fiscal contribution to the City’s General Fund.

Planning Commission Meeting
On November 19, 2018, only three of the Commissioners were present at the November 19, 2018 Commission Meeting. Two Commissioners were not present at the public hearing and, therefore, took no part in the public discussion. One of the members in attendance is likely to be elected to the City Council and will soon no longer be a Commissioner. In the event of a continued public meeting on the applications, the new and/or missing members then in attendance will have no personal knowledge of what transpired at the November 19, 2018 public hearing. At the present time, there is no regular or special meeting set for the month of December 2018.

In addition, the Permit Streamlining Act ("PSA") is a state law enacted in 1977 to expedite the processing of permits for development projects. See, Government Code §65921. The PSA achieves this goal by (1) setting forth various time limits within which state and local government agencies must either approve or disapprove permits and (2) providing that these time limits may be extended once (and only once) by agreement between the parties. The time limits to hold a public hearing are triggered upon notice by the applicant of intent to invoke the Act. Alternatively, an applicant can seek the issuance of a writ of mandate to hold the require public hearings. Government Code §65950. If a local agency fails to approve or disapprove the permit within the required time limits, the permit is subject to being "deemed approved." Government Code § 65956(b). A deemedapproved permit confers the same privileges and entitlements as a regularly issued permit. Ciani v. San Diego Trust & Savings Commission, 233 Cal. App. 3d 1604, 1613, 285 Cal. Rptr. 699, 705 (1991). It appears that the applicants are invoking the protections of the PSA and, therefore, it is now necessary and appropriate for the City Council to promptly move this matter forward for a final decision.

Because the Planning Commission recommended to continue the item to an unspecified date and has not acted in a timely manner, and in order to comply with the any Permit Streamlining Act, the City Council can "hear and act" upon applications for on any matter listed in Table 20.84-1, including DAs and permits. As the appeal authority, the City Council can also set deadlines for the PC to complete is public meeting. Ultimately, the City Council can deem the Planning Commission’s further refusal or failure to reach a final decision as a 863 of 1055 ATTACHMENT E Page 1536 of 3559
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denial of the DA and the Cannabis Permit
Based on the information presented above, the proposed project is consistent with the City Council’s economic development goals; the 2040 General Plan goals, policies and programs; and the applicable zoning regulations. Pursuant to the City’s Economic Development Ordinance No. 652, Development Agreement Ordinance 653, the Commercial Cannabis Ordinance 673 and the Zoning Code, the City Council is requested to consider the following recommendations:

1. Adopt Resolution No. 18-58 entitled, “A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CUDAHY, CALIFORNIA, INSTRUCTING THE PLANNING COMMISSION TO IMMEDIATELY

COMPLETE ITS PUBLIC MEETING ON AN APPLICATION FOR A DEVELOPMENT AGREEMENT

BY AND BETWEEN THE CITY OF CUDAHY AND STAPLE ROOM, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT” OR

2. Adopt Resolution No. 18-59 entitled “A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF CUDAHY, CALIFORNIA, TO HEAR AN APPLICATION FOR A DEVELOPMENT AGREEMENT

BY AND BETWEEN THE CITY OF CUDAHY AND STAPLE ROOM, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT”; AND

3. Adopt Ordinance No. 700 entitled, by First Reading, entitled, “AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUDAHY, CALIFORNIA, APPROVING: (1) A DEVELOPMENT AGREEMENT [NO. DA18-015C] BY AND BETWEEN THE CITY OF CUDAHY AND STAPLE ROOM, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY AND (2) THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT”.

FINANCIAL IMPACT
The proposed development agreement would require the operator to provide full-time employment opportunities to residents. The proposed facility is projected to hire up to 10 employees with 50% being City residents. The building facility is currently vacant and therefore currently providing no employment opportunities or generating any sales tax revenue for the City. Because no business is currently being operated, the City is also losing potential business license revenues. Such has been the case for several years.

By allowing the proposed uses, the City would not only bring new jobs to the residents, but also potential tax revenue generated by sales tax and business license tax. In addition to tax 864 of 1055 ATTACHMENT E Page 1537 of 3559
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revenues, the City would get between 1% and 2% of the facilities gross receipts. California is currently the most profitable cannabis market in the nation with market projections upwards of $5.3 Billion in the first year of the legal market (2018). The Los Angeles market leads all other regions—including Colorado and Las Vegas—with cannabis sales. BDS Analytics calculated sales from Colorado, Oregon, and Washington and California for four months (March through June) in 2017. California state dispensaries sold $894 million worth of cannabis products versus Colorado's $516 million, Washington's $302 million and Oregon's $163 million. Some small cultivation sites, similar in size to the proposed project, are projecting annual revenues upwards of $4 million per year. Such revenues would result in a $80,000 annual revenue for the City on the cultivation license, alone.

As described in the 2040 General Plan Consistency section, above, the proposed development agreement stipulates that the Operator will contribute a minimum of $66,667 annually to the City for community benefits and programs. This will result in $666,667 in revenue for the City over the 10-year permit life. Each of the Commercial Cannabis sites will be required to make the same contribution as a term of their retrospective development agreements. As previously mentioned, if the City approves all proposed project sites, the community benefit contribution would result in approximately $9.3 million in revenue for the City over 10 years.

For Fiscal Year (FY) 2018-19 the minimum monthly Operating Fee is projected to be approximately $2,781.24 based upon square footage. In the event the business is not operating in the FY, the minimum monthly fee the City will receive is approximately $799.26.

The minimum annual Operating Fee for FY 2018-19 is estimated to be $2,397.78. This Operating Fee is projected for the period April 1, 2019 to June 30, 2019, if the City takes the following actions:

1. City Council approves the proposed Ordinances and Development Agreements on December 4, 2018;

2. Second Reading of this Ordinance is in December 2018; and

3. Ordinance (Development Agreement) is effectuated 30 days thereafter.

In subsequent years, based upon the size and various licenses types, the site would conservatively bring in approximately $9,591.12 in annual revenue to the City through minimum operational fees; however, the proposed operation is managed by a successful, experience cannabis company with profit projections that far exceed the minimum fee projections. The City anticipates Operating Fee minimum revenues from the 13 locations being proposed to the Planning Commission and City Council to be $490,000 for Fiscal Year 2018-19. This site represents .5% of the $490,000 revenue projection. 865 of 1055 ATTACHMENT E Page 1538 of 3559
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In addition to operating fees, operators will pay a Community Benefit Program fee of $66,667.00, annually, to the City General Fund to support community programs. Based on the economic and fiscal analysis above, the proposed project will have a positive fiscal impact on the City.

It is possible that the City may, in the future, impose a city-wide Cannabis Tax (by Citizen Initiative or otherwise). However, the proposed development agreements do not bind operators to an unknown future Cannabis Tax. Staff recommends that the Commission consider this issue when reviewing the economic impacts of the development agreements and, if appropriate, require operators to expressly agree to be bound by any such future Cannabis Tax. However, it is expected that operators would object to such a condition.

ATTACHMENTS
A. WRITTEN CORRESPONDENCE FROM APPLICANT
B. STRATEGIC PLAN
C. ZONING DESIGNATION MAP
D. GENERAL PLAN LAND USE DESIGNATION MAP
E. PROJECT SITE PLAN, FLOOR PLAN AND BUILDING ELEVATION/SITE PHOTOS F. NOTICE OF EXEMPTION
G. CONDITONS OF APPROVAL
H. RESOLUTION NO. 18-58
I. RESOLUTION NO. 18-59
J. ORDINANCE NO. 700
866 of 1055 ATTACHMENT E Page 1539 of 3559
EXHIBIT A:

WRITTEN CORRESPONDENCE FROM

APPLICANT
867 of 1055 ATTACHMENT E Page 1540 of 3559
Subject: Starcraft LLC and Staple Room LLC - Development Review From: Daffodil Tyminski ([email protected])
To: [email protected]; [email protected]; [email protected]; Cc: [email protected]; [email protected]; [email protected]; Date: Friday, November 23, 2018 11:27 AM
AllI am the representative for two applicants with cannabis projects currently before the Cudahy Planning Commission: Staple Room LLC (“Staple Room”) and Starcraft LLC (“Starcraft”). I am writing to you to ask that the Staple Room and Starcraft projects be placed on the agenda for the Cudahy City Council’s December 4, 2018, for project discussion, review, and approval.

In 2017, the Cudahy City Council approved the law legalizing medical marijuana in Cudahy and creating a cannabis overlay zone in and around Cudahy’s industrial center. The Council later denominated the center of the overlay zone as a “Canna Complex,” a tract of land comprised of multiple individual parcels, which have mostly been owned and operated collectively as a metal working business by the Winders family since 1959. After learning that their properties were in the middle of Cudahy’s newly designated cannabis overlay zone, the Winders created Old and Rusty LLC (“Old and Rusty”), Staple Room, and Starcraft, and filed applications for cannabis permits.

In the spring of 2018, after the Winders received preliminary approval to move forward with the permit applications, they began looking for a suitable location, near Cudahy, to move their ongoing metal business. As long time Cudahy stakeholders and as employers of a number of nearby residents, the Winders sought to keep their metal working business and long time employees intact. By late summer 2018, they had identified a new facility close by and began moving the business, while at the same time completing the plans and other items necessary to obtain cannabis permits for Old and Rusty, Staple Room, and Starcraft.

The three projects were heard at the November 19, 2018, meeting of the Cudahy Planning Commission. The Planning Commission approved Old and Rusty, but failed to address Staple Room and Starcraft, and, instead, voted to continue Staple Room and Starcraft to its January 2019 meeting. It is unclear why the Planning Commission failed to act on Starcraft and Staple Room, especially given that the Planning Commission had already approved a similar project in Summer 2018 on the same tract of land — Nyce Guys LLC — and approved a second project on the same tract of land — Old and Rusty. It was suggested at the meeting that the Planning Commission wished to wait until a new City Council was installed to act on these projects, but as I am sure you are aware, that is not a legitimate basis to continue a planning project.

Given the Planning Commission’s failure to act on November 19, 2018, with respect to Starcraft and Staple Room, I am asking that the City Council place the Starcraft and Staple Room projects on the City Council agenda for direct review and approval. Under the Cudahy Municipal Code (“Code”), Section 20.12.050, the City Council “has the authority to hear and make a determination on” planning projects, including “development review permits,” such as the ones sought by Starcraft and Staple Room. Direct action by City Council makes sense here for three reasons:

First, the Planning Commission raised no legitimate land use concerns about Starcraft and Old and Rusty, and indeed, given that the projects sit at the heart of the City’s designated Canna Complex and are designed to be consistent with the City’s land use plan and aesthetic designs, are in a low-traffic industrial area, and are properly zoned, no legitimate land use concerns exist. Moreover, the proposed development will be an aesthetic improvement to the area and will bring additional revenue to the City once operations are underway.

Second, the Planning Commission’s failure to act has placed the applicants, who are longtime Cudahy land owners and Cudahy business operators, in a difficult position, having already incurred significant expenses to move their Print https://mail.yahoo.com/neo/launch?.src=ym&reason=myc#mail 1 of 2 11/29/2018, 11:20 AM
868 of 1055 ATTACHMENT E Page 1541 of 3559
metal business out of the “Canna Complex.” Further unjustified delay on Cudahy’s part will only cause them to incur additional costs and put both their cannabis and non-cannabis businesses at a significant competitive disadvantage.

Third, since the City Council will already be hearing Old and Rusty, it would seem to maker sense for the Council to address Starcraft and Staple Room at the same time, given that the projects were designed and proposed to be developed and operated in concert. To delay Starcraft and Staple Room to 2019 would force City Council to review these Canna Complex projects twice, which would seem to be a waste of City resources.

Section 20.28.030 of the Code allows the City Council to initiate a hearing on a development agreement — such as the ones proposed by Starcraft and Staple Room — either with or without the Planning Commission’s recommendation. Given the Planning Commission’s failure to act on November 19, 2018, the equities involved, and the hardships delay will cause the applicants, I ask that the City Council place the Starcraft and Staple Room projects on the December 4, 2018 agenda for direct action by the Council.

Thank you for your consideration, and please let me know if you have any questionsDaffodil Tyminski [email protected]
Print https://mail.yahoo.com/neo/launch?.src=ym&reason=myc#mail 2 of 2 11/29/2018, 11:20 AM
869 of 1055 ATTACHMENT E Page 1542 of 3559
EXHIBIT B:

STRATEGIC PLAN
870 of 1055 ATTACHMENT E Page 1543 of 3559

STRATEGIC PLANNING WORKSHOP

FINAL REPORT
Presented to:

Michael Allen, Acting City Manager
Facilitators:

Henry T. Garcia and Jennifer Hernandez
HR Dynamics & Performance Management
City of Cudahy
871 of 1055 ATTACHMENT E Page 1544 of 3559
2 Executive Summary
Goal Setting Workshop
July 12, 2014
City Council Members In Attendance:

Mayor Chris Garcia
Vice Mayor Cristian Markovich
Councilmember Diane Oliva
Councilmember Baru Sanchez
Staff Attendance:

Henry Garcia, Consultant
Jennifer Hernandez, Acting Human Resources Specialist
Facilitated by:

Henry T. Garcia, Consultant
Jennifer Hernandez, Acting Human Resources Specialist
872 of 1055 ATTACHMENT E Page 1545 of 3559
3 Executive Summary
The purpose of the workshop was to assist the City of Cudahy’s Mayor, City Council in facilitating a Goal Setting Workshop in order to provide staff with clear direction. To be more specific, the City Council engaged in an interactive process in which they accomplished the following:

1. Established expectations for the Workshop and intended outcomes

2. Identified the organization’s Strengths, Weaknesses, Opportunities and Threats (SWOT)

3. Established five (5) major targets

4. Developed thirty-one (31) goals for the targets

5. Allowed staff to develop and define priorities across the targets.

6. Referred development of the detailed action plans and schedule to the Interim City Manager and Executive Team
At the conclusion of the workshop, the Mayor and City Council established a clear direction and focus for the Executive Team. The Executive Team worked to develop detailed action plans for the identified priority items.

Attached to this summary is a specific work product that lists the goals and action schedule. It should be noted that the attached timeline is intended to be incorporated into the upcoming fiscal 2014/2015 budget where possible.

It is recommended that a regular formal review of the newly established work plan occur within six months, or annually, (whichever the Mayor, City Council and City Manager deems appropriate), in which progress may be determined, and new or shifting priorities addressed.

I would like to thank the Mayor and City Council for the opportunity to assist the City of Cudahy in this important endeavor and for the outstanding team work that provided for a positive and productive day.

Respectfully,
Henry
Henry T. Garcia, Consultant
HR Dynamics & Performance Management
873 of 1055 ATTACHMENT E Page 1546 of 3559
4 Expectations
The Mayor and City Council expressed the following expectations related to the goal setting workshop:
¾ Establish Goals
¾ Create Synergy
¾ Establish Focus
874 of 1055 ATTACHMENT E Page 1547 of 3559
5 Strengths, Weaknesses,
Opportunities, Threats
(SWOT Analysis)
Strengths
x Low Cost Programs
x Strong Latino Base
x Community Involvement
x Strong Regional Elected Representatives
x Strong Faith Based Organizations
x Strong Relationship with LAUSD
875 of 1055 ATTACHMENT E Page 1548 of 3559
6 Strengths, Weaknesses, Opportunities,
Threats
(SWOT Analysis)
Weaknesses
x No balanced budget
x Lack of communication
x No Chamber of Commerce
x No new consistent revenue generators
x Lack of economic development
x Underutilized Commissions
x Old Facilities
x No Business Retention Program
x No Clear Direction for Code Enforcement
x Graffiti Abatement
x Lack of Good Parks
x State Audit
x Customer Service
x Lack of Staff/Organizational Capacity
x No Grant Writer
x Lack of Community Outreach Tools
x Trash Dumping/Community Awareness Programs
876 of 1055 ATTACHMENT E Page 1549 of 3559
7 Strengths, Weaknesses, Opportunities,
Threats
(SWOT Analysis)
Opportunities
x Create Economic Development Plan
x Create Revenue Plan
x Create Green Space & Recreation
x Grant Writing
x Professional Development for Staff
x Enhance Public Safety
x Re-vamp Neighborhood Watch Program/V.O.P. Program
x Create State of the City address
x Bike Path/Implementation of Bike Path
877 of 1055 ATTACHMENT E Page 1550 of 3559
8 Strengths, Weaknesses, Opportunities,
Threats
(SWOT Analysis)
Threats
x Losing Businesses
x Regional Business Threats
x Being too Small
x Gangs/Public Safety
x Shrinking Revenue Base
x RDA Audit Issues
x Deteriorating Infrastructure
x No 5 Year Financial Plan
878 of 1055 ATTACHMENT E Page 1551 of 3559
EXHIBIT C:

ZONING DESTINATION MAP
879 of 1055 ATTACHMENT E Page 1552 of 3559






 




























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ATTACHMENT E

EXHIBIT D:

GENERAL PLAN LAND USE MAP
881 of 1055 ATTACHMENT E Page 1554 of 3559
Staff Report Exhibit B
Staff Report Exhibit C
882 of 1055 ATTACHMENT E Page 1555 of 3559
EXHIBIT E:

PROJECT SITE PLAN AND BUILDING

ELEVATION/SITE PHOTOS
883 of 1055 ATTACHMENT E Page 1556 of 3559
SCALE:
06/30/19
09/10/18

STARCRAFT

PHILLIPE KFOURY
A1.0

EXTERIOR
RENDER 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
884 of 1055

ATTACHMENT E

N

EXISTING ZONING PLAN

REVISION HISTORY
09/06/2018 DRAWING ISSUED

SITE LOCATION
SCALE:
06/30/19
09/10/18

STARCRAFTPHILLIPE KFOUR
Y
A1.
1 SITE PLAN 4925 CECILIA ST.

CUDAH
Y, CA 9020
1 08/20/2018
RIGHT-OF-WAY WIDTH: 15 FT
30 FT (E) DRIVE WAY
18’ TO CENTER LINE
36’ TOTAL WIDTH
(ROW)
106’ - 0”
200’ - 6” 189’ - 6” 56’ - 0”
17’ - 6” 39’ - 3” 24’ - 9”
1”=40’-0”
EMP. VEHICULAR CIRCULATION
EMP. VEHICULAR CIRCULATION
SHP. VEHICULAR CIRCULATION
SHP. VEHICULAR CIRCULATION
ADJACENT TO 4931 PROPOSED MANUFACTURING AND DISTRIBUTION OF CANNABIS ADJACENT TO 4915 PROPOSED CANNABIS FACILITY

EXISTING BUILDING TO REMAIN

PROPOSED CANNABIS FACILITY
10,649 sq. ft.

CONCRETE WALKWAY

PROPERTY LINE

PROPERTY LINE

PATH OF TRAVEL

PROPERTY LINE
(E) BLOCK WALL @ 6FT HEIGHT
(E) EMPTY LOT

PROPERTY LINE
8 FT HIGH FRONT YARD FENCE

GATE W/ VISITOR CHECK IN SYSTEM

EXISTING STREET NUMBER SIGN

LOADING AREA
4931 PARKING
1 654321
BICYCLE RACKS 2 3 4 75 6 8 9 1210 11

CECELIA ST

EXISTING ADDRESS SIGN
ACCESS
(W/ LOCKBOX)

MAIN ENTRANCE
EASEMENT THROUGH 4931 & 4915
NOTE:

1. VEHICLE REVERSE & TURNAROUND USING EASEMENT THROUGH 4915 FACILITY

2. VEHICLE ACCESS THROUGH EASEMENT FROM 4931 & 4915 FACILITY 5’

LIST OF HAZARDOUS/COMBUSTABLE WASTE
1: CANNABIS TRIMMING
4’
4’
5’
ADJACENT TO RESIDENTIAL ZONE W/ IND., U.A. OVERLAY
NUM.

PARKING SCHEDULE
1 2 3 4 5 6 7 8 9 10 11 12 TYP.

ADA
VAN

STANDARD
4925 CECILIA ST. A3

STARCRAFT

TENANT IMPROVEMENT
APN: 6224-024-008
4925 AREA: 30,112 SQ. FT. (0.69 ACRES)
LOT FAR: 0.35
EXISTING BUILDING AREA: 10,649 SQ. FT.

TOTAL LANDSCAPE AREA: 100 SQ. FT.

LICENSE TYPE: CULTIVATION OF CANNABIS
OCCUPANCY TYPE: F1
ZONING: COMMERCIAL MANUFACTURING (CM)
TOTAL IMMIDIATE PARKING: 12
ROW TYPE: F COLLECTOR STREET
PARKING DIMENSIONS: 9’ x 18’

SHIPPING VEHICULAR CIRCULATION

EMPLOYEE VEHICULAR CIRCULATION

SITE LOCATION

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018
885 of 1055 ATTACHMENT E Page 1558 of 3559
SCALE: 1” = 40’-0”
A1.1.1

LANDSCAPE
PLAN
N

F A D E D
(323) 350-0051
1340 MONTECITO DRLOS ANGELESCA
90031

DESIGNER/ ARCHITEC
T

REVISION HISTORY
09/06/2018 DRAWING ISSUED

PHILLIPEKFOURY

HYDROZONE INFO TABLE

HYDROZONE
1 VERY LOW WATER USE A-1 0 SQ. FT.

N / A
N / A
N / A
N / A
N / A
N / A
DRIP
1 VERY LOW WATER USE
TOTAL
A-1 0 SQ. FT.
0 SQ. FT.

DRIP
VALVE IRRIGATION AREA SQ. FT. %OF IRRIGATED AREA
ETWU = (ETo) (0.62) [(PF X HA)/IE) + SLA]
ETWU = (49.7) (0.62) [(0)/.81) + 0]
ETWU = 0 GALLONS PER YEAR
ETWU = MAWA
MAWA = (ETo) (.62) [(0.7 x LA) + (0.3 x SLA)]
MAWA = (49.7) (.62) [(0.7 x 0) + (0.3 x 0)]
MAWA = 0 GALLONS PER YEAR
AREA

SALVIA LEUCANTHA MEXICAN BUSH SAGE

TULBAGHIA VIOLACEA

FESTUCA OVINA

ALOE BARBADENSIS

ECHEVERIA

SALVIA SONOMENSIS
5 GALLON
5 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON

SHEEP FESCUE

SOCIETY GARLIC
(FLOWERING)

FLOWER SUCCULENT

ALOE VERA ASSORTMENT
(ORANGE FLOWERING)

CREEPING SAGE

PLANT LEGEND KEY NOTES

SYMBOL SCIENTIFIC NAME COMMON NAME SIZE

POINT OF CONNECTION
HOSE BIB WILKINS 3/4” THREADED ON SCH 80 RISER
PRESSURE REGULATOR WILKINS 1-70XL REGULATE TO 80 PSI
BALL VALVE BRASS NIBCO 1’ - T585701 INSTALL ABOVE GROUND MAIN LINE JM EAGLE OR EQUAL SCH 40 ABOVE GROUND USE SCH 80 DRIP IRRIGATION VALVE RAINBIRD XACZ-C75-PRF 30 PSI - WORKING PSI INLINE DRIP TUBING NETAFIM TECHLINE .5 GPH @ 12” SPACING

IRRIGATION LEGEND

SYMBOL DESCRIPTION MANUFACTURER MODEL COMMENTS
SQ. FT.
0 0
A-1 MODERATE 0 SQ. FT.

MODERATE .5
.5
A-2
TOTAL
0 SQ. FT.

ETWU TABLE

HYDROZONE PLANT WATER USE PLANT FACTOR (PF) HYDROZONE
AREA SQ. FT. (HA)

PF X HA
AREA SQ. FT.
1/2” BLACK LAVA ROCK

DECOMPOSED GRANITE

IRRIGATED PLANT AREA
4925 CECILIA ST. A3

STARCRAFT

TENANT IMPROVEMENT
APN: 6224-024-009
4925 AREA: 30,112 SQ. FT. (0.69 ACRES)
LOT FAR: 0.35
EXISTING BUILDING AREA: 10,649 SQ. FT.

TOTAL LANDSCAPE AREA: 0 SQ. FT.

LICENSE TYPE: CULTIVATION OF CANNABIS
OCCUPANCY TYPE: F1
ZONING: COMMERCIAL MANUFACTURING (CM)
TOTAL IMMIDIATE PARKING: 12
ROW TYPE: F COLLECTOR STREET
PARKING DIMENSIONS: 9’ x 18’

STARCRAFT
4925 CECILIA ST.

CUDAH
Y, CA 9020
1 09/06/2018
1 FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQ. FT.

OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6’ INTO SOIL. 2 PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES. 3 CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.
4 I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE EFFICIENT USE OF RECLAIMED OR RECYCLED WATER IN THE LANDSCAPE DESIGN PLANS. 5 A DIAGRAM OF THE IRRIGATION PLAN SHOWING THE HYDROZONES SHALL BE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES. 6 A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE

SIGNER OF THE LANDSCAPE PLANS, THE SIGNER OF THE IRRIGATION PLANS, OR THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.
7 AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION. 8 INSTALL RAIN AND WIND SENSOR WITH AUTOMATIC CONTROLLER IF APPLICABLE

EPILOBIUM CANUM CALIFORNIA FUCHSIA

ECHINOPSIS GLAUCINA ACANTHOCALYCIUM GLAUCUM

HARDSCAPE AREA/PERMEABLE PAVING
1/2” BLACK LAVA ROCK

DECOMPOSED GRANITE (DG)
A
B
C
886 of 1055 ATTACHMENT E Page 1559 of 3559
81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
1 A3.0
1 A3.0

TOTAL BUILDING DIAGONAL
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U 156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
573 SF
CLONE
1084 SF
VEG
FLOWER
1453 SF
FLOWER
1997 SF
FLOWER
1949 SF
375 SF

TRIM, DRY
TOTAL FLOWERING ROOM AREA: 5,399 SQ. FT.TOTAL CANOPY AREA: 3,200 SQ. FT

EXISTING PANEL WALLPROPOSED WOOD STUD WALLEXISTING METAL WALL 130' - 8"
6' - 7 3/4" 19' - 11 21/32" 37' - 8 19/32" 49' - 5 1/2" 11' - 7 1/2" 11' - 7" 7' - 9" 17' - 4 21/32" 8' - 10 11/32" 4' - 1" 12' - 0" 5' - 2" 32' - 0 1/4" 6' - 4 1/2" 7' - 0" 6' - 9"
22' - 2 3/4"
29' - 7 1/4" 41' - 5 1/4" 13' - 4" 5' - 6 1/2" 4' - 0 21/32" 73' - 1 3/32" 1' - 9" 45' - 5 1/4" 3' - 3 1/8" 41' - 4 7/8" 18' - 0" 20' - 10"
46' - 4 1/8" 47' - 1 7/8"
5' - 0"
33 SF
VAULT
7' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A1.2

PROPOSED
FLOOR
PLAN
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201 NOTES: 1. Any inconsistencies or unforeseen conditions to be reviewed by the Architect prior to proceeding with construction. 2. All dimensions are too face of structure unless otherwise noted. 3. Do not scale from drawings. 4. Contractor shall provide, erect, and maintain all temporary barriers and guards, and all temporary shoring and bracing as required by city and state regulations. 5. Contractor shall provide adequate weather protection for the building and its contents during the course of the work.6. Contractor shall provide temporary sanitary facilities as to least impact neighbors and as directed by city regulations.7. All door and window dimensions to be centerline of clear opening.8. All casework dimensions to face of finish.

N
887 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
1 A3.0
1 A3.0

TOTAL BUILDING DIAGONAL
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF MECH.
52 SF U 156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
573 SF
CLONE
1084 SF
VEG
FLOWER
1453 SF
FLOWER
1997 SF
FLOWER
1949 SF
375 SF

TRIM, DRY
TOTAL FLOWERING ROOM AREA: 5,399 SQ. FT.

TOTAL CANOPY AREA: 3,200 SQ. FT

CULTIVATION LICENSE
130' - 8"
6' - 7 3/4" 19' - 11 21/32
" 37' - 8 19/32
" 49' - 5 1/2
"
11' - 7 1/2" 11' - 7" 7' - 9" 17' - 4 21/32" 8' - 10 11/32" 4' - 1" 12' - 0" 5' - 2" 32' - 0 1/4"
6' - 4 1/2"
7' - 0"
6' - 9"
22' - 2 3/4"
29' - 7 1/4" 41' - 5 1/4"
13' - 4" 5' - 6 1/2" 4' - 0 21/32
"
73' - 1 3/32"
1' - 9"
45' - 5 1/4"
3' - 3 1/8"
41' - 4 7/8"
18' - 0"
20' - 10"
46' - 4 1/8" 47' - 1 7/8
"
5' - 0"
33 SF
VAULT
7' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFTPHILLIPE KFOURY
A1.2.1
LICENSEINGDIAGRAM 4925 CECILIA ST.
08/20/2
CUDAHY, CA 90201
018
N
888 of 1055 ATTACHMENT E Page 1561 of 3559
81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U
156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
5' - 2"
573 SF
CLONE
1084 SF
VEG
FLOWER
1453 SF
FLOWER
1997 SF
FLOWER
1949 SF
375 SF

TRIM, DRY
6' - 7 3/4"
20' - 10"
32' - 0 1/4"
20' - 9"
48' - 5 3/8"
41' - 5 1/4"
37' - 8 19/32" 49' - 5 1/2"
29' - 7 1/4"
28' - 9 1/4"
19' - 11 21/32"
47' - 1 7/8"

SECURITY CAMERA
LA
LA
LA
664 SF LA

SHIPPING / RECEIVING
LA
LA
LA
LA
LA
LA
LA

LA LIMITED ACCESS

MAIN ENTRY/EMERGENCY EXIT

EMERGENCYEXIT ONLY

SHIPPING / RECEIVING ROLL UP GATE
33 SF
VAULT
E1 E2 E3 E4 E3 E4 E5 E6 E7 E8 E9 E10 E11 E12 E13 E14
E15
E16
E17
E18
E19
E20
E21
E22
E23
E24
E40 E39 E38 E37 E36 E35 E34 E33 E32 E31 E30 E29 E28 E27 E26 E25 E42
E41
E44
E43
E46
E45
E48
E47
E50
E49 L1
L2
S1 LA
S2
CM1CM2
CM3CM4
CM5CM6
CM7CM8
W1
W2
MECH 1
MECH 2
CM9 CM10 CM11 CM12
CM13 CM14 CM15 CM16
CM16 CM17 CM18 CM19
S1 S2
S4 S3
T1 T2
T4 T3
C1 C2
C3C4
C6 C5
C7
C8
M1 M2
M3
M4
M5
V1 V2 V3 V4
V5V6
V10 V9 V8 V7
V11
V12V13
F1
F2 F3 F4
F5F6
F7
F11 F10 F9 F8F12
F13
F14
S3
F15 F16
F17
F18
F19
F22 F21 F20 F23
F24
F25
F26 F27 F28
F29
F30F31 F34 F33 F32
F35
F36
SCALE:
06/30/19
09/10/18
3/32" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A1.6

SECURITY
PLAN
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201
N
889 of 1055

ATTACHMENT E

TOP OF

STRUCTURE
31' - 0"
P-1 P-1 P-1 P-1 P-1
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A3.0

BUILDING

SECTION
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201
890 of 1055

ATTACHMENT E

LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 7 1/2"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 1 3/4"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 7 1/2"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A4.0

EXTERIOR

ELEVATIONS
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201

NORTH SOUTH
EAST
WEST
891 of 1055

ATTACHMENT E

SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A6.0
ADA
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201

ADA BATHROOMS
N
NOTES:1. ALL TURN-CORNERS WIDER THAN 5' RADIUS.2. ALL DOOR TYPES TO BE WIDER THAN 3' IN WIDTH 892 of 1055

ATTACHMENT E

EXISTING 4" CONCRETE SLAB

EXISTING CONCRETE FOOTING
(E)
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
S1

FOUNDATION
PLAN
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201
N
893 of 1055

ATTACHMENT E

7' - 1 3/4" 5' - 8" 7' - 7" 20' - 7 21/32" 38' - 4 19/32" 50' - 1 1/2" 42' - 1 1/4" 8' - 1 3/4" 30' - 3 1/4"
21' - 4" 9' - 5 11/32" 17' - 10 21/32" 8' - 3" 12' - 1" 12' - 1 1/2" 21' - 6" 8' - 1 3/4" 22' - 10 3/4"

EXISTING PANEL WALLPROPOSED WOOD STUD WALLEXISTING METAL WALL SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
S2

FRAMING
PLAN
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201
N
894 of 1055

ATTACHMENT E

SCALE:
06/30/19
09/10/18

STARCRAFT

PHILLIPE KFOURY
S3

STRUCTURAL
DETAIL
08/20/2018
4925 CECILIA ST.

CUDAHY, CA 90201
WOOD STUD WALLS• NEW PROPOSED STRUCTURES INCLUDE: PARTITION WALLS • TO ACCOMODATE DRY WALL SHEATHING AND PAINT FINISH• TO ACCOMODATE FRAMING• STUDS SPACED 16" O.C. UNLESS OTHERWISE NOTED• INSULATION, VAPOR BARRIERS, AND RELATIVELY SMALL MECHANICAL AND ELECTRICAL LINES MAY BE ACCOMODATED WITHIN STUD THICKNESS 2" X 4" WOODEN STUD3/4" DRY WALLSEALANT PAINT
895 of 1055

ATTACHMENT E

EXHIBIT F:

NOTICE OF EXEMPTION
896 of 1055 ATTACHMENT E Page 1569 of 3559
Notice of Exemption Appendix E
Revised 2011
To: Office of Planning and Research
P.O. Box 3044, Room 113
Sacramento, CA 95812-3044
County Clerk
County of: __________________
___________________________
___________________________
From: (Public Agency): ____________________________
_______________________________________________
_______________________________________________
(Address)

Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific:

Project Location - City: ______________________ Project Location - County: _____________________ Description of Nature, Purpose and Beneficiaries of Project:

Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Project: ________________________________________________ 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: ____________________________________ † Statutory Exemptions. State code number: ______________________________________________ Reasons why project is exempt:

Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________ If filed by applicant:

1. Attach certified document of exemption finding.

2. Has a Notice of Exemption been filed by the public agency approving the project? ҏ Yes
No
Signature: ____________________________ Date: ______________ Title: _______________________

Signed by Lead Agency
Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR: _______________ Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.

City of Cudahy
5220 Santa Ana Street
Cudahy, CA 90201
Los Angles
PO BOX 1208
Norwalk, CA 90650-1208
Conditional Use Permit and Development Agreement for Commercial Cannabis Activities Starcraft LLC
Cudahy Los Angeles
City of Cudahy
Ebony J. McGee Andersen, Principal Planner
CEQA Section 15301(a)
Ebony J. McGee Andersen (310) 494-1845
Print Form
The proposed project includes a Conditional Use Permit to allow for a Commercial Cannabis Facility and a Development Agreement for commercial cannabis activities including cultivation within an existing 10,649 square foot building. Project Nos. CCP18-0014 and DA18-014C.

The proposed project is exempt from CEQA pursuant to the CEQA Guidelines Section 15301. The proposed project does not include any new construction beyond interior or exterior alterations involving such things as interior partitions, plumbing, and electrical conveyances, in accordance with CEQA Section 15301(a).

The project site is located at 4925 Cecelia Street, Cudahy, CA 90201 897 of 1055 ATTACHMENT E Page 1570 of 3559
EXHIBIT G:

CONDITIONS OF APPROVAL
898 of 1055 ATTACHMENT E Page 1571 of 3559
CONDITIONS OF APPROVAL – EXHIBIT F
COMMERCIAL CANNABIS PERMIT NO, CCP18-0014
DEVELOPMENT AGREEMENT NO. DA18-014C
4925 CECELIA STREET – STARCRAFT LLC

GENERAL CONDITIONS OF APPROVAL
Condition of Approval No. 1 - Financial Responsibility for Compliance Monitoring and Enforcement
a. Cost Responsibilities: The Permittee shall bear the full costs of all City staff time, materials, and City-retained consultants associated with condition compliance review and monitoring, CEQA mitigation monitoring, other permit monitoring programs, and enforcement activities, actions, and processes conducted pursuant to the City of Cudahy Municipal Code (§ 5.20.060) related to this Commercial Cannabis Permit (CCP) and Development Agreement (DA). Such condition compliance review, monitoring and enforcement activities may include (but are not limited to): periodic site inspections; preparation, review, and approval of studies and reports; review of permit conditions and related records; enforcement hearings and processes; drafting and implementing compliance agreements; and attending to the modification, suspension, or revocation of permits. Costs will be billed at the rates set forth in the Planning Division or other applicable City Fee Schedule, and at the contract rates of City-retained consultants, in effect at the time the costs are incurred.

Establishment of Compliance Account: Within 10 calendar days of the effective date of the final decision approving this CCP, the Permittee shall submit a new, updated, and completed reimbursement agreement for Condition Compliance Case No. CCP18-0014 in a form provided by the City, obligating the Permittee to pay all condition compliance review, monitoring, and enforcement costs, and any civil administrative penalties, subject to the Permittee’s right to challenge all such charges and penalties prior to payment.
b. Billing Process: The Permittee shall pay all City invoices within 30 days of receipt thereof. Failure to timely pay an invoice shall subject the Permittee to late fees and charges set forth in the City Fee Schedule, and shall be grounds for suspension, modification, or revocation of this CCP. The Permittee shall have the right to challenge any charge or penalty prior to payment. 899 of 1055 ATTACHMENT E Page 1572 of 3559
Condition of Approval No. 2 - Defense and Indemnification a. The Permittee shall defend, at the Permittee's sole expense with legal counsel acceptable to the City, against any and all claims, actions, or proceedings against the City, any other public agency with a governing body consisting of the members of the City Board of Supervisors, or any of their respective board members, officials, employees and agents (collectively, “Indemnified Parties”) arising out of or in any way related to the City’s issuance, administration, or enforcement of this CUP. The City shall promptly notify the Permittee of any such claim, action or proceeding and shall cooperate fully in the defense.

b. The Permittee shall also indemnify and hold harmless the Indemnified Parties from and against any and all losses, damages, awards, fines, expenses, penalties, judgments, settlements, or liabilities of whatever nature, including but not limited to court costs and attorney fees (collectively, “Liabilities”), arising out of or in any way related to any claim, action or proceeding subject to subpart (a) above, regardless of how a court apportions any such Liabilities as between the Permittee, the City, and/or third parties.
c. Except with respect to claims, actions, proceedings, and Liabilities resulting from an Indemnified Party’s sole active negligence or intentional misconduct, the Permittee shall also indemnify, defend (at Permittee’s sole expense with legal counsel acceptable to City), and hold harmless the Indemnified Parties from and against any and all claims, actions, proceedings, and Liabilities arising out of, or in any way related to, the construction, maintenance, land use, or operations conducted pursuant to this CCP, regardless of how a court apportions any such Liabilities as between the Permittee, the City, and/or third parties. The City shall promptly notify the Permittee of any such claim, action, or proceeding and shall cooperate fully in the defense.
d. Neither the issuance of this CCP, nor compliance with the conditions hereof, shall relieve the Permittee from any responsibility otherwise imposed by law for damage to persons or property; nor shall the issuance of this CCP serve to impose any liability upon the Indemnified Parties for injury or damage to persons or property.

Condition of Approval No. 3 Relationship of CCP Conditions, Laws, and Other Entitlements
The Permittee shall implement the Project in compliance with all applicable requirements and enactments of federal, state, and local authorities. In the event of conflict between various requirements, the more restrictive requirements shall apply. In the event the City Manager determines that any CCP condition contained herein is in conflict with any other CPP condition contained herein, when principles of law do not 900 of 1055 ATTACHMENT E Page 1573 of 3559
provide to the contrary, the CCP condition most protective of public health and safety and environmental resources shall prevail to the extent feasible.

No condition of this CCP for uses allowed by the City Municipal Code shall be interpreted as permitting or requiring any violation of law, lawful rules, or regulations, or orders of an authorized governmental agency. Neither the approval of this CPP, nor compliance with the conditions of this CPP, shall relieve the Permittee from any responsibility otherwise imposed by law for damage to persons or property.

The Permittee shall obtain a business tax certificate and regulatory licenses for the operation of Commercial Cannabis operations.

Condition of Approval No. 4 - Contact Person
PURPOSE: To establish a contact person responsible for responding to City and/or community complaints.

The Permittee shall designate a contact person(s) to respond to complaints from citizens and the City which are related to the permitted uses of this CUP.

The Permittee shall provide the City with the contact information (e.g., name and/or position title, address, business and cell phone numbers, and email addresses) of the Permittee’s Community Agent who receives all orders, notices, and communications regarding matters of condition and code compliance at the Project site.

Timing: Prior to the issuance of a Zoning Clearance for use inauguration, the Permittee shall provide the Planning Division the contact information of the Permittee’s field agent(s) for the Project file. If the address or phone number of the Permittee’s field agent(s) should change, or the responsibility is assigned to another person, the Permittee shall provide Planning Division staff with the new information in writing within three calendar days of the change in the Permittee’s field agent.

The Planning Division maintains the contact information provided by the Permittee in the Project file. The Planning Division has the authority to periodically confirm the contact information consistent with the requirements of this permit.

Condition of Approval No. 5 - Resolution of Complaints
PURPOSE: To establish a process to resolve complaints.

The following process shall be used to resolve complaints related to the Project:
a. The Permittee shall post the telephone number for the designated Contact Person as identified pursuant to Condition No. 4 in a visible location on the site.

The Contact Person shall be available via telephone on a 24-hour basis. 901 of 1055 ATTACHMENT E Page 1574 of 3559
Persons with concerns about an activity as it is occurring may directly contact the Contact Person;
b. If City staff receives a written complaint about the Project, the City Manager, or his designee, may contact the Permittee’s Contact Person or the Permittee to request information regarding the alleged violation; and c. If, following a complaint investigation by City staff, a violation of the City Municipal Code or a condition of this CCP is confirmed, City staff may initiate enforcement actions, in accordance with City Municipal Code.

Condition of Approval No. 6 - Reporting of Major Incidents PURPOSE: To ensure that the Planning Director is notified of major incidents associated with, or resulting from, the Project, he Permittee shall immediately notify the Planning Director by telephone, email, FAX, and/or voicemail of any incidents (e.g., fires, explosions, spills, landslides, or slope failures) that could pose a hazard to life or property inside or outside the Project Site.

Upon request of any City, County or State regulatory agency, the Permittee shall provide a written report of any incident that shall include, but not limited to: a description of the facts of the incident; the corrective measures used, if any; and the steps taken to prevent a recurrence of the incident.

Timing: The Permittee shall provide the written report to the requesting agency and Planning Division within seven days of receiving the request.

The Planning Division maintains any documentation provided by the Permittee related to major incidents in the Project file.

Condition of Approval No. 7 - Change of Permittee
To ensure that the Planning Division is properly and promptly notified of any change of Permittee, the Permittee shall file, as an initial notice with the Planning Director, the new name(s), address(es), telephone/FAX number(s), and email addresses of the new owner(s), lessee(s), operator(s) of the permitted uses, and the company officer(s). The Permittee shall provide the Planning Director with a final notice once the transfer of ownership and/or operational control has occurred.

The initial notice must be submitted with the new Permittee’s contact information. The final notice of transfer must include the effective date and time of the transfer and a letter signed by the new Property Owner(s), lessee(s), and/or operator(s) of the permitted uses acknowledging and agreeing to comply with all conditions of this CCP. 902 of 1055 ATTACHMENT E Page 1575 of 3559
Timing: The Permittee shall provide written notice to the Planning Director 10 calendar days prior to the change of ownership or change of Permittee. The Permittee shall provide the final notice to the Planning Director within 15 calendar days of the effective date of the transfer.

The Planning Division maintains notices submitted by the Permittee in the Project file and has the authority to periodically confirm the information consistent with the requirements of this permit.

COMMERCIAL CANNABIS CULTIVATION (ORD. 673, SEC 5.20.100) PURPOSE: The purpose and intent of this section is to permit and regulate the commercial Cannabis Cultivation in order to promote the health, safety, morals, and general welfare of the residents and businesses within the City. The City is authorized to regulate this activity pursuant to State Law.

Condition of Approval No. 8 - Cultivation Operating Fees.

Operator/Permittee must pay all operating fees as stipulated within Development Agreement No. DA18-014C.

Condition of Approval No. 9 – Outdoor Cultivation.

Outdoor Cultivation is prohibited within the City.

Condition of Approval No. 10 – Indoor Cultivation.

Indoor Cultivation is permitted only on properties within the applicable Permit Zone with a valid Cultivation Permit and other requisite permits and entitlements. Indoor Cultivation may include growing Cannabis plants, harvesting Cannabis plants, and drying Cannabis flowers but shall not include the Manufacturing or of Cannabis Products, unless otherwise authorized pursuant to this Chapter.

Condition of Approval No. 11 – Cultivation Security Control.

Entrance to the Cultivation area, and all storage areas, of the applicable Premises shall be locked at all times and under the control of the staff of such Premises.

Prior to the issuance of a Zoning Clearance for Use Inauguration, the Permittee shall prepare and submit a security plan compliant with and applicable State Law, including MAUCRSA, to the City Manager, or his designee and obtain approval of said plan.

Condition of Approval No. 12 – Zoning and Land Use.

No new premises shall be established, developed, or operated within 600 feet of a Day Care Center, Youth Center, or public or private school providing ng K-12 instruction

OTHER OPERTIONAL CONDITIONS
903 of 1055 ATTACHMENT E Page 1576 of 3559
PURPOSE: To ensure compliance with all applicable City, State and other regulatory agency requirements.

Condition of Approval No. 13 – Final Floor Plan Approval Permittee must submit to and obtain approval from the City Manager, or his designee, on all proposed Final Floor Plans. All Final Floor Plans shall be stamped and dated by the Planning Department. Changes to the floor plan design or other elements (including, but not limited to security, fire or hazmat details) require administrative approval by the Planning Department, prior to any construction activity or Building Permit Issuance.

Timing: Prior to Zoning Clearance for Use Inauguration, Permittee shall prepare and submit a Final Floor Plan which demonstrates compliance with all City and State Commercial Cannabis regulations.

Condition of Approval No. 14 – Payment of Development Agreement Fees Operator(s) must pay all required DA fees in accordance with DA terms. Failure to pay fees, as assessed by the City Manager, will constitute a breach of the DA and may result in suspension or immediate revocation of the DA.

Condition of Approval No. 15 – Additional Plans and Approvals Purpose: To ensure all Commercial Cannabis facilities meet the development standards of the zoning code, policies, goals and programs of the general plan and City economic development activities—including City beautification and future public improvement projects.
i. Landscape Plan – The Operator must submit a landscaping plan, designed by a licensed landscape architect or arborist. The plan must include a five-foot landscaped dedication measured from the property line, as illustrated on the approved Site Plan. The plan must include drought tolerant desert plants, approved by the City.
ii. Fencing Plan – Fencing must be provided along the front perimeter of all Commercial Cannabis facilities. Fencing may be constructed between 8 feet and 10 feet in the front and up to 15 feet in the back.

Materials: Corrugated metal, wrought iron, concrete and block wall are all allowed materials. Alternative materials may be allowed with City approval. Chain-link and razor wire are strictly prohibited. Fences may be required to be constructed 5 feet from the property line to allow for future City improvements. All fencing plans must be submitted to and approved by the City prior to construction.
iii. Façade Improvement Plan - All new Commercial Cannabis facilities must submit a Façade Improvement Plan for City approval. The plan must include new paint, siding or other building improvement materials, in a 904 of 1055 ATTACHMENT E Page 1577 of 3559
color scheme approved by the City. Plans must also include new paving, as needed, parking striping, and other site improvements, as determined by the City.
iv. LA County Public Health Permit – The Operator must submit obtain a Cannabis Public Health Permit from the Los Angeles County Public Health.
v. City Business License – All operators must file for a City business license to conduct business within the City, pay all required business license fees and obtain a City Business License prior to conducting sales transactions in the City.

Condition of Approval No. 16 – Site Maintenance
PURPOSE: To ensure that the Project site is maintained in a neat and orderly manner so as not to create any hazardous conditions or unsightly conditions which are visible from outside of the Project site.

The Permittee shall maintain the Project site in a neat and orderly manner, and in compliance with the Project description. Only equipment and/or materials which the City Manager, or his designee, determines to substantially comply with the Project description shall be stored within the Project site during the life of the Project.

The Permittee shall maintain the Project site in compliance with Condition No. 1 and the approved plans for the Project.

Monitoring and Reporting: The City Building Inspector, City Cannabis Enforcement staff, or Planning Department staff have the authority to conduct periodic site inspections to ensure the Permittee’s ongoing compliance with this condition.

Condition of Approval No. 17 – Commercial Cannabis Permit (CCP) Modification Prior to undertaking any operational or construction-related activity which is not expressly described in these conditions, the Permittee shall first contact the City Manager, or his designee, to determine if the proposed activity requires a modification of this CCP. The City Manager may, at his sole discretion, require the Permittee to file a written and/or mapped description of the proposed activity in order to determine if a permit modification is required.

Condition of Approval No. 18 - Construction Activities
Prior to any construction, the Permittee shall obtain a Zoning Clearance for construction from the Planning Division and a Building Permit from the Building and Safety Division.

Condition of Approval No. 19 - Acceptance of Conditions and Schedule of Enforcement Responses
905 of 1055 ATTACHMENT E Page 1578 of 3559
The Permittee’s acceptance of this CCP and/or commencement of construction and/or operations under this CCP shall constitute the Permittee’s formal agreement to comply with all conditions of this CCP. Failure to abide by and comply with any condition of this CCP shall constitute grounds for enforcement action provided in the City Municipal Code which shall include, but is not limited to, the following:
a. Public reporting of violations to the Planning Commission and/or City Council; b. Suspension of the permitted land uses;
c. Modification of the CCP conditions listed herein;
d. Recordation of a “Notice of Noncompliance” on the deed to the subject property; e. The imposition of civil administrative penalties; and/or f. Revocation of this CUP.

The Permittee is responsible for being aware of and complying with the CCP conditions and all applicable federal, state, and local laws and regulations. In the event of any actual and direct conflict between these Conditions of Approval and the terms of the approved Development Agreement, the terms of the Development Agreement shall control and take precedence.

Condition of Approval No. 20 - Time Limits
A. Use inauguration: The approval decision for this CCP becomes effective upon the expiration of the 15-day appeal period following the approval decision, or when any appeals of the decision are finally resolved. Once the approval decision becomes effective, the Permittee must obtain a Zoning Clearance for Use Inauguration in order to initiate the land uses set forth herein. i. This CCP shall expire and become null and void if the Permittee fails to obtain a Zoning Clearance for use inauguration within 90 days – from the date the approval decision of this CCP becomes effective.

The City Manager may grant an extension of time to the Permittee in order to obtain the Zoning Clearance for use inauguration if the Permittee can demonstrate to the satisfaction of the City Manager that the Permittee has made a diligent effort to implement the Project, and the Permittee has requested the time extension in writing at least 30 days prior to 90-day expiration date.
ii. Within 90 days of the permit effective date, the Permittee must complete construction of Phase I, as indicated on the approved Final Floor plan and obtain a Temporary Certificate of Occupancy from the City Building Department. The City Manager may grant an extension of time to the Permittee to obtain the Zoning Clearance for use inauguration if the Permittee can demonstrate to the satisfaction of the 906 of 1055 ATTACHMENT E Page 1579 of 3559
City Manager that the Permittee has made a diligent effort to implement the Project
iii. Within 180 of the permit effective date, the Permittee must complete all Tenant Improvements and construction as indicated on the approved Final Floor Plan and obtain a Certificate of Occupancy from the City Building Department. The City Manager may grant an extension of time to the Permittee to obtain the Zoning Clearance for construction if the Permittee can demonstrate to the satisfaction of the City Manager that the Permittee has made a diligent effort to implement the Project.
iv. Prior to the issuance of the Zoning Clearance for construction or use inauguration, all fees and charges billed to that date by the City, as well as any fines, penalties, and sureties, must be paid in full. After issuance of the Zoning Clearance for Use Inauguration, any final billed processing fees must be paid within 30 days of the billing date or the City may revoke this CCP.

B Permit Life or Operations Period: This CCP will expire on November 19, 2028.

However, the Development Agreement contains terms and conditions for extending o operations for an additional 10 years. The lack of additional notification of the expiration date provided by the City to the Permittee shall not constitute grounds to continue the uses that are authorized by this CCP after the CCP expiration date. The uses authorized by this CCP may continue after the CCP expiration date if:
(1) The Permittee has filed a permit modification application 90 day prior to November 19, 2018; and
(2) The City decision-maker grants the requested modification.

The uses authorized by this CCP may continue during processing of a timely-filed modification application, at the City Managers sole discretion.

In the event of any actual and direct conflict between these Conditions of Approval and the terms of the approved Development Agreement, the terms of the Development Agreement shall control and take precedence. [end of conditions]
907 of 1055 ATTACHMENT E Page 1580 of 3559
EXHIBIT H:

RESOLUTION 18-56
908 of 1055 ATTACHMENT E Page 1581 of 3559
RESOLUTION NO. 18-56

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CUDAHY, CALIFORNIA, INSTRUCTING THE PLANNING

COMMISSION TO IMMEDIATELY COMPLETE ITS PUBLIC

MEETING ON AN APPLICATION FOR A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF CUDAHY AND

STARCRAFT, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY

AND THE ISSUANCE OF A COMMERCIAL CANNABIS PERMIT
WHEREAS, the City of Cudahy (“City”) is a general law city, incorporated under the laws of the State of California, and has the power to make and enforce within its jurisdictional limits all local, police, sanitary and other ordinances and regulations not in conflict with the general laws of the state; WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Section 65864 et seq. of the California Government Code (the Development Agreement Statute"); and
WHEREAS, the Development Agreement Statute authorizes the City to enter into a property development agreement with any person having legal or equitable interest in real property for the development of such property in order to establish certain development rights; and WHEREAS, the Development Agreement Statute specifies what kind of public hearings and notice must be given when an agency gets to the point of considering whether to approve development agreements. Hearings must be held by the agency’s planning agency and its governing body. Cal. Gov’t Code § 65867. A local agency’s development agreement procedures are an opportunity for the planning commission to make a recommendation on whether or not to approve the agreement and weigh in on proposed findings; and WHEREAS, in accordance with California law, the City of Cudahy has adopted Municipal Code Chapter 20.28 (Development Agreements) [Renumbered as Part 9 of the Zoning Code §20.84.530-20.84.640 adopted by the City Council on 7/17/18] establishing the procedures and requirements for the consideration of development agreement with the City; and WHEREAS, CMC §20.84.550.C provides that the planning commission and the city council shall hold noticed public hearings on every completed application for a development agreement; and
WHEREAS, on September 11, 2017, the City Council for the City of Cudahy passed Ordinance No. 673 establishing regulations and a discretionary review process for the allowance of medicinal-only commercial cannabis activities (cultivation, distribution, manufacturing, deliveries, micro-business and laboratory testing) in a specified Overlay Zone through a Commercial Cannabis Facility Permit and development agreement; and WHEREAS, on November 19, 2018, the City of Cudahy Planning Commission ("Planning Commission") conducted a properly noticed public hearing to consider the 909 of 1055 ATTACHMENT E Page 1582 of 3559
recommendation of an Ordinance approving a Development Agreement By and Between the City of Cudahy and STARCRAFT, LLC a California limited liability company [DA#18-014C] ("Development Agreement") and the issuance of Commercial Cannabis Facility Permit No. CCP 18-0014 to allow a Commercial Cannabis Facility for the Site set forth in the Development Agreement located at 4925 Cecelia Street, City of Cudahy, CA; and WHEREAS, the following is a summary of what occurred at the public hearing:

Hearing date: November 19, 2018
Hearing time: 6:00 p.m.

Commissioners in attendance: Chairman Fuentes, Vice-Chairperson Alcantar, and Commissioner Corvera-Hernandez
Item: 7B. Public Hearing re VM Evergreen, CCP18-001, and DA18-001C

1. Staff makes power point presentation

2. Chair Fuentes opens Public Hearing

3. Tony Solimon, and Applicants address and field questions from Commission.

Applicants mention that they are an all Latina group of investors from the local area with health care experience interested in investing in their community

4. Chairman Fuentes closes Public Hearing

5. Discussion among Commissioners

6. Vice Chair Alcantar moves to continue item, motion seconded by Commissioner Corvera-Hernandez: Vice-chair claims she prefers the matter be heard when all commissioners present, or after new commissioners appointed

7. Staff mentions that next regularly scheduled PC meeting is 12/17, but will likely go dark because of proximity to holidays

8. Staff explains that the Bureau of Cannabis Control ("BCC") required all applicants to submit proof of a city permit/license in order to be eligible for state license by no later than December 1, 2018. Advised the Commission to consider the time sensitivity.

9. On 2-1 vote, the Commission continues item to the next PC meeting. Date uncertain.

Chairman Fuentes dissents.

Item 7C. Public Hearing re Old and Rusty, CCP18-0013, and DA18-013C

1. Staff makes power point presentation

2. Chair Fuentes opens Public Hearing
910 of 1055 ATTACHMENT E Page 1583 of 3559

3. Steve Winders, property owner, addresses and fields questions from Commission. Mr.

Winders, on behalf of the Applicants, explains that his family has owned the subject property since the 1950's

4. Chairman Fuentes closes Public Hearing

5. Discussion among Commissioners

6. Vice Chair Alcantar moves to continue, but motion dies for a lack of second. Chairman Fuentes moves to approve staff's recommendation, and receives a second from Commissioner Corvera-Hernandez. Motion approved on 2-1 vote with Vice Chair dissenting.

7. Commissioner Corvera-Hernandez claims he misunderstood the vote. Intended to continue item.

8. Special counsel explains that a Motion to Reconsider would be required in order for Commissioner Corvera-Hernandez to change his vote

9. No Motion to Reconsider was made.

Item 7E. Public Hearing re Starcraft, CCP18-0014, and DA18-014C

1. Staff makes power point presentation

2. Special counsel explains that this item was taken out of order to accommodate the presentation sequence

3. Chair Fuentes opens Public Hearing

4. Steve Winders reminds Commission that this Applicant has the same operator and same property owner as the Applicant previously approved

5. Chair Fuentes closes Public Hearing

6. Discussion among Commissioners

7. Vice Chair Alcantar moves to continue item to the next PC meeting (date uncertain), motion seconded by Commissioner Corvera-Hernandez

8. Chair Fuentes reminds Commission that this applicant is on the same industrial park, has the same operator, and same property owner as several previously approved applicants that came before this Commission a few months prior

9. Staff reminds Commission of the time sensitivity

10. Special counsel further advises that the continuance will be extensive since new commissioners will need to be briefed and informed on the Medicinal Cannabis regulatory process. This Commission is already familiar with process, and has previously deliberated on 911 of 1055 ATTACHMENT E Page 1584 of 3559
several CCP's and DA's

11. On 2-1 vote, Commission continues item to next PC meeting. Date uncertain. Chair Fuentes dissents.

Item 7D. Public Hearing re Staple Room, CCP18-0015, and DA18-015C

1. Staff makes power point presentation

2. Chair Fuentes opens Public Hearing

3. Steve Winders implores Commission to reconsider its determinations

4. Applicant also addresses Commission to consider the time sensitivity impacts to on going cost of maintenance

5. Chair Fuentes closes Public Hearing

6. Discussion among Commissioners

7. Commissioner Corvera-Hernandez moves to continue item to the next PC meeting (date uncertain), motion seconded by Vice Chair Alcantara. Chairman Fuentes dissents.

8. Staff advises Commission may also consider denying staff's recommendation in order to preserve the Applicant's rights to appeal the determination to the City Council

9. On a 2-1 vote, Commission continues item to next PC meeting. Date uncertain. Chair Fuentes dissents.

WHEREAS, each of the applications has been pending since December 2017; and WHEREAS, the City has received written correspondence from representatives for VM Evergreen, LLC, Starcraft, LLC and Staple Room, LLC requesting that the City Council hold an immediate hearing on their applications for a Commercial Cannabis Facility permit and a Development Agreement. The representatives complain that the Planning Commission’s failure to timely act on their applications was for no legitimate land-use reason and its continuation of a decision on the matter to an unspecified future hearing date is an unjustified delay in the processing of the CCF permits and Development Agreements resulting in substantial injury and significant competitive disadvantage. The Planning Commission’s failure to act has also placed their projects in jeopardy of losing state issued cannabis licenses. Under such circumstances, the Planning Commission’s indecision and/or purposeful delay has resulted in a defacto denial of the applications for development permits without expressed findings of facts as required by law; and WHEREAS, the Planning Commission is a five member body. CMC §2.36.010(2).

Three Commissioners shall constitute a quorum for the transaction of business. CMC §2.36.010(8). The principal duty of the Planning Commission is to make recommendations to 912 of 1055 ATTACHMENT E Page 1585 of 3559
the City Council on various planning and land use matters. CMC §2.36.010(10). City law requires that the Commission "shall hold at least one regular meeting each month at such time and place as it shall fix by resolution." CMC §2.36.010(6).

WHEREAS, on November 19, 2018, only three of the Commissioners were present at the November 19, 2018 commission meeting. Two Commissioners were not present at the public hearing and, therefore, took no part in the public discussion. One of the members in attendance is likely to be elected to the City Council and will soon no longer be a Commissioner. In the event of a continued public meeting on the applications, the new and/or missing members then in attendance will have no personal knowledge of what transpired at the November 19, 2018 public hearing. At the present time, there is no regular or special meeting set for the month of December 2018.

WHEREAS, the Permit Streamlining Act ("PSA") is a state law enacted in 1977 to expedite the processing of permits for development projects. See, Government Code §65921.

The PSA achieves this goal by (1) setting forth various time limits within which state and local government agencies must either approve or disapprove permits and (2) providing that these time limits may be extended once (and only once) by agreement between the parties.

The time limits to hold a public hearing are triggered upon notice by the applicant of intent to invoke the Act. Alternatively, an applicant can seek the issuance of a writ of mandate to hold the require public hearings. Government Code §65950. If a local agency fails to approve or disapprove the permit within the required time limits, the permit is subject to being "deemed approved." Government Code § 65956(b). A deemed-approved permit confers the same privileges and entitlements as a regularly issued permit. Ciani v. San Diego Trust & Savings Commission, 233 Cal. App. 3d 1604, 1613, 285 Cal. Rptr. 699, 705 (1991); and WHEREAS, under CMC §20.84.550, the City Council may, on its own, initiate a public hearing on a Development Agreement with or without the recommendation of the Planning Commission; and
WHEREAS, under CMC §20.08.020, the City Council has the authority to "Act as the appeal body of the Planning Commission."
"Hear and act" upon applications for development agreements and other matters listed in Table 20.84-1, which include conditional use permits, development review permits etc. such as the ones sought by VM Evergreen, Starcraft and Staple Room; and WHEREAS, under CMC §20.84.160, "any person dissatisfied with an interpretation or action of the Approving Authority may appeal such action to the Appeal Authority ...".

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CUDAHY DOES HEREBY RESOLVE, DECLARE AND DETERMINE AS FOLLOWS:

SECTION 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth 913 of 1055 ATTACHMENT E Page 1586 of 3559
herein.

SECTION 2. THE PLANNING COMMISSION IS INSTRUCTED TO

IMMEDIATELY COMPLETE ITS PUBLIC MEETING ON THE APPLICATION

BY STARCRAFT, LLC FOR A DEVELOPMENT AGREEMENT AND A

CANNABIS FACILITY PERMIT
Based on the above Recitals, the City Council instructs the City Planning Commission and its individual members to immediately complete its public meeting on the application by Starcraft, LLC for a Development Agreement and a Cannabis Facility Permit and to make a final decision on the matter on or before December 17, 2018. Thereafter, if no further action has been taken by the Planning Commission, this matter shall be deemed denied by the Planning Commission and transferred to the City Council for all purposes and the application will no longer be pending before that body. The City Manager is directed to forthwith inform the Commissioners of this resolution and to coordinate with staff a new date and time for the Commission meeting.

SECTION 3. THIS MATTER SHALL RETURN TO COUNCIL FOR A STATUS HEARING ON DECEMBER 18, 2018.

This matter shall return to the City Council for a status hearing on December 18, 2018. All other action items on this matter agendized for today (December 4, 2018) shall be continued to December 18, 2018 before this City Council.

SECTON 4. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence orword of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Cudahy at its regular meeting on this 4th day of November 2018.

Chris Garcia
Mayor
914 of 1055 ATTACHMENT E Page 1587 of 3559
ATTEST:

Richard Iglesias
Deputy City Clerk

CERTIFICATION

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS:

CITY OF CUDAHY )
I, Richard Iglesias, Deputy City Clerk of the City of Cudahy, hereby certify that the foregoing Resolution No. 18-56 was passed and adopted by the City Council of the City of Cudahy, signed by the Mayor and attested by the Deputy City Clerk at a regular meeting of said Council held on the 4th day of November 2018, and that said Resolution was adopted by the following vote, to-wit:

AYES:

NOES:

ABSENT:

ABSTAIN:

Richard Iglesias
Deputy City Clerk
915 of 1055 ATTACHMENT E Page 1588 of 3559
EXHIBIT I:

RESOLUTION 18-57
916 of 1055 ATTACHMENT E Page 1589 of 3559
1 RESOLUTION NO. 18-57

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CUDAHY, CALIFORNIA, TO HEAR AN APPLICATION FOR A

DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF

CUDAHY AND STARCRAFT, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY AND THE ISSUANCE OF A COMMERCIAL

CANNABIS PERMIT
WHEREAS, the City of Cudahy (“City”) is a general law city, incorporated under the laws of the State of California, and has the power to make and enforce within its jurisdictional limits all local, police, sanitary and other ordinances and regulations not in conflict with the general laws of the state; WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Section 65864 et seq. of the California Government Code (the Development Agreement Statute"); and
WHEREAS, the Development Agreement Statute authorizes the City to enter into a property development agreement with any person having legal or equitable interest in real property for the development of such property in order to establish certain development rights; and WHEREAS, the Development Agreement Statute specifies what kind of public hearings and notice must be given when an agency gets to the point of considering whether to approve development agreements. Hearings must be held by the agency’s planning agency and its governing body. Cal. Gov’t Code § 65867. A local agency’s development agreement procedures are an opportunity for the planning commission to make a recommendation on whether or not to approve the agreement and weigh in on proposed findings; and WHEREAS, in accordance with California law, the City of Cudahy has adopted Municipal Code Chapter 20.28 (Development Agreements) [Renumbered as Part 9 of the Zoning Code §§20.84.530-20.84.640 adopted by the City Council on 7/17/18] establishing the procedures and requirements for the consideration of development agreement with the City; and WHEREAS, CMC §20.84.550.C provides that the planning commission and the city council shall hold noticed public hearings on every completed application for a development agreement; and
WHEREAS, on September 11, 2017, the City Council for the City of Cudahy passed Ordinance No. 673 establishing regulations and a discretionary review process for the allowance of medicinal-only commercial cannabis activities (cultivation, distribution, manufacturing, deliveries, micro-business and laboratory testing) in a specified Overlay Zone through a Commercial Cannabis Facility Permit and development agreement; and WHEREAS, on November 19, 2018, the City of Cudahy Planning Commission ("Planning Commission") conducted a properly noticed public hearing to consider the recommendation of an Ordinance approving a Development Agreement By and Between the City of 917 of 1055 ATTACHMENT E Page 1590 of 3559
2 Cudahy and STARCRAFT, LLC a California limited liability company [DA#18-014C] ("Development Agreement") and the issuance of Commercial Cannabis Facility Permit No. CCP 18-0014 to allow a Commercial Cannabis Facility for the Site set forth in the Development Agreement located at 4925 Cecelia Street, City of Cudahy, CA; and WHEREAS, the following is a summary of what occurred at the public hearing:

Hearing date: November 19, 2018
Hearing time: 6:00 p.m.

Commissioners in attendance: Chairman Fuentes, Vice-Chairperson Alcantar, and Commissioner Corvera-Hernandez
Item: 7B. Public Hearing re VM Evergreen, CCP18-001, and DA18-001C

1. Staff makes power point presentation

2. Chair Fuentes opens Public Hearing

3. Tony Solimon, and Applicants address and field questions from Commission.

Applicants mention that they are an all Latina group of investors from the local area with health care experience interested in investing in their community

4. Chairman Fuentes closes Public Hearing

5. Discussion among Commissioners

6. Vice Chair Alcantar moves to continue item, motion seconded by Commissioner Corvera-Hernandez: Vice-chair claims she prefers the matter be heard when all commissioners present, or after new commissioners appointed

7. Staff mentions that next regularly scheduled PC meeting is 12/17, but will likely go dark because of proximity to holidays

8. Staff explains that the Bureau of Cannabis Control ("BCC") required all applicants to submit proof of a city permit/license in order to be eligible for state license by no later than December 1, 2018. Advised the Commission to consider the time sensitivity.

9. On 2-1 vote, the Commission continues item to the next PC meeting. Date uncertain.

Chairman Fuentes dissents.

Item 7C. Public Hearing re Old and Rusty, CCP18-0013, and DA18-013C

1. Staff makes power point presentation

2. Chair Fuentes opens Public Hearing
918 of 1055 ATTACHMENT E Page 1591 of 3559
3 3. Steve Winders, property owner, addresses and fields questions from Commission. Mr.

Winders, on behalf of the Applicants, explains that his family has owned the subject property since the 1950's

4. Chairman Fuentes closes Public Hearing

5. Discussion among Commissioners

6. Vice Chair Alcantar moves to continue, but motion dies for a lack of second. Chairman Fuentes moves to approve staff's recommendation, and receives a second from Commissioner Corvera-Hernandez. Motion approved on 2-1 vote with Vice Chair dissenting.

7. Commissioner Corvera-Hernandez claims he misunderstood the vote. Intended to continue item.

8. Special counsel explains that a Motion to Reconsider would be required in order for Commissioner Corvera-Hernandez to change his vote

9. No Motion to Reconsider was made.

Item 7E. Public Hearing re Starcraft, CCP18-0014, and DA18-014C

1. Staff makes power point presentation

2. Special counsel explains that this item was taken out of order to accommodate the presentation sequence

3. Chair Fuentes opens Public Hearing

4. Steve Winders reminds Commission that this Applicant has the same operator and same property owner as the Applicant previously approved

5. Chair Fuentes closes Public Hearing

6. Discussion among Commissioners

7. Vice Chair Alcantar moves to continue item to the next PC meeting (date uncertain), motion seconded by Commissioner Corvera-Hernandez

8. Chair Fuentes reminds Commission that this applicant is on the same industrial park, has the same operator, and same property owner as several previously approved applicants that came before this Commission a few months prior

9. Staff reminds Commission of the time sensitivity

10. Special counsel further advises that the continuance will be extensive since new commissioners will need to be briefed and informed on the Medicinal Cannabis regulatory process. This Commission is already familiar with process, and has previously deliberated on 919 of 1055 ATTACHMENT E Page 1592 of 3559
4 several CCP's and DA's

11. On 2-1 vote, Commission continues item to next PC meeting. Date uncertain. Chair Fuentes dissents.

Item 7D. Public Hearing re Staple Room, CCP18-0015, and DA18-015C

1. Staff makes power point presentation

2. Chair Fuentes opens Public Hearing

3. Steve Winders implores Commission to reconsider its determinations

4. Applicant also addresses Commission to consider the time sensitivity impacts to on going cost of maintenance

5. Chair Fuentes closes Public Hearing

6. Discussion among Commissioners

7. Commissioner Corvera-Hernandez moves to continue item to the next PC meeting (date uncertain), motion seconded by Vice Chair Alcantara. Chairman Fuentes dissents.

8. Staff advises Commission may also consider denying staff's recommendation in order to preserve the Applicant's rights to appeal the determination to the City Council

9. On a 2-1 vote, Commission continues item to next PC meeting. Date uncertain. Chair Fuentes dissents.

WHEREAS, each of the applications has been pending since December 2017; and WHEREAS, the City has received written correspondence from representatives for VM Evergreen, LLC, Starcraft, LLC and Staple Room, LLC requesting that the City Council hold an immediate hearing on their applications for a Commercial Cannabis Facility permit and a Development Agreement. The representatives complain that the Planning Commission’s failure to timely act on their applications was for no legitimate land-use reason and its continuation of a decision on the matter to an unspecified future hearing date is an unjustified delay in the processing of the CCF permits and Development Agreements resulting in substantial injury and significant competitive disadvantage. The Planning Commission’s failure to act has also placed their projects in jeopardy of losing state issued cannabis licenses. Under such circumstances, the Planning Commission’s indecision and/or purposeful delay has resulted in a defacto denial of the applications for development permits without expressed findings of facts as required by law; and WHEREAS, the Planning Commission is a five member body. CMC §2.36.010(2).

Three Commissioners shall constitute a quorum for the transaction of business. CMC §2.36.010(8). The principal duty of the Planning Commission is to make recommendations to 920 of 1055 ATTACHMENT E Page 1593 of 3559
5 the City Council on various planning and land use matters. CMC §2.36.010(10). City law requires that the Commission "shall hold at least one regular meeting each month at such time and place as it shall fix by resolution." CMC §2.36.010(6); and WHEREAS, on November 19, 2018, only three of the Commissioners were present at the November 19, 2018 commission meeting. Two Commissioners were not present at the public hearing and, therefore, took no part in the public discussion. One of the members in attendance is likely to be elected to the City Council and will soon no longer be a Commissioner. In the event of a continued public meeting on the applications, the new and/or missing members then in attendance will have no personal knowledge of what transpired at the November 19, 2018 public hearing. At the present time, there is no regular or special meeting set for the month of December 2018; and
WHEREAS, the Permit Streamlining Act ("PSA") is a state law enacted in 1977 to expedite the processing of permits for development projects. See, Government Code §65921.

The PSA achieves this goal by (1) setting forth various time limits within which state and local government agencies must either approve or disapprove permits and (2) providing that these time limits may be extended once (and only once) by agreement between the parties.

The time limits to hold a public hearing are triggered upon notice by the applicant of intent to invoke the Act. Alternatively, an applicant can seek the issuance of a writ of mandate to hold the require public hearings. Government Code §65950. If a local agency fails to approve or disapprove the permit within the required time limits, the permit is subject to being "deemed approved." Government Code § 65956(b). A deemed-approved permit confers the same privileges and entitlements as a regularly issued permit. Ciani v. San Diego Trust & Savings Commission, 233 Cal. App. 3d 1604, 1613, 285 Cal. Rptr. 699, 705 (1991); and WHEREAS, under CMC §20.84.550, the City Council may, on its own, initiate a public hearing on a Development Agreement with or without the recommendation of the Planning Commission; and
WHEREAS, under CMC §20.08.020, the City Council has the authority to "Act as the appeal body of the Planning Commission."
"Hear and act" upon applications for development agreements and other matters listed in Table 20.84-1, which include conditional use permits, development review permits etc. such as the ones sought by VM Evergreen, Starcraft and Staple Room; and WHEREAS, under CMC §20.84.160, "any person dissatisfied with an interpretation or action of the Approving Authority may appeal such action to the Appeal Authority ...".

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF CUDAHY DOES HEREBY RESOLVE, DECLARE AND DETERMINE AS FOLLOWS:

SECTION 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth 921 of 1055 ATTACHMENT E Page 1594 of 3559
6 herein.

SECTION 2. A PROPERLY NOTICED PUBLIC HEARING ON THE

DEVELOPMENT AGREEMENT AND THE CANNABIS FACILITY PERMIT

HAS ALREADY BEEN HELD AND CLOSED BY THE PLANNING

COMMISSION
Based on the above Recitals, the City Council finds and determines that a properly noticed public hearing by the Planning Commission has already been held and closed as required by law and, therefore, this matter may now be set for public hearing before this City Council. There is nothing in the record that indicates that Planning Commission continued the public hearing portion of the November 19, 2018 meeting.

SECTION 3. THE PLANNING COMMISSION’S CONTINUATION OF ITS

DECISION ON THE APPLICATION FOR A DEVELOPMENT AGREEMENT

AND A CANNABIS FACILITY PERMIT WAS UNJUSTIFIED AND MAY

EXPOSE THE CITY TO UNNECESSARY LITIGATION
Based on the above Recitals, the City Council finds and determines that the Planning Commission’s continuation of its decision on the application for a Development Agreement and a Cannabis Facility Permit to an unspecified future date was unjustified and is in effect a defacto denial of the application without expressed findings of fact as required by law. Such indecision could expose the City to unnecessary and avoidable litigation from the applicants if not acted upon promptly.

SECTION 4. THE CITY MANAGER IS DIRECTED TO PROCEED WITH

THE PROCESSING OF THE APPLICATION BY STARCRAFT, LLC FOR A

DEVELOPMENT AGREEMENT AND A CANNABIS FACILITY PERMIT

DIRECTLY BEFORE THE CITY COUNCIL
Based on the above Recitals, the City Council grants the Applicant’s request for an immediate hearing directly before the City Council on its application for a Development Agreement and a Cannabis Facility Permit. Alternatively, this matter will be heard on the City Council’s own initiative.

The City Manager is directed to immediately proceed with the processing of the application for initial consideration by the City Council in a properly noticed public hearing. The City Manager shall also notify the Planning Commission that the City Council still welcomes their input on the applications and that nothing herein shall prevent the Planning Commission from making a formal recommendation to the City Council on the matter, provided such meeting and decision takes place on or before December 17, 2018. Thereafter, if no further action has been taken by the Planning Commission, this matter shall be deemed denied by the Planning Commission and transferred to the City Council for all purposes and the applications will no longer be pending before that body. This resolution shall take effect upon adoption.

SECTON 5. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or 922 of 1055 ATTACHMENT E Page 1595 of 3559
7 word of this Resolution be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Resolution as hereby adopted shall remain in full force and effect.

PASSED AND ADOPTED by the City Council of the City of Cudahy at a duly noticed meeting held on the day of , 2018 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
_________________________________
Mayor, Chris Garcia
ATTEST:
___________________________________
City Clerk
923 of 1055 ATTACHMENT E Page 1596 of 3559
EXHIBIT J:

ORDINANCE NO. 701
924 of 1055 ATTACHMENT E Page 1597 of 3559
1 ORDINANCE NO. 701

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
CUDAHY, CALIFORNIA, APPROVING: (1) A DEVELOPMENT
AGREEMENT [NO. DA18-014C] BY AND BETWEEN THE CITY OF

CUDAHY AND STARCRAFT, LLC, A CALIFORNIA LIMITED
LIABILITY COMPANY AND (2) THE ISSUANCE OF A COMMERCIAL

CANNABIS PERMIT
WHEREAS, to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the Legislature of the State of California adopted Section 65864 et seq. of the California Government Code (the Development Agreement Statute"); and
WHEREAS, the Development Agreement Statute authorizes the City to enter into a property development agreement with any person having legal or equitable interest in real property for the development of such property in order to establish certain development rights; and WHEREAS, in accordance with California law, the City of Cudahy has adopted Municipal Code Chapter 20.28 (Development Agreements) [Renumbered as Part 9 of the Zoning Code §20.84.530-20.84.640 adopted by the City Council on 7/17/18] establishing the procedures and requirements for the consideration of development agreement with the City; and WHEREAS, on September 11, 2017, the City Council for the City of Cudahy passed Ordinance No. 673 establishing regulations and a discretionary review process for the allowance of medicinal-only commercial cannabis activities (cultivation, distribution, manufacturing, deliveries, micro-business and laboratory testing) in a specified Overlay Zone through a development agreement; and
WHEREAS, all procedures of the California Environmental Quality Act (“CEQA”), California Public Resources Code §21000 et seq., and the CEQA guidelines, title 14 of the California Code of Regulations, chapter 3, §15000 et seq. have been satisfied. The City has found that the proposed Project is Categorically Exempt from California Environmental Quality Act (CEQA) requirements under provisions of CEQA Guidelines Section 15301 – Existing Facilities.

This exemption applies to projects characterized as alterations to existing facilities meeting the conditions described in Section 15301;
WHEREAS, the City of Cudahy Planning Commission ("Planning Commission") conducted a properly noticed public hearing to consider approval of a Commercial Cannabis Permit and a Development Agreement (as defined below), at which testimony and evidence, both written and oral, were presented to and considered by the Planning Commission; and WHEREAS, the City Council shall approve a development agreement by ordinance; and WHEREAS, subsequent to receipt of report on the Planning Commission's actions, the City Council conducted a properly noticed public hearing to consider the approval of a Commercial Cannabis Permit and Development Agreement, at which testimony and evidence, both written and 925 of 1055 ATTACHMENT E Page 1598 of 3559
2 oral, were presented to and considered by the City Council.

NOW THEREFORFE, THE CITY COUNCIL OF THE CITY OF CUDAHY
DOES ORDAIN AS FOLLOWS:

SECTION 1. RECITALS
That the above Recitals are true and correct and are incorporated as though fully set forth herein.

SECTION 2. APPROVAL OF DEVELOPMENT AGREEMENT
That the City Council hereby approves the Development Agreement By and Between the City of Cudahy and Starcraft, LLC, a California limited liability company ("Development Agreement") [DA#18-014C], a copy of which is attached hereto and incorporated herein by this reference as Exhibit "A," subject to the terms and conditions stated therein.

SECTION 3. APPROVAL OF COMMERCIAL CANNABIS PERMIT
That the City Council hereby approves Commercial Cannabis Permit No. CCP18-0014, subject to the terms and conditions stated therein, to allow a Commercial Cannabis Facility for the Site located at4925 Cecelia Street, City of Cudahy, CA as set forth in the Development Agreement. A copy of the permit is attached hereto and incorporated herein by this reference as Exhibit "B." The Commercial Cannabis Permit shall be issued upon execution by the City of the Development Agreement.

SECTON 4. SEVERABILITY
That the City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the remaining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.

SECTION 5. EFFECTIVE DATE OF ORDINANCE
That this Ordinance shall take effect thirty (30) days after its second reading by the City Council.

SECTION 6. EXECUTION OF DEVELOPMENT AGREEMENT
The Development Agreement shall not be executed by the City until on or after the effective date of the Ordinance.

SECTION 7. RECORDATION OF DEVELOPMENT AGREEEMENT
That the City Clerk is hereby directed to record the fully executed Development 926 of 1055 ATTACHMENT E Page 1599 of 3559
3 Agreement with the County Recorder for the County of Los Angeles no later than ten (10) days after its execution.

SECTION 8. CERTIFICATION
That the City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published, in full or in summary format, according to law.

PASSED AND ADOPTED by the City Council of the City of Cudahy at a regular meeting held on the day of , 2018 by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

ATTEST: APPROVED:

Rick Iglesias, City Clerk Chris Garcia, Mayor
APPROVED AS TO FORM:

Glenn Ward Calsada, Special Counsel
927 of 1055 ATTACHMENT E Page 1600 of 3559
4 EXHIBIT "A"

DEVELOPMENT AGREEMENT

BY AND BETWEEN

THE CITY OF CUDAHY

AND STARCRAFT, LLC

A CALIFORNIA LIMITED LIABILITY COMPANY

SEE ATTACHMENT
928 of 1055 ATTACHMENT E Page 1601 of 3559
5 EXHIBIT "B"

COMMERCIAL CANNABIS PERMIT

SEE ATTACHMENT
[The Permit will be based upon the Staff Report with
Conditions of Approval in a Letter to Follow]
929 of 1055 ATTACHMENT E Page 1602 of 3559
RECORDING REQUESTED BY |
City of Cudahy |
AND WHEN RECORDED MAIL TO: |
City of Cudahy |
5220 Santa Ana Street |
Cudahy, CA 90201 |
Attention: City Manager |
|
==================================================================

SPACE ABOVE THIS LINE FOR RECORDER'S USE
Recording Fee Exempt per Government Code §6103

COMMERCIAL CANNABIS

DEVELOPMENT AGREEMENT

BETWEEN THE CITY OF CUDAHY AND

STARCRAFT, LLC
THIS DEVELOPMENT AGREEMENT (this “Agreement”) is made and entered into this __________ day of ________________, 2018, (the “Execution Date”), by and between the CITY OF CUDAHY, a California municipal corporation (“City”) and STARCRAFT, LLC, a California limited liability company ("Owner") authorized to do business in the State of California. City and Owner are sometimes referenced together herein as the “Parties.” In instances when a provision hereof applies to each of the Parties individually, either may be referenced as a “Party.” The Parties hereby jointly render the following statement as to the background facts and circumstances underlying this Agreement.

RECITALS
A. The State of California enacted California Government Code Sections 65864 et seq. (“Development Agreement Statutes”) to authorize municipalities to enter into development agreements with those having an interest in real property to strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development in connection with the development of real property within their jurisdiction.

B. The purpose of the Development Agreement Statutes is to authorize municipalities, in their discretion, to establish certain development rights in real property for a period of years regardless of intervening changes in land use regulations, to vest 930 of 1055 ATTACHMENT E Page 1603 of 3559
certain rights in the Owner, and to meet certain public purposes of the local government.

C. As authorized by the Development Agreement Statutes, the City has adopted Municipal Code Chapter 20.28 (Development Agreements) establishing the procedures and requirements for the consideration of development agreements with the City.

D. Owner currently holds a legal or equitable interest in real property considered in this Agreement which has a development area approximately 10,649 square feet located at 4925 Cecilia Street, City of Cudahy, State of California (the “Site”). The Site includes Assessor’s Parcel Number: 6224-024-008, and is more fully described in Exhibit A and shown on the map in Exhibit B. Both exhibits being attached hereto and incorporated herein by this reference.

E. Presently, Owner has a leased interest in a portion of the Site for the purpose of medicinal cannabis related activities which shall include, but not be limited to, facilities where cannabis is planted, grown, harvested, dried, cured, graded, trimmed, extracted, manufactured into cannabis products, distributed, or transported sold not as a store-front retail dispensary, or that does all or any combination of those activities (“Medicinal Cannabis”). Such Medicinal Cannabis facilities shall operate in accordance with all applicable provisions of Business and Professions Code §§26000-26231.2; California Health and Safety Code Safety Code §§ 11357-11362.9 and 11362.7- 11362.85; Revenue and Taxation Code §§ 34010-34021.5; Vehicle Code §§ 2429.7 and 23222; Water Code §§ 1831, 1847, and 13276; and the City of Cudahy Municipal Code as it applies to such facilities (collectively the “California Cannabis Laws”). Prior to operating a medicinal cannabis cultivation facility, Owner shall be required to obtain a Medicinal Commercial Cannabis Permit from the City pursuant to City Ordinance No. 673.

F. Ultimately, Owner intends upon obtaining a state license issued, pursuant to California Cannabis Laws, to operate a medicinal commercial cannabis or adult use facility at the Site. The definition of "Owner" hereunder shall mean and refer to the fee simple owner and/or any authorized tenant of the Site to the extent such party holds or is covered by a Regulatory Permit. In the event the City of Cudahy permits adult use cannabis commercial activity, Owner shall receive priority processing for any corresponding City permits for the same to the extent authorized by law.

G. On December 4, 2017 Owner applied to this City for a Medicinal Cannabis Cultivation Permit (hereinafter "Regulatory Permit”) to conduct Medicinal Commercial Cannabis Activities. No such activities are permitted without a Development Agreement within or outside the boundaries set forth in the Overlay Zone/Permit Area illustrated in Exhibit “A” to City Ordinance No. 673.
931 of 1055 ATTACHMENT E Page 1604 of 3559
H. Owner presently intends to develop and open a medicinal marijuana facility on the Site consistent with the California Cannabis Laws and Project Approvals (known as the “Project”). The Project may include the cultivation of products of medicinal cannabis for delivery to other legally permitted persons and entities under the California Cannabis Laws (“licensed persons”), who operate retail dispensary outlets or other licensed facilities under the California Cannabis Laws, but would not include the dispensing or sale of Cannabis Products at the Project Site without further authorization by the City.

I. The proposed project includes a Commercial Cannabis Permit, which is a type of conditional use permit, to allow for a Commercial Cannabis Facility and a Development Agreement (DA) for commercial cannabis activities including cultivation within an existing, currently vacant, approximately 10,649 square foot industrial building. The site is currently developed with one commercial building. The proposed project will be built in one phase and includes the following commercial cannabis activities:
• Cultivation: The cultivation area consists of a 77 square foot lobby, a 77 square foot locker and break room, a 52 square foot unisex restroom, a 47 square foot security office, a 59 square foot mechanical room, a 33 square foot vault room, a 116 square foot water reservoir room, a 156 square foot mother plant room, a 573 square foot clone room, three (3) flower rooms totaling 5,399 square feet, a 1,084 square foot veg room, a 375 square foot trim and dry room, and a 678 square foot shipping and receiving area. The proposed facility includes a total of 7,587 square feet of production space and 3,062 square feet of total premises space.
• General Business Offices: The facilities office hours will be from 8 a.m. to 6 p.m., 5 days a week and facility operations will be 24 hours, with approximately ten (10) employees per shift.

Parking/Loading/Access: The proposed project provides 12 parking spaces, including 2 accessible van spaces. Loading will take place on-site. Vehicular access to the site will be through an existing driveway on Cecelia Street. Within the site, access to the structure will be through the secured front office entrance. The project complies with the CAL Green Tier 1 by incorporating stormwater pollution prevention measures, installing energy- and water-efficient equipment, and planting native and drought-tolerant landscaping at the front of the property.

Security: The project will secure the facility against unauthorized entry by installing security lights on the exterior of the building to illuminate the side yards and parking area, installing commercial-grade locks, installing an alarm and video surveillance system, establishing procedures for identifying authorized persons, establish inventory controls, and install a secure surveillance vault to maintain the integrity of records. In 932 of 1055 ATTACHMENT E Page 1605 of 3559
addition, the applicant will engage a licensed security company to provide an operational security plan in compliance with Ordinance 673.

Starcraft LLC will employ approximately 10 employees. As a term of the Development Agreement with the City, the facility must offer 50% of the employment opportunities to City residents. This will result in at least five (5) jobs in the City. Currently, the site offers no employment opportunities to residents or otherwise, as the facility is vacant.

The existing industrial building is located on a 30,112 square foot lot, which is unmaintained with no landscaping. With the façade and site improvements proposed by the applicant, the site would include a new security fence with lighting, 24-hour security cameras, 100 square feet of new landscaping area, various tenant improvements, and parking lot upgrades. All development will be consistent with the City’s proposed design and landscaping guidelines.

Starcraft LLC has agreed to provide living wages, full-time employment, and medical benefits to their employees, as a term of their development agreement with the City. In addition to employment and other economic opportunities, Starcraft LLC would further the City’s beautification efforts by providing on-site improvements, extensive landscaping, and enhance the security measures to the facility. Starcraft LLC has demonstrated to the City that they are an exemplary corporate partner and would be dedicated to meeting the goals of the City and community. [ ] Co-location, check if applicable:

Note MAUCRSA now authorizes a person to apply for and be issued more than one State license at one location provided the licensed premises are separate and distinct. See also, Cudahy Municipal Code Section 5.20.050(b)(2).

Owner has applied for one [1] license(s):
1) Cultivation
J. On September 11, 2017, the City adopted Ordinance No. 673 permitting Certain Medicinal Commercial Cannabis Activities in strict compliance with the California Cannabis Laws under specified conditions and provisions. A referendum petition was circulated for signatures; however, on November 1, 2017, the County Clerk for the County of Los Angeles determined that the referendum lacked sufficient signatures to delay the effective date of Ordinance No. 673. The City has recently been presented with a citizen initiative to repeal Ordinance 673 and ban all marijuana uses in all zones.

Applicant is advised to consult with legal counsel on this matter. 933 of 1055 ATTACHMENT E Page 1606 of 3559
K. All procedures of the California Environmental Quality Act (“CEQA”), California Public Resources Code §21000 et seq., and the CEQA guidelines, title 14 of the California Code of Regulations, chapter 3, §15000 et seq. have been satisfied.

L. The City has given public notice of its intention to adopt this Agreement and has conducted public hearings thereon pursuant to California Government Code §65867.

The City has found that the provisions of this Agreement and its purposes are consistent with the objectives, policies, general land uses and programs specified in City’s General Plan, zoning code and municipal ordinances.

M. The City, in entering into this Agreement, acknowledges that certain City obligations hereby assumed shall survive beyond the terms of the present Council members, that this Agreement will serve to bind City and future Councils to the obligations hereby undertaken, and that this Agreement shall limit the future exercise of certain governmental and proprietary powers of City. By approving this Agreement, the Council has elected to exercise certain governmental powers at the time of entering into this Agreement rather than defer its actions to some undetermined future date. The terms and conditions of this Agreement have undergone extensive review by City and the Council and have been found to be fair, just and reasonable. City has concluded that the pursuit of the Project will serve the best interests of its citizens and that the public health, safety and welfare are best served by entering into this obligation. Owner has represented to City that it would not consider or engage in the Project absent City approving this Agreement.

N. The City agrees that Owner’s land use entitlements for the Project shall vest for the term of this Agreement as described below.

O. After conducting a duly noticed hearing on ________________, in conjunction with Section 20.28.030 of the City’s Municipal Code, the Planning Commission of the City reviewed, considered and approved environmental clearance and recommended approval of the execution of this Agreement to the City Council. The Planning Commission found the Project: consistent with the objectives, policies, general land uses and programs specified in the general plan; compatible with the uses authorized in the Overlay Zone; in conformity with the public necessity, public convenience, general welfare and good land use practices; will not be detrimental to the health, safety and general welfare of the city; will not adversely affect the orderly development of property or the preservation of property values; and will have a positive fiscal impact on the City.

P. After conducting a duly noticed hearing on ___________________, in conjunction with Section 20.28.060 of the City’s Municipal Code, and after independent review and consideration, the City Council approved the execution of this Agreement.

The City Council found the Project: consistent with the objectives, policies, general land 934 of 1055 ATTACHMENT E Page 1607 of 3559
uses and programs specified in the general plan; compatible with the uses authorized in the Overlay Zone; in conformity with good land use practices; will not be detrimental to the health, safety and general welfare of the City; and is in the best interest of the City of Cudahy and its residents.

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, and other good and valuable consideration, the receipt and legal sufficiency of which are hereby acknowledged, the Parties do hereby agree as follows:

1. Government Code and Municipal Code Required Elements a. Description of Property. Land situated in the City of Cudahy, County of Los Angeles, State of California; whose street address is 4925 Cecilia Street, City of Cudahy.
b. Owner and Other Person with Legal or Equitable Interest.

Owner: Starcraft, LLC
Nature of Interest: Lease for a minimum of 10 years with Option to Renew for an additional 10 years.

If Owner is not the fee simple owner of the Site, check box below:
[x] Owner represents and warrants that the property owner has consented in writing to the execution and recordation of this Agreement against the Site. See attached Landlord Consent agreement, incorporated herein by this reference (Exhibit C).
c. Permitted Uses. The subject property may be used for any medicinal commercial cannabis facility as presently authorized under Section 5.20.100 Medicinal Cannabis Cultivation of the municipal code, and for any other use as authorized under applicable provisions of the municipal code. d. Zoning. Owner shall guarantee that such activities outlined in Owner’s Medicinal Commercial Cannabis Permit Application (“Application”) conducted pursuant to this Agreement and under the Regulatory Permit shall comply with the City’s municipal code, including the zoning ordinance and any and all development and construction requirements contained therein. Owner shall not conduct any business under this Agreement or under the Regulatory Permit without having obtained all necessary permits, licenses, and approvals from the City and State of California.
935 of 1055 ATTACHMENT E Page 1608 of 3559
e. Reservation or Dedication of Land for Public Purposes. Sufficient roadway, sidewalk, and utility easements shall be reserved or dedicated to City for such purposes.

2. Term
This Agreement shall commence on the Effective Date and it shall end ten (10) years from the starting date, and it shall remain in full force and effect so long as the subject property is used for a commercial cannabis facility as authorized under sections 5.20.100, 5.20.110, 5.20.120 and 5.20.130 of the municipal code (as amended); provided, however, such use is not abandoned for a period of more than ninety (90) days.

This Agreement SHALL be extended for one (1) additional ten (10) year period following the expiration of the initial ten (10) year term upon the occurrence of all of the following:
(i) The Owner shall give written notice to the City no later than one hundred twenty (120) days before the expiration of the initial ten (10) year term that the Owner desires to extend this Agreement for an additional ten (10) year period;
(ii) The Owner shows adequate evidence to the City that it has a legal and/or equitable interest in the Property and/or will have such interests for the duration of the extended term of the Agreement; (iii) The Owner shall deposit all fees required by the City necessary for processing the extension request and drafting necessary documentation;
(iv) The Owner shall not be in default of any provision of any agreement between City and Owner relative to the development of the Property or of any condition of approval imposed upon any entitlement granted by the City relative to the development of the Property for which Owner has been given a written notice to cure by the City and for which Owner has not cured or commenced to cure such default within thirty (30) days, if and as provided by such agreement or condition of approval.

3. Owner’s Site and Floor Plans
936 of 1055 ATTACHMENT E Page 1609 of 3559
a. Owner’s site plan and floor plan for the facility are attached hereto as Exhibit D and incorporated into the Application.
b. A preliminary landscape plan shall be prepared and reviewed and approved by the City Manager and/or Community Development Manager. A final landscape plan shall be prepared and submitted in conjunction with building and site improvement plans prior to issuance of building permits for construction activities.
c. An exterior signage plan shall be prepared and reviewed and approved by the City Manager and/or Community Development Manager in accordance with the procedures and requirements of Section 5.20.050(d) of the municipal code.

4. Facility Operations
a. Standard Operating Procedures. Owner is a lawful entity that will only sell to other legally permitted persons and entities under the California Cannabis Laws. Prior to operating a medical marijuana cultivation, manufacturing, distribution, or delivery facility, Owner shall be required to obtain a Cannabis Permit from the City pursuant to City Ordinance No. 673. Further, and notwithstanding anything to the contrary, Owner may operate such medicinal cannabis-related activities as permitted in accordance with California state law, as may be amended, including without limitation, as long as such activity is not inconsistent with the Cudahy Municipal Code.

During the term of its regulatory Permit and the term of this Agreement, Owner shall lawfully operate in accordance with all state and local laws. Owner shall employ exemplary operating procedures to comply with state and local laws.

Owner’s facility shall employ safety and security measures for the safety and security of its employees, visitors, vendors, and neighboring communities and properties.

Owner shall fully comply with the minimum Business Standards regulating Medicinal Commercial Cannabis Activity set forth in new Section 5.20.050 of the Cudahy Municipal Code and such more specific operational requirements set forth in Exhibit E, "Business Standards", attached hereto. b. Security Plan. Owner shall secure approval of its proposed security plan by the Los Angeles County Sheriff or the City prior to operating. The security plan shall include, at a minimum and as appropriate, provisions for video surveillance, perimeter fencing and security, protection of the building(s) from vehicle intrusion, cash handling procedures, internal accounting controls, product 937 of 1055 ATTACHMENT E Page 1610 of 3559
handling and storage procedures, and a professionally monitored alarm system.

Equipment and systems used for video surveillance and building alarms shall be approved by City. See Cudahy Municipal Code Section 5.20.050(r) for minimum security requirements.

Video surveillance shall include, at a minimum, all site and facility entrances and access points, all spaces accessible by the public, all secured areas of the facility with restricted access, all interior spaces and rooms where medicinal cannabis products are handled and processed, shipping and receiving areas, cash storage areas, and other areas necessary to protect the safety of employees and the public and to ensure medical marijuana products are received, handled, stored, packaged, shipped, and distributed in compliance with applicable state and local laws and regulations. The video surveillance system shall be web-based with direct access provided to the Los Angeles County Sheriff upon request.

The security system shall also include sensors to detect entry and exit from all secure areas, panic buttons in appropriate locations, and a professionally monitored alarm system with glass breakage sensors and motion detectors.

Owner shall employ properly trained and licensed third-party security personnel to protect the welfare and safety of Owner and employees, and to ensure public safety to the neighboring community. Owner shall use security personnel 24 hours, 7 days a week. Security personnel may be armed so long as proper licensing and insurance requirements are followed and met by the third-party operator providing such security services.
c. Fire Department Approval. Owner shall not operate any facility, and no permit, license, or other approval issued by City shall be valid unless and until the Los Angeles County Fire Department has approved Owner’s site plan, floor plan, safety plan, and any other plans that require its approval. d. Possession of Firearms. Except for licensed and bonded security personnel, no person employed by Owner shall be in possession of any firearm while on the premises or location without having first obtained a license from the appropriate state or local agency authorizing the person to be in possession of such firearm. Every such person in possession of a firearm while on the premises or location must provide the City Manager and the Los Angeles County Sheriff, ten days before bringing the firearm onto the premises, with the following:
1) A copy of the license issued to the person by the appropriate state or local agency authorizing him or her to possess such firearm; 938 of 1055 ATTACHMENT E Page 1611 of 3559
2) A copy of his or her law enforcement identification (if he or she is employed by a law enforcement agency);
3) A copy of his or her California driver’s license or California identification card; and
4) Any other information reasonably required by the Los Angeles County Sheriff to show that the individual is in compliance with the provisions of all laws regarding the possession and use of a firearm. e. Identification Display. Each owner, manager, employee, and individual member engaged in the cultivation, processing, manufacturing, distribution, or transporting of cannabis shall at all times while engaged in the duties of his or her position wear in plain sight, on his or her person and at chest level, a valid identification badge, issued by Owner.
f. Employee Background Checks/Procedures for Inventory Control to Prevent Non-Medical Diversion of Medical Cannabis. Only employees who receive clearance from the proper oversight authority shall be permitted to enter Owner’s facility. Each employee will have to meet a criminal background investigation conducted by the Los Angeles County Sheriff, which at minimum shall include a LiveScan criminal history check, which City shall make a good faith effort to facilitate within a reasonable time following the issuance of a commercial cannabis permit(s) or license(s) to Owner.

Owner shall take all necessary and reasonable steps to prevent the distribution of any of its medicinal cannabis products to minors; prevent revenue from the sale or distribution of its medicinal cannabis and/or infused products from going to criminal enterprises, gangs and cartels; prevent the diversion of cannabis from California to any other state; prevent state-authorized cannabis activity from being used as a cover or pretext for the trafficking of other illegal drugs or other illegal activity; prevent violence and the use of firearms in the cultivation, manufacture, testing, delivery and distribution of cannabis; discourage and educate against drugged driving and the exacerbation of other adverse public health consequences associated with cannabis use; disavow growing cannabis on public lands that creates attendant public safety and environmental dangers posed by such illegal uses; and discourage and educate against cannabis possession or use on federal property.
g. Quality Control and Testing. Owner shall utilize quality control measures and testing to ensure only the highest quality of commercial cannabis and infused products will be produced. Owner shall inspect the product to insure its 939 of 1055 ATTACHMENT E Page 1612 of 3559
identity and quantity, and shall have a testing lab perform testing of random samples prior to distribution to its patient collective membership affiliates.

Inspection and testing will be conducted by a testing lab off-site. Testing standards and procedures shall be in accordance with applicable state law and regulations.

All medicinal commercial cannabis products will undergo a quality assurance review in accordance with state law prior to distribution. Inventory procedures will be utilized for tracking and taxing purposes by the state. Owner shall employ an efficient record-keeping system to make transparent its financing, testing, and adverse effect recording, as well as recall procedures. Owner shall employ an efficient record-keeping system that will reflect its financing, testing, and adverse effect recording and product recall procedures.
h. Packaging of Medicinal Commercial Cannabis and Infused Products. All Owner commercial cannabis products shall be packaged and labeled as required by California Cannabis Law and applicable requirements and regulations issued by the State of California pursuant thereto. In addition to those packaging and labeling requirements, and packaging and labeling requirements set forth in Owner’s Regulatory Permit application, as amended or supplemented, all medicinal commercial cannabis products shall be packaged in an opaque childproof container which shall contain a label or be accompanied by a leaflet or inset that states, at a minimum:
1) The name, address and telephone number of the licensed medicinal commercial cannabis facility to which the medicinal commercial cannabis product is distributed, sold, or transferred;
2) The amount of medicinal commercial cannabis in the container; and 3) The date the medicinal commercial cannabis was transferred to a licensed commercial cannabis facility.

Owner intends to produce infused products and shall secure any approval from the County of Los Angeles Health Department required for manufacturing and handling such products. Owner infused products shall not be produced, manufactured, stored or packaged in private homes. All medicinal commercial cannabis infused products shall be individually wrapped at the original point of preparation.
i. Point of Sale Tracking System. Owner shall maintain an inventory control and reporting system that accurately documents the location of medicinal 940 of 1055 ATTACHMENT E Page 1613 of 3559
cannabis products from inception through distribution, including descriptions, weight, and quantity. The inventory control and reporting system shall comply with the track and trace program required by California Cannabis Law and regulations issued thereunder.

Owner shall employ a electronic point of donation/sale system approved by the State of California for all point of donations/sales tracking from seed or inception to product distribution to other licensed commercial cannabis facilities. Such approved system shall track all medicinal commercial cannabis products, each edible, harvested flower, and/or manufactured concentrate, as well as gross sales (by weight and sale). Owner's point of sale system shall have the capacity to produce historical transactional data in accordance with City's requirements. j. Record Keeping. Owner shall maintain records for all medicinal commercial cannabis and/or infused products. Owner shall comply with all record-keeping responsibilities that are set forth in Municipal Code Sections

5.20.050(s), 5.20.110(e) & 5.20.120(n), including complete and up-to-date records regarding the amount of commercial cannabis cultivated, produced, manufactured, harvested, stored, tested, distributed, delivered or packaged at Owner’s facility.
k. Processing, Handling, Storing, and Distribution of Medicinal Commercial Cannabis and Related Products. Medicinal commercial cannabis cultivation, handling, storing, and processing shall be concealed from public view at all stages of growth and processing, and there shall be no exterior evidence of cultivation or processing occurring at the premises from a public right-of-way or from an adjacent parcel. Commercial cannabis cultivation, handling, storing, processing, or distribution shall not create offensive odors; create excessive dust, heat, noise, smoke, traffic, or other impacts that are disturbing to people of normal sensitivity residing or present on adjacent or nearby property or areas open to the public; or be hazardous due to use or storage of materials, processes, products, or wastes.

Owner shall store its commercial cannabis and/or commercial cannabis products in a locked safe room with T-card identification access for management only. The safe room shall be constructed of fire-rate walls with numerous cameras installed to view all entries and exits from the safe room, as well as all other activities performed within Owner’s facility. Owner will not conduct outdoor operations except as related to lawful delivery and transportation of medicinal commercial cannabis and infused products. Owner will not store medicinal commercial cannabis or related products in its delivery vehicle outside normal operating hours of the facility.
941 of 1055 ATTACHMENT E Page 1614 of 3559
Medicinal commercial cannabis products shall be sold or distributed only to licensed dispensaries in California. Excess or contaminated product will be securely stored on-site until it is properly disposed. Disposal may include composting, incineration, land-fill disposal through the local waste management hauler, or other disposal methodology in accordance with state and county health and safety codes and regulations.
l. Odor Control. All structures shall have ventilation and filtration systems installed that prevent commercial cannabis plant odors from exiting the interior of the structure. The ventilation and filtration system shall be approved by the Building Official and installed prior to commencing cultivation or manufacturing within the allowable structure. Facility air intake, exhaust, and recirculating system shall be of industrial grade. Activated charcoal, recirculating, and closed loop aeration systems will be utilized as necessary for effective odor control and management.
m. Description of Banking Plan. Owner shall seek to open a bank account under the name of Owner or its associated management company to provide transparency for funds received, operational costs, including payroll, tax payments to the state and federal governments. Should a bank account not be forthcoming, Owner shall implement other industry standard banking and/or other industry standard transactional mechanisms.
n. Transportation Plan. Owner shall comply with all state and local law regarding transportation, including the rules governing delivery service. Owner shall retain a list of names and cellular contact numbers for all employees engaged in transportation of commercial cannabis products and provide it to the applicable oversight authority, keeping the list current and up to date.

Owner will keep complete and up-to-date records documenting each transfer of commercial cannabis to other lawful cooperative corporations, including the amount provided, the form or product category in which the commercial cannabis was provided, the date and time provided, the name of the employee making the transfer, the name and address of the other lawful cooperative corporation to whom delivery is made, and the amount of any related donation or other monetary transaction.

5. Community Relations, Employment, and Wages
a. Public Outreach and Education Program. The Owner shall coordinate and cooperate with City and other Owners of medicinal commercial cannabis facilities 942 of 1055 ATTACHMENT E Page 1615 of 3559
located within City of Cudahy in the establishment and implementation of appropriate public outreach and education programs, including but not limited to outreach and interface with public and private schools, youth organizations, religious organizations, health care providers, drug abuse treatment providers and mental health and drug counseling providers. The public outreach and education programs shall be approved by City.
b. Community Benefits Program

. The Owner shall coordinate and cooperate
with the City and other Owners of medicinal commercial cannabis facilities located within the City of Cudahy in the establishment, implementation, and funding of a community benefits program which could include such items as capital improvements, new community recreation facilities, expansion and/or improvement to existing facilities or other physical improvements that provide a benefit to the community, support of holiday and special community events, and support of local public service, public safety, litigation defense and special districts and social and community organizations. This community benefits program may be implemented by the City. The City will invite public participation in the decision-making process for identifying and prioritizing community needs and benefits, and identifying appropriate projects to be funded by the entity implementing this community benefits program. All projects under the community benefits program must be approved by the City.

Owner agrees, as a business expense, to pay the City the yearly sum of $66,667.00. Unless initialed below by the City Manager, this yearly sum shall be deposited in full into a dedicated account set up by the City in order to create, fund and implement a City-approved community benefits program. _________ If initialed here by the City Manager, Owner has been approved for the following payment plan: Within thirty days of the Effective Date of this Agreement, the Owner shall deposit into the City's dedicated account, in good funds, twenty percent (20%) of the yearly sum of $66,667.00 [initial payment calculated at $13,333.40] and shall pay the balance thereof over a period of ten (10) months payable in equal monthly installments of $5,333.36 per month. Each monthly payment shall be due and payable on the 1st day of each month and shall be deemed late on the 5th day of the month. The amount and schedule of payments may only be modified by the written consent of the City Manager at his sole and complete discretion.

Thereafter, on the anniversary date of the Effective Date of this Agreement, and yearly through-out the entire term of this Agreement and any extension thereof, Owner shall pay to the City, as a business expense, the yearly sum of $66,667.00, payable in the same manner as set forth above. 943 of 1055 ATTACHMENT E Page 1616 of 3559
c. Designation of Persons Responsible for Community Relations. At the time of this Agreement, Owner’s day-to-day operations manager, Jeff Winders, will be responsible for community inquiries and complaints and on-site during normal business hours.
d. Interface with Los Angeles County Sheriff / Inspections. Owner’s day-today operations manager, Jeff Winders, will interface with the Los Angeles County Sheriff Department's assigned designee to ensure its operation complies with state and local laws and regulations. The City Manager, or designee, or the Los Angeles County Sheriff's Department's assigned designee acting at the City Manager's request and per his specific and limiting instructions, shall have the right to enter all Premises from time to time unannounced during hours of operation for the purpose of making reasonable inspections to observe and enforce compliance with this Agreement and state and local laws and regulations, without the requirement of a search warrant, subpoena, or court order, and subject to appropriate cost recovery fees set forth in this Agreement, or adopted by the City. See, Cudahy Municipal Code Section 5.20.050(t).
____________________ Owner's Initials
e. Local Recruitment, Hiring, and Training Programs. Owner is committed to making a good-faith effort to recruit, hire, and train City residents for employment by Owner. A good-faith effort means Owner shall take the following or similar actions to recruit and employ City residents: 1) Contact local recruitment sources to identify qualified individuals who are City residents, 2) Advertise for qualified City residents in trade papers and newspapers of general circulation in the area, and 3) Develop a written plan to recruit and employ City residents as a part of the its workforce. At a minimum, the Owner commits to a local annual hiring goal of 30% of total operational jobs for permanent and apprentice employees. This goal shall apply horizontally, across all departments and managerial positions. The Owner shall not be penalized or deemed in default under this Agreement if it is unable to achieve such a goal. "Local" is defined as within a 1-mile radius of the boundaries of the Overlay Zone. The Owner shall contact and work with a job referral agency assigned by the City Manager to implement a local hiring policy for permanent and apprentice employees. The purpose of the hiring policy is to facilitate the training and employment of local and disadvantaged job applicants for jobs with the Overlay Zone. Applicants for jobs shall not be disqualified from hiring solely on the basis of an arrest or conviction for a Cannabis-related crime that occurred prior to November 8, 2016, and could have been prosecuted as a 944 of 1055 ATTACHMENT E Page 1617 of 3559
misdemeanor or citation under current California law. The Owner shall report on compliance with the local hiring goals as part of its annual audit report. f. Living Wages. Living Wages. Owner shall pay all employees of the Facility, at a minimum, a Living Wage. A “Living Wage” is the higher of whatever the Owner currently pays its employees for similar work elsewhere or the following: the Full Cash Wage required to be paid by an employer to any individual under the City of Los Angeles Minimum Wage Ordinance [LAMC Sections 187 and 188], as adjusted annually.
g. Full-time Work. Owner shall make its best efforts to fill every position with a full-time employee. However, at no time shall Owner have a labor force that is composed of less than 50% full-time employees within its labor force, and Owner shall make a good faith effort to maintain a full-time employee level of 75%.

Owner agrees to provide to its eligible employees leave benefits, health and wellness benefits and other employee benefits to the extent such benefits are required to be paid for by Owner under applicable state and federal employment laws

6. Indemnification Agreement by each Cannabis Permittee Pursuant to Cudahy Municipal Code Section 5.20.070(g), the City Manager may require each Cannabis Permittee to execute a separate Indemnification Agreement prepared by the City that fully indemnifies the City for all liabilities associated with the Cannabis Permit, the Cannabis Permittee's Commercial Cannabis Activities, and any action taken by the Cannabis Permittee. The Indemnification Agreement shall include the defense of the City and reimbursement of all fees, costs and expenses incurred by the City related to any action arising from this Agreement.

7. Fees, Costs, and Future Taxes
a. Fees. Owner agrees to pay all permit fees and charges referenced in Section 5.20.070(f) of the municipal code, in the amounts adopted by the City Council by resolution, as well as any fees set forth in this Agreement. Permit application, processing, and renewal fees shall be due and payable at the time application is made.
945 of 1055 ATTACHMENT E Page 1618 of 3559
b. Costs. As defined in Article 8, Owner agrees to reimburse City for all additional reasonable costs of City resulting from the operation of a medicinal commercial cannabis facility authorized under applicable provisions of the municipal code, council resolutions and administrative policies and regulations.

Reimbursement to City for such costs shall be due and payable as set forth in Article 8.
c. Operating Fees.

As used herein, “Premises” means the designated structure or structures and land specified in the application that is owned, leased, or otherwise held under the control of the Cannabis Permittee applicant or Cannabis Permittee where the Commercial Cannabis Activity will be or is conducted. The parties stipulate and agree that the square footage for the Premises upon the Effective Date of this Agreement is and shall be during the term of this Agreement: 3,062 square feet.

As used herein, “Commercial Cannabis Activities” means all permitted activities: e.g., cultivation, possession, manufacture, processing, storing, laboratory testing, packaging, labeling, transportation, delivery or distribution of Cannabis and/or Cannabis Products.

As used herein, “Gross receipts” shall mean the total amount actually received or receivable in the course of business in a calendar year or calendar month from sales or the performance of acts or services for which charge is made or credit allowed. “Gross receipts” include, without limitation, all receipts, cash, credit, property received in lieu of cash, and any other valuable consideration taken in exchange for goods, services or other valuable consideration. See, Cudahy Municipal Code Section 5.04.030(9).

As used herein, "Production Space" means the area on or within the Premises intended for Commercial Cannabis Activities excluding non-operational common areas such as restrooms, cafeterias, break rooms, hallways, corridors, vestibules, parking structures or surface street lots. The parties stipulate and agree that the square footage for the Production Space shall be 7,587 The City Manager is specifically authorized to set and adjust the square footage for the Premises Space and Production Space and to determine the corresponding operating fee as the Project is completed. 946 of 1055 ATTACHMENT E Page 1619 of 3559
Owner agrees to pay to City, in order to enable City to promote, protect, and enhance the healthy, safety, and welfare of the community and its residents and its quality of life, the greater of the following monthly fees (1) or (2):

1) a monthly operating fee of [.42 x total square foot of the "Premises"] until Owner is operating on the Premises, and selling product under its City Regulatory Permit and State Regulatory Permit. Once Owner is operational and generating revenue, the monthly operating fee is [.42 x total square foot of "Production Space"];

or,
2) a monthly operating fee(s) of:
2% of Gross Receipts for operations from the Cannabis
Cultivation Permit on the Premises.

Facilities with multiple licenses must not commingle respective sales proceeds, and blend percentage rate of Gross Receipts.

[_______________] If initialed here by the City Manager, Operating Fees shall begin to accrue ninety (90) days after the end of month of the Effective Date of this Agreement. Otherwise, Operating fees shall begin to accrue in the month of the Effective Date of this Agreement. The operating fee shall be due and payable on the 10th day of each calendar month through-out the term of this Agreement.

Failure to pay the fee within thirty (30) days after the due date shall result in a penalty for nonpayment in a sum equal to 25% of the total amount due.

Additional penalties will be assessed in the following manner: 10% shall be added to the first day of each calendar month following the month of the imposition of the 25% penalty if the fees remain unpaid in whole or in part – up to a maximum of 100% of the fee payable on the due date.
d. Owner understands and agrees that the fees set forth above shall be paid in a manner and in accordance with a payment schedule set or modified by City.

The cultivation, manufacturing, testing, distribution, and delivery space to which the fee applies is as identified on the attached floor plan. e. If Owner makes any changes to the interior layout of the facility that increases the amount of space allocated to those uses to which the per-square947 of 1055 ATTACHMENT E Page 1620 of 3559 foot fee applies, Owner shall notify City of such changes at least fourteen (14) calendar days prior to making such changes, and the per-square-foot fee shall be modified accordingly. If Owner fails to give City notice as required herein, Owner shall be responsible for paying to City a per-square-foot fee based on any increase in the amount of space allocated to those uses to which the per-squarefoot fee applies retroactive to the date the Regulatory Permit became effective.

8. Cost Recovery Fee
City shall assess to Owner fees to recover City’s reasonable processing and monitoring costs relating to Owner’s business upon issuance of Owner’s Manufacturing, Cultivation, Testing, Delivery, and Distribution Permits or any Additional Permits (hereinafter “CRF”). CRFs are separate and apart from any operating fees set forth in Article 7
a. Processing Fees. Processing fees for the Application are based upon the direct and indirect costs that City incurs in reviewing the Application. The processing fees for the Application shall be based only on costs that are necessary for processing the Application and implementing the Ordinance, including staff time, legal fees, and consultant fees. “Necessary for” means that but for the Application, the costs would not have been incurred. The processing fee shall not include costs for other City management objectives, unless they are necessary for processing the Application.
b. Monitoring Fees. Monitoring fees for the Manufacturing, Cultivation and Distribution Permits are based upon the direct and indirect costs City incurs in confirming the use of the Property in accordance with the municipal code, the Ordinance, this Agreement, and the Application. The monitoring fees shall be based only on costs that are necessary for conducting these reviews. “Necessary for” means that but for the Manufacturing, Distribution, Testing, Delivery and Cultivation Permits, or any Additional Permits, the costs would not have been incurred. The monitoring fee shall not include costs for other City management objectives, unless they are necessary for monitoring the permitted activities. c. Billing and Payment. The City may elect to bill the Owner the Initial CRF on the first day of the month following the Effective Date of this Agreement.

Thereafter, City shall bill Owner the CRF on the first day of each Quarter with an invoice providing the time spent by City and its representatives. Owner shall pay the CRF invoice within thirty (30) days of the date the bill for the CRF is received by Owner.
d. Disputes If Owner disagrees with the dollar amount provided by City on the CRF invoice, Owner may submit a written request before the disputed fee is due for a substitution of alternative CRF invoice to the City Manager. The written 948 of 1055 ATTACHMENT E Page 1621 of 3559
request must include supporting documentation. After review of Owner’s written request, Owner and City shall work, in good faith to resolve Owner’s written request. The dispute shall be decided in favor of Owner if City does not respond to the written request within thirty (30) days of actual receipt.

9. Additional Owner Obligations
a. Reporting of Gross Receipts from Operations
1) Quarterly Receipts. No later than [For example, January 15, 2018], and every three months thereafter (i.e., April 15, July 15, October, and January 15 of each subsequent year), Owner shall deliver to City a report (the “Quarterly Report”) showing (i) Gross Receipts from operations for the immediate prior three months received by Owner, and a cumulative total of all amounts of Gross Receipts from Operations received by Owner for the calendar year, (ii) a calculation of the quarterly payment due to City for the prior three months, and (iii) a calculation of the cumulative total of all quarterly payments for the calendar year.
2) Statement of Receipts/Annual Audit. The Owner shall keep complete, accurate and appropriate books and records of all receipts from operations in accordance with generally accepted accounting principles.

For purposes herein, “books and records” shall mean all bookkeeping or accounting documents Owner typically utilizes in managing its business operations relating to the Project. Such books and records, as well as all other relevant documents as the City Manager may reasonably require, shall, upon reasonable written notice, be open for inspection by City, its auditors or other authorized representatives. If at any time during the term such books and records prove inadequate in the reasonable judgment of City to record the Gross Receipts from Operations as herein required, Owner shall, upon the written request of the City, procure and maintain such books and records as shall be of a character and from adequate for such purpose. City shall have the right to audit and examine such books, records and documents and other relevant items in the possession of Owner, on no less than an annual basis, or at any time upon reasonable request by the City, to the extent necessary for a proper determination of Gross Receipts from Operations, and all such books, records, documents and other items shall be held available for such audit and examination.

The City’s audit shall be performed by a non-contingency fee independent auditor approved in advance by the City. Upon request by City, Owner shall make all such books, records and documents available to the City Manager, his designee, or to the City approved auditor, and provide 949 of 1055 ATTACHMENT E Page 1622 of 3559
removable copies thereof, within thirty (30) of the date of City’s request.

Owner shall pay all costs of such audits. Owner shall preserve such books, records, documents, and other items in Cudahy for a period of not less than one (1) years for the purpose of auditing or re-auditing these accounts upon reasonable notice; except that, if an audit is made within the seven-year period and Owner claims that errors or omissions have occurred, the books and records shall be retained and made available until those matters are resolved. City shall keep strictly confidential all statements of revenue furnished by Owner and all other information concerning Owner’s operation of the Premises obtained by City as a result of the inspection audit and examination privileges of City hereunder, except as otherwise required by law. If City receives a request for such information pursuant to the Public Records Act (California Government Code Section 6250, et seq.), City shall provide Owner notice of any such request prior to disclosing any such information and afford Owner the opportunity to obtain a protective order. Within seven (7) years after the receipt of any statement of receipts under this Agreement, City at any time shall be entitled to carry out an audit of such revenue either by City or agent to be designated by City. If it shall be determined as a result of such audit that there has been a deficiency in any payment due under this Agreement made on the basis of such statement, then such deficiency shall become immediately due and payable within thirty (30) days of such determination.
1) Copies of Tax Filings. Owner shall provide the City with courtesy copies of each and every report Owner is required to provide to the County of Los Angeles or the State of California for sales, use, or other tax purposes at the time such filings are made.
b. Future Revenue Mechanisms. During the term of this Agreement, if the City imposes (by Citizen Initiative or otherwise) an alternative revenue mechanism specifically related to cannabis operations (e.g., a cannabis tax), Owner agrees to renegotiate in good faith the terms of this Development Agreement with the City so as to comply with an alternative revenue mechanism.

As used in this section, “alternative revenue mechanism” does not include taxes, fees, or assessments levied on or collected from both medicinal cannabis and non-cannabis operations.

10. Insurance and Indemnity
a. Insurance. Owner shall require all persons doing work on the Project, including its contractors and subcontractors (collectively, “Owner” for purposes of 950 of 1055 ATTACHMENT E Page 1623 of 3559
this Article 6 only), to obtain and maintain insurance of the types and in the amounts described in this section and its subsections with carriers reasonably satisfactory to City.
b. General Liability Insurance. Owner shall maintain commercial general liability insurance or equivalent form with a limit of not less than Two Million Dollars ($2,000,000) (or as otherwise approved, in writing, by City) per claim and Two Million Dollars ($2,000,000) each occurrence. Such insurance shall also:
1) Name City, its elected and appointed councils, boards, commissions, officers, agents, employees, and representatives as “Additional Insureds” by endorsement with respect to performance of this Agreement. The coverage shall contain no special limitations on the scope of its protection afforded to the above-listed additional insured.
2) Be primary with respect to any insurance of self-insurance programs covering City, its officials, employees, agents, and representatives. 3) Contain standard separation of insured provisions.
c. Automotive Liability Insurance. Owner shall maintain business automobile liability insurance or equivalent form with a limit of not less than Two Million Dollars ($2,000,000) for each accident for the vehicles Owner operates in connection with its cannabis business. Such insurance shall include coverage for owned, hired, and non-owned automobiles. Such insurance shall also:
1) Name City, and work in good faith with the City and the insurers to name additional insureds as deemed reasonably necessary. “Additional Insureds” by endorsement with respect to performance of this Agreement.

The coverage shall contain no special limitations on the scope of its protection afforded to the above-listed additional insureds; 2) Be primary with respect to any insurance or self-insurance programs covering City, its officials, employees, agents, and representatives; 3) Contain standard separation of insured provisions.
d. Workers’ Compensation Insurance. Owner shall take out and maintain during the term of this Agreement, workers’ compensation insurance for all of Owner’s employees employed at or on the Project, and in the event any of the work is subcontracted, Owner shall require any general contractor or subcontractor similarly to provide workers’ compensation insurance for such 951 of 1055 ATTACHMENT E Page 1624 of 3559
contractor’s or subcontractor’s employees, unless such employees are covered by the protection afforded by Owner. In case any class of employee engaged in work on the Project is not protected under any workers’ compensation law, Owner shall provide and shall cause each contractor and subcontractor to provide adequate insurance for the protection of employees not otherwise protected. Owner hereby indemnifies City for any damage resulting from failure of Owner, its agents, employees, contractors, or subcontractors to take out or maintain such insurance. Workers’ compensation insurance with statutory limits and employer’s liability insurance with limits of not less than One Million Dollars ($1,000,000) each accident shall be maintained.
e. Other Insurance Requirements. Owner shall do all of the following:
1) Prior to taking any actions under this Agreement, furnish City with properly executed certificates of insurance that clearly evidenced all insurance required in this Article, including evidenced that such insurance will not be canceled, allowed to expire, or be materially reduced in coverage without thirty (30) days prior written notice to City. 2) Provide to City, upon request, and within seven (7) calendar days of said request, certified copies of endorsements and policies, and properly executed certificates of insurance evidencing the insurance required herein.
3) Replace or require the replacement of certificates, policies and endorsements for any insurance required herein expiring prior the termination of this Agreement.
4) Maintain all insurance required herein from the Effective Date of this Agreement to the earlier of the expiration of the term or the mutual written termination of this Agreement.
5) Place all insurance required herein with insurers licensed to do business in California with a current Best’s Key Rating Guide reasonably acceptable to City.
f. Indemnity. Owner agrees to indemnify, defend, and hold City, and its elected and appointed council, boards, commissions, officers, agents, employees, contractors, consultants and representatives, harmless from any and all claims costs and liability for any personal injury or property damage which may arise as a result of any actions or negligent omissions by Owner or Owner’s 952 of 1055 ATTACHMENT E Page 1625 of 3559
contractors, subcontractors, agents, or employees in connection with the construction, improvement, or operation of the Project.

11. Termination
a. Termination Upon End of Term. This Agreement shall terminate upon the expiration of the term, unless it is terminated earlier pursuant to the terms of this Agreement. Upon termination of this Agreement, City shall record a notice of such termination and this Agreement shall be of no further force or effect except as otherwise set forth in this Agreement.
b. Effect of Termination on Owner’s Obligations. Termination of this Agreement shall eliminate any further obligation of Owner to comply with this Agreement, or some portion thereof, if such termination relates to only part of the Site or Project. Termination of this Agreement, in whole or in part, shall not, however, eliminate the rights of Owner to seek any applicable and available remedies or damages based upon acts or omissions occurring before termination.
c. Effect of Termination on City’s Obligations. Termination of this Agreement shall eliminate any further obligation of City to comply with this Agreement, or some portion thereof. Termination of this Agreement shall not, however, eliminate the rights of City to seek any applicable and available remedies or damages based upon acts or omissions occurring before termination. d. Survival After Termination. The rights and obligations of the Parties set forth in Article 15, Article 21, and Section 23(e), Section 23(f), and Section 23(h), and any right or obligation of the Parties in this Agreement which, by its express terms or nature and context is intended to survive termination of this Agreement, will survive any such termination.

12. Resources Efficiency
Owner shall endeavor to reduce its environmental impact when possible. The design of the facility shall include reasonable water and energy conservation measures in accordance with applicable State regulations.

13. Standard Conditions for Construction
During any on-site construction activities related to development of the project site and any buildings thereon, or renovation or remodeling of existing buildings, Owner shall comply with all applicable terms and conditions of City’s Standard Conditions for 953 of 1055 ATTACHMENT E Page 1626 of 3559
Construction, attached hereto and incorporated herein by reference as Exhibit F. The Project shall comply with the applicable parking standards established by the City for cannabis activities.

14. Defaults and Remedies
a. Remedies in general. It is acknowledged by the parties that City would not have entered into this Agreement if it were to be liable in damages under this Agreement, or with respect to this Agreement or the application thereof, except as hereinafter expressly provided. Subject to extensions of time by mutual consent in writing, failure to delay by either party to perform any term or provision of this Agreement beyond a reasonable notice and cure period shall constitute a default. In the event of alleged default or breach of any terms or conditions of this Agreement, the party alleging such default or breach shall give the other party not less than thirty (30) day notice in writing specifying the nature of the alleged default and the manner in which said default may be satisfactorily cured during any such thirty (30) day period, the party charged shall not be considered in default for purposes of termination or institution of legal proceedings.

Notwithstanding the foregoing to the contrary, if the alleged default is of such a nature that it cannot be cured within thirty (30) days, the alleged defaulting party shall not be deemed in default as long as such party commences to cure such default within such thirty (30) day period and thereafter diligently prosecutes such cure to completion.

After notice and expiration of the thirty (30) day period, the other party to this Agreement, at its option, may institute legal proceedings pursuant to this Agreement.

In general, each of the parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement, except that City shall not be liable in monetary damages, unless expressly provided for this Agreement, to Owner, to any mortgagee or lender, or to any successors in interest of Owner or mortgagee or lender, or to any other person, and Owner covenants on behalf of itself and all successors in interest to the Property or any portion thereof, not to sue for damages or claim any damages. 1) For any breach of this Agreement or for any cause of action which arises out of this Agreement; or
2) For the impairment or restriction of any right or interest conveyed or provided under, with, or pursuant to this Agreement, including, without 954 of 1055 ATTACHMENT E Page 1627 of 3559
limitation, any impairment or restriction which Owner characterizes as a regulatory taking or inverse condemnation; or
3) Arising out of or connected with any dispute, controversy or issue regarding the application or interpretation or effect of the provisions of this Agreement.

Nothing contained herein shall modify or abridge Owner’s rights or remedies (including its rights for damages, if any) resulting from the exercise by City of its power of eminent domain. Nothing contained herein shall modify or abridge Owner’s rights or remedies (including its rights for damages, if any) resulting from bad faith intentional acts, the grossly negligent or malicious acts of City and its officials, officers, agents and employees. Nothing herein shall modify or abridge any defenses or immunities available to City and its employees pursuant to the Government Liability Act and all other applicable statutes and decisional law.

Except as set forth in the preceding paragraph relating to eminent domain, Owner’s remedies shall be limited to those set forth in this Section 14(a), Section 14(b), and Section 14(c).

Notwithstanding anything to the contrary contained herein, City covenants as provided in Civil Code Section 3300 not to sue for or claim any consequential damages or, in the event all or a portion of the Property is not developed, for lost profits or revenues which would have accrued to City as a result of the development of the Property.
b. Specific Performance. The parties acknowledge that money damages and remedies at law are inadequate, and specific performance and other nonmonetary relief are particularly appropriate remedies for the enforcement of this Agreement and should be available to all parties for the following reasons:
1) Except as provided in Sections 14(a) and 14(e), money damages are unavailable against City as provided in Section 14(a) above. 2) Due to the size, nature and scope of the Project, it may not be practical or possible to restore the Property to its natural condition once implementation of this Agreement has begun. After such implementation, Owner may be foreclosed from other choices it may have had to use the Property or portions thereof. Owner has invested significant time and resources and performed extensive planning and processing of the Project in agreeing to the terms of this Agreement and will be investing even more significant time and resources in implementing the Project in reliance upon 955 of 1055 ATTACHMENT E Page 1628 of 3559
the terms of this Agreement, and it is not possible to determine the sum of money which would adequately compensate Owner for such efforts; the parties acknowledge and agree that any injunctive relief may be ordered on an expedited, priority basis.
c. Release. Except for those remedies set forth in Sections 14(a), 14(b), and 14(c), Owner, for itself, its successors and assignees, hereby releases City, its officers, agents and employees from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, based or asserted, pursuant to Article 1, Section 19 of the California Constitution, the Fifth Amendment of the United States Constitution, or any other law or ordinance which seeks to impose any other liability or damage, whatsoever, upon City because it entered into this Agreement or because of the terms of this Agreement.

Owner acknowledges that it may have suffered, or may suffer, damages and other injuries that are unknown to it, or unknowable to it, at the time of its execution of this Agreement. Such fact notwithstanding, Owner agrees that the release provided in this Section 14(c) shall apply to such unknown or unknowable claims and damages. Without limiting the generality of the foregoing, Owner acknowledges the provisions of California Civil Code Section 1542, which provide:
“A general release does not extend to claims which the
creditor does not know or suspect to exist in his or her favor at the time of executing the release, which if known by him or her must have materially affected his or her settlement with the debtor.”
Owner hereby waives, to the maximum legal extent, the provisions of California Civil Code Section 1542 and all other statutes and judicial decisions of similar effect.

Owners’ Initials
d. Termination of Agreement for Default of City. Owner may terminate this Agreement in the event of a default by City in the performance of a material term of this Agreement and only after providing written notice to City of default setting forth the nature of the default and the actions, if any, required by City to cure such default and, where the default can be cured, City has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty 956 of 1055 ATTACHMENT E Page 1629 of 3559
(60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default.

Notwithstanding anything to the contrary, in the event that Owner deem it is necessary and/or advisable to cease operations in Cudahy, then Owner may terminate this Agreement, and such termination shall be effective upon the date of written notice to the City.
e. Attorneys’ Fees and Costs. In any action or proceeding between City and Owner brought to interpret or enforce this Agreement, or which in any way arises out of the existence of this Agreement or is based upon any term or provision contained herein, the “prevailing party” in such action or proceeding shall be entitled to recover from the non-prevailing party, in addition to all other relief to which the prevailing party may be entitled pursuant to this Agreement, the prevailing party’s reasonable attorneys’ fees and litigation costs, in an amount to be determined by the court. The prevailing party shall be determined by the court in accordance with California Code of Civil Procedure Section 1032. Fees and costs recoverable pursuant to this Section 14(e) include those incurred during any appeal from an underlying judgment and in the enforcement of any judgment rendered in any such action or proceeding.
f. Owner Default. No building permit shall be issued or building permit application accepted for any structure on the Property after Owner is determined by City to be in default of the terms and conditions of this Agreement until such default thereafter is cured by Owner or is waived by City. If City terminates this Agreement because of Owner’s default, then City shall retain any and all benefits, including money or land received by City hereunder.

15. Third Party Litigation
a. General Plan Litigation. City has determined that this Agreement is consistent with its General Plan. Owner has reviewed the General Plan and concurs with City’s determination.

City shall have no liability under this Agreement or otherwise for any failure of City to perform under this Agreement, or for the inability of Owner to develop the Property as contemplated by the Agreement, which failure to perform or inability to develop is as the result of a judicial determination that the General Plan, or portions thereof, are invalid or inadequate or not in compliance with law, or that this Agreement or any of City’s actions in adopting it were invalid, inadequate, or not in compliance with the law.
957 of 1055 ATTACHMENT E Page 1630 of 3559
b. Hold Harmless Agreement. Owner hereby agrees to, and shall hold City, its elective and appointive boards, commissions, officers, agents, attorney's, contractors, consultants and employees harmless from any liability for damage or claims for damage for personal injury, including death, as well as from claims for property damage which may arise from Owner or Owner’s contractors, subcontractors, agents, or employees’ operations under this Agreement, whether such operations be by Owner, or by any of Owner’s contractors, subcontractors, agents, or employees operations under this Agreement, whether such operations be by Owner, or by any of Owner’s contractors, subcontractors, or by any one or more persons directly or indirectly employed by, or acting as agent for Owner or any of Owner’s contractors or subcontractors. Owner agrees to and shall defend City and its elective and appointive boards, commissions, officers, agents and employees from any suits or actions at law or in equity for damage caused, or alleged to have been caused, by reason of any of the aforesaid operations. c. Indemnification. Owner shall defend, indemnify, and hold harmless City and its elective and appointive boards, commissions, officers, agents, attorney's, contractors, consultants and employees against and from any and all liabilities, demands, claims, actions or proceedings and costs and expenses incidental thereto (including costs of defense, settlement and reasonable attorneys’ fees), which any or all of them may suffer, incur, be responsible for or pay out as a result of or in connection with any challenge to the legality, validity or adequacy of any of the following: (i) this Agreement and the concurrent and subsequent permits, licenses and entitlements approved for the Project or Property; (ii) the environmental impact report, mitigated negative declaration or negative declaration, as the case may be, prepared in connection with the development of the Property; (iii) any claims based on or alleging inverse condemnation by any person or entity with an interest in the Property; and (iv) the proceedings undertaken in connection with the adoption or approval of any of the above. In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision of this Agreement or any portion thereof as set forth herein, the parties shall mutually cooperate with each other in defense of said action or proceeding. Notwithstanding the above, City, at is sole option, may tender the complete defense of any third-party challenge as described herein. In the event City elects to contract with special counsel to provide for such a defense, City shall meet and confer with Owner regarding the selection of counsel, and Owner shall pay all costs related to retention of such counsel. 958 of 1055 ATTACHMENT E Page 1631 of 3559
d. Environmental Contamination. Owner shall indemnify and hold City, its elective and appointive boards, commissions, officers, agents, attorney's, contractors, consultants and employees free and harmless from any liability, based or asserted, upon any act or omission of Owner, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns and independent contractors, excepting and acts or omissions of City as successor to any portions of the Property dedicated or transferred to City by Owner, for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under or about the Property, including, but not limited to, soil and groundwater conditions, and Owner shall defend, at its expense, including attorneys’ fees, City, its officers, agents and employees in any action based or asserted upon any such alleged act or omission. City may in its discretion participate in the defense of any such claim, action or proceeding.

The provisions of this Section 15(d) do not apply to environmental conditions that predate Owner’s ownership or control of the Property or applicable portion; provided, however, that the foregoing limitation shall not operate to bar, limit or modify any of Owner’s statutory or equitable obligations as an owner or seller of the Property.
e. City to Approve Counsel. With respect to Sections 15(a) through 15(d), City reserves the right to approve the attorney(s) which Owner selects, hires or otherwise engages to defend City hereunder, which approval shall not be unreasonably withheld.
f. Accept Reasonable Good Faith Settlement. With respect to Article 15, City shall not reject any reasonable good faith settlement. If City does reject a reasonable, good faith settlement that is acceptable to Owner, Owner may enter into a settlement of the action, as it relates to Owner, and City shall thereafter defend such action (including appeals) at its own cost and be solely responsible for any judgment rendered in connection with such action. This Section 15(f) applies exclusively to settlements pertaining to monetary damages or damages which are remedial by the payment of monetary compensation. Owner and City expressly agree that this Section 15(f) does not apply to any settlement that requires an exercise of City’s police powers, limits City’s exercise of its police powers, or affects the conduct of City’s municipal operations. g. Survival. The provisions of Sections 15(a) through 15(f) inclusive, shall survive the termination or expiration of the Agreement.

16. California Environmental Quality Act
959 of 1055 ATTACHMENT E Page 1632 of 3559
Owner shall reimburse City for any and all costs incurred by City related to project review under the California Environmental Quality Act (CEQA), Public Resources Code, §§21000-21189.3, and the Guidelines for California Environmental Quality Act, California Code of Regulations, Title 14, §§15000-15387. If reasonably requested by City, Owner shall conduct and pay for any required CEQA reviews and analyses. The City has found that the proposed Project is Categorically Exempt from California Environmental Quality Act (CEQA) requirements under provisions of CEQA Guidelines Section 15301 – Existing Facilities. This exemption applies to projects characterized as alterations to existing facilities meeting the conditions described in Section 15301.

17. Rules, Regulations, and Official Policies
Except as otherwise provided in this Agreement, the rules, regulations, and official policies of City governing permitted uses of the land, governing density, and governing the design, improvements, and construction standards and specifications applicable to the development of the Project subject of this Agreement, shall be those rules, regulations, and official policies of City in force at the time of the execution of this Agreement. This Agreement does not prevent City, in subsequent actions applicable to the property, from applying new rules, regulations, and policies which do not conflict with those rules, regulations, and policies applicable to the property as set forth herein, nor does this Agreement prevent City from denying or conditionally approving any subsequent development project application based on such existing or new rules, regulations, or policies.

18. Regulatory Permit Conditions of Approval
Owner shall comply with all conditions of approval of the Regulatory Permit approved by City Council.

19. Periodic Reviews
This Agreement shall be subject to annual review. Owner and Landlord executing this Agreement, or successor in interest thereto, shall demonstrate good faith compliance with the terms of this Agreement. If, as a result of such periodic review, City finds and determines, based on substantial evidence, that Owner or Landlord executing this Agreement, or successor in interest thereto, has not complied in good faith with the terms or conditions of this Agreement, City may terminate or modify this Agreement (except no modification shall increase Owner’s liability nor reduce Owner’s rights), provided that City shall first provide Owner notice of its intent to terminate, with a detailed explanation as to why, and provide Owner the reasonable right to cure the same.
960 of 1055 ATTACHMENT E Page 1633 of 3559
a. Periodic Review
Owner shall submit an annual review and administration fee deposit not to exceed City’s estimated internal and third-party costs associated with the review and administration of this Agreement during the succeeding year, consistent with Section 23(k) (“Deposit with City”) below. City shall provide Owner said estimate a reasonable time in advance of the annual review and administration fee deposit being due.
. City Council shall review this Agreement annually, on or before each anniversary of the Effective Date, in order to ascertain Owner’s good faith compliance with this Agreement. During the periodic review Owner shall be required to demonstrate good faith compliance with the terms of the Agreement, through submitting an annual monitoring report, records, or equivalent written materials to the Planning Department. The Planning Department will schedule a hearing on the periodic review of the Development Agreement on or following the anniversary of the Effective Date, but Owner has no obligation to compel such hearing, and no implication will be made to Owner’s detriment if a hearing is not in fact held. Owner shall document any request for an extension of the term due to delays beyond the control of Owner (see Section 23(j), “Force Majeure”). b. Conditional Use Permit. For all intents and purposes, the Regulatory Permit to be issued under this Agreement shall be treated as if it were a Conditional Use Permit issued to Owner for the establishment and operation of its business. The operation of the business at all times shall be required to comply with the terms of this Agreement.
c. Special Review. City Council may order a special review of compliance with this Agreement at any time. The Planning Director or his or her designee shall conduct such special review. During a special review, Owner shall be required to demonstrate good faith compliance with the terms of the Agreement.

The burden of proof on this issue shall be on Owner.
d. Review Hearing. At the time and place set for the review hearing, Owner shall be given an opportunity to be heard. If City Council finds, based upon substantial evidence, that Owner has not complied in good faith with the terms or conditions of this Agreement, City Council may terminate this Agreement notwithstanding any other provision of this Agreement to the contrary, or modify this Agreement and impose such conditions as are reasonably necessary to protect the interests of City. The decision of City Council shall be final, subject only to judicial review pursuant to Code of Civil Procedure Section 1094.5. e. Certificate of Agreement Compliance. If, after a periodic or special review, Owner is found to be in compliance with this Agreement, and if Owner requests 961 of 1055 ATTACHMENT E Page 1634 of 3559
it, City shall issue a Certificate of Agreement Compliance (“Certificate”) to Owner stating that after the most recent periodic or special review, and based upon the information known or made known to the Planning Director and City Council, that (i) this Agreement remains in effect and (ii) Owner is not in default.

City shall not be bound by a Certificate if a default existed at the time of the periodic or special review, but was concealed from or otherwise not known to the Planning Director and City Council, regardless of whether the Certificate is relied upon by assignees or other transferees or Owner.
f. Failure to Conduct Review. City’s failure to conduct a periodic review of this Agreement shall not constitute a breach of this Agreement. g. Cost of Review. The costs incurred by City in connection with the periodic reviews shall be borne by Owner.

20. Assignment
Assignment by Owner. Owner shall not transfer, delegate, sublet or assign its interest, rights, duties, and obligations under this Agreement without the prior written consent of City, which consent shall not be unreasonably withheld. Owner shall submit a transfer application to the City Manager or City Manager's designee and pay any applicable transfer fee. The proposed transferee must show proof of lawful transfer of possession of the applicable location as may be acceptable to the City. Owner is aware it mayy take the City approximately six (6) months to process a transfer application.

Any assignment, delegation, subletting or assignment without the prior written consent of City shall be null and void. Any transfer, delegation, subletting or assignment by Owner as authorized herein shall be effective only if and upon the party to whom such transfer, delegation, subletting or assignment is made is issued a Regulatory Permit as required under Section 5.20.070(i) of the municipal code.

21. Operating Commercial Cannabis Facility
Any party to this Agreement, or successor in interest thereto, shall not operate a commercial cannabis facility authorized under the municipal code unless:
a. It is the holder of a valid Regulatory Permit issued by City in accordance with the procedures and requirement of Section 5.20.100 [Medicinal Cannabis Cultivation] of the municipal code; and,
962 of 1055 ATTACHMENT E Page 1635 of 3559
b. At such time as the State of California requires commercial cannabis facilities and businesses to hold a valid license or permit issued by the State of California, it also holds such license or permit, unless, however, such permit or license is not required by the State of California for the type of commercial cannabis facility or business operation that is the subject of this Agreement.

22. Notice
Any notice or communication required hereunder between City and Owner must be in writing, and may be given either personally, by registered or certified mail (return receipt requested), or by Federal Express, UPS or other similar couriers providing overnight delivery. If personally delivered, a notice shall be deemed to have been given when delivered to the Party to whom it is addressed. If given by registered or certified mail, such notice or communication shall be deemed to have been given and received on the first to occur of (i) actual receipt by any of the addressees designated below as the party to whom notices are to be sent, or (ii) five (5) days after a registered or certified letter containing such notice, properly addressed, with postage prepaid, is deposited in the United States mail. If given by Federal Express or similar courier, a notice or communication shall be deemed to have been given and received on the date delivered, as shown on a receipt issued by the courier. Any Party hereto may at any time, by giving ten (10) days written notice to the other Party hereto, designate any other address in substitution of the address to which such notice or communication shall be given. Such notices or communications shall be given to the Parties at their addresses set forth below:

If to City: City of Cudahy
5220 Santa Ana Street
Cudahy, CA 90201
Attention: City Clerk
and Special Counsel, Glenn Ward Calsada, Esq.

Law Offices of Glenn Ward Calsada
23283 Ventura Boulevard
Woodland Hills, CA 91364
If to Owner: Starcraft, LLC
Attn: Jeff Winders, Manager
4907 Cecilia Street
Cudahy, CA 90201
963 of 1055 ATTACHMENT E Page 1636 of 3559
If to Landlord: ASJ Properties, LLC
4915 Cecilia Street
Cudahy, CA 90201

With a courtesy copy to:

23. Miscellaneous Provisions
a. Amendment or Cancellation. This Agreement may be amended, or canceled in whole or in part, only by the written mutual consent of the parties to this Agreement or their successors in interest, except that minor amendments that do not affect a substantive provision of this Agreement may be approved by the City Manager on behalf of the City. The decision whether a proposed amendment is “minor” shall be in the exclusive discretion of the City Manager. b. Waiver. Waiver by City of any one or more of the terms or conditions of this Agreement shall not be construed as waiver of any other term or condition under this Agreement.
c. Enforcement/Reserved Powers. Unless amended or canceled pursuant hereto, this Agreement shall be enforceable by any party hereto, or successor in interest thereto, notwithstanding any subsequent change in any applicable general or specific plan, zoning, subdivision or building regulation, or municipal code amendment adopted by City that conflicts with the terms of this Agreement.

However, this Agreement is subject to the City's "Reserved Powers." For purposes of this Agreement, "Reserved Powers" means the rights and authority excepted from this Agreement's restrictions on the City's police powers and which are instead reserved to the City. The Reserved Powers include the powers to enact regulations or take future discretionary actions after the Effective Date of this Agreement that: (1) are necessary to protect the public health and safety, and are generally applicable on a City-wide basis (except in the event of natural disasters as found by the City Council such as floods, earthquakes and similar acts of God); (2) are amendments to California Marijuana Laws or California Uniform Codes, as adopted by the City of Cudahy, and/or the Cudahy Municipal Code, as applicable, regarding the construction, engineering and design standards for private and public improvements to be constructed on the Site; (3) are necessary to comply with state or federal laws and regulations; or (4) involve sign and parking ordinances and guidelines, changes to the Overlay Zone, 964 of 1055 ATTACHMENT E Page 1637 of 3559
Specific Plan or the City's General Plan, whether adopted previous or subsequent to the Effective Date of this Agreement).

If any City ordinance, rule or regulation or addition to the Cudahy Municipal Code is enacted or imposed by a citizen-sponsored initiative or referendum after the Effective Date that would conflict with this Agreement or an associated Regulatory Permit, business license or other authorizations and City approvals, or reduce development rights or assurances provided to the Owner in this Agreement, then such changes, additions or deletions to the Cudahy Municipal Code shall not be applied to the Site or Project; provided, however, the parties acknowledge that the City's approval of this Agreement is a legislative action subject to referendum. The parties shall cooperate with each other and undertake such reasonable actions as may be appropriate to ensure this Agreement remains in full force and effect and is implemented in accordance with its terms and to the fullest extent permitted by state or federal law.

Notwithstanding anything to the contrary in this Agreement, site improvements contemplated by this Agreement shall be completed pursuant to the development standards and design guidelines to be adopted by the zoning code amendment.
d. Joint and Several Liability. Owner shall be jointly and severally liable for any amount due under this Agreement, and any breach of this Agreement or failure to pay by one Party shall also constitute a breach of this Agreement by the other Party.
e. Severability. If any part of this Agreement is found to conflict with applicable state laws or regulations, such part shall be inoperative, null, and void insofar as it conflicts with said laws or regulations, or modified or suspended as may be necessary to comply with such state laws or regulations, but the remainder of this Agreement shall continue to be in full force and effect. f. Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original but all of which together shall constitute one and the same instrument. The execution of this Agreement may be by actual, facsimile, or electronic signature.
g. Jurisdiction. The law governing this Agreement shall be that of the State of California. Any suit brought by any party against any other party arising out of the performance of this Agreement or the breach, termination, enforcement, interpretation or validity thereof, shall be filed and maintained in the County of Los Angeles Superior Court.
965 of 1055 ATTACHMENT E Page 1638 of 3559
h. Disclaimer. Despite California’s commercial cannabis laws and the terms and conditions of this Agreement, any Conditional Use Permit, or any Regulatory Permit issued pertaining to Owner or the property specified herein, California commercial cannabis cultivators, transporters, distributors, or possessors may still be subject to arrest by state or federal officers and prosecuted under state or federal law. The Federal Controlled Substances Act, 21 USC § 801, prohibits the manufacture, distribution, and possession of cannabis without any exemptions for medical use.
i. Force Majeure. If delays are caused by unforeseen events beyond the control of Owner, such delays will entitle Owner to an extension of time as provided in this section. Such unforeseen events (“Force Majeure”) shall mean war, insurrection, acts of God, local, state or national emergencies, strikes and other labor difficulties beyond the party’s control, or any default by City hereunder, which Force Majeure event substantially interferes with the development, construction or operation of the Project.
j. Costs and Fees. Intentionally omitted.
k. Constructive Notice and Acceptance. Every person who after the Effective Date and recording of this Agreement owns or acquires any right, title, or interest to any portion of the Site, is and shall be conclusively deemed to have consented and agreed to every provision contained herein, whether or not any reference to this Agreement is contained in the instrument by which such person acquired an interest in the Site, and all rights and interests of such person in the Site shall be subject to the terms, requirements, and provisions of this Agreement.
l. Binding Effect of Agreement. The Parties agree that the Recitals above are true and correct and intend to be bound by same. Except as otherwise provided, the burdens of this Agreement are binding upon, and the benefits of this Agreement inure to, all authorized successors-in-interest of the Parties and constitute covenants which run with the Site. In order to provide constructive notice thereof, the City Clerk will record this Agreement with the Los Angeles County Recorder within the period required by Government Code Section 65868.5.
m. Project as a Private Undertaking. It is specifically understood and agreed by and between the parties hereto that the development of the Project is a private development, that neither party is acting as the agent of the other in any respect hereunder, and that each party is an independent contracting entity with 966 of 1055 ATTACHMENT E Page 1639 of 3559
respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between the City and the Owner is that of a government entity regulating the development of private property and the owner of such property.
n. Changes to Project. The parties acknowledge that changes to the Project or Development Plans and related approvals may be appropriate and mutually desirable to carry out the intent and purpose of this Agreement. This Agreement shall not prevent the City from applying, with the consent or at the request of the Owner, Subsequent Land Use Regulations or Subsequent Development Approvals that do not directly conflict with the Project, Site or Development Plan authorized under this Agreement. The granting of one such change or request shall not obligate the City to grant other similar changes or requests. As used herein, “Subsequent Development Approvals” include, without limitation, all excavation, grading, building, construction, demolition, encroachment or street improvement permits, occupancy certificates, utility connection authorizations, or other non-discretionary permits or approvals necessary, convenient or appropriate for the Project. As used herein, “Subsequent Land Use Regulations” means ordinances, resolutions and codes adopted or approved by the City after the Effective Date of this Agreement governing the development and use of the land, including general plan amendments, zone changes, variances or conditional use permits affecting the permitted use of the land including density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions of reservation or Dedication of land for public purposes, and the design, improvement and construction and initial occupancy standards and specifications applicable to the Development of the Property. o. Conflicting Federal or State Rules. In the event that any conflicting federal or state laws or regulations, enacted after the Effective Date, prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans, maps or permits approved by the City, this Agreement shall remain in full force and effect as to those provisions not affected; and (i) Notice of Conflict. Either party, upon learning of any such matter, will provide the other party with written notice thereof and provide a copy of any such law, regulation or policy together with a statement of how any such matter conflicts with the provisions of this Agreement; and (ii) Modification Conferences. The parties shall, within thirty (30) days of the notice referenced to in the preceding subsection, meet and confer in good 967 of 1055 ATTACHMENT E Page 1640 of 3559
faith and attempt to modify this Agreement to bring it into compliance with any such federal or state law or regulation.
(iii) City Council Hearings
hearing. Any modification ordered by the City Council pursuant to such hearing is subject to judicial review in accordance with California law. . In the event the City believes that an
amendment to this Agreement is necessary due to the effect of any federal or state law or regulation, the proposed amendment shall be scheduled for hearing before the City Council. The City Council shall determine the exact nature of the amendment necessitated by such federal or state law or regulation. Owner shall have the right to offer oral and written testimony at the (iv) City Cooperation. The City shall cooperate with Owner in securing any City permits, licenses or other authorizations that may be required as a result of any amendment resulting from actions initiated by the City. As required by this Agreement, Owner shall be responsible to pay all applicable fees in connection with securing of such permits, licenses or other authorizations.
p. Effective Date. “Effective Date” means the date on which all of the following are true: (i) thirty (30) days have elapsed since the second reading of the Ordinance adopting and approving this Development Agreement and (ii) all Exhibits to this Agreement are finalized, executed and notarized by all affected parties (if applicable) and attached hereto; provided, however, that if these conditions have not been fully satisfied by the Owner the Effective Date may not thereafter occur and this Agreement may not thereafter become effective.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day and year first above written.

CITY OF CUDAHY STARCRAFT, LLC
OWNER

Chris Garcia
Mayor Title: Managing Member
Name: Jeff Winders
968 of 1055 ATTACHMENT E Page 1641 of 3559
APPROVED AS TO FORM:

Glenn Ward Calsada, Attorney at Law
Special Counsel for the City of Cudahy
969 of 1055 ATTACHMENT E Page 1642 of 3559

EXHIBITS

A LEGAL DESCRIPTION

B PARCEL MAP

C LANDLORD CONSENT

D SITE AND FLOOR PLANS

E ADDITIONAL BUSINESS STANDARDS (IF APPLICABLE)

F STANDARDS AND CONDITIONS FOR CONSTRUCTION (IF APPLICABLE) 970 of 1055 ATTACHMENT E Page 1643 of 3559
EXHIBIT “A”

LEGAL DESCRIPTION

971 of 1055 ATTACHMENT E Page 1644 of 3559

PROPERTY DETAIL REPORT
Prepared Exclusively for Glenn Calsada
Created: 11/13/2018
Expires: 12/13/2018
4925 CECILIA ST CUDAHY, CA 90201- C008
Owner Information
Owner Name: ASJ PROPERTIES LLC
Mailing Address: 4915 CECILIA ST CUDAHY CA 90201-5914 C008 Phone Number: Vesting Codes:

Owner Occupied Indicator: N Pending Record Indicator:

Corporate Owner:

Location Information
Legal Description: TRACT # 180 W 55 FT OF S 215 FT AND N 175 FT OF LOT 204 County: LOS ANGELES APN: 6224-024-008
Census Tract / Block: 5343.01 Alternate APN:

Township-Range-Sect: Subdivision: 180
Legal Book - Page: 13-198 Map Reference: 59-D2 /
Legal Lot: 204 Tract #: 180
Legal Block: School District: LOS ANGELES
Market Area: T5 Munic / Township:

Neighbor Code:

Owner Transfer Information
Recording / Sale Date: 01/01/2011 Sale Price:

Document #: Deed Type: QUIT CLAIM DEED
Instrument #: 000000275918 1st Mtg Document #:

Book - Page:

Last Market Sale Information
Recording / Sale Date: 09/20/1988 / 05/00/1988 1st Mtg Amount / Type: $320,785.00 / PRIVATE PARTY
Sale Price: $450,000.00 1st Mtg Int. Rate / Type: /
Sale Type: FULL 1st Mtg Term:

Document #: 1505611 1st Mtg Document #:

Instrument #: 000001505611 1st Mtg Instrument #:

Book - Page: 1st Mtg Book - Page:

Deed Type: GRANT DEED 2nd Mtg Amount / Type: /
Transfer Document #: 2nd Mtg Int. Rate / Type: /
New Construction: 2nd Mtg Term:

Multi / Split Sale: MULTIPLE Price per SqFt: $25.42
Cash Down Payment: Stamps Amount: $495.00
Title Company: COMMONWEALTH TITLE CO
Lender:

Seller Name: MOONEY BEVERLY H
Prior Sale Information
Prior Rec / Sale Date: / Prior Deed Type:

Prior Sale Price: Prior Lender:

Prior Sale Type: Prior 1stMtg Amount/Type: /
Prior Doc #: Prior 1stMtg Int. Rate/Type: /
Prior Instrument #: Prior Stamps Amount:

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972 of 1055 ATTACHMENT E Page 1645 of 3559
Prior Book - Page:

Site Information
Land Use: LIGHT
INDUSTRIAL Acres: .6922 County Use: LIGHTMANUFACTURING
Flood Zone: Lot Area: 30154 State Use:

Flood Zone Map: Lot Width / Depth: / Site Influence:

Flood Panel Date: Usable Lot: 30196 Sewer Type:

Res / Comm Units: Lot Shape: Topography: ROLLING/HILLY
# of Buildings: 3 Bldg Width / Depth: / Water Type:

Zoning: CUM2* Building Class: Water District: CENTRAL AND W BASIN
Tax Information
Total Value: $626,704.00 Assessed Year: 2018 Property Tax: $9,120.97 Land Value: $329,846.00 Improve %: Tax Area: 631
Improvement Value: $296,858.00 Dist: Tax Year: 2017
Total Taxable Value: $626,704.00 Fire Dist: CONSOLIDATED CO Tax Exemption:

Market Value: Garbage Dist: Equal Rate:

Delinquent Date: Equal Year:

Property Characteristics
Gross Area: 17700 Parking Type: Construction:

Living Area: 17700 Garage Area: Heat Type:

Tot Adj Area: Garage 2 Area: Heat Fuel:

Above Grade: Garage Capacity: Parcel Fuel:

Ground Floor Area: Parking Spaces: Exterior Wall:

Base / Main Area: / Carport: Interior Wall:

Upper Area: Basement Area: Foundation:
2nd Floor Area: Finish Bsmnt Area: Air Cond:
3rd Floor Area: Basement Type: Roof Type:

Rentable Area: Attic Type: Roof Shape:

Additional Area: Porch Type: Roof Frame:

Total Rooms: Porch 1 Area: Roof Material:

Bedrooms: Porch 2 Area: Floor Type:

Bath (F/H): / Patio Type: Floor Cover:

Total Baths / Fixtures: / Patio 1 Area: Style:

Year Built / Eff: 1959 / Pool: Quality:

Fireplace: Pool Area: Condition:

Fireplace Description: # of Stories:

Basement Description: Other Rooms:

Other Improvements:

Bldg Comments:

Parcel Comments:

Extra Features
Description: Unit: Size / Qty: Width: Depth: Year Built: Improvement Value:

NETRonline and its data supplier(s) do not guarantee nor include any warranty of any kind whether expressed or implied, about the validity of all information in this report since this information is retrieved as it is recorded from the various agencies that make it available.

Copyright 2007 Nationwide Environmental Title Research, LLC Viewing Property Detail Report for Glenn Calsada https://datastore.netronline.com/viewReport.aspx?reportID=936169&Pu... 2 of 2 11/13/2018, 11:08 AM
973 of 1055 ATTACHMENT E Page 1646 of 3559
EXHIBIT “B”

PARCEL MAP

974 of 1055 ATTACHMENT E Page 1647 of 3559
975 of 1055 ATTACHMENT E Page 1648 of 3559
EXHIBIT “C”

LANDLORD CONSENT

976 of 1055 ATTACHMENT E Page 1649 of 3559
977 of 1055 ATTACHMENT E Page 1650 of 3559
978 of 1055 ATTACHMENT E Page 1651 of 3559
EXHIBIT “A”

LEGAL DESCRIPTION

979 of 1055 ATTACHMENT E Page 1652 of 3559

PROPERTY DETAIL REPORT
Prepared Exclusively for Glenn Calsada
Created: 11/13/2018
Expires: 12/13/2018
4925 CECILIA ST CUDAHY, CA 90201- C008
Owner Information
Owner Name: ASJ PROPERTIES LLC
Mailing Address: 4915 CECILIA ST CUDAHY CA 90201-5914 C008 Phone Number: Vesting Codes:

Owner Occupied Indicator: N Pending Record Indicator:

Corporate Owner:

Location Information
Legal Description: TRACT # 180 W 55 FT OF S 215 FT AND N 175 FT OF LOT 204 County: LOS ANGELES APN: 6224-024-008
Census Tract / Block: 5343.01 Alternate APN:

Township-Range-Sect: Subdivision: 180
Legal Book - Page: 13-198 Map Reference: 59-D2 /
Legal Lot: 204 Tract #: 180
Legal Block: School District: LOS ANGELES
Market Area: T5 Munic / Township:

Neighbor Code:

Owner Transfer Information
Recording / Sale Date: 01/01/2011 Sale Price:

Document #: Deed Type: QUIT CLAIM DEED
Instrument #: 000000275918 1st Mtg Document #:

Book - Page:

Last Market Sale Information
Recording / Sale Date: 09/20/1988 / 05/00/1988 1st Mtg Amount / Type: $320,785.00 / PRIVATE PARTY
Sale Price: $450,000.00 1st Mtg Int. Rate / Type: /
Sale Type: FULL 1st Mtg Term:

Document #: 1505611 1st Mtg Document #:

Instrument #: 000001505611 1st Mtg Instrument #:

Book - Page: 1st Mtg Book - Page:

Deed Type: GRANT DEED 2nd Mtg Amount / Type: /
Transfer Document #: 2nd Mtg Int. Rate / Type: /
New Construction: 2nd Mtg Term:

Multi / Split Sale: MULTIPLE Price per SqFt: $25.42
Cash Down Payment: Stamps Amount: $495.00
Title Company: COMMONWEALTH TITLE CO
Lender:

Seller Name: MOONEY BEVERLY H
Prior Sale Information
Prior Rec / Sale Date: / Prior Deed Type:

Prior Sale Price: Prior Lender:

Prior Sale Type: Prior 1stMtg Amount/Type: /
Prior Doc #: Prior 1stMtg Int. Rate/Type: /
Prior Instrument #: Prior Stamps Amount:

Viewing Property Detail Report for Glenn Calsada https://datastore.netronline.com/viewReport.aspx?reportID=936169&Pu... 1 of 2 11/13/2018, 11:08 AM
980 of 1055 ATTACHMENT E Page 1653 of 3559
Prior Book - Page:

Site Information
Land Use: LIGHT
INDUSTRIAL Acres: .6922 County Use: LIGHTMANUFACTURING
Flood Zone: Lot Area: 30154 State Use:

Flood Zone Map: Lot Width / Depth: / Site Influence:

Flood Panel Date: Usable Lot: 30196 Sewer Type:

Res / Comm Units: Lot Shape: Topography: ROLLING/HILLY
# of Buildings: 3 Bldg Width / Depth: / Water Type:

Zoning: CUM2* Building Class: Water District: CENTRAL AND W BASIN
Tax Information
Total Value: $626,704.00 Assessed Year: 2018 Property Tax: $9,120.97 Land Value: $329,846.00 Improve %: Tax Area: 631
Improvement Value: $296,858.00 Dist: Tax Year: 2017
Total Taxable Value: $626,704.00 Fire Dist: CONSOLIDATED CO Tax Exemption:

Market Value: Garbage Dist: Equal Rate:

Delinquent Date: Equal Year:

Property Characteristics
Gross Area: 17700 Parking Type: Construction:

Living Area: 17700 Garage Area: Heat Type:

Tot Adj Area: Garage 2 Area: Heat Fuel:

Above Grade: Garage Capacity: Parcel Fuel:

Ground Floor Area: Parking Spaces: Exterior Wall:

Base / Main Area: / Carport: Interior Wall:

Upper Area: Basement Area: Foundation:
2nd Floor Area: Finish Bsmnt Area: Air Cond:
3rd Floor Area: Basement Type: Roof Type:

Rentable Area: Attic Type: Roof Shape:

Additional Area: Porch Type: Roof Frame:

Total Rooms: Porch 1 Area: Roof Material:

Bedrooms: Porch 2 Area: Floor Type:

Bath (F/H): / Patio Type: Floor Cover:

Total Baths / Fixtures: / Patio 1 Area: Style:

Year Built / Eff: 1959 / Pool: Quality:

Fireplace: Pool Area: Condition:

Fireplace Description: # of Stories:

Basement Description: Other Rooms:

Other Improvements:

Bldg Comments:

Parcel Comments:

Extra Features
Description: Unit: Size / Qty: Width: Depth: Year Built: Improvement Value:

NETRonline and its data supplier(s) do not guarantee nor include any warranty of any kind whether expressed or implied, about the validity of all information in this report since this information is retrieved as it is recorded from the various agencies that make it available.

Copyright 2007 Nationwide Environmental Title Research, LLC Viewing Property Detail Report for Glenn Calsada https://datastore.netronline.com/viewReport.aspx?reportID=936169&Pu... 2 of 2 11/13/2018, 11:08 AM
981 of 1055 ATTACHMENT E Page 1654 of 3559
EXHIBIT “B”

PARCEL MAP

982 of 1055 ATTACHMENT E Page 1655 of 3559
983 of 1055 ATTACHMENT E Page 1656 of 3559
EXHIBIT “C”
LEASE
984 of 1055 ATTACHMENT E Page 1657 of 3559
EXHIBIT “D”

SITE AND FLOOR PLANS

985 of 1055 ATTACHMENT E Page 1658 of 3559
SCALE:
06/30/19
09/10/18

STARCRAFT

PHILLIPE KFOURY
A1.0

EXTERIOR
RENDER 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
986 of 1055

ATTACHMENT E

N

EXISTING ZONING PLAN

REVISION HISTORY
09/06/2018 DRAWING ISSUED

SITE LOCATION
SCALE:
06/30/19
09/10/18

STARCRAFTPHILLIPE KFOUR
Y
A1.
1 SITE PLAN 4925 CECILIA ST.

CUDAH
Y, CA 9020
1 08/20/2018
RIGHT-OF-WAY WIDTH: 15 FT
30 FT (E) DRIVE WAY
18’ TO CENTER LINE
36’ TOTAL WIDTH
(ROW)
106’ - 0”
189’ - 6” 200’ - 6” 56’ - 0”
17’ - 6” 39’ - 3” 24’ - 9”
1”=40’-0”
EMP. VEHICULAR CIRCULATION
SHP. VEHICULAR CIRCULATION
EMP. VEHICULAR CIRCULATION
SHP. VEHICULAR CIRCULATION
ADJACENT TO 4931 PROPOSED MANUFACTURING AND DISTRIBUTION OF CANNABIS ADJACENT TO 4915 PROPOSED CANNABIS FACILITY

PROPOSED CANNABIS FACILITY

EXISTING BUILDING TO REMAIN
10,649 sq. ft.

CONCRETE WALKWAY

PROPERTY LINE

PROPERTY LINE

PATH OF TRAVEL

PROPERTY LINE
(E) BLOCK WALL @ 6FT HEIGHT
(E) EMPTY LOT

PROPERTY LINE
8 FT HIGH FRONT YARD FENCE

GATE W/ VISITOR CHECK IN SYSTEM

EXISTING STREET NUMBER SIGN

LOADING AREA
4931 PARKING
1 654321
BICYCLE RACKS 2 3 4 75 6 8 9 1210 11

CECELIA ST

EXISTING ADDRESS SIGN
ACCESS
(W/ LOCKBOX)

MAIN ENTRANCE
EASEMENT THROUGH 4931 & 4915

2. VEHICLE ACCESS THROUGH EASEMENT FROM 4931 & 4915 FACILITY

1. VEHICLE REVERSE & TURNAROUND USING EASEMENT THROUGH 4915 FACILITY NOTE:
5’
1: CANNABIS TRIMMING

LIST OF HAZARDOUS/COMBUSTABLE WASTE
4’
4’
5’
Y D., U.A. OVERLA N W/ I E TIAL ZON N IDE S T TO RE N ACE J AD NUM.

PARKING SCHEDULE
1 2 3 4 5 6 7 8 9 10 11 12 TYP.

VAN
ADA

STANDARD
PARKING DIMENSIONS: 9’ x 18’
ROW TYPE: F COLLECTOR STREET
TOTAL IMMIDIATE PARKING: 12
ZONING: COMMERCIAL MANUFACTURING (CM)
OCCUPANCY TYPE: F1
LICENSE TYPE: CULTIVATION OF CANNABIS
TOTAL LANDSCAPE AREA: 100 SQ. FT.

EXISTING BUILDING AREA: 10,649 SQ. FT.

LOT FAR: 0.35
4925 AREA: 30,112 SQ. FT. (0.69 ACRES)
APN: 6224-024-008

TENANT IMPROVEMENT
4925 CECILIA ST. A3

STARCRAFT

EMPLOYEE VEHICULAR CIRCULATION

SHIPPING VEHICULAR CIRCULATION

SITE LOCATION

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018

10.14.2018
987 of 1055

ATTACHMENT E

SCALE: 1” = 40’-0”
A1.1.1

LANDSCAPE
PLAN
N

F A D E D
(323) 350-0051
1340 MONTECITO DRLOS ANGELESCA
90031

DESIGNER/ ARCHITEC
T

REVISION HISTORY
09/06/2018 DRAWING ISSUED

PHILLIPEKFOURY

HYDROZONE INFO TABLE

HYDROZONE
1 VERY LOW WATER USE A-1 0 SQ. FT.

N / A
N / A
N / A
N / A
N / A
N / A
DRIP
1 VERY LOW WATER USE
TOTAL
A-1
0 SQ. FT.
0 SQ. FT. DRIP
VALVE IRRIGATION AREA SQ. FT. %OF IRRIGATED AREA
ETWU = MAWA
ETWU = 0 GALLONS PER YEAR
ETWU = (49.7) (0.62) [(0)/.81) + 0]
ETWU = (ETo) (0.62) [(PF X HA)/IE) + SLA]
MAWA = 0 GALLONS PER YEAR
MAWA = (49.7) (.62) [(0.7 x 0) + (0.3 x 0)]
MAWA = (ETo) (.62) [(0.7 x LA) + (0.3 x SLA)]
AREA

MEXICAN BUSH SAGE

SALVIA SONOMENSIS

ALOE BARBADENSIS

ECHEVERIA

FESTUCA OVINA

TULBAGHIA VIOLACEA

SALVIA LEUCANTHA
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
5 GALLON
5 GALLON

CREEPING SAGE
(ORANGE FLOWERING)

ALOE VERA ASSORTMENT

FLOWER SUCCULENT

SHEEP FESCUE
(FLOWERING)

SOCIETY GARLIC

PLANT LEGEND KEY NOTES

SYMBOL SCIENTIFIC NAME COMMON NAME SIZE

POINT OF CONNECTION
WILKINS HOSE BIB 3/4” THREADED ON SCH 80 RISER
WILKINS PRESSURE REGULATOR 1-70XL REGULATE TO 80 PSI
BALL VALVE BRASS NIBCO 1’ - T585701 INSTALL ABOVE GROUND JM EAGLE OR EQUAL MAIN LINE SCH 40 ABOVE GROUND USE SCH 80 DRIP IRRIGATION VALVE RAINBIRD XACZ-C75-PRF 30 PSI - WORKING PSI NETAFIM INLINE DRIP TUBING TECHLINE .5 GPH @ 12” SPACING

IRRIGATION LEGEND

SYMBOL DESCRIPTION MANUFACTURER MODEL COMMENTS
SQ. FT.
0 0
MODERATE A-1 0 SQ. FT.

MODERATE .5
.5
A-2
TOTAL
0 SQ. FT.

ETWU TABLE

HYDROZONE PLANT WATER USE PLANT FACTOR (PF) HYDROZONE
AREA SQ. FT. (HA)

PF X HA
AREA SQ. FT.
1/2” BLACK LAVA ROCK

IRRIGATED PLANT AREA

DECOMPOSED GRANITE
PARKING DIMENSIONS: 9’ x 18’
ROW TYPE: F COLLECTOR STREET
TOTAL IMMIDIATE PARKING: 12
ZONING: COMMERCIAL MANUFACTURING (CM)
OCCUPANCY TYPE: F1
LICENSE TYPE: CULTIVATION OF CANNABIS
TOTAL LANDSCAPE AREA: 0 SQ. FT.

EXISTING BUILDING AREA: 10,649 SQ. FT.

LOT FAR: 0.35
4925 AREA: 30,112 SQ. FT. (0.69 ACRES)
APN: 6224-024-009

TENANT IMPROVEMENT
4925 CECILIA ST. A3

STARCRAFT

STARCRAFT
4925 CECILIA ST.

CUDAH
Y, CA 9020
1 09/06/2018

8 INSTALL RAIN AND WIND SENSOR WITH AUTOMATIC CONTROLLER IF APPLICABLE 7 AN IRRIGATION AUDIT REPORT SHALL BE COMPLETED AT THE TIME OF FINAL INSPECTION.

LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.

SIGNER OF THE LANDSCAPE PLANS, THE SIGNER OF THE IRRIGATION PLANS, OR THE 6 A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY EITHER THE KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES. 5 A DIAGRAM OF THE IRRIGATION PLAN SHOWING THE HYDROZONES SHALL BE THE EFFICIENT USE OF RECLAIMED OR RECYCLED WATER IN THE LANDSCAPE DESIGN PLANS. 4 I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR WHERE LOW POINT DRAINAGE COULD OCCUR.
3 CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER HEADS OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED IRRIGATION DEVICES. 2 PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS BELOW OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF 6’ INTO SOIL.

COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQ. FT. 1 FOR SOILS LESS THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL,

EPILOBIUM CANUM CALIFORNIA FUCHSIA

ACANTHOCALYCIUM GLAUCUM ECHINOPSIS GLAUCINA

HARDSCAPE AREA/PERMEABLE PAVING
1/2” BLACK LAVA ROCK

DECOMPOSED GRANITE (DG)
C
B
A
988 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
1 A3.0
1 A3.0

TOTAL BUILDING DIAGONAL
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U 156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
573 SF
CLONE
1084 SF
VEG
1453 SF
FLOWER
1949 SF
FLOWER
1997 SF
FLOWER
375 SF

TRIM, DRY
TOTAL CANOPY AREA: 3,200 SQ. FTTOTAL FLOWERING ROOM AREA: 5,399 SQ. FT.

EXISTING METAL WALLPROPOSED WOOD STUD WALLEXISTING PANEL WALL 130' - 8"
6' - 7 3/4" 19' - 11 21/32" 37' - 8 19/32" 49' - 5 1/2" 5' - 2" 12' - 0" 4' - 1" 8' - 10 11/32" 17' - 4 21/32" 7' - 9" 11' - 7" 11' - 7 1/2" 32' - 0 1/4" 6' - 4 1/2" 7' - 0" 6' - 9"
22' - 2 3/4"
41' - 5 1/4" 29' - 7 1/4" 13' - 4" 5' - 6 1/2" 4' - 0 21/32" 73' - 1 3/32" 1' - 9" 45' - 5 1/4" 3' - 3 1/8" 41' - 4 7/8" 18' - 0" 20' - 10"
46' - 4 1/8" 47' - 1 7/8"
33 SF
VAULT
5' - 0" 7' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A1.2

PROPOSED
FLOOR
PLAN
4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018

1. Any inconsistencies or unforeseen conditions to be reviewed NOTES:
by the Architect prior to

2. All dimensions are too face of structure unless otherwise no proceeding with construction. ted.

4. Contractor shall provide, erect, and maintain all temporary 3. Do not scale from drawings. barriers and guards, and
all temporary shoring and bracing as required by city and state regulations.5. Contractor shall provide adequate weather protection for the building and its contents 6. Contractor shall provide tem during the course of the work. porary sanitary facilities as to least impact neighbors and

7. All door and window dimensions to be centerline of clear ope as directed by city regulations. ning.

8. All casework dimensions to face of finish.

N
989 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
1 A3.0
1 A3.0

TOTAL BUILDING DIAGONAL
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U 156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
573 SF
CLONE
1084 SF
VEG
1453 SF
FLOWER
1949 SF
FLOWER
1997 SF
FLOWER
375 SF

TRIM, DRY

TOTAL CANO
TOTAL FLOWERING ROOM AREA: 5,399 SQ. FT.

PY AREA: 3,200 SQ. FT

CULTIVATION LICENSE
130' - 8"
6' - 7 3/4" 19' - 11 21/32" 37' - 8 19/32" 49' - 5 1/2" 5' - 2" 12' - 0" 4' - 1" 8' - 10 11/32" 17' - 4 21/32" 7' - 9" 11' - 7" 11' - 7 1/2" 32' - 0 1/4"
6' - 4 1/2"
7' - 0"
6' - 9"
22' - 2 3/4"
41' - 5 1/4" 29' - 7 1/4"
13' - 4" 5' - 6 1/2" 4' - 0 21/32"
73' - 1 3/32"
1' - 9"
45' - 5 1/4"
3' - 3 1/8"
41' - 4 7/8"
18' - 0"
20' - 10"
46' - 4 1/8" 47' - 1 7/8"
5' - 0"
33 SF
VAULT
7' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFTPHILLIPE KFOUR
Y
A1.2.1
LICENSEINGDIAGRAM 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
990 of 1055

ATTACHMENT E

81' - 7 1/2"
TOTAL SQUARE FOOTAGE: 10,649 SQ. FT.

MIXED USE OCCUPANCY : B, F-1, S-1, U
47 SF
SEC
77 SF

LOCKER/
BREAK
59 SF
MECH.
52 SF
U
156 SF
MOTHER
116 SF

WATER RESERVOIR
77 SF
LOBBY
7' - 5 3/4"
5' - 2"
573 SF
CLONE
1084 SF
VEG
1453 SF
FLOWER
1949 SF
FLOWER
1997 SF
FLOWER
375 SF

TRIM, DRY
6' - 7 3/4"
20' - 10"
32' - 0 1/4"
20' - 9"
48' - 5 3/8"
41' - 5 1/4"
37' - 8 19/32" 49' - 5 1/2"
29' - 7 1/4"
28' - 9 1/4"
19' - 11 21/32"
47' - 1 7/8"

SECURITY CAMERA
LA
LA
LA
LA 664 SF

SHIPPING / RECEIVING
LA
LA
LA
LA
LA
LA
LA

LA LIMITED ACCESS
/EMERGENCY EXITMAIN ENTRY

EXIT ONLYEMERGENCY

GATERECEIVING ROLL UP SHIPPING /
33 SF
VAULT
E1 E2 E3 E4 E3 E4 E5 E6 E7 E8 E9 E10 E11 E12 E13 E14
E24
E23
E22
E21
E20
E19
E18
E17
E16
E15
E26 E25 E28 E27 E30 E29 E32 E31 E34 E33 E36 E35 E38 E37 E40 E39 E41
E42
E43
E44
E45
E46
E47
E48
E49
E50
L1
L2
S1 LA
S2
CM2CM1
CM4CM3
CM6CM5
CM8CM7
W1
MECH 1
W2
MECH 2
CM9 CM10 CM11 CM12
CM13 CM14 CM15 CM16
CM16 CM17 CM18 CM19
S1 S2
S3 S4
T1
T3
T2
T4
C1
C5C4C3C2
C6
C7
C8
M1 M2
M3
M4
M5
V1 V2 V3 V4
V7V6V5
V8 V9 V10
V11
V12V13
F1
F2 F3 F4
F6F5
F7
F8 F9 F10 F11
F12
F13
F14
S3
F15 F16
F17
F18
F20
F19
F21 F22 F23
F24
F25
F26 F27 F28
F31F30
F29
F32 F33 F34
F35
F36
SCALE:
06/30/19
09/10/18
3/32" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A1.6

SECURITY
PLAN 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
991 of 1055

ATTACHMENT E

TOP OF

STRUCTURE
31' - 0"
P-1 P-1 P-1 P-1 P-1
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A3.0

BUILDING
SECTION 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
992 of 1055

ATTACHMENT E

LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 7 1/2"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 1 3/4"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
81' - 7 1/2"
LEVEL 1
0' - 0"
TOP OF

STRUCTURE
31' - 0"
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

STARCRAFT

PHILLIPE KFOURY
A4.0

EXTERIOR
ELEVATIONS 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018

NORTH SOUTH
WEST
EAST
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ATTACHMENT E

SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

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PHILLIPE KFOURY
A6.0
ADA 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018

ADA BATHROOMS
N

2. ALL DOOR TYPES TO BE WIDER THAN 3' IN WIDTH1. ALL TURN-CORNERS WIDER THAN 5' RADIUS.NOTES:
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ATTACHMENT E

EXISTING 4" CONCRETE SLAB

EXISTING CONCRETE FOOTING
(E)
SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

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S1

FOUNDATION
PLAN 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
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ATTACHMENT E

7' - 1 3/4" 5' - 8" 7' - 7" 20' - 7 21/32" 38' - 4 19/32" 50' - 1 1/2" 42' - 1 1/4" 8' - 1 3/4" 30' - 3 1/4"
21' - 4" 9' - 5 11/32" 17' - 10 21/32" 8' - 3" 12' - 1" 12' - 1 1/2" 21' - 6" 8' - 1 3/4" 22' - 10 3/4"

EXISTING METAL WALLPROPOSED WOOD STUD WALLEXISTING PANEL WALL SCALE:
06/30/19
09/10/18
1/16" = 1'-0"

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PHILLIPE KFOURY
S2

FRAMING
PLAN 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
N
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ATTACHMENT E

SCALE:
06/30/19
09/10/18

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S3

STRUCTURAL
DETAIL 4925 CECILIA ST.

CUDAHY, CA 90201
08/20/2018
• INSULATION, VAPOR BARRIERS, AND RELATIVELY SMALL MECHANICAL A• STUDS SPACED 16" O.C. UNLESS OTHERWISE NOTED• TO ACCOMODATE FRAMING• TO ACCOMODATE DRY WALL SHEATHING AND PAINT FINISH• NEW PROPOSED STRUCTURES INCLUDE: PARTITION WALLS WOOD STUD WALLS

ND ELECTRICAL

LINES MAY BE ACCOMODATED WITHIN STUD THICKNESS
SEALANT PAINT 3/4" DRY WALL2" X 4" WOODEN STUD
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ATTACHMENT E