Gardena City Council
April 12, 2022

FIRM NAME:

PM (Eric Keijzer) Sub Totals
1 Project Support until project sign off 80.00 80.00
2 Project Support after project sign off 50.00 50.00
3 System and procedures review/support at GTrans (Trip 1) 48.00 48.00 4 System and procedures review/support at GTrans (Trip 2) 48.00 48.00

0.00 0.00

0.00 0.00

0.00 0.00

0.00 0.00

0.00 0.00

0.00 0.00

0.00 226.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 226.00
Rate per Hour (Includes Direct Labor + Overhead Burdon) $177.47 0.00 Cost:

Subtotal per Task $40,107.73 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $40,107.73 1 System and procedures review and support at GTrans Trip 1 (1 person) Use remaining travel budget 2 $2,000.00
3 4
5 6
7 $2,000.00
Hours: Cost:
226.00 $40,107.73
10% $4,010.77
$44,118.50
$2,000.00
GRAND TOTAL (including travel) $46,119
Total for Travel Costs
Sub Total
Profit Margin % and Dollars
GRAND TOTAL (w/o travel)
Sub Total Travel Cost
PROFESSIONAL CONSULTING SERVICES FOR Gardena Real-Time Information Deployment (GRID) PROJECT COST PROPOSAL - Implementation Oversight Until Project Completion 4/6/2022 Ross & Baruzinni
Project Management Phase PERSONNEL BREAKDOWN BY HOURS
System and procedures review and support at GTrans Trip 2 (1 person) Enter Job Title:

Subtotal of Hours
Travel Costs (Description Required)

CITY OF GARDENA

STATEMENT OF PROPOSAL
Project Coordination Scheduling Operations
Management and Payroll Integration System
October 9, 2019

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project

TABLE OF CONTENTS
CHAPTER 1 Company and General Information
CHAPTER 2 Qualifications and Experience of the Firm
CHAPTER 3 Qualifications and Experience of Proposed Staff CHAPTER 4 Work Plan Project coordination for Scheduling, Operations Management, and Payroll Integration System
Project
CHAPTER 5 Cost Proposal

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Chapter 1 Company and General Information
Name Ross & Baruzzini | Macro
Address West Main Street, Suite 500, Lansdale, Pennsylvania 19446 Primary Contact Megan C. Huff, Vice President/ Managing Principal Telephone/E-mail (877) 543-6071, [email protected]
Year Founded Macro: 1968 Ross & Baruzzini: 1953
Firm Size Macro has 24+ subject matter experts located in Philadelphia, Pennsylvania and in the regional areas of New York/New Jersey, Massachusetts, and Utah. Ross & Baruzzini employs nearly 400 design professionals and subject matter experts across the United States including regional offices in Columbia (Illinois), Indianapolis, New York, Philadelphia, Connecticut, Miami, and Toronto.

Organizational Structure Corporation; Macro is wholly owned by Ross & Baruzzini.

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Chapter 2 Qualifications and Experience of the Firm
About the Firm
Founded in 1953, Ross & Baruzzini has been consistently ranked as one of the premier consulting engineering companies in the world, most recently ranked among the top 500 design and construction firms in Engineering News-Record and in Building Design & Construction’s top 40 engineering companies in the United States. With a history of innovation spanning 65 years, the firm approaches each new project with a detailed understanding of business processes, facilities and technology requirements to ensure that personnel, technology, and process are fully integrated for maximum efficiency and effectiveness.

Ross & Baruzzini, along with Macro, a division of Ross & Baruzzini, offers full-service consulting services to rail and bus clients who want a totally integrated consulting and design solution. By consistently employing structured system engineering processes, modern project management techniques and real-world, hands-on experience, Ross & Baruzzini | Macro delivers the value-added knowledge resource clients seek.

Ross & Baruzzini | Macro is an independent, full-service, technology, system engineering, and project management consultancy firm proudly serving public mass transit providers and public safety agencies, and public utilities. Ross & Baruzzini | Macro offers a strong track record of assisting transit agencies throughout North America and Australia to plan for, procure, and deploy, the widest spectrum of Intelligent Transportation Systems (ITS) for fixed-route bus and paratransit services, such as:
 CAD/AVL systems
 Real-time Passenger Information (APIS)
 Automatic Passenger Counters (APC)
 Private land mobile radio (voice & data)
 Public cellular
 Bus & Paratransit scheduling software
 In-vehicle camera systems
 Interactive Voice Response (IVR)
 Audio/visual annunciators
 Mobile Wi-Fi access
 On-board displays/terminals
 Destination signage
 Automatic vehicle monitoring (AVM)
 Facility security/CCTV
 Paratransit client reservation systems
 Vehicle diagnostic monitoring
Since its inception, Ross & Baruzzini | Macro staff have developed an extensive knowledge base designing and managing the implementation of major subsystems found in a variety of public transit fleet management and communications systems deployed through the practical application of over 45 ITS assignments. Ross & Baruzzini | Macro's proven system engineering principles and best-practices will be employed to achieve the City of Gardena’s (GTrans) system objectives.

Availability of Project Manager
Ross & Baruzzini | Macro’s proposed Project Manager, Eric Keijzer, PMP, has supported several projects in California, including projects with GTrans, SFMTA, and LA Metro. Eric can easily shift his work schedule to be accessible during regular GTrans business hours. Of course, he would also be available outside these regular business hours if the need arises.

Ross & Baruzzini | Macro Differentiators
Ross & Baruzzini | Macro has been providing consulting services for the planning, specification, and implementation of ITS systems for fixed-route bus service for over 30 years. Many of the earliest ITS systems implemented in the United States were implemented with Ross & Baruzzini | Macro assistance.

Organizational Structure:

Corporation
Size of Firm: Large Business
Years in Business: 65
Name of Owners & Principals:

Craig Toder, William Overturf III
Number of Staff: 300+

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project
Part of Ross & Baruzzini | Macro ’s core business is also its radio and communications group, comprised of an experienced consulting team of established public transit/ public safety radio communications experts. These experts perform system analysis, specification development, design, and implementation of voice and data Land Mobile Radio and Microwave systems nation-wide. These resources are available for assistance on the various communications needs of this project.

Ross & Baruzzini | Macro has successfully completed ITS consulting assignments for a large number and wide range of transit agencies. As shown in the table of similar clients below, the functions/systems GTrans intends to procure, and the consulting services GTrans has specified in it request closely align with the functions and services provided by Ross & Baruzzini | Macro on the majority of ITS projects.

A primary advantage of selecting Ross & Baruzzini | Macro is the wealth of experience Ross & Baruzzini | Macro brings from having done it before.

We are not just planners and/or designers, we are doers.

Ross & Baruzzini | Macro ’s culture is such that the company is very stable. Many of the same engineers that implemented the early systems are still at Ross & Baruzzini | Macro today. The core engineering team is located in the Philadelphia, PA office. When assistance is needed to address a situation, it’s very likely that there is another engineer who has solved this problem before.

Ross & Baruzzini | Macro uses recognized systems engineering and project management processes and tools to ensure that Macro’s consulting assignment is delivered on time and within budget and exceeds our client’s expectations. Our tools are listed below:
 Planning and Specification Guide
 Baseline ITS Functional/Performance Specification that reflects the experience gained from many ITS projects
 Library of project cost data from other projects to aid in the production and accuracy of system cost estimates  Microsoft Project Scheduling software
 Project SharePoint site for collaboration on deliverables among the Macro/client team members, storage of reference material, and tracking of project action items and issues.  Deltek Vision project accounting software, which provides Macro’s Project Managers with real-time access to project plans and costs
 Rigorous QA procedures that ensures that every deliverable is reviewed internally prior to delivery to the client
List of Similar Clients
Below is Ross & Baruzzini | Macro’s industry-leading portfolio of completed and ongoing transit/transportation-related consulting assignments pertaining to the planning, design, procurement, installation, and deployment of state-of the art ITS technologies:
 Real-time CAD/AVL platforms with passenger information (bus arrival) delivery/displays  “Smart bus” in-vehicle subsystems such as, but not limited to, route and schedule adherence tracking and reporting, data messaging, APCs, destination signs, automatic next-stop annunciators, and farebox interface  Outputs to transit-oriented decision support systems (TODSS)  Wide-area wireless communications infrastructures (land mobile radio and cellular-based)  Transit-oriented, multi-modal, operations control centers

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project
Chapter 3 Qualifications and Experience of Proposed Staff Ross & Baruzzini | Macro is proposing Eric Keijzer and Carl Stanton for the project coordination of the Scheduling Operations Management and Payroll lntegration System project. This is the same team responsible for the previous and mostly completed GRID project phases.

As shown in the organization chart below, Eric Keijzer will be the Project Manager/ Lead Engineer and Carl Stanton will be the ITS Engineer, supporting Eric. Eric as worked on many transit projects throughout his career.

Résumés for Eric Keijzer, Carl Stan and Megan Huff are enclosed.

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Eric (A.J.M.) Keijzer, PMP, SSCP
Project Manager
Eric has more than 23 years of experience and brings a wealth of specialized skills including CAD/AVL, IVR, ITS/Smart Bus, Scheduling Systems, GPS, Passenger Information Systems, Cyber Security, Database applications, Computer Systems Networking, SharePoint,. Eric has worked on a variety of fleet monitoring, wireless communications and Transit ITS projects and was involved in all project life cycle phases. Eric is currently responsible for two CAD/AVL projects and provides technical assistance for multiple other AVL, IVR, and CETC projects.

Eric is a Project Management Institute (PMI) Credentialed Project Management Professional (PMP) and is a certified Systems Security Certified Practitioner (SSCP).

Education
B.S., Information Technology –
Fontys University, Eindhoven
The Netherlands
B.S., Management Science –
The Enschede Polytechnic,
Enschede, The Netherlands
University Degree in Marketing
(NIMA A and B), Enschede, The
Netherlands
Certification & Accreditation
Certified Project Management
Professional (PMP)
Systems Security Certified
Practitioner (SSCP)
Wonderware System Platform 1
and 2
Affiliations
Project Management Institute
(PMI)
International Information
Systems Security Certification
Consortium (ISC)²
Summary of Experience
GTrans, City of Gardena, GTrans Real-Time Information Deployment (GRID), Gardena, California
Project Manager and lead engineer responsible for the planning phase, technical specifications, and proposal evaluation for a robust ITS system that includes a CAD/AVL system, real-time passenger information system, and on-bus hardware for Transit Signal Priority.

San Francisco Municipal Transportation Authority (SFMTA), Multimodal Transit Management System (MTMS) and Public Service Voice Radio Network (PSVRN), San Francisco, California
Subject Matter Expert of all matters concerning the MTMS, related, CAD/AVL, and other ITS-oriented systems of this state-of-the-art solution. Eric is also the project manager responsible for coordinating Macro’s consulting engineering services related to the new radio system deployment. Eric works closely with SFMTA's team to review the CAD/AVL design package and their system's interface with the new radio system, oversees system staging, factory testing, installation and mini-fleet testing, full fleet deployment and cutover, and related user and system administration training. The MTMS includes CAD/AVL, integrated incident management/reporting, ADA compliant traveler information, scheduling system interfaces, above and underground radio systems, a primary and secondary control center, 7 radio sites, with equipment installed on all SFMTA vehicles, including the light rail and historical vehicles.

Southeastern Pennsylvania Transportation Authority (SEPTA), CAD/AVL System, Philadelphia, Pennsylvania
Project Manager and lead engineer responsible for the specification for replacing a legacy CAD/AVL System supporting approximately 1750 vehicles operating out of nine (9) depots throughout the Philadelphia metropolitan area.

Los Angeles Metro, Integrated Bus and Rail Operations Center, Los Angeles, California
Design Engineer for Macro for the new Metro Bus Operations Center (BOC) and Rail Operations Center (ROC) to integrate functions, improve communication and coordination. Responsible for preparing comprehensive assessment of all current bus operations, including existing systems and processes, and providing

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recommendations for new roles, systems, and processes for the integrated BOC/ROC. Prepared existing process diagrams and future process diagrams for bus operations based upon recommended roles, systems, and processes.

Potomac and Rappahannock Transportation Commission (PRTC), CAD/AVL System, Woodbridge, Virginia
Eric developed procurement specifications, evaluated vendor proposals, and was the project manager for the implementation oversight of replacing a legacy CAD/AVL system supporting PRTC’s 135 vehicle fixed route and flex fleet with a system providing CAD/AVL functions, a fleet wide Automatic Passenger Counting (APC) implementation, interfaces to fixed and flex scheduling systems, and real time customer information feeds using the General Transit Feed Real Time Specification (GTFS RT).

Suffolk County Transit, CAD/AVL System, Yaphank, New York Project manager for the implementation oversight of a new CAD/AVL system supporting Suffolk County’s 288 vehicle fixed route and paratransit fleet. Eric participated in the collection and analysis of user requirements and planning, developed procurement specifications, and evaluated vendor proposals for a CAD/AVL system for the Suffolk County Transit System.

Amtrak Northeast Corridor, CETC Replacement Project, Multiple locations Engaged to replace the current system with a new Central Electrification and Traffic Control (CETC) system that monitors and controls rail traffic on the Northeast Corridor (NEC). Tasks include field and factory testing, developing and maintaining a Microsoft SharePoint Project Management site, and performing security audits.

New York City Transit Authority, Paratransit Division, AVL and IVR Systems, New York, New York
Provided project management and technical support of the Automatic Vehicle Location Monitoring system (AVLM) that adds AVL capabilities to the existing ADEPT paratransit scheduling system with over 1300 vehicles.

NYCT extended Macro’s contract to include an Interactive Voice Response (IVR) system. Eric also provided project management support for this IVR project.

San Diego Trolley, Trolley Control Project, San Diego, California Provided network and IT support for the development of a new Trolley Control System for centralized management of the San Diego Trolley light rail system.

Tasks included field and factory testing and developing and maintaining a Microsoft SharePoint Project Management site.

King County, Transit Radio System Project, Washington, DC Developed and implemented evaluation databases for a transit radio system procurement. The databases were implemented in a way that the client can reuse them for other projects.

The Connecticut Department of Transportation, AVL Demonstration Project, Connecticut
Supported project management, collected user requirements, and developed procurement specifications for a CAD/AVL System being procured for the Greater Bridgeport Transit Authority.

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Carl M. Stanton, PMP
ITS Engineer
Carl has several years of experience designing solutions to transit-related problems. During the completion of his Master’s Degree, Carl designed a new and more efficient system of loading and unloading cars onto trains. As a designer at Macro, Carl has been developing future control center technologies through user research, interviews, existing product studies, ideation, and vendor dialogues. Carl also has experience as a Network Administrator & Help Desk Technician, as well as being a trained Educator.

Education
MS, Industrial Design,
Philadelphia University
BS, Technology Education,
Berea College,
Certification & Accreditation
Certified Project Management
Professional (PMP)
ECBA (Entry Certificate in
Business Analysis)
Affiliations
Industrial Design Society of
America (IDSA)
Summary of Experience
GTrans, City of Gardena, ITS Roadmap, Gardena, California Consultant defining functional requirements specification and procurement support for a robust ITS system that includes CAD/AVL system, real-time passenger information system, and on-bus hardware for Transit Signal Priority. The project is comprised of Business Process analysis of Gtran’s current operations and business practices, defining functional requirements for the ITS system, and procurement support consisting of evaluation of bids according to functional requirements.

Versova Bandra Sea Link, Intelligent Transportation System (ITS) Design Mumbai, India
Consultant for the Intelligent Transportation System technology (ITS) for a designbuild project which will provide an integrated, fully-operational traffic management & control solutions to pro-actively manage and operate the roads, provide information, and provide cashless payment options leading to and within the sea link. This will include all head-end related equipment, accessories, software, licensing, and other equipment necessary for the operations of the system. The toll design incorporates ITS technology to identify vehicles, minimize cash payment, offer better payment system, reduce delays, reduce transaction time and reduce stopping.

Dubai Aviation Engineering Projects (DAEP), Al Maktoum International Airport, ITS Design 450 D West Area Roads, Dubai, UAE
Consultant for the intelligent transportation systems to construct new access roads into the West Terminal. The scope of work includes point & probe detection, CCTV, lane control & dynamic message signs, curbside management and associated telecommunications & electrical infrastructure. Phases include conceptual, preliminary, and detailed designs.

Dubai Airport Engineering Projects, Al Maktoum International Airport, Intelligent Transport Systems, Concourse 1, Dubai, United Arab Emirates Consultant for 10km of tunnels under concourse 1 and the surrounding area. GSE roads and apron stands are also included. The scope includes tunnel automated

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incident detection (AID), CCTV, tracking, and associated telecommunications & electrical infrastructure.

Dubai Airport Engineering Projects, Al Maktoum International Airport, Intelligent Transport Systems, West Area Roads, Dubai, United Arab Emirates Consultant for new access roads into the West Terminal. The scope includes point and probe detection, CCTV, lane control and dynamic message signs, curbside management and associated telecommunications and electrical infrastructure.

Caltrain, Peninsula Corridor Electrification Program, San Mateo, California Consultant representing Caltrain for the Design-Build Electrification Services Project as part of the Electrification Program. Responsible for reviewing communication systems design submittals, systems integration plan, verification and validation plan, and other system related submittals Southeastern Pennsylvania Transportation Authority, New Payment Technologies Installation Acceptance Testing, Philadelphia, Pennsylvania On-Site Representative for performing installation acceptance testing on newly installed fare collection hardware (TVM’s, Turnstiles, ADA gates, Platform Validators, Sales Devices). The results of the testing using the pre-written Installation Acceptance Test procedure were recorded.

Southeastern Pennsylvania Transportation Authority, Real-Time Vehicle Location, Philadelphia, Pennsylvania
Consultant for field testing and visual validation for Passenger information system upgrades on SEPTA’s commuter rail system. Visual mockups for the Concept of Operations of new passenger information displays being installed on the subway lines were created. Field research was conducted on the accuracy of current vehicle location tracking in SEPTA’s trolley tunnel.

Southeastern Pennsylvania Transportation Authority, Real Time Vehicle Location, Phase 2, Philadelphia, Pennsylvania
Consultant for system design and construction-related services to during the implementation of Real Time Vehicle Location (RTVL). The project focused on implementing new vehicle equipment, LTE communications, specialized servers to acquire and broadcast geographic location and scheduled arrival status data feeds, and GTFS real time data feeds for regional rail, heavy rail, light rail, and bus. The project included implementing enhancements to Automatic Train Control systems, a new Audio Visual Public Address system to accommodate RTVL data feeds and to produce real time train status for regional and heavy rail systems, development assistance on SEPTA’s new mobile app, data warehousing, and data analytics.

American Public Transit Association, Control Center of the Future, Pennsylvania Consultant for leading an internal research effort about new technologies that will impact transit control centers. This research culminated in presentations regarding future technologies in Transit Control Centers at the American Public Transit Association’s (APTA) Rail conference in 2017, and for the Research and Technology Committee of APTA.

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project
Megan C. Huff
Quality Assurance
Megan Huff is the Vice President and Managing Principal of Macro, a division of Ross & Baruzzini and one of the leading rail, transit and public safety radio systems engineering consultancy firms in the United States.

With more than 25 years of experience in the transportation industry, Megan has an extensive track record in end-to-end delivery of complex, high priority projects on tight schedules within mission critical service organizations and a history of delivering value to the bottom line through process improvements and technology modernization. She has expertise in leading and directing technology related strategic planning, project development and implementation across a variety of public transit agencies.

Education
Bachelor of Arts, Arizona State
University, 1993
Certifications
PfMP- Portfolio Management
Professional
Summary of Experience
Amtrak, Senior Director Operations Technology, Philadelphia, Pennsylvania Responsible for leading and directing technology related strategic planning, project development and implementation for all business lines and support organizations in Operations. Partnered with business line, support and information technology leaders in the development and delivery of integrated technology solutions to optimize efficiency, improve performance, and support business decision making.

Managed investment and directed all technology activities for Amtrak’s largest division consisting of 19,000 employees and all operational assets to include rolling and fixed assets.

Designed and implemented measurements and controls for analyzing needs against the developed strategic plan.

Amtrak, IT Director of Requirements and Business Planning, Philadelphia, Pennsylvania
Responsible for developing computer systems and coordinating overall technical support for the COO’s business operations and objectives and ensuring that they are compatible with the long-term plans for Amtrak’s business, enterprise architecture and technology infrastructure. Worked to identify the optimal longterm technology solutions in support of the Operations unit while also balancing the need to deliver near-term business solutions and technical support for day-today operations.

Managed project delivery, directed project managers, and managed analytic processes such as Systems Engineering, Business and Functional Requirements and Architecture analysis. Provided consultative guidance to the business units to pro-actively identify technology solutions for their business priorities, as well as assessed IT performance in meeting ongoing development and production support.

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Charlotte Area Transit System (CATS), Manager of Systems and Research, Charlotte, NC
Transformational technology leader for major revitalization program across the Charlotte region through implementation of the first light rail line.

Responsible for all operational technology systems for Bus, Rail, Special Transportation(ADA), Safety & Security and Facilities; included Automatic Vehicle Location, Automatic Passenger Counters, Scheduling and Dispatch, Maintenance and Material Management, Signal Priority, Incident Management, Passenger Information Display deployments, etc. Determined future needs and planned projects, was responsible for budgets both capital and operating.

Charlotte Area Transit System (CATS), Business Application Support Specialist, Charlotte, NC
Focused on business process analysis and standards development with an understanding of complex technical solutions as related to current and future transit initiatives. Developed comprehensive transit business requirements from a technological perspective and insured compliance with National ITS standards; which included the development and management of assigned projects insuring schedules, milestones and resource targets were met. Spearheaded data collection and compliance with ITS by implementing and maintaining Turbo Architecture for the organization.

Provided support for the transit GIS systems, data, related sub-systems, and interfaces. Managed the execution of activities and tasks associated with all GIS information including implementations, integration, reporting, upgrades, maintenance, data validation and support. Served as the CATS voting member on all City of Charlotte and Mecklenburg County collaborative committees as relating to GIS.

Port Authority of Allegheny County, Project Manager, Pittsburgh, Pennsylvania Responsible for formulation and definition of system scope and objectives based on user needs and a good understanding of applicable business systems and industry requirements. Devised or modified procedures to solve complex problems considering computer equipment, capacity, operating time, and form of desired results; included analysis of business and user needs and documentation of requirements.

Delivered Point of Sale System by reengineering existing business processes from Treasury to Finance and at the Customer Service Center. Implemented a Windows Based SQL Driven Touch Screen and Bar-Coded Item Point of Sale System for sale of all fare instruments, including interfacing to existing Subscription and Financial systems. Developed and managed the Corporate Web Site - www.PortAuthority.org / www.RideGold.com. Accountable for the design, development and delivery of the Incident Tracking and Management System that tracked all accidents and incidents that occurred in revenue service from occurrence to discipline and retraining of the responsible party.

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project
Chapter 4 Workplan
The following Work Plan describes the GTrans related project coordination activities the Ross & Baruzzini | Macro Team will complete for the City of Gardena Scheduling Operations Management and Payroll lntegration System Project. This work plan has been designed for the particular needs of the GTrans Scheduling Operations Management and Payroll lntegration System Project, as well as in recognition of the many implementations previously completed by the Ross & Baruzzini | Macro Team.

All work will be coordinated by the Ross & Baruzzini | Macro Project Manager experienced with managing similar projects. The Ross & Baruzzini | Macro project manager will be in close contact with GTrans’ designated point of contact throughout the project to ensure that Ross & Baruzzini | Macro’s work and deliverables are on schedule and meeting GTrans’ expectations. A project-specific SharePoint site will be established to make it easier for GTrans personnel to have access to project-related documentation. Progress and costs will be tracked and reported monthly.

Line
Item
Deliverable Responsible Due Date Description
1 Project
Coordination
Macro PM Weekly Macro team to manage Action
Items and coordinate responses
to Action Items assigned to
GTrans.
1 Project
Coordination
Macro PM Monthly Macro team to manage
Requirements Traceability Matrix
(RTM)
1 Project
Coordination
GTrans PM Weekly GTrans PM to approve closure of
Action Items.
1 Project
Coordination
Macro PM Weekly Macro team to manage test
variation items.
1 Project
Coordination
GTrans PM Weekly GTrans PM to approve closure of
test variation items.
1 Project
Coordination
Macro PM Monthly Macro team to review vendor
milestone invoices.
1 Project
Coordination
GTrans PM Monthly GTrans PM to approve vendor
milestone invoices.
2 Project Kick-off Macro PM Once Macro PM to setup and attend via conference call project kick off
meeting and create or review
meeting minutes.
3 Monthly Progress
Meetings
Macro PM Monthly Macro PM to setup and attend
Monthly Progress meetings and
create or review minutes of the
meetings
4 Bi-Weekly Calls Macro PM Bi-weekly Macro team setup and attend via conference call and create or
review minutes of the meetings
5 Project Design
Review (Fixed
Route Scheduling)
Joint Once Macro PM to setup and attend the
Project Design Review of the
Fixed Route Scheduling software
and create minutes of the
meetings.

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project
6 Project Design
Review
(Operations
Management)
Joint Once Macro PM to setup and attend the
Project Design Review of the
Operations Management
software and create minutes of
the meetings.
7 Project Design
Review (COM
Design)
Joint Once Macro PM to setup and attend the
Project Design Review of the
COM Design software and create
minutes of the meetings.
8 Review Draft
Project Design
Review Documents
Joint Once Macro team to review Draft
Project Design Review
Documents and generate
questions and comments.
9 Review Final
Project Design
Review Documents
Joint Once Macro team to review Final
Project Design Review
Documents and generate
questions and comments.
10 Review Test Plans
and Test
Procedures
Joint Once Macro team to review Test Plans
and Test Procedures and generate
questions and comments.
11 Review Training
Plans and Manuals
Joint Once Macro team to review Training
Plans and Manuals and generate
questions and comments.
12 Review Trapeze
Internal Test
Results
Joint Once Macro team to review Trapeze
Internal Test Results and generate
questions and comments.
13 Acceptance
Testing
Joint Once Macro PM to setup and attend
Payroll Testing.
14 Payroll Testing Joint Once Macro PM to setup and attend Payroll Testing.
15 OPS-Web Pilot
Testing
Joint Once Macro PM to setup and attend
OPS-Web Pilot Testing.
16 Parallel System
Acceptance
Testing
Joint Once Macro PM to setup and attend
Parallel System Acceptance
Testing.

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Project coordination for GTRANS Scheduling Operations, Management and Payroll lntegration System Project
Chapter 5 Cost Proposal
This proposal is for a firm fixed price of $134,400, including expenses, for a 14-month period.

This will be billed in 14 equal payments of $9,600, beginning 30 days from contract start date.

PERIOD OF PERFORMANCE: The Ross & Baruzzini | Macro shall provide all level of effort, trips, data and reports required by GTrans for the scope described in Chapter 4, page 13 and 14 of this document for a period of 14 months. Should the project extend beyond 14 months, a “Change Order” or new agreement will be required.

Additionally, while the fixed price entitles GTrans to flexible consultation with us, if questions or issues require additional research and analysis beyond the agreed to scope, that work will be subject to an additional price negotiation before the service is to be performed, and a “Change Order” will be issued before delivery of the additional service, with payment terms agreed to in advance.

INVOICING
Ross & Baruzzini | Macro will submit an invoice monthly, based on the agreed to equal monthly payment.

Detailed accounting of hours or expenses are not required. Detail will be available upon request of GTrans.

FIRM NAME:

PM (Eric) ITS Engr (Carl) Sub Totals
1 Project Coordination 104.00 104.00
2 Project Kick-off Meeting (Remote) 2.00 4.00 6.00
3 Attend 14 monthly progress meeting (on-site at Gardena) 16 hours per trip. Combined trip with GRID monthly meeting. 112.00 112.00 4 28 Biweekly Conf. Calls 28.00 56.00 84.00
5 Attend Project Design Review - Fixed Route Scheduling (on-site at Gardena) 24.00 24.00
6 Attend Project Design Review - Operations Management (on-site at Gardena) 40.00 40.00
7 Attend Project Design Review COM Design (on-site at Gardena) 16.00 16.00 8 Review Draft Project Design Review Documents 20.00 40.00 60.00 9 Review Final Project Design Review Documents 8.00 10.00 10 Review Test Plans and Test Procedures 8.00 40.00 48.00 11 Review Training Plans and Manuals 8.00 40.00 48.00
12 Review Trapeze Internal Test Results 20.00 40.00 60.00 13 Acceptance Testing (on-site at Gardena) 40.00 40.00
14 Payroll Testing (on-site at Gardena) 8.00 8.00
15 OPS-Web Pilot Testing (on-site at Gardena) 8.00 8.00 16 Parallel System Acceptance Testing (on-site at Gardena) 16.00 16.00

0.00 462.00 230.00 0.00 0.00 0.00 0.00 0.00 0.00 692.00 Rate per Hour $165.32 $86.32 Cost:

Subtotal per Task $76,378.09 $19,852.45 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $96,230.54 1 $20,916.00
2 $2,028.00
3 $2,028.00
4 $2,028.00
5 $2,028.00
$29,028.00
Hours: Cost:
692.00 $96,230.54
10% $9,623.05
$105,853.60
$29,028.00
$134,400.00
14 Equal payments $9,600.00
PROFESSIONAL CONSULTING SERVICES FOR Gardena Scheduling Operations Management and Payroll lntegration System PROJECT COST PROPOSAL - Project Coordination
Macro
Project Management Phase PERSONNEL BREAKDOWN BY HOURS
Project Design Review Fixed Route Scheduling meeting and COM Design (1 person, 5 days on site) GRAND TOTAL (including travel)
14 monthly progress meeting (1 person, 2 days on site)
Enter Job Title:

Subtotal of Hours
Travel Costs (Description Required)
Project Design Review Operations Management (1 person, 5 days on site) Acceptance Testing (1 person, 5 days on site)
Payroll, OPS-Web Pilot and Parallel System Testing (1 person, 5 days on site) Sub Total Travel Cost
Total for Travel Costs
Sub Total
Profit Margin % and Dollars
Not to Exceed GRAND TOTAL (w/o travel)














 





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City of Gardena
Gardena City Council Meeting

AGENDA REPORT SUMMARY
Agenda Item No. 11.A
Section: DEPARTMENTAL

ITEMS - ADMINISTRATIVE

SERVICES
Meeting Date: April 12, 2022
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE: Approve Contract with TCS Risk Management Services for Third Party Administrator (TPA) Selection Process for Worker's Compensation Claims Administration COUNCIL ACTION REQUIRED:

Staff Recommendation: Approve Contract
RECOMMENDATION AND STAFF SUMMARY:

In September 2007 the City conducted a Request for Proposals for firms to provide Third Party Administrator (TPA) Services for our workers' compensation claims administration and received ten proposals. The top three candidates were interviewed and AdminSure was determined to be the top candidate and was awarded the contract. Since the initial selection, the City has exercised two five-year contract extensions: one from October 31, 2012 - November 1, 2017, and subsequently one from November 1, 2017, to October 31, 2022.

Since the City's current contract with AdminSure will expire October 31, 2022, with a current yearly cost of $144,360, staff is recommending that an RFP be conducted for a complete TPA selection process for workers' compensation claims administration. The City has utilized AdminSure for the past 15 years and staff feels it is prudent to contract with a consultant who is familiar with the most current, efficient and effective systems to process claims in a proactive manner that ensures a timely outcome for both the employee and the City.

Staff is recommending TCS Risk Management Services, LLC to assist in and see the RFP process to completion for TPA Services for our workers' compensation claims administration.

TCS Risk Management Services, LLC provides workers’ compensation program management consulting services to public and private clients. Since 2001, TCS Risk Management Services, LLC has helped clients more effectively manage their workers' compensation risks by employing program metrics to identify program cost drivers and loss trends, then formulate and implement solutions and quantify results and savings. Outcomes are measured to assess the effectiveness of the solutions and to refine solutions to provide the greatest financial results. Staff therefore recommends that Council approve the contract.

FINANCIAL IMPACT/COST:

Workers Compensation Fund: $31,000
ATTACHMENTS:

Agreement between Gardena and TCS Risk Management Services LLC.pdf APPROVED:
___________________________________
Clint Osorio, City Manager

City of Gardena
Gardena City Council Meeting

AGENDA REPORT SUMMARY
Agenda Item No. 11.B
Section: DEPARTMENTAL

ITEMS - ADMINISTRATIVE

SERVICES
Meeting Date: April 12, 2022
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE: Capital Improvement Project Update
COUNCIL ACTION REQUIRED:

Staff Recommendation: Receive and File
RECOMMENDATION AND STAFF SUMMARY:

Staff recommends that the City Council receive and file the City of Gardena Capital Improvement Plan (CIP) Update as of December 31, 2021.

The Capital Improvement Plan provides a roadmap to maintain the infrastructure required for a community to operate including streets, parks and recreation areas, sidewalks and bike ways, sanitary sewers, and storm drains. The City’s goal is to utilize this roadmap to continually maintain the safety and aesthetics of City streets, facilities, parks, medians and equipment at the highest levels possible.

The Capital Improvement Plan offers a comprehensive framework for infrastructure improvements planned within the City, as well as providing a clear and concise summary of those planned improvements to the City Council. The attached presentation details the current status of work in progress as well as upcoming projects.

FINANCIAL IMPACT/COST:

Detailed per job in presentation
ATTACHMENTS:

April_12_2022_City_Council_Meeting-_CIP_Update_thru_12-31-2021.pdf APPROVED:
___________________________________
Clint Osorio, City Manager

CAPITAL IMPROVEMENT PROGRAM
(CIP) UPDATE
AS OF DECEMBER 31, 2021

CITY OF GARDENA
City Council Meeting – CIP Update – April 12, 2022
1 PARKS & FACILITIES

COMPLETED OR IN CONSTRUCTION
Job # Funding Sources Project Name Budget Expenditures Status Progress 820 Park in Lieu Mas Fukai Improvements
– Fence Rehab
$83,730 $83,730 Completed
820 Park in Lieu Mas Fukai Improvements
– Shade Structures &
Landscaping
$160,841 $160,841 Completed
502 Park in Lieu NCC Roof Rehabilitation $222,667 $205,629 Completed 501 Deferred
Maintenance
City Hall Roof
Rehabilitation
$188,999 $750 In
Construction
Begin April
2022
968 Park in Lieu Rowley Park Baseball
Diamond Restroom
Rehabilitation
$344,000 $76,641 In
Construction
80%
Completed
TOTAL $1,000,237 $503,390
2 PARKS & FACILITIES
JN 820 - MAS FUKAI IMPROVEMENTS
 Fence Improvements
City Council Meeting – CIP Update – April 12, 2022
3 PARKS & FACILITIES
JN 820 - MAS FUKAI IMPROVEMENTS
Before After
 New Shade Structure & Landscape
Improvements
City Council Meeting – CIP Update – April 12, 2022
City Council Meeting – CIP Update – April 12, 2022
4 PARKS & FACILITIES
JN 502 – NCC ROOF REHABILITATION
 New roof at Nakao Community
Center
City Council Meeting – CIP Update – April 12, 2022
5 PARKS & FACILITIES
JN 968 – ROWLEY PARK RESTROOM REHAB
 Ready to receive the modular
restroom building
City Council Meeting – CIP Update – April 12, 2022
6 PARKS & FACILITIES

IN DESIGN OR PLANNING
Job # Funding
Sources
Project Name Budget Expenditures Status Progress
820 Park in Lieu Mas Fukai Improvements –
Master Plan
$71,500 - In Study 95%
Completed
505 2021 Bonds
Proceeds (Paid
by Measure G)
Rosecrans Community
Center – Property
Acquisition Phase
$3,500,000 $3,524,841 In Planning Completed
Property
Acquisition
978 2021 Bond
Proceeds (Paid
by Measure G)
Gardena Community
Aquatic & Senior Center –
Design Phase
$1,227,625 $183,453 In Design Preliminary
509 Deferred
Maintenance
Fire Station 158 Roof
Rehabilitation
$194,906 $34,750 In Design 75%
Completed
TOTAL $4,994,031 $3,743,044
City Council Meeting – CIP Update – April 12, 2022 7

STREETS, SEWER & STORMWATER

COMPLETED OR IN CONSTRUCTION
Job
#
Funding
Sources
Project Name Budget Expenditures Status Progress
946 Gas Tax Local Street Improvement 2018-19 $700,000 $682,556 Completed 991 Sewer Fund PW Sewer Equipment Purchase $800,000 $510,766 Completed 996 Measure M Pavement Management Program $30,000 $29,818 Completed 955 SB 1 Western Ave Street Improvement –
Rodondo Beach to Artesia Blvd
$1,900,000 $1,437,177 Completed
952 Prop C &
Measure M
Van Ness Ave Street Improvement
- (Rosecrans to 135th) & 139th St
(Van Ness to Western)
$1,400,000 $503,329 In
Construction
90%
Completed
511 Sewer Fund PD Sewer Pump Replacement $80,244 - In
Construction
Begin April
2022
993 SB 821 &
Measure R
Pedestrian Safety Improvement
2020-21
$380,000 - In
Construction
Bid
Soliciting
TOTAL $5,290,244 $2,660,317
City of Gardena’s streets PCI is 81.2
City Council Meeting – CIP Update – April 12, 2022
8 STREETS, SEWER & STORMWATER
JN 946 – LOCAL STREET IMPROVEMENT
 Overlaid 375 sf A.C.
 12 new curb ramps
City Council Meeting – CIP Update – April 12, 2022
9 STREETS, SEWER & STORMWATER
JN 991 – SEWER EQUIPMENT PURCHASE
 To maintain 88 miles of sewer lines
and 354 6-inch storm drain lines
City Council Meeting – CIP Update – April 12, 2022
10 STREETS, SEWER & STORMWATER
JN 955 – WESTERN AVE STREET IMPROVEMENT
 Overlaid 370,000 sf of A. C.
 30 new curb ramps
 61 new trees
 10,100 sf sidewalk reconstruction
 135 lf C & G
11 STREETS, SEWER & STORMWATER
JN 952 – VAN NESS AVE & 139TH STREET IMPROVEMENTS
 Overlaid 260,000 sf of A. C.
 22 new curb ramps
 18 new trees
 7,000 sf sidewalk reconstruction
 4,100 sf cross gutter
City Council Meeting – CIP Update – April 12, 2022
20 STREETS, SEWER & STORMWATER

IN DESIGN OR PLANNING
Job # Funding Sources Project Name Budget Expenditure
s
Status Progress
930 Measure R
Highway
Vermont Ave Traffic Signal
Improvement – RBB to Rosecrans
$1,500,000 $162,157 In Design 95%
Completed
935 Measure R
Highway & Prop C
Artesia Blvd Street Improvement
– Western to Vermont
$3,173,000 $177,023 In Design 90%
Completed
944 STPL 170th Street Improvement –
Normandie to Vermont
$500,000 $88,405 In Design 95%
Completed
972 STPL & Measure M New Crosswalk at Vermont &
133rd
$167,000 $39,919 In Design 95%
Completed
973 Measure R
Highway
New Traffic Signal at Vermont &
Magnolia
$144,000 $52,216 In Design Preliminary
945 Measure M
Highway
Redondo Beach Blvd Arterial
Improvement
$2,940,000 - In Design Contract
Procurement
987 &
994
Measure M & SB 1 Local Street Improvement 2021-
22 $2,445,047 $80,970 In Design 75%
Completed
998 &
999
Measure W Storm Drain Debris Screen $380,000 - In Design 50% Completed
12 City Council Meeting – CIP Update – April 12, 2022
21 STREETS, SEWER & STORMWATER

IN DESIGN OR PLANNING
Job # Funding
Sources
Project Name Budget Expenditures Status Progress
990 Sewer Fund Sewer Master Plan $600,000 $12,000 In Design Preliminary 959 STPL &
Measure M
Vermont Street Improvements –
Artesia to Gardena
$600,000 $5,160 In Design Preliminary
996 Measure M Vermont Street Improvements
(Multi-year) – Rosecrans to 135th
$150,000 $5,160 In Design Preliminary
507 Gas Tax Citywide Wayfinding Program $100,000 $8,984 In Design 75% Completed
985 Measure M Budlong (135th to RBB) & Halldale
(135th to El Segundo) Street Impr.
$900,000 $4,810 In
Planning
RFP in
Development
988 Prop C Crenshaw Blvd Street Improvement
– Rosecrans to El Segundo
$600,000 $4,480 In
Planning
RFP in
Development
992 Prop C &
Measure M
Van Ness Street Improvement
(Multi-year) – Redondo to Marine
$1,450,000 $4,920 In
Planning
RFP in
Development
TOTAL $15,649,047 $646,204
13 City Council Meeting – CIP Update – April 12, 2022
14 CITY OF GARDENA’S STREETS & ROADS
 Current PCI is 81.2
 Highest in South Bay
 CA average is 66
Based on 2020 California Statewide
Local Streets and Roads Needs
Assessment
City Council Meeting – CIP Update – April 12, 2022
15 GTRANS

CIP UPDATES
Funding Sources Project Name Budget Expenditures Status Progress Federal & Local Purchase of (18) CNG Buses $13,325,524 $13,325,524 Completed Federal & Local Big Belly Solar Trash
Receptacles
$210,178 $210,178 Completed
Federal & Local GTrans Realtime Information
Deployment System
$2,634,511 $1,082,645 In Progress 41%
Completed
Federal & Local Scheduling & Operations
Management System
$933,387 $442,220 In Progress 47%
Completed
Federal & Local CNG Fueling Station Project $5,298,660 $859,543 In Progress 16% Completed
Local Bus Signal Priority Project $739,934 $352,428 In Progress 48% Completed
Local Digital Radio Migration Project $433,488 - In Progress Procurement TOTAL $23,575,682 $16,272,538
City Council Meeting – CIP Update – April 12, 2022
16  18 New CNG Buses
GTRANS

NEW CNG BUSES
City Council Meeting – CIP Update – April 12, 2022
17  20 New Big Belly Solar
Trash Receptables
GTRANS

NEW SOLAR TRASH RECEPTACLES
City Council Meeting – CIP Update – April 12, 2022
18 MAJOR COMMUNITY PROJECT UPDATE
Project Name Total
Budget
YTD
Expenditures
Estimated
Remaining
Cost
Funding
Available
Funding Sources Curr
ent
Phas
e
Estimated
Completion
Mas Fukai Park
Improvements
$6.9M - $6.9M $6.9M Park in Lieu,
Measure A, 2021
Bonds
In
Plan
ning
December
2024
Rosecrans
Community Center
Project
TBD ($3.5M) TBD $3.4M Park in Lieu,
Maxine Waters
2022 Community
Projects & 2021
Bonds
In
Plan
ning
December
2025
Gardena
Community Aquatic
& Senior Center
$18.3M ($2.8M) $15.5M $15.5M Prop 68 & 2021
Bonds
In
Desi
gn
June 2024

CAPITAL IMPROVEMENT PROGRAM (CIP) UPDATE
AS OF DECEMBER 31, 2021

CITY OF GARDENA
THANK YOU!
City of Gardena
Gardena City Council Meeting

AGENDA REPORT SUMMARY
Agenda Item No. 12.A
Section: DEPARTMENTAL

ITEMS - COMMUNITY

DEVELOPMENT
Meeting Date: April 12, 2022
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL AGENDA TITLE: PUBLIC HEARING: RESOLUTION 6570, Upholding the Decision of the Planning Commission Approving Site Plan Review #5-21, Conditional Use Permit #5-21, and Conditional Use Permit #6-21 to Develop A 121-Unit Single Room Occupancy Housing Development, With Seven Affordable Units, and Two, Six-Tier Automated Parking Structures on a One-Acre Property in the M-1 (Industrial) Zone with, and Directing Staff to File A Notice of Exemption for a Class 32 In-Fill Development Or Reversing the Decision and Denying the Applications
APPLICANT: West Realty Group, Inc., Lee Johnson
LOCATION: 13126 South Western Avenue
COUNCIL ACTION REQUIRED:

Staff Recommendation: Open the public hearing and take additional testimony from the applicant and public, close the public hearing and discuss the matter, take one of the following courses of action:

Option 1 - Adopt Resolution No. 6570, denying the project; OR Option 2 - Make a motion to rescind the previous action on this matter denying the project and adopt Resolution No. 6570 approving the project RECOMMENDATION AND STAFF SUMMARY:

On July 30, 2021, the applicant West Realty Group, Inc. submitted an application to construct a 121-unit single room occupancy (SRO) housing development, including seven affordable units located at 13126 South Western Avenue.

On February 15, 2022, the Planning Commission considered the project, and approved Resolution No. 4-22, approving the project.

At the City Council Meeting held February 22, 2022, the project was called for review, and o n March 22, 2022, the City Council held a public hearing and voted 3 to 2 to direct staff to draft a resolution denying the project.

At the direction of the Mayor, a second public hearing was noticed for April 12, 2022 to consider and receive any additional information and public testimony prior to making a final decision.

Staff has prepared a presentation for this item.

FINANCIAL IMPACT/COST:

None.

ATTACHMENTS:

Staff Report.pdf
Attachment A - Architectural Plans .pdf
Attachment B - Planning Commission packet dated February 15, 2022 Attachment C - City Council staff report of March 22, 2022.pdf Attachment D - Resolution No. 6570, denying the project.pdf Attachment - E - Resolution No. 6570 with Exhibits, approving the project Attachment F - Additional project materials provided by the Applicant.pdf APPROVED:
___________________________________
Clint Osorio, City Manager
City of Gardena
Gardena City Council Meeting

AGENDA REPORT SUMMARY
Agenda Item No.12.A
Section: DEPARTMENTAL

ITEMS - COMMUNITY

DEVELOPMENT
Meeting Date: April 12, 2022
AGENDA TITLE: PUBLIC HEARING: RESOLUTION NO. 6570, Upholding the Decision of the Planning Commission Approving Site Plan Review #5-21, Conditional Use Permit #5-21, and Conditional Use Permit #6-21 to Develop A 121-Unit Single Room Occupancy Housing Development, With Seven Affordable Units, and Two, Six-Tier Automated Parking Structures on a One-Acre Property in the M-1 (Industrial) Zone with, And Directing Staff to File A Notice of Exemption for a Class 32 In-Fill Development Or Reversing the Decision and Denying the Applications
APPLICANT: West Realty Group, Inc., Lee Johnson
LOCATION: 13126 South Western Avenue
RECOMMENDATION:

Staff respectfully recommends that Council:

1. Open the Public Hearing

2. Receive testimony from the Public; and

3. Take action on the Project.

BACKGROUND
On July 30, 2021, the applicant West Realty Group, Inc., represented by Lee Johnson, submitted an application for a site plan review and conditional use permit to construct the 121- unit single room occupancy (SRO) housing development, including seven affordable units, with two automated parking structures, on the property at 13126 S. Western Avenue. The subject property is a one-acre lot with a 2,100-square-foot (sf) convenience store and a 10,080-sf industrial building for an automobile repair facility. The property is located towards the northern end of the City at the northeast corner of Western Avenue and West 132nd Street, and is zoned Industrial (M-1).

On February 15, 2022, the Planning Commission of the City of Gardena held a duly noticed public hearing on the project after which the Commission voted 5-0-0 to adopt Resolution No.

PC 4-22 approving the project and directing staff to file a notice of exemption.

AGENDA STAFF REPORT
On February 22, 2022, the project was called for review by Council Member Francis, and seconded by Mayor Cerda. At the same meeting Mayor Cerda stated she wanted to see the proposed color palette of the building, the landscape and lighting.

A duly noticed public hearing was held on March 22, 2022. After the close of the public hearing, the City Council voted 3 to 2 to direct staff to draft a resolution denying the project. During the meeting and by email received immediately after the meeting, the applicant’s partner threatened to bring litigation against the City. Although the project was not approved a preference was indicated for the first alternative color palette that included a blue accent featured on the development, and the draft conditions of approval include that requirement.

At the direction of the Mayor, a second public hearing was noticed for April 12, 2022 to receive additional public testimony on the project prior to making a final decision.

The Planning Commission’s staff report and resolution of approval, are attached hereto to provide further detail on the project, along with the prior staff report to the City Council. This staff report is to provide further information regarding the project and the applicable laws.

Also, attached are additional materials that were provided to the City Council by the applicant’s representative, Lee Johnson.

Follow-Up Issues
Contamination - On March 22, 2022 a question was raised regarding possible contamination from previous uses. Both a Phase I and Phase II report were provided to the City. Based on the Phase II, a condition has been added which requires the use of a vapor mitigation system to control vapor intrusion into the proposed residential buildings. Vapor intrusion systems have been used in numerous residential developments in Gardena including the 265-unit Dinnerstein apartment project on Crenshaw Boulevard, the 116 unit Melia Homes project on 178th Street, and the 105 unit G3 project on Rosecrans Avenue at the former taxi site.

Objective Standards - Over the past few years both the statutes and case law have made clear that a city may only deny a housing project based on objective standards. Last year the Court of Appeal decided California Renters Legal Advocacy & Education Fund v. City of San Mateo (2021) 68 Cal.App.5th 820. The city denied a housing project based on a local height guideline which provided that if there was more than a one-story variation in height between adjacent buildings, a transition or step in height is necessary, including stepped back upper floors. The court of appeal determined that the height guideline was neither objective nor quantifiable and the city violated the Housing Accountability Act (Government Code § 65589.5) in denying the project.

Density Bonus – The Density Bonus Law is a mandatory provision of State law that all jurisdictions must follow. Attached is a chart prepared by Community Development staff based on the Density Bonus Law. This project is providing 7% very low-income units, entitling it to a density bonus of 25%. Density bonus projects are also entitled to concessions and waivers.

A concession is a reduction in site development standards or a modification of zoning code requirements or architectural design requirements that exceed the minimum building standards that result in identifiable and actual cost reductions. This project would be entitled to one concession.

A waiver or reduction in development standards are required where the development standard would have the effect of physically precluding the construction of an affordable development.

There is no limit on the number of waivers an applicant may receive.

The mechanical parking system would qualify as both a concession and a waiver.

Location of Density Bonus Units – A question was asked at the March 22, 2022 meeting regarding the location of the other projects which have provided affordable units/density bonus units. To date, the City has approved 4 density bonus units – 1 at Gardena Apartments and 3 at Normandie Place. Two additional affordable units were provided at Moneta Gardens without any request by the developer. G3’s pending development at 2545 Marine Avenue includes two more affordable units. A map of these locations is attached.

Traffic – Concerns were raised regarding traffic. The traffic study prepared for this project showed that the proposed use would have 1,054 fewer daily trips than the existing uses at the property; AM peak hour trips would be reduced by 108 trips and PM peak hour trips would be reduced by 21 trips.

Recommendation
The City Council should:

1. Open the public hearing and take additional testimony from the applicant and public;

2. Close the public hearing and discuss the matter.

3. Take one of the following courses of action:
• Option 1 – Adopt Resolution No. 6570 denying the project; OR • Option 2 – Make a motion to rescind the previous action on this matter denying the project and adopt Resolution No. 6570 approving the project Submitted by: ______________ Date:____________________

ATTACHMENTS
Attachment A – Architectural Plans
Attachment B – Planning Commission packet dated February 15, 2022 Attachment C – City Council staff report of March 22, 2022 Attachment D – Resolution No. 6570, denying the project Attachment E - Resolution No. 6570 to rescind the previous action and approve the project • Exhibit A – Conditions of Approval
• Exhibit B – Management Plan
Attachment F – Additional project materials provided by the Applicant Amanda Acuna, Senior Planner 4/6/2022

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917COVER SHEET
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A00SINGLE ROOM OCCUPANCIES

WESTERN SRO APARTMENTS
121 UNIT SINGLE ROOM OCCUPANCIES

PROJECT INFORMATION
ADDRESS: 13126 S. WESTERN AVENUE
GARDENA, CA 90249
APN: 6102-006-013
OWNER: 13126 S. WESTERN AVE., LLC
CONTACT: LEE JOHNSON
[email protected]
11901 SANTA MONICA BLVD. #530
LOS ANGELES, CA 90025
LEGAL DESCRIPTION: LOT 30 of BLOCK 6 OF PANAMA ACRES, IN THE CITY OF

GARDENA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
AS PER MAP RECORDED IN BOOK 15, PAGE(S)
138 AND 139 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF LOS ANGELES COUNTY, CALIFORNIA.

EXISTING USE: ONE STORY 9,981 SF INDUSTRIAL BUILDING
ONE STORY 2,755 SF COMMERCIAL BUILDING

SURFACE PARKING LOT
PROPOSED USE: NEW CONSTRUCTION –
121 UNIT SINGLE ROOM OCCUPANCY (350 SF)
4 STORIES WITH FREESTANDING 6 TIER,
114 CAR AUTOMATED PARKING STRUCTURE
FUNDING: PROJECT IS 100% PRIVATELY FUNDED AND IS NOT

PUBLICLY FUNDED HOUSING
CONSTRUCTION TYPE: TYPE VA 1HR
FULLY SPINKLERED NFPA 13 SPRINKLERS REQUIRED

EMERGENCY STAND BY GENERATOR REQUIRED

FOR ELEVATOR
ZONE: M1 – INDUSTRIAL ZONE
PERMITTED USES: SINGLE ROOM OCCUPANCIES
(SUBJECT TO A CONDITIONAL USE PERMIT)
LOT AREA: 43,811 SF (1.006 ACRES)
ALLOWABLE FAR: 1.0
STATE DENSITY BONUS: THIS PROJECT WILL REQUEST A 25% FLOOR ARE INCREASE BONUS BY PROVIDING 7% VERY

LOW INCOME HOUSING
(1 CONCESSION ALLOWED)
ALLOWABLE FAR: 1.25

W/ DENSITY BONUS
ALLOWABLE FLOOR AREA: 43,811 x 1.25 = 54,764 SF
PROPOSED FLOOR AREA: 54,416 SF (SEE SHEET A03)
HEIGHT LIMIT: MAXIMUM – 65’-0”
50’-0” IF 100’-0” FROM R3 OR R4 ZONE
35’-0” IF 100’-0” FROM R1 ZONE
PROPOSED HEIGHT: NOT TO EXCEED 50’-0”
STORIES: NO LIMIT (4 STORIES PROPOSED, 6 TIERS

AUTOMATED PARKING)
PROP. BASE DENSITY: 97 UNITS
DENSITY W/ BONUS: 97 x 1.25 = 121.25 (121 PROPOSED)
VERY LOW INCOME: 7% OF BASE DENSITY (97 x .07 = 7 UNITS) REQUIRED SETBACKS: FRONT YARD – 10’-0”
STREET SIDEYARD – 10’-0”
SIDEYARD – 0’-0”
REARYARD – 0’-0”
PROPOSED SETBACKS: FRONT YARD – 10’-0”
STREET SIDEYARD – 10’-0”
SIDEYARD – 5’-0”
REARYARD – 5’-0"

ZONING INFORMATION
REQUIRED PARKING: 1 space per unit/ 2 spaces for manager’s unit 120 x 1.0 + 1 x 2.0 = 122 SPACES
(INCLUDES ACCESSIBLE PARKING)
REQ. ACCESSIBLE PARKING: 122 x .02 = 3 SPACES (1 VAN ACCESSIBLE) PROVIDED PARKING: 114 STANDARD SPACES WITHIN 6 TIER AUTOMATED STRUCTURE 8 SPACES
(6 STANDARD, 2 COMPACT COVERED PARKING)
122 SPACES TOTAL (INCLUDES 3 ACCESSIBLE SPACES)
BICYCLE PARKING THIS PROJECT IS VOLUNTARILY PROVIDING 40 BICYCLE

PARKING SPACES IN A STACKED RACK SYSTEM

PARKING REQUIREMENTS

OPEN SPACE
OPEN SPACE (SEE SHEET A04)
REQUIRED OPEN SPACE: 10 SF PER UNIT (121 x 10 = 1,210 SF) PROVIDED OPEN SPACE: PRIVATE OPEN SPACE – 9,314 SF
COMMON OPEN SPACE – 8,080 SF
TOTAL OPEN SPACE – 17,394 SF

VICINITY MAP
W 132nd St
Western Ave

SHEET INDEX
The project is a 4 story, 121 unit single room occupancy development located on a corner lot in the M1 zone. 114 units are market rate and 7 units are very low income housing. The building mass is biased toward the corner of 132
nd Street and
Western Avenue and most of the parking is situated within a 6 tier automated parking structure located in the south west corner of the lot.

Since the adjacent blocks consist of 1 and 2 story
industrial buildings, the project is designed to create its own pedestrian oriented urban context, as well as provide a base context for potential future residential projects. The building mass is stepped from 4 stories to 2 stories at the northeast corner, to act as a transition to the scale of the surrounding neighborhood. Ground floor units along 132
nd street, and
Western Avenue are set back 10’-0” from the property line and separated by a landscape buffer, providing pedestrian
orientation.

Although the neighborhood is considered somewhat
walkable (walk score 68), and somewhat bikeable (bike score 48), we felt it was important that the project provide sufficient private and common open space on site. Every unit has a balcony or patio, and by providing an automated parking structure the 7,374 sf courtyard is not over structure, allowing more landscaping and a pool and spa in addition to a recreation room and resident fitness center. Outdoor decks at the 2 nd and
3 rd
floors help energize the corner of 132
nd and Western.

The exterior of the building is fine sand acrylic stucco and a bright accent color at the exterior wall accentuates the massing. Since the unit modules are less than 14’-0” wide, a white decorative stucco frame exaggerates the horizontality of the 2 main elevations and allows for privacy screening between units. The balcony railings are a prefinished, perforated, corrugated metal that pay homage to the industrial nature of the neighborhood and further emphasize the horizontality.

NARRATIVE EXPLANATION OF

PROPOSED PROJECT

ARCHITECTURE
A00 COVER SHEET
A00.1 SURVEY 2 OF 2
A00.2 SURVEY 1 OF 2
A01 DEMOLITION PLAN
A02 SITE PLAN
A03 FAR CALCULATION
A04 OPEN SPACE CALCULATIONS
A06 GROUND FLOOR PLAN
A07 SECOND FLOOR PLAN
A08 THIRD FLOOR PLAN
A09 FOURTH FLOOR PLAN
A10 ROOF PLAN
A11 BUILDING ELEVATIONS
A12 COURTYARD ELEVATIONS
A13 BUILDING SECTIONS
A14 UNIT PLANS
A15 FIRE DEPARTMENT EXITING DIAGRAM
A16 RENDERING
A17 RENDERING
A18 RENDERING

LANDSCAPE
L-1 FIRST FLOOR PLANTING PLAN
L-2 THIRD FLOOR PLANTING PLAN
L-3 FOURTH FLOOR PLANTING PLAN
L-4 FOURTH FLOOR PLANTING LAYOUT
01/04/2022 12/15/2021
A16 RENDERING
A17 RENDERING
A18 RENDERING

LANDSCAPE
L-1 FIRST FLOOR PLANTING PLAN
L-2 THIRD FLOOR PLANTING PLAN
L-3 FOURTH FLOOR PLANTING PLAN
L-4 FOURTH FLOOR PLANTING LAYOUT
JOB NO. 2104N
13126 S WESTERN AVE. OF SHEET NOT TO SCALE VICINITY MAP DATE: 5/5/2021
GARDENA, CA. 90249
ALTA/NSPS LAND TITLE SURVEY BM ID: RY7945 RDBM TAG IN SOUTH CURB 2FT E/O BCR AT SE CORNER 132ND ST & NORMANDIE AVE. ELEV = 87.63 (NAVD 88)(2013 ADJ.) Client: BENCHMARK

BY DATE REVISION
REVISIONS: AREA 43,811 SQ. FT. 1.006 ACRES
13126 S. WESTERN AVE. LLC
2216 MAIN STREET, SUITE 201
SANTA MONICA, CA 90405
Phone: (310) 892-2244
Fax: BASIS OF BEARINGS THE BEARING N 89°54'45"E OF THE NORTHERLY RIGHT -OF-WAY (TRANSFERED TO CENTERLINE) OF 132ND ST (FORMERLY GRAND AVE.) AS SHOWN ON THE PANAMA ACRES TRACT, AS RECORDED IN BOOK 15, PAGES 138 AND 139 OF MAPS, IN THE OFFICE OF THE LOS ANGELES COUNTY RECORDER, WAS TAKEN AS THE BASIS OF BEARINGS SHOWN ON THIS MAP. OWNERSHIP TITLE TO SAID ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN: 13126 S. WESTERN AVE., LLC, A CALIFORNIA LIMITED LIABILITY COMPANY PARKING SUMMARY 16 STANDARD SPACES + 2 HANDICAP SPACES = 18 TOTAL PARKING SPACES (MARKED) THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF GARDENA, IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: LOT 30 OF BLOCK 6 OF PANAMA ACRES, IN THE CITY OF GARDENA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 15, PAGE(S) 138 AND 139 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF LOS ANGELES COUNTY, CALIFORNIA. EXCEPTING THEREFROM THAT PORTION OF SAID LOT 30, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWESTERLY CORNER OF SAID LOT; THENCE NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT, A DISTANCE OF 17.00 FEET; THENCE SOUTHEASTERLY IN A DIRECT LINE 24.03 FEET TO A POINT IN THE SOUTHERLY LINE OF SAID LOT DISTANT EASTERLY THEREON 17.00 FEET FROM TO THE POINT OF BEGINNING; THENCE WESTERLY ALONG SAID SOUTHERLY LINE 17.00 FEET TO SAID TO THE POINT OF BEGINNING. ALSO EXCEPTING THEREFROM ALL OIL, OIL RIGHTS, NATURAL GAS RIGHTS, MINERAL RIGHTS, ALL OTHER HYDROCARBON SUBSTANCES BY WHATSOEVER NAME KNOWN, AND ALL WATER, CLAIMS OR RIGHTS TO WATER, TOGETHER WITH APPURTENANT RIGHTS THERETO, WITHOUT HOWEVER, ANY RIGHT TO ENTER UPON THE SURFACE OF SAID LAND FOR ANY PORTION OF THE SUBSURFACE LYING ABOVE A DEPTH OF 500 FEET, AS EXCEPTED OR RESERVED IN DEEDS OF RECORD. APN: 6102-006-013 LEGAL DESCRIPTION ZONE: M1 ZONING UNDERGROUND (BURIED) UTILITIES DISCLAIMER: INFORMATION SHOWN HEREON REGARDING UNDERGROUND (BURIED) UTILITIES WAS GATHERED FROM OBSERVED SURFACE EVIDENCE AND/OR PUBLIC RECORD SOURCES AND MAY NOT REPRESENT A COMPLETE, TRUE OR ACCURATE PHYSICAL LOCATION OF SAID UTILITIES. DESIGNERS AND CONTRACTORS ARE CAUTIONED TO VERIFY LOCATION OF BURIED UTILITIES BY INDEPENDENTLY CHECKING ALL AVAILABLE SOURCES AND/OR POTHOLEING AS REQUIRED PRIOR TO DESIGN OR CONSTRUCTION. NO LIABILITY IS EITHER EXPRESSED OR IMPLIED FOR ANY LOSS SUFFERED AS A RESULT OF THE SOLE RELIANCE UPON THIS SURVEY AS IT PERTAINS TO SAID UTILITIES. TO 13126 S. WESTERN AVE. LLC, FIDELITY NATIONAL TITLE COMPANY: THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE MADE IN ACCORDANCE WITH THE 2021 "MINIMUM STANDARD DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS," JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, 5, 6(a), 7(b)(1), 7(c), 8, 9, 13, 14, 16, AND 19 OF TABLE A THEREOF. PURSUANT TO THE ACCURACY STANDARDS AS ADOPTED BY ALTA AND NSPS AND IN EFFECT ON THE DATE OF THIS CERTIFICATION, THE UNDERSIGNED FURTHER CERTIFIES THAT, IN MY PROFESSIONAL OPINION, AS A LANDSURVEYOR REGISTERED IN THE STATE OF CALIFORNIA, THE RELATIVE POSITIONAL ACCURACY OF THIS SURVEY DOES NOT EXCEED THAT WHICH IS SPECIFIED THEREIN. SURVEYOR'S CERTIFICATE DATE: JEFF S. VOORHEIS, L.S. 7570 EASEMENTS NO EASEMENTS WERE CITED IN THE ABOVE REFERENCED TITLE REPORT NOTE: THIS MAP AND THE INFORMATION SHOWN HEREON ARE INTENDED FOR THE SOLE USE OF THE CLIENT OF VOORHEIS AND VOORHEIS, INC. THIS COMPANY ACCEPTS NO LIABILITY FOR USE OF THIS MAP OR THE INFORMATION HEREON BY THIRD PARTIES OR PARTIES NOT INVOLVED WITH THE ORIGINAL INTENT OF THE SURVEY.

VOORHEIS & VOORHEIS, INC.

P R O F E S S I O N A L L A N D S U R V E Y O R S S I N C E 1 9 7 4 17049 Sunburst Street, Northridge, CA 91325
Phone: (818) 993-5611
[email protected]
PRELIMINARY TITLE REPORT NO. 995-30043507-JS3, DATED FEBRUARY7, 2020,PREPARED BY FIDELITY NATIONAL TITLE COMPANY, 555 SOUTH FLOWER STREET, SUITE 4420, LOS ANGELES, CA 90071, WAS USED IN THE PREPARATION OF THIS SURVEY AND IS MADE A PART HEREOF BY REFERENCE. PRELIMINARY TITLE REPORT SUMMARY OF SCHEDULE "B" - SECTION "B" - EXCEPTIONS NOT REPORTED IN THIS SURVEY ITEM A - C SUBJECT PROPERTY TAXES AND ASSESSMENTS, IF ANY 1 WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT DISCLOSED BY THE PUBLIC RECORDS.

COVENANTS, CONDITIONS AND RESTRICTIONS RECORDED IN BOOK 4586, PAGE 37, OF OFFICIAL RECORDS 3 A DEED OF TRUST RECORDED MAY 29, 2014 AS INSTRUMENT NO. 20140551342, O.R.

AN ASSIGNMENT OF ALL THE MONEYS DUE, OR TO BECOME DUE AS RENTAL, AS ADDITIONAL SECURITY FOR THE OBLIGATIONS SECURED BY DEED OF TRUST SHOWN AS ITEM NO. 3. RECORDED MAY 29, 2014 AS INSTRUMENT NO. 20140551343, O.R. 4 MATTERS CONTAINED IN THAT CERTAIN DOCUMENT ENTITLED "HAZARDOUS SUBSTANCES CERTIFICATE AND INDEMNITY AGREEMENT" RECORDED MAY 29, 2014 AS INSTRUMENT NO. 20140551344, O.R. 5 6 A DEED OF TRUST RECORDED JULY 1, 2014 AS INSTRUMENT NO. 2014679413, O.R. 7 A DEED OF TRUST RECORDED SEPTEMBER 17, 2014 AS INSTRUMENT NO. 20140980576, O.R. 8 A DEED OF TRUST RECORDED FEBRUARY 2, 2018 AS INSTRUMENT NO. 20180114407, O.R. MATTERS WHICH MAY BE DISCLOSED BY AN INSPECTION AND/OR BY A CORRECT ALTA/NSPS LAND TITLE SURVEY OF SAID LAND THAT IS SATISFACTORY TO THE COMPANY, AND/OR BY INQUIRY OF THE PARTIES IN POSSESSION THEREOF. (MAY REFER TO THIS SURVEY) 9 ANY RIGHTS OF THE PARTIES IN POSSESSION OF A PORTION OF, OR ALL OF, SAID LAND, WHICH RIGHTS ARE NOT DISCLOSED BY THE PUBLIC RECORDS. 10 FLOOD HAZARD STATEMENT THE SUBJECT PROPERTY LIES ENTIRELY WITHIN FLOOD ZONE "X" (AREAS OF MINIMAL FLOODING) AS SHOWN ON FLOOD INSURANCE RATE MAP COMMUNITY PANEL NO. 06037C1795F PUBLISHED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY SEPTEMBER 26, 2008. 2 IS
UAR
O
EJ
ST
T
V
EHR

L I C E N S E D
L
A
N
D
S U R V E YORNo. 7570 Exp. 12/31/21
FF
S
A
E
OF

CALI FORN
T
IA
T
LA ND
S
U

RV EY OR BOUNDARY ESTABLISHEMENT

SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS X X X X X X X X X X X X X X X X X X X X X X X

X X X X X

X X X X X
X X
X
X
X
WM WM 340.09' N 00°00'36"W

0.38' W/O P/L

0.41' W/O P/L 0.41' N/O P/L 0.41' N/O P/L

72.03' 0.98' N/O P/L

0.09' E/O P/L

0.41' E/O P/L

0.72' E/O P/L

0.31' E/O P/L
X X X

X X X X X
X 0.97' N/O P/L 1.57' N/O P/L

0.50' W/O P/L

0.46' W/O P/L

0.78' NE'LY FROM P/L

0.91' NE'LY FROM P/L 5 PARKING SPACES
3 PARKING SPACES
1 HANDICAP PARKING SPACE 60.66 FS 92.04 T.O.P. 92.63 PARAPET 93.14 T.O.P.

WALK 62.48 TW WIF 59.62 FS

60.3 GS

60.69 TW

59.62 FS 8 PARKING SPACES
1 HANDICAP PARKING SPACE DRIVEWAY APRON DRIVEWAY APRON DRIVEWAY APRON

DRIVEWAY APRON

56.81 FL

56.61 FL

56.38 FL

56.06 FL

55.63 FL 3 x 24" PALM 62.40 TW 59.85 FS 61.71 FS 62.1 GS 61.85 FS 62.35 TW 59.91 FS 8" BLOCK WALL

61.83 FS 62.4 GS

61.17 FS 55.51 TG 10" DRAIN GRATE 57.48 FS 61.28 TW 57.32 FS 59.22 TW 57.18 FS 57.79 TW

56.92 TW

56.85 FS 55.79 TW FS 57.12 TG 57.05 TG

DRAIN GRATE
GAS PAINT GAS PAINT 4" GP ROCK WALL 4" GP 4" GP 4" GP TREE 3" SHRUB

TELEPHONE
VAULT 8" BLOCK WALL STEPS TILE RAMP TILE OVERHANG

60.75 FF
SLAB

60.73 FF
SLAB

57.57 FS

57.50 FS

57.38 FS

57.30 FS

57.21 FS

56.91 FS

56.86 FS

57.25 FS

57.00 FS

56.97 FS

57.07 FS 60.70 FS 60.68 FS 57.27 FS 60.53 FS

57.55 CLF GATE 66.64 TW 60.71 FS 60.81 FS 60.89 FS 61.31 FS CHAIN LINK FENCE TRASH ENCLOSURE 8" BLOCK WALL CHAIN LINK FENCE CHAIN LINK FENCE 8" BLOCK WALL 59.80 FS 59.70 FS BROKEN PAVING ASPHALT DRIVEWAY ASPHALT DRIVEWAY

ROLLING WIF GATE

59.88 FS

65.35 TW6" BLOCK WALL 61.67 FS

61.32 FS

61.88 TC 6" GP 6" GP 6" GP 6" GP 6" GP 6" GP CHAIN LINK FENCE 61.00 FS 59.64 FS

ELECTRIC
PAINT 59.51 FS 59.59 FS 3" C.O. 2" S.C.O. 59.67 FS 59.96 FF SLAB

59.97 FF
TILE AT&T PAINT AT&T PAINT CONCRETE 63.16 FS 62.73 FS 62.33 FS 61.87 FS 61.62 FS 60.71 FS 60.43 FS 61.29 FS 61.61 FS 62.03 FS 62.52 FS 62.14 FS 62.14 FS 61.31 FS 60.28 FS 60.48 FS 61.09 FS60.98 FS 60.65 FS 60.69 FS 60.27 FS 60.19 FS 59.47 FS 59.09 FS 58.44 FS 57.94 FS 57.52 FS 57.10 FS 56.57 FS 56.91 FS 57.24 FS 58.17 FS 58.95 "RCE 27743" PER R5 FD S&W CHAIN LINK FENCE CHAIN LINK FENCE

0.46' W/O P/L
WALK

57.68 TC

57.02 FL

57.12 EG

57.28 TC

56.65 FL

56.76 EG

56.62 TC

56.57 FL

56.71 EGPP 228954E

56.19 TC

56.10 FL

56.28 EG

56.70 TC

56.09 FL

56.21 EG

56.30 TC

55.59 FL

55.71 EG

56.15 TC

55.48 FL

55.60 EG

55.99 TC

55.36 FL

55.48 EG 55.41 TC 54.79 FL 54.90 EG

54.91 TC

54.91 FL

54.95 EG

54.94 FLEG

55.84 TC

55.17 FL

55.37 EG

55.74 55.09
TC
FL 350.09' 690.18'
N 89°54'45"E (BASIS OF BEARINGS)

56.33 191.81'

56.82 TC

56.16 FLEG

56.32 TC

56.22 FL

56.39 EG

56.55 TC

55.86 FL

56.01 EG

56.28 TC

55.60 FL

55.73 EG

56.12 TC

55.49 FL,LD

55.79 EG

56.03 TC

55.12 FL

55.69 EG
CATCH
BASIN

55.81 TC

54.87 FL

55.46 EG

55.53 TC

54.58 FL

55.15 EG
CATCH
BASIN SDSD 55.35 TC 54.66 FL 54.88 EG SIGN PP 228953E CONCRETE SIDEWALK EAVES EAVES CONC. CURB
AND GUTTER 57.78 FS 57.16 FS

55.66 BW 55.78 BW 56.09 BW 56.57 BW 57.12 BW N 00°00'36"W 293.085' N 45°02'56"W

24.025'
N 89°54'45"E R1 N 00°01'37"W
N 89°54'46"E ROLLING GATE

CONCRETE SIDEWALK

59.46 TC

58.83 FL

58.96 EG

59.15 TC

58.49 FL

58.55 EG

58.79 TC

58.17 FL

58.26 EG

58.23 TC

58.11 FL

58.21 EG

57.73 TC

57.62 FL

57.74 EG

57.17 TC

57.06 FL

57.19 EG 61.06 BW 60.44 BW 60.10 BW 59.76 BW 59.35 BW 58.47 BW 57.92 BW 57.54 BW 56.98 BW 56.50 BW 56.27 BW SD

60.01 TC

59.93 FL

60.07 EG

60.20 TC

60.14 FL

60.27 EG CONC. CURB AND GUTTER FS 58.88 FS 58.19 FS 56.92 FS SMH 60.50RIM SMH

59.75 55.32RIM
TC

59.69 FL

59.81 EG

60.27 TC

59.60 FL

59.72 EG

59.78 TC

59.18 FL

59.29 EG 78.76 T.O.P. 78.71 T.O.P. 78.73 TO.P. 60.80 BAY FS 60.79 BAY FS 60.79 FF SLAB 4" POST 4" POST 4" POST 4" POST CORRUGATED TIN ROOF CORRUGATED TIN ROOF 3" POST 3" POST 3" POST 3" POST 3" POST

AIR COMPRESSOR CONCRETE DRIVEWAY ASPHALT PARKING LOT CONCRETE CONCRETE RIBBON CONCRETE RIBBON CONCRETE PATIO ASPHALT DRIVEWAY ASPHALT DRIVEWAY CONCRETE DRIVEWAY SIGN 75.91 PEAK 62.09 FS 63.16 FS 63.92 FS 62.90 FS 62.39 FS 62.04 FS 61.69 FS 60.76 FS 60.57 FS 60.41 FS 60.36 FS 60.35 FS58.87 FS 59.27 FS 59.09 FS 60.09 FS 63.71 FS 63.24 FS 62.76 FS 62.37 FS 62.03 FS 63.13 FS 63.75 FS 63.70 FS 63.73 FS 62.46 FS 61.91 FS 61.51 FS 61.26 FS 60.92 FS 60.46 FS 59.96 FS 59.41 FS 58.87 FS 57.80 FS 58.86 FS 59.43 FS 59.96 FS 61.42 FS 61.02 FS 60.48 FS

WALK BLDG
BLDG
BLDG
CONC.

CLF
CONC.

CLF BLDG. BLDG. CLF BLDG
WALK
WALK
6" PVC RISER CHAIN LINK FENCE SECURITY ROLL-GATE
61 60
59 58
57 56
60 61
62 63
58 57
59 60 WESTERN AVENUE
132ND STREET
50'
50' 40' 40' TO FOUND SPIKE AND WASHER "RCE 27743" AT C/L INTERSECTION PER R4 >143.90'@ >69.34'@
>143.92'@
>69.38'@
>15.52'@
>43.68'@
>41.73'@
>33.72'@
>28.01'@
>75.26'@ 80.39 T.O.P. 310.085'

40.1' 9.9'

50.0'

40.0' 10.0'

50.0' 9.9' 30.1' 40.0' 10.0' 30.0' 40.0'
141.71'
124.80' CD 4" CD 4" CD 4" 18" FICUS 15" FICUS 18" FICUS CROSSWALK CROSSWALK BASIN TRANSFORMERS CATCH STAIRS CD 3" 80.29 T.O.P. LOT 30, BLOCK 6, R1 LOT 1, BLOCK 6, R1
LOT 30, BLOCK 6, R1
LOT 29, BLOCK 6, R1
(H = 16.3') HANDICAP HATCH CD 3" (H = 22.6') DOCK LOADING DOCK LOADING CD 6"55.38 TC

54.49 FL

54.94 EG TS TS

55.39 FS

55.32 FS

55.42 FS

55.37 FS

CURB WALL

HANDICAP HATCH

54.98 54.94 TC OHP OHP OHT
OHT
OHC
OHC

OHC OHF OHF OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHC OHT OHT OHT OHT OHT OHT OHF OHF 105.0 X-ARM 103.7 X-ARM 100.9 XARM 82.5 X-ARM 95.8 X-ARM

55.28 EG OHT OHP
CL
CL "NO PARKING" (PUBLIC RIGHT - OF - WAY)
(PUBLIC RIGHT - OF - WAY) OHP
2058.04' "LS 7707" PER R2 FD S&W HALLDALE AVENUE
1866.23' N 00°00'59"W 690.15' TO FOUND SPIKE AND WASHER "LS 7707" AT C/L INTERSECTION PER R3 CL JOB NO. 2104N
13126 S WESTERN AVE. OF SHEET
DATE: 5/5/2021
GARDENA, CA. 90249

ALTA/NSPS LAND TITLE SURVEY
Client:

BY DATE REVISION
REVISIONS: SCALE: 1" = 10' ABBREVIATIONS
13126 S. WESTERN AVE. LLC
2216 MAIN STREET, SUITE 201
SANTA MONICA, CA 90405
Phone: (310) 892-2244
Fax: SYMBOL LEGEND
X LINETYPES 300
VOORHEIS & VOORHEIS, INC.

P R O F E S S I O N A L L A N D S U R V E Y O R S S I N C E 1 9 7 4 17049 Sunburst Street, Northridge, CA 91325
Phone: (818) 993-5611
[email protected] 300 SHEET REFERENCES BM ID: RY7945 RDBM TAG IN SOUTH CATCH BASIN 2FT E/O BCR @ SE CORNER 132ND ST & NORMANDIE AVE. ELEV = 87.63 (NAVD 88)(2013 ADJ.) BENCHMARK R1R2 -- PANAMA ACRES TRACT, M.B. 15-138/139 PWFB 819, PAGES 2794-2795 R3 - R4 - R5 - PWFB 819, PAGES 2796-2797 PWFB 819, PAGES 2944-2945 PWFB 819, PAGES 3283-3284 OHC OHF OHP OHT

EXISTING CONCRETE

DRIVEWAY TO BE

DEMOLISHED

EXISTING CHAINLINK

FENCE TO BE

DEMOLISHED

EXISTING PALM TREE

TO BE REMOVED

EXISTING CONCRETE

PAD TO BE

DEMOLISHED

EXISTING CONCRETE

PATIO TO BE DEMOLISHED

ASPHALT PARKING LOT TO BE

DEMOLISHED

EXISTING ONE STORY METAL

CLAD BUILDING TO BE

DEMOLISHED

EXISTING ONE STORY BRICK

INDUSTRIAL BUILDING
"J&D COLLISION CENTER

TO BE DEMOLISHED

EXISTING CONCRETE

DRIVEWAY TO BE

DEMOLISHED

EXISTING ASPHALT

DRIVEWAY TO BE

DEMOLISHED

EXISTING SIGN TO BE

DEMOLISHED

EXISTING DRIVEWAY

APRON TO BE

DEMOLISHED

EXISTING DRIVEWAY

APRON TO BE

DEMOLISHED

EXISTING DRIVEWAY

APRON TO BE

DEMOLISHED

EXISTING CONCRETE

LOADING DOCK TO BE

DEMOLISHED

EXISTING ROCK WALL

TO BE DEMOLISHED

ASPHALT PARKING LOT TO BE

DEMOLISHED

BLOCK WALL TO BE

DEMOLISHED

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917DEMOLITION PLAN
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A01SINGLE ROOM OCCUPANCIES
01/04/2022 12/15/2021
DN

TWO STORY ADJACENT BUILDING

ONE STORY ADJACENT BUILDING

S WESTERN AVE
W 132nd St
POOL
SPA

59.46'

60.01'

8.33%

59.15' 56.90' 56.90'

55.82'

55.61'

59.44' 56.04'

55.68'

55.42'

55.54'

56.83'

59.79'

59.15'

59.15'

COURTYARD
6,443 SF
(SEE LANDSCAPE PLANS)

60.21' 60.65' 57.89' 59.15'
W V

WMSD CATCH BASIN SD CATCH BASIN
TSPB
TSPB

CATCH BASIN
SD

EXISTING SIGN
CATV

POWER POLE

EXISTING TREE

EXISTING TREE

EXISTING DRIVEWAY EXISTING DRIVEWAY

TELEPHONE VAULT

EXISTING
TREE
WM

TRAFFIC SIGNAL

TRAFFIC SIGNAL

POWER POLE

EXISTING DRIVEWAY

EXISTING
TREE

EXISTING TREE

EXISTING DRIVEWAY EXISTING DRIVEWAY
SMH

EXISTING CURB CUT

TO BE REMOVED

EXISTING CURB CUT

TO BE REMOVED

EXISTING CURB CUT

TO BE REMOVED
5' - 0"
121 SINGLE ROOM OCCUPANCIES
4 STORIES TYPE VA 1HR CONSTRUCTION
47' - 0" HIGH
310' - 1"
141' - 8"

BALCONY PROJECTION AREA

BALCONY PROJECTION AREA

BALCONY PROJECTION AREA

BALCONY PROJECTION AREA BALCONY PROJECTION AREA

BALCONY PROJECTION AREA
5' - 0"
13' - 6"
62' - 0" 5' - 9"
13' - 6"
10' - 0"

EXISTING CURB CUT

TO BE REMOVED
6'- 0" WROUGHT IRON

ENTRANCE GATE
6'- 0" WROUGHT IRON

ENTRANCE GATE

WITH KNOX BOX
8' - 0" HIGH WALL
8' - 0" HIGH

PROPERTY

LINE WALL
8' - 3"
22' - 2" 17' - 4"
23' - 1"
8' - 3" 68' - 11"
72' - 4"
82' - 6"
5' - 9" 34' - 11"
15' - 9"
10' - 0"
5' - 0"
15' - 9"
5' - 0"
15' - 9"
9' - 6"
5' - 0"
22' - 5"
18' - 3"
109' - 10"
63' - 7"
51' - 7" 5' - 9"
34' - 11"
8' - 4"
34' - 11"
6' - 3" 26' - 7"
51' - 6"
68' - 11"
5' - 9" 63' - 7" 6' - 0"
118' - 10"

57.74'

56.98'
7' - 1 1/8"

57.18'

55.72'
15' - 0 5/8"
120' - 4 1/4"
203' - 0"
BUILDING FOOTPRINT:
21,004 SF

NEW PUBLIC FIRE HYDRANT

PRIVATE DRIVE AND

FIRE LANE
(OPEN TO SKY)

POWER LINES
15' - 9"
44" WIDE EXIT
STAIR WITH 146

OCCUPANT

LOAD CAPACITY
44" WIDE EXIT
STAIR WITH 146

OCCUPANT

LOAD CAPACITY
SEE LANDSCAPE PLANS 3' - 4"
44' - 6 3/4" 28' - 0" 44' - 6 3/4"
42' - 9 1/2"
42' - 9 1/2"
6' - 8 7/16"
6' - 10 5/8"
20' - 11"
5' - 0"
TRANS
8' x 10'
SWITCH
7' x 11'
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
28' SLIDING

GARAGE GATE

GATE W/

KNOX BOX

2.37%
28' - 0"

FIRE DEPARTMENT

TURNAROUND

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917 SITE PLAN
12/23/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A02SINGLE ROOM OCCUPANCIES
4725 SF
Area
5247 SF
Area
3185 SF
Area
7254 SF
Area
8006 SF
Area
7218 SF
Area
4301 SF
Area
2299 SF
Area
6840 SF
Area
1541 SF
Area
3800 SF
Area

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917 FAR CALCULATION
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A03SINGLE ROOM OCCUPANCIES

TOTAL PROPOSEDFLOOR AREA
Level Area
Not Placed 0 SF
01 - GROUND FLOOR 13,157 SF
02 - SECOND FLOOR 15,260 SF
03 - THIRD FLOOR 13,819 SF
04 - FOURTH FLOOR 12,181 SF
54,416 SF
LOT AREA: 43,811 SF (1.006 ACRES)
ALLOWABLE FAR: 1.0
ALLOWABLE FAR: 1.25

W/ DENSITY BONUS
ALLOWABLE FLOOR AREA: 43,811 x 1.25 = 54,764 SF
PROPOSED FLOOR AREA: 54,416 SF
1" = 20'-0"
1 GROUND FLOOR
1" = 20'-0"
2 SECOND FLOOR
1" = 20'-0"
3 THIRD FLOOR
1" = 20'-0"
4 FOURTH FLOOR
01/04/2022 12/15/2021
6443 SF
(C) - COURTYARD
84 SF
(P) - PATIO
81 SF
(P) - PATIO
80 SF
(P) - PATIO
75 SF
(P) - PATIO
77 SF
(P) - PATIO
250 SF
(P) - PATIO
63 SF
(P) - BALCONY
68 SF
(P) - BALCONY
68 SF
(P) - BALCONY
64 SF
(P) - BALCONY
64 SF
(P) - BALCONY
68 SF
(P) - BALCONY
63 SF
(P) - BALCONY
71 SF
(P) - BALCONY
68 SF
(P) - BALCONY
64 SF
(P) - BALCONY
68 SF
(P) - BALCONY
67 SF
(P) - BALCONY
64 SF
(P) - BALCONY
68 SF
(P) - BALCONY
68 SF
(P) - BALCONY
981 SF
(C) - OUTDOOR DECK
64 SF
(P) - BALCONY
68 SF
(P) - BALCONY 68 SF
(P) - BALCONY
63 SF
(P) - BALCONY
68 SF
(P) - BALCONY
67 SF
(P) - BALCONY
63 SF
(P) - BALCONY
68 SF
(P) - BALCONY
90 SF
(P) - BALCONY
68 SF
(P) - BALCONY
64 SF
(P) - BALCONY
68 SF
(P) - BALCONY
63 SF
(P) - BALCONY
656 SF
(C) - OUTDOOR DECK
63 SF
(P) - BALCONY
64 SF
(P) - BALCONY
63 SF
(P) - BALCONY
67 SF
(P) - BALCONY
66 SF
(P) - BALCONY
68 SF
(P) - BALCONY
68 SF
(P) - BALCONY
63 SF
(P) - BALCONY
64 SF
(P) - BALCONY
68 SF
(P) - BALCONY
90 SF
(P) - BALCONY
(P) - BALCONY
64 SF
(P) - BALCONY
372 SF
(P) - BALCONY
367 SF
(P) - BALCONY
65 SF

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917OPEN SPACE CALCULATIONS
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A04SINGLE ROOM OCCUPANCIES
1" = 20'-0"
1 01 - GROUND FLOOR
1" = 20'-0"
2 02 - SECOND FLOOR
1" = 20'-0" 3
03 - THIRD FLOOR
1" = 20'-0" 4
04 - FOURTH FLOOR

COMMON OPEN SPACE CALCULATIONS
Level Name Area
01 - GROUND FLOOR (C) - COURTYARD 6,443 SF
03 - THIRD FLOOR (C) - OUTDOOR DECK 981 SF
04 - FOURTH FLOOR (C) - OUTDOOR DECK 656 SF
Grand total: 3 8,080 SF

PRIVATE OPEN SPACE CALCULATIONS
Level Name Area
01 - GROUND FLOOR (P) - PATIO 2,011 SF
02 - SECOND FLOOR (P) - BALCONY 2,415 SF
03 - THIRD FLOOR (P) - BALCONY 2,216 SF
04 - FOURTH FLOOR (P) - BALCONY 2,671 SF
Grand total: 121 9,314 SF

BALCONIES

BALCONIES

BALCONIES
PATIOS

OPEN SPACE
REQUIRED OPEN SPACE: 10 SF PER UNIT (121 x 10 = 1,210 SF) PROVIDED OPEN SPACE: PRIVATE OPEN SPACE – 9,314 SF
COMMON OPEN SPACE – 8,080 SF
TOTAL OPEN SPACE – 17,394 SF
01/04/2022 12/15/2021
UP UP
DN

TWO STORY ADJACENT BUILDING

ONE STORY ADJACENT BUILDING

S WESTERN AVE
W 132nd St
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
690 SF

FITNESS
955 SF

REC ROOM
411 SF

TRASH RM
407 SF

BICYCLE RM
259 SF

ELECTRICAL
ROOM

IN GROUND POOL
271 SF

MANAGER'S
OFFICE

IN GROUND
SPA

59.46' 60.01'

8.33%

59.15' 56.90' 56.90'

55.82'

59.15'

55.61'

56.04'

59.44'

59.62'

59.15'

55.68'

55.42'

55.54'

56.83'

59.79'

59.15'

COURTYARD
6,443 SF
(SEE LANDSCAPE PLANS)

LINE OF

BUILDING ABOVE

57.89' 60.65'

60.21'

2.37% 5.86%

MAIL ROOM

EXISTING DRIVEWAY

LINE OF BUILDING ABOVE
13' - 11"
5' - 0"
5' HIGH FENCE
10' - 0"
10' - 0"
8' - 9"
13' - 6"
5' - 0"
5' - 0"
5' - 0"
6' - 9"6' - 9"
5' - 0"
10' - 0"

SLIDING

GARAGE GATE
115
COMPAT
116
117
118
119
H/C
120 H/C
121 H/C
122

COMPACT
TYP.
10' - 0"
TYP. U.N.O.
20' - 0"
5' - 0" MIN.

TYP. U.N.O.
20' - 0"
TYP.
10' - 0"
18' - 0"
9' - 0"
7' - 6"
7' - 6"
40 BIKES
T.O. PLANTER
T.O. PLANTER T.O. PLANTER

LINE OF BUILDING ABOVE
6' - 1"
LV

LINE OF BUILDING ABOVE

ALL PATIOS AND BALCONIES TO
HAVE EXTERIOR LIGHTING TYP.

GATE WITH

KNOX BOX

GATE WITH KNOX BOX

GATE WITH KNOX BOX

LOWEST ADJACENT
GRADE

SEE LANDSCAPE
PLANS

SEE LANDSCAPE
PLANS

SEE LANDSCAPE PLANS

SEE LANDSCAPE
PLANS

NEW PROPOSED

CURB CUT
8' - 0" 9' - 0"
18' - 0"
5' - 0"

59.15'
10' - 9"
5' - 9"5' - 9"
5' - 0" 15' - 0" 10' - 11 1/2" 5' - 0"8' - 0" 8' - 0" 8' - 0" 30' - 0"
5' - 0"
108 SF
PARCEL

STORAGE

LINE OF CANOPY
ABOVE

NEW PUBLIC FIRE

HYDRANT
135' - 0" TO EXISTING

FIRE HYDRANT
100' - 0" TO EXISTING

FIRE HYDRANT
15' - 1"
10' - 8"

PRIVATE DRIVE

AND FIRE LANE
(OPEN TO SKY)
3' - 4"
44' - 6 3/4" 28' - 0" 44' - 6 3/4"
42' - 9 1/2"
42' - 9 1/2"
6' - 8 7/16"
6' - 10 5/8"
20' - 11"
TRANS
8' x 10'
SWITCH
7' x 11'
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
28' SLIDING

GARAGE GATE

GATE W/
KNOX BOX 20' - 0"
5' - 0"

FIRE DEPARTMENT

TURNAROUND

LINE OF

BUILDING ABOVE

TREE TO BE

RELOCATED PER

CITY OF GARDENA

PUBLIC WORKS

REQUIREMENTS
38' - 0"
38' - 0"
8' - 0" HIGH

PROPERTY

LINE WALL

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917GROUND FLOOR PLAN
12/23/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A06SINGLE ROOM OCCUPANCIES
GROUND FLOOR PLAN - 23 SRO's
SCALE: 3/32" = 1'- 0"
0' 10' 20' 50'
N
NOTE:
- DUE TO FIRE DEPARTMENT COMMENTS, WIDTH OF DRIVEWAY HAS BEEN INCREASED BY 10' -0" (28'- 0" TO 38'- 0") TO ALLOW FIRE DEPARTMENT ACCESS, RESULTING IN COURTYARD WIDTH TO BE DECREASED BY 10'- 0". - SETBACK AT THE SOUTH SIDE OF THE WEST PORTION OF THE BUILDING DECREASED FROM 20'- 2" TO 15'- 1". - PARKING SPACE 122 HAS BEEN RELOCATERED.
- BAMBOO SCREENING THE PARKING STRUCTURE HAS BEEN REMOVED. (FIRE DEPARTMENT REQUIREMENT) - WEST ENTRANCE GATE HAS BEEN RELOCATED AND MANAGER'S OFFICE HAS BEEN REDESIGNED TO ACCOMMODATE FOR

PARCEL STORAGE
- LANDSCAPEING AND PRIVATE PATIO ON THE CORNER OF S WESTERN AND W 132nd ST HAS BEEN MODIFIED 01/04/2022
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
7' - 1"
5' - 4"
10' - 0"
10' - 8"
13' - 10"
10' - 0"
10' - 0"
5' - 4"
72' - 8"
LV
LV
17' - 4"
8' - 3"
DN
UP
DN
UP
DN UP
22' - 5"
62' - 3"
13' - 10"

LINE OF CANOPY
BELOW
15' - 1"

PRIVATE DRIVE

AND FIRE LANE
(OPEN TO SKY)
8' - 3"

69.65'
3' - 8"
42' - 9 1/2"
42' - 9 1/2"
6' - 8 7/16"
6' - 10 5/8"
20' - 11"
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
38' - 0"
38' - 0"
44' - 6 3/4" 28' - 0" 44' - 6 3/4"

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917 SECOND FLOOR PLAN
12/23/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A07SINGLE ROOM OCCUPANCIES

SECOND FLOOR PLAN
- 36 SRO's
SCALE: 3/32" = 1'- 0"
0' 10' 20' 50'
N
01/04/2022
DN
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
7' - 1"
5' - 4"
10' - 0"
10' - 8"
13' - 10"
10' - 0"
10' - 0"
10' - 0"
13' - 10"
5' - 4"
72' - 8"
LV

COMMON DECK
(SEE LANDSCAPE PLANS)
981 SF
17' - 4"
8' - 3"
15' - 1"
DN
UP
DN
UP
DN UP

7.3%
CLR.
6' - 3"
CLR.
5' - 0"
62' - 3"
22' - 5"

80.15'

81.15'

PRIVATE DRIVE

AND FIRE LANE
(OPEN TO SKY)
3' - 8"
42' - 9 1/2"
42' - 9 1/2"20' - 11"
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
38' - 0"
38' - 0"
6' - 8 7/16"
6' - 10 5/8" 44' - 6 3/4" 28' - 0" 44' - 6 3/4"

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917 THIRD FLOOR PLAN
12/23/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A08SINGLE ROOM OCCUPANCIES

THIRD FLOOR PLAN
- 33 SRO's
SCALE: 3/32" = 1'- 0"
0' 10' 20' 50'
N
01/04/2022
UP
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT
348 SF
UNIT

7.3% RAMP DN
348 SF
UNIT 7' - 1"
5' - 4"
10' - 0"
10' - 8"
13' - 10"
5' - 4"
10' - 0"
10' - 0"
42' - 4"
15' - 9"
72' - 8"
13' - 10"
LV

PRIVATE DECK

PRIVATE DECK

COMMON DECK
(SEE LANDSCAPE PLANS)
656 SF
17' - 4"
8' - 3"8' - 3"
67' - 5"
DN
UP
DN
UP
DN UP
22' - 5"
62' - 3"

90.65'

91.65'

PRIVATE DRIVE

AND FIRE LANE
(OPEN TO SKY)
3' - 8"
42' - 9 1/2"
42' - 9 1/2"20' - 11"
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
6 TIER AUTOMATED

PARKING
57 SPACES
(50' MAX HEIGHT)
13,750 SF
TYPE 1A CONSTRUCTION
(NOT PART OF SCOPE)DEFERRED SUBMITTAL

SEPARATE PERMIT REQUIRED
38' - 0"
38' - 0"
6' - 8 7/16"
6' - 10 5/8" 44' - 6 3/4" 28' - 0" 44' - 6 3/4"

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917 FOURTH FLOOR PLAN
12/23/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A09SINGLE ROOM OCCUPANCIES

FOURTH FLOOR PLAN
- 29 SRO's
SCALE: 3/32" = 1'- 0"
0' 10' 20' 50'
N
7' - 1"
5' - 4"
13' - 10"
10' - 0"
15' - 9"
24' - 4"
13' - 10"
5' - 4"5' - 4"
10' - 0"
50' - 1"
69' - 8"
10' - 0"
13' - 11"

ELEVATORS
58' - 11 5/8"
73' - 8 5/8"
SOLAR + MECHANICAL ZONE
(ANY MECHANICAL EQUIPMENT

VISIBLE FROM STREET TO BE

SREENED)
SOLAR + MECHANICAL ZONE
(ANY MECHANICAL EQUIPMENT

VISIBLE FROM STREET TO BE

SREENED)
SOLAR + MECHANICAL ZONE
(ANY MECHANICAL EQUIPMENT VISIBLE

FROM STREET TO BE SREENED)
SOLAR + MECHANICAL ZONE
(ANY MECHANICAL EQUIPMENT VISIBLE

FROM STREET TO BE SREENED)
DN DN
DN
62' - 3"
72' - 8"
3' - 7"
4' - 9"
4' - 9"
3' - 7"
4' - 9"
1' - 1"
3' - 7"
5' - 9"
3' - 7"
5' - 9"5' - 9"
4' - 5"
5' - 9"
3' - 7" 3' - 7"
5' - 9"
5' - 9"
1' - 1"
3' - 7"
5' - 9"
3' - 7" 3' - 7"
5' - 9"
101.15' 101.15' 10' - 0"
10' - 0"

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917ROOF PLAN
12/23/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A10SINGLE ROOM OCCUPANCIES

ROOF PLAN
SCALE: 3/32" = 1'- 0"
0' 10' 20' 50'
N
01/04/2022 12/15/2021 12/15/2021
A11
01/04/2022 12/15/2021
A12
01/04/2022 12/15/2021
A13
348 SF
UNIT
TYP.
3' - 0" 7' - 0" 3' - 0"
5' - 3" 28' - 8"
26' - 0"
6' - 1"
13' - 0"

BALCONY
CLO
14' - 1" 2' - 11" 10' - 8"
6' - 3" 28' - 8"
26' - 0"
6' - 1"
13' - 0"
3' - 0" 7' - 0" 3' - 0"
348 SF
UNIT
TYP.

PLANTER
PATIO
FRIDGE
RANGE

FRONT LOAD

WASHING
CLO. MACHINE
14' - 1" 2' - 11" 10' - 8"

DSIHWASHER

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917 BUILDING ELEVATIONS
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A11SINGLE ROOM OCCUPANCIES
UNIT PLAN (TYP.)
SCALE: 3/8" = 1'- 0"
UNIT PLAN (TYP.) AT GROUND FLOOR
SCALE: 3/8" = 1'- 0"
A14 01/04/2022 12/15/2021

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917RENDERING
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A11. SINGLE ROOM OCCUPANCIES
01/04/2022 12/15/2021
A16

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917RENDERING
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A17SINGLE ROOM OCCUPANCIES
01/04/2022 12/15/2021

SHEET NAME
SHEET NO.

PROJECT
ISSUE

THE ABOVE DRAWINGS,

SPECIFICATIONS AND DESIGNS ARE

THE PROPERTY OF DE ARCHITECTS,
AIA. NO PART THEREOF SHALL BE

COPIED OR USED WITH ANY OTHER

WORK OTHER THAN THE SPECIFIC

PROJECT FOR WHICH THEY HAVE BEEN

DEVELOPED WITHOUT THE WRITTEN
CONSENT OF DE ARCHITECTS, AIA.

DE ARCHITECTS AIA, DON EMPAKERIS

WAIVES ANY AND ALL RESPONSIBILITY

AND LIABILITY FOR PROBLEMS WHICH

ARISE FROM FAILURE TO FOLLOW

THESE PLANS, SPECIFICATIONS AND

DESIGN INTENT THEY CONVEY, OR FOR

PROBLEMS WHICH ARISE FROM

OTHERS' FAILURE TO OBTAIN AND/OR

FOLLOW THE DESIGN PROFESSIONAL'S

GUIDANCE WITH RESPECT TO ANY

ERRORS, OMISSIONS,

INCONSISTENCIES, AMBIGUITIES OR
CONFLICTS WHICH ARE ALLEGED.
1535 6TH STREET, SUITE 101
SANTA MONICA, CA 90401

DE ARCHITECTS AIA
WWW.DEARCHITECTS.NET
310.451.7917RENDERING
12/13/2021
13126 S Western Ave13126 S Western AveGardena, CA 90249 PLANNING SUBMITTAL A18SINGLE ROOM OCCUPANCIES
01/04/2022 12/15/2021

Figure 1: First Alternative Color Palette
Figure 2: Third Alternative Color Palette
Figure 3: Third Alternative Color Palette

CITY OF GARDENA

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STAFF REPORT
RESOLUTION NO. PC 4-22
SITE PLAN REVIEW #5-21; CONDITIONAL USE PERMIT #5-21;
CONDITIONAL USE PERMIT #6-21
AGENDA ITEM #5.A
DATE: February 15, 2022
TO: Chair Langley and Members of the Planning and Environmental Quality Commission
FROM: Greg Tsujiuchi, Director of Community Development Prepared by: Amanda Acuna, Senior Planner
APPLICANT: West Realty Group, Inc. (Representative: Lee John son) LOCATION: 13126 S. Western Avenue (APN: 6102-006-013)
REQUEST: The applicant requests the following to develop a 121-unit single room occupancy housing development, with seven affordable units, on a one-acre property:

1. Site Plan Review (SPR #5-21) to construct a four-story residential building for 121 single room occupancy units fronting Western Avenue;

2. Conditional Use Permit (CUP #5-21) to permit the construction of a single room occupancy (SRO) residential development in the Industrial (M-1) zone;

3. Conditional Use Permit (CUP #6-21) to permit the construction of two, six-tier automated parking structures per Section 18.40.080B.5 of the Gardena Municipal Code;

4. Density Bonus to allow the density increase and FAR increase as the project includes seven affordable, very low-income units; and

5. Direct staff to file a Notice of Exemption for a Class 32 exemption pursuant to CEQA Guidelines section 15332 for an in-fill development project.

BACKGROUND/SETTING
On July 30, 2021, the applicant West Realty Group, Inc., represented by Lee Johnson, submitted an application for a site plan review and conditional use permit to construct the 121-unit single room occupancy (SRO) housing development, including seven affordable RESO NO. PC 4-22
February 15, 2022

units, on the property at 13126 S. Western Avenue. After review of the application, staff determined a second conditional use permit to allow the use of two automated parking structures was needed.

The subject property is a one-acre, rectangular shaped lot that is developed with a 2,100- square-foot (sf) convenience store and a 10,080-sf industrial building for an automobile repair facility. The property is located towards the northern end of the City at the northeast corner of Western Avenue and West 132nd Street (Figure 1: Vicinity Map). The property is zoned Industrial (M-1) and is bounded by the same zoning district to the north and east, and the General Industrial (M-2) zone to the south and west (Figure 2: Zoning Map).

Adjacent land uses include manufacturing, warehousing, and professional office spaces.

Figure 1: Vicinity Map
Project Site
RESO NO. PC 4-22
February 15, 2022

Figure 2: Zoning Map

PROJECT DESCRIPTION
The applicant is proposing to demolish all existing structures and construct a new 54,416-sf, four-story, multifamily residential building, containing 121 SRO rental units, inclusive of a manger’s unit. Each will have a floor area of 350-sf and include a kitchen, full bath and personal washer. The new residential building is oriented towards the corner of Western Avenue and West 132nd Street. Communal facilities, including outdoor courtyard, pool and spa, fitness room and indoor recreational space are located towards the center of the development (Figure 3: Site Plan). Additionally, each unit has a private balcony or patio, and outdoor common decks will be provided on the second and third floors. Most of the parking is situated within the two six-tier automated parking structures located on the north end of the lot. Additionally, eight covered parking spaces, including three accessible spaces, will be provided on the ground floor.

The proposed structure is of contemporary architectural style. Ground floor units are setback ten feet from the property line and separated by a landscape buffer. The building is stepped back four stories to two stories at the southwest corner, which helps reduce the buildings massing, while emphasizing the ground-level elements.

The applicant’s proposal includes seven affordable units, at a very-low-income level. In accordance with the State’s Density Bonus law, the applicant is requesting an increase in density and waiver of development standards to construct 121 SRO units and two automated parking structures. The project’s density and development standards are RESO NO. PC 4-22
February 15, 2022

based on the Density Bonus law (Government Code § 65915), which are consistent with Gardena Municipal Code Chapter (GMC) 18.43.

To allow for the construction of the 121-unit single room occupancy housing development, with seven affordable units, the applicant is seeking approval of the following entitlements:

1. Site Plan Review (SPR #5-21) to construct a four-story residential building for 121 single room occupancy units fronting Western Avenue;

2. Conditional Use Permit (CUP #5-21) to permit the construction of a single room occupancy (SRO) residential development in the Industrial (M-1) zone;

3. Conditional Use Permit (CUP #6-21) to permit the construction of two, six-tier automated parking structures per GMC Section 18.40.080B.5;

4. Density Bonus to allow the density increase and FAR increase as the project includes seven affordable, very low-income units; and

5. Direct staff to file a Notice of Exemption for a Class 32 exemption pursuant to CEQA Guidelines section 15332 for an in-fill development project.

Figure 3: Site Plan
Figure 3: Site Plan
RESO NO. PC 4-22
February 15, 2022

ANALYSIS
SITE PLAN REVIEW #5-21
In accordance with GMC Section 18.44.010.B, site plan review is required for all development projects that front Western Avenue. Site plan review approval requires the following findings to be made: (1) the development is consistent with the intent and purpose of the general plan and provisions of the municipal code, and (2) the development will not adversely affect the orderly and harmonious development of the area and the general welfare of the City. Therefore, the following analysis is presented to describe the proposed project and any anticipated effects it may have on other properties in the vicinity and the city as a whole.

The subject property is located in the M-1 zone. The proposed structure complies with the development standards of the M-1 zone set forth in GMC Chapter 18.36 (Table 1:

Development Standards).

Table 1: Development Standards
Development
Standard
M-1 Zone
Requirement
Project
Proposal
Project
Compliant?
Maximum Floor Area Ratio
(FAR)

1.0 1.25 Waiver under
Density Bonus
Law
Minimum Unit Sizes 150-sf 350 Yes
Maximum Unit Sizes 350-sf 350 Yes
Building Height
SRO Building
Parking Structures
65 ft 46 ft 10 in.
50 ft
Yes
Yes
Setback
Front
Side
Rear
10 ft
10 ft
0 ft
10 ft
10 ft

6.8 ft
Yes
Landscaping
Street frontage First 10 ft First 10 ft Yes
Maximum Height of
Walls/Fencing 8 ft 8ft Yes
Minimum Common Area
10-sf/du 1,210-sf Private: 9,314
Common: 8,080
Yes
RESO NO. PC 4-22
February 15, 2022

Development
Standard
M-1 Zone
Requirement
Project
Proposal
Project
Compliant?
Total: 17,394
Parking
1 space/du
2 spaces/residential
manger unit
120 spaces
2 spaces
Total: 122 spaces Yes
In accordance with GMC Section 18.36.030 an SRO project shall provide parking at a rate of one parking space per unit plus an additional two spaces for the resident manager.

The project includes 120 SRO units plus one manger’s unit, therefore, requiring a total of 122 spaces. The applicant meets the parking requirements by providing two automated parking structures that contain the capacity for 57 spaces each, plus eight spaces, including three accessible spaces, at ground level. In accordance with GMC Section

18.40.080, a conditional use permit is required for all mechanical vehicle storage.

Therefore, the applicant’s request includes approval of a conditional use permit for the two six-tier parking structures.

Each SRO unit will have a size of 350-sf, the maximum allowed per the Gardena Municipal Code. Each unit includes a kitchen, full bath, and personal washing machine.

Additionally, each unit will have their own private balcony or deck and access to communal open spaces such as outdoor courtyards, pool and spa, fitness room and multipurpose room. The project exceeds the open space requirements for a SRO development, providing a total of 17,394-sf split up between private and common spaces.

As shown, the project meets or exceeds all of the minimum development standards of the M-1 zone, therefore, the development will not adversely affect the orderly and harmonious development of the area and the general welfare of the City.

The General Plan Land Use Plan designates the subject property as Industrial. Allowing the 121-unit single room occupancy housing development would be consistent with various goals and policies of the General Plan including the following:

Table 2: General Plan Consistency
Table 2a – Land Use
LU Goal 1 Preserve and protect existing single-family and low/medium-density residential neighborhoods while promoting the development of additional high quality housing types in the City.

LU 1.1: Promote sound housing and
attractive and safe residential neighborhoods.

The project design is of high-quality, with a
well-articulated building and pedestrian
orientated environment that creates an
attractive and safe residential neighborhood.

LU 1.5: Provide adequate residential
amenities such as open space, recreation,
The property provides an abundant amount
of open space which includes, open decks,
RESO NO. PC 4-22
February 15, 2022

off-street parking and pedestrian features in
multifamily residential developments.
outdoor courtyards, private balconies, a pool
and spa, fitness room and multipurpose
room. The project includes a total of 17,394-
sf of open space.

LU 1.9: Allow well designed and attractive
residential mixed-use development to occur
on existing underutilized
commercial/industrial blocks designed as
Mixed-Use Overlay.

While the development is not located in the
Mixed-Use Overlay zone, it is a well-designed
and attractive residential development on an
existing underutilized industrial property.

Table 2b – Community Design Plan
DS Goal 2 Enhance the aesthetic quality of the residential neighborhoods in the City.

DS 2.3: Encourage a variety of architectural
styles, massing, floor plans, color schemes,
building materials, façade treatments,
elevation and wall articulations.

The building is stepped back four stories to
two stories at the southwest corner, which
helps reduce the building massing. The
building mass and design act as a transition
to the scale of the surrounding neighborhood.

DS 2.10: Provide landscape treatments
(trees, shrubs, groundcover, and grass
areas) within multi-family development
projects in order to create a “greener”
environment for residents and those viewing
from public areas.

The building is setback ten feet from the
property line and separated by a landscape
buffer that includes varies plants and shrubs.

In the common outdoor courtyard, there are
multiple trees of various sizes, as well as
raised planters that help created a greener
environment for the residents.

DS 2.11: Incorporate quality residential
amenities such as private and communal
open spaces into multi-unit development
projects in order to improve the quality of the
project and to create more attractive and
livable spaces for residents to enjoy.

The project provides common open space
through open decks, outdoor courtyards, a
pool and spa, fitness room and a
multipurpose room.

DS 2.9: Integrate new residential
developments with the surrounding built
environment, in addition, encourage a strong
relationship between the dwelling and the
street
The residential development uses landscape
setbacks from public rights-of-way and
stepped building design that reduces the
scale of the building, while emphasizing the
ground-level elements. The parking
structures buffer the residential development
from the industrial uses to the north.

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Table 2c – Circulation Plan
CI Goal 1 Promote a safe and efficient circulation system that benefits residents and businesses and integrates with the greater Los Angeles/South Bay transportation system.

CI 1.1: Prioritize long-term sustainability for
the City of Gardena, in alignment with
regional and state goals, by promoting infill
development, reduced reliance on singleoccupancy vehicle trips, and improved multimodal transportation networks, with the goal of reducing air pollution and greenhouse gas
emissions, thereby improving the health and
quality of life for residents.

The project is an infill project in a high-quality
transit area.

CI Goal 3 Develop Complete Streets to promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities.

CI 3.3: Maintain and expand sidewalk
installation and repair programs, particularly
in areas where sidewalks link residential
neighborhoods to local schools, parks, and
shopping areas.

As a condition of approval, the applicant will
be required to replace the sidewalk in front of
the project site.

Table 2d – Conservation Plan
CN Goal 2 Conserve and protect groundwater supply and water resources.

CN 2.2: Comply with the water conservation
measures set forth by the California
Department of Water Resources.

The project will be conditioned to ensure that
the landscape and irrigation plans comply
with the State’s Water Efficient Landscape
Guidelines, as adopted by the Gardena
Municipal Code.

CN Goal 3 Reduce the amount of solid waste produced in Gardena.

CN 3.1: Comply with the requirements set
forth in the City’s Source Reduction and
Recycling Element.

The Applicant will be required to prepare
construction and demolition waste recycling
plans for review and approval by the Building
Division. Applicant/developer shall enroll in
the city’s waste diversion program.

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CN Goal 4 Conserve energy resources through the use of technology and conservation methods.

CN 4.2: Require compliance with Title 24
regulations to conserve energy.

The project will be conditioned to comply with
the current California Building Code, which
includes the CalGreen Code.

Table 2e – Public Safety Plan
PS Goal 2 Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards.

PS 2.3: Require compliance with seismic safety
standards in the Unified Building Code.

The project will be conditioned to comply with the
current California Building Code relating to seismic
safety.

PS 2.4: Require geotechnical studies for all new
development projects located in an AlquistPriolo Earthquake Fault Zone or areas subject to liquefaction.

The applicant is required to submit and comply with
a Geotechnical investigation.

Table 2f – Noise Plan
N Goal 3 Develop measures to control non-transportation noise impacts.

N 3.1: Require compliance with a quantitative
noise ordinance based on the Model Noise
Ordinance developed by the (now-defunct)
State of California Office of Noise Control.

The project will be conditioned to show compliance
with interior noise standards.

N 3.3: Require compliance with construction
hours to minimize the impacts of construction
noise on adjacent land.

The project will be conditioned to comply with the
City’s hours of construction. Additionally, the
project is conditioned on implementing noise
reduction methods.

Table 2g – 2021-2029 Housing Element
GOAL 2.0 Provide opportunity for increasing the supply of affordable housing within the City with special emphasis on housing for special needs groups.

Policy 2.2: Provide incentives for new
housing construction, to encourage the
production of affordable units. Encourage
provision of units of various sizes to
accommodate the diverse needs of the
community, including seniors, students and
young workers, and large households.

The project will create a new 121 SRO each with a
floor area of 350-sf. Each unit will have dishwasher,
front loading washing machine and private balcony or
patio. The project also includes seven affordable
units, at a very-low-income level, that will have the
same high-quality design of the other SRO units.

This project helps satisfy the City’s RHNA allocation
of 5,735 units including 1,485 very low units.

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GOAL 5.0 Promote equal opportunity for all residents to reside in the housing of their choice.

Policy 5.2: Provide a range of housing
options, locational choices, and price points
to accommodate the diverse needs in
Gardena and to allow for housing mobility
Each unit is a 350 square foot, self-sufficient unit and allows for a maximum of two residents per unit. The
majority of the housing stock in the City is single
family, townhome/condo, or apartments. The
proposed project will offer a more compact housing
type that can adapt to meet ADA standards.

Subject to the approval of the site plan review and the issuance of the conditions of approval, the proposed use will be consistent with the General Plan and Gardena Municipal Code, compatible with the surrounding area, and will not be detrimental to the public health, safety, or welfare

DENSITY BONUS
The applicant has proposed to provide seven affordable, very-low-income units. Under the Density Bonus Law (Government Code § 65915), the project qualifies for increased density. The amount of the density bonus is set on a sliding scale based upon the percentage of affordable units at each income level. In addition to the density bonus, the applicant is entitled to waivers to development standards or modification of the Zoning Code. Density Bonus Law is a state mandate, therefore, a developer who meets the requirements of the law is entitled to receive the density bonus and other benefits as a matter of right. The following is a breakdown of the density bonus calculation for this project.

Density Bonus Calculation
The State’s Density Bonus Law allows a 20% density bonus for residential projects that provide 5% of affordable units at a very-low income, and then an additional 2.5% increase for every 1% above the threshold – up to a maximum of a 35% density bonus.

The subject property is located in the M-1 zone. The M-1 zone does not have a maximum density for SRO developments, however, does include other development provisions such as maximum floor area ratio (FAR), setbacks, and building height requirements that could limit the amount of SRO units allowed on a property. For the subject property the applicant determined a total 97 SRO units of 350-sf each, could be developed on the lot, with meeting all applicable development standards on the property. Out of the 97 SRO units, seven units were set aside for very-low-income units. Therefore, the base project included a total of 7% percent of affordable housing, which would allow the project to have a density bonus of 25%.

As shown in Table 3, the project qualifies for a 25% density increase, or 25. With the base number of units being 97, the project could develop a total of 122 SRO units on the lot.

The applicant is proposing to develop 121 SRO units, including the seven affordable units, therefore, the project’s density is compliant with the Density Bonus Law.

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Table 3: Summary of Density Bonus
Base number of units allowed by-right 97 units
Lot Size 1 acre
Number of Affordable Units 7 Very Low-Income Units
Percentage of Very Low-Income Units 7%
Density Bonus for 7% Very Low-Income 25% (from table in GMC 18.43.040.A) Density Bonus Units (97 x 25% = 24.25) 25
Total units (97 original + bonus units) 122
Waiver from Maximum FAR
In accordance with GMC Section 18.43.060, the City shall not apply any development standards that will have the effect of physically precluding the construction of an affordable housing development. Under the State’s Density Bonus Law, the applicant is requesting a waiver to allow the increase in floor area ratio (FAR) of the project. The subject property is located in the M-1 zone, which allows a maximum FAR of 1.0. The subject property has a size of approximately one acre or 43,560-sf. The proposed fourstory residential building has a floor area of 54,416-sf. Therefore, the project has a total FAR of 1.25. In order to develop to the 25% increase in density that is allowed under State Law, the applicant is requesting a 25% increase to the FAR. The City may only deny the waiver if it finds that there is substantial evidence:

1. It would have a specific, adverse impact upon the public health or safety which cannot be mitigated;

2. It would have a specific adverse impact on the physical environment which cannot be mitigated;

3. It would have a specific adverse impact on historical property; or

4. It would be contrary to law.

Allowing the 25% increase in FAR would not adversely impact the public health or safety of the city or the physical environment. The project is designed to integrate the new residential development with the surrounding built environment, and in addition, to encourage a strong relationship between the dwelling and the two street frontages. The property and existing buildings do not include any historical resources. Lastly, requiring the development to meet the required FAR standard would physically preclude the project at the approved density so a waiver of FAR requirements should be granted.

CONDITIONAL USE PERMIT #5-21
Per GMC Section 18.36.030.P, a conditional use permit is required for all single-room occupancy uses in the M-1 zone.

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In order to grant a conditional use permit, the Planning Commission must make the following findings:

1. That the use if one for which a conditional use permit is authorized; As set forth under GMC Section 18.36.030.P, SRO units are subject to a conditional use permit.

2. That such use is necessary or desirable for the development of the community and is compatible with the surrounding uses; is in harmony with the general plan; is not detrimental to the surrounding properties, existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; and will not be detrimental to the public health, safety or welfare;
Under the recently adopted 2021-2029 Housing Element, the City of Gardena was allocated a regional housing need of 5,735 residential units for the eight-year period, including 1,485 very low income units. The subject project would assist the City in reaching this allocation and continue to provide different housing options.

As shown above the property will be compatible with various goals and policies of the City’s Land Use Plan, Community Design Plan, Circulation Plan, Conservation Plan, Public Safety Plan, Noise Plan, and Housing Element.

3. That the site for the intended use is adequate in size and shape to accommodate such use and all of the yards, setbacks, walls, fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood; The property has a dimension of 141 feet by 310 feet. As shown above, the project meets or exceeds all of the minimum development standards of the M-1 zone, including setbacks, walls, fencing, landscaping, and parking.

4. That the site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use; and
The Circulation Plan of the Gardena General Plan designates Western Avenue as an arterial roadway and West 132nd Street as a collector roadway. Arterial roadways are designed to connect traffic from smaller roadways to freeway interchanges and regional roadway corridors and are the principal urban thoroughfares of the City. Collector roadways are intended to provide general access to all types of land uses. The use of the property for 121 units is not expected to generate more traffic than the existing uses, and therefore, the surrounding streets are properly designed to carry the quantity of traffic generated by the proposed use.

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5. That the conditions stated in the decision are deemed necessary to protect the public health, safety and general welfare.

The conditions of approval for Conditional Use Permit #5-21, will ensure that the SRO development will be compatible with, and not detrimental to, the surrounding uses in the vicinity.

GMC Section 18.36.030P.11, requires that a management plan be approved by the Planning Commission for SRO developments. The management plan must address the management and operation of the facility, rental procedures, safety and security of the residents and building maintenance. Additionally, the Code requires a 24-hour resident manager for any SRO with at least 10 units.

The Management Plan is attached as Exhibit C to Resolution No. PC 4-22, and staff finds that it complies with the Code requirements.

CONDITIONAL USE PERMIT #6-21
GMC Section 18.40.080.B.5, allows parking flexibility through valet parking, mechanical vehicle storage, shared parking, and other configurations, pursuant to obtaining a conditional use permit. As such, the applicant is requesting an additional conditional use to permit the construction of two six-tier automated parking structure as part of the project.

Each parking structure will have the capacity to store 57 vehicles, for a total of 114 parking spaces. The parking structures use a mechanical parking system that helps to stack cars on multiple vertical levels resulting in maximizing the space for parking and saving valuable land (Figure 4: Parking Structure). Each individual parking spot is a moveable platform that the system can lift, slide sidewards, or a combination of both. In addition to the parking spaces within the automated structure, eight covered parking spaces, including three accessible spaces, will be provided on the ground floor.

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February 15, 2022

Figure 4: Parking Structure
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February 15, 2022

In order to grant a conditional use permit for the automated parking structures, the Planning Commission must make the following findings:

1. That the use if one for which a conditional use permit is authorized; GMC Section 18.40.080.B.5 allows for parking flexibility through mechanical vehicles storages, pursuant to a conditional use permit. Therefore, the application’s request for a conditional use permit is deemed proper and, if approved, will authorize the applicant to construct two automated parking structures.

2. That such use is necessary or desirable for the development of the community and is compatible with the surrounding uses; is in harmony with the general plan; is not detrimental to the surrounding properties, existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; and will not be detrimental to the public health, safety or welfare;
Allowing the six-tier automated parking structures would allow the project to meet the minimum parking requirements in less space than a traditional surface parking lots or garages would require. Automated parking structures utilizes the land more efficiently as they do not need ramps for drivers to get in and out of spaces, making it more desirable for developments in the City. Additionally, the six-tier automated parking structures do not need to be as tall as a traditional six-story parking structure. The two automated parking structures will also be conditioned to provide screening on the west and south elevations, to screen away from public rights-of way. As shown above, the development is consistent with various goals and policies of the General Plan which are in part made possible by being able to utilize this more efficient system. The automated parking structure will not be detrimental to the surrounding properties, existing uses or to uses specifically permitted in the M-1 zone.

3. That the site for the intended use is adequate in size and shape to accommodate such use and all of the yards, setbacks, walls, fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood; The property has a dimension of 141 feet by 310 feet. As shown above, the project, including the automated parking structures, meets or exceeds all of the minimum development standards of the M-1 zone, including setbacks, walls, fencing, landscaping, and parking.

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4. That the site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use; and
The Circulation Plan of the Gardena General Plan designates Western Avenue as an arterial roadway and West 132nd Street as a collector roadway. The parking structures are accessory uses to that of the SRO residential development and do not add traffic above that of the SRO units themselves. The primary use of the 121 SRO units is not expected to generate more traffic than existing uses, and therefore, the surrounding streets are properly designed to carry the quantity of traffic generated by the proposed use.

5. That the conditions stated in the decision are deemed necessary to protect the public health, safety and general welfare.

The conditions of approval for Conditional Use Permit #6-21, will ensure that the automated parking will be compatible with, and not detrimental to, the surrounding uses in the vicinity.

NO NET LOSS, 2021-2029 HOUSING ELEMENT:

In accordance with Government Code section 65583, each city’s housing element must include an inventory of land suitable and available for residential development to meet the locality’s housing need for each of the designated income levels of the assigned regional housing need. Additionally, if the City allows development of a site with less units by income level than identified in the housing element for that site, the City must make written findings supported by substantial evidence as to whether there are remaining sites identified in the housing element to accommodate the City’s share of regional housing needs, including a quantification of the remaining unmet need for each income level.

The subject property is identified in the 2021-2029 Gardena housing element for a housing development that would include 15 lower income units, 4 moderate income units, and 11 above moderate-income units. The subject project includes seven affordable units at the very-low-income level, while the remaining 114 units would be at above moderate income. As shown in Table 4, the project will meet the above moderate housing units that were identified for the site and provide seven out of the 15 identified lower income units.

While the project is providing more overall units than identified in the housing element, the project does not provide the total lower and moderate-income units assumed.

Table 4: Housing Sites and Income Distribution
Address Lower
Income Units
Moderate
Income Units
Above Moderate
Income Units
Total
Units
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Identified in
Housing
Element
13126 S
WESTERN AVE 15 4 11 30
Provided 7 114 121
Remaining 8 4
The City was allocated a regional housing need of 5,735 units to plan for the 2021-2029 planning period, broken down as follows: very low/low-income – 2,246 units; moderateincome – 894 units; and above moderate-income – 2,595 units. However, the housing element plans for a total of 7,399 units, exceeding the City’s allocation by 1,664 units or 29%. This buffer was necessary in order to address the no net loss requirement, of maintaining an adequate inventory of sites. While the project is not providing the number of housing units of each identified income level as assumed in the housing element, there are more than sufficient sites remaining that are identified in the housing element to accommodate the City’s share of regional housing for the 2021-2029 planning period (Table 5: No Net Loss Calculation).

The City is in the beginning of the 2021-2029 housing period, and the first reported progress in reaching the regional housing need has not been completed at this time.

However, the housing element does identify several residential development projects with completed entitlements and pending projects in the City, totaling 528 units, that can be completed within the timeframe of this Housing Element. This project will also assist the City in reaching this allocation and continue to provide different housing options.

Table 5: No Net Loss Calculation
Very Low/Low Moderate Above Moderate
Allocation 2,246 894 2,595
Number of Housing Units in
2021-2029 HE
2,833 1,770 2,796
Buffer 587 876 201
Reported Progress - - -
Proposed Project 7 114
Remaining Allocation 2,239 894 2,481
Remaining Buffer 580 876 2,675
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February 15, 2022

ENVIRONMENTAL CONSIDERATIONS
The project is an infill development project under Class 32 of the California Environmental Quality (CEQA) Guidelines. As demonstrated above, the project is consistent with applicable general plan policies, and also consistent with applicable requirements of the City’s zoning ordinance. The project is within City limits, on a site less than five acres, and surrounded by urban uses. The site has no value as a habitat for endangered, rare, or threatened species. The project site is able to be served by all required utilities and public services. The City’s environmental consultant, Kimley-Horn, prepared technical studies (Exhibit D) that showed the proposed project would have less than significant impacts concerning traffic, noise, and air. Additionally, compliance with the National Pollution Discharge Elimination System and requirements of the Gardena Municipal Code would ensure the project’s construction-related activities would not violate any water quality standards or otherwise substantially degrade surface or groundwater quality, resulting in a less than significant impact. Therefore, the City does not foresee any adverse impacts to traffic, noise, air quality, or water quality.

The proposed project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the project is predominantly urban and not considered a sensitive environment; therefore, the project will not result in any significant impacts that may otherwise occur in a sensitive environmental area. The cumulative impact of this project, and the approval of other projects like it in the vicinity, is not expected to have any significant environmental impact.

The project is not located along any state designated scenic highway nor within any designated hazardous waste site. Kimley-Horn also prepared a Cultural Resources Assessment (Exhibit D) that found that neither of the two existing buildings on the property appear to have historical significance. Staff does not expect any significant impacts or unusual circumstances related to the approval and construction of this project.

Therefore, the proposed project is categorically exempt from CEQA under CEQA Guidelines section 15332, Infill Exemption.

NOTICING
The public hearing notice for the project was published in the Gardena Valley News and mailed first class to owners and occupants within a 300-foot radius of the site on January 20, 2022, for the February 1, 2022, Planning Commission meeting. At the February 1, 2022, meeting the public hearing was opened and continued to the February 15, 2022, meeting. A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department, Room 101, City Hall, and are considered part of the administrative record.

RECOMMENDATION
Staff recommends the Planning and Environmental Quality Commission to:
1) Continue the public hearing;
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February 15, 2022

2) Receive testimony from the public; and
3) Adopt Resolution PC 4-22 approving Site Plan Review #5-21, Conditional Use Permit #5-21, and Conditional Use Permit #6-21 subject to the attached conditions of approval and directing staff to file a Notice of Exemption.

ATTACHMENTS
Resolution No. PC 4-22
Exhibit A – Draft Conditions of Approval
Exhibit B – Architectural Plans
Exhibit C – Property Management Plan
Exhibit D – CEQA Class 32 Categorical Exemption Technical Studies RESOLUTION NO. PC 4-22

A RESOLUTION OF THE PLANNING AND ENVIRONMENTAL QUALITY

COMMISSION OF THE CITY OF GARDENA, CALIFORNIA, APPROVING SITE PLAN REVIEW #5-21, CONDITIONAL USE PERMIT #5-21, AND CONDITIONAL USE PERMIT #6-21 TO DEVELOP A 121-UNIT SINGLE ROOM OCCUPANCY HOUSING

DEVELOPMENT, WITH SEVEN AFFORDABLE UNITS, AND TWO, SIX-TIER AUTOMATED PARKING STRUCTURES ON A ONE-ACRE PROPERTY IN THE M-1 (INDUSTRIAL) ZONE WITH, AND DIRECTING STAFF TO FILE A NOTICE OF EXEMPTION FOR A CLASS 32 IN-FILL DEVELOPMENT
13126 S. WESTERN AVENUE (APN: 6102-006-013)

THE PLANNING COMMISSION OF THE CITY OF GARDENA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. RECITALS.

A. On July 30, 2021, the applicant West Realty Group, Inc., represented by Lee Johnson, submitted an application for a site plan review and conditional use permit to construct the 121-unit single room occupancy (SRO) housing development, including seven affordable units, and an additional conditional permit for the construction of two, six-tier automated parking structures (the “Project”) on the property at 13126 S. Western Avenue (the “Property”);
B. The General Plan Land Use Plan designation of the Property is Industrial, and the zoning is M-1 (Industrial);
C. The Property is bounded by warehouse buildings to the north and east, Western Avenue to the west and West 132nd Street to the south; D. On January 20, 2022, a public hearing was duly noticed for a virtual Planning and Environmental Quality Commission meeting for February 1, 2022, at 7 PM; E. On February 1, 2022, the Planning Commission opened and continued the public hearing to February 15, 2022;
F. On February 15, 2022, the Planning and Environmental Quality Commission held a public hearing at which time it considered all material and evidence, whether written or oral; and
G. In making the various findings set forth herein, the Planning and Environmental Quality Commission has considered all of the evidence presented by staff, the applicant, and the public, whether written or oral, and has considered the procedures and the standards required by the Gardena Municipal Code.

SECTION 2. SITE PLAN REVIEW #5-21
Site Plan Review (#5-21) for the construction of a four-story residential building for 121 RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

SRO units fronting Western Avenue, is hereby approved based on the following findings and subject to the conditions attached hereto as Exhibit A. The plans being approved are dated January 4, 2022, and attached hereto as Exhibit B, as the same may be modified by the conditions of approval.

A. The proposed development, including the uses and physical design, is consistent with the intent and general purpose of the general plan and provisions of the municipal code.

The General Plan Land Use Plan designates the Property as Industrial. Allowing the 121-unit single room occupancy housing development would be consistent with various goals and policies of the General Plan including the following:
 LU Goal 1 Preserve and protect existing single-family and low/medium-density residential neighborhoods while promoting the development of additional high quality housing types in the City.
 Policy LU 1.1: Promote sound housing and attractive and safe residential neighborhoods
 Policy LU 1.5: Provide adequate residential amenities such as open space, recreation, off-street parking, and pedestrian features in multifamily residential developments
 Policy LU 1.9: Allow well designed and attractive residential mixed-use development to occur on existing underutilized commercial/industrial blocks designed as Mixed-Use Overlay.
 Policy DS 2.3: Encourage a variety of architectural styles, massing, floor plans, color schemes, building materials, façade treatments, elevation and wall articulations.
 Policy DS 2.10: Provide landscape treatments (trees, shrubs, groundcover, and grass areas) within multi-family development projects in order to create a “greener” environment for residents and those viewing from public areas.  Policy DS 2.11: Incorporate quality residential amenities such as private and communal open spaces into multi-unit development projects in order to improve the quality of the project and to create more attractive and livable spaces for residents to enjoy.
 Policy DS 2.9: Integrate new residential developments with the surrounding built environment, in addition, encourage a strong relationship between the dwelling and the street.
 CI Goal 1 Promote a safe and efficient circulation system that benefits residents and businesses and integrates with the greater Los Angeles/South Bay transportation system.
 Policy CI 1.1: Prioritize long-term sustainability for the City of Gardena, in alignment with regional and state goals, by promoting infill development, RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

reduced reliance on single-occupancy vehicle trips, and improved multi-modal transportation networks, with the goal of reducing air pollution and greenhouse gas emissions, thereby improving the health and quality of life for residents.  CI Goal 3 Develop Complete Streets to promote alternative modes of transportation that are safe and efficient for commuters, and available to persons of all income levels and disabilities.
 Policy CI 3.3: Maintain and expand sidewalk installation and repair programs, particularly in areas where sidewalks link residential neighborhoods to local schools, parks, and shopping areas.
 CN Goal 2 Conserve and protect groundwater supply and water resources.  Policy CN 2.2: Comply with the water conservation measures set forth by the California Department of Water Resources.
 CN Goal 3 Reduce the amount of solid waste produced in Gardena.  Policy CN 3.1: Comply with the requirements set forth in the City’s Source Reduction and Recycling Element.
 CN Goal 4 Conserve energy resources through the use of technology and conservation methods.
 Policy CN 4.2: Require compliance with Title 24 regulations to conserve energy.  PS Goal 2 Protect the community from dangers associated with geologic instability, seismic hazards and other natural hazards.  Policy PS 2.3: Require compliance with seismic safety standards in the Unified Building Code.
 Policy PS 2.4: Require geotechnical studies for all new development projects located in an Alquist-Priolo Earthquake Fault Zone or areas subject to liquefaction.
 N Goal 3 Develop measures to control non-transportation noise impacts.  Policy N 3.1: Require compliance with a quantitative noise ordinance based on the Model Noise Ordinance developed by the (now-defunct) State of California Office of Noise Control.
 Policy N 3.3: Require compliance with construction hours to minimize the impacts of construction noise on adjacent land.
 Housing Goal 2.0 Provide opportunity for increasing the supply of affordable housing within the City with special emphasis on housing for special needs groups.
 Policy 2.2: Provide incentives for new housing construction, to encourage the production of affordable units. Encourage provision of units of various sizes to RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

accommodate the diverse needs of the community, including seniors, students and young workers, and large households.
 Housing Goal 5.0 Promote equal opportunity for all residents to reside in the housing of their choice.
 Policy 5.2: Provide a range of housing options, locational choices, and price points to accommodate the diverse needs in Gardena and to allow for housing mobility.

The Project’s design is high-quality, with a well-articulated building and pedestrian orientated environment that creates an attractive and safe residential neighborhood. The Project includes an abundant amount of open space including, open decks, outdoor courtyards, private balconies, a pool and spa, fitness room and multipurpose room. The building is stepped back four stories to two stories at the southwest corner, helping to reduce the building massing. The building mass and design act as a transition to the scale of the surrounding neighborhood.

The Project is an infill project in a high-quality transit area. While the Property is not located in the Mixed-Use Overlay zone, the Project is a well-designed and attractive residential development on an existing underutilized industrial property.

The Property is zoned M-1, and SRO uses are allowed by conditional use permit.

The building is setback ten feet from the property line and separated by a landscape buffer that includes varies plants and shrubs. In the common outdoor courtyard, there are multiple trees of various sizes, as well as raised planters that help create a greener environment for the residents.

The Project creates 121 SRO units each with a floor area of 350-sf. Each unit will have a dishwasher, front loading washing machine and private balcony or patio.

The Project includes seven affordable units, at a very-low-income level, that will have the same high-quality design of the other SRO units. This Project helps satisfy the City’s regional housing need allocation of 5,735 units including 1,485 very low units
Upon approval of the site plan review and issuance of the conditions of approval, the Project will not change the character of the community and will be consistent with the Gardena Municipal Code and General Plan.

B. The proposed development will not adversely affect the orderly and harmonious development of the area and the general welfare of the city.

As set forth above and in the staff report, which is incorporated by reference, the site plan meets all applicable development requirements of the Gardena Municipal Code, and as conditioned, will be compatible with, and not detrimental to, the surrounding land uses and general welfare of the City.

RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

SECTION 3. CONDITIONAL USE PERMIT #5-21
Conditional Use Permit #5-21 for the construction of a SRO residential development in the Industrial (M-1) zone, is hereby approved based on the following findings and subject to the conditions attached hereto as Exhibit A.

A. That the use if one for which a conditional use permit is authorized; As set forth under Section 18.36.030.P of the Gardena Municipal Code (GMC), SRO units are, allowed pursuant to a conditional use permit.

B. That such use is necessary or desirable for the development of the community and is compatible with the surrounding uses; is in harmony with the general plan; is not detrimental to the surrounding properties, existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; and will not be detrimental to the public health, safety or welfare; Under the recently adopted 2021-2029 housing element, the City of Gardena was allocated a regional housing need of 5,735 residential units for the eight-year period, including 1,485 very low-income units. The Project will assist the City in reaching this allocation and continue to provide different housing options. As shown in Section 2 of this Resolution, the Property is compatible with various goals and policies of the City’s Land Use Plan, Community Design Plan, Circulation Plan, Conservation Plan, Public Safety Plan, Noise Plan, and Housing Element.

C. That the site for the intended use is adequate in size and shape to accommodate such use and all of the yards, setbacks, walls, fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood;
The Property has a dimension of 141 feet by 310 feet. As set forth above and in the staff report, which is incorporated by reference, the Project meets or exceeds all of the minimum development standards of the M-1 zone, including setbacks, walls, fencing, landscaping, and parking.

D. That the site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use;
The Circulation Plan of the Gardena General Plan designates Western Avenue as an arterial roadway and West 132nd Street as a collector roadway. Arterial roadways are designed to connect traffic from smaller roadways to freeway interchanges and regional roadway corridors and are the principal urban thoroughfares of the City.

Collector roadways are intended to provide general access to all types of land uses.

The use of the Property for 121 units is not expected to generate more traffic than the existing uses, and therefore, the surrounding streets are properly designed to carry the quantity of traffic generated by the Project.

RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

E. That the conditions stated in the decisions are deemed necessary to protect the public health, safety, and general welfare.

The conditions of approval for Conditional Use Permit #5-21 will ensure that the SRO development will be compatible with, and not detrimental to, the surrounding uses in the vicinity.

GMC Section 18.36.030P.11, requires that a management plan be approved by the Planning Commission for SRO developments. The Project’s Management Plan, attached hereto as Exhibit C, addresses the management and operation of the facility, rental procedures, safety, and security of the residents and building maintenance. Staff finds that the Management Plan complies with the requirements as set forth GMC Section 18.36.030P.11.

SECTION 4. CONDITIONAL USE PERMIT #6-21
Conditional Use Permit #6-21 for the construction of two, six-tier automated parking structures, is hereby approved based on the following findings and subject to the conditions attached hereto as Exhibit A.

A. That the use if one for which a conditional use permit is authorized; GMC Section 18.40.080.B.5 allows for parking flexibility through mechanical vehicles storages, pursuant to a conditional use permit.

B. That such use is necessary or desirable for the development of the community and is compatible with the surrounding uses; is in harmony with the general plan; is not detrimental to the surrounding properties, existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; and will not be detrimental to the public health, safety or welfare; The six-tier automated parking structures allows the Project to meet the minimum parking requirements in less space than a traditional surface parking lots or garages would require. Automated parking structures utilizes the land more efficiently as they do not need ramps for drivers to get in and out of spaces, making it more desirable for developments in the City. Additionally, the six-tier automated parking structures do not need to be as tall as a traditional six-story parking structure. As shown above, the development is consistent with various goals and policies of the General Plan which are in part made possible by being able to utilize this more efficient system. The automated parking structure will not be detrimental to the surrounding properties, existing uses or to uses specifically permitted in the M-1 zone.

C. That the site for the intended use is adequate in size and shape to accommodate such use and all of the yards, setbacks, walls, fences, landscaping and other features required in order to adjust such use to those existing or permitted future uses on land in the neighborhood;
The Property has a dimension of 141 feet by 310 feet. As shown above, the Project, including the automated parking structures, meets or exceeds all of the minimum RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

development standards of the M-1 zone, including setbacks, walls, fencing, landscaping, and parking.

D. That the site for the proposed use relates to streets and highways properly designed and improved so as to carry the type and quantity of traffic generated or to be generated by the proposed use;
The Circulation Plan of the Gardena General Plan designates Western Avenue as an arterial roadway and West 132nd Street as a collector roadway. The parking structures are accessory uses to that of the SRO residential development and do not add traffic above that of the SRO units themselves. The primary use of the 121 SRO units is not expected to generate more traffic than existing uses, and therefore, the surrounding streets are properly designed to carry the quantity of traffic generated by the Project.

E. That the conditions stated in the decisions are deemed necessary to protect the public health, safety, and general welfare.

The conditions of approval for Conditional Use Permit #6-21, will ensure that the automated parking will be compatible with, and not detrimental to, the surrounding uses in the vicinity.

SECTION 5. NO NET LOSS FINDINGS.

In accordance with Government Code section 65583, each city’s housing element must include an inventory of land suitable and available for residential development to meet the locality’s housing need for each of the designated income levels of the assigned regional housing need. Additionally, if the City allows development of a site with less units by income level than identified in the housing element for that site, the City must make written findings supported by substantial evidence as to whether there are remaining sites identified in the housing element to accommodate the City’s share of regional housing needs, including a quantification of the remaining unmet need for each income level.

A. The Property is identified in the 2021-2029 Gardena housing element for a housing development that would include 15 lower income units, 4 moderate income units, and 11 above moderate-income units. The Project includes seven affordable units at the very-low-income level, while the remaining 114 units would be at above moderate income. The Project will meet the above moderate housing units that were identified for the site and provide seven out of the 15 identified lower income units. While the Project is providing more overall units than identified in the housing element, the Project does not provide the total lower and moderate-income units assumed.

B. The City was allocated a regional housing need of 5,735 units to plan for the 2021- 2029 planning period, broken down as follows: very low/low-income – 2,246 units; moderate-income – 894 units; and above moderate-income – 2,595 units. However, the housing element plans for a total of 7,399 units, exceeding the City’s allocation by 1,664 units or 29%. This buffer was necessary in order to address the no net loss requirement, of maintaining an adequate inventory of sites. While the Project is not providing the number of housing units of each identified income level as assumed in RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

the housing element, there are more than sufficient sites remaining that are identified in the housing element to accommodate the City’s share of regional housing for the 2021-2029 planning period.

C. The City is in the beginning of the 2021-2029 housing period, and the first reported progress in reaching the regional housing need has not been completed at this time.

However, the housing element does identify several residential development projects with completed entitlements and pending projects in the City, totaling 528 units, that can be completed within the timeframe of this Housing Element. The Project will also assist the City in reaching this allocation and continue to provide different housing options.

SECTION 6. CALIFORNIA ENVIROMENTAL QUALITY ACT FINDINGS.

The Project is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to the following exemption:

A. Class 32 — Section 15332 – Infill Development Project. The Project is consistent with applicable general plan policies, and also consistent with applicable requirements of the City’s zoning ordinance. The Project is within City limits, on a site less than five acres, and surrounded by urban uses. The Property has no value as a habitat for endangered, rare, or threatened species. The Property is able to be served by all required utilities and public services. The City’s environmental consultant, KimleyHorn, prepared technical studies (Exhibit D) that showed the Project would have less than significant impacts concerning traffic, noise, and air. Additionally, compliance with the National Pollution Discharge Elimination System and requirements of the Gardena Municipal Code would ensure the Project’s construction-related activities would not violate any water quality standards or otherwise substantially degrade surface or groundwater quality, resulting in a less than significant impact. Therefore, the City does not foresee any adverse impacts to traffic, noise, air quality, or water quality.

B. The Project is not subject to any of the exceptions for exemption under Section 15300.2 of the CEQA Guidelines. The location of the Project is predominantly urban and not considered a sensitive environment; therefore, the Project will not result in any significant impacts that may otherwise occur in a sensitive environmental area.

The cumulative impact of this Project, and the approval of other projects like it in the vicinity, is not expected to have any significant environmental impact. The Project is not located along any state designated scenic highway nor within any designated hazardous waste site. Kimley-Horn also prepared a Cultural Resources Assessment (Exhibit D) that found that neither of the two existing buildings on the Property appear to have historical significance. Staff does not expect any significant impacts or unusual circumstances related to the approval and construction of this Project C. Staff is hereby directed to file a Notice of Exemption for a Class 32 categorical exemption.

RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

SECTION 7. APPEAL.

The approvals granted by this Resolution may be appealed within 10 calendar days from adoption of this resolution. All appeals must be in writing and filed with the City Clerk within this time period with the appropriate fee. Failure to file a timely written appeal will constitute a waiver of any right of appeal. The City Council may also call this matter for review within the same time period.

SECTION 8. RECORD.

Each and every one of the findings and determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the Project. All summaries of information in the findings which precede this section are based on the entire record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.

SECTION 9. CUSTODIAN OF RECORD.

The Custodian of Record for the proceedings relating to the Project is Greg Tsujiuchi, Community Development Director, City of Gardena, 1700 West 162nd Street, Gardena, California 90247. Mr. Tsujiuchi’s email is [email protected] and his phone number is (310) 217-9530.

SECTION 10. EFFECTIVE DATE.

This Resolution shall take effect immediately.

SECTION 11. CERTIFICATION.

The Secretary shall certify the passage of this resolution.

RESO NO. PC 4-22; SPR #5-21; CUP #5-21; CUP #6-21
February 15, 2022

PASSED, APPROVED, AND ADOPTED this 15th day of February 2022.

LANGLEY STEPHEN, CHAIR

PLANNING AND ENVIRONMENTAL

QUALITY COMMISSION
ATTEST:
___________________________________

GREG TSUJIUCHI, SECRETARY

PLANNING AND ENVIRONMENTAL QUALITY COMMISSION

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

CITY OF GARDENA
I, Greg Tsujiuchi, Planning and Environmental Quality Commission Secretary of the City of Gardena, do hereby certify the following:

1. That a copy of this Resolution and the Conditions of Approval (Exhibit A) will be sent to the applicant and to the City Council as a report of the findings and action of the Planning and Environmental Quality Commission; and

2. That the foregoing Resolution was duly adopted by the Planning and Environmental Quality Commission of the City of Gardena at a regular meeting thereof, held the 15th day of February 2022, by the following vote of the Planning and Environmental Quality Commission:

AYES: n, Sherman, Pierce, Jackson, Pierce
NOES:

ABSENT:

Attachments:
 Exhibit A – Draft Conditions of Approval
 Exhibit B – Architectural Plans
 Exhibit C – Property Management Plan
 Exhibit D – CEQA Class 32 Categorical Exemption Technical Studies kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030

TECHNICAL MEMORANDUM
To: Amanda Acuna, Senior Planner, Lisa Kranitz, Assistant City Attorney, City of Gardena
From: Rita Garcia, Project Manager, and Ryan Chiene, Technical Manager Date: November 30, 2021
Subject: Western SRO Apartments Project, City of Gardena – Air Quality Analysis

1.0 INTRODUCTION & PURPOSE
The purpose of this Technical Memorandum is to identify the air quality emissions associated with construction and operations of the proposed Western SRO Apartments project (project), located at 13126 Western Avenue, in the City of Gardena, California (City). This Technical Memorandum has been prepared to support an exemption from the California Environmental Quality Act (CEQA) in accordance with State CEQA Guidelines Section 15332 (In-Fill Development Projects). Specifically, this analysis addresses the project’s potential effects relating to air quality referenced in State CEQA Guidelines Section 15332(d).

2.0 PROJECT DESCRIPTION
Project Location
The proposed project site is located northeast of the West 132nd Street at Western Avenue intersection, at 13126 South Western Avenue in the northern portion of the City of Gardena, County of Los Angeles, California. The assessor’s parcel number (APN) for the project site is APN 6102-006-013. The site is bordered by light-industrial uses; there are single-family residences to the west on Manhattan Place.

Regional access to the project site is provided via Interstate 105 (I-105) from the north and Interstate 110 (I-110) from the east. Local access to the site is provided via Western Avenue and 132nd Street. The project site and surrounding area are characterized as built out and urbanized, with mainly industrial and residential land uses.

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 Project Characteristics
The project site is designated as Industrial and zoned General Industrial (M-1). The project site is currently developed with a convenience store (2,755 square feet) and autobody shop (9,981 square feet) with surface parking. The project proposes to demolish all on-site improvements and, in their place, construct a four-story, 121 unit single-room occupancy (SRO) residential development including 7 very low-income residential units. All units, including the very low-income units, would be 350 square feet. The project’s total proposed floor area is 54,461 square feet with a proposed building height maximum of 50 feet. Further, the project proposes to provide 20,115 square feet of open space, exceeding the City’s open space requirement of 10 square feet per unit.

The project would provide 122 parking spaces, of which 114 spaces would be provided in a freestanding six-level automated parking structure, and 8 covered parking spaces (6 standard and 2 compact) would be provided to the south of the parking structure on the ground level.

Additionally, 40 bicycle parking spaces in a stacked rack system would be provided.

3.0 AIR QUALITY IMPACTS
SCAQMD Thresholds
The SCAQMD CEQA Air Quality Handbook provides significance thresholds for volatile organic compounds (VOC) (also referred to as reactive organic gases [ROG]), nitrogen oxides (NOX), carbon monoxide (CO), sulfur oxides (SOX), particulate matter 10 microns or less in diameter (PM10), and particulate matter 2.5 microns or less in diameter (PM2.5). The thresholds apply to both project construction and operation within the SCAQMD jurisdictional boundaries.

If a project proposes development in excess of the SCAQMD established thresholds, as outlined in Table 1: South Coast Air Quality Management District Significance Thresholds, a significant air quality impact may occur, and additional analysis is warranted to fully assess the significance of impacts. However, ultimately the lead agency determines the thresholds of significance for impacts.

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 Table 1: South Coast Air Quality Management District Significance Thresholds Pollutant
Mass Daily Thresholds (pounds per day)
Construction Operations
Nitrogen Oxides (NOX) 100 55
Volatile Organic Compounds (VOC)1 75 55
Particulate Matter up to 10 Microns (PM10) 150 150
Particulate Matter up to 2.5 Microns (PM2.5) 55 55
Sulphur Oxides (SOX) 150 150
Carbon Monoxide (CO) 550 550

1. VOCs and ROGs are subsets of organic gases that are emitted from the incomplete combustion of hydrocarbons or other carbon-based fuels. Although they represent slightly different subsets of organic gases, they are used interchangeably for the purposes of this analysis.

Source: South Coast Air Quality Management District, South Coast AQMD Air Quality Significance Thresholds, April 2019.

Construction Emissions
Construction associated with the proposed project would generate short-term emissions of criteria air pollutants. The criteria pollutants of primary concern are ozone-precursor pollutants (i.e., ROG and NOX), PM10, and PM2.5. Construction-generated emissions are short term and of temporary duration, lasting only as long as construction activities occur. Emissions would be considered a significant air quality impact if the volume of pollutants generated exceeds the SCAQMD’s thresholds of significance.

Construction results in the temporary generation of emissions resulting from demolition, site preparation, site grading, road paving, motor vehicle exhaust associated with construction equipment and worker trips, and the movement of construction equipment, especially on unpaved surfaces. Emissions of airborne particulate matter are largely dependent on the amount of ground disturbance associated with site preparation activities as well as weather conditions and the appropriate application of water.

The duration of construction activities is estimated to be approximately 16 months, beginning in June 2022. Construction-generated emissions associated with the project were calculated using the California Air Resources Board (CARB)-approved California Emissions Estimator Model version 2020.4.0 (CalEEMod), which is designed to model emissions for land use development projects, based on typical construction requirements. See Appendix A: Air Quality Emissions Data for more information regarding the construction assumptions used in this analysis. Predicted maximum daily construction-generated emissions for the proposed project are identified in Table 2: Project Construction Emissions.

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 Table 2: Project Construction Emissions
Description
Emissions (pounds per day)1
ROG NOX CO SO2 PM10 PM2.5
Maximum Daily Emissions2 12.22 12.39 10.53 0.02 2.91 1.61 SCAQMD Threshold 75 100 550 150 150 55
SCAQMD Threshold Exceeded? No No No No No No

1. SCAQMD Rule 403 Fugitive Dust applied. The Rule 403 reduction/credits include the following: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; water all haul roads twice daily; and limit speeds on unpaved roads to 15 miles per hour. Reductions percentages from the SCAQMD CEQA Handbook (Tables XI-A through XI-E) were applied. No mitigation was applied to construction equipment. Refer to Appendix A for Model Data Outputs.

2. To be conservative, the emissions provided here show the maximum daily emissions even though such emissions would not occur throughout the entirety of the construction phase.

Source: CalEEMod version 2020.4.0. Refer to Appendix A for model outputs.

Table 2 shows that construction pollutant emissions would remain below their respective thresholds with implementation of required SCAQMD Rule 403. The project would also be required to comply with SCAQMD Rules 402 and 1113, which prohibit nuisances and limit VOC content in paints, respectively. Compliance with SCAQMD Rules 402 and 1113 would further reduce specific construction-related emissions. As shown above, all criteria pollutant emissions would be below their respective thresholds and impacts would be less than significant.

Operational Emissions
Operational emissions are typically associated with mobile sources (i.e., motor vehicle use) and area sources (such as the use of landscape maintenance equipment, consumer products, and architectural coatings). Energy source emissions would be generated from electricity and natural gas usage. Table 3: Operational Emissions summarizes the operational emissions attributable to the proposed project. As shown in Table 3, the project’s emissions would not exceed SCAQMD thresholds. Therefore, regional operations emissions would result in a less than significant long-term regional air quality impact. It is noted these emissions estimates are conservative, since no credit was taken for the existing land uses (i.e., convenience store and autobody shop) that would be displaced.

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 Table 3: Operational Emissions
Source
Emissions (pounds per day)1
ROG NOX CO SO2 PM10 PM2.5
Area 6.38 2.42 40.42 0.11 5.04 5.04
Energy 0.04 0.34 0.15 0.00 0.03 0.03
Mobile 2.01 2.30 20.73 0.04 4.77 1.29
Total 8.43 5.06 61.29 0.16 9.84 6.36
SCAQMD Threshold 55 55 550 150 150 55
SCAQMD Threshold Exceeded? No No No No No No

1. Emissions were calculated using the California Emissions Estimator Model version 2020.4.0 (CalEEMod), as recommended by the SCAQMD. Worst-case seasonal maximum daily emissions are reported.

Source: CalEEMod version 2020.4.0. Refer to Appendix A for model outputs.

Localized Construction Impacts
The nearest sensitive receptors to the project site are single-family residences located approximately 430 feet to the west of the site. To identify impacts to sensitive receptors, the SCAQMD recommends addressing Localized Significance Thresholds (LSTs) for construction. LSTs were developed in response to SCAQMD Governing Boards' Environmental Justice Enhancement Initiative (I-4). The SCAQMD provided the Final Localized Significance Threshold Methodology (dated June 2003 [revised 2008]) for guidance. The LST methodology assists lead agencies in analyzing localized impacts associated with project-specific developments.

Since CalEEMod calculates construction emissions based on the number of equipment hours and the maximum daily soil disturbance activity possible for each piece of equipment, Table 4: Equipment-Specific Grading Rates is used to determine the maximum daily disturbed acreage for comparison to LSTs. For this project, the appropriate source receptor area (SRA) for the localized significance thresholds is the Southwest Coastal LA County (SRA 3) area because since this SRA includes the project site. LSTs apply to NOX, CO, PM10, and PM2.5.

The SCAQMD has look-up tables for projects that disturb areas less than or equal to five acres in size. Based on the daily equipment modeled in CalEEMod, project construction is anticipated to disturb approximately 1.5 acres in a single day. As the LST guidance provides thresholds for projects disturbing 1-, 2-, and 5-acres in size and the thresholds increase with size of the site, the LSTs for a 1.5-acre threshold were interpolated and used for this analysis.

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 Table 4: Equipment-Specific Grading Rates
Construction
Phase Equipment Type
Equipment
Quantity
Acres Graded
per 8-Hour Day
Operating
Hours per Day
Acres Graded
per Day
Grading
Tractor 1 0.5 8 0.5
Graders 1 0.5 8 0.5
Dozers 1 0.5 8 0.5
Scrapers 0 1 8 0
Total Acres Graded per Day 1.5
Source: CalEEMod version 2020.4.0.

The SCAQMD’s methodology indicates that “off-site mobile emissions from the project should not be included in the emissions compared to LSTs.” Therefore, for purposes of the construction LST analysis, only emissions included in the CalEEMod “on-site” emissions outputs were considered. The nearest sensitive receptors to the project site are residences located approximately 430 feet (131 meters) to the west of the site. LST thresholds are provided for distances to sensitive receptors of 25, 50, 100, 200, and 500 meters. Therefore, LSTs for 100 meters were conservatively used in this analysis. Table 5: Localized Significance of Construction Emissions, presents the results of localized emissions during construction activity. Table 5 shows that the emissions of these pollutants on the peak day of construction would not result in significant concentrations of pollutants at nearby sensitive receptors. Therefore, no significant impacts would occur concerning LSTs during construction activities.

Table 5: Localized Significance of Construction Emissions Source/Activity
Emissions (pounds per day)1,2
NOX CO PM10 PM2.5
Demolition (2022) 6.41 7.47 0.59 0.36
Site Preparation (2022) 6.93 3.96 0.48 0.26
Grading (2022) 12.00 5.94 2.79 1.57
Building Construction (2022) 7.03 7.15 0.37 0.34
Building Construction (2023) 6.42 7.10 0.32 0.29
Paving (2023) 5.50 7.02 0.26 0.25
Architectural Coating (2023) 1.30 1.81 0.07 0.07
Maximum Daily Emissions 12.39 10.53 2.91 1.61
SCAQMD LST (for 1.5 acre at 100 meters) 123 1,377 33 11 Maximum Daily Emissions Exceed SCAQMD Threshold? No No No No

1. CalEEMod version 2020.4.0. Worst-case seasonal maximum daily emissions are reported.

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 Table 5: Localized Significance of Construction Emissions Source/Activity
Emissions (pounds per day)1,2
NOX CO PM10 PM2.5

2. SCAQMD Rule 403 Fugitive Dust applied for construction emissions. The Rule 403 reduction/credits include the following: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; water all haul roads twice daily; and limit speeds on unpaved roads to 15 miles per hour. Reductions percentages from the SCAQMD CEQA Handbook (Tables XI-A through XI-E) were applied. No mitigation was applied to construction equipment. Refer to Appendix A for Model Data Outputs.

Localized Operational Impacts
According to the SCAQMD localized significance threshold methodology, operational LSTs apply to on-site sources. LSTs for receptors located at 100 meters for SRA 3 were conservatively used in this analysis. The 1-acre LST threshold was used for the 1-acre project site. The on-site operational emissions were calculated using CalEEMod and are compared to the LST thresholds in Table 6: Localized Significance of Operational Emissions. The operational emissions shown in Table 6 include all on-site project-related stationary sources (i.e., area and energy sources). The table shows that the project would not generate localized emissions during project operations. Therefore, the project would result in a less than significant impact concerning LSTs during operational activities.

Table 6: Localized Significance of Operational Emissions Activity
Emissions (pounds per day)1
NOX CO PM10 PM2.5
On-Site Emissions
(Area and Energy Sources) 2.28 10.91 0.23 0.23
SCAQMD Localized Screening Threshold
(adjusted for 1 acre at 100 meters) 107 1,156 7 3
Exceed SCAQMD Threshold? No No No No

1. Emissions were calculated using the California Emissions Estimator Model version 2020.4.0 (CalEEMod), as recommended by the SCAQMD. Worst-case seasonal maximum daily emissions are reported.

Source: CalEEMod version 2020.4.0. Refer to Appendix A for model outputs.

Carbon Monoxide Hotspots
An analysis of CO “hot spots” is needed to determine whether a change in the level of service (LOS) of an intersection caused by the proposed project would have the potential to result in exceedances of the California Ambient Air Quality Standards or National Ambient Air Quality Standards. It has long been recognized that CO exceedances are caused by vehicular

kimley-horn.com 1100 W Town and County Road, Suite 700, Orange, CA 92868 714 939 1030 emissions, primarily when vehicles are idling at intersections. Vehicle emissions standards have become increasingly stringent in the last 20 years. Currently, the CO standard in California is a maximum of 3.4 grams per mile for passenger cars (requirements for certain vehicles are more stringent). With the turnover of older vehicles, introduction of cleaner fuels, and implementation of control technology on industrial facilities, CO concentrations have steadily declined.

Accordingly, with the steadily decreasing CO emissions from vehicles, even very busy intersections do not result in exceedances of the CO standard. CO attainment was thoroughly analyzed as part of the SCAQMD’s 2003 Air Quality Management Plan. The 2003 Air Quality Management Plan is the most recent AQMP that addresses CO concentrations. As part of the SCAQMD CO Hotspot analysis, the Wilshire Boulevard/Veteran Avenue intersection, one of the most congested intersections in Southern California with an average daily traffic (ADT) volume of approximately 100,000 vehicles per day, was modeled for CO concentrations. This modeling effort identified a CO concentration high of 4.6 parts per million (ppm), which is well below the 35-ppm federal standard. The South Coast Air Basin was re-designated as attainment in 2007 and is no longer addressed in the SCAQMD’s AQMP.

The proposed project considered herein would not produce the volume of traffic required to generate a CO hot spot in the context of SCAQMD’s 2003 CO hot-spot analysis. As the CO hotspots were not experienced at the Wilshire Boulevard/Veteran Avenue intersection even as it accommodates 100,000 vehicles daily, it can be reasonably inferred that CO hotspots would not be experienced at any vicinity intersections from 658 daily vehicle trips attributable to the project. Therefore, impacts would be less than significant.

4.0 CONCLUSION
As is evidenced by the discussions presented above, the project’s short-term construction and long-term operational air quality impacts would be less than significant. No mitigation measure is required. Therefore, pursuant to State CEQA Guidelines Section 15332(d), the project would not result in any significant effects relating to air quality.

Appendix A
Air Quality Emissions Data
Water Mitigation -
Waste Mitigation - per AB 939
Area Mitigation -
Demolition -
Grading -
Vehicle Trips - Trip Rate based on Trip Generation Memo Woodstoves - No wood burning per SCAQMD rules and regulations Construction Off-road Equipment Mitigation - SCAQMD rule compliance

0.004

1.3 User Entered Comments & Non-Default Data
Project Characteristics -
Land Use - Acreage based on Site Plan
Construction Phase - Schedule based on AQGHG Construction Questionnaire CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity
(lb/MWhr)

0.033 N2O Intensity
(lb/MWhr)
Climate Zone 8 Operational Year 2023
Utility Company Southern California Edison
346

1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33 Apartments Mid Rise 121.00 Dwelling Unit 1.00 121,000.00 Western Ave SRO Apartments Project
Los Angeles-South Coast County, Summer

1.0 Project Characteristics

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Maximum 12.2153 12.3747 10.8000 0.0229 5.4397 0.5205 5.9602 2.6026 0.4789 3.0815 0.0000 2,282.4499 2,282.4499 0.4512 0.0612 2,310.4533 2,245.9492 2,245.9492 0.3879 0.0575 2,272.7858

0.4512 0.0612 2,310.4533
2023 12.2153 7.1119 10.4430 0.0224 1.0557 0.3375 1.3844 0.2819 0.3196 0.5843 0.0000 2022 1.1206 12.3747 10.8000 0.0229 5.4397 0.5205 5.9602 2.6026 0.4789 3.0815 0.0000 2,282.4499 2,282.4499 N2O CO2e
Year lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

2.1 Overall Construction (Maximum Daily Emission)
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
tblVehicleTrips SU_TR 4.09 5.44

2.0 Emissions Summary
tblLandUse LotAcreage 3.18 1.00
tblVehicleTrips ST_TR 4.91 5.44
tblFireplaces NumberWood 6.05 0.00
tblGrading MaterialExported 0.00 1,000.00
tblConstructionPhase NumDays 1.00 10.00
tblFireplaces NumberGas 102.85 109.85
tblConstructionPhase NumDays 2.00 60.00
tblConstructionPhase NumDays 5.00 22.00
tblConstructionPhase NumDays 100.00 171.00
tblConstructionPhase NumDays 10.00 20.00
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstructionPhase NumDays 5.00 67.00
tblConstDustMitigation CleanPavedRoadPercentReduction 0 6 tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 12 Table Name Column Name Default Value New Value
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 7,571.4521 8,285.5503 3.7163 0.2415 8,450.4210

0.3078 0.1909 4,856.9720
Total 8.4682 4.8897 61.8167 0.1576 4.7351 5.1014 9.8366 1.2612 5.0990 6.3603 714.0983 Mobile 2.0453 2.1280 21.2541 0.0465 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 4,792.3978 4,792.3978 434.8442 434.8442 8.3300e0037.9700e-003 437.4282

3.4001 0.0427 3,156.0208
Energy 0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 Area 6.3830 2.4211 40.4176 0.1089 5.0407 5.0407 5.0407 5.0407 714.0983 2,344.2101 3,058.3084 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

2.2 Overall Operational
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

0.00 0.00 0.00 0.00 0.00
Total CO2 CH4 N20 CO2e
Percent Reduction 0.00 0.00 0.00 0.00 47.77 0.00 42.25 51.50 0.00 40.52 0.00

0.4512 0.0612 2,310.4533
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2
Maximum 12.2153 12.3747 10.8000 0.0229 2.3912 0.5205 2.9117 1.1303 0.4789 1.6093 0.0000 2,282.4499 2,282.4499 2,245.9492 2,245.9492 0.3879 0.0575 2,272.7858

0.4512 0.0612 2,310.4533
2023 12.2153 7.1119 10.4430 0.0224 1.0014 0.3375 1.3301 0.2686 0.3196 0.5710 0.0000 2022 1.1206 12.3747 10.8000 0.0229 2.3912 0.5205 2.9117 1.1303 0.4789 1.6093 0.0000 2,282.4499 2,282.4499 CH4 N2O CO2e
Year lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 6 Architectural Coating Architectural Coating 6/1/2023 9/1/2023 5 67 5 171
5 Paving Paving 6/1/2023 7/1/2023 5 22
4 Building Construction Building Construction 10/5/2022 5/31/2023 5 10
3 Grading Grading 7/13/2022 10/4/2022 5 60
2 Site Preparation Site Preparation 6/29/2022 7/12/2022 Num Days
Week
Num Days Phase Description
1 Demolition Demolition 6/1/2022 6/28/2022 5 20
Phase
Number
Phase Name Phase Type Start Date End Date

89.83 0.00 9.44

3.0 Construction Detail
Construction Phase
N20 CO2e
Percent Reduction 38.56 9.89 47.98 61.39 0.00 94.84 49.18 0.00 94.88 76.07 100.00 0.00 8.62 Fugitive PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
ROG NOx CO SO2
7,571.4521 7,571.4521 0.3780 0.2415 7,652.8661

0.3078 0.1909 4,856.9720
Total 5.2025 4.4059 32.1593 0.0609 4.7351 0.2633 4.9985 1.2612 0.2610 1.5222 0.0000 Mobile 2.0453 2.1280 21.2541 0.0465 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 4,792.3978 4,792.3978 434.8442 434.8442 8.3300e0037.9700e-003 437.4282

0.0619 0.0427 2,358.4659
Energy 0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 Area 3.1173 1.9373 10.7603 0.0122 0.2026 0.2026 0.2026 0.2026 0.0000 2,344.2101 2,344.2101 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Architectural Coating 1 17.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT HHDT
Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 87.00 13.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Grading 3 8.00 0.00 125.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix Vendor Vehicle
Class
Hauling Vehicle
Class
Demolition 4 10.00 0.00 55.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number

0.37 Architectural Coating Air Compressors 1 6.00 78 0.48 Paving Tractors/Loaders/Backhoes 1 7.00 97

0.42 Paving Rollers 1 7.00 80 0.38
Paving Pavers 1 7.00 130

0.37 Paving Cement and Mortar Mixers 4 6.00 9 0.56
Building Construction Tractors/Loaders/Backhoes 2 8.00 97

0.29 Building Construction Forklifts 2 6.00 89 0.20
Building Construction Cranes 1 4.00 231

0.40 Grading Tractors/Loaders/Backhoes 1 7.00 97 0.37
Grading Rubber Tired Dozers 1 6.00 247

0.37 Grading Graders 1 6.00 187 0.41
Site Preparation Tractors/Loaders/Backhoes 1 8.00 97

0.37 Site Preparation Graders 1 8.00 187 0.41
Demolition Tractors/Loaders/Backhoes 2 6.00 97

0.73 Demolition Rubber Tired Dozers 1 1.00 247 0.40
Demolition Concrete/Industrial Saws 1 8.00 81
Acres of Paving: 0
Residential Indoor: 245,025; Residential Outdoor: 81,675; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 0 (Architectural OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Acres of Grading (Site Preparation Phase): 5
Acres of Grading (Grading Phase): 45
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 291.2260 291.2260 0.0128 0.0322 301.1424

2.8200e0032.5000e-003 104.8288
Total 0.0474 0.4871 0.5018 2.7300e-003 0.1599 4.1500e-003 0.1641 0.0428 3.9400e-003 0.0468 Worker 0.0346 0.0253 0.3941 1.0200e-003 0.1118 7.2000e-004 0.1125 0.0296 6.6000e-004 0.0303 104.0127 104.0127

0.0000 0.0000 0.0000 0.0000 0.0000

9.9400e0030.0297 196.3136
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0128 0.4619 0.1077 1.7100e-003 0.0481 3.4300e-003 0.0516 0.0132 3.2800e-003 0.0165 187.2133 187.2133 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,147.9025 1,147.9025 0.2119 1,153.2001

0.2119 1,153.2001
Total 0.7094 6.4138 7.4693 0.0120 0.5906 0.3375 0.9281 0.0894 0.3225 0.4120

0.0000
Off-Road 0.7094 6.4138 7.4693 0.0120 0.3375 0.3375 0.3225 0.3225 1,147.9025 1,147.9025

0.0000
CO2e
Category lb/day lb/day
Fugitive Dust 0.5906 0.0000 0.5906 0.0894 0.0000 0.0894 Bio- CO2 NBio- CO2 Total CO2 CH4 N2O
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads

3.2 Demolition - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total

3.1 Mitigation Measures Construction
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 291.2260 291.2260 0.0128 0.0322 301.1424

2.8200e0032.5000e-003 104.8288
Total 0.0474 0.4871 0.5018 2.7300e-003 0.1519 4.1500e-003 0.1560 0.0409 3.9400e-003 0.0448 Worker 0.0346 0.0253 0.3941 1.0200e-003 0.1060 7.2000e-004 0.1067 0.0282 6.6000e-004 0.0289 104.0127 104.0127

0.0000 0.0000 0.0000 0.0000 0.0000

9.9400e0030.0297 196.3136
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0128 0.4619 0.1077 1.7100e-003 0.0460 3.4300e-003 0.0494 0.0127 3.2800e-003 0.0159 187.2133 187.2133 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.2119 1,153.2001
Mitigated Construction Off-Site
Total 0.7094 6.4138 7.4693 0.0120 0.2525 0.3375 0.5900 0.0382 0.3225 0.3608 0.0000 1,147.9025 1,147.9025 1,147.9025 1,147.9025 0.2119 1,153.2001

0.0000
Off-Road 0.7094 6.4138 7.4693 0.0120 0.3375 0.3375 0.3225 0.3225 0.0000 Fugitive Dust 0.2525 0.0000 0.2525 0.0382 0.0000 0.0382 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

52.0064 52.0064 1.4100e0031.2500e-003 52.4144

1.4100e0031.2500e-003 52.4144
Total 0.0173 0.0126 0.1971 5.1000e-004 0.0559 3.6000e-004 0.0563 0.0148 3.3000e-004 0.0152 Worker 0.0173 0.0126 0.1971 5.1000e-004 0.0559 3.6000e-004 0.0563 0.0148 3.3000e-004 0.0152 52.0064 52.0064

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.3048 950.1386
Unmitigated Construction Off-Site
Total 0.5797 6.9332 3.9597 9.7300e-003 0.5303 0.2573 0.7876 0.0573 0.2367 0.2940 942.5179 942.5179 942.5179 942.5179 0.3048 950.1386

0.0000
Off-Road 0.5797 6.9332 3.9597 9.7300e-003 0.2573 0.2573 0.2367 0.2367 Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.3 Site Preparation - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

52.0064 52.0064 1.4100e0031.2500e-003 52.4144

1.4100e0031.2500e-003 52.4144
Total 0.0173 0.0126 0.1971 5.1000e-004 0.0530 3.6000e-004 0.0533 0.0141 3.3000e-004 0.0144 Worker 0.0173 0.0126 0.1971 5.1000e-004 0.0530 3.6000e-004 0.0533 0.0141 3.3000e-004 0.0144 52.0064 52.0064

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.3048 950.1386
Mitigated Construction Off-Site
Total 0.5797 6.9332 3.9597 9.7300e-003 0.2267 0.2573 0.4840 0.0245 0.2367 0.2612 0.0000 942.5179 942.5179 942.5179 942.5179 0.3048 950.1386

0.0000
Off-Road 0.5797 6.9332 3.9597 9.7300e-003 0.2573 0.2573 0.2367 0.2367 0.0000 Fugitive Dust 0.2267 0.0000 0.2267 0.0245 0.0000 0.0245 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 225.0384 225.0384 9.7800e0030.0245 232.5855

2.2500e0032.0000e-003 83.8630
Total 0.0374 0.3701 0.3969 2.1100e-003 0.1259 3.1700e-003 0.1291 0.0337 3.0200e-003 0.0367 Worker 0.0277 0.0202 0.3153 8.2000e-004 0.0894 5.7000e-004 0.0900 0.0237 5.3000e-004 0.0242 83.2102 83.2102

0.0000 0.0000 0.0000 0.0000 0.0000

7.5300e0030.0225 148.7224
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 9.7100e-003 0.3499 0.0816 1.2900e-003 0.0365 2.6000e-003 0.0391 0.0100 2.4900e-003 0.0125 141.8283 141.8283 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.4414 1,375.8551
Unmitigated Construction Off-Site
Total 1.0832 12.0046 5.9360 0.0141 5.3138 0.5173 5.8311 2.5688 0.4759 3.0447 1,364.8198 1,364.8198 1,364.8198 1,364.8198 0.4414 1,375.8551

0.0000
Off-Road 1.0832 12.0046 5.9360 0.0141 0.5173 0.5173 0.4759 0.4759 Fugitive Dust 5.3138 0.0000 5.3138 2.5688 0.0000 2.5688 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.4 Grading - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 225.0384 225.0384 9.7800e0030.0245 232.5855

2.2500e0032.0000e-003 83.8630
Total 0.0374 0.3701 0.3969 2.1100e-003 0.1196 3.1700e-003 0.1227 0.0322 3.0200e-003 0.0352 Worker 0.0277 0.0202 0.3153 8.2000e-004 0.0848 5.7000e-004 0.0853 0.0226 5.3000e-004 0.0231 83.2102 83.2102

0.0000 0.0000 0.0000 0.0000 0.0000

7.5300e0030.0225 148.7224
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 9.7100e-003 0.3499 0.0816 1.2900e-003 0.0348 2.6000e-003 0.0374 9.5900e-003 2.4900e-003 0.0121 141.8283 141.8283 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.4414 1,375.8551
Mitigated Construction Off-Site
Total 1.0832 12.0046 5.9360 0.0141 2.2717 0.5173 2.7889 1.0982 0.4759 1.5741 0.0000 1,364.8198 1,364.8198 1,364.8198 1,364.8198 0.4414 1,375.8551

0.0000
Off-Road 1.0832 12.0046 5.9360 0.0141 0.5173 0.5173 0.4759 0.4759 0.0000 Fugitive Dust 2.2717 0.0000 2.2717 1.0982 0.0000 1.0982 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,178.5106 1,178.5106 0.0336 0.0612 1,197.5881

0.0245 0.0218 912.0104
Total 0.3267 0.8566 3.6473 0.0115 1.0557 0.0123 1.0680 0.2819 0.0115 0.2934 Worker 0.3011 0.2198 3.4290 8.9000e-003 0.9725 6.2300e-003 0.9787 0.2579 5.7400e-003 0.2636 904.9105 904.9105 273.6001 273.6001 9.1400e0030.0394 285.5777

0.0000 0.0000 0.0000
Vendor 0.0256 0.6368 0.2183 2.5500e-003 0.0833 6.0700e-003 0.0893 0.0240 5.8000e-003 0.0298 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,103.9393 1,103.9393 0.3570 1,112.8652

0.3570 1,112.8652
Total 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 Off-Road 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 1,103.9393 1,103.9393 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.5 Building Construction - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,178.5106 1,178.5106 0.0336 0.0612 1,197.5881

0.0245 0.0218 912.0104
Total 0.3267 0.8566 3.6473 0.0115 1.0014 0.0123 1.0137 0.2686 0.0115 0.2801 Worker 0.3011 0.2198 3.4290 8.9000e-003 0.9217 6.2300e-003 0.9280 0.2455 5.7400e-003 0.2512 904.9105 904.9105 273.6001 273.6001 9.1400e0030.0394 285.5777

0.0000 0.0000 0.0000
Vendor 0.0256 0.6368 0.2183 2.5500e-003 0.0797 6.0700e-003 0.0858 0.0231 5.8000e-003 0.0289 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,103.9393 1,103.9393 0.3570 1,112.8652

0.3570 1,112.8652
Total 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 0.0000 Off-Road 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 0.0000 1,103.9393 1,103.9393 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,141.3403 1,141.3403 0.0307 0.0575 1,159.2456

0.0219 0.0201 887.5051
Total 0.2936 0.6932 3.3460 0.0110 1.0557 8.3800e-003 1.0641 0.2819 7.8000e-003 0.2897 Worker 0.2786 0.1942 3.1527 8.6100e-003 0.9725 5.8700e-003 0.9783 0.2579 5.4000e-003 0.2633 880.9731 880.9731 260.3672 260.3672 8.7300e0030.0374 271.7404

0.0000 0.0000 0.0000
Vendor 0.0150 0.4990 0.1933 2.4200e-003 0.0833 2.5100e-003 0.0858 0.0240 2.4000e-003 0.0264 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,104.6089 1,104.6089 0.3573 1,113.5402

0.3573 1,113.5402
Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 1,104.6089 1,104.6089 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.5 Building Construction - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,141.3403 1,141.3403 0.0307 0.0575 1,159.2456

0.0219 0.0201 887.5051
Total 0.2936 0.6932 3.3460 0.0110 1.0014 8.3800e-003 1.0098 0.2686 7.8000e-003 0.2764 Worker 0.2786 0.1942 3.1527 8.6100e-003 0.9217 5.8700e-003 0.9276 0.2455 5.4000e-003 0.2509 880.9731 880.9731 260.3672 260.3672 8.7300e0030.0374 271.7404

0.0000 0.0000 0.0000
Vendor 0.0150 0.4990 0.1933 2.4200e-003 0.0797 2.5100e-003 0.0822 0.0231 2.4000e-003 0.0255 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,104.6089 1,104.6089 0.3573 1,113.5402

0.3573 1,113.5402
Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 1,104.6089 1,104.6089 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 182.2703 182.2703 4.5400e0034.1500e-003 183.6218

4.5400e0034.1500e-003 183.6218
Total 0.0576 0.0402 0.6523 1.7800e-003 0.2012 1.2100e-003 0.2024 0.0534 1.1200e-003 0.0545 Worker 0.0576 0.0402 0.6523 1.7800e-003 0.2012 1.2100e-003 0.2024 0.0534 1.1200e-003 0.0545 182.2703 182.2703

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.3018 1,043.6331
Unmitigated Construction Off-Site
Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.0878 1,036.0878

0.0000 0.0000

0.3018 1,043.6331
Paving 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.0878 1,036.0878 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.6 Paving - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 182.2703 182.2703 4.5400e0034.1500e-003 183.6218

4.5400e0034.1500e-003 183.6218
Total 0.0576 0.0402 0.6523 1.7800e-003 0.1907 1.2100e-003 0.1919 0.0508 1.1200e-003 0.0519 Worker 0.0576 0.0402 0.6523 1.7800e-003 0.1907 1.2100e-003 0.1919 0.0508 1.1200e-003 0.0519 182.2703 182.2703

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.3018 1,043.6331
Mitigated Construction Off-Site
Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.0878 1,036.0878

0.0000 0.0000

0.3018 1,043.6331
Paving 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.0878 1,036.0878 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 172.1442 172.1442 4.2900e0033.9200e-003 173.4206

4.2900e0033.9200e-003 173.4206
Total 0.0544 0.0380 0.6160 1.6800e-003 0.1900 1.1500e-003 0.1912 0.0504 1.0600e-003 0.0515 Worker 0.0544 0.0380 0.6160 1.6800e-003 0.1900 1.1500e-003 0.1912 0.0504 1.0600e-003 0.0515 172.1442 172.1442

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.0168 281.8690
Unmitigated Construction Off-Site
Total 11.4921 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 281.4481 281.4481 0.0168 281.8690

0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 Archit. Coating 11.3004 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.7 Architectural Coating - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 4,792.3978 4,792.3978 0.3078 0.1909 4,856.9720
CO2e
Category lb/day lb/day
Mitigated 2.0453 2.1280 21.2541 0.0465 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 Exhaust Bio- CO2 NBio- CO2 Total CO2 CH4 N2O
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
ROG NOx CO SO2 Fugitive
PM10
172.1442 172.1442 4.2900e0033.9200e-003 173.4206

4.2900e0033.9200e-003 173.4206
Total 0.0544 0.0380 0.6160 1.6800e-003 0.1801 1.1500e-003 0.1813 0.0480 1.0600e-003 0.0490 Worker 0.0544 0.0380 0.6160 1.6800e-003 0.1801 1.1500e-003 0.1813 0.0480 1.0600e-003 0.0490 172.1442 172.1442

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.0168 281.8690
Mitigated Construction Off-Site
Total 11.4921 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 281.4481 281.4481 0.0168 281.8690

0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 0.0000 Archit. Coating 11.3004 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Unmitigated 2.0453 2.1280 21.2541 0.0465 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 4,792.3978 4,792.3978 0.3078 0.1909 4,856.9720 CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 434.8442 434.8442 8.3300e0037.9700e-003 437.4282

8.3300e0037.9700e-003 437.4282
NaturalGas
Unmitigated

0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 NaturalGas 2.1700e-003 0.0275 0.0275 0.0275 0.0275 434.8442 434.8442 Mitigated

0.0399 0.3406 0.1450
N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Historical Energy Use: N

5.1 Mitigation Measures Energy
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

0.000611 0.024394 0.000698 0.003374

5.0 Energy Detail
Apartments Mid Rise 0.544785 0.062844 0.187478 0.127235 0.023089 0.006083 0.010475 0.008012 0.000925 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH

4.4 Fleet Mix
Land Use LDA LDT1 LDT2
Apartments Mid Rise 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by 2,249,306

4.3 Trip Type Information
Miles Trip % Trip Purpose %
Total 658.24 658.24 658.24 2,249,306
Annual VMT
Apartments Mid Rise 658.24 658.24 658.24 2,249,306 2,249,306 Land Use Weekday Saturday Sunday Annual VMT

4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 2,344.2101 3,058.3084 3.4001 0.0427 3,156.0208

0.0619 0.0427 2,358.4659
Unmitigated 6.3830 2.4211 40.4176 0.1089 5.0407 5.0407 5.0407 5.0407 714.0983 Mitigated 3.1173 1.9373 10.7603 0.0122 0.2026 0.2026 0.2026 0.2026 0.0000 2,344.2101 2,344.2101 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

7.9700e003437.4282

6.0 Area Detail

6.1 Mitigation Measures Area
Use only Natural Gas Hearths

0.0275 434.8442 434.8442 8.3300e-003
434.8442 8.3300e-003 7.9700e003437.4282
Total 0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 Apartments Mid 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 434.8442 Rise

3.69618 0.0399 0.3406
N2O CO2e
Land Use kBTU/yr lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

7.9700e003437.4282
Mitigated
NaturalGas
Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

0.0275 434.8442 434.8442 8.3300e-003
434.8442 8.3300e-003 7.9700e003437.4282
Total 0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 Apartments Mid 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 434.8442 Rise
3696.18 0.0399 0.3406
CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2

5.2 Energy by Land Use - NaturalGas
Unmitigated
NaturalGas
Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 3.1173 1.9373 10.7603 0.0122 0.2026 0.2026 0.2026 0.2026 0.0000 2,344.2101 2,344.2101 0.0619 0.0427 2,358.4659

17.9748 17.9748 0.0173 18.4070

0.0446 0.0427 2,340.0590
Landscaping 0.3008 0.1151 9.9849 5.3000e-004 0.0553 0.0553 0.0553 0.0553 Hearth 0.2132 1.8222 0.7754 0.0116 0.1473 0.1473 0.1473 0.1473 0.0000 2,326.2353 2,326.2353

0.0000 0.0000

0.0000
Consumer Products 2.3958 0.0000 0.0000 0.0000 0.0000
Architectural 0.0000 0.0000 0.0000 0.0000 0.0000
Coating

0.2074
CH4 N2O CO2e
SubCategory lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

3.4001 0.0427 3,156.0208
Mitigated
Total 6.3830 2.4211 40.4176 0.1089 5.0407 5.0407 5.0407 5.0407 714.0983 2,344.2101 3,058.3084

17.9748 17.9748 0.0173 18.4070

3.3829 0.0427 3,137.6138
Landscaping 0.3008 0.1151 9.9849 5.3000e-004 0.0553 0.0553 0.0553 0.0553 Hearth 3.4789 2.3060 30.4327 0.1084 4.9854 4.9854 4.9854 4.9854 714.0983 2,326.2353 3,040.3335

0.0000 0.0000

0.0000
Consumer Products 2.3958 0.0000 0.0000 0.0000 0.0000
Architectural 0.0000 0.0000 0.0000 0.0000 0.0000
Coating

0.2074
N2O CO2e
SubCategory lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

6.2 Area by SubCategory
Unmitigated
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:28 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Summer EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Fuel Type
User Defined Equipment
Equipment Type Number

11.0 Vegetation
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Hours/Year Horse Power Load Factor Fuel Type
Boilers

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day

8.0 Waste Detail

8.1 Mitigation Measures Waste
Institute Recycling and Composting Services

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Use Water Efficient Irrigation System

7.0 Water Detail

7.1 Mitigation Measures Water
Water Mitigation -
Waste Mitigation - per AB 939
Area Mitigation -
Demolition -
Grading -
Vehicle Trips - Trip Rate based on Trip Generation Memo Woodstoves - No wood burning per SCAQMD rules and regulations Construction Off-road Equipment Mitigation - SCAQMD rule compliance

0.004

1.3 User Entered Comments & Non-Default Data
Project Characteristics -
Land Use - Acreage based on Site Plan
Construction Phase - Schedule based on AQGHG Construction Questionnaire CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity
(lb/MWhr)

0.033 N2O Intensity
(lb/MWhr)
Climate Zone 8 Operational Year 2023
Utility Company Southern California Edison
346

1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33 Apartments Mid Rise 121.00 Dwelling Unit 1.00 121,000.00 Western Ave SRO Apartments Project
Los Angeles-South Coast County, Winter

1.0 Project Characteristics

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Maximum 12.2236 12.3911 10.5269 0.0224 5.4397 0.5205 5.9602 2.6026 0.4789 3.0815 0.0000 2,234.7080 2,234.7080 0.4512 0.0627 2,263.1778 2,199.9425 2,199.9425 0.3882 0.0590 2,227.2232

0.4512 0.0627 2,263.1778
2023 12.2236 7.1556 10.1942 0.0220 1.0557 0.3375 1.3844 0.2819 0.3196 0.5843 0.0000 2022 1.1223 12.3911 10.5269 0.0224 5.4397 0.5205 5.9602 2.6026 0.4789 3.0815 0.0000 2,234.7080 2,234.7080 N2O CO2e
Year lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

2.1 Overall Construction (Maximum Daily Emission)
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
tblVehicleTrips SU_TR 4.09 5.44

2.0 Emissions Summary
tblLandUse LotAcreage 3.18 1.00
tblVehicleTrips ST_TR 4.91 5.44
tblFireplaces NumberWood 6.05 0.00
tblGrading MaterialExported 0.00 1,000.00
tblConstructionPhase NumDays 1.00 10.00
tblFireplaces NumberGas 102.85 109.85
tblConstructionPhase NumDays 2.00 60.00
tblConstructionPhase NumDays 5.00 22.00
tblConstructionPhase NumDays 100.00 171.00
tblConstructionPhase NumDays 10.00 20.00
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstructionPhase NumDays 5.00 67.00
tblConstDustMitigation CleanPavedRoadPercentReduction 0 6 tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 12 Table Name Column Name Default Value New Value
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 7,366.5575 8,080.6557 3.7249 0.2501 8,248.3042

0.3164 0.1995 4,654.8552
Total 8.4326 5.0614 61.2899 0.1556 4.7351 5.1014 9.8366 1.2612 5.0990 6.3603 714.0983 Mobile 2.0098 2.2997 20.7274 0.0445 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 4,587.5032 4,587.5032 434.8442 434.8442 8.3300e0037.9700e-003 437.4282

3.4001 0.0427 3,156.0208
Energy 0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 Area 6.3830 2.4211 40.4176 0.1089 5.0407 5.0407 5.0407 5.0407 714.0983 2,344.2101 3,058.3084 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

2.2 Overall Operational
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

0.00 0.00 0.00 0.00 0.00
Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 47.77 0.00 42.25 51.50 0.00 40.52 0.00

0.4512 0.0627 2,263.1778
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2
Maximum 12.2236 12.3911 10.5269 0.0224 2.3912 0.5205 2.9117 1.1303 0.4789 1.6093 0.0000 2,234.7080 2,234.7080 2,199.9425 2,199.9425 0.3882 0.0590 2,227.2232

0.4512 0.0627 2,263.1778
2023 12.2236 7.1556 10.1942 0.0220 1.0014 0.3375 1.3301 0.2686 0.3196 0.5710 0.0000 2022 1.1223 12.3911 10.5269 0.0224 2.3912 0.5205 2.9117 1.1303 0.4789 1.6093 0.0000 2,234.7080 2,234.7080 CH4 N2O CO2e
Year lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 6 Architectural Coating Architectural Coating 6/1/2023 9/1/2023 5 67 5 171
5 Paving Paving 6/1/2023 7/1/2023 5 22
4 Building Construction Building Construction 10/5/2022 5/31/2023 5 10
3 Grading Grading 7/13/2022 10/4/2022 5 60
2 Site Preparation Site Preparation 6/29/2022 7/12/2022 Num Days
Week
Num Days Phase Description
1 Demolition Demolition 6/1/2022 6/28/2022 5 20
Phase
Number
Phase Name Phase Type Start Date End Date

89.62 0.00 9.67

3.0 Construction Detail
Construction Phase
N20 CO2e
Percent
Reduction

38.73 9.56 48.39 62.18 0.00 94.84 49.18 0.00 94.88 76.07 100.00 0.00 8.84 PM2.5
Total
Fugitive Bio- CO2 NBio-CO2 Total CO2 CH4
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
ROG NOx CO SO2
7,366.5575 7,366.5575 0.3866 0.2501 7,450.7493

0.3164 0.1995 4,654.8552
Total 5.1669 4.5776 31.6326 0.0589 4.7351 0.2634 4.9985 1.2612 0.2610 1.5222 0.0000 Mobile 2.0098 2.2997 20.7274 0.0445 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 4,587.5032 4,587.5032 434.8442 434.8442 8.3300e0037.9700e-003 437.4282

0.0619 0.0427 2,358.4659
Energy 0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 Area 3.1173 1.9373 10.7603 0.0122 0.2026 0.2026 0.2026 0.2026 0.0000 2,344.2101 2,344.2101 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Architectural Coating 1 17.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT HHDT
Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 87.00 13.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Grading 3 8.00 0.00 125.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix Vendor Vehicle
Class
Hauling Vehicle
Class
Demolition 4 10.00 0.00 55.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number

0.37 Architectural Coating Air Compressors 1 6.00 78 0.48 Paving Tractors/Loaders/Backhoes 1 7.00 97

0.42 Paving Rollers 1 7.00 80 0.38
Paving Pavers 1 7.00 130

0.37 Paving Cement and Mortar Mixers 4 6.00 9 0.56
Building Construction Tractors/Loaders/Backhoes 2 8.00 97

0.29 Building Construction Forklifts 2 6.00 89 0.20
Building Construction Cranes 1 4.00 231

0.40 Grading Tractors/Loaders/Backhoes 1 7.00 97 0.37
Grading Rubber Tired Dozers 1 6.00 247

0.37 Grading Graders 1 6.00 187 0.41
Site Preparation Tractors/Loaders/Backhoes 1 8.00 97

0.37 Site Preparation Graders 1 8.00 187 0.41
Demolition Tractors/Loaders/Backhoes 2 6.00 97

0.73 Demolition Rubber Tired Dozers 1 1.00 247 0.40
Demolition Concrete/Industrial Saws 1 8.00 81
Acres of Paving: 0
Residential Indoor: 245,025; Residential Outdoor: 81,675; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 0 (Architectural OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Acres of Grading (Site Preparation Phase): 5
Acres of Grading (Grading Phase): 45
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Mitigated Construction On-Site
285.7815 285.7815 0.0128 0.0324 295.7523

2.8500e0032.6700e00399.3813
Total 0.0496 0.5085 0.4715 2.6800e-003 0.1599 4.1600e0030.1641 0.0428 3.9500e0030.0468

6.6000e0049.7000e-004 0.1118 7.2000e- 0.0303 98.5133 98.5133 004
Worker 0.0371 0.0279 0.3619 0.1125 0.0296

0.0000 0.0000 0.0000 0.0000 0.0000

9.9300e0030.0297 196.3710
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

3.2900e0031.7100e-003 0.0481 3.4400e- 0.0165 187.2682 187.2682 003
Hauling 0.0125 0.4806 0.1096 0.0516 0.0132
N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,147.9025 1,147.9025 0.2119 1,153.2001

0.2119 1,153.2001
Total 0.7094 6.4138 7.4693 0.0120 0.5906 0.3375 0.9281 0.0894 0.3225 0.4120

0.0000
Off-Road 0.7094 6.4138 7.4693 0.0120 0.3375 0.3375 0.3225 0.3225 1,147.9025 1,147.9025

0.0000
CO2e
Category lb/day lb/day
Fugitive Dust 0.5906 0.0000 0.5906 0.0894 0.0000 0.0894 Bio- CO2 NBio- CO2 Total CO2 CH4 N2O
Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads

3.2 Demolition - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total

3.1 Mitigation Measures Construction
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 285.7815 285.7815 0.0128 0.0324 295.7523

2.8500e0032.6700e00399.3813
Total 0.0496 0.5085 0.4715 2.6800e-003 0.1519 4.1600e0030.1561 0.0409 3.9500e0030.0448

6.6000e0049.7000e-004 0.1060 7.2000e- 0.0289 98.5133 98.5133 004
Worker 0.0371 0.0279 0.3619 0.1067 0.0282

0.0000 0.0000 0.0000 0.0000 0.0000

9.9300e0030.0297 196.3710
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

3.2900e0031.7100e-003 0.0460 3.4400e- 0.0160 187.2682 187.2682 003
Hauling 0.0125 0.4806 0.1096 0.0494 0.0127
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.2119 1,153.2001
Mitigated Construction Off-Site
Total 0.7094 6.4138 7.4693 0.0120 0.2525 0.3375 0.5900 0.0382 0.3225 0.3608 0.0000 1,147.9025 1,147.9025 1,147.9025 1,147.9025 0.2119 1,153.2001

0.0000
Off-Road 0.7094 6.4138 7.4693 0.0120 0.3375 0.3375 0.3225 0.3225 0.0000 Fugitive Dust 0.2525 0.0000 0.2525 0.0382 0.0000 0.0382 0.0000 N2O CO2e
Category lb/day lb/day
ROG NOx CO SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

49.2567 49.2567 1.4200e0031.3400e00349.6907

1.4200e0031.3400e00349.6907
Total 0.0185 0.0140 0.1809 4.8000e-004 0.0559 3.6000e0040.0563 0.0148 3.3000e0040.0152

3.3000e0044.8000e-004 0.0559 3.6000e- 0.0152 49.2567 49.2567 004
Worker 0.0185 0.0140 0.1809 0.0563 0.0148

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.3048 950.1386
Unmitigated Construction Off-Site
Total 0.5797 6.9332 3.9597 9.7300e-003 0.5303 0.2573 0.7876 0.0573 0.2367 0.2940 942.5179 942.5179 942.5179 942.5179 0.3048 950.1386

0.0000
Off-Road 0.5797 6.9332 3.9597 9.7300e-003 0.2573 0.2573 0.2367 0.2367 Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.3 Site Preparation - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

49.2567 49.2567 1.4200e0031.3400e00349.6907

1.4200e0031.3400e00349.6907
Total 0.0185 0.0140 0.1809 4.8000e-004 0.0530 3.6000e0040.0533 0.0141 3.3000e0040.0144

3.3000e0044.8000e-004 0.0530 3.6000e- 0.0144 49.2567 49.2567 004
Worker 0.0185 0.0140 0.1809 0.0533 0.0141

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.3048 950.1386
Mitigated Construction Off-Site
Total 0.5797 6.9332 3.9597 9.7300e-003 0.2267 0.2573 0.4840 0.0245 0.2367 0.2612 0.0000 942.5179 942.5179 942.5179 942.5179 0.3048 950.1386

0.0000
Off-Road 0.5797 6.9332 3.9597 9.7300e-003 0.2573 0.2573 0.2367 0.2367 0.0000 Fugitive Dust 0.2267 0.0000 0.2267 0.0245 0.0000 0.0245 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 220.6805 220.6805 9.8000e0030.0247 228.2710

2.2800e0032.1400e00379.5051
Total 0.0391 0.3864 0.3725 2.0700e-003 0.1259 3.1700e0030.1291 0.0337 3.0200e0030.0367

5.3000e0047.7000e-004 0.0894 5.7000e- 0.0242 78.8107 78.8107 004
Worker 0.0296 0.0223 0.2895 0.0900 0.0237

0.0000 0.0000 0.0000 0.0000 0.0000

7.5200e0030.0225 148.7659
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

2.4900e0031.3000e-003 0.0365 2.6000e- 0.0125 141.8698 141.8698 003
Hauling 9.4700e-003 0.3641 0.0830 0.0391 0.0100
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.4414 1,375.8551
Unmitigated Construction Off-Site
Total 1.0832 12.0046 5.9360 0.0141 5.3138 0.5173 5.8311 2.5688 0.4759 3.0447 1,364.8198 1,364.8198 1,364.8198 1,364.8198 0.4414 1,375.8551

0.0000
Off-Road 1.0832 12.0046 5.9360 0.0141 0.5173 0.5173 0.4759 0.4759 Fugitive Dust 5.3138 0.0000 5.3138 2.5688 0.0000 2.5688 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.4 Grading - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 220.6805 220.6805 9.8000e0030.0247 228.2710

2.2800e0032.1400e00379.5051
Total 0.0391 0.3864 0.3725 2.0700e-003 0.1196 3.1700e0030.1228 0.0322 3.0200e0030.0352

5.3000e0047.7000e-004 0.0848 5.7000e- 0.0231 78.8107 78.8107 004
Worker 0.0296 0.0223 0.2895 0.0853 0.0226

0.0000 0.0000 0.0000 0.0000 0.0000

7.5200e0030.0225 148.7659
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

2.4900e0031.3000e-003 0.0348 2.6000e- 0.0121 141.8698 141.8698 003
Hauling 9.4700e-003 0.3641 0.0830 0.0374 9.5900e-003
CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.4414 1,375.8551
Mitigated Construction Off-Site
Total 1.0832 12.0046 5.9360 0.0141 2.2717 0.5173 2.7889 1.0982 0.4759 1.5741 0.0000 1,364.8198 1,364.8198 1,364.8198 1,364.8198 0.4414 1,375.8551

0.0000
Off-Road 1.0832 12.0046 5.9360 0.0141 0.5173 0.5173 0.4759 0.4759 0.0000 Fugitive Dust 2.2717 0.0000 2.2717 1.0982 0.0000 1.0982 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,130.7687 1,130.7687 0.0339 0.0627 1,150.3126

0.0248 0.0233 864.6177
Total 0.3476 0.9060 3.3742 0.0110 1.0557 0.0123 1.0681 0.2819 0.0116 0.2934

5.7400e0038.4200e-003 0.9725 6.2300e- 0.2636 857.0659 857.0659 003
Worker 0.3224 0.2429 3.1483 0.9787 0.2579
273.7029 273.7029 9.1100e0030.0395 285.6949

0.0000 0.0000 0.0000
Vendor 0.0253 0.6631 0.2259 2.5500e-003 0.0833 6.0900e0030.0894 0.0240 5.8200e0030.0298 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,103.9393 1,103.9393 0.3570 1,112.8652

0.3570 1,112.8652
Total 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 Off-Road 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 1,103.9393 1,103.9393 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.5 Building Construction - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,104.6089 1,104.6089 0.3573 1,113.5402

0.3573 1,113.5402
Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 1,104.6089 1,104.6089 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.5 Building Construction - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,130.7687 1,130.7687 0.0339 0.0627 1,150.3126

0.0248 0.0233 864.6177
Total 0.3476 0.9060 3.3742 0.0110 1.0014 0.0123 1.0138 0.2686 0.0116 0.2801

5.7400e0038.4200e-003 0.9217 6.2300e- 0.2512 857.0659 857.0659 003
Worker 0.3224 0.2429 3.1483 0.9280 0.2455
273.7029 273.7029 9.1100e0030.0395 285.6949

0.0000 0.0000 0.0000
Vendor 0.0253 0.6631 0.2259 2.5500e-003 0.0797 6.0900e0030.0858 0.0231 5.8200e0030.0289 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,103.9393 1,103.9393 0.3570 1,112.8652

0.3570 1,112.8652
Total 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 0.0000 Off-Road 0.6863 7.0258 7.1527 0.0114 0.3719 0.3719 0.3422 0.3422 0.0000 1,103.9393 1,103.9393 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 1,104.6089 1,104.6089 0.3573 1,113.5402

0.3573 1,113.5402
Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 1,104.6089 1,104.6089 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,095.3336 1,095.3336 0.0309 0.0590 1,113.6830

0.0222 0.0215 841.4746
Total 0.3138 0.7370 3.0972 0.0106 1.0557 8.3900e0031.0641 0.2819 7.8100e0030.2897

5.4000e0038.1500e-003 0.9725 5.8700e- 0.2633 834.5272 834.5272 003
Worker 0.2993 0.2146 2.8978 0.9783 0.2579
260.8064 260.8064 8.6900e0030.0375 272.2084

0.0000 0.0000 0.0000
Vendor 0.0145 0.5224 0.1994 2.4200e-003 0.0833 2.5200e0030.0858 0.0240 2.4100e0030.0264 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.0878 1,036.0878 0.3018 1,043.6331

0.0000 0.0000

0.3018 1,043.6331
Paving 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.0878 1,036.0878 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.6 Paving - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
1,095.3336 1,095.3336 0.0309 0.0590 1,113.6830

0.0222 0.0215 841.4746
Total 0.3138 0.7370 3.0972 0.0106 1.0014 8.3900e0031.0098 0.2686 7.8100e0030.2764

5.4000e0038.1500e-003 0.9217 5.8700e- 0.2509 834.5272 834.5272 003
Worker 0.2993 0.2146 2.8978 0.9276 0.2455
260.8064 260.8064 8.6900e0030.0375 272.2084

0.0000 0.0000 0.0000
Vendor 0.0145 0.5224 0.1994 2.4200e-003 0.0797 2.5200e0030.0822 0.0231 2.4100e0030.0255 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.0878 1,036.0878 0.3018 1,043.6331

0.0000 0.0000

0.3018 1,043.6331
Paving 0.0000 0.0000 0.0000 0.0000 0.0000
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.0878 1,036.0878 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
172.6608 172.6608 4.6000e0034.4400e003174.0982

4.6000e0034.4400e003174.0982
Total 0.0619 0.0444 0.5996 1.6900e-003 0.2012 1.2100e0030.2024 0.0534 1.1200e0030.0545

1.1200e0031.6900e-003 0.2012 1.2100e- 0.0545 172.6608 172.6608 003
Worker 0.0619 0.0444 0.5996 0.2024 0.0534

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 11.4921 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 281.4481 281.4481 0.0168 281.8690

0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 Archit. Coating 11.3004 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.7 Architectural Coating - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
172.6608 172.6608 4.6000e0034.4400e003174.0982

4.6000e0034.4400e003174.0982
Total 0.0619 0.0444 0.5996 1.6900e-003 0.1907 1.2100e0030.1919 0.0508 1.1200e0030.0519

1.1200e0031.6900e-003 0.1907 1.2100e- 0.0519 172.6608 172.6608 003
Worker 0.0619 0.0444 0.5996 0.1919 0.0508

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 11.4921 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 281.4481 281.4481 0.0168 281.8690

0.0000
Off-Road 0.1917 1.3030 1.8111 2.9700e-003 0.0708 0.0708 0.0708 0.0708 0.0000 Archit. Coating 11.3004 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
163.0685 163.0685 4.3500e0034.1900e003164.4261

4.3500e0034.1900e003164.4261
Total 0.0585 0.0419 0.5662 1.5900e-003 0.1900 1.1500e0030.1912 0.0504 1.0600e0030.0515

1.0600e0031.5900e-003 0.1900 1.1500e- 0.0515 163.0685 163.0685 003
Worker 0.0585 0.0419 0.5662 0.1912 0.0504

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Apartments Mid Rise 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by 2,249,306

4.3 Trip Type Information
Miles Trip % Trip Purpose %
Total 658.24 658.24 658.24 2,249,306
Annual VMT
Apartments Mid Rise 658.24 658.24 658.24 2,249,306 2,249,306 Land Use Weekday Saturday Sunday Annual VMT

0.1995 4,654.8552

4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
Unmitigated 2.0098 2.2997 20.7274 0.0445 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 4,587.5032 4,587.5032 0.3164 4,587.5032 4,587.5032 0.3164 0.1995 4,654.8552
CO2e
Category lb/day lb/day
Mitigated 2.0098 2.2997 20.7274 0.0445 4.7351 0.0332 4.7684 1.2612 0.0308 1.2921 Exhaust Bio- CO2 NBio- CO2 Total CO2 CH4 N2O
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
ROG NOx CO SO2 Fugitive
PM10
163.0685 163.0685 4.3500e0034.1900e003164.4261

4.3500e0034.1900e003164.4261
Total 0.0585 0.0419 0.5662 1.5900e-003 0.1801 1.1500e0030.1813 0.0480 1.0600e0030.0490

1.0600e0031.5900e-003 0.1801 1.1500e- 0.0490 163.0685 163.0685 003
Worker 0.0585 0.0419 0.5662 0.1813 0.0480

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

7.9700e0030.0275 434.8442 434.8442 8.3300e-003 437.4282 434.8442 8.3300e-003 7.9700e003437.4282
Total 0.0399 0.3406 0.1450 2.1700e0030.0275 0.0275 0.0275

0.1450 2.1700e- 0.0275 0.0275 434.8442
003
Apartments Mid 0.0275 0.0275
Rise
3696.18 0.0399 0.3406
CH4 N2O CO2e
Land Use kBTU/yr lb/day lb/day
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2

5.2 Energy by Land Use - NaturalGas
Unmitigated
NaturalGas
Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
434.8442 434.8442 8.3300e0037.9700e-003 437.4282

8.3300e0037.9700e-003 437.4282
NaturalGas
Unmitigated

0.0399 0.3406 0.1450 2.1700e-003 0.0275 0.0275 0.0275 0.0275 NaturalGas 2.1700e-003 0.0275 0.0275 0.0275 0.0275 434.8442 434.8442 Mitigated

0.0399 0.3406 0.1450
N2O CO2e
Category lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Historical Energy Use: N

5.1 Mitigation Measures Energy
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

0.000611 0.024394 0.000698 0.003374

5.0 Energy Detail
Apartments Mid Rise 0.544785 0.062844 0.187478 0.127235 0.023089 0.006083 0.010475 0.008012 0.000925 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH

4.4 Fleet Mix
Land Use LDA LDT1 LDT2
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

17.9748 17.9748 0.0173 18.4070

3.3829 0.0427 3,137.6138
Landscaping 0.3008 0.1151 9.9849 5.3000e-004 0.0553 0.0553 0.0553 0.0553 Hearth 3.4789 2.3060 30.4327 0.1084 4.9854 4.9854 4.9854 4.9854 714.0983 2,326.2353 3,040.3335

0.0000 0.0000

0.0000
Consumer
Products

2.3958 0.0000 0.0000 0.0000 0.0000
Architectural 0.0000 0.0000 0.0000 0.0000 0.0000
Coating

0.2074
N2O CO2e
SubCategory lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

6.2 Area by SubCategory
Unmitigated
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
2,344.2101 3,058.3084 3.4001 0.0427 3,156.0208

0.0619 0.0427 2,358.4659
Unmitigated 6.3830 2.4211 40.4176 0.1089 5.0407 5.0407 5.0407 5.0407 714.0983 Mitigated 3.1173 1.9373 10.7603 0.0122 0.2026 0.2026 0.2026 0.2026 0.0000 2,344.2101 2,344.2101 CH4 N2O CO2e
Category lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

7.9700e003437.4282

6.0 Area Detail

6.1 Mitigation Measures Area
Use only Natural Gas Hearths

0.0275 434.8442 434.8442 8.3300e-003
434.8442 8.3300e-003 7.9700e003437.4282
Total 0.0399 0.3406 0.1450 2.1700e0030.0275 0.0275 0.0275

0.1450 2.1700e- 0.0275 0.0275 434.8442
003
Apartments Mid 0.0275 0.0275
Rise

3.69618 0.0399 0.3406
N2O CO2e
Land Use kBTU/yr lb/day lb/day
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated
NaturalGas
Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 6.3830 2.4211 40.4176 0.1089 5.0407 5.0407 5.0407 5.0407 714.0983 2,344.2101 3,058.3084 3.4001 0.0427 3,156.0208 CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

8.0 Waste Detail

8.1 Mitigation Measures Waste
Institute Recycling and Composting Services

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Use Water Efficient Irrigation System

0.0619 0.0427 2,358.4659

7.0 Water Detail

7.1 Mitigation Measures Water
Total 3.1173 1.9373 10.7603 0.0122 0.2026 0.2026 0.2026 0.2026 0.0000 2,344.2101 2,344.2101

17.9748 17.9748 0.0173 18.4070

0.0446 0.0427 2,340.0590
Landscaping 0.3008 0.1151 9.9849 5.3000e-004 0.0553 0.0553 0.0553 0.0553 Hearth 0.2132 1.8222 0.7754 0.0116 0.1473 0.1473 0.1473 0.1473 0.0000 2,326.2353 2,326.2353

0.0000 0.0000

0.0000
Consumer
Products

2.3958 0.0000 0.0000 0.0000 0.0000
Architectural 0.0000 0.0000 0.0000 0.0000 0.0000
Coating

0.2074
CH4 N2O CO2e
SubCategory lb/day lb/day
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:30 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Fuel Type
User Defined Equipment
Equipment Type Number

11.0 Vegetation
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Hours/Year Horse Power Load Factor Fuel Type
Boilers

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day
Water Mitigation -
Waste Mitigation - per AB 939
Area Mitigation -
Demolition -
Grading -
Vehicle Trips - Trip Rate based on Trip Generation Memo Woodstoves - No wood burning per SCAQMD rules and regulations Construction Off-road Equipment Mitigation - SCAQMD rule compliance

0.004

1.3 User Entered Comments & Non-Default Data
Project Characteristics -
Land Use - Acreage based on Site Plan
Construction Phase - Schedule based on AQGHG Construction Questionnaire CO2 Intensity
(lb/MWhr)
390.98 CH4 Intensity
(lb/MWhr)

0.033 N2O Intensity
(lb/MWhr)
Climate Zone 8 Operational Year 2023
Utility Company Southern California Edison
346

1.2 Other Project Characteristics
Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33 Apartments Mid Rise 121.00 Dwelling Unit 1.00 121,000.00 Western Ave SRO Apartments Project
Los Angeles-South Coast County, Annual

1.0 Project Characteristics

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

0.0269 3.0800e003Maximum 0.4440 0.7261 0.7185 1.4900e-003 0.2061 0.0324 0.2386 0.0885 0.0300 0.1184 0.0000 134.0390 134.0390 135.5242 134.0390 134.0390 0.0227 3.0800e003135.5242

0.0269 2.7700e003126.4263
2023 0.4440 0.4929 0.7185 1.4900e-003 0.0643 0.0231 0.0874 0.0172 0.0215 0.0387 0.0000 2022 0.0760 0.7261 0.6237 1.3900e-003 0.2061 0.0324 0.2386 0.0885 0.0300 0.1184 0.0000 124.9274 124.9274 N2O CO2e
Year tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

2.1 Overall Construction
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
tblVehicleTrips SU_TR 4.09 5.44

2.0 Emissions Summary
tblLandUse LotAcreage 3.18 1.00
tblVehicleTrips ST_TR 4.91 5.44
tblFireplaces NumberWood 6.05 0.00
tblGrading MaterialExported 0.00 1,000.00
tblConstructionPhase NumDays 1.00 10.00
tblFireplaces NumberGas 102.85 109.85
tblConstructionPhase NumDays 2.00 60.00
tblConstructionPhase NumDays 5.00 22.00
tblConstructionPhase NumDays 100.00 171.00
tblConstructionPhase NumDays 10.00 20.00
tblConstDustMitigation WaterUnpavedRoadVehicleSpeed 0 15 tblConstructionPhase NumDays 5.00 67.00
tblConstDustMitigation CleanPavedRoadPercentReduction 0 6 tblConstDustMitigation WaterUnpavedRoadMoistureContent 0 12 Table Name Column Name Default Value New Value
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Highest 0.4922 0.4922
6 9-1-2023 9-30-2023 0.0046 0.0046
5 6-1-2023 8-31-2023 0.4922 0.4922
4 3-1-2023 5-31-2023 0.2648 0.2648
3 12-1-2022 2-28-2023 0.2700 0.2700
2 9-1-2022 11-30-2022 0.3464 0.3464
1 6-1-2022 8-31-2022 0.3553 0.3553
Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter)

0.00 0.00 0.00 0.00 0.00
Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 37.50 0.00 31.11 43.62 0.00 29.34 0.00

0.0269 3.0800e003135.5241
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2
Maximum 0.4440 0.7261 0.7185 1.4900e-003 0.1080 0.0324 0.1404 0.0432 0.0300 0.0731 0.0000 134.0390 134.0390 134.0390 134.0390 0.0227 3.0800e003135.5241

0.0269 2.7700e003126.4262
2023 0.4440 0.4929 0.7185 1.4900e-003 0.0610 0.0231 0.0841 0.0164 0.0215 0.0378 0.0000 2022 0.0760 0.7261 0.6237 1.3900e-003 0.1080 0.0324 0.1404 0.0432 0.0300 0.0731 0.0000 124.9273 124.9273 CH4 N2O CO2e
Year tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated Construction
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied 972.0238 979.6739 0.6042 0.0409 1,006.9621

0.2075 5.1000e-003 32.4666
Total 0.8823 0.5240 5.0934 8.8000e-003 0.8450 0.0198 0.8648 0.2254 0.0194 0.2448 7.6501 Water 0.0000 0.0000 0.0000 0.0000 2.0009 23.7593 25.7602

0.0000 5.6492 0.3339 0.0000 13.9958

0.0520 0.0332 776.7616
Waste 0.0000 0.0000 0.0000 0.0000 5.6492

5.6000e0038.1900e-003 0.8450 6.0400e- 0.2310 0.0000 765.5843 765.5843 003
Mobile 0.3597 0.4247 3.8091 0.8510 0.2254
154.2628 154.2628 8.3200e0032.1600e-003 155.1150

2.4700e0034.8000e-004 28.6231
Energy 7.2700e0030.0622 0.0265 4.0000e-004 5.0300e0035.0300e-003 5.0300e0035.0300e-003 0.0000

8.7500e0032.1000e-004 8.7500e- 8.7500e-003 0.0000 28.4174 28.4174 003
Area 0.5154 0.0372 1.2578 8.7500e-003
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
976.2621 998.1595 1.0276 0.0421 1,036.4084

0.2593 6.3500e-003 38.8730
Total 0.9231 0.5300 5.4641 0.0100 0.8450 0.0803 0.9253 0.2254 0.0799 0.3053 21.8973 Water 0.0000 0.0000 0.0000 0.0000 2.5011 27.9977 30.4988

0.0000 11.2985 0.6677 0.0000 27.9915

0.0520 0.0332 776.7616
Waste 0.0000 0.0000 0.0000 0.0000 11.2985

5.6000e0038.1900e-003 0.8450 6.0400e- 0.2310 0.0000 765.5843 765.5843 003
Mobile 0.3597 0.4247 3.8091 0.8510 0.2254
154.2628 154.2628 8.3200e0032.1600e-003 155.1150

0.0403 4.8000e-004 37.6673
Energy 7.2700e0030.0622 0.0265 4.0000e-004 5.0300e0035.0300e-003 5.0300e0035.0300e-003 0.0000 Area 0.5562 0.0432 1.6285 1.4200e-003 0.0692 0.0692 0.0692 0.0692 8.0977 28.4174 36.5151 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

2.2 Overall Operational
Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

0.40 Grading Tractors/Loaders/Backhoes 1 7.00 97 0.37
Grading Rubber Tired Dozers 1 6.00 247

0.37 Grading Graders 1 6.00 187 0.41
Site Preparation Tractors/Loaders/Backhoes 1 8.00 97

0.37 Site Preparation Graders 1 8.00 187 0.41
Demolition Tractors/Loaders/Backhoes 2 6.00 97

0.73 Demolition Rubber Tired Dozers 1 1.00 247 0.40
Demolition Concrete/Industrial Saws 1 8.00 81
Acres of Paving: 0
Residential Indoor: 245,025; Residential Outdoor: 81,675; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 0 (Architectural OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor 5 67
Acres of Grading (Site Preparation Phase): 5
Acres of Grading (Grading Phase): 45
6 Architectural Coating Architectural Coating 6/1/2023 9/1/2023 5 171
5 Paving Paving 6/1/2023 7/1/2023 5 22
4 Building Construction Building Construction 10/5/2022 5/31/2023 5 10
3 Grading Grading 7/13/2022 10/4/2022 5 60
2 Site Preparation Site Preparation 6/29/2022 7/12/2022 Num Days
Week
Num Days Phase Description
1 Demolition Demolition 6/1/2022 6/28/2022 5 20
Phase
Number
Phase Name Phase Type Start Date End Date

41.21 2.97 2.84

3.0 Construction Detail
Construction Phase
N20 CO2e
Percent
Reduction

4.42 1.14 6.78 12.09 0.00 75.32 6.54 0.00 75.73 19.81 65.06 0.43 1.85 Fugitive PM2.5 Total Bio- CO2 NBio-CO2 Total CO2 CH4
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
ROG NOx CO SO2
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Reduce Vehicle Speed on Unpaved Roads
Clean Paved Roads
HHDT

3.1 Mitigation Measures Construction
Replace Ground Cover
Water Exposed Area
Water Unpaved Roads
Architectural Coating 1 17.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 87.00 13.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT
Grading 3 8.00 0.00 125.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix Vendor Vehicle
Class
Hauling
Vehicle Class
Demolition 4 10.00 0.00 55.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number

0.37 Architectural Coating Air Compressors 1 6.00 78 0.48 Paving Tractors/Loaders/Backhoes 1 7.00 97

0.42 Paving Rollers 1 7.00 80 0.38
Paving Pavers 1 7.00 130

0.37 Paving Cement and Mortar Mixers 4 6.00 9 0.56
Building Construction Tractors/Loaders/Backhoes 2 8.00 97

0.29 Building Construction Forklifts 2 6.00 89 0.20
Building Construction Cranes 1 4.00 231
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

2.6057 2.6057 1.2000e0042.9000e0042.6962

3.0000e0052.0000e0050.9151
Total 4.7000e0045.1500e-003 4.7900e-003 3.0000e-005 1.5700e0034.0000e0051.6100e-003 4.2000e0044.0000e0054.6000e-004 0.0000

1.0000e0051.0000e-005 1.1000e- 3.0000e-004 0.0000 0.9071 0.9071 003

1.0000e0051.1000e-003 2.9000e004Worker 3.4000e0042.9000e-004 3.7100e-003

0.0000 0.0000 0.0000 0.0000 0.0000

9.0000e0052.7000e0041.7812
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

3.0000e0052.0000e-005 4.7000e- 1.6000e-004 0.0000 1.6986 1.6986 004

3.0000e0055.1000e-004 1.3000e004Hauling 1.3000e0044.8600e-003 1.0800e-003 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

10.4136 10.4136 1.9200e0030.0000 10.4617

1.9200e0030.0000 10.4617
Total 7.0900e0030.0641 0.0747 1.2000e-004 5.9100e0033.3800e0039.2900e-003 8.9000e0043.2300e0034.1200e-003 0.0000

0.0000
Off-Road 7.0900e0030.0641 0.0747 1.2000e-004 3.3800e0033.3800e-003 3.2300e0033.2300e-003 0.0000 10.4136 10.4136

0.0000 0.0000 0.0000 0.0000 0.0000
CO2e
Category tons/yr MT/yr
Fugitive Dust 5.9100e0030.0000 5.9100e-003 8.9000e0040.0000 8.9000e-004 Bio- CO2 NBio- CO2 Total CO2 CH4 N2O

3.2 Demolition - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

2.6057 2.6057 1.2000e0042.9000e0042.6962

3.0000e0052.0000e0050.9151
Total 4.7000e0045.1500e-003 4.7900e-003 3.0000e-005 1.4900e0034.0000e0051.5400e-003 4.0000e0044.0000e0054.4000e-004 0.0000

1.0000e0051.0000e-005 1.0400e- 2.8000e-004 0.0000 0.9071 0.9071 003

1.0000e0051.0500e-003 2.8000e004Worker 3.4000e0042.9000e-004 3.7100e-003

0.0000 0.0000 0.0000 0.0000 0.0000

9.0000e0052.7000e0041.7812
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

3.0000e0052.0000e-005 4.5000e- 1.6000e-004 0.0000 1.6986 1.6986 004

3.0000e0054.9000e-004 1.2000e004Hauling 1.3000e0044.8600e-003 1.0800e-003 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

1.9200e0030.0000 10.4616
Mitigated Construction Off-Site

3.2300e0031.2000e-004 2.5200e- 3.6100e-003 0.0000 10.4136 10.4136 003

3.3800e0035.9000e-003 3.8000e004Total 7.0900e0030.0641 0.0747

10.4136 10.4136 1.9200e0030.0000 10.4616

0.0000 0.0000 0.0000
Off-Road 7.0900e0030.0641 0.0747 1.2000e-004 3.3800e0033.3800e-003 3.2300e0033.2300e-003 0.0000

2.5200e- 0.0000 3.8000e-004 0.0000 0.0000 0.0000
003

0.0000 2.5200e-003 3.8000e004Fugitive Dust
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

0.2268 0.2268 1.0000e0051.0000e0050.2288

1.0000e0051.0000e0050.2288
Total 9.0000e0057.0000e-005 9.3000e-004 0.0000 2.7000e0040.0000 2.8000e-004 7.0000e0050.0000 7.0000e-005 0.0000

0.0000 2.7000e- 0.0000 7.0000e-005 0.0000 0.2268 0.2268 004

0.0000 2.8000e-004 7.0000e005Worker 9.0000e0057.0000e-005 9.3000e-004

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

1.3800e0030.0000 4.3098
Unmitigated Construction Off-Site

1.1800e0035.0000e-005 2.6500e- 1.4700e-003 0.0000 4.2752 4.2752 003

1.2900e0033.9400e-003 2.9000e004Total 2.9000e0030.0347 0.0198

4.2752 4.2752 1.3800e0030.0000 4.3098

0.0000 0.0000 0.0000
Off-Road 2.9000e0030.0347 0.0198 5.0000e-005 1.2900e0031.2900e-003 1.1800e0031.1800e-003 0.0000

2.6500e- 0.0000 2.9000e-004 0.0000 0.0000 0.0000
003

0.0000 2.6500e-003 2.9000e004Fugitive Dust
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.3 Site Preparation - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

0.2268 0.2268 1.0000e0051.0000e0050.2288

1.0000e0051.0000e0050.2288
Total 9.0000e0057.0000e-005 9.3000e-004 0.0000 2.6000e0040.0000 2.6000e-004 7.0000e0050.0000 7.0000e-005 0.0000

0.0000 2.6000e- 0.0000 7.0000e-005 0.0000 0.2268 0.2268 004

0.0000 2.6000e-004 7.0000e005Worker 9.0000e0057.0000e-005 9.3000e-004

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

1.3800e0030.0000 4.3098
Mitigated Construction Off-Site

1.1800e0035.0000e-005 1.1300e- 1.3000e-003 0.0000 4.2752 4.2752 003

1.2900e0032.4200e-003 1.2000e004Total 2.9000e0030.0347 0.0198

4.2752 4.2752 1.3800e0030.0000 4.3098

0.0000 0.0000 0.0000
Off-Road 2.9000e0030.0347 0.0198 5.0000e-005 1.2900e0031.2900e-003 1.1800e0031.1800e-003 0.0000

1.1300e- 0.0000 1.2000e-004 0.0000 0.0000 0.0000
003

0.0000 1.1300e-003 1.2000e004Fugitive Dust
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

6.0374 6.0374 2.6000e0046.7000e0046.2442

6.0000e0056.0000e0052.1961
Total 1.1100e0030.0118 0.0114 6.0000e-005 3.7100e0031.0000e0043.8000e-003 1.0000e0039.0000e0051.0800e-003 0.0000

2.0000e0052.0000e-005 2.6300e- 7.1000e-004 0.0000 2.1770 2.1770 003

2.0000e0052.6500e-003 7.0000e004Worker 8.2000e0046.9000e-004 8.9100e-003

0.0000 0.0000 0.0000 0.0000 0.0000

2.0000e0046.1000e0044.0481
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

7.0000e0054.0000e-005 1.0800e- 3.7000e-004 0.0000 3.8604 3.8604 003

8.0000e0051.1500e-003 3.0000e004Hauling 2.9000e0040.0111 2.4600e-003 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.0120 0.0000 37.4446
Unmitigated Construction Off-Site
Total 0.0325 0.3601 0.1781 4.2000e-004 0.1594 0.0155 0.1749 0.0771 0.0143 0.0914 0.0000 37.1443 37.1443

37.1443 37.1443 0.0120 0.0000 37.4446

0.0000 0.0000 0.0000
Off-Road 0.0325 0.3601 0.1781 4.2000e-004 0.0155 0.0155 0.0143 0.0143 0.0000 Fugitive Dust 0.1594 0.0000 0.1594 0.0771 0.0000 0.0771 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.4 Grading - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

6.0374 6.0374 2.6000e0046.7000e0046.2442

6.0000e0056.0000e0052.1961
Total 1.1100e0030.0118 0.0114 6.0000e-005 3.5200e0031.0000e0043.6100e-003 9.4000e0049.0000e0051.0400e-003 0.0000

2.0000e0052.0000e-005 2.4900e- 6.8000e-004 0.0000 2.1770 2.1770 003

2.0000e0052.5100e-003 6.6000e004Worker 8.2000e0046.9000e-004 8.9100e-003

0.0000 0.0000 0.0000 0.0000 0.0000

2.0000e0046.1000e0044.0481
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

7.0000e0054.0000e-005 1.0300e- 3.6000e-004 0.0000 3.8604 3.8604 003

8.0000e0051.1000e-003 2.8000e004Hauling 2.9000e0040.0111 2.4600e-003 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

0.0120 0.0000 37.4446
Mitigated Construction Off-Site
Total 0.0325 0.3601 0.1781 4.2000e-004 0.0682 0.0155 0.0837 0.0330 0.0143 0.0472 0.0000 37.1443 37.1443

37.1443 37.1443 0.0120 0.0000 37.4446

0.0000 0.0000 0.0000
Off-Road 0.0325 0.3601 0.1781 4.2000e-004 0.0155 0.0155 0.0143 0.0143 0.0000 Fugitive Dust 0.0682 0.0000 0.0682 0.0330 0.0000 0.0330 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

32.6780 32.6780 9.7000e0041.8100e00333.2395

7.1000e0046.8000e00425.0771
Total 0.0102 0.0289 0.1087 3.5000e-004 0.0326 3.9000e0040.0330 8.7200e0033.6000e0049.0900e-003 0.0000

1.8000e0042.7000e-004 0.0300 2.0000e- 8.1600e-003 0.0000 24.8583 24.8583 004

0.0302 7.9800e003Worker 9.3900e0037.8200e-003 0.1017

7.8197 7.8197 2.6000e0041.1300e0038.1624

0.0000 0.0000 0.0000
Vendor 8.0000e0040.0211 6.9800e-003 8.0000e-005 2.5800e0031.9000e0042.7700e-003 7.4000e0041.8000e0049.3000e-004 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

31.5465 31.5465 0.0102 0.0000 31.8016

0.0102 0.0000 31.8016
Total 0.0216 0.2213 0.2253 3.6000e-004 0.0117 0.0117 0.0108 0.0108 0.0000 Off-Road 0.0216 0.2213 0.2253 3.6000e-004 0.0117 0.0117 0.0108 0.0108 0.0000 31.5465 31.5465 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.5 Building Construction - 2022
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

32.6780 32.6780 9.7000e0041.8100e00333.2395

7.1000e0046.8000e00425.0771
Total 0.0102 0.0289 0.1087 3.5000e-004 0.0309 3.9000e0040.0313 8.3100e0033.6000e0048.6700e-003 0.0000

1.8000e0042.7000e-004 0.0285 2.0000e- 7.7700e-003 0.0000 24.8583 24.8583 004

0.0287 7.5900e003Worker 9.3900e0037.8200e-003 0.1017

7.8197 7.8197 2.6000e0041.1300e0038.1624

0.0000 0.0000 0.0000
Vendor 8.0000e0040.0211 6.9800e-003 8.0000e-005 2.4700e0031.9000e0042.6600e-003 7.2000e0041.8000e0049.0000e-004 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

31.5465 31.5465 0.0102 0.0000 31.8016

0.0102 0.0000 31.8016
Total 0.0216 0.2213 0.2253 3.6000e-004 0.0117 0.0117 0.0108 0.0108 0.0000 Off-Road 0.0216 0.2213 0.2253 3.6000e-004 0.0117 0.0117 0.0108 0.0108 0.0000 31.5465 31.5465 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

54.2556 54.2556 1.5200e0032.9100e00355.1587

1.0900e0031.0700e00341.8368
Total 0.0157 0.0401 0.1711 5.8000e-004 0.0559 4.6000e0040.0564 0.0150 4.2000e0040.0154 0.0000

2.9000e0044.5000e-004 0.0515 3.2000e- 0.0140 0.0000 41.4916 41.4916 004
Worker 0.0149 0.0118 0.1605 0.0518 0.0137

12.7639 12.7639 4.3000e0041.8400e00313.3220

0.0000 0.0000 0.0000
Vendor 7.9000e0040.0283 0.0106 1.3000e-004 4.4200e0031.4000e0044.5600e-003 1.2800e0031.3000e0041.4100e-003 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

54.1126 54.1126 0.0175 0.0000 54.5501

0.0175 0.0000 54.5501
Total 0.0341 0.3466 0.3832 6.2000e-004 0.0173 0.0173 0.0159 0.0159 0.0000 Off-Road 0.0341 0.3466 0.3832 6.2000e-004 0.0173 0.0173 0.0159 0.0159 0.0000 54.1126 54.1126 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.5 Building Construction - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

54.2556 54.2556 1.5200e0032.9100e00355.1587

1.0900e0031.0700e00341.8368
Total 0.0157 0.0401 0.1711 5.8000e-004 0.0530 4.6000e0040.0535 0.0143 4.2000e0040.0147 0.0000

2.9000e0044.5000e-004 0.0488 3.2000e- 0.0133 0.0000 41.4916 41.4916 004
Worker 0.0149 0.0118 0.1605 0.0491 0.0130

12.7639 12.7639 4.3000e0041.8400e00313.3220

0.0000 0.0000 0.0000
Vendor 7.9000e0040.0283 0.0106 1.3000e-004 4.2400e0031.4000e0044.3700e-003 1.2300e0031.3000e0041.3600e-003 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

54.1125 54.1125 0.0175 0.0000 54.5500

0.0175 0.0000 54.5500
Total 0.0341 0.3466 0.3832 6.2000e-004 0.0173 0.0173 0.0159 0.0159 0.0000 Off-Road 0.0341 0.3466 0.3832 6.2000e-004 0.0173 0.0173 0.0159 0.0159 0.0000 54.1125 54.1125 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

1.7487 1.7487 5.0000e0054.0000e0051.7632

5.0000e0054.0000e0051.7632
Total 6.3000e0045.0000e-004 6.7600e-003 2.0000e-005 2.1700e0031.0000e0052.1800e-003 5.8000e0041.0000e0055.9000e-004 0.0000

1.0000e0052.0000e-005 2.1700e- 5.9000e-004 0.0000 1.7487 1.7487 003

1.0000e0052.1800e-003 5.8000e004Worker 6.3000e0045.0000e-004 6.7600e-003

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

3.0100e0030.0000 10.4145
Unmitigated Construction Off-Site

2.7100e0031.2000e-004 2.9100e- 2.7100e-003 0.0000 10.3392 10.3392 003
Total 6.7200e- 2.9100e-003
003

0.0606 0.0772

0.0000 0.0000 0.0000 0.0000 0.0000

3.0100e0030.0000 10.4145
Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

2.7100e0031.2000e-004 2.9100e- 2.7100e-003 0.0000 10.3392 10.3392 003
Off-Road 6.7200e- 2.9100e-003
003

0.0606 0.0772
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.6 Paving - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

1.7487 1.7487 5.0000e0054.0000e0051.7632

5.0000e0054.0000e0051.7632
Total 6.3000e0045.0000e-004 6.7600e-003 2.0000e-005 2.0600e0031.0000e0052.0700e-003 5.5000e0041.0000e0055.6000e-004 0.0000

1.0000e0052.0000e-005 2.0600e- 5.6000e-004 0.0000 1.7487 1.7487 003

1.0000e0052.0700e-003 5.5000e004Worker 6.3000e0045.0000e-004 6.7600e-003

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

3.0100e0030.0000 10.4144
Mitigated Construction Off-Site

2.7100e0031.2000e-004 2.9100e- 2.7100e-003 0.0000 10.3391 10.3391 003
Total 6.7200e- 2.9100e-003
003

0.0606 0.0772

0.0000 0.0000 0.0000 0.0000 0.0000

3.0100e0030.0000 10.4144
Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

2.7100e0031.2000e-004 2.9100e- 2.7100e-003 0.0000 10.3391 10.3391 003
Off-Road 6.7200e- 2.9100e-003
003

0.0606 0.0772
N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

5.0297 5.0297 1.3000e0041.3000e0045.0715

1.3000e0041.3000e0045.0715
Total 1.8100e0031.4400e-003 0.0195 5.0000e-005 6.2400e0034.0000e0056.2800e-003 1.6600e0034.0000e0051.6900e-003 0.0000

4.0000e0055.0000e-005 6.2400e- 1.6900e-003 0.0000 5.0297 5.0297 003

4.0000e0056.2800e-003 1.6600e003Worker 1.8100e0031.4400e-003 0.0195

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

5.1000e0040.0000 8.5662
Unmitigated Construction Off-Site

2.3700e0031.0000e-004 2.3700e- 2.3700e-003 0.0000 8.5534 8.5534 003
Total 0.3850 0.0437 0.0607 2.3700e-003

8.5534 8.5534 5.1000e0040.0000 8.5662

0.0000 0.0000 0.0000
Off-Road 6.4200e0030.0437 0.0607 1.0000e-004 2.3700e0032.3700e-003 2.3700e0032.3700e-003 0.0000 Archit. Coating 0.3786 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

3.7 Architectural Coating - 2023
Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

5.0297 5.0297 1.3000e0041.3000e0045.0715

1.3000e0041.3000e0045.0715
Total 1.8100e0031.4400e-003 0.0195 5.0000e-005 5.9200e0034.0000e0055.9500e-003 1.5800e0034.0000e0051.6100e-003 0.0000

4.0000e0055.0000e-005 5.9200e- 1.6100e-003 0.0000 5.0297 5.0297 003

4.0000e0055.9500e-003 1.5800e003Worker 1.8100e0031.4400e-003 0.0195

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

5.1000e0040.0000 8.5662
Mitigated Construction Off-Site

2.3700e0031.0000e-004 2.3700e- 2.3700e-003 0.0000 8.5534 8.5534 003
Total 0.3850 0.0437 0.0607 2.3700e-003

8.5534 8.5534 5.1000e0040.0000 8.5662

0.0000 0.0000 0.0000
Off-Road 6.4200e0030.0437 0.0607 1.0000e-004 2.3700e0032.3700e-003 2.3700e0032.3700e-003 0.0000 Archit. Coating 0.3786 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Apartments Mid Rise 0.544785 0.062844 0.187478 0.127235 0.023089 0.006083 0.010475 0.008012 0.000925 0.000611 0.024394 0.000698 0.003374 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH

4.4 Fleet Mix
Land Use LDA LDT1 LDT2
Apartments Mid Rise 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by 2,249,306

4.3 Trip Type Information
Miles Trip % Trip Purpose %
Total 658.24 658.24 658.24 2,249,306
Annual VMT
Apartments Mid Rise 658.24 658.24 658.24 2,249,306 2,249,306 Land Use Weekday Saturday Sunday Annual VMT

0.0520 0.0332 776.7616

4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
776.7616
Unmitigated 0.3597 0.4247 3.8091 8.1900e-003 0.8450 6.0400e0030.8510 0.2254 5.6000e0030.2310 0.0000 765.5843 765.5843

0.0000 765.5843 765.5843 0.0520 0.0332
CO2e
Category tons/yr MT/yr
Mitigated 0.3597 0.4247 3.8091 8.1900e-003 0.8450 6.0400e0030.8510 0.2254 5.6000e0030.2310 Exhaust Bio- CO2 NBio- CO2 Total CO2 CH4 N2O
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
PM2.5 Total

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
ROG NOx CO SO2 Fugitive
PM10
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied

1.3200e0035.0300e-003 0.0000 71.9933 71.9933 1.3800e-003 72.4212

71.9933 1.3800e-003 1.3200e00372.4212
Total 7.2700e0030.0622 0.0265 4.0000e0045.0300e-003 5.0300e0035.0300e003

5.0300e0030.0265 4.0000e- 5.0300e-003 0.0000 71.9933
004

5.0300e-003 5.0300e003Apartments Mid
Rise

1.3491e+0
06 7.2700e0030.0622
CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Exhaust
PM2.5
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2

5.2 Energy by Land Use - NaturalGas
Unmitigated
NaturalGas
Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5

71.9933 71.9933 1.3800e0031.3200e-003 72.4212

1.3800e0031.3200e-003 72.4212
NaturalGas
Unmitigated

7.2700e0030.0622 0.0265 4.0000e-004 5.0300e0035.0300e-003 5.0300e0035.0300e-003 0.0000

5.0300e0034.0000e-004 5.0300e- 5.0300e-003 0.0000 71.9933 71.9933 003
NaturalGas 5.0300e-003
Mitigated

7.2700e0030.0622 0.0265

82.2694 82.2694 6.9400e0038.4000e-004 82.6939

6.9400e0038.4000e-004 82.6939
Electricity
Unmitigated

0.0000 0.0000 0.0000 0.0000 0.0000
Electricity Mitigated 0.0000 0.0000 0.0000 0.0000 0.0000 82.2694 82.2694 N2O CO2e
Category tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Historical Energy Use: N

5.1 Mitigation Measures Energy
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

5.0 Energy Detail
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Land Use kWh/yr t
o
n
MT/yr
Apartments Mid
Rise
463893 82.2694 6.9400e-003 8.4000e-004 82.6939

8.4000e-004 82.6939
Mitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Total 82.2694 6.9400e-003
Land Use kWh/yr t
o
n
MT/yr
Apartments Mid
Rise
463893 82.2694 6.9400e-003 8.4000e-004 82.6939

1.3200e00372.4212

5.3 Energy by Land Use - Electricity
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e

5.0300e-003 0.0000 71.9933 71.9933 1.3800e-003

71.9933 1.3800e-003 1.3200e00372.4212
Total 7.2700e0030.0622 0.0265 4.0000e0045.0300e-003 5.0300e0035.0300e003

5.0300e0030.0265 4.0000e- 5.0300e-003 0.0000 71.9933
004

5.0300e-003 5.0300e003Apartments Mid
Rise

1.3491e+0
06 7.2700e0030.0622
N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4
Mitigated
NaturalGas
Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 82.2694 6.9400e-003 8.4000e-004 82.6939
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 0.5562 0.0432 1.6285 1.4200e-003 0.0692 0.0692 0.0692 0.0692 8.0977 28.4174 36.5151 0.0403 4.8000e-004 37.6673

2.0383 2.0383 1.9600e0030.0000 2.0873

0.0384 4.8000e-004 35.5799
Landscaping 0.0376 0.0144 1.2481 7.0000e-005 6.9100e0036.9100e-003 6.9100e0036.9100e-003 0.0000 Hearth 0.0435 0.0288 0.3804 1.3500e-003 0.0623 0.0623 0.0623 0.0623 8.0977 26.3791 34.4768

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Consumer Products 0.4372 0.0000 0.0000 0.0000 0.0000 0.0000 Architectural 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Coating

0.0379
N2O CO2e
SubCategory tons/yr MT/yr
PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4

6.2 Area by SubCategory
Unmitigated
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
Exhaust
PM2.5

28.4174 36.5151 0.0403 4.8000e-004 37.6673

2.4700e0034.8000e-004 28.6231
Unmitigated 0.5562 0.0432 1.6285 1.4200e-003 0.0692 0.0692 0.0692 0.0692 8.0977

8.7500e0032.1000e-004 8.7500e- 8.7500e-003 0.0000 28.4174 28.4174 003
Mitigated 0.5154 0.0372 1.2578 8.7500e-003
CH4 N2O CO2e
Category tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO

6.0 Area Detail

6.1 Mitigation Measures Area
Use only Natural Gas Hearths
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Unmitigated 30.4988 0.2593 6.3500e-003 38.8730
CO2e
Category t
o
n
MT/yr
Mitigated 25.7602 0.2075 5.1000e-003 32.4666
Total CO2 CH4 N2O
Install Low Flow Bathroom Faucet
Install Low Flow Kitchen Faucet
Install Low Flow Toilet
Install Low Flow Shower
Use Water Efficient Irrigation System

2.4700e0034.8000e-004 28.6231

7.0 Water Detail

7.1 Mitigation Measures Water

8.7500e0032.2000e-004 8.7500e- 8.7500e-003 0.0000 28.4174 28.4174 003
Total 0.5154 0.0372 1.2578 8.7500e-003

2.0383 2.0383 1.9600e0030.0000 2.0873

5.1000e0044.8000e-004 26.5358
Landscaping 0.0376 0.0144 1.2481 7.0000e-005 6.9100e0036.9100e-003 6.9100e0036.9100e-003 0.0000

1.8400e0031.5000e-004 1.8400e- 1.8400e-003 0.0000 26.3791 26.3791 003
Hearth 2.6700e- 1.8400e-003
003

0.0228 9.6900e-003

0.0000 0.0000 0.0000 0.0000 0.0000

0.0000 0.0000 0.0000
Consumer Products 0.4372 0.0000 0.0000 0.0000 0.0000 0.0000 Architectural 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Coating

0.0379
CH4 N2O CO2e
SubCategory tons/yr MT/yr
Exhaust
PM2.5
SO2 Fugitive PM2.5 Total Bio- CO2 NBio- CO2 Total CO2
PM10
Exhaust
PM10
PM10 Total Fugitive
PM2.5
ROG NOx CO
Mitigated
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 25.7602 0.2075 5.1000e-003 32.4666
Land Use Mgal t
o
n
MT/yr
Apartments Mid
Rise

6.30691 /

4.66694

25.7602 0.2075 5.1000e-003 32.4666

6.3500e-003 38.8730
Mitigated
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Total 30.4988 0.2593
Land Use Mgal t
o
n
MT/yr
Apartments Mid
Rise

7.88364 /

4.97012

30.4988 0.2593 6.3500e-003 38.8730

7.2 Water by Land Use
Unmitigated
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied Total 11.2985 0.6677 0.0000 27.9915
Land Use tons t
o
n
MT/yr
Apartments Mid
Rise

55.66 11.2985 0.6677 0.0000 27.9915

27.9915

8.2 Waste by Land Use
Unmitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Unmitigated 11.2985 0.6677 0.0000
t
o
n
MT/yr
Mitigated 5.6492 0.3339 0.0000 13.9958
Category/Year
Total CO2 CH4 N2O CO2e

8.0 Waste Detail

8.1 Mitigation Measures Waste
Institute Recycling and Composting Services
CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 1
Date: 10/20/2021 12:24 PM
Western Ave SRO Apartments Project - Los Angeles-South Coast County, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Applied User Defined Equipment
Equipment Type Number

11.0 Vegetation
Horse Power Load Factor Fuel Type
Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year
Days/Year Horse Power Load Factor Fuel Type

10.0 Stationary Equipment

0.0000 13.9958

9.0 Operational Offroad
Equipment Type Number Hours/Day
Total 5.6492 0.3339
Land Use tons t
o
n
MT/yr
Apartments Mid
Rise

27.83 5.6492 0.3339 0.0000 13.9958
Mitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
kimley-horn.com 1100 W. Town and Country Road, Suite 700, Orange, CA 92868 714 939 1030

TECHNICAL MEMORANDUM
To: Amanda Acuna, Senior Planner, Lisa Kranitz, Assistant City Attorney, City of Gardena
From: Rita Garcia, Project Manager, and Ryan Chiene, Technical Manager Date: November 30, 2021
Subject: Western SRO Apartments Project, City of Gardena – Noise Analysis

1.0 INTRODUCTION & PURPOSE
The purpose of this Technical Memorandum is to identify the noise impacts associated with construction and operations of the proposed Western SRO Apartments project (project), located at 13126 Western Avenue in the City of Gardena, California (City). This Technical Memorandum has been prepared to support an exemption from the California Environmental Quality Act (CEQA) in accordance with State CEQA Guidelines Section 15332 (In‐Fill Development Projects). Specifically, this analysis addresses the project’s potential effects related to noise referenced in State CEQA Guidelines Section 15332(d).

2.0 PROJECT DESCRIPTION
Project Location
The proposed project site is located northeast of the West 132nd Street at Western Avenue intersection, at 13126 South Western Avenue in the northern portion of the City of Gardena, County of Los Angeles, California. The assessor’s parcel number (APN) for the project site is APN 6102-006-013. The site is bordered by light-industrial uses; there are single-family residences to the west on Manhattan Place.

Regional access to the project site is provided via Interstate 105 (I-105) from the north and Interstate 110 (I-110) from the east. Local access to the site is provided via Western Avenue and 132nd Street. The project site and surrounding area are characterized as built out and urbanized, with mainly industrial and residential land uses.