City of Glendale, Community Development Department (9/9/11) (To be Completed Prior to Preparation of Staff Reports for Consideration of Entitlement Matter by Council, Agency, or Authority, or at Time of Appeal to the City Council if the Applicant is also the Appellant) In August 2011, the Glendale City Council adopted Ordinance No. 5744, which becomes effective on September 9, 2011 (“Ordinance”). The Ordinance prohibits campaign contributions from “applicants seeking entitlement,” their contractors and subcontractors (including their architects, engineers, and design professionals) while the application is “pending” and for 12 months thereafter. The Ordinance also prohibits Council Members from voting on any matter pertaining to an entitlement if the Council member has received a campaign contribution from the applicant seeking the entitlement, or certain contractors or subcontractors of the applicant, within the 12-month period preceding the vote. The Applicant and the Owner/Lessor hereby discloses as follows. (If printing, please print legibly. Use additional sheets as necessary.) I. Name of Applicant and Name of Owner/Lessor on whose behalf application is filed:
Full Name Title Business Address City State Zip
City of Glendale
Disclosure - Campaign Finance Ordinance
Applicants Seeking Entitlement
Submit to Permit Services Center, 633 E. Broadway, Rm. 101. F or m
ore inf
ormatio
n, call
818-5
4 8-3
200.
EXHIBIT 9
270 of 675
City of Glendale, Community Development Department (9/9/11) II. Officers or owners/investors of Applicant Entity. Please also disclose the following persons or entities related to the applicant entity: CEO/President, Chairperson, Chief Operations Officer, Chief Financial Officer, any member of the Board of Directors, and any individual or entity that owns 10% or more the contractor of applicant seeking entitlement, as well as any campaign + Full Name Title Business Address City State Zip
III. Contractor of Applicant(s) Seeking Entitlement*
Full Name Title Business Address City State Zip
* “Contractor of Applicant Seeking Entitlement” means “a person who has, or has been promised, a contract as an architect, design professional, engineer, or general or prime contract with an applicant seeking entitlement. “Contractor of applicant seeking entitlement,” includes not only the contracting party but also the CEO/President, Chairperson, Chief Operations Officer, Chief Financial Officer, any member of the Board of Directors, and any individual or entity that owns 10% or more the contractor of applicant seeking entitlement, as well as any campaign committee that is sponsored and controlled by the contracting party.
Please list the names and addresses of all of these parties.
IV. Subcontractor of Applicant(s) Seeking Entitlement** Full Name Title Business Address City State Zip
** “Subcontractor of Applicant Seeking Entitlement” means “a person who has, or has been promised, a subcontract as an architect, design professional, engineer, or perform other work with a ‘contractor an applicant seeking entitlement.” 271 of 675
City of Glendale, Community Development Department (9/9/11) “Subcontractor of applicant seeking entitlement,” includes not only the subcontracting party, but also the CEO/President, Chairperson, Chief Operations Officer, Chief Financial Officer, any member of the Board of Directors, and any individual or entity that owns 10% or more the subcontractor of applicant seeking entitlement, as well as any campaign committee that is sponsored and controlled by the subcontracting party. Please list the name and addresses of all of these parties.
V. Disclosure. The Applicant Seeking Entitlement has made campaign or officeholder contributions in the preceding 12 months to City of Glendale elected officials as follows:
Elected Official Name of Individual or Entity Date of Contribution I hereby certify, on behalf of the above-named applicant(s) and owner(s)/lessor(s), that the applicant seeking entitlement has made the campaign contributions as set forth above. I also certify that the names of all contractors of applicant and all subcontractors of applicant, as of today’s date, are fully set forth above. I further acknowledge that the applicant has a continuing obligation to update this disclosure form if the applicant selects additional or substitute architects, design professionals, contractors or subcontractors within ten (10) days of the selection or change. I hereby certify that I have been legally authorized by the applicant/owner/lessor to submit this disclosure form and certify to the content hereof. I declare under penalty of perjury that the foregoing is true and correct. Executed on ___________________ at _____________________________, California Applicant’s Signature_____________________________, Print Applicant’s Full Name ___________________________________ Applicant’s Address _____________________________________________________________________ Applicant’s Contact Phone Number ________________________________________________________ Applicant’s Email Address _______________________________________________________________ 272 of 675
9b
CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Report: Public Hearing on Appeals of Design Review Board’s approval of Design Review Board Case No. 2101078 located at 1633 Victory Boulevard
1. Motion to sustain the Design Review Board’s decision to adopt the subsequent mitigated negative declaration and to approve the Design Review application with conditions.
2. Motion to sustain the Design Review Board’s decision to adopt the subsequent mitigated negative declaration and to approve the Design Review application with amended conditions.
3. Motion to continue the matter, directing the City Attorney to draft findings reversing the Design Review Board’s decision and denying the project.
COUNCIL ACTION
Item Type: Public Hearing
Approved for September 27, 2022 calendar
EXECUTIVE SUMMARY
This hearing is to consider two separate appeals of the Design Review Board’s July 14, 2022 decision to approve, with conditions, case number PDR 2101078 and adopt the Subsequent Mitigated Negative Declaration (MND). The case involves a request to modify a previously-approved three-story hotel project on a 21,647 square-foot lot, zoned C3 I (Commercial Service, Height District I) located at 1633 Victory Boulevard.
The project is not located in the Downtown Specific Plan (DSP) area and is therefore not subject to the City’s current hotel development moratorium applicable to the DSP only.
In January 2019, the Design Review Board (DRB) approved a 34,575 square-foot, 64- room hotel with a two-level subterranean garage with 64 parking spaces and a total export of 12,348 cubic yards of soil (the “Original Project”). Soon after, the Original Project was appealed to the City Council. In May 2019, City Council voted to adopt the MND and sustain the DRB’s approval.
273 of 675
2 b 9
On January 20, 2021, the applicant resubmitted an application (PDR 2101078) to revise the Original Project by expanding the building to accommodate an additional 18 guest rooms and increasing the building square footage by 6,205 square feet (the “Revised Project”). The Revised Project would still be three-stories but would expand the building footprint towards the northern interior property line and revise the interior setback from 15-feet to 11-feet, 6-inches. It would also eliminate portions of the Outdoor Terrace, including the previously approved pool, located at the second level of the northeast corner of the building. The Revised Project would consist of 82 rooms, 40,780 square feet of building area, and a two-level subterranean garage with 67, instead of 64, parking spaces.
On July 14, 2022, the DRB adopted a Subsequent MND and approved the Revised Project with 13 conditions (See DRB Record of Decision, July 14, 2022, attached as Exhibit 3 for discussion and set forth below).
On July 28, 2022, two separate appeals were filed – one by the applicant/property owner and another by the adjacent property owner (neighbor). The appellant/applicant requests the City Council delete 3 of the 13 DRB’s conditions of approval for PDR 2101078 (see staff’s analysis of Appellant No.1 basis for appeal below for details) and approve the subsequent MND for the Project. The appellant/neighbor requests the City Council overturn the DRB’s decision and deny the project.
COUNCIL PRIORITIES
Economic Vibrancy
One of the City’s major goals is fostering an environment that supports diverse, vibrant businesses and job opportunities supported by both a skilled, local labor force and a fiscally prudent and financially healthy city government. The proposed hotel expansion will generate transient occupancy tax (TOT) for the city as well as provide job opportunities for Glendale’s residence.
RECOMMENDATION
Staff recommends the City Council sustain the Design Review Board’s decision to approve Design Review Board Case No. PDR 2101078 with the conditions as imposed by the DRB, adopt the Subsequent Mitigated Negative Declaration (MND), and approve the Mitigation Monitoring and Reporting Program (MMRP) attached to the Subsequent MND. If the Council wishes to reverse the Design Review Board’s decision, an alternate motion is included that would authorize continuation of the matter for two weeks without further public notice and would direct the City Attorney to prepare draft findings reversing the Design Review Board’s decision and deny the project. 274 of 675
3 b 9
BACKGROUND
Appellant 1: Anand Desai c/o AV Hospitality, LLC
Status of Appellant 1: Applicant/Owner
Appellant 2: Philip Marks
Status of Appellant 2: Neighbor (owner/resident of adjacent property) Assessor’s Parcel Number: 5626-013-024
Zone: C3 (Commercial Services) Zone, Height District I
Land Use Element: Commercial Services
Existing Site Characteristics: The project site is an approximately 21,647 square-foot lot, located at the northwest corner of Victory Boulevard and Winchester Avenue. The subject property is currently occupied with a 3,537 square-foot one-story commercial building that consists of offices, three automobile service bays, and a steel canopy. City records indicate closure of the underground storage tanks was completed on October 28, 1993 by the City of Glendale’s Fire Department, Hazardous Materials Section. The surface of the site is mostly paved with concrete and asphalt, with limited landscaping at the southwest portion of the site. There are no protected indigenous trees species on or within twenty feet of the site.
Surrounding Land Use/Zoning: Surrounding the project site are R1 zoned properties with single-family residences to the north, C3 zoned properties with commercial uses to the east and south, and R1 and C3 zoned properties with single- and multi-family residences to the west.
Zoning Existing Uses
North R1 – Special Recreation Zone and single-family residential South C3 – Commercial Services Commercial/Industrial
East R1 – Special Recreation Zone and
C3 – Commercial Services
Single-family and multi-family
residential
West C3 – Commercial Services Gas station and multi-family residential
275 of 675
4 b 9
Project Site C3 – Commercial Services Commercial
Environmental Determination: A Subsequent MND was prepared and circulated for the Revised Project from April 28, 2022 to May 19, 2022 for a 20-day review period.
Significant impacts were identified for Geology and Soils, Noise and Tribal Cultural Resources; however, mitigation measures have been added to reduce identified impacts to less than significant levels.
GEO -1 In the event that paleontological resources are unearthed during the proposed project-related subsurface activities all earth-disturbing work within a 100-meter radius must be temporary suspended or redirected until a paleontologist has evaluated the nature and significance of the find.
After the find has been appropriately mitigated, work in the area may resume.
HAZ – 1 A soil management plan (SMP) shall be prepared prior to issuance of any grading permit on the subject property. The SMP shall require that a geologist/environmental professional be on-site during site grading and excavation activities to monitor for potentially impacted soils not identified during the Phase II assessment prepared by Conservation Consulting International (CCI) and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring. The SMP shall also include recommended actions for handling and disposing of potentially impacted soils, if identified during site grading and excavation activities.
NOISE -1 The hours of operation for the outdoor terrace shall be limited to between 8:00 AM and 8:00 PM Monday through Sunday.
NOISE -2 The use of amplified sound shall be strictly prohibited.
TRIBAL-1 Prior to the issuance of demolition, grading or building permits for the project, the applicant shall submit written verification that a qualified archaeological monitor has been retained to monitor ground disturbance necessary to prepare the ground surface.
The Final Subsequent Mitigated Negative Declaration is attached as Exhibit 6.
Project History:
September 21, 2017 Application was submitted.
June 14, 2018 DRB decision of return for redesign (5-0 vote) with the conditions.
September 13, 2018 Applicant resubmitted an application with redesigned 276 of 675
5 b 9
features to address the conditions outlined from the June 14, 2018 DRB meeting.
January 10, 2019 DRB approved the project (4-0 vote) with conditions and adopted the final mitigated negative declaration (the
“Original Project” is attached as Exhibit 4).
May 7, 2019 The City Council sustained the DRB’s approval decision and adopted final mitigated negative declaration.
January 20, 2021 Applicant resubmitted an application to revise the Original Project by expanding the building to accommodate an
additional 18 guest rooms, increasing the building square footage by 6,205 square feet and increase the amount of parking within the subterranean garage to 67 instead of 64 parking spaces (the “Revised Project”).
July 14, 2022 DRB approved the Revised Project (3-1 vote) with conditions and adopted the subsequent mitigated negative declaration (attached as Exhibit 3).
July 28, 2022 Two separate appeals were filed by the applicant/property owner and the adjacent property owner (neighbor). (Exhibit 10).
ANALYSIS
Appellant No. 1 – Applicant/Property Owner
The Applicant contends that the project complies with all development standards for the C3 zone, with the Revised Project proposing an 11-foot, 6-inch interior setback along the northern interior property line.
The Applicant’s argument focuses on the Revised Project being a “By-Right” project that complies with Zoning development standards, and claims DRB exceeded its authority by imposing additional setbacks at the upper floors of the rear façade, which would reduce the overall square footage and thus render the project financially unfeasible.
Staff’s Response:
For C3 zoned properties adjacent to residential zones, the Zoning Code requires interior setbacks for new buildings that are between 28 and 35 feet in height to be set back a minimum of 7-feet and average of 10-feet. The Revised Project’s proposed height is 35 feet with a consistent 11-foot, 6-inch interior setback from the northern property line.
The Revised Project does meet the Zoning Code’s development standards in terms of setbacks, height, landscape area and parking.
277 of 675
6 b 9
Appellant No. 1 contends that the Design Review Board exceeded its authority by imposing requirements beyond the standards set by the Zoning Code.
Staff’s Response:
Under Glendale Municipal Code (GMC) Section 2.52.120 (“Powers and Duties”), the DRB has the power and duty to review, approve, disapprove and attach conditions to design plans and design review applications in accordance with the intent, purpose and standards for design review established by GMC Section 30.47 Design Review. GMC Section 30.47.030 (I) (1) states that the review authority has the authority to impose conditions in order to ensure compatibility with surrounding development in terms of size, scale, bulk/mass, roofline orientation, setbacks, and site layout. In consideration of design review, the review authority shall be guided by the intent and standards by GMC Section 30.47.040 (“Standards”). Further, the DRB’s decision making is guided by the Comprehensive Design Guidelines adopted by City Council on November 29, 2011 (attached as Exhibit 12). The DRB decision making is consistent with the intent, purposes and standards of GMC 30.47, to properly exercise its power and duties.
As a result, the DRB exercised its authority as provided by GMC Section 30.47.030 (I) (1).
Appellant No. 1 requests that City Council sustain the DRB’s approval of the Revised Project and adoption of the Subsequent MND but to amend the decision by excluding conditions 1, 3, and 4.
Staff’s Response:
On July 14, 2022, the DRB approved the Revised Project with a total of 13 conditions:
1. Reduce the massing at the second and third level expansions at the eastern and western façades to be more consistent with the Original Project.
2. At the outdoor terrace at the second level along the northern façade, the landscape planter and 7-foot tall acoustic screen wall shall span the entire length of the terrace and to buffer the neighboring property from views and potential noise.
3. Provide window openings at the ground level of the Winchester (east) façade to enhance the pedestrian experience and to avoid a blank wall at the street.
4. If allowed by Building & Safety, relocate the egress staircase at the east side of the courtyard to reduce or eliminate its visibility from the street and neighboring properties. If this is not possible, provide a privacy screen at the north side of the upper landing and a solid railing for the entire run of the staircase.
5. The landscape design at the northern interior yard should be revised to reintroduce a layered design that includes a variety of canopy trees, shrubs and ground cover, and return the previously-approved landscape buffer. 278 of 675
7 b 9
6. The paved walkway at the northern interior yard should be removed and replaced with layered landscaping. Portions of the paved walkway providing emergency egress out of the building and onto the public alley located at the northwestern portion of the lot should remain to comply with Fire and Building & Safety codes.
7. Raise the height of the proposed concrete masonry unit (CMU) wall along the northern interior property line to be 8-feet high. Clad the wall with stucco on both sides to allow the wall to reflect the stucco cladding of the hotel building.
8. Relocate the backflow preventer located at the street front yard along Winchester Avenue to the parking garage or at the north side of the alley.
9. Prior to & Building & Safety plan check submittal, the rooftop mechanical screens are to be lowered to comply with the Zoning Code and for applicant provide plans demonstrating how the roof top equipment will be adequately obscured from view.
10.The overall pattern and placement of materials at the north facade should be redesigned at the upper floor levels (second and third) to improve the hierarchy of applied finishes, as well as improve the appearance of the façade.
11.Provide greater articulation and design character at the north façade, possibly by providing variation in parapet heights, changes in wall plane, incorporation of windows featuring high sill heights to preclude views toward the neighbors to the north, and/or other design revision to achieve this goal.
12.Revise the design of the street façade at the lobby to make it more distinctive and inviting, possibly by widening its street frontage, incorporating additional architectural design features, and/or other design changes to achieve this goal.
13.Prior to Building & Safety plan check submittal, a lighting plan shall be provided to staff demonstrating lighting detail that are appropriate to the building design and shielded to avoid spillover onto adjacent properties.
The Appellant No. 1 (Project Applicant) requests DRB’s approval decision be sustained but that conditions of approval 1, 3 and 4 be deleted.
DRB Condition of Approval #1 - “Reduce the massing at the second and third level expansions at the eastern and western façades to be more consistent with the Original Project.”
This condition relates to the areas at the rear of the building that were modified in the Revised Project to expand the number of hotel rooms and reduce the outdoor area at the second-floor terrace.
Chapter 4 of The Comprehensive Design Guidelines (Guidelines) encourage the mass and scale for new projects to fit well with surrounding building fabric. The Guidelines acknowledge that new proposals need not copy existing development; however, the mass and scale of development should respect adjacent building context. According to 279 of 675
8 b 9
the Guidelines, when new buildings are significantly larger than the surrounding context a variety of architectural strategies should be used to express or break up the massing of the building including: variations in building height, setbacks and stepbacks, recessed volumes, and/or breaking up the overall mass into separate forms.
The Original Project was reviewed by the DRB twice, on June 14, 2018 and January 10, 2019. At the 2018 hearing, DRB voted unanimously (5-0) to return the project for redesign with conditions (attached as Exhibit 5). This submittal featured interior setbacks that ranged from 10-feet to 11-feet, 6-inches along the northern yard. The DRB expressed concerns about the design’s compatibility with the neighborhood, privacy for the residential parcels to the north, and the landscape barrier between the hotel and the north residential neighbor.
The Original Project’s second (2019) submittal was approved with conditions by DRB unanimously (4-0, 1 seat vacant). It included revisions to provide greater interior setbacks at the rear, and was enhanced with a verdant landscape palette consisting of several trees to establish a buffer between the hotel and the adjacent residences, as well as enhancing the overall appearance from the street. The northern interior setback for the second level outdoor terrace was increased an additional 3-feet, 6- inches (11’-6” initial submittal; 15-feet approved), and portions of the building with guestrooms at the second and third levels were set back an additional 14-feet (10-feet initial submittal; 24-feet approved). The landscaped planters at the perimeter of the second level outdoor terrace were increased an additional four-feet (initial submittal:
approximately five-feet depth; approved: 9-feet depth) to provide greater visual and sonic buffering. To reduce noise generated from the terrace’s pool area, flush mounted acoustical panels were proposed at the interior face of the 7-foot tall perimeter walls. The eastern and central portions of the north facade of the Original Project were only one-story high, corresponding to the location of the outdoor terrace and pool. This height related to the adjoining context and provided a transitional massing that reflected the scale of the abutting one-story single-family residence on Winchester.
The Revised Project’s (2022) building foot print largely resembles the approved Original Project’s site planning (2019) at the street and alley facades (west, south, and east), with the setbacks varying from 0- to 6-feet. However, the Revised Project proposes to expand the building footprint and 3-story mass towards the northern interior property line. Whereas the Original Project featured a large terrace at the second level, the Revised Project proposes new units at the east side of that area, which produces a three-story volume that is much closer to the adjoining single-family property to the north. In addition, the setback across the entire north façade is reduced from 15-feet to 11-feet, 6-inches. Though a smaller second-floor terrace remains at the north façade, its reduced width and the presence of two stories of 280 of 675
9 b 9
guestrooms at each side significantly increases the mass of the building, particularly with regard to the house to the north. Because of this, the DRB conditioned that the Revised Project’s second and third level massing at the east and west sides of the north facade be reduced to be more consistent in spirit and intent with the Original Project approved by the DRB and sustained by the City Council.
DRB Condition of Approval #3 “Provide window openings at the ground level of the Winchester (east) façade to enhance the pedestrian experience and to avoid a blank wall at the street.”
The Revised Project’s eastern façade at the ground level facing Winchester Avenue consists of a long unbroken wall that is cladded with stone veneer. The Guidelines for commercial buildings discourages long continuous unarticulated segments of building walls facing the public street. Condition #3’s goal is to implement an architectural solution to visually break the monotonous, unarticulated wall with window openings to break up the wall’s mass and enhance the pedestrian experience. Furthermore, Condition #3 will continue the quality design and detailing expressed on the front façade (Victory Boulevard) onto the eastern elevation facing Winchester Avenue.
DRB Condition of Approval #4 “If allowed by Building & Safety, relocate the egress staircase at the east side of the courtyard to reduce or eliminate its visibility from the street and neighboring properties. If this is not possible, provide a privacy screen at the north side of the upper landing and a solid railing for the entire run of the staircase.”
The Original Project’s design included internal egress staircases throughout the building. However, the Revised Project introduces an exterior egress staircase for the extended wing at the east side of the outdoor terrace to provide emergency egress for the proposed added guest rooms. The exterior staircase’s second level will be partially visible and the third level will be highly visible from the single-family residence abutting to the north, raising privacy concerns. Condition #4 recognizes relocation of the staircase may hinder feasibility for the desired guestroom count and also may not be feasible due to Building & Safety and/or Fire Codes. As a result, flexibility was provided within the condition to incorporate screening as an alternative to relocation to provide greater privacy for the adjacent single-family residences. 281 of 675
10 b 9
Appellant No. 2 – Neighbor
Appellant No. 2’s argument focuses on a variety of issues:
1) The Original Project (2019) was conditioned by the City Council to pave the four-foot strip of land adjacent to the existing alley was not vetted by Public Works – Traffic Division;
2) Not all members of the DRB acted in a fair and impartial manner; 3) The environmental review analysis regarding the project site’s average daily trips relied on a different project (the Original Project 2019) and was not accurately analyzed as a separate and new project;
4) The Comprehensive Design Guidelines (Guidelines) should be applied on the Revised Project’s northern elevation and should go far enough to address solar access rights, privacy and nuisance;
5) The DRB did not adequately address fire safety, noise or other nuisance issues by the placement of the “smoking deck” (outdoor terrace); and, 6) Ground contamination from automotive liquids (such as, oil, transmission fluid, antifreeze, brake fluid) were not tested.
1) Appellant No. 2 contends that the paved four-foot strip of land on the hotel’s property and adjacent to the alleyway was not vetted by Public Works – Traffic Division. The four-foot paving creates an unsafe condition confusing the driving public to legal and safe speed limits for alleys, increases the chance of damaging private property, and requires the forfeiture of portions of the public right-of-way for private business overflow or queuing.
Staff’s Response:
In May, 2019, the City Council sustained the DRB’s decision to approved the Original Project with an added condition that a portion of the subject property along the western property line shall be paved with a minimum width of four-feet to enhance vehicular access along the alleyway. The applicant incorporated the additional paving on the subject property to satisfy the City Council’s condition.
As is routine, the Revised Project had been internally routed to various City departments. Public Works – Traffic Division did not express any concern about the additional four-foot wide paved area adjacent to the alleyway. As conditioned, the paving on the hotel’s private property will span the length beginning from the Victory Boulevard public right-of-way to the hotel garage vehicle entrance and exit. The Revised Project’s architectural drawings (sheet A1.9) indicate the four-foot strip of land will be dedicated to the City in order to widen the alley and does not require forfeiture portions of the public right-of-way for private business overflow. 282 of 675
11 b 9
2) Appellant No. 2 contends that financial implications are beyond the DRB’s purview. However, not all DRB members acted in a fair and impartial manner by taking in consideration of the Revised Project’s financial infeasibility without the proposed expansions. The DRB did not equally considered the Revised Project’s financial implications (devaluation) on the adjacent property were not considered.
Staff’s Response:
The GMC does not specify financial considerations as a criterion for a review authority’s purview for design review. As stated within Appellant No 1’s first contention, the DRB has the authority to impose conditions with regard to design in order to ensure compatibility with surrounding development in terms of size, scale, bulk/mass, roofline orientation, setbacks, and site layout. The conditions imposed were based on the project’s design and not on financial considerations. Staff is recommending DRB’s conditions be upheld.
The DRB’s approval is on appeal to the City Council and the City Council will hear the case de novo, independently reexamining the case. In this matter, the City Council is the project’s design review authority and will analyze its compatibility with surrounding development in terms of size, scale, bulk/mass, roofline orientation, setbacks, and site layout based on the GMC and Design Guidelines. Consideration of financial feasibility or impacts is not specified as a criteria for design review by the GMC. 3) Appellant No. 2 contends the eight-foot tall border wall between the two properties threatens the public safety for pedestrians utilizing the sidewalk along Winchester Avenue. The solid concrete wall proposed to be constructed up to the Winchester Avenue public right-of-way creates an issue between the pedestrian interface and the appellants existing driveway. The block wall should be stepped away Winchester Avenue (at least 3 feet to match the hotel’s buildings setback) with fencing material allowing visibility.
Staff’s Response:
At the perimeter of the northern interior property line, the Revised Project proposes to construct a 6-foot tall concrete block wall finished with stucco. The block wall spans the entire length of the north property line, extending to the Winchester Avenue right-ofway.
Staff recommends the block wall be setback three-feet from Winchester Avenue to match the setback of the hotel building to maintain setback consistency. Additionally, as a consideration, the first five to ten feet of the wall can be constructed with a 283 of 675
12 b 9
combination of concrete blocks finished with stucco and wrought iron (e.g. three-foot tall block wall and three-foot tall wrought iron above) to enhance the line-of-site between pedestrians walking on Winchester Avenue and the appellant’s driveway. 4) Appellant No. 2 contends the DRB did acknowledge the validity and benefit of a solar easement for the adjacent property during discussion; however, the DRB did not consider setting a solar easement as a condition of approval. While the City of Glendale does not have an adopted solar easement ordinance, stepping back the upper levels of the building can achieve the goals of the Design Guidelines.
Staff’s Response:
Pursuant to California Civil Code, Chapter 3, Subdivision 18, Section 801, “Solar easement” means the right of receiving sunlight across real property of another for any solar energy system. The city does not have an adopted solar easement ordinance, and the appellant states that DRB Condition of Approval #1 will serve two purposes in that it will achieve the massing goals of the Design Guidelines and also greater solar access for any future solar panel project on adjacent properties.
The new three-story hotel is compliant with the Zoning Code requirements in terms of height, street front and street side setbacks, and interior setback at the north. A solar study was prepared for the Revised Project in order to analyze the shade and shadow patterns of the proposed hotel building on the abutting residence to the north (Solar Study by TJP Architectural Solutions, August 30, 2022, Exhibit 7). The Revised Project’s shade and shadow patterns would have a significant effect if it shades currently unshaded uses located off the site that are sensitive to shadow, such as the abutting single-family residence, for more than two continuous hours between 9:00 AM and 3:00 PM during the winter, or 9:00 AM and 5:00 PM during the summer. The nearest shadow sensitive receptor is a single-family residence abutting to the north. A shadow is dependent on the height, size, and shape of the building from which the shadow is cast and the angle of the sun. The angle of the sun varies with respect to the rotation of the earth and the earth’s elliptical orbit. The longest shadows are cast during winter months, and the shortest shadows are cast during the summer months.
Simulations of the shadows that would be created by the proposed Revised Project are presented in the illustrative graphic findings of the solar study. The solar study analyzes the shadows during summer solstice, fall equinox and winter solstice periods. The City’s maximum seasonal shading thresholds would occur:
• Summer Solstice (June 20) 9:00 AM to 5:00 PM
• Winter Solstice (December 21) 9:00 AM to 3:00 PM
284 of 675
13 b 9
The summer and winter solar study simulations illustrate that some shadows fall around the single-family residence north of the Project site with varying degrees between each of these two threshold periods. Shade impacts to these land uses would increase and/or decrease progressively as the Earth rotates. The modeling demonstrates that shadows would not be cast on the sensitive property to the north during summer daytime periods.
While the shading onto the nearby residential property would increase during the winter solstice for a duration of (2:11 PM – 3 PM; 49 minutes), it would still be below the threshold of two continuous hours.
5) Appellant No. 2 The Revised Project and CEQA review should be treated as a “new” project.
Staff’s Response:
Within the context of CEQA, the term “project” has a specific meaning. Under Section 15378 of the CEQA Guidelines, “Project” means the whole of an action, which has a potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. The term “project” refers to the whole of an action and to the underlying physical activity being approved, not to each government approval (CEQA Guidelines Section 15378(c)). Thus, even if the Lead Agency needs to grant more than one approval for a project, only one CEQA document should be prepared. As a result, the hotel project is a proposed revision to a previously approved project.
Additionally, by Section 15162 (a) Subsequent Negative Declarations of the CEQA Guidelines, when a negative declaration has been adopted for a project, a subsequent negative declaration shall be prepared if the lead agency (City of Glendale) determines there are evidence of substantial changes proposed in a project which will require major revisions of the previous negative declaration due a substantial increase in the severity of previously identified significant effects. The Revised Project proposes to increase the previously approved hotel guest room total by 28 percent (from 64 guestrooms; to 82 guestrooms), increase the total building floor area by 18 percent (from 34,575 squarefeet; to 40,780 square-feet), and expand the building footprint and three-story massing towards the northern interior property line. And, as stated above, in the event if the Lead Agency needs to grant more than one approval for a project, only one CEQA document should be prepared. As a result of the major revisions to the Original Project for which an MND was adopted, a Subsequent MND was determined to be the appropriate CEQA review for the Revised Project.
285 of 675
14 b 9
6) Appellant No. 2 The Subsequent Mitigated Negative Declaration (MND) did not accurately analyze the Vehicle Miles Traveled (VMT), which the VMT baseline should reflect the traffic usage at the time the application was submitted (Revised Project was submitted January 20, 2021).
Staff’s Response:
As indicated above, the Revised Project is not a “new project” pursuant to the CEQA Guidelines, and a Subsequent MND was prepared to analyze the Revised Project (2021) in order to examines the potential environmental impacts caused by the proposed modifications to the Original Project approved during 2017. Under Section 15125 (a) (1) “Environmental Setting” of the CEQA Guidelines, a project’s baseline is at the time of the environmental analysis was commenced. The Original Project was submitted on September 21, 2017, and the environmental analysis commenced 30-days after the submittal. As a result, the Project baseline was established when the environmental analysis commenced and the VMT analysis appropriately reflected the baseline which accounted for existing uses on the site. Analysis of the Revised Project in a Subsequent MND does not require use of an updated baseline.
The lead agency has discretion to treat historical conditions or conditions that predate publication of the notice of preparation as the baseline for evaluating an impact if its reasons for doing so are supported by substantial evidence. For example, in North County Advocates v. City of Carlsbad (2015) 241 CA4th 94, the court upheld the use of historical occupancy rates at a retail center as the baseline, even though the area to be redeveloped had been vacant for some time, because that baseline represented actual levels of past use. Such is the case here, where the existing baseline at the time environmental review commenced in 2017 for the Original Project included the then existing uses at the site. These uses ceased operation after environmental review commenced but before the applicant revised the Original Project such that current site vacancy is a consequence of the Original Project. The Guidelines were amended in 2018 to recognize that lead agencies may use historical conditions to define the "existing conditions" baseline when environmental conditions change or fluctuate over time, e.g., such as occupancies of existing retail building that change over time. (14 Cal Code Regs §15125(a)(1)). The Guideline states that existing conditions may be defined "by referencing historic conditions" that are supported by substantial evidence, "where necessary to provide the most accurate picture practically possible of the project's impacts." 14 Cal Code Regs §15125(a)(1). The baseline for VMT analysis used at the commencement of the environmental review provides the most accurate picture of how the Project will impact the site by replacing existing permitted uses.
Appellant No. 2 The existing land uses identified within Trip Generation Analysis seem to have all been conducted under the single, one-story, building and were ancillary to one another (not four separate businesses). 286 of 675
15 b 9
Staff’s Response:
The existing land uses identified within the Translutions, Inc. memo (dated September 15, 2022 and attached as Exhibit 9) were identified using the City’s Building & Safety records, as well as past Zoning Use Certificates (ZUCs) and Business Registration Certificates (BRCs). Building & Safety permit records indicate the project site is addressed as 1633 Victory, 1633 Victory Unit B and 1633 Victory Unit C. Planning Division records indicate the previous land uses at these addresses were auto repair/oil change (3 bays), auto repair/oil change (4 bays under the canopy), and two used-auto sales offices. Provided these occupants were addressed separately and were issued separate ZUCs and BRCs, these existing land uses were not ancillary to one another as contested by Appellant No. 2. As a result, the Translution, Inc. memo (Trip Generation Analysis) accurately identified that the building was improved with separate independently addressed tenant spaces and registered land uses.
Appellant No. 2 The DRB did not adequately address comments regarding fire safety, noise, or other nuisance issues along the northern side caused by the placement of the outdoor smoking terrace.
Staff’s Response: The Original Project included an approximately 4,755 square-foot outdoor terrace with a swimming pool located at the northeastern portion of the building at the second level. The Revised Project decreases the size of the outdoor terrace and eliminates the pool from 4,755 square feet to approximately 2,970 square-feet to accommodate portions of the additional floor area. The reduced outdoor terrace will remain available as a hotel guest amenity and will include landscaping and a seating area. Since hotel guests will use the outdoor terrace, operational noise from is area could result in a noise impacts to the adjacent residential use. Although the City’s noise ordinance protects is residents from excessive sounds, mitigation measures have been added to the Subsequent MND to limit the hours of operation for use and occupancy of the outdoor terrace be limited to between 8:00 AM and 8:00 PM Monday through Sunday. Additionally, mitigations also specify that the Hotel Operator shall post signage at all entrances and exits to and from outdoor terrace listing the outdoor terrace hours of operation and require the hotel operator to prohibit access to the outdoor terrace after 8:00 PM daily.
The applicant’s submittal and plans do not indicate the outdoor terrace’s purpose to be used as “smoking deck”. Any person that designates a Smoking Permitted Area shall obtain, maintain, and renew a license required under Section 5.40 of the GMC, for designating, operating, and maintaining an outdoor smoking permitted area on the premises, and pay the fee for the license. To date, a Smoking Permitted Area license has not been submitted.
287 of 675
16 b 9
In terms of fire safety, the Revised Project would require compliance with the Uniform Fire Code, including installation of fire sprinklers, and submission of plans to the Glendale Fire Department at the time building permits are submitted for approval. The overall need for fire protection services is not expected to substantially increase as a result of the Revised Project’s additional 20 guest rooms. The Revised Project was routed to the Fire Department for comment. The Fire Prevention Division did not express concerns with fire safety issues with the outdoor terrace.
Appellant No. 2 The environmental studies are incomplete and inadequate. The grounds along the northern property line at the western end have never been tested for ground contaminants even though they are known dumping ground for automotive liquids.
Staff’s Response:
Included as part of staff’s environmental review, a Limited Phase II Environmental Site Assessment (ESA) was conducted at the project site by Conserve Consultant International (CCI). The purpose of this was to assess whether historical uses of the property, including a gasoline station and automobile repair shop, have adversely impacted the subsurface environment beneath the property. This assessment included the analysis of a total of 13 soil boring samples collected from inside the existing building and from exterior areas throughout the property. According to city records, a permit was issued in 1981 for the removal of one 6,000-gallon UST, one 1,000-gallon UST, and two 4,000-gallon UST. And in 1993, the Glendale Fire Department (GFD) issued a "No Further Action" letter following the removal of a 500-gallon waste oil UST.
Soil borings were advanced in the area of the former hazardous waste storage enclosure and former waste oil underground storage tank (UST) on the western portion of the property, the former motor vehicle fuel UST on the east exterior portion of the property, in the area of the former waste oil UST on the north exterior portion of the property adjacent to the former fuel dispenser islands, product piping lines, hazardous waste storage enclosure, and the clarifier and in-ground hydraulic lifts located inside the property building. For soil boring locations, reference Figure 3 of the Limited Phase II ESA (attached as Exhibit 8).
Based on the results of this assessment of the soil samples, the ESA concluded that it does not appear that the historical uses of the property, including, but not limited to a gasoline station and automobile repair shop, have significantly impacted the subsurface environment beneath the areas of the property assessed. However, based on the 15- feet deep excavation needed for the subterranean parking garage, staff incorporated a mitigation measure within the Subsequent MND (attached as Exhibit 6) requiring a soil management plan (SMP) for any soil excavation on the property. As standard practice, the SMP shall require that a geologist/environmental professional be on-site during excavation activities to monitor for potentially impacted soils not identified during this 288 of 675
17 b 9
assessment and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring.
STAKEHOLDERS/OUTREACH
As required by the CEQA Guidelines (14 Cal Code Regs §150072(a)(1)), the City issued a Notice of Intent of the Draft Subsequent Mitigated Negative Declaration (MND) for the Proposed Project on May 26, 2022. The Subsequent MND was circulated for public review and comment from April 28, 2022 to May 19, 2022 for a 20-day public comment period as required by CEQA. Outreach was undertaken to the following stakeholders:
- Residents
- Business owners
- Parties and/or individuals that expressed interest
The Planning Division utilized the following outreach methods:
- Issued a Notice of Intent of the Draft Subsequent Mitigated Negative Declaration (MND).
- Circulate the Subsequent MND for public review and comment for a 20-day period. - Conduct public hearing with the Design Review Board regarding the Revised Project.
- Issue public notices via mailer and email.
- Publish public notices with Los Angeles County Clerk, State of California – Office of Planning & Research and on the Planning Division website.
FISCAL IMPACT
There is no fiscal impact associated with approving the Final Subsequent MND, MMRP and requested entitlements.
ENVIRONMENTAL REVIEW
As required by the CEQA Guidelines (14 Cal Code Regs §15072 (a)), the City issued a Notice of Intent of the Draft Subsequent Mitigated Negative Declaration (MND) for the proposed Revised Project on April 28, 2022. The Project Subsequent MND was circulated for public review and comment from April 28, 2022, through May 19, 2022 for a 20-day period. Numerous public comments were received and responses to each public comment were drafted and incorporated into the Subsequent MND, which was prepared pursuant to the City of Glendale’s adopted Procedures for Preparation and Processing of Environmental Documents (Glendale CEQA Guidelines, 2016) and Public Resources Code §§21000 et seq., and the CEQA Guidelines (15 Cal Code Regs §15000 et. seq.
The Subsequent MND was published on the City’s website on April 28, 2022. The Final 289 of 675
18 b 9
Subsequent MND and proposed Mitigation Monitoring and Reporting Plan are attached to this report as Exhibit 6.
CAMPAIGN DISCLOSURE
In accordance with the City Campaign Finance Ordinance No. 5744, Exhibit 11 is attached and contains the names and business addresses of the members of the board of directors, the chairperson, CEO, COO, CFO, Subcontractors and any person or entity with more than 10% interest or more in the company proposed for contract in this Agenda Item.
ALTERNATIVES
In regards to the Design Review Board applications, the City Council has the following four alternatives to consider:
Alternative 1: The City Council may sustain the Design Review Board’s decision to adopt the subsequent mitigated negative declaration and to approve the Design Review Board application with conditions.
Alternative 2: The City Council may sustain the Design Review Board’s decision to adopt the subsequent mitigated negative declaration and to approve the Design Review Board application with amended conditions
Alternative 3: The City Council may continue the matter, directing the City Attorney to draft findings reversing the Design Review Board’s decision and denying the project.
Alternative 4: The City Council may also consider any other alternatives to design review submission not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
John Takhtalian, Interim Director of Community Development Prepared by:
Dennis Joe, Planner
Reviewed by:
Jay Platt, Principal Urban Designer
Erik Krause, Deputy Director of Community Development
Bradley Calvert, Assistant Director Community Development Jason Bradford, Director of Finance
290 of 675
19 b 9
Michael J. Garcia, City Attorney
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS / ATTACHMENTS
1. Location Map
2. Photographs of the Existing Property
3. Proposed “Revised Project” (2021) - Reduced Plans/ DRB Record of Decision/Staff Report
4. Approved “Original Project” (2019) - Reduced Plans/City Council Resolution/Staff Report
5. Returned for Redesign (2018) - Reduced Plans/DRB Record of Decision/Staff Report
6. Subsequent Mitigated Negative Declaration
7. Solar Study (TJP Architectural Solutions, August 30, 2022)
8. Limited Phase II ESA (Conservation Consulting International, October 11, 2016).
9. Trip Generation Memo (Translutions, Inc., dated September 15, 2022)
10.Appeal Forms (completed by the appellants no. 1 and no. 2)
11.Campaign Disclosure Form
12.Comprehensive Design Guidelines (web link)
291 of 675
c:\inetpub\wwwroot\multitenant\temp\cc_09272022_motion_9b1.pdf MOTION
Moved by Council Member _____________________________, seconded by Council Member _________________________, that upon review and consideration of all documents, materials and exhibits relative to the appeal of the Design Review Board’s (DRB) approval of Design Review Board Case No. PDR 2101078, located at 1633 Victory Boulevard (the “Design Review Case”), and after having conducted a public hearing on the appeal on September 27, 2022. pursuant to the Glendale Municipal Code, 1995 (“GMC”), and receiving testimony, the Council of the City of Glendale, California, based upon all of the evidence in the record, hereby SUSTAINS the Design Review Board’s decision to APPROVE the Design Review Case based on the findings and conclusions set forth in the September 27, 2022 Report to Council from the Director of Community Development, including any attachments thereto.
FINDINGS
In approving the Design Review Case, the Council hereby makes the following findings:
Vote as follows:
Ayes:
Noes:
Absent:
Abstain:
292 of 675
c:\inetpub\wwwroot\multitenant\temp\cc_09272022_motion_9b2.pdf MOTION
Moved by Council Member _____________________________, seconded by Council Member _________________________, that upon review and consideration of all documents, materials and exhibits relative to the appeal of the Design Review Board’s (DRB) approval of Design Review Board Case No. PDR 2101078, located at 1633 Victory Boulevard (the “Design Review Case”), and after having conducted a public hearing on the appeal on September 27, 2022. pursuant to the Glendale Municipal Code, 1995 (“GMC”), and receiving testimony, the Council of the City of Glendale, California, based upon all of the evidence in the record, hereby SUSTAINS the Design Review Board’s decision to APPROVE the Design Review Case based on the findings and conclusions set forth in the September 27, 2022 Report to Council from the Director of Community Development, including any attachments thereto, and based on the following findings and amended conditions of approval:
FINDINGS
In approving the Design Review Case, the Council hereby makes the following findings: _________________________
CONDITIONS:
In approving the Design Review Case, the Council hereby amends the Design Review Board’s conditions of approval as follows: ________________________ Vote as follows:
Ayes:
Noes:
Absent:
Abstain:
293 of 675
c:\inetpub\wwwroot\multitenant\temp\cc_09272022_motion_9b2.pdf 294 of 675
c:\inetpub\wwwroot\multitenant\temp\cc_09272022_motion_9b3.pdf MOTION
Moved by Council Member ____________________________, seconded by Council Member ___________________________, that the Council continues the Public Hearing on the Appeals of Design Review Board’s approval of Design Review Board Case No. 2101078 for a proposed hotel to be located at 1633 Victory Boulevard (“Project”) until ____________, in order for the City Attorney to draft findings to deny the Project and reversing the Design Review Board’s decision of approval.
Vote as follows:
Ayes:
Noes:
Absent:
Abstain:
295 of 675
CITY OF GLENDALE
500' RADIUS MAP
GC MAPPING SERVICE, INC.
3055 WEST VALLEY BOULEVARD
ALHAMBRA CA 91803
(628) 441-1080, FAX (626)441-8850
[email protected]
OWNE�Li<WII 1633 V RY BLVD, LLC
�����
ATTN: NIKHIL KAMAT
(323) 309.7334
···-····•-·... N
SITE: 1633VICTORY BLVD,.
CASE NO.
DATE: 07-26-2017
' SCALE: 1' = 100'
296 of 675 LOCATION MAP
CC_20220927_Exhibit - 2 - Photos of Existing Property
297 of 675
298 of 675
299 of 675
PROPOSED PROJECT
PROPOSED USE : NEW HOTEL
BUILDING HEIGHT TOTAl: 35 FEET
TOP OF ELEVATOR HOUSING: 40 FEET (PER SECTION 30.12.030 NO. OF STORIES 3 STORY (ABOVE GRADE)
2 SUBTERRANEAN LEVELS
NO. OF GUESTROOMS: 64 GUESTROOMS
PARKING PROVIDED 66 SPACES
4 MOTORCYCLE
8BICYCLE
TOTAL EXCAVATION: 313,460 CUBtc FEET �TQ
11,610 CUBIC YARDS�rt>
TOTAL BUN.DING AREA : J.4,575 SQUARE FEET
TOTAL PARKING AREA : 31,3-46 SQUARE FEET•
• NOTE. PARKING AREAS INCt.UOES OR.MWAY ANO RAMPS
FLOOR AREA CALCULATIONS
BASEMENT 02 : 809 SQUARE FEET
BASEMENT 01 : 774 SQUARE FEET
LEVEL 01: 10,813 SQUARE FEET
LEVEL 02: 11.787 SQUARE FEET
LEVEL 03: 11,79 9 SQUARE FEET
-
TOTAL: 35,982 SQUARE FEET
PARKING SUMMARY
PARKING (CODE REQUIRED)
OCCUPANCY/ USE REQUIRED CODE REFERENCE
HOTEL (64 GUESTROOMS) 64 SEC 30.32.050
TOTAL PARKING REQUIRED 64
TOT AL PARKING PROVIDED
STANDARD SPACES 63
ACCESSIBLE SPACES 3
TOTAL AUTOMOBILE SPACES ..
BtcYCLE PARKING PROVlOEO 8
MOTORCYCLE PARKING •
PARKING PROVIDED- BREAKOOI.NN
LEVEL STAHOARO(I' • 11') A(;Cl'.$$19lf(9'•1r) MOTOACYCt.E LEVEL 01 0 0 •
BASEMENT LEVEL 01 36 3 0
BASEMENT LEVEL 02 27 0 0
ll
TOTAL 63 3 4
OPEN SPACE/ LANDSCAPE CALCULATION
FLOOR LEVEL LANDSCAPE AREA OPEN SPACE
LEVEL 01 3,-481,6 801.0
LEVEL 02 941,1 3,81-4.2
TOTAL -4,-422.7 -4,615.2
TOTAL COMBINED 9,038
TOTAL LANDSCAPE PROVIDED 25% OF LOT AREA
SHEET INDEX
SHEET DRAWING TITlE
AO PROJECT INFORMATION, VICINITY MAP
A1 PROPOSED SITE PLAN
A2 PROPOSED BASEMENT l2 PlAN
A3 PROPOSED BASEMENT L 1 PLAN
A4 PROPOSED LEVEL 01 PlAN
AS PROPOSED LEVEL 02 PLAN
A6 PROPOSED LEVEL 03 PLAN
A7 PROPOSED ROOF PLAN
A8 PROPOSED ELEVATtONS
A9 PROPOSED ElEVATtoNS
A10 PROPOSED SECTIONS
A11 PROPOSED DOOR SCHEDULE
A12 PROPOSED WINDOW SCHEDULE
A13 RENDERING ALONG VICTORY BLVD. (MAIN ENTRANCE)
A14 RENDERING ALONG VICTORY BLVD ANO ALLEY
A15 RENDERING V1EW OF MID-BLOCK
A16 RENDERING VIEW OF INTERIOR LOBBY
A17 DESIGN COMPARISON
A18 DESIGN COMPARISON
SV-1 SURVEY
LT-1.0 TITlE SHEET
ll-1.1 IRRIGATION PLAN- LEVEL 1
ll-1.2 IRRIGATION PLAN- LEVEL 2
ll-2.0 IRRIGATION LEGEND, NOTES & DETAILS
Ll-3.0 DRIP IRRIGATION DETAILS
LP-1.1 PlANTING PLAN LEVEL 1
LP-1.2 PlANTlNG PLAN LEVEL 2
LP-2.0 PLANTING LEGEND, NOTES & DETAILS
LS-1.0 SPECIHCATIONS
LS-2.0 SPECIFICATIONS
LS-3.0 SPECIFtcATIONS
SITE INFORMATION
PROJECT ADDRESS :
1633 VICTORY BOULEVARD. GLENDALE, CA 91201
ASSESSOR PARCEL NUMBER: 5626- 013- 02-4
GROSS PARCEL AREA: 0.50 ACRES (21,647 SO. FT.)
LEGAL DESCRt?TK>N:
LOTS 22-2-4 IN TRACT NO. 8589. IN THE CITY OF GLENDALE.
COUNTY OF LOS ANGELES. STATE OF CALIFORNIA. "5 PER MAP
RECORDED IN BOOK 104, PAGES 49-50, OF MAPS. IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
GENERAL PLAN DESIGNATION:
COMMERCIAL - COMMUNITY SERVICES
GENERAL PlAN LANO USE
C3 (COMMERCIAL SERV1CE) ZONE, HEIGHT DISTRICT 1
SURROUNDING LANO uses ANO SETTING
NORTH: R1 LOW DENSITY RESIDENTIAL. FLOOR AREA DISTRICT II/
SINGLE-FAMILY RESIDENTIAL
SOUTH: C3 COMMERCIAL SERV1CE ZONE. HEIGHT DISTRICT I /
�
COMMERCIAL
C3 COMMERCIAL SERVICE ZONE. HEIGHT DISTRICT I /
�
MULTI- & SINGLE - FAMILY RESIDENTIAL
C3 COMMERCIAL SERVICE ZONE, HEIGHT DISTR.CT I /
COMMERCIAL
PROJECT DIRECTORY
O'M,,'ER/�
1633 VICTORY BLVD, LLC OWNER REPRESENTATIVE
JAYE:SHKIJMNt
2010 Noftl�Avenw.
lot;Arlge,IN..CA9006a
T323.216.11118
SITTSURYEY
JC SURVEY
P.O.BOX86
ACTON, CA 93510
T661..26tt.2711
VICINITY MAP
PARCEL MAP
ARCHITECT
NKLOSURES. INC. ARCHITECTS
-!<AMAT
CONTACT:
�.CA92618
155fiG-CROl'ilo!ldet,,d�SJle200
T323.30f.733A
LANDSCAPE AACHtTE.CT
CHARLES TROWBRIDGE &
ASSOCIATES
17901 ROM£LLE AVEMJE SANTA�. CA 92705
T71<1.532.3663
1633 "'""""·"" VICTORY
1'U'l'IClOlffa'l'D.U.C:
... ,._-.-..... .(. -HUUJ,C,,- ,, .. :a_,.,.
�_;.�
111..:•'.3'UII•
•-flllMC"-'("'lllA;_ --Cl, �-
-..-01---0ITIUJI'
JO:ICOPl;l.�OltntC"r'JICHC
H'MG.(�91,Mtlilfll?Ofl[!MX-..rM DIP!tlSS��,_�
IC.NOl:R'IS./11.lcotn.'lll'IM!lDl'WW«II ===:
-
PROJECT
INFORMATION
AO
DRB_05262022_Exhibit - 2 - Original Project Plans (as approved by City Council on May 7, 2019) 300 of 675
301 of 675
302 of 675
303 of 675
304 of 675
305 of 675
306 of 675
307 of 675
308 of 675
309 of 675
310 of 675
311 of 675
312 of 675
313 of 675
314 of 675
315 of 675
316 of 675
317 of 675
318 of 675
319 of 675
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 T.1.0
TITLE PAGE
PROJECT INFORMATION
OWNER & CONSULTANTS
VICINITY MAP
OWNER: Anand Desai
S2K Management, Inc.
1628 Victory Blvd, Suite 101
Glendale, CA 91201
Tel: 818.208.4700 X101
[email protected]
ARCHITECT: NS Designs
1245 East Walnut Street, Suite 116
Pasadena, CA 91106
Contact: Nathan Sewell
SHEET INDEX
T1.0 COVER SHEET
A-S.2 SITE PLAN- Fire Protection
A1.1 BASEMENT -2 FLOOR PLAN
A1.2 BASEMENT -1 FLOOR PLAN
A1.3 1ST FLOOR PLAN
A1.4 2ND LEVEL FLOOR PLAN
A1.6
A2.1 EXTERIOR ELEVATIONS
A2.2 EXTERIOR ELEVATIONS
A3.1
PROPERTY ADDRESS:
APN:
EXISTING USE:
LOT AREA:
ZONING:
(E) BUILDING TO BE DEMOLISHED:
PROPOSED LOT COVERAGE
PROPOSED BUILDING AREA:
MAX ALLOWED BLDG. HEIGHT:
PROPOSED BLDG. HEIGHT:
SETBACKS:
LANDSCAPING:
Building type: I-A (S2 OCCUPANCY) / V-A (R1 OCCUPANCY)
Fire Sprinklers: YES - NFPA 13 SPRINKLER (PER SEPARATE
PERMIT)
Occupancy Type: S2 / R1
PROJECT SIZE:
1633 VICTORY BLVD,
GLENDALE, CA
5626-013-024
COMMERCIAL
20,989 SF
C3 (HEIGHT DISTRICT I)
3,500 SQ. FT. (17% OF LOT)
17,798 SQ. FT. (85% OF LOT)
40,780 SQ. FT.
50' (3 STORIES)
35'
SETBACKS:
REAR: 11'-6"
FRONT: 3'-0''
SIDE (WINCHESTER AVE): 3'-0"
SIDE (ALLEY): 6'-0"
2,543 SQ. FT. (12% OF LOT)
20 Q (18%)
17 DQ (22%)
25 K (33%)
18 KQ (24%)
2 DK (3%)
82 KEYS (100%)
PARKING CALCULATION
HOTEL: 82 GUEST ROOMS
20 QUEEN BED ( GROSS AREA MIN. 350 SF EACH)
17 DOUBLE QUEEN BED (GROSS AREA MIN. 400 SF EACH)
25 KING BED (GROSS AREA MIN. 370 SSF EACH)
18 KING QUEEN BED (GROSS AREA MIN. 425 SF EACH)
2 KING QUEEN SUITE (DROSS AREA MIN. 775 SF EACH)
PARKING
PARKING PROVIDED........................67 PARKING STALLS (TOTAL OF 4 EV STALLS REQUIRED;
TOTAL OF 3 ACCESSIBLE STALLS REQUIRED (1 VAN))
BASEMENT -2 ....................2 ACCESSIBLE STALL
.................... 2 EV STALLS
.................... 24 STANDARD PARKING
BASEMENT -1.................... 1 VAN ACCESSIBLE STALL
.................... 3 EV STALLS (INCL. VAN)
.................... 35 STANDARD PARKING
TOTAL 67 PARKING STALLS
- DEMO EXISTING COMMERCIAL BUILDING
- NEW 82 GUEST ROOM HOTEL WITH
SUBTERRANEAN PARKING STRUCTURE,
MAIN LOBBY, BREAKFAST AREA, FITNESS
ROOM, RESTROOMS, STORAGE ROOMS,
TRASH ENCLOSURE, SITE LIGHTING,
LANDSCAPE & IRRIGATION SYSTEM
PROJECT
LOCATION
NORTH
A-S.1 SITE PLAN
Type of construction per the Building Code: I-A / V-A
SCOPE OF WORK
- NFPA13 SPRINKLER PER SEPARATE
PERMIT
- SIGNS - PER SEPARATE PERMIT
- SITE WALL AND FENCING ABOVE 4 FT IN
HEIGHT - PER SEPARATE PERMIT
- MANUAL FIRE ALARM / AUTOMATIC
SMOKE DETECTION SYSTEM - PER
SEPARATE PERMIT
- MEP - PER SEPARATE PERMIT
- ALL WORK WITHIN PUBLIC
RIGHT-OF-WAY - PER SEPARATE PERMIT
1ST EXIT/CEILING PLAN
A1.8
2ND EXIT/CEILING PLAN
A1.9
3RD EXIT/CEILING PLAN
A1.10
A1.7
ROOF DECK PLAN
FLOOR AREA PER OCCUPANCY TYPE:
S2 OCCUPANCY AREA: 27,607 Sq. Ft.
R1 OCCUPANCY AREA: 42,333 Sq. Ft.
EXISTING FIRE HYDRANTS
EXISTING 12" FIRE HYDRANT
FH1
110 FT
FH2 290 FT
FH3
115 FT
T1.1 GENERAL NOTES AND CITY FORMS
RENDERING
A1.5 3RD LEVEL FLOOR PLAN
A1.11
BASEMENT -2 EXIT/CEILING PLAN
BASEMENT -1 EXIT/CEILING PLAN
ROOM SCHEDULE
GRAND TOTAL AREA: 69,940 SF
- GBSC-2020, GLENDALE BUILDING
STANDARDS CODE
- CBC-2019 CALIFORNIA BUILDING CODE
- CMC-2019 CALIFORNIA MECHANICAL CODE
- CEC-2019 CALIFORNIA ELECTRICAL CODE
- CPC-2019 CALIFORNIA PLUMBING CODE
- CFC-2019 CALIFORNIA FIRE CODE
- CEnC-2019 CALIFORNIA ENERGY CODE
- 2019 CALIFORNIA GREEN BUILDING CODE
- STATE ACCESSIBILITY STANDARDS PER
CBC-2019
APPLICABLE CODES
BUILDING SECTIONS
A2.3 WINDOW AND DOOR SCHEDULE
A4.2 DISABLED ACCESS FIGURES
FIRST FLOOR
ROOM NUMBER AREA (SF)
MAIN LOBBY 514
ELEV. 62
FRONT DESK AND BREAKFAST AREA 1614
STAIR 1 179
STAIR 2 169
CORRIDORS 1196
GUESTROOMS 6318
TRASH 104
STORAGE 181
DRIVEWAY AND RAMP 4787
MANAGER OFFICES 138
EMPLOYEE BREAKROOM 1 78
RESTROOMS 122
PANTRY 135
PBX ROOM 43
TOTAL
15640
GUSD FLOOR AREA
12790
BASEMENT -2
ROOM NUMBER AREA (SF)
PARKING GARAGE 10712
STAIR 1 143
STAIR 2 135
ELEV. 62
ELEVATOR ROOM 60
STORAGE 41
SUMP PUMP 29
WH ROOM 216
TOTAL
11398
BASEMENT -1
ROOM NUMBER AREA (SF)
PARKING GARAGE 15358
STAIR 1 143
STAIR 2 135
ELEV. 62
LAUNDRY 228
ELECTRICAL ROOMS 283
TOTAL
16209
SECOND FLOOR
ROOM NUMBER AREA (SF)
CORRIDORS 2078
ELEV. 62
STAIR 1 135
STAIR 2 169
GYM 989
GUESTROOMS 9789
STORAGE 188
TOTAL 13410
GUSD FLOOR AREA
14760
THIRD FLOOR
ROOM NUMBER AREA (SF)
CORRIDORS 1832
ELEV. 62
STAIR 1 135
STAIR 2 169
GUESTROOMS 10897
STORAGE 188
TOTAL 13283
GUSD FLOOR AREA
14760
STRUCTURAL:
Tel: (323) 384-6316
T1.2 GREEN BUILDING SHEETS
T1.3 GREEN BUILDING SHEETS
GUEST ROOMS PER CHAPTER 11B - PER TABLE 11B-224.2 AND
11B-224.4
TYPE OF ROOM
TOTAL
REQUIRED
TOTAL
PROVIDED
ROOMS
WITH
ROLL-IN
SHOWER
REQUIRED
ROOMS
WITH
ROLL-IN
SHOWER
PROVIDED
Guest Rooms
With Mobility
Features
5 6 1 1
Guest Rooms
With
Communication
Features
9 9 N/A N/A
BICYCLE PARKING 1ST FL - 8 STALLS (4 SHORT; 4 LONG TERM) ALLOWABLE AREA PER CBC 506
PARKING GARAGE (S2) ............ UNLIMITED
HOTEL (R1) .................................. 48,000 SQ. FT. (NFPA 13 SPRINKLER PER
SEPARATE PERMIT)
A-S.3 SITE DETAILS
MALE: 1 LAV 1 WC
17 MALE AND 17 FEMALE
PLUMBING FIXTURES PER TABLE 422
FIRST FLOOR
ROOM NUMBER AREA
(SF)
OCC. LOAD
PER TABLE
422.1
R1 OCCUPANCY (WITHOUT
GUEST ROOMS)
9322 200 46.610000
DRIVEWAY AND RAMP - S2
OCCUPANCY
4787 5000
0.957400
TOTAL 14109 47.567400
TOTAL REQUIRED: 34 (17 MALE AND 17 FEMALE)
FEMALE: 1 LAV 1 WC
1 URINAL
MALE: 2 LAV 2 WC
TOTAL PROVIDED:
FEMALE: 2 LAV 2 WC
1 URINAL
UNISEX: 1 LAV 1 WC
GUESTROOMS
PROVIDED AS REQUIRED
WATER CLOSET 1 per sleeping room
LAVATORY 1 per sleeping room
BATHTUBS OR SHOWERS 1 per sleeping room
GUSD TOTAL AREA: 42,310 SF
T4.0 ACCESSIBILITY NOTES
T4.1 ACCESSIBILITY NOTES
A1.12 ACCESSIBLE RM - ENLARGED PLAN
A1.13 ENLARGED ROOM PLANS
A4.1 ACCESSIBLE BATH ELEVATIONS
A4.3 DISABLED ACCESS FIGURES
A4.4 DISABLED ACCESS FIGURES
A4.5 DISABLED ACCESS FIGURES
A4.6 DISABLED ACCESS FIGURES
A5.1 ARCHITECTURAL DETAILS
A5.2 ARCHITECTURAL DETAILS
EXTERIOR DOORS & WINDOWS: NON-RATED
USABLE AREAS UNDER STAIRS: NOT ALLOWED
Arbi Karapetian, P.E.
Principal
K&M Engineering & Design
6854 Foothill Blvd.,
Tujunga, CA 91042
Tel: (818) 273-9980
[email protected]
T24 TITLE 24 COMPLIANCE (15 SHEETS)
OCCUPANCY SEPARATION PER TABLE 601 AND 602
BUILDING ELEMENT OCCUPANCY S-2 OCCUPANCY R-2
CONSTRUCTION I-A CONSTRUCTION V-A
REQ'D PROVIDED REQ'D PROVIDED
PRIMARY
STRUCTURAL
FRAME
3 3 & 4 1 1
BEARING EXTERIOR
WALLS
3 3 1 1
BEARING INTERIOR
WALLS
3 3 & 4 1 1
NON BEARING
EXTERIOR WALLS
1 N/A 1 1
NON BEARING
INTERIOR WALLS
0 1 0 0 & 1
BETWEEN
ROOMS
FLOOR
CONSTRUCTION
AND ASSOCIATED
SECONDARY
MEMBERS
2 3 1 1
ROOF
CONSTRUCTION
AND ASSOCIATED
SECONDARY
MEMBERS
1 1
2 N/A 1 1
A6.0 MATERIAL BOARD
L1.0 LANDSCAPE PLAN
L1.1
L1.2
L2.0
L2.1
L2.2
L2.3
L3.0
L3.1
L3.2
PATIO LANDSCAPE PLAN
PLANT LEGEND AND NOTES
IRRIGATION PLAN
PATIO IRRIGATION PLAN
IRRIGATION DETAILS
IRRIGATION DETAILS
GENERAL CONDITIONS
IRRIGATION SYSTEM NOTES
GENERAL PLANTING NOTES
A6.1 RENDERINGS
320 of 675
18" HIGH CONCRETE BLOCKS
WITH WOOD PLATFORM BENCH
36" DEEP AT GRADE PLANTER
WALKWAY
WALKWAY
24" RAISED CONCRETE PLANTER
LIGHT GRAY
CONCRETE
DECK
36" DEEP AT GRADE PLANTER
AT GRADE WOOD DECKING
42" RAISED CONCRETE PLANTER 24" RAISED CONCRETE PLANTER ALLEY VICTORY BLVD. WINCHESTER AVENUE
PARKING
ENTRY/ EXIT
PEDESTRIAN
ACCESS
EXISTING ONE STORYGARAGE
EXISTING ONE STORY
BUILDING EXISTING THREE STORY APARTMENT BUILDING EXISTING GAS STATION PARKING 113'-0" 24'-0" 50'-0"
6'-0" 144'-4"
4'-8"
3'-0"
20'-0"
4'-0"
24'-0"
4'-0" 12'-8" 11'-6" fire separation distance
± 60'-0"
6 FOOT HIGH
BLOCK WALL WITH
STUCCO FINISH
NOTEINTERIOR ADJACENT TO RESIDENTIAL
ZONE 7'-0" MINIMUM SETBACK AND
AVERAGE 10'-0" SETBACK FOR BUILDING ± 18'-5" ±24'-4" (N) 6 FOOT HIGH
BLOCK WALL WITH
STUCCO FINISH ± 18'-6" ±23'-11" ± 23'-11"
PROPOSED THREE STORY HOTEL
2'-0"
(N)6 FOOT HIGH
IRON FENCE
140.13' PROPERTY LINE
155.14' PROPERTY LINE 140' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15 ABOVE GROUND REDUCED PRESSURE BACKFLOW PREVENTER (SEE FORM 6561-A AND 6528-A ON T1.1)- SCREEN w/3'H DECORATIVE FENCE
LANDSCAPE
(SEE LANDSCAPE PLANS)
LEGEND
(E) STREET
LIGHT TO REMAIN
1. SITE ACCESSIBILITY WILL BE PROVIDED PER CBC 2019
2. ACCESSIBLE PATH OF TRAVEL TO THE PUBLIC WAY
PROVIDED PER CBC 11B-206
3. TRASH ENCLOSURE TO BE PROVIDED w/ ACCESSIBLE
ENTRANCE PER CBC 11B-203.9
4. TRASH ENCLOSURE TO BE PROVIDED PER GBSC
SECTION 117 FOR "REFUSE AND RECYCLING STORAGE"
ROOMS
5. EXISTING STREET LIGHT FACILITIES (VAULTS, PULL
BOXES, STREET LIGHT POLES, CONDUITS, ETC.) SHALL
BE PROTECTED IN PLACE AND BE ACCESSIBLE TO GWP
PERSONNEL AT ALL TIMES
6. CONTRACTOR TO MAINTAIN A TEN FOOT (10’) RADIAL
CLEARANCE FROM ALL OVERHEAD ELECTRICAL LINES
DURING CONSTRUCTION, INCLUDING CONSTRUCTION
EQUIPMENT. IF THE TEN FOOT (10’) RADIAL CLEARANCE
CANNOT BE MET, CONTACT GWP ELECTRICAL
ENGINEERING DEPARTMENT TO DETERMINE THE
APPROPRIATE ACTIONS.
7. CONTRACTOR TO MAINTAIN MINIMUM CLEARANCE OF
EIGHTEEN INCHES (18”) FROM THE FACE OF THE POWER
POLE TO THE CURB OR DRIVEWAY.
8. ALL WATER FACILITIES SHALL BE PROTECTED IN PLACE
DURING CONSTRUCTION OF THE SUBJECT PROJECT. ALL
WATER VALVES, WATER METER BOXES, WATER VAULTS
AND FIRE HYDRANTS MUST BE RELOCATED AND SET TO
FINISHED GRADE WHEN NECESSARY.
GENERAL SITE NOTES:
CONSTRUCT NEW
ACCESSIBLE
COMPLIANT RAMP PER
CHAPTER 11B OF CBC
1. ALL ROOF AND ON-SITE DRAINAGE SHALL BE CONVEYED
TO THE STREET VIA CAST IRON PIPES AND/OR PARKWAY
DRAINS FROM THE PROPERTY LINE AND EXITING
THROUGH THE CURB.
2. REMOVE AND REPLACE ALL BROKEN CURB, GUTTER,
DRIVEWAY APRONS, SIDEWALKS, ALLEY PAVEMENT,
LANDSCAPING, AND IRRIGATION ALONG THE ENTIRE
ALLEY AND STREET FRONTAGES OF THE PROPERTY.
3. ANY UNUSED DRIVEWAY APRON SHALL BE REMOVED
AND REPLACED WITH NEW INTEGRAL CURB AND
GUTTER, SIDEWALK, LANDSCAPING, AND IRRIGATION AS
NECESSARY.
4. GRIND 2.5-INCH OFF THE EXISTING ASPHALT CONCRETE
PAVEMENT (AC) ALONG THE EASTERLY HALF OF
VICTORY BOULEVARD AND WESTERLY HALF OF
WINCHESTER AVENUE. RESURFACE THE SAME WITH
1.5-INCH OF NEW AC PAVEMENT (TO MATCH EXISTING
TYPE) OVER 1-INCH AC PAVEMENT LEVELING COURSE.
5. THE ENTIRE ASPHALT CONCRETE ROADWAY PAVEMENT
WITHIN THE VICINITY OF THE PROPERTY WILL BE
INSPECTED AFTER COMPLETION OF THE CONSTRUCTION
OF THE PROJECT. IN THE EVENT OF DAMAGE, AS A
RESULT OF CONSTRUCTION-RELATED ACTIVITIES, THE
APPLICANT MAY BE REQUIRED TO PERFORM
ADDITIONAL STREET IMPROVEMENT REPAIRS, UP TO
RECONSTRUCTION OF THE ASPHALT CONCRETE
PAVEMENT, RESTORATION OF THE PARKING
RESTRICTION CURB PAINTING AND STRIPING, AND
RESTORATION OF LANDSCAPING AND IRRIGATION IF
NECESSARY, AT NO COST TO THE CITY AND TO THE
SATISFACTION OF THE DIRECTOR OF PUBLIC WORKS.
6. ALL EXISTING STREET APPURTENANCES INCLUDING
TRAFFIC STRIPING, UTILITIES, STREET SIGNS, CURB
PAINTINGS, LANDSCAPING, AND TREE WELLS WITHIN
THE PUBLIC RIGHT-OF-WAY THAT WERE DAMAGED,
REMOVED, OR RELOCATED DURING CONSTRUCTION
SHALL BE RESTORED TO THE SATISFACTION OF THE
DIRECTOR OF PUBLIC WORKS.
PUBLIC WORKS ENGINEERING REQUIREMENTS:
(E) WINDOW (E) WINDOW
(E) WINDOW (E) WINDOW
(E) WINDOW
(E) WINDOW
(E) WINDOW
3'-0"
3'-0" 57'-7" 66'-5"
84'-2"
OUTDOOR TERRACE
PROPOSED THREE STORY HOTEL 11'-6"
61'-10" 70'-1" 3'-0"
8x10
TRAN. 5'-0"
3'-5" 3'-0" 3'-0" 125'-6"
146'-0"
CL 28'-0"
FIRE SEPARATION DIST.
CL
16'-0"
FIRE
SEPARATION
DIST.
50 LF FIRE SEPARATION DISTANCE
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A-S1
SITE PLAN
- 1/8" = 1'-0"
1 SCALE:
NORTH
SITE PLAN
321 of 675
20 ALLEY
100 WINCHESTER AVENUE
PARKING
ENTRY/ EXIT
PEDESTRIAN
ACCESS EXISTING THREE STORY APARTMENT BUILDING EXISTING GAS STATION PARKING 11'-6" 113'-0" 11'-6" 24'-0" 57'-7" 66'-5" 50'-0"
± 60'-0"
± 60'-9"
6'-0" A144'-4"
4'-8" 3'-0"
20'-0"
4'-0"
24'-0"
4'-0"
84'-2"
6 FOOT HIGH
BLOCK WALL WITH
STUCCO FINISH
NOTEINTERIOR ADJACENT TO RESIDENTIAL
ZONE 7'-0" MINIMUM SETBACK AND
AVERAGE 10'-0" SETBACK FOR BUILDING
(N) 6 FOOT HIGH
BLOCK WALL WITH
STUCCO FINISH
OUTDOOR
TERRACE
PROPOSED THREE
STORY HOTEL
2'-0"
(N)6 FOOT HIGH
IRON FENCE 11'-6"
140.13' PROPERTY LINE
155.14' PROPERTY LINE 140' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
VICTORY BLVD. 50
EXISTING 12''
FIRE HYDRANT 100'-0" 110'-0"
FIRE DEPARTMENT
VEHICLE ACCESS
FIREFIGHTER
ACCESS WALKWAY -
PAVEMENT
WITH MAXIMUM 2%
CROSS SLOPE AND
MAX 5% SLOPE IN
DIRECTION OF
TRAVEL
STANDPIPE -
SEE NOTE 21 ON A-S2
STANDPIPE -
SEE NOTE 21 ON A-S2 70'-1"
61'-10" 3'-0"
8x10
TRAN. 4'-0" 8'-0"3'-0" 5'-0" 5'-0" 125'-6"
140'-1"
18" HIGH CONCRETE BLOCKS WITH WOOD PLATFORM BENCH
36" DEEP AT GRADE PLANTER WALKWAY
WALKWAY
24" RAISED CONCRETE PLANTER
LIGHT GRAY CONCRETE
DECK
36" DEEP AT GRADE PLANTER
AT GRADE WOOD DECKING
42" RAISED CONCRETE PLANTER 24" RAISED CONCRETE PLANTER ABOVE GROUND REDUCED PRESSURE BACKFLOW PREVENTER (SEE FORM 6561-A AND 6528-A ON T1.1)- SCREEN w/3'H DECORATIVE FENCE sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A-S2
SITE PLAN
FIRE
PROTECTION
- 3/32" = 1'-0"
1 SCALE:
NORTH
SITE PLAN
FIRE DEPARTMENT NOTES:
2. STRUCTURES AND OUTDOOR STORAGE UNDERNEATH HIGH VOLTAGE TRANSMISSION LINES (66KV OR GREATER) SHALL COMPLY WITH FIRE CODE 316.6 AND COUNTRY OF LA FIRE DEPARTMENT REGULATION 27.
ANY PROPOSED CONSTRUCTION OR LAND USE WITHIN 100' OF THE DRIP LINE OF HIGH VOLTAGE TRANSMISSION LINE SHALL BE SUBJECTED TO REVIEW BY THE FIRE MARSHAL.
3. THE AREA OF FIRE FIGHTING OPERATIONS, AS DETERMINED BY THE FIRE CODE OFFICIAL SHALL NOT BE LOCATED UNDERNEATH HIGH VOLTAGE TRANSMISSION LINES. FIRE CODE 503.2.9
4. FIRE APPARATUS ROADS AND STRUCTURES LOCATED NEAR HIGH VOLTAGE TRANSMISSION LINES
SHALL BE POSTED WITH APPROVED SIGN STATING CAUTION OVERHEAD HIGH-VOLTAGE TRANSMISSION LINES AS REQUIRED BY FIRE CODE 503.3.1. SPECIFIC SIGN LOCATION SHALL BE DETERMINED BY THE FIRE INSPECTOR.
6. SECURITY BARRIERS, VISUAL SCREEN BARRIERS OR OTHER OBSTRUCTIONS SHALL NOT BE INSTALLED
ON THE ROOF OF ANY BUILDING IN SUCH A MANNER AS TO OBSTRUCT FIREFIGHTER ACCESS OR EGRESS IN THE EVENT OF FIRE OR OTHER EMERGENCY. PARAPETS SHALL NOT EXCEED 48 INCHES FROM THE TOP OF THE PARAPETS TO THE ROOF SURFACE ON MORE THAN TWO SIDES. FIRE CODE 504.5 - ROOF PARAPET HEIGHTS HAVE BEEN MARKED ON ELEVATIONS.
7. APPROVED BUILDING ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING
IDENTIFICATION SHALL BE PROVIDED AND MAINTAINED SO AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET FRONTING THE PROPERTY. THE NUMBERS SHALL CONTRAST THEIR BACKGROUND. ARABIC NUMERALS OR ALPHABETIC LETTERS, AND BE A MINIMUM OF 4 INCHES HIGH WITH MINIMUM OF 0.5 INCH.
FIRE CODE 505.1
8. AN APPROVED KEY BOX, LISTED IN ACCORDANCE WITH UL 1037 SHALL BE PROVIDED AS REQUESTED BY FIRE CODE 506. THE LOCATION OF EACH KEY SHALL BE DETERMINED BY FIRE INSPECTOR.
12. ALL FIRE HYDRANTS SHALL MEASURE 6"X4"X2-1/2", BRASS BRONZE, CONFORMING TO AMERICAN WATER WORKS ASSOCIATION STANDARD C503, OR APPROVED EQUAL, AND SHALL BE INSTALLED IN ACCORDANCE WITH THE COUNTY OF LA FIRE DEPARTMENT REGULATION 8.
19.A FIRE SAFETY EMERGENCY EVACUATION PLAN SHALL BE PREPARED AND MAINTAINED FOR THE OCCUPANCIES SPECIFIED IN FIRE CODE 404.2 AS REQUIRED BY FIRE CODE 404.1. SUBMIT FIRE SAFETY AND
EMERGENCY EVACUATION PLANS TO THE REGIONAL FIRE PREVENTION INSPECTION OFFICE FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF CERTIFICATE OF OCCUPANCY.
20. PROVIDE AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN BUILDING CODE SECTION 903.3 AS REQUIRED FOR USES SPECIFIED IN BUILDING CODE CHAPTER 4, BUILDING AREA INCREASE ALLOWANCES SPECIFIED IN BUILDING CODE SECTION 506 AND 507 AND THE OCCUPANCY GROUPS SPECIFIED IN BUILDING CODE SECTION 903.2. FIRE SPRINKLER
PLANS SHALL BE SUBMITTED TO THE SPRINKLER PLAN CHECK FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION IN ACCORDANCE WITH FIRE CODE 901.2.
-SPRINKLER SYSTEM NFPA 13 TO BE PROVIDED
21. EACH STANDPIPE SHALL BE EQUIPPED WITH AN APPROVED 2 1 2 INCH OUTLET NOT LESS THAN 2 FEET
NOR MORE THAN 4 FEET ABOVE THE FINISHED FLOOR. STANDPIPE OUTLETS LOCATED IN STAIRWAY
ENCLOSURES OR SMOKE PROOF ENCLOSURES SHALL BE LOCATED ON THE MAIN STAIR LANDING AND SO LOCATED THAT THE DOOR SWING DOES NOT INTERFERE WITH THE USE OF OUTLET. NO POINT WITHIN A NON-SPRINKLERED BUILDING REQUIRING STANDPIPES SHALL BE MORE THAN 130 FEET TRAVEL DISTANCE FROM A STANDPIPE OUTLET CONNECTION. FIRE CODE 905.2.1.3.
22. PORTABLE FIRE EXTINGUISHERS SHALL BE INSTALLED AND MAINTAINED IN ALL OCCUPANCY GROUPS AND AT SUCH LOCATION AS REQUIRED BY FIRE CODE 906 AND CALIFORNIA CODE OF REGULATIONS, TITLE 19, DIVISION A, CHAPTER 3.
23. PROVIDE AN APPROVED MANUAL FIRE ALARM OR AUTOMATIC SMOKE DETECTION SYSTEM IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN FIRE CODE 907 AS REQUIRED FOR THE USES SPECIFIED IN BUILDING CODE CHAPTER 4 PLUS THE OCCUPANCY GROUPS AND USES SPECIFIED IN FIRE CODE 907.2 TROUGH 907.2.29. FIRE ALARM AND SMOKE DETECTION PLANS SHALL BE SUBMITTED TO THE
FIRE ALARM PLAN CHECK UNIT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION IN ACCORDANCE WITH THE FIRE CODE 901.2
25. THE MEANS OF EGRESS TRAVEL, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL
TIMES THE BUILDING SPACE SERVES BY THE MEANS OF EGRESS IS OCCUPIED WITH A LIGHT INTENSITY OF NOT LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE AS REQUIRED BY BUILDING CODE 1006.1 & 1006.2.
26. THE MEANS OF EGRESS TRAVEL, INCLUDING THE EXIT DISCARGE, SHALL BE ILLUMINATED AT ALL
TIMES, THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED WITH LIGHT INTENSITY OF NOT LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE AS REQUIRED BY BUILDING CODE 1006.1 & 1006.2
28. IN THE EVENT OF POWER SUPPLY FAILURE AN EMERGENCY ELECTRICAL SYSTEM SHALL ILLUMINATE THE MEANS OF EGRESS SYSTEM FOR A DURATION OF NOT LESS 90 MINUTES IN ACCORDANCE WITH THE PROVISION SET FORTH IN BUILDING CODE 1006.3 & 1006.2
30. DOORS IN THE MEANS OF EGRESS SHALL BE OPENABLE FRO THE EGRESS SIDE WITHOUT USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT AS SET FORTH IN BUILDING CODE 1006.1.9
31. APPROVED EXIT SIGNS SHALL BE LOCATED NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL AS REQUIRED BY BUILDING CODE 1011.1: AND SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AS REQUESTED BY SECTION 1011.3 IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTION 1011.5 AND 1011.6, NOTE: ADDITIONAL EXIT SIGNS MAY BE REQUIRED AT TIME OF FIELD INSPECTION.
32. IN THE EVENT OF POWER FAILURE AN EMERGENCY SYSTEM SHALL ILLUMINATE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN ACCORDANCE WITH THE PROVISION SET FORTH IN BUILDING CODE 1011.6.3
34. WHERE ELEVATORS ARE PROVIDED IN BUILDINGS WITH FOUR OR MORE STORIES ABOVE OR BELOW
GRADE AT LEAST ONE ELEVATOR SHALL BE PROVIDED FOR MEDICAL SERVICE TO ALL FLOORS BY THE FIRE DEPARTMENT. THE ELEVATOR CAR SHALL BE CAPABLE OF ACCOMMODATION AN AMBULANCE GURNEY OR STRETCHER 24''X84'' WITH NOT LESS THAN 5'' RADIUS CORNERS. MEDICAL EMERGENCY SERVICE
ELEVATORS SHALL BE IDENTIFIED BY THE INTERNATIONAL STAR OF LIFE SYMBOL FOR EMERGENCY MEDICAL SERVICES. THE STAR OF LIFE SYMBOL SHALL NOT BE LESS THAN 3"" IN HEIGHT AND SHALL BE PLACED ON BOTH SIDES OF THE HOISTWAY DOOR FRAME AS REQUIRED BY BUILDING CODE 3002.4
35. ELEVATORS SHALL BE PROVIDED WITH PHASE 1 EMERGENCY RECALL OPERATION AND PHASE 2
EMERGENCY IN-CAR OPERATION IN ACCORDANCE WITH CALIFORNIA CODE OF REGULATIONS, TITLE B, DIVISION 1, CHAPTER 4, SUBCHAPTER 6, ELEVATOR SAFETY ORDERS AS REQUIRED BY THE BUILDING CODE 3003.2.
36.ELEVATOR MACHINE ROOMS AND OVERHEAD MACHINERY SPACE SHALL COMPLY BUILDING CODE 3006.
40. A MANUAL FIRE ALARM SYSTEM THAT ACTIVATES THE OCCUPANT NOTIFICATION SYSTEM IN ACCORDANCE WITH FIRE CODE 907.5 AND BUILDING CODE 907.5 SHALL BE IN GROUP R1 AND R2 OCCUPANCIES AS REQUIRED BY FIRE CODE 907.2.8.1 AND BUILDING CODE 907.2.8.1 FOR GROUP R1 OCCUPANCIES; FIRE CODE 907.2.9.1 OR BUILDING CODE 907.2.91. FOR GROUP R2 OCCUPANCIES. FIRE
ALARM PLANS SHALL BE SUBMITTED TO THE FIRE ALARM PLAN CHECK UNIT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.
41. CFC 510.1 EMERGENCY RESPONDER COVERAGE RADIO COVERAGE REQUIRED. MINI SIGNAL 95 DB CFC 510.1 TROUGH CFC 511.1
42. BACKFLOW EQUIPMENT MUST BE ADEQUATELY SCREENED IN COMPLIANCE WITH CHAPTER 12, ARTICLE 1.1 SECTION 12-13.5 OF THE INGLEWOOD MUNICIPAL CODE.
43. ENSURE THAT NO LIGHTING FIXTURES WILL EXCEED THE ROOFLINE AND ANY LIGHTS PROVIDED TO
ILLUMINATE PARKING AREAS SHALL BE INSTALLED, DIRECTED AND SHIELDED TO CONFINE ALL DIRECT RAYS OF ARTIFICIAL LIGHT WITHIN THE BOUNDARIES OF THE SUBJECT DEVELOPMENT.
REQUIRED FIRE FLOW IS BASED ON THE FOLLOWING CALCULATION: (per TABLE B105.1(2))
Type of construction per the Building Code: I-A / V-A
Fire-flow calculation area: 69,940 Sq.Ft.
Fire-flow based on the fire-flow calculation area: 5500 gpm Reduction for fire sprinklers(maximum 50%): 2750 gpm
Total fire flow required: 2750 gpm
LEGEND
UNOBSTRUCTED FIRE DEPARTMENT VEHICLE ACCESS
MIN 5 FT WIDE FIREFIGHTER ACCESS WALKWAY
LANDSCAPING
FLOOR AREA PER OCCUPANCY TYPE:
S2 OCCUPANCY AREA: 27,607 Sq. Ft.
R1 OCCUPANCY AREA: 42,433 Sq. Ft.
GAS METER REQUIREMENTS NOTES:
- 3’ OF CLEARANCE SPACE IN FRONT OF METER SET.
- NO ELECTRICAL OUTLETS OR EQUIPMENT WITH IN 3’ OF THE GAS REGULATOR - UNDER GROUND WET UTILITIES MUST BE 3’ AWAY IN A SEPARATE TRENCH - WILL REQUIRE 4” BOLLARDS TO PROTECT GAS METER ASSEMBLY 322 of 675
PARKING GARAGE RAMP 5 TO LEVEL B1 15% MAX SLOPE
2'-9" 134'-0" 101'-6" 80'-2" 19'-8"
130'-6"
UP
UP 8'-8"
9'-2" 10'-1"
9'-7" 9'-3" 10'-6" 14'-8" 9'-9" 11'-5" 13'-8"
18'-0" 24'-0" 18'-0" 18'-0" 24'-0" 18'-0"
4'-1" 4'-0" 4'-0" 4'-0"
4'-0"
UP
VOID SPACE BELOW RAMP 4
CEILING HEIGHT LESS THAN 7 FEET
140.13' PROPERTY LINE
155.14' PROPERTY LINE 140' PROPERTY LINE 124.98' PROPERTY LINE 10 9 8 7 6 5 4 3 2 1
11 13
12 14
15 16
17 18
19 21
20 22
23 25 26 27
8'-6" (TYP.) 18'-0" (TYP.)
B200
B201
A3.1
A
BASEMENT -2 PLAN
SC. 1/8"=1'
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
ST1
STAIR 1
B200
BASEMENT
PARKING
ST2
STAIR 2
B200
B200
BASEMENT
PARKING
B201
WATER HEATER
ROOM
B202
ELEV. MECH R.
A3.1
B 13'-7"
9'-7" 4'-7"
19'-5" 7'-0"
8'-11"
24 VOID SPACE
CEILING HEIGHT LESS THAN 6 FEET
VOID SPACE
BELOW RAMP
CEILING HEIGHT LESS THAN 6 FEET
B203 12'-10"
16'-10"
11'-9"
B204
B204
SUMP PUMP R.
5'-0"
B202
9'-0"
B203
STORAGE
9'-7" 8'-6"
28 5'-9" 5'-2"
5'-9"
23.57' PL R=15
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
10,712 SF
FE
SIS
SIS
FE 9.6x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
9.6x18
8.5x18
8.5x18
8.5x18
8.5x18
9.6x18 8.5x18 8.5x18 8.5x18 9.6x18
9x18 9x18 9x18
8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 9.6x18
60 SF
62 SF
41 SF
29 SF
135 SF
143 SF
FE
FE
FE SIS
FE
SIS SIS
FE
216 SF 3'-0" 3'-0"
~7'-11" CEILING HEIGHT SOFFIT 7'-11"H
SOFFIT 7'-11"H
RAMP 3 ABOVE
SOFFIT 9'-3"H
RAMP 3 ABOVE ~ 7'-0"H WALL ~ 6'-0"H SOFFIT ~ 4'-7"H WALL 3'-1" 10'-4" 3'-6" 3'-6"
MAX CROSS
SLOPE 2%
MAX CROSS
SLOPE 2%
FLOORING: FLOROTHANE MC/HT
SEE SPECS ON T1.1
SHAFT FOR FRESH AIR
EXHAUST AIR
EV PARKING
9'-10" 3'-0"
11 9'-0"
9x18
EV PARKING
EVSE
9'-7" 9'-7" 9'-7"
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.1
BASEMENT -2
FLOOR PLAN
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
FE
SIS Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
LEGEND
10" CONCRETE WALL EXCEEDS 4 HR FIRE
RATING PER TABLE 722.2.1.2
(8" WALL FOR ELEV. SHAFT)
8" CMU WALLS - NEW 3-HOUR FIRE RATED WALL -
SEE DETAIL ON SHEET
INTERIOR WOOD STUD WALL
1-HOUR FIRE RATED INTERIOR WOOD STUD
WALL WITH 50 STC SOUNDPROOFING - SEE
DETAILS ON SHEET
STAIRWAY WALLS - 1-HOUR FIRE RATED WALL
WITH 50 STC SOUNDPROOFING - SEE DETAILS
ON SHEET
EXTERIOR WOOD STUD WALL - 1-HOUR FIRE RATED
NOTE: SEE SECTION 714 AND 713 CBC FOR PENETRATIONS
THROUGH FIRE-RATED WALLS AND SHAFT ENCLOSURES
KEYNOTES:
1 2 INSTALL ACCESSIBLE PARKING SPACE SIGN PER DETAIL 4 ON A-S3 INSTALL ACCESSIBLE PARKING SPACE DIRECTIONAL SIGN PER DETAIL 6 ON A-S3 1 2
3 INSTALL 1-HOUR FIRE-RATED STAIRWAY PER DETAILS ON SHEET A5.1; PROVIDE RAILING EXTENSION PER CHAPTER 11B - SEE SHEET A4.4
3 3
MEANS OF EGRESS CALC
MAX OCCUPANCY LOAD PER CALCULATIONS ON SHT. A1.7 = 68
STAIRWAY WIDTH SIZING:
68x0.3 = MIN 20.4"
STAIRWAY WIDTH PROVIDED: 44"
4 4 90-MIN FIRE-RATED DOOR BY ELEVATOR MANUFACTURER; PROVIDE
AUTOMATIC DOOR REOPENING DEVISE TO KEEP THE DOOR OPEN WHEN ELEVATOR IS IN USE; DOOR TO BE CONNECTED TO FIRE ALARM
323 of 675
PARKING GARAGE
RAMP 4 TO LEVEL B2
5% MAX. SLOPE PARKING GARAGE RAMP 2 TO LEVEL 01 RAMP 5 TO LEVEL B2 15% MAX. SLOPE RAMP 3 4% MAX. SLOPE UP
DN
DN UP
107'-2" 101'-6" 92'-6" 19'-8"
130'-6" 12'-3" 8'-8"
DN
DN
DN
min 9'-7" 9'-0" 9'-7" 9'-3" 10'-6" 13'-8" (min 9'-7")
18'-0" 24'-0" 18'-0" 24'-0" 18'-0"
5'-11" 4'-0" 4'-0"
4'-0"
10 9 8 7 6 5 4 3 2 1
12 11
13 14
15 16
17 36 37 38 39
19 20 21 22 25 26
34 33 32 31 30 29 18'-0" 24'-0" 18'-0"
8'-6" (TYP.) 18'-0" (TYP.)
9'-7"
min 9'-7"
8'-6" (TYP.) 18'-0" (TYP.)
B100
A3.1
B
9'-11"
min 9'-7" 4'-0"
8'-0"
BASEMENT -1 PLAN
SC. 1/8"=1'
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
B100
BASEMENT
PARKING
B101
ELEC. ROOM
ST1
STAIR 1
B100
BASEMENT
PARKING
B101
ST1
STAIR 1
ST2
STAIR 2
B100
A3.1
A
24'-0" min 9'-7"
8'-11" 7'-0"
VAN
18 23 24 27 28
B102
EMERGENCY ELEC. RM
B102
B103
LAUNDRY ROOM
35 B103 5'-2"
12'-5" 12'-11"
24'-8"
12'-7" 9'-6" 12'-10" 3'-0"
Linen Chute
11'-6"
24'-0"
9'-2" 1'-10"
12'-1" 12'-6"
9'-0"
EVSE
EV PARKING EV PARKING
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
9.6x18 9x18
8.5x18
9x18 9x18
8.5x18 8.5x18 8.5x18 8.5x18 9.6x18
9.6x18 8.5x18 8.5x18 9.6x18
8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 9.6x18
9.6x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 10.5x18
9.6x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
FE
SIS
SIS
FE
FE
FE
FE SIS
FE
SIS SIS
FE
FE
15,351 SF
135 SF
143 SF
62 SF
228 SF
162 SF 121 SF 3'-0" 3'-0" 14'-5" 29'-11" LINE OF FIRST FLOOR ABOVE
LINE OF FIRST FLOOR ABOVE LINE OF FIRST FLOOR ABOVE
LINE OF FIRST FLOOR ABOVE LINE OF FIRST FLOOR ABOVE LINE OF FIRST FLOOR ABOVE
LINE OF FIRST FLOOR ABOVE
2'-8" 3'-6" 3'-6"
4'-0"
3'-6" 3'-6" 4'-0"
MAX CROSS
SLOPE 2%
MAX CROSS
SLOPE 2%
MAX CROSS
SLOPE 2%
FLOORING: FLOROTHANE MC/HT
SEE SPECS ON T1.1
SHAFT FOR FRESH AIR
EXHAUST AIR
SHAFT FOR ELECTRICAL 2'-4" max 4 6'-0"
1'-0" 1'-0"
9'-2" 2'-3" 24'-0"
EVSE
EV PARKING EV PARKING
VAN
9'-7"
9'-7"
9'-7"
10'-6"
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.2
BASEMENT -1
FLOOR PLAN
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
FE
SIS Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
LEGEND
10" CONCRETE WALL EXCEEDS 4 HR FIRE
RATING PER TABLE 722.2.1.2
(8" WALL FOR ELEV. SHAFT)
8" CMU WALLS - NEW 3-HOUR FIRE RATED WALL -
SEE DETAIL ON SHEET
INTERIOR WOOD STUD WALL
1-HOUR FIRE RATED INTERIOR WOOD STUD
WALL WITH 50 STC SOUNDPROOFING - SEE
DETAILS ON SHEET
STAIRWAY WALLS - 1-HOUR FIRE RATED WALL
WITH 50 STC SOUNDPROOFING - SEE DETAILS
ON SHEET
EXTERIOR WOOD STUD WALL - 1-HOUR FIRE RATED
NOTE: SEE SECTION 714 AND 713 CBC FOR PENETRATIONS
THROUGH FIRE-RATED WALLS AND SHAFT ENCLOSURES
KEYNOTES:
1 2 INSTALL ACCESSIBLE PARKING SPACE SIGN PER DETAIL 4 ON A-S3 INSTALL ACCESSIBLE PARKING SPACE DIRECTIONAL SIGN PER DETAIL 6 ON A-S3 1 2 2
1 1
1 3 INSTALL 1-HOUR FIRE-RATED STAIRWAY PER DETAILS ON SHEET A5.1; PROVIDE RAILING EXTENSION PER CHAPTER 11B - SEE SHEET A4.4
MEANS OF EGRESS CALC
MAX OCCUPANCY LOAD PER CALCULATIONS ON SHT. A1.8 = 85
STAIRWAY WIDTH SIZING:
85x0.3 = MIN 25.5"
STAIRWAY WIDTH PROVIDED: 44"
3 3
4 90-MIN FIRE-RATED DOOR BY ELEVATOR MANUFACTURER; PROVIDE
AUTOMATIC DOOR REOPENING DEVISE TO KEEP THE DOOR OPEN WHEN ELEVATOR IS IN USE; DOOR TO BE CONNECTED TO FIRE ALARM
4 324 of 675
UP
DN
UP
DN
DN
RAMP 1 TO LEVEL B1
15% MAX. SLOPE
DNRAMP 2 TO LEVEL B1 15% MAX. SLOPE
PEDESTRIAN
ACCESS
PARKING
ENTRY/ EXIT 22'-7"
GARAGE ENTRY ALLEY
VICTORY BLVD.
4 SHORT
TERM
BICYCLE
PARKING
1 2
3 4
5-6
7-8
155'-0"
146'-0"
4'-0" 3'-0"
TRASH/ RECYCLE
ENCLOSURE
144'-4" 113'-0" 24'-0" 125'-6" 11'-6"
FRONT
DESK
20'-0"
6'-0"
20'-0"
HOTEL GUESTS
PICK-UP/ DROP-OFF
AREA
155.14' PROPERTY LINE 140' PROPERTY LINE ALLEY
VICTORY BLVD. WINCHESTER AVENUE
INT-1 INT-1 INT-1 INT-1 INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
120
XST2
121
X130
120
X120
XST1
120
X100B
A3.1
A
DRIVEWAY
WALKWAY
A2.1
1 6 FOOT HIGH CMU BLOCK WALL, STUCCO
FINISH ON HOTEL GARDEN SIDE OF WALL
INT-1
8 FOOT HIGH
WALL 3'-0"
INT-1
EMERGENCY
GATE
EMERGENCY
GATE
EMERGENCY
GATE
6 FOOT HIGH
IRON FENCE
6 FOOT HIGH
IRON FENCE
6 FOOT HIGH
IRON FENCE
11' INSET PRIMARY
ENTRY WITH PUBLIC
SEATING
9'-7" 50'-5"
37'-3" 63'-1"
9'-3" 6'-7"
17'-10" 14'-5"
27'-1" 5'-5"
9'-3" 6'-7" 17'-10" 12'-0"
26'-5" 5'-0"
9'-3" 6'-7" 17'-10" 12'-0"
26'-5" 5'-0"
9'-3" 6'-7"
15'-10" 12'-0"
24'-5" 5'-0"
9'-3" 6'-7"
17'-10" 12'-0"
26'-6" 5'-0"
9'-3" 6'-7"20'-10" 12'-0"
29'-5" 5'-0"
5'-0" 6'-7" 9'-3" 20'-11"
12'-8" 29'-7"
6'-7" 5'-0" 9'-3" 17'-11"
12'-8" 26'-7"
5'-0" 6'-7" 9'-3" 20'-11"
12'-8" 29'-7"
6'-7" 5'-0" 9'-3" 20'-11"
12'-8" 29'-7"
6'-7" 5'-0" 9'-3" 15'-2"
21'-6"16'-7"
5'-0" 6'-7" 9'-3" 20'-11"
12'-8" 29'-7"
4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0"
6'-9" 4'-5" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0"
PLACE SIGN: "PARKING IS
PROHIBITED IN THE ALLEY"
AT THIS LOCATION
6 FOOT HIGH CMU BLOCK WALL, STUCCO
FINISH ON HOTEL GARDEN SIDE OF WALL 4' DEDICATION TO WIDEN ALLEY 2' PLANTER 1x 3 YARD DUMPSTER
6 x 3.5 x 4
1x RECYCLING
4 x 2.5 x 2.9
SPECIES AS SPECIFIED BY
LANDSCAPE ARCHITECT 8'-3" 8'-11"
12'-7"
13'-11"
INT-1
6'-7" 5'-8" 9'-3" 17'-6" 26'-2"
4'-8"
9'-7"
130
52'-11"
2'-0" 12'-4" 11'-6" 11'-1"
11'-4"
7'-2" 5'-6" 28'-6"
2'-2" 18'-0"
75'-6" 16'-0"
8'-8" 5'-0" 21'-0" 5'-0" 5'-4"
10'-6" 8'-2" 7'-5" 7'-5"
7'-6" 8'-11" 5'-0"
120
12'-7" 12"
FIRST FLOOR PLAN
SC. 1/8"=1'
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
102 K
GUESTROOM
ACCESSIBLE
104 QQ
GUESTROOM
ACCESSIBLE
106 QQ
GUESTROOM
ACCESSIBLE
108 KQ
GUESTROOM
ACCESSIBLE
110 K
GUESTROOM
ACCESSIBLE
116 KQ
GUESTROOM
118 K
GUESTROOM
120 K
GUESTROOM
122 K
GUESTROOM
124 K
GUESTROOM
126 QQ
GUESTROOM
100
LOBBY
MAIN
ST2
STAIR 2
1Q30
GARAGE
PARKING
1Q22
CORRIDOR
1Q3
AREA
BREAKFAST
1Q20
CORRIDOR
1Q21
CORRIDOR
ST1
STAIR 1
1Q5C
BREAK ROOM
EMPLOYEE 1
112 QQ
GUESTROOM
114 K
GUESTROOM
1Q5D
ROOM
PBX
1Q5A
PANTRY
1Q5B
SALES OFFICE
MANAGEMENT /
1Q11
STORAGE
1Q5
SALES OFFICE
MANAGEMENT /
INT-1 INT-1 INT-1 INT-1 INT-1
INT-1
INT-1
INT-1
XST2
XST1
X100B
A3.1
B
A2.1
2 A2.2
1 A2.2
2 INT-1
INT-1 INT-1
W1 W1
W3
W6
W5
W5
W5
W3 W3 W3 W3
W3
W3
W3
W3
W3
W3
W3
12'-0"
13'-4"
2'-8"
MEDICAL
ELEV.
8'-11" 7'-0"
8'x10'
PADMOUNT MAIN
TRANSFORMER
ELECTRIC
METER
GENERATOR
24'-0"
1 4'-0"
W3 W3 W3 W3 7'-9" 4'-0"
X100A
110 110 110 110 110 110 110
110
110
110
110
110
110
130
130
130
4'-0"
110 110 110 3'-0"
2'-8" 3'-0"
Trash Chute
Linen Chute
7'-10"
L.D.Vent
W.H.Vent 15'-10" 15'-10"
W3 15'-10"
19'-3" 19'-3" 19'-3" 19'-3" 21'-0"
2'-0" 11'-6"
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15 3'-0"
STANDPIPE
STANDPIPE
FE
SIS
SIS
FE
FE SIS
FE
SIS
FE
FE
FE
FE
FE
FE
FE
FE
FE
FE
3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0"
3'-0" 3'-0" 3'-0" 5'-0" 5'-0"
18'-6"
5'-0"
4'-11"
(E) WINDOW (E) WINDOW
(E) WINDOW (E) WINDOW
(E) WINDOW
(E) WINDOW
(E) WINDOW
1. SITE ACCESSIBILITY WILL BE PROVIDED PER CBC 2019
2.ACCESSIBLE PATH OF TRAVEL TO THE PUBLIC WAY
PROVIDED PER CBC 11B-206
3. TRASH ENCLOSURE TO BE PROVIDED W/ ACCESSIBLE & AD
ACCESSIBLE ENTRANCE PER CBC 11B-203.9
4. TRASH ENCLOSURE TO BE PROVIDED PER GBSC SECTION
117 FOR "REFUSE AND RECYCLING STORAGE" ROOMS
5. A TWO-WAY COMMUNICATION SYSTEM PER CBC-2019 SEC.
1009.8 TO BE PROVIDED
6. ELEVATOR SIZE SHALL BE CAPABLE OF ACCOMMODATING
A GURNEY AND MEET REQUIREMENTS PER THE CBC.
GENERAL SITE NOTES:
35'-4" 2'-4" 5'-0" 23'-5" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 25'-3" 8'-8" 9'-0" 19'-11" 19'-11" 20'-0" 20'-0" 19'-11" 21'-8" 3'-0" 3'-0" 15'-1" 6'-6"
3'-0" 6'-8" 4'-5"
1'-9"
8'-0"
8'-10" 22'-5" 7'-3"
- A1.13 3'-6" 3'-6"
4'-0"
3'-6" 3'-6" 4'-0"
MAX CROSS SLOPE 2%
MAX CROSS
SLOPE 2%
MAX CROSS SLOPE 2% 7'-0" 5'-0"
36'-6"
TRUNCATED DOMES PER DET. ON AS3 2'-6" 21'-0"
MAX CROSS
SLOPE 2%
FLOORING: FLOROTHANE MC/HT
SEE SPECS ON T1.1 25'-11"
SHAFT FOR
HVAC/ELECTRICAL 16'-7"
130
17'-1" 7'-9"
7'-10" 7'-10"
SEE
A4.1
1Q7
RESTROOM
MEN'S
1Q9
RESTROOM
WOMEN'S
131
SEE
A4.1
ACCESSIBLE ACCESSIBLE
BABY
CHANGING
STATION
136 Q
GUESTROOM
130 Q
GUESTROOM
134 Q
GUESTROOM
138Q
GUESTROOM
15'-1" 5'-3"
128 Q
GUESTROOM
5'-6" 13'-4" 10'-1"
INT-1 INT-1
13'-4" 5'-6"
132 Q
GUESTROOM 10'-1"
INT-1
5'-5" 13'-4"
INT-1
13'-4" 5'-6" 10'-1"
INT-1
13'-4"
INT-1
5'-6"
110 110 15'-10"110 110 110 110
4 LONG
TERM
BICYCLE
PARKING
GUESTROOMS NET AREAS (SF)
FIRST FLOOR
ROOM NUMBER TYPE AREA
1 102 K ACCESSIBLE 355
2 104 KK ACCESSIBLE 362
3 106 KK ACCESSIBLE 362
4 108 KQ ACCESSIBLE 362
5 110 K ACCESSIBLE 326
6 112 QQ 362
7 114 K 338
8 116 KQ 378
9 118 K 323
10 120 K 300
11 122 K 323
12 124 K 325
13 126 QQ 372
14 128 Q 305
15 130 Q 305
16 132 Q 305
17 134 Q 305
18 136 Q 305
19 138 Q 305
TOTAL 6318
A1.3
FIRST
FLOOR PLAN
LANDSCAPE
(SEE LANDSCAPE PLANS)
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
FE
SIS Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
LEGEND
10" CONCRETE WALL EXCEEDS 4 HR FIRE
RATING PER TABLE 722.2.1.2
(8" WALL FOR ELEV. SHAFT)
8" CMU WALLS - NEW 3-HOUR FIRE RATED WALL -
SEE DETAIL ON SHEET
INTERIOR WOOD STUD WALL
1-HOUR FIRE RATED INTERIOR WOOD STUD
WALL WITH 50 STC SOUNDPROOFING - SEE
DETAILS ON SHEET
STAIRWAY WALLS - 1-HOUR FIRE RATED WALL
WITH 50 STC SOUNDPROOFING - SEE DETAILS
ON SHEET
EXTERIOR WOOD STUD WALL - 1-HOUR FIRE RATED
NOTE: SEE SECTION 714 AND 713 CBC FOR PENETRATIONS
THROUGH FIRE-RATED WALLS AND SHAFT ENCLOSURES
- GENERAL: GC TO PROVIDE ALL GRAPHICALLY REPRESENTED
-ACCESSIBLE SPACE:
30X48 FLOOR CLEAR SPACE
DOOR TYPE REFER TO A2.3 AND CLEARANCES REQUIRED PER CHAPTER 11B - SHT. A4.4 WINDOW TYPE REFER TO A2.3 AND 11B-309 AND 11B-306
#
ROOM PLAN LEGEND
60" CLEAR FLOOR CLEAR SPACE
WALL HUNG MINI SPLIT UNIT
-BATHROOM:
TOWEL BAR
TOILET
SINK
30" x 60" OVAL TUB+SHOWER
ACCESSIBLE
SHOWERHEAD - FOR TYPE A ACCESSIBLE BATHS: ACCESSIBLE
SHOWER SPRAY, SEE INTERIOR ELEVATIONS.
PEDESTAL SINK
#
30" x 60" SHOWER
WITH THRESHOLD
NO FLOOR DEPRESSION
36" x 60" ROLL-IN SHOWER
NO THRESHOLD - SEE DETAIL ON A4.1
ACCESSIBLE ROOM PER CHAPTER 11B
- COMMUNICATION FEATURES PER 11B-806.3
ACCESSIBLE ROOM PER CHAPTER 11B
- MOBILITY FEATURES PER 11B-806.2
- COMMUNICATION FEATURES PER 11B-806.3
EXTERIOR WALL
INTERIOR WALL
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 1 1
KEYNOTES:
1 INSTALL 1-HOUR FIRE-RATED STAIRWAY PER
DETAILS ON SHEET A5.1; PROVIDE
RAILING EXTENSION PER CHAPTER 11B - SEE
SHEET A4.4
MEANS OF
MAX OCCUPANCY LOAD PER
CALCULATIONS ON SHT. A1.9 = 220
110 PER STAIRWAY
STAIRWAY WIDTH SIZING:
110x0.3 = MIN 33"
STAIRWAY WIDTH PROVIDED: 44"
NOTE: STAIRWAY NOT USED
FOR EGRESS
EGRESS CALC
2 90-MIN FIRE-RATED DOOR BY ELEVATOR
MANUFACTURER; PROVIDE AUTOMATIC
DOOR REOPENING DEVISE TO KEEP THE
DOOR OPEN WHEN ELEVATOR IS IN USE;
DOOR TO BE CONNECTED TO FIRE ALARM
2 3 36x60"H SELF-CLOSING AND SELF-LATCHING
METAL EMERGENCY GATE. PROVIDE SIGN: "
DOOR TO REMAIN UNLOCKED WHEN SPACE
IS OCCUPIED; HARDWARE PER CHAPTER 11B
3 3 3
4 FURNITURE TO COMPLY WITH CHAPTER 11B -
SEE DETAILS ON A4.1 THRU A4.6
4 4
325 of 675
11'-8"
14'-5"
23'-1" 5'-0" 6'-3"
9'-3"
2'-3" 4'-11" 6'-9" 3'-8" 2'-9" 5'-3"
INT-1 W1 12'-0"
16'-1" 5'-0" 24'-9" 6'-7"
9'-3"
2'-3" 5'-3"
6'-9" 4'-1" 2'-4" 5'-7"
INT-1 11'-8"
16'-1"
24'-9" 4'-8" 6'-7" 9'-3"
2'-3" 5'-3"
6'-9" 2'-4" 5'-7" 3'-9" 5'-3"6'-9" 2'-4" 5'-7"
INT-1
W1
W1
W1 11'-8"
14'-5"
23'-1"
2'-3" 4'-10" 3'-9" 2'-7" 5'-3"
INT-1 6'-3"
9'-3"
6'-9"
208 Q
GUESTROOM
206 Q
GUESTROOM
204 Q
GUESTROOM
202 Q
GUESTROOM
210
210
210
210
5'-0"
UP
ST3
STAIR 3 X220
FE
SIS SIS
4'-0" 5'-0"
UP
DN
UP
DN ALLEY
VICTORY BLVD. WINCHESTER AVENUE
155'-0"
60'-10"
144'-4"
2'-0" 4'-8" 125'-6" 11'-6"
3'-0" 24'-1" 3'-0" 11'-6"
7'-0" 4'-8" 11'-6" 26'-3" 31'-0" 5'-9" 140'-0"
82'-6" 54'-3"
210
220
INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
A3.1
A
A3.1
B 11'-6" 6'-4"
OUTDOOR TERRACE
26'-0" 13'-4"
9'-3" 17'-4" 5'-8" 6'-7"
10'-1" 109'-8"
109'-11" 5'-0" 8'-1"
27'-0"
9'-3" 18'-4" 5'-0" 6'-7"
17'-4"
9'-3" 5'-0" 6'-7"
27'-0" 12'-8"
9'-3" 18'-4" 5'-0" 6'-7" 14'-9"
4'-0"
8'-0" 19'-1" 6'-7"
16'-10" 9'-3" 4'-11"25'-6" 6'-7"
16'-10" 9'-3" 4'-11" 25'-6"
10'-7" 27'-0"
8'-10" 7'-3" 6'-7"
16'-10" 9'-3" 4'-11" 25'-6" 6'-7"
15'-10" 9'-3" 4'-11"24'-6" 6'-7"
16'-10" 9'-3"
25'-5" 5'-5" 6'-7"
16'-10" 9'-3" 5'-0"
25'-6" 6'-7"
16'-10" 9'-3" 4'-11"
25'-6" 6'-7"
15'-10" 9'-3" 5'-0" 24'-6"
4'-11"
12'-0" 29'-0"
5'-0" 6'-7" 9'-3" 20'-11" 29'-7"
6'-7" 5'-0" 9'-3" 17'-11" 26'-7"
5'-0" 6'-7" 9'-3" 19'-5" 28'-1"
6'-7" 5'-0" 9'-3" 19'-5" 28'-1"6'-7" 5'-0" 9'-3" 15'-2" 21'-6"16'-7"
5'-0" 6'-7" 9'-3" 19'-5" 28'-1"
6'-7" 5'-0" 9'-3" 20'-11" 29'-7"
5'-0" 6'-7" 9'-3" 20'-11"
12'-8" 29'-7"
4'-0" 4'-0" 4'-0" 6'-9"4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 6'-9"4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 5'-5" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 6'-9" 4'-0" 4'-0" 4'-9" KQ
A1.13
SECOND FLOOR PLAN
SC. 1/8"=1'
216 K
GUESTROOM
ACCESSIBLE
2Q20
CORRIDOR
ST1
STAIR 1
218 QQ
GUESTROOM
ACCESSIBLE
220 QQ
GUESTROOM
ACCESSIBLE
222 KQ
GUESTROOM
ACCESSIBLE
224 K
GUESTROOM
226 QQ
GUESTROOM
228 QQ
GUESTROOM
230 KQ
GUESTROOM
232 K
GUESTROOM
234 K
GUESTROOM
236 K
GUESTROOM
238 K
GUESTROOM
240 K
GUESTROOM
242 K
GUESTROOM
244 KQ
GUESTROOM
246 KQ
GUESTROOM
211 KQ
GUESTROOM
209 QQ
GUESTROOM
207 QQ
GUESTROOM
205 KQ
GUESTROOM
ACCESSIBLE
ST2
STAIR 2
2Q30
STORAGE
INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
220
X220
W1
W1
W1
W1
W1
W1
W1
W1 W1
W4
W1 W1
W6
W1
W1
W1
W4
W6
W6
W2
W2
W2
W2
W2
W1
W1
4 1
A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
A2.1
1 A2.1
2 A2.2
1 A2.1
1 A2.1
2 A2.2
1 A2.2
2 INT-1
12'-8" 20'-4"
5'-0" 6'-7" 9'-3"
4'-0"
203K
GUESTROOM
INT-1
16'-1"
24'-9" 5'-0" 6'-10"
9'-3" 4'-0"
INT-1
16'-1"
24'-9" 5'-0" 6'-7" 9'-3" 4'-0" 5'-3"
INT-1
W1
4'-0"
W1
W1
14'-5" 5'-0" 6'-7" 9'-3" 4'-0"
INT-1 W1
INT-1
31'-2"
9'-3" 6'-6" 3'-10"
INT-1
27'-8"
9'-3" 6'-6"
2'-3" 3'-10"
INT-1
21'-6" 4'-10" 4'-10"17'-11"
213 KQ
GUESTROOM
214 Q
GUESTROOM
212 Q
GUESTROOM
210 Q
GUESTROOM
50'-3"
2Q31
FITNESS CENTER
36" 48"
36" 48"
231
W7
23'-2" 13'-7"
W2
W1
210 210 210 210 210 210 210
210
210
210
210
210
210
210
210
210
210
210
210
210
210
210
210
210
230
(see landscape plan)
2'-8" 3'-0"
2'-8" 3'-0"
Linen Chute
Trash Chute 2'-0"
8'-0"
HVAC
L.D.Vent
W.H.Vent 57'-6"
155.14' PROPERTY LINE 140' PROPERTY LINE
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
SIS FE
FE
SIS
FE
SIS
SIS FE
FE FE
FE
FE
FE
FE
FE
5'-0"
5'-0"
5'-0" 5'-0" 5'-0" 5'-0"
4'-0"
23'-3" 30'-0"
36" 48"
5'-0"
3'-0" 4'-0" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 25'-3" 8'-8" 12'-5" 14'-1" 60'-2"
6'-0"
8'-0"
26'-1" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 12'-5" 12'-8" 40'-1" 12'-8" 12'-11" 12'-7" 16'-11"
3'-0" 8'-9" 26'-0" 25'-9"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0" 1'-0"
20'-8" 1'-6"
11'-5" 3'-0" 3'-0"
37'-5" 3'-0"
10'-2" 1'-6" 1'-6"
1'-6"
40'-0"
1'-6" 1'-6" 4'-3"
20'-10"
1'-8"
1'-8" 13'-1" 6'-10" 27'-6" 11'-4" 26'-8" 11'-6" 27'-7"
8'-11" 7'-0"
6'-8"
K
A1.13
ROOF DRAIN
AND OVERFLOW
ROOF DRAIN
AND OVERFLOW SLOPE 1/4:12 SLOPE 1/4:12 10'-0" SLOPE 1/4:12 SLOPE 1/4:12 3'-6" 3'-6" 4'-0"
4'-0"3'-6" 3'-6"
TO COMPLY
WITH
CHAPTER 11B
18" HIGH CONCRETE BLOCKS
WITH WOOD PLATFORM BENCH
36" DEEP AT GRADE PLANTER
WALKWAY
WALKWAY
24" RAISED CONCRETE PLANTER
LIGHT GRAY
CONCRETE
DECK
36" DEEP AT GRADE PLANTER
AT GRADE WOOD DECKING
42" RAISED CONCRETE PLANTER 24" RAISED CONCRETE PLANTER FLAT ROOF NOTES:
ROOF AREA: 2,990 SF CLASS "A" ROOFING
TYPE: GAF - GAFGLAS® ENERGYCAP™ MINERAL-SURFACED CAP
SHEET ASPHALTIC MEMBRANE COLOR: OFF WHITE
SOLAR REFLECTANCE: 0.68 - 3-YEAR
THERMAL EMITTANCE: 0.87 - 3-YEAR
SRI: 82 - 3-YEAR RATING
CLASS A ROOFING
CRRC# 0676-0021b
ICC-ESR-1597
210
248 KQ
GUESTROOM 26'-0" 12'-4" 12'-4" 12'-4" 12'-8" 12'-10"
52'-3"
5'-10"
38'-6" (42"H PLANTER) 13'-10"
78"H WALL
GUESTROOMS NET AREAS (SF)
SECOND FLOOR
ROOM
NUMBER
TYPE AREA
1 202 Q 276
2 203 K 355
3 204 Q 304
4 205 KQ ACCESSIBLE 391
5 206 Q 296
6 207 QQ 330
7 208 Q 276
8 209 QQ 330
9 210 Q 284
10 211 KQ 336
11 212 Q 311
12 213 KQ 366
13 214 Q 304
14 216 K ACCESSIBLE 356
15 218 QQ ACCESSIBLE 344
16 220 QQ ACCESSIBLE 344
17 222 KQ ACCESSIBLE 344
18 224 K 326
19 226 QQ 362
20 228 QQ 362
21 230 KQ 362
22 232 K ACCESSIBLE 342
23 234 K 311
24 236 K 300
25 238 K 313
26 240 K 313
27 242 K 300
28 244 KQ 313
29 246 KQ 313
30 248 KQ 325
TOTAL 9789
A1.4
SECOND
FLOOR PLAN
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
FE
SIS Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
LEGEND
10" CONCRETE WALL EXCEEDS 4 HR FIRE
RATING PER TABLE 722.2.1.2
(8" WALL FOR ELEV. SHAFT)
8" CMU WALLS - NEW 3-HOUR FIRE RATED WALL -
SEE DETAIL ON SHEET
INTERIOR WOOD STUD WALL
1-HOUR FIRE RATED INTERIOR WOOD STUD
WALL WITH 50 STC SOUNDPROOFING - SEE
DETAILS ON SHEET
STAIRWAY WALLS - 1-HOUR FIRE RATED WALL
WITH 50 STC SOUNDPROOFING - SEE DETAILS
ON SHEET
EXTERIOR WOOD STUD WALL - 1-HOUR FIRE RATED
NOTE: SEE SECTION 714 AND 713 CBC FOR PENETRATIONS
THROUGH FIRE-RATED WALLS AND SHAFT ENCLOSURES
ACCESSIBLE ROOM PER CHAPTER 11B
- COMMUNICATION FEATURES PER 11B-806.3
ACCESSIBLE ROOM PER CHAPTER 11B
- MOBILITY FEATURES PER 11B-806.2
- COMMUNICATION FEATURES PER 11B-806.3
- GENERAL: GC TO PROVIDE ALL GRAPHICALLY REPRESENTED
-ACCESSIBLE SPACE:
30X48 FLOOR CLEAR SPACE
DOOR TYPE REFER TO A2.3 AND CLEARANCES REQUIRED PER CHAPTER 11B - SHT. A4.4 WINDOW TYPE REFER TO A2.3 AND 11B-309 AND 11B-306
#
ROOM PLAN LEGEND
60" CLEAR FLOOR CLEAR SPACE
WALL HUNG MINI SPLIT UNIT
-BATHROOM:
TOWEL BAR
TOILET
SINK
30" x 60" OVAL TUB+SHOWER
ACCESSIBLE
SHOWERHEAD - FOR TYPE A ACCESSIBLE BATHS: ACCESSIBLE
SHOWER SPRAY, SEE INTERIOR ELEVATIONS.
PEDESTAL SINK
#
30" x 60" SHOWER
WITH THRESHOLD
NO FLOOR DEPRESSION
36" x 60" ROLL-IN SHOWER
NO THRESHOLD - SEE DETAIL ON A4.1
EXTERIOR WALL
INTERIOR WALL
1 1
KEYNOTES:
1 INSTALL 1-HOUR FIRE-RATED STAIRWAY PER
DETAILS ON SHEET A5.1; PROVIDE
RAILING EXTENSION PER CHAPTER 11B - SEE
SHEET A4.4
MEANS OF
MAX OCCUPANCY LOAD PER
CALCULATIONS ON SHT. A1.10 = 91
STAIRWAY WIDTH SIZING:
91x0.3 = MIN 27.3"
STAIRWAY WIDTH PROVIDED: 44"
NOTE: STAIRWAY NOT USED
FOR EGRESS
EGRESS CALC
2 90-MIN FIRE-RATED DOOR BY ELEVATOR
MANUFACTURER; PROVIDE AUTOMATIC
DOOR REOPENING DEVISE TO KEEP THE
DOOR OPEN WHEN ELEVATOR IS IN USE;
DOOR TO BE CONNECTED TO FIRE ALARM
2 sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 326 of 675
DN
DN ALLEY
VICTORY BLVD. WINCHESTER AVENUE
155'-0"
7'-0" 60'-10" 82'-6" 4'-8"
INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1 INT-1 INT-1
A3.1
B
THIRD FLOOR PLAN
SC. 1/8"=1'
3Q20
CORRIDOR
3Q30
STORAGE
ST1
STAIR 1
ST2
STAIR 2
316 K
GUESTROOM
ACCESSIBLE
318 QQ
GUESTROOM
320 QQ
GUESTROOM
322 KQ
GUESTROOM
324 K
GUESTROOM
326 QQ
GUESTROOM
328 QQ
GUESTROOM
330 QQ
GUESTROOM
332 K
GUESTROOM
334 KQ
GUESTROOM
336 K
GUESTROOM
338 K
GUESTROOM
340 K
GUESTROOM
342 K
GUESTROOM
344 KQ
GUESTROOM
346 KQ
GUESTROOM
315 KQ
GUESTROOM
313 QQ
GUESTROOM
311 QQ
GUESTROOM
309 KQ
GUESTROOM
303 K
GUESTROOM
305 QQ
GUESTROOM
307 QQ
GUESTROOM
301K
GUESTROOM
310
320
320
INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1 INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1
INT-1 INT-1
330
A3.1
A
W1
W1
W1
W1
W1
W1
W1
W1 W1
W4
W1 W1
W6
W1 W1
W1
W1
W4
W6
W6
W2
W2
W2
W2
W2
W2
W2
W1
UP
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
A2.1
1 A2.1
2 A2.2
1 A2.2
2 INT-1 6'-7"INT-1 6'-7"
317 KQ
GUESTROOM
INT-1
INT-1
W1
W1
INT-1 W1
314 Q
GUESTROOM
ACCESSIBLE
312 Q
GUESTROOM
ACCESSIBLE
310 Q
GUESTROOM
ACCESSIBLE
W1
W1
W1
310
310
310
310 310 310 310 310 310 310
310 310 310 310
310
310
310
310
310
310
310
310
310
310
310
310
310
Linen Chute
Trash Chute
HVAC
L.D.Vent
W.H.Vent
155.14' PROPERTY LINE 140' PROPERTY LINE
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
SIS FE
FE
SIS
FE
SIS
SIS FE
FE FE
FE
FE
FE
FE
5'-0" 26'-0"
144'-4"
2'-0" 4'-8" 113'-0" 24'-0"
3'-0" 12'-10" 3'-0" 11'-6" 11'-6" 26'-3" 31'-0" 5'-9" 140'-0" 26'-0" 13'-4"
9'-3" 17'-4" 5'-8" 6'-7"
10'-1" 109'-8"
109'-11" 5'-0" 8'-1"
27'-0"
9'-3" 18'-4" 5'-0" 6'-7"
9'-3" 17'-4" 5'-0" 6'-7"
27'-0" 12'-8"
9'-3" 18'-4" 5'-0" 6'-7" 14'-9"
8'-0" 19'-1" 6'-7"
16'-10" 9'-3" 4'-11"25'-6" 6'-7"
16'-10" 9'-3" 4'-11" 25'-6"
8'-10" 7'-3" 6'-7"
16'-10" 9'-3" 4'-11" 25'-6" 6'-7"
15'-10" 9'-3" 4'-11"24'-6" 6'-7"
16'-10" 9'-3"
25'-5" 5'-5" 6'-7"
16'-10" 9'-3" 5'-0"
25'-6" 6'-7"
16'-10" 9'-3" 4'-11"
25'-6" 6'-7"
15'-10" 9'-3"
24'-6" 4'-11"
4'-11" 29'-0"
5'-0" 6'-7" 9'-3" 20'-11" 29'-7"
6'-7" 5'-0" 9'-3" 17'-11" 26'-7"
5'-0" 6'-7" 9'-3" 19'-5" 28'-1"
6'-7" 5'-0" 9'-3" 19'-5" 28'-1"6'-7" 5'-0" 9'-3" 15'-2" 21'-6"16'-7"
5'-0" 6'-7" 9'-3" 19'-5" 28'-1"
6'-7" 5'-0" 9'-3" 20'-11" 29'-7"
5'-0" 6'-7" 9'-3" 20'-11"
12'-8" 29'-7"
4'-0" 4'-0" 4'-0" 6'-9"4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 6'-9"4'-0" 4'-0" 5'-5" 4'-0" 4'-0" 4'-0" 4'-0" 4'-0" 6'-9" 4'-0" 4'-0" 4'-9" 8'-11" 7'-0"
12'-8" 20'-4"
6'-7" 5'-0" 9'-3"
4'-0"
16'-1"
24'-9" 5'-0" 6'-10"
9'-3" 4'-0"
16'-1"
24'-9" 5'-0" 6'-7" 9'-3" 4'-0" 5'-3"
4'-0"
14'-5"
23'-1" 5'-0" 6'-7" 9'-3" 4'-0"
31'-2"
9'-3"
27'-8" 3'-10"
9'-3"
2'-3" 3'-10"
21'-6" 4'-10" 4'-10"17'-11" 13'-7"
2'-8" 3'-0"
2'-8" 3'-0" 2'-0"
8'-0"
5'-0"
5'-0"
5'-0" 5'-0" 29'-0"
5'-0" 4'-0" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 25'-3" 8'-8" 12'-5" 14'-1" 60'-2" 28'-0"
6'-0"
8'-0"
26'-1" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 12'-8" 12'-5" 12'-8" 12'-8" 12'-8" 13'-1" 16'-11" 3'-0"
11'-11" 8'-9" 26'-0" 25'-10" 5'-0" 7'-3" 16'-11"
3'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0" 1'-0"
20'-8" 1'-6"
11'-5" 3'-0" 3'-0"
37'-5" 3'-0"
10'-2" 1'-6" 1'-6"
1'-6"
40'-0"
1'-6" 1'-6" 4'-3"
20'-10"
1'-8"
1'-8" 27'-7" 11'-6" 26'-8" 11'-4" 27'-6" 6'-10" 13'-2"
15'-8"
15'-1" 3'-0"15'-8" 5'-11"
2'-4" 5'-11"
4'-3" 26'-0" 20'-1"
8'-8" 6'-7" 6'-7" 7'-5" 8'-0" 6'-7" 3'-0" 9'-3" 20'-4"
7'-9" 6'-5" 7'-0" 9'-3" 17'-4" 9'-3" 17'-4"
OUTDOOR TERRACE BELOW
210
348 KQ
GUESTROOM 11'-8"
14'-5"
23'-1" 5'-0" 6'-3"
9'-3"
2'-3" 4'-11" 6'-9" 3'-8" 2'-9" 5'-3"
INT-1 W1 12'-0"
16'-1" 5'-0" 24'-9" 6'-7"9'-3"
2'-3" 5'-3"
6'-9" 4'-1" 2'-4" 5'-7"
INT-1 11'-8"
16'-1"
24'-9" 4'-8" 6'-7" 9'-3"
2'-3" 5'-3"
6'-9" 2'-4" 5'-7" 3'-9" 5'-3"6'-9" 2'-4" 5'-7"
INT-1
W1
W1
W1 11'-8"
14'-5"
23'-1"
2'-3" 4'-10" 3'-9" 2'-7" 5'-3"
INT-1 6'-3"
9'-3"
6'-9"
308 Q
GUESTROOM
306 Q
GUESTROOM
304 Q
GUESTROOM
302 Q
GUESTROOM
210
210
210
210
5'-0"
FE
SIS SIS
4'-0" 5'-0"
DN
ST3
STAIR 3 24'-1" 26'-0" 12'-4" 12'-4" 12'-4" 12'-8" 12'-10" X220
GUESTROOMS NET AREAS (SF)
THIRD FLOOR
ROOM NUMBER TYPE AREA
1 301 K 388
2 302 Q 276
3 303 K 301
4 304 Q 304
5 305 QQ 433
6 306 Q 296
7 307 QQ 357
8 308 Q 276
9 309 KQ 375
10 310 Q ACCESSIBLE 284
11 311 QQ 330
12 312 Q ACCESSIBLE 311
13 313 QQ 330
14 314 Q ACCESSIBLE 304
15 315 KQ 336
16 316 K ACCESSIBLE 356
17 317 KQ 366
18 318 QQ 344
19 320 QQ 344
20 322 KQ 344
21 324 K 326
22 326 QQ 362
23 328 QQ 362
24 330 QQ 362
25 332 K 342
26 334 KQ 311
27 336 K 300
28 338 K 313
29 340 K 313
30 342 K 300
31 344 KQ 313
32 346 KQ 313
33 348 KQ 325
TOTAL 10897
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.5
THIRD
FLOOR PLAN
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
LEGEND
10" CONCRETE WALL EXCEEDS 4 HR FIRE
RATING PER TABLE 722.2.1.2
(8" WALL FOR ELEV. SHAFT)
8" CMU WALLS - NEW 3-HOUR FIRE RATED WALL -
SEE DETAIL ON SHEET
INTERIOR WOOD STUD WALL
1-HOUR FIRE RATED INTERIOR WOOD STUD
WALL WITH 50 STC SOUNDPROOFING - SEE
DETAILS ON SHEET
STAIRWAY WALLS - 1-HOUR FIRE RATED WALL
WITH 50 STC SOUNDPROOFING - SEE DETAILS
ON SHEET
EXTERIOR WOOD STUD WALL - 1-HOUR FIRE RATED
NOTE: SEE SECTION 714 AND 713 CBC FOR PENETRATIONS
THROUGH FIRE-RATED WALLS AND SHAFT ENCLOSURES
- GENERAL: GC TO PROVIDE ALL GRAPHICALLY REPRESENTED
-ACCESSIBLE SPACE:
30X48 FLOOR CLEAR SPACE
DOOR TYPE REFER TO A2.3 AND CLEARANCES REQUIRED PER CHAPTER 11B - SHT. A4.4 WINDOW TYPE REFER TO A2.3 AND 11B-309 AND 11B-306
#
ROOM PLAN LEGEND
60" CLEAR FLOOR CLEAR SPACE
WALL HUNG MINI SPLIT UNIT
-BATHROOM:
TOWEL BAR
TOILET
SINK
30" x 60" OVAL TUB+SHOWER
ACCESSIBLE
SHOWERHEAD - FOR TYPE A ACCESSIBLE BATHS: ACCESSIBLE
SHOWER SPRAY, SEE INTERIOR ELEVATIONS.
PEDESTAL SINK
#
30" x 60" SHOWER
WITH THRESHOLD
NO FLOOR DEPRESSION
36" x 60" ROLL-IN SHOWER
NO THRESHOLD - SEE DETAIL ON A4.1
EXTERIOR WALL
INTERIOR WALL
KEYNOTES:
1 INSTALL 1-HOUR FIRE-RATED STAIRWAY PER
DETAILS ON SHEET A5.1; PROVIDE
RAILING EXTENSION PER CHAPTER 11B - SEE
SHEET A4.4
MEANS OF
MAX OCCUPANCY LOAD PER
CALCULATIONS ON SHT. A1.11 = 74
STAIRWAY WIDTH SIZING:
74x0.3 = MIN 22.2"
STAIRWAY WIDTH PROVIDED: 44"
NOTE: STAIRWAY NOT USED
FOR EGRESS
1 1
EGRESS CALC
2 90-MIN FIRE-RATED DOOR BY ELEVATOR
MANUFACTURER; PROVIDE AUTOMATIC
DOOR REOPENING DEVISE TO KEEP THE
DOOR OPEN WHEN ELEVATOR IS IN USE;
DOOR TO BE CONNECTED TO FIRE ALARM
2 ACCESSIBLE ROOM PER CHAPTER 11B
- MOBILITY FEATURES PER 11B-806.2
- COMMUNICATION FEATURES PER 11B-806.3
FE
SIS
ACCESSIBLE ROOM PER CHAPTER 11B
- COMMUNICATION FEATURES PER 11B-806.3
327 of 675
18" HIGH CONCRETE BLOCKS
WITH WOOD PLATFORM BENCH
36" DEEP AT GRADE PLANTER
WALKWAY
WALKWAY
24" RAISED CONCRETE PLANTER
LIGHT GRAY
CONCRETE
DECK
36" DEEP AT GRADE PLANTER
AT GRADE WOOD DECKING
42" RAISED CONCRETE PLANTER 24" RAISED CONCRETE PLANTER ALLEY VICTORY BLVD. 50' WINCHESTER AVENUE
EL. + 32'-8"
T.O.PARAPET
EL. + 34'-0"
T.O.PARAPET
EL. + 35'-0"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
EL. + 40'- 0"
EL. + 32'-8"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
EL. + 40'- 0"
T.O.PARAPET
EL. +35'-0"
T.O.PARAPET
EL. + 34'- 0"
T.O.PARAPET
EL. + 34'- 0"
T.O.PARAPET
EL. + 35'- 0"
T.O.PARAPET
EL. + 35'- 0"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
TOP OF ROOF
EL. + 32'-0"
TOP OF ROOF
EL. + 32'-0"
155'-0"
60'-10"
144'-4" 2'-0"
4'-10" 113'-0" 24'-0" 140'-0" 3'-0" 49'-8" 75'-10" 11'-6" 20'-0"
7'-0"
24'-0"
4'-7" 70'-1" 5'-9" 61'-2" 140'-0"
82'-6" 3'-0"
A3.1
A
A3.1
B 72'-1"
52'-2"
ROOFTOP MECH.
EQUIPMENT BEHIND
PARAPET
ROOF PLAN
SC. 1/8"=1'
EL. + 40'- 0"
DN
A2.1
1 A2.1
2 A2.2
1 A2.2
2 EL. + 34'-0"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
L.D.Vent
W.H.Vent 11'-6" 11'-6" 11'-6"
EL. + 45'- 0"
T.O.ELEVATOR
155.14' PROPERTY LINE 140' PROPERTY LINE
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
STANDPIPE
FE
SIS
SIS
4'H EQUIPMENT
SCREENING
EL. + 32'-8"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
EL. + 34'-0"
T.O.PARAPET
EL. + 32'-8"
T.O.PARAPET
EL. + 34'-0"
T.O.PARAPET
EL. + 35'- 0"
T.O.PARAPET
DN
ST1
STAIR 1
320
STANDPIPE
SIS FE
SLOPE
1/4:12
ROOF DRAIN
AND OVERFLOW
DS
ROOF DRAIN
AND OVERFLOW
DS
SLOPE
1/4:12
ROOF DRAIN
AND OVERFLOW
DS
ROOF DRAIN
AND OVERFLOW
DS SLOPE 1/4:12 SLOPE 1/4:12
ROOF DRAIN
AND OVERFLOW
SLOPE
1/4:12
SLOPE
1/4:12 ROOF DRAIN
AND OVERFLOW
DS
DS
SLOPE
1/4:12
SLOPE
1/4:12
ROOF DRAIN
AND OVERFLOW
DS
ROOF DRAIN
AND OVERFLOW
DS SLOPE 1/4:12
5'-0"
5'-0" SLOPE 1/4:12 SLOPE 1/4:12 SLOPE 1/4:12 SLOPE 1/4:12 63'-5" SLOPE 1/4:12 SLOPE 1/4:12
ELEVATOR
TOWER
ROOF
EL. + 45'-0" SLOPE 1/4:12 SLOPE 1/4:12
SLOPE
1/4:12
SLOPE
1/4:12
SLOPE
1/4:12
ROOF DRAIN
AND OVERFLOW
DS
SLOPE
1/4:12
SLOPE
1/4:12 5'-0" SLOPE
1/4:12
SLOPE
1/4:12
ROOF DRAIN
AND OVERFLOW
DS
SLOPE
1/4:12
SLOPE
1/4:12 5'-0" 5'-0" 5'-0"
ROOF DRAIN
AND OVERFLOW
DS
DS
ROOF DRAIN
AND OVERFLOW
5'-0"
5'-0"SLOPE 1/4:12 SLOPE 1/4:12 SLOPE 1/4:12 SLOPE 1/4:12 SLOPE
1/4:12
SLOPE
1/4:12 5'-0" SLOPE 1/4:12
ROOF
PLAN 1
10'-7" 8'-8"
ROOF
PLAN 2
HVAC UNITS PER
MACHANICAL 3'-6" 3'-6"
4'-0"
8'-10" 5'-10" 4'-0"
3'-6" 3'-6"
SHAFT FOR KITCHEN EXHAUST
MATCH WITH HEIGHT OF PARAPET
SHAFT FOR HVAC/ELECTRICAL
MATCH WITH HEIGHT OF PARAPET
SHAFT FOR ELECTRICAL
MATCH WITH HEIGHT OF PARAPET
EL. + 32'-8"
T.O.PARAPET
ROOF DRAIN
AND OVERFLOW
DS
DS
ROOF DRAIN
AND OVERFLOW
5'-0" SLOPE 1/4:12 SLOPE 1/4:12
ROOF DRAIN
AND OVERFLOW
DS
5'-0" SLOPE 1/4:12
SLOPE
1/4:12
SLOPE
1/4:12
SLOPE
1/4:12
DS SLOPE 1/4:12 SLOPE 1/4:12
5'-0"SLOPE 1/4:12
DS SLOPE 1/4:12 SLOPE 1/4:12
5'-0"SLOPE 1/4:12
EL. + 34'-0"
T.O.PARAPET
EL. +35'-0"
T.O.PARAPET
3'-0" 3'-0" 20'-0" MIN 10'
4'H EQUIPMENT
SCREENING
SLOPE
1/4:12
10'-0"
33'-2"
MIN 10'-0" 7'-5"
SOLAR ZONE PER SEPARATE PERMIT 10'-0"
4'-3" 4'-3"
11'-5"
ROOF DRAIN
AND OVERFLOW
ROOF DRAIN
AND OVERFLOW
EL. + 34'-0"
T.O.PARAPET
SLOPE
1/4:12
9'-6" 19'-1"
STAIRWAY 1
ROOF PLAN
EL. + 40'-0" SLOPE 1/4:12STAIRWAY 2
ROOF PLAN
EL. + 40'-0"
22'-7" 9'-5"
ROOF
PLAN 1
ROOF
PLAN 2
ROOF PLAN
SC. 1/8"=1'
STAIRWAY
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.6
THIRD
FLOOR PLAN LANDSCAPE
(SEE LANDSCAPE
PLANS)
LEGEND
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
FE
SIS Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
LEGEND
10" CONCRETE WALL EXCEEDS 4 HR FIRE
RATING PER TABLE 722.2.1.2
(8" WALL FOR ELEV. SHAFT)
8" CMU WALLS - NEW 3-HOUR FIRE RATED WALL -
SEE DETAIL ON SHEET
INTERIOR WOOD STUD WALL
1-HOUR FIRE RATED INTERIOR WOOD STUD
WALL WITH 50 STC SOUNDPROOFING - SEE
DETAILS ON SHEET
STAIRWAY WALLS - 1-HOUR FIRE RATED WALL
WITH 50 STC SOUNDPROOFING - SEE DETAILS
ON SHEET
EXTERIOR WOOD STUD WALL - 1-HOUR FIRE RATED
NOTE: SEE SECTION 714 AND 713 CBC FOR PENETRATIONS
THROUGH FIRE-RATED WALLS AND SHAFT ENCLOSURES
FLAT ROOF NOTES:
ROOF AREA: 14,250 SF
CLASS "A" ROOFING
TYPE: GAF - GAFGLAS® ENERGYCAP™ MINERAL-SURFACED CAP
SHEET ASPHALTIC MEMBRANE
COLOR: OFF WHITE
SOLAR REFLECTANCE: 0.68 - 3-YEAR
THERMAL EMITTANCE: 0.87 - 3-YEAR
SRI: 82 - 3-YEAR RATING
CLASS A ROOFING
CRRC# 0676-0021b
ICC-ESR-1597
328 of 675
PARKING GARAGE RAMP 5 TO LEVEL B1 15% MAX SLOPE
UP
UP
UP
VOID SPACE BELOW RAMP 4
CEILING HEIGHT LESS THAN 7 FEET
140.13' PROPERTY LINE
155.14' PROPERTY LINE 140' PROPERTY LINE 124.98' PROPERTY LINE 10 9 8 7 6 5 4 3 2 1
11 13
12 14
15 16
17 18
19 21
20 22
23 24 25 26 27
VOID SPACE
CEILING HEIGHT LESS THAN 6 FEET
VOID SPACE
BELOW RAMP
CEILING HEIGHT LESS THAN 6 FEET
28 23.57' PL R=15
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
10,712 SF
FE
SIS
SIS
FE 9.6x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
9.6x18
8.5x18
8.5x18
8.5x18
8.5x18
9.6x18 8.5x18 8.5x18 8.5x18 9.6x18
9x18 9x18 9x18
8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 9.6x18
60 SF
62 SF
41 SF
29 SF
135 SF
143 SF
FE
FE
FE SIS
FE
SIS SIS
FE
216 SF 3'-0" 3'-0"
~7'-11" CEILING HEIGHT SOFFIT 7'-11"H
SOFFIT 7'-11"H
RAMP 3 ABOVE
SOFFIT 9'-3"H
RAMP 3 ABOVE ~ 7'-0"H WALL ~ 6'-0"H SOFFIT ~ 4'-7"H WALL
MAX CROSS
SLOPE 2%
MAX CROSS
SLOPE 2%
FLOORING: FLOROTHANE MC/HT
SEE SPECS ON T1.1
SHAFT FOR FRESH AIR
EXHAUST AIR
EV PARKING
11 9x18
EV PARKING
EVSE
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.7
BASEMENT -2
CEILING PLAN
GENERAL NOTES:
A. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED B. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).
C. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND SECTION 2702.
D. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3) E. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)
F. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OR EFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.
G. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE FINISHED FLOOR
H. THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
I. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12 J. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED.
K. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE L. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: - AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS
- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS; - EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - -INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED
TO HAVE TWO OR MORE EXITS
M. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702.
N. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE 1 FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCY LIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.
LEGEND
ILLUMINATED EXIT SIGN WITH 90 MIN BATTERY BACKUP
FIRE DEPARTMENT NOTES:
INTERIOR FINISH, DECORATIVE MATERIALS AND FURNISHINGS
1. INTERIOR WALLS AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH SECTION 803 OF THE CBC. IDENTIFY THE CLASSIFICATION OF INTERIOR WALLS AND CEILING FINISHES BASED ON CFC TABLE 803.3
2. TEXTILE WALL COVERINGS SHALL COMPLY WITH CFC 803.5.1
3. ACCEPTANCE CRITERIA AND REPORTS. WHERE REQUIRED TO EXHIBIT IMPROVED FIRE PERFORMANCE, CURTAINS, DRAPERIES,
FABRIC HANGINGS AND OTHER SIMILAR COMPULSIVE DECORATIVE MATERIALS SUSPENDED FROM WALLS AND CEILINGS SHALL BE FLAME RESISTANT IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN CCR, TITLE 19, DIVISION 1, CHAPTER 8.
REPORTS OF TEST RESULTS SHALL BE PREPARED IN ACCORDANCE WITH THE TEST METHOD USED AND FURNISHED TO THE FIRE CODE OFFICIAL UPON REQUEST (CFC 807.4)
54 1
2 2
67 67 2
OCCUPANCY AREA CALCULATION
ID
A
B
USE AREA (SF) OLF REQUIRED EXITS
NET
200
OCCUPANCY
OCCUP. LOAD
TOTAL = /50 =
* EXIT REQUIRED
EXIT PROVIDED
C
D
1 10,712 SF
143 SF
ELEVATOR 62 SF
41 SF
29 SF
216 SF
PARKING GARAGE
STAIR 1
STAIR 2
W/H ROOM
STORAGE
135 SF
E ELEVATOR ROOM 60 SF
F
G
H
300
100 2
100
200
300
300 1
5 1
100
2 FE
NOTE:
1. THE FINAL NUMBER AND LOCATION OF ALL FIRE EXTINGUISHERS SHALL BE DETERMINED BY THE LOCAL AREA FIRE INSPECTOR.)
2. ADDIITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION MIN 4A (OR 2X2A) RATED FIRE EXTINGUISHER
SIS STAIRWAY IDENTIFICATION SIGN PER DETAIL
ILLUMINATED EXTERIOR EMERGENCY LIGHT FIXTURE
WITH 90 MIN BATTERY BACKUP
SA SMOKE ALARM
A
TACTILE EXIT SIGN LOCATION INSTALL
SIGN STATING: THIS DOOR TO REMAIN
UNLOCKED WHEN SPACE IS OCCUPIED >50 OCCUPANTS >50 OCCUPANTS
SUMP PUMP
B
C
D
E F
G
H
TACTILE EXIT SIGN LOCATION INSTALL
SIGN STATING: THIS DOOR TO REMAIN
UNLOCKED WHEN SPACE IS OCCUPIED
BASEMENT -2 CEILING PLAN
SC. 1/8"=1'
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
200 LF
NOTE: MAXIMUM ALLOWABLE EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2 - 400 LF 329 of 675
PARKING GARAGE
RAMP 4 TO LEVEL B2
5% MAX. SLOPE PARKING GARAGE RAMP 2 TO LEVEL 01 RAMP 5 TO LEVEL B2 15% MAX. SLOPE RAMP 3 4% MAX. SLOPE UP
DN
DN UP
DN
DN
DN
10 9 8 7 6 5 4 3 2 1
12 11
13 14
15 16
17 36 37 38 39
19 20 21 22 25 26
34 33 32 31 30 29
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
VAN
18 23 24 27 28
35 Linen Chute 1'-10"
EVSE
EV PARKING EV PARKING
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
9.6x18 9x18
8.5x18
9x18 9x18
8.5x18 8.5x18 8.5x18 8.5x18 9.6x18
9.6x18 8.5x18 8.5x18 9.6x18
8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 9.6x18
9.6x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 8.5x18 10.5x18
9.6x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
8.5x18
FE
SIS
SIS
FE
FE
FE
FE SIS
FE
SIS SIS
FE
FE
15,351 SF
135 SF
143 SF
62 SF
228 SF
162 SF 121 SF 3'-0" 3'-0" LINE OF FIRST FLOOR ABOVE
LINE OF FIRST FLOOR ABOVE LINE OF FIRST FLOOR ABOVE
LINE OF FIRST FLOOR ABOVE LINE OF FIRST FLOOR ABOVE LINE OF FIRST FLOOR ABOVE
LINE OF FIRST FLOOR ABOVE
MAX CROSS
SLOPE 2%
MAX CROSS
SLOPE 2%
MAX CROSS
SLOPE 2%
FLOORING: FLOROTHANE MC/HT
SEE SPECS ON T1.1
SHAFT FOR FRESH AIR
EXHAUST AIR
SHAFT FOR ELECTRICAL
EVSE
EV PARKING EV PARKING
VAN
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 GENERAL NOTES:
A. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED B. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).
C. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND SECTION 2702.
D. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3) E. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)
F. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OR EFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.
G. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE FINISHED FLOOR
H. THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
I. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12 J. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED.
K. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE L. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: - AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS
- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS; - EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - -INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED
TO HAVE TWO OR MORE EXITS
M. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702.
N. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE 1 FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCY LIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.
LEGEND
ILLUMINATED EXIT SIGN WITH 90 MIN BATTERY BACKUP
FIRE DEPARTMENT NOTES:
INTERIOR FINISH, DECORATIVE MATERIALS AND FURNISHINGS
1. INTERIOR WALLS AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH SECTION 803 OF THE CBC. IDENTIFY THE CLASSIFICATION OF INTERIOR WALLS AND CEILING FINISHES BASED ON CFC TABLE 803.3
2. TEXTILE WALL COVERINGS SHALL COMPLY WITH CFC 803.5.1
3. ACCEPTANCE CRITERIA AND REPORTS. WHERE REQUIRED TO EXHIBIT IMPROVED FIRE PERFORMANCE, CURTAINS, DRAPERIES,
FABRIC HANGINGS AND OTHER SIMILAR COMPULSIVE DECORATIVE MATERIALS SUSPENDED FROM WALLS AND CEILINGS SHALL BE FLAME RESISTANT IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN CCR, TITLE 19, DIVISION 1, CHAPTER 8.
REPORTS OF TEST RESULTS SHALL BE PREPARED IN ACCORDANCE WITH THE TEST METHOD USED AND FURNISHED TO THE FIRE CODE OFFICIAL UPON REQUEST (CFC 807.4)
77 1
2 2
85 85 2
OCCUPANCY AREA CALCULATION
ID
A
B
USE AREA (SF) OLF REQUIRED EXITS
NET
200
OCCUPANCY
OCCUP. LOAD
TOTAL = /50 =
* EXIT REQUIRED
EXIT PROVIDED
C
D
2 15,358 SF
143 SF
ELEVATOR 62 SF
283 SF
PARKING GARAGE
STAIR 1
STAIR 2
ELECTRICAL ROOM
135 SF
E LAUNDRY 228 SF
F
200
100 2
100
300 1
100
2 FE
NOTE:
1. THE FINAL NUMBER AND LOCATION OF ALL FIRE EXTINGUISHERS SHALL BE DETERMINED BY THE LOCAL AREA FIRE INSPECTOR.)
2. ADDIITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION MIN 4A (OR 2X2A) RATED FIRE EXTINGUISHER
SIS STAIRWAY IDENTIFICATION SIGN PER DETAIL
ILLUMINATED EXTERIOR EMERGENCY LIGHT FIXTURE
WITH 90 MIN BATTERY BACKUP
SA SMOKE ALARM
A
TACTILE EXIT SIGN LOCATION INSTALL
SIGN STATING: THIS DOOR TO REMAIN
UNLOCKED WHEN SPACE IS OCCUPIED >50 OCCUPANTS >50 OCCUPANTS B
C
E
F
TACTILE EXIT SIGN LOCATION INSTALL
SIGN STATING: THIS DOOR TO REMAIN
UNLOCKED WHEN SPACE IS OCCUPIED
A
D
F
A1.8
BASEMENT -1
CEILING PLAN
BASEMENT -1 CEILING PLAN
SC. 1/8"=1'
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
160 LF
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
175 LF
NOTE: MAXIMUM ALLOWABLE EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2 - 400 LF 330 of 675
UP
DN
UP
DN
DN
RAMP 1 TO LEVEL B1
15% MAX. SLOPE
DNRAMP 2 TO LEVEL B1 15% MAX. SLOPE
PEDESTRIAN
ACCESS
PARKING
ENTRY/ EXIT
GARAGE ENTRY ALLEY
4 SHORT
TERM
BICYCLE
PARKING
1 2
3 4
5-6
7-8
TRASH/ RECYCLE
ENCLOSURE
FRONT
DESK
HOTEL GUESTS
PICK-UP/ DROP-OFF
AREA
155.14' PROPERTY LINE 140' PROPERTY LINE ALLEY
DRIVEWAY
WALKWAY
6 FOOT HIGH CMU BLOCK WALL, STUCCO
FINISH ON HOTEL GARDEN SIDE OF WALL
8 FOOT HIGH
WALL
EMERGENCY
GATE
EMERGENCY
GATE
EMERGENCY
GATE
6 FOOT HIGH
IRON FENCE
6 FOOT HIGH
IRON FENCE
6 FOOT HIGH
IRON FENCE
11' INSET PRIMARY
ENTRY WITH PUBLIC
SEATING 63'-1"
PLACE SIGN: "PARKING IS
PROHIBITED IN THE ALLEY"
AT THIS LOCATION
6 FOOT HIGH CMU BLOCK WALL, STUCCO
FINISH ON HOTEL GARDEN SIDE OF WALL 4' DEDICATION TO WIDEN ALLEY 2' PLANTER 1x 3 YARD DUMPSTER
6 x 3.5 x 4
1x RECYCLING
4 x 2.5 x 2.9
SPECIES AS SPECIFIED BY
LANDSCAPE ARCHITECT
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
MEDICAL
ELEV.
8'x10'
PADMOUNT MAIN
TRANSFORMER
ELECTRIC
METER
GENERATOR
1 Trash Chute
Linen Chute
L.D.Vent
W.H.Vent
19'-3"
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
STANDPIPE
STANDPIPE
FE
SIS
SIS
FE
FE SIS
FE
SIS
FE
FE
FE
FE
FE
FE
FE
FE
FE
FE
3'-0" 3'-0" 3'-0" 3'-0" 3'-0" 3'-0"
3'-0" 3'-0" 3'-0"
5'-0"
4'-11"
(E) WINDOW (E) WINDOW
(E) WINDOW (E) WINDOW
(E) WINDOW
(E) WINDOW
(E) WINDOW
- A1.13
MAX CROSS SLOPE 2%
MAX CROSS
SLOPE 2%
MAX CROSS SLOPE 2%
TRUNCATED DOMES PER DET. ON AS3
MAX CROSS
SLOPE 2%
FLOORING: FLOROTHANE MC/HT
SEE SPECS ON T1.1
SHAFT FOR
HVAC/ELECTRICAL SEE
A4.1
SEE
A4.1
ACCESSIBLE ACCESSIBLE
BABY
CHANGING
STATION
5'-6" 13'-4" 15'-1" 5'-3" 10'-1"
13'-4" 5'-6" 10'-1"13'-4" 5'-6" 5'-5" 13'-4" 10'-1"
5'-6" 13'-4"
4 LONG
TERM
BICYCLE
PARKING
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.9
FIRST
CEILING PLAN
FIRST FLOOR CEILING PLAN
SC. 1/8"=1'
GENERAL NOTES:
A. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED B. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).
C. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND SECTION 2702.
D. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3) E. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)
F. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OR EFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.
G. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE FINISHED FLOOR
H. THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
I. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12 J. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED.
K. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE L. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: - AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS
- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS; - EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - -INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED
TO HAVE TWO OR MORE EXITS
M. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702.
N. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE 1 FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCY LIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.
LEGEND
ILLUMINATED EXIT SIGN WITH 90 MIN BATTERY BACKUP
FIRE DEPARTMENT NOTES:
INTERIOR FINISH, DECORATIVE MATERIALS AND FURNISHINGS
1. INTERIOR WALLS AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH SECTION 803 OF THE CBC. IDENTIFY THE CLASSIFICATION OF INTERIOR WALLS AND CEILING FINISHES BASED ON CFC TABLE 803.3
2. TEXTILE WALL COVERINGS SHALL COMPLY WITH CFC 803.5.1
3. ACCEPTANCE CRITERIA AND REPORTS. WHERE REQUIRED TO EXHIBIT IMPROVED FIRE PERFORMANCE, CURTAINS, DRAPERIES,
FABRIC HANGINGS AND OTHER SIMILAR COMPULSIVE DECORATIVE MATERIALS SUSPENDED FROM WALLS AND CEILINGS SHALL BE FLAME RESISTANT IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN CCR, TITLE 19, DIVISION 1, CHAPTER 8.
REPORTS OF TEST RESULTS SHALL BE PREPARED IN ACCORDANCE WITH THE TEST METHOD USED AND FURNISHED TO THE FIRE CODE OFFICIAL UPON REQUEST (CFC 807.4)
35 1
5 5
224
224 5
OCCUPANCY AREA CALCULATION
ID
A
B
USE AREA (SF) OLF REQUIRED EXITS
NET
15 OCCUPANCY
OCCUP. LOAD
TOTAL = /50 =
* EXIT REQUIRED
EXIT PROVIDED
C
D
108
514 SF
179 SF
ELEVATOR 62 SF
1196 SF
MAIN LOBBY
STAIR 1
STAIR 2
CORRIDORS
169 SF
E FRONT DESK AND BREAKFAST AREA 1614 SF
F
15 100 2
100
100 12
100
2 FE
NOTE:
1. THE FINAL NUMBER AND LOCATION OF ALL FIRE EXTINGUISHERS SHALL BE DETERMINED BY THE LOCAL AREA FIRE INSPECTOR.)
2. ADDIITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION MIN 4A (OR 2X2A) RATED FIRE EXTINGUISHER
SIS STAIRWAY IDENTIFICATION SIGN PER DETAIL ON SHEET
A1.8 AND A1.9
ILLUMINATED EXTERIOR EMERGENCY LIGHT FIXTURE
WITH 90 MIN BATTERY BACKUP
SA SMOKE ALARM
G GUESTROOMS 6318 SF 200 32
H STORAGE 181 SF 300 1
I DRIVEWAY AND RAMP 4787 SF 200 24
J MANAGERS OFFICES 138 SF 100 2
K EMPLOYEE BREAKROOM 78 SF 100 1
L RESTROOMS 122 SF 120 2
SA
SA
SA
SA
SA
SA
SA SA SA SA
SA
SA SA SA SA
SA
SA
SA SA
SA
SA
SA
SA
- TACTILE EXIT SIGN LOCATION
INSTALL SIGN STATING: THIS DOOR TO REMAIN
UNLOCKED WHEN SPACE IS OCCUPIED
- INSTALL INTERNATIONAL
SYMBOL OF ACCESSIBILITY SIGN
- ACCESSIBLE
ENTRANCE/EXIT
- INSTALL INTERNATIONAL
SYMBOL OF ACCESSIBILITY SIGN
- ACCESSIBLE
ENTRANCE/EXIT
- TACTILE EXIT SIGN LOCATION
INSTALL SIGN STATING: THIS
DOOR TO REMAIN UNLOCKED
WHEN SPACE IS OCCUPIED
- TACTILE EXIT SIGN LOCATION
INSTALL SIGN STATING: THIS DOOR
TO REMAIN UNLOCKED WHEN
SPACE IS OCCUPIED
- INSTALL INTERNATIONAL
SYMBOL OF ACCESSIBILITY SIGN
- ACCESSIBLE
ENTRANCE/EXIT
- TACTILE EXIT SIGN LOCATION
INSTALL SIGN STATING: THIS DOOR
TO REMAIN UNLOCKED WHEN
SPACE IS OCCUPIED
- INSTALL INTERNATIONAL
SYMBOL OF ACCESSIBILITY SIGN
- ACCESSIBLE
ENTRANCE/EXIT
>50 OCCUPANTS >50 OCCUPANTS >50 OCCUPANTS >50 OCCUPANTS A
B
C
E
D
F
F H
I
F
M
K
M PANTRY 135 200 1
J
F
G
G
G
G
G
G
G
G G G G G G G
SA SA
L
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
100 LF
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
140 LF
NOTE: MAXIMUM ALLOWABLE EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2 - 250 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
95 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
100 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
140 LF
N PBX 43 200 1
G G G G G
SA SA
L
N
331 of 675
UP
FE
SIS SIS
UP
DN
UP
DN ALLEY WINCHESTER AVENUE
OUTDOOR TERRACE
KQ
A1.13
4 1
A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
(see landscape plan)
Linen Chute
Trash Chute
HVAC
L.D.Vent
W.H.Vent
155.14' PROPERTY LINE 140' PROPERTY LINE
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
SIS FE
FE
SIS
FE
SIS
SIS FE
FE FE
FE
FE
FE
FE
FE 5'-0" 5'-0"
4'-0" 3'-0" K
A1.13
ROOF DRAIN
AND OVERFLOW
ROOF DRAIN
AND OVERFLOW SLOPE 1/4:12 SLOPE 1/4:12 SLOPE 1/4:12 SLOPE 1/4:12
TO COMPLY
WITH
CHAPTER 11B
18" HIGH CONCRETE BLOCKS
WITH WOOD PLATFORM BENCH
36" DEEP AT GRADE PLANTER
WALKWAY
WALKWAY
24" RAISED CONCRETE PLANTER
LIGHT GRAY
CONCRETE
DECK
36" DEEP AT GRADE PLANTER
AT GRADE WOOD DECKING
42" RAISED CONCRETE PLANTER 24" RAISED CONCRETE PLANTER FLAT ROOF NOTES:
ROOF AREA: 2,990 SF CLASS "A" ROOFING
TYPE: GAF - GAFGLAS® ENERGYCAP™ MINERAL-SURFACED CAP
SHEET ASPHALTIC MEMBRANE COLOR: OFF WHITE
SOLAR REFLECTANCE: 0.68 - 3-YEAR
THERMAL EMITTANCE: 0.87 - 3-YEAR
SRI: 82 - 3-YEAR RATING
CLASS A ROOFING
CRRC# 0676-0021b
ICC-ESR-1597
5'-10" 87'-11" 28'-0"
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.10
SECOND
CEILING PLAN
SECOND FLOOR CEILING PLAN
SC. 1/8"=1'
GENERAL NOTES:
A. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED B. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).
C. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND SECTION 2702.
D. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3) E. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)
F. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OR EFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.
G. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE FINISHED FLOOR
H. THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
I. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12 J. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED.
K. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE L. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: - AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS
- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS; - EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - -INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED
TO HAVE TWO OR MORE EXITS
M. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702.
N. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE 1 FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCY LIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.
LEGEND
ILLUMINATED EXIT SIGN WITH 90 MIN BATTERY BACKUP
FIRE DEPARTMENT NOTES:
INTERIOR FINISH, DECORATIVE MATERIALS AND FURNISHINGS
1. INTERIOR WALLS AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH SECTION 803 OF THE CBC. IDENTIFY THE CLASSIFICATION OF INTERIOR WALLS AND CEILING FINISHES BASED ON CFC TABLE 803.3
2. TEXTILE WALL COVERINGS SHALL COMPLY WITH CFC 803.5.1
3. ACCEPTANCE CRITERIA AND REPORTS. WHERE REQUIRED TO EXHIBIT IMPROVED FIRE PERFORMANCE, CURTAINS, DRAPERIES,
FABRIC HANGINGS AND OTHER SIMILAR COMPULSIVE DECORATIVE MATERIALS SUSPENDED FROM WALLS AND CEILINGS SHALL BE FLAME RESISTANT IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN CCR, TITLE 19, DIVISION 1, CHAPTER 8.
REPORTS OF TEST RESULTS SHALL BE PREPARED IN ACCORDANCE WITH THE TEST METHOD USED AND FURNISHED TO THE FIRE CODE OFFICIAL UPON REQUEST (CFC 807.4)
1 2
2 96
96 2
OCCUPANCY AREA CALCULATION
ID
A
B
USE AREA (SF) OLF REQUIRED EXITS
NET
OCCUPANCY
OCCUP. LOAD
TOTAL = /50 =
* EXIT REQUIRED
EXIT PROVIDED
C
D
20 135 SF
ELEVATOR 62 SF
STAIR 1
STAIR 2 169 SF
E GYM 989 SF
F
50 100 2
100
100
2 FE
NOTE:
1. THE FINAL NUMBER AND LOCATION OF ALL FIRE EXTINGUISHERS SHALL BE DETERMINED BY THE LOCAL AREA FIRE INSPECTOR.)
2. ADDIITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION MIN 4A (OR 2X2A) RATED FIRE EXTINGUISHER
SIS STAIRWAY IDENTIFICATION SIGN PER DETAIL ON SHEET
A1.8 AND A1.9
ILLUMINATED EXTERIOR EMERGENCY LIGHT FIXTURE
WITH 90 MIN BATTERY BACKUP
SA SMOKE ALARM
GUESTROOMS 9789 SF
G
200 49
STORAGE 188 SF 300 1
CORRIDORS 2078 SF 100 21
SA
SA
SA
SA SA SA
SA
SA
SA
SA
SA
SA SA SA SA SA SA SA SA
SA
SA
SA
SA
SA
SA
SA
SA
SA SA
SA
SA
SA
SA
SA
INSTALL SIGN STATING THIS DOOR TO
REMAIN UNLOCKED WHEN SPACE IS
OCCUPIED
NOTE: THE WORD "EXIT" DENOTES
LOCATION OF EXIT SIGN
>50 OCCUPANTS
INSTALL SIGN STATING THIS DOOR
TO REMAIN UNLOCKED WHEN
SPACE IS OCCUPIED
NOTE: THE WORD "EXIT" DENOTES
LOCATION OF EXIT SIGN
>50 OCCUPANTS
A
A
B
C
D
E
F F
F
F
F
F
F
F
F
F
F
F
F
F
F F F F F F F F
F
F
F
F
SA
NOTE: MAXIMUM ALLOWABLE EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2 - 250 LF
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
170 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
187 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
184 LF
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
260 LF
SA
SA
F
F
SA
SA
F
F
332 of 675
DN
DN ALLEY
UP
1 A
B
B.2
C
D
E
F
G
1.2 2 3 3.2 4 5 6
E.1
5.8 6.7 24'-1"
2'-9"
4'-0"
37'-2" 28'-11" 25'-10"
14'-10" 12'-3"
11'-2" 15'-9" 14'-2" 2'-3" 5'-10" 28'-4" 31'-9" 13'-11"
1.1 H 3'-1"
5.9 11"
Linen Chute
Trash Chute
HVAC
L.D.Vent
W.H.Vent
155.14' PROPERTY LINE 140' PROPERTY LINE
140.13' PROPERTY LINE 124.98' PROPERTY LINE
23.57' PL R=15
STANDPIPE
STANDPIPE
MEDICAL
ELEV.
SIS FE
FE
SIS
FE
SIS
SIS FE
FE FE
FE
FE
FE
FE
5'-0" OUTDOOR TERRACE BELOW
FE
SIS SIS
DN 88'-0" 28'-1"
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A1.11
THIRD
CEILING PLAN
THIRD FLOOR CEILING PLAN
SC. 1/8"=1'
GENERAL NOTES:
A. EXIT SIGNS SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED B. EXIT SIGNS ILLUMINATED BY AN EXTERNAL SOURCE SHALL HAVE AN INTENSITY OF NOT LESS THAN 5 FOOT CANDLES (54 LUX).
C. INTERNALLY ILLUMINATED SIGNS SHALL BE LISTED AND LABELED AND SHALL BE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S INSTRUCTIONS AND SECTION 2702.
D. EXIT SIGNS SHALL BE ILLUMINATED AT ALL TIMES. (1013.3) E. EXIT SIGNS SHALL BE CONNECTED TO AN EMERGENCY POWER SYSTEM THAT WILL PROVIDE AN ILLUMINATION OF NOT LESS THAN 90 MIN. IN CASE OF PRIMARY POWER LOSS (1013.6.3)
F. EGRESS DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF KEY OR SPECIAL KNOWLEDGE OR EFFORT. SEE 1010.1.9.3 FOR EXCEPTIONS.
G. DOOR HANDLES, LOCK AND OTHER OPERATING DEVISED SHALL BE INSTALLED AT A MIN. 34" AND A MAX. 48" ABOVE FINISHED FLOOR
H. THIS DOOR TO REMAIN UNLOCKED WHEN BUILDING IS OCCUPIED.
I. ALL EGRESS DOOR OPERATION SHALL ALSO COMPLY WITH SECTION 1010.1.9 - 1010.1.9.12 J. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED.
K. THE MEANS OF EGRESS ILLUMINATION LEVEL SHALL NOT BE LESS THAN 1 FOOT-CANDLE AT THE WALKING SURFACE L. THE POWER SUPPLY FOR MEANS OF EGRESS ILLUMINATION SHALL NORMALLY BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF POWER SUPPLY FAILURE, AN EMERGENCY ELECTRICAL SYSTEM SHALL AUTOMATICALLY ILLUMINATE THE FOLLOWING AREAS: - AISLES AND UNENCLOSED EGRESS STAIRWAYS IN ROOMS AND SPACES THAT REQUIRE TWO OR MORE MEANS OF EGRESS
- CORRIDORS, EXIT ENCLOSURES AND EXIT PASSAGEWAYS IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS; - EXTERIOR EGRESS COMPONENTS AT OTHER THAN THE LEVEL OF EXIT DISCHARGE IS ACCOMPLISHED FOR BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - -INTERIOR EXIT DISCHARGE ELEMENTS, AS PERMITTED IN SECTION 1028.1, IN BUILDINGS REQUIRED TO HAVE TWO OR MORE EXITS. - EXTERIOR LANDINGS, AS REQUIRED BY SECTION 1010.1.6, FOR EXIT DISCHARGE DOORWAYS IN BUILDINGS REQUIRED
TO HAVE TWO OR MORE EXITS
M. THE EMERGENCY POWER SYSTEM SHALL PROVIDE POWER FOR A DURATION OF NOT LESS THAN 90 MINUTES AND SHALL CONSIST OF STORAGE BATTERIES, UNIT EQUIPMENT OR AN ON-SITE GENERATOR. THE INSTALLATION OF THE EMERGENCY POWER SYSTEM SHALL BE IN ACCORDANCE WITH SECTION 2702.
N. EMERGENCY LIGHTING FACILITIES SHALL BE ARRANGED TO PROVIDE INITIAL ILLUMINATION THAT IS AT LEAST AN AVERAGE 1 FOOT-CANDLE (11-LUX) AND A MINIMUM AT ANY POINT OF 0.1 FOOT-CANDLE (1-LUX) MEASURED ALONG THE PATH OF EGRESS AT FLOOR LEVEL. ILLUMINATION LEVELS SHALL BE PERMITTED TO DECLINE TO 0.6 FOOT-CANDLE (0.6 LUC) AT THE END OF EMERGENCY LIGHTING TIME DURATION. A MAXIMUM-TO-MINIMUM ILLUMINATION UNIFORMITY RATION OF 40 TO 1 SHALL NOT BE EXCEEDED.
LEGEND
ILLUMINATED EXIT SIGN WITH 90 MIN BATTERY BACKUP
FIRE DEPARTMENT NOTES:
INTERIOR FINISH, DECORATIVE MATERIALS AND FURNISHINGS
1. INTERIOR WALLS AND CEILING FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH SECTION 803 OF THE CBC. IDENTIFY THE CLASSIFICATION OF INTERIOR WALLS AND CEILING FINISHES BASED ON CFC TABLE 803.3
2. TEXTILE WALL COVERINGS SHALL COMPLY WITH CFC 803.5.1
3. ACCEPTANCE CRITERIA AND REPORTS. WHERE REQUIRED TO EXHIBIT IMPROVED FIRE PERFORMANCE, CURTAINS, DRAPERIES,
FABRIC HANGINGS AND OTHER SIMILAR COMPULSIVE DECORATIVE MATERIALS SUSPENDED FROM WALLS AND CEILINGS SHALL BE FLAME RESISTANT IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN CCR, TITLE 19, DIVISION 1, CHAPTER 8.
REPORTS OF TEST RESULTS SHALL BE PREPARED IN ACCORDANCE WITH THE TEST METHOD USED AND FURNISHED TO THE FIRE CODE OFFICIAL UPON REQUEST (CFC 807.4)
FE
NOTE:
1. THE FINAL NUMBER AND LOCATION OF ALL FIRE EXTINGUISHERS SHALL BE DETERMINED BY THE LOCAL AREA FIRE INSPECTOR.)
2. ADDIITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION MIN 4A (OR 2X2A) RATED FIRE EXTINGUISHER
SIS STAIRWAY IDENTIFICATION SIGN PER DETAIL ON SHEET
A1.8 AND A1.9
ILLUMINATED EXTERIOR EMERGENCY LIGHT FIXTURE
WITH 90 MIN BATTERY BACKUP
SA SMOKE ALARM
1 2
3 80
80 2
OCCUPANCY AREA CALCULATION
ID
A
B
USE AREA (SF) OLF REQUIRED EXITS
NET
OCCUPANCY
OCCUP. LOAD
TOTAL = /50 =
* EXIT REQUIRED
EXIT PROVIDED
C
D
135 SF
ELEVATOR 62 SF
STAIR 1
STAIR 2 169 SF
E
F
100 2
100
100
2 GUESTROOMS 10897 SF 200 55
STORAGE 188 SF 300 1
CORRIDORS 1832 SF 100 19
SA
SA
SA
SA SA SA
SA
SA
SA
SA
SA
SA
SA SA SA SA SA SA SA
SA
SA
SA
SA
SA
SA
SA
SA
SA SA
SA
SA
SA
SA
SA SA SA
SA
INSTALL SIGN STATING THIS DOOR TO
REMAIN UNLOCKED WHEN SPACE IS
OCCUPIED
NOTE: THE WORD "EXIT" DENOTES
LOCATION OF EXIT SIGN
>50 OCCUPANTS
INSTALL SIGN STATING THIS DOOR
TO REMAIN UNLOCKED WHEN
SPACE IS OCCUPIED
NOTE: THE WORD "EXIT" DENOTES
LOCATION OF EXIT SIGN
>50 OCCUPANTS
SA
SA
SA
SA SA SA
SA
SA
SA
SA
SA
SA
SA SA SA SA SA SA SA
SA
SA
SA
SA
SA
SA
SA
SA
SA SA
SA
SA
SA
SA
A
A
B
C
D
E
F F
F
F
F
F
F
F
F
F
F
F
F
F
F F F F F F F F
F F
F
F
F
NOTE: MAXIMUM ALLOWABLE EXIT ACCESS TRAVEL DISTANCE PER TABLE 1017.2 - 250 LF
MAX COMMON PATH OF
EGRESS TO EXTERIOR -
210 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
227 LF
MAX COMMON
PATH OF
EGRESS TO
EXTERIOR -
224 LF
SA F
SA F
SA F
SA F
333 of 675
PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 35'-0" 13'-0" 9'-6" 9'-6" 3'-0" 10'-0" 6'-0" 6 2 7 6 7 4 4 6
1 1 1
1 1 45'-0"
3 4
3 3'-6" 3'-6" 3'-6" 3'-6"
11'-6"
1/8" = 1'-0"
EAST ELEVATION- SIDE (WINCHESTER AVE.)
EL. ± 0' 0"
1/8" = 1'-0"
SOUTH ELEVATION- FRONT (VICTORY BLVD.)
EL. + 13' 0"
LEVEL 02
EL. + 32' 0"
EL. + 22' 6"
LEVEL 03
LEVEL 01
ROOF LEVEL
TOP OF PARAPET
EL. + 35' 0"
TOP OF ELEVATOR HOUSING
EL. + 45' 0"
EL. ± 0' 0"
LEVEL 02
EL. + 22' 6"
EL. + 13' 0"
LEVEL 03
EL. + 32' 0"
LEVEL 01
ROOF LEVEL
EL. + 35' 0"
EL. + 45' 0"
TOP OF PARAPET
TOP OF ELEVATOR HOUSING 45'-0" 13'-0" 9'-6" 9'-6" 3'-0" 10'-0" NOTE:
ALL WINDOWS/ DOORS
MULLIONS TO HAVE
BRONZE ANODIZED COLOR
NOTE:
ALL WINDOWS/ DOORS
MULLIONS TO HAVE
BRONZE ANODIZED COLOR
6 4 6
4 2
TOP OF STAIRWAY TOWER
EL. + 40' 0"
1 - STONE VENEER (MIX GREY/WHITE)
2 - SMOOTH STUCCO COLOUR 1 (DARK BLUE)
3 - SMOOTH STUCCO COLOUR 2 (WHITE)
4 - SMOOTH STUCCO COLOUR 3 (LIGHT GREY)
5 - SMOOTH STUCCO COLOUR 4
(COLOUR TO MATCH WINDOW FRAME)
6 - SMOOTH STUCCO COLOUR 5 (DARK GREY)
7 - ARCHITECTURAL WOOD LOOK PANEL
WINDOW RECESS FROM FACADE:
TYPE A: 2" INSET FROM FACADE
TYPE B: 1' INSET FROM FACADE
SHADING CANOPY IS 2' FROM FACADE.
4 2 6 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-7" 3'-6" 3'-6" 3'-6" UNPROTECTED OPENINGS:
ELEVATION AREA:
(25' TO LESS THAN 30' FIRE SEPARATION DISTANCE)
UNPROTECTED OPENINGS AREA ALLOWED: NO LIMIT
4,053 SF
677 SF (17%)
MINIMUM FIRE SEPARATION DISTANCE: 28 FT
UNPROTECTED OPENINGS:
ELEVATION AREA:
(30' OR GREATER FIRE SEPARATION DISTANCE)
UNPROTECTED OPENINGS AREA ALLOWED: NO LIMIT
4,995 SF
1031 SF (21%)
MINIMUM FIRE SEPARATION DISTANCE: 50 FT 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" EL. + 40' 0"
TOP OF STAIRWAY TOWER
STAIRWAY TOWER
STAIRWAY TOWER
STAIRWAY TOWER STAIRWAY TOWER
ELEVATOR TOWER
ELEVATOR TOWER
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A2.1
ELEVATIONS
334 of 675
335 of 675
PROPERTY LINE PROPERTY LINE PROPERTY LINE 45'-0" 13'-0" 9'-6" 9'-6" 3'-0" 5'-0" 45'-0" 13'-0" 9'-6" 9'-6" 10'-0" 6'-0" 1 1
4 6
4 1
1 4
4 4 6 6
4 4
2 3 8'-0" 5'-0" 3'-0"
4 7 6
1 3'-6" 3'-6" 3'-6" 3'-6"
EL. ± 0' 0"
EL. + 13' 0"
LEVEL 02
EL. + 22' 6"
LEVEL 01
LEVEL 03
EL. + 32' 0"
ROOF LEVEL
TOP OF PARAPET
EL. + 35' 0"
TOP OF ELEVATOR HOUSING
EL. + 45' 0"
EL. + 13' 0"
EL. ± 0' 0"
LEVEL 02
EL. + 22' 6"
EL. + 32' 0"
ROOF LEVEL
LEVEL 03
LEVEL 01
EL. + 35' 0"
TOP OF PARAPET
EL. + 45' 0"
TOP OF ELEVATOR HOUSING
1/8" = 1'-0"
WEST ELEVATION- SIDE (ALLEY)
1/8" = 1'-0"
NORTH ELEVATION- REAR (MIDBLOCK) PROPERTY LINE
NOTE:
ALL WINDOWS/ DOORS
MULLIONS TO HAVE
BRONZE ANODIZED COLOR
NOTE:
ALL WINDOWS/ DOORS
MULLIONS TO HAVE
BRONZE ANODIZED COLOR
1 - STONE VENEER (MIX GREY/WHITE)
2 - SMOOTH STUCCO COLOUR 1 (DARK BLUE)
3 - SMOOTH STUCCO COLOUR 2 (WHITE)
4 - SMOOTH STUCCO COLOUR 3 (LIGHT GREY)
5 - SMOOTH STUCCO COLOUR 4
(COLOUR TO MATCH WINDOW FRAME)
6 - SMOOTH STUCCO COLOUR 5 (DARK GREY)
7 - ARCHITECTURAL WOOD LOOK PANEL
WINDOW RECESS FROM FACADE:
TYPE A: 2" INSET FROM FACADE
TYPE B: 1' INSET FROM FACADE
SHADING CANOPY IS 2' FROM FACADE.
6 6'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" 3'-6" UNPROTECTED OPENINGS:
ELEVATION AREA:
(10' TO LESS THAN 15' FIRE SEPARATION DISTANCE)
UNPROTECTED OPENINGS AREA ALLOWED: 45%
4,768 SF
739 SF (15%)
MINIMUM FIRE SEPARATION DISTANCE: 11.5 FT
UNPROTECTED OPENINGS:
ELEVATION AREA:
(15' TO LESS THAN 20' FIRE SEPARATION DISTANCE)
UNPROTECTED OPENINGS AREA ALLOWED: 75%
4,254 SF
1,220 SF (29%)
MINIMUM FIRE SEPARATION DISTANCE: 16 FT
8'-0" 13'-0" 10'-9"
21'-0" 3'-6" 1'-4" 1'-4"2'-4" 1'-0"
EQUIPMENT
SCREENING 4'-0" 3'-6" PLANTER
42"H PLANTER
WITH 36"H BAMBOO
PER LANDSCAPING 3'-0"
STAIRWAY TOWER
STAIRWAY TOWER
ELEVATOR TOWER
EL. + 40' 0"
TOP OF STAIRWAY TOWER
EL. + 40' 0"
TOP OF STAIRWAY TOWER
STAIRWAY TOWER
STAIRWAY TOWER
ELEVATOR TOWER
EQUIPMENT
SCREENING 4'-0"
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A2.2
ELEVATIONS
336 of 675
337 of 675
EGRESS WINDOWS 7'-0"
3'-0"
SINGLE SWING
SOLID WOOD
PANEL DOOR 7'-0"
3'-0"
DOOR 110; 210; 310 - ROOM ENTRY DOOR (WOOD DOOR)
- 20 MIN FIRE-RATED; SELF-CLOSING AND SELF-LATCHING
1. HINGES: HAGER BB1250 US 26D 4 1/2 x 4 1/2 - 1 1/2 PAIR
2. DOOR STOP: HAGER 236W 32D3
3. LEVER HANDLE SCHLAGE ND80PD RHODES US26D FINISH
4. THRESHOLD: PEMKO #172A36; MAX 1/2"H
5. HEAVY DUTY OVERHEAD DOOR CLOSER W/DELAYED ACTION - UP TO 250 LB - HAGER 5300 SERIES OR EQUAL; ALUMINUM, BRONZE
DOOR INT-1, 121, 130; 230; 231 - ROOM BATHROOM DOOR (GUESTROOMS)
1. HINGES: HAGER BB1250 US 26D 4 1/2 x 4 1/2 - 1 1/2 PAIR
2. DOOR STOP: HAGER 236W 32D3
3. LEVER HANDLE SCHLAGE ND80PD RHODES US26D FINISH
4. THRESHOLD: PEMKO #172A36; MAX 1/2"H
5. HEAVY DUTY OVERHEAD DOOR CLOSER W/DELAYED ACTION - UP TO 250 LB - HAGER 5300 SERIES OR EQUAL; ALUMINUM, BRONZE
DOOR XST; X220; X120; X130; 120; 220; 320 - STAIRWELL DOOR (HOLLOW METAL) - 45 MIN FIRE-RATED; SELF-CLOSING AND SELF-LATCHING
1. HINGES: HAGER BB1250 US 26D 4 1/2 x 4 1/2 - 1 1/2 PAIR
2. DOOR STOP: HAGER 236W 32D3
3. LEVER HANDLE SCHLAGE ND80PD RHODES US26D FINISH
4. THRESHOLD: PEMKO #172A36; MAX 1/2"H
5. HEAVY DUTY OVERHEAD DOOR CLOSER W/DELAYED ACTION - UP TO 250 LB - HAGER 5300 SERIES OR EQUAL; ALUMINUM, BRONZE
6. KICKPLATE 34"W x 10"H; HEAVY DUTY .050" STAINLESS STEEL, BRASS, BRONZE OR ALUMINUM MATERIAL STANDARD.
DOOR 130; 121 - OFFICE, LAUNDRY, KITCHEN, ETC...
1. HINGES: HAGER BB1250 US 26D 4 1/2 x 4 1/2 - 1 1/2 PAIR
2. DOOR STOP: HAGER 236W 32D3
3. LEVER HANDLE SCHLAGE ND80PD RHODES US26D FINISH
4. THRESHOLD: PEMKO #172A36; MAX 1/2"H
5. HEAVY DUTY OVERHEAD DOOR CLOSER W/DELAYED ACTION - UP TO 250 LB - HAGER 5300 SERIES OR EQUAL; ALUMINUM, BRONZE
6. KICKPLATE 34"W x 10"H; HEAVY DUTY .050" STAINLESS STEEL, BRASS, BRONZE OR ALUMINUM MATERIAL STANDARD.
DOOR 131; 310 - RESTROOM DOOR
1. HINGES: HAGER BB1250 US 26D 4 1/2 x 4 1/2 - 1 1/2 PAIR
2. DOOR STOP: HAGER 236W 32D3
3. PUSH / PULL HARDWARE WITH LOCK US26D FINISH
4. LOCKSET: LEVER HANDLE SCHLAGE ND80PD RHODES US26D FINISH
5. THRESHOLD: PEMKO #172A36
6. HEAVY DUTY OVERHEAD DOOR CLOSER W/DELAYED ACTION - UP TO 250 LB - HAGER 5300 SERIES OR EQUAL; ALUMINUM, BRONZE
7. KICKPLATE 34"W x 10"H; HEAVY DUTY .050" STAINLESS STEEL, BRASS, BRONZE OR ALUMINUM MATERIAL STANDARD.
DOOR X100A - GLASS DOUBLE DOOR
1. HINGES: HAGER BB1250 US 26D 4 1/2 x 4 1/2 - 1 1/2 PAIR
2. DOOR STOP: HAGER 236W 32D3
3. PUSH / PULL HARDWARE WITH LOCK US26D FINISH
4. LOCKSET: LEVER HANDLE SCHLAGE ND80PD RHODES US26D FINISH
5. THRESHOLD: PEMKO #172A36
6. HEAVY DUTY OVERHEAD DOOR CLOSER W/DELAYED ACTION - UP TO 250 LB - HAGER 5300 SERIES OR EQUAL; ALUMINUM, BRONZE
DOOR X100B - AUTOMATIC GLASS SLIDING DOUBLE DOOR
1. THRESHOLD: PEMKO #172A36 7'-2" 7'-2"
3'-0" 3'-0" 7'-0"
12'-4"
20-MIN
FIRE RATED
INT-1 110
230
310
120
130 310 131 X120
X130
121 XST1
SINGLE SWING
SOLID METAL
DOOR
220 320
210 X220
231
X100A
X100B 7'-0"
4'-7" 2'-7"
3'-2" 3'-2"
11'-4"
6'-8" 9'-7" 10" 10" 2'-7" 3'-0" 2'-2" 4'-10"
3'-0" 3'-0" 3'-0" 3'-0" 9'-7"
W3 3'-0"W1 W2 W5
PTAC UNIT
FIXED
TEMPERED
FIXED
TEMPERED FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
W6 3'-6"W4
CASEMENT 3'-6" 3'-5"
3'-6"
6'-0" 7'-6" 3'-6" 3'-8"
1'-9"
MIN 20"
1'-9"
4'-0" 7'-6" 3'-6" 4'-0"
3'-9"
6'-0" 2'-0" 9'-6" 2'-0" 1'-6" 3'-6" 3'-8"
4'-0" 2'-0" 9'-6" 2'-0" 1'-6"
1'-9"
MIN 20" 1'-9"
CASEMENT CASEMENT CASEMENT CASEMENT 4'-0" 3'-6"
2'-6" 7'-6"
9'-6"
2'-5" 2'-4" 2'-4" 2'-5"
FIXED
TEMPERED
FIXED
TEMPERED 7'-6" 1'-6" 2'-0" 1'-6" 2'-0"
B200 B100
MAX DIAM. 4"
1'-8"
MIN 20"
1'-9"
MIN 20"
2'-0"
MIN 20"
MIN 5.7SF
OPENABLE
MIN 5.7SF
OPENABLE MIN 5.7SF
OPENABLE
MIN 5.7SF
OPENABLE
MIN 5.7SF
OPENABLE
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
FIXED
TEMPERED
TEMPERED TEMPERED TEMPERED TEMPERED 4'-0"
PTAC UNIT 4'-0"
FIXED
TEMPERED PTAC UNIT
2'-0" 4'-0" 2'-0" 4'-0"
W7
12'-0"
2'-0" 4'-0" 4'-0" 2'-0"
FIXED
TEMPERED
FIXED
TEMPERED 7'-6"
AWNING
TEMPERED
AWNING
TEMPERED
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A2.3
WINDOW
AND DOOR
SCHEDULE
-2 DOOR HARDWARE SCHEDULE
SCALE:
FIRE DEPARTMENT NOTES:
DOORS IN THE MEANS OF EGRESS SHALL BE OPENABLE
FROM THE EGRESS SIDE WITHOUT USE OF A KEY OR
SPECIAL KNOWLEDGE OR EFFORT AS SET FORTH IN
BUILDING CODE 1006.1.9
- 1/2" = 1'-0"
1 WINDOW SCHEDULE
SCALE:
1/2" = 1'-0"
GLAZING NOTES:
EACH PANE OF SAFETY GLAZING INSTALLED IN HAZARDOUS LOCATION SHALL BE IDENTIFIED BY A MANUFACTURER'S
DESIGNATION SPECIFYING WHO APPLIED THE DESIGNATION, THE MANUFACTURER OR THE INSTALLER AND THE SAFETY GLAZING STANDARD. THE FOLLOWING SHALL BE CONSIDERED SPECIFIC HAZARDOUS LOCATIONS FOR THE PURPOSED OF SAFETY GLAZING: (SECTION 2406)
A. SWING DOORS
B. FIXED AND SLIDING PANELS OF SLIDING DOOR ASSEMBLIES AND PANEL IN SLIDING AND BI-FOLD CLOSET DOOR ASSEMBLIES.
C. STORM DOORS
D. UNFRAMED SWINGING DOORS
E. FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEAREST EXPOSED EDGE IS WITHIN 24-INCH ARC OF EITHER VERTICAL EDGE OF THE FLOOR IN A CLOSED POSITION AND WHOSE BOTTOM EDGE IS LESS THAN 60 INCHES ABOVE FLOOR OF WALKING SURFACE.
F. FIXED OR OPERABLE PANEL, OTHER THAN DESCRIBED IN ITEMS "E" AND "F", WHICH MEETS ALL OF THE FOLLOWING CONDITIONS:
iii. EXPOSED AREA OF AN INDIVIDUAL PANE GREATER THAN 9 SQUARE FEET. iiv. BOTTOM EDGE LESS THAN 18 INCHES ABOVE THE FLOOR.
v. TOP EDGE GREATER THAN 36 INCHES ABOVE THE FLOOR.
vi. ONE OR MORE WALKING SURFACES WITHIN 36 INCHES HORIZONTALLY OF THE GLAZING D. GLAZING IN GUARDS AND RAILINGS REGARDLESS OF AREA OR HEIGHT ABOVE A WALKING SURFACE. INCLUDED
ARE STRUCTURAL BALUSTER PANELS AND NONSTRUCTURAL IN-FILL PANELS E. GLAZING IN ENCLOSURES FOR OR WALLS FACING HOT TUBS, WHIRLPOOLS, SAUNAS, STEAM ROOMS, BATHTUBS AND SHOWERS WHERE THE BOTTOM EDGE OS THE GLAZING IS LESS THAN 60 INCHES MEASURED VERTICALLY ABOVE ANY STANDING FOR WALKING SURFACE.
F. GLAZING IN WALLS AND FENCES ADJACENT TO INDOOR AND OUTDOOR SWIMMING POOLS, HOT TUBS AND SPAS WHERE THE BOTTOM EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE A WALKING SURFACE AND WITHIN 60 INCHES, MEASURED HORIZONTALLY AND IN STRAIGHT LINE OF THE WATER'S EDGE.
G. GLAZING WHERE THE BOTTOM EXPOSED EDGE OF THE GLAZING IS LESS THAN 36 INCHES ABOVE THE PLANE OF THE ADJACENT WALKING SURFACE OF STAIRWAYS, LANDINGS BETWEEN FLIGHTS OF STAIRS AND RAMPS.
H. GLAZING ADJACENT TO THE LANDING AT THE BOTTOM OF A STAIRWAY WHERE THE GLAZING IS LESS THAN 36 INCHES ABOVE THE LANDING AND WITHIN A 60 INCH HORIZONTAL ARC LESS THAN 180 DEGREES FROM THE BOTTOM TREAD NOSING (R304.2).
I. SKYLIGHTS AND SLOPED GLAZING SHALL COMPLY WITH SECTION R308.6
MAIN EXTERIOR DOORS ARE PERMITTED TO BE EQUIPPED WITH KEY-OPERATED LOCKING DEVICES FROM THE EGRESS SIDE PROVIDED:
a. THE LOCKING DEVICE IS READILY DISTINGUISHABLE AS LOCKED b. A READILY VISIBLE DURABLE SIGN IS POSTED ON THE EGRESS SIDE OR ADJACENT TO THE DOOR STATING:
"THIS DOOR TO REMAIN UNLOCKED WHEN SPACE IS OCCUPIED". THE SIGN SHALL BE IN LETTERS 1-INCH HIGH ON A CONTRASTING BACK-GROUND;
c. THE USE OF THE KEY-OPERATED LOCKING DEVICE IS REVOCABLE BY THE BUILDING OFFICIAL FOR DUE CAUSE. (CFC 1010.1.9.3)(2.2)
EGRESS NOTES:
OPERATION NOTES:
OPERABLE PARTS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE OPERABLE PARTS SHALL BE 5 POUNDS (22.2 N) MAXIMUM.
NATURAL LIGHT CALCULATIONS:
WINDOW 1:
ROOM 305 = 296 SQ. FT. (SLEEPING AREA)
MINIMUM NATURAL LIGHT REQUIRED: 10% = 29.6 SQ. FT.
NATURAL LIGHT PROVIDED: 36 SQ. FT.
WINDOW 2:
ROOM 311 = 220 SQ. FT. (SLEEPING AREA)
MINIMUM NATURAL LIGHT REQUIRED: 10% = 22 SQ. FT.
NATURAL LIGHT PROVIDED: 24 SQ. FT.
NATURAL VENTILATION CALCULATIONS:
WINDOW 1:
ROOM 305 = 296 SQ. FT. (SLEEPING AREA)
MINIMUM NATURAL VENTILATION REQUIRED: 5% = 14.8 SQ. FT.
NATURAL VENTILATION PROVIDED: 7 SQ. FT.
WINDOW 2:
ROOM 311 = 220 SQ. FT. (SLEEPING AREA)
MINIMUM NATURAL VENTILATION REQUIRED: 5% = 11 SQ. FT.
NATURAL VENTILATION PROVIDED: 7 SQ. FT.
MECHANICAL VENTILATION TO BE PROVIDED
338 of 675
EMPLOYEE
RESTROOM GUESTROOM BREAKFAST AREA/ LOUNGE RAMP
GUESTROOM GUESTROOM
GUESTROOM GUESTROOM
PARKING GARAGE (LEVEL B1) RAMP
PARKING GARAGE (LEVEL B2) ENCLOSED VOID SPACE
CORR.
CORR.
CORR.
EL. + 45' 0"
EL. ± 20' 0"
LEVEL B1
LEVEL B2
313 WINCHESTER AVE
(SINGLE FAMILY HOME) VICTORY BLVD
EL. ± 0' 0"
LEVEL 02
EL. + 13' 0"
EL. + 22' 6"
EL. + 32' 0"
LEVEL 01
LEVEL 03
ROOF LEVEL
EL. + 35' 0"
TOP OF PARAPET
TOP OF ELEVATOR HOUSING
EL. ± 10' 0" 9'-6" 9'-6" 13'-0" 10'-0" 10'-0"
GUESTROOM GUESTROOM
GUESTROOM GUESTROOM
ENCLOSED VOID SPACE PARKING GARAGE (LEVEL B2)
PARKING GARAGE (LEVEL B1)
DRIVEWAY (PICK UP & DROP OFF AREA)
OUTDOOR TERRACE
RAMP
CORR.
CORR.
RAMP
1623 VICTORY BLVD
(THREE STORY
APARTMENT BUILDING )
WINCHESTER AVE EL. ± 0' 0"
LEVEL 02
EL. + 13' 0"
EL. + 22' 6"
EL. + 32' 0"
LEVEL 01
LEVEL 03
ROOF LEVEL
EL. + 35' 0"
TOP OF PARAPET
EL. + 45' 0"
TOP OF ELEVATOR HOUSING
EL. ± 10' 0"
LEVEL B1
EL. ± 20' 0"
LEVEL B2 13'-0" 9'-6" 35'-0" 9'-6" 3'-0" 10'-0" 10'-0"
1/8" = 1'-0"
SECTION A
1/8" = 1'-0"
SECTION B PROPERTY LINE PROPERTY LINE PROPERTY LINE PROPERTY LINE 6'-0" 13'-0" 7'-0" 13'-0"
WOMEN'S
RESTROOM
MEN'S
RESTROOM CORR. GUESTROOM
CORR.
CORR. GUESTROOM
GUESTROOM CORR. 3'-0" 10'-0" 45'-0" 20'-0"
ENCLOSED
VOID SPACE 4'-7"7'-0" 7'-11" 9'-4"
EQUIPMENT
SCREENING 4'-0" 8'-2" 1'-10" 10'-0" 9'-3" 9'-3" 4'-8" 9'-3" 1HR FIRE RATED
CEILING PER
DETAIL ON A1.3 /
R-19 INSUL
1HR FIRE RATED
CEILING PER
DETAIL ON A1.3 /
R-19 INSUL
3HR FIRE RATED
CEILING
3HR FIRE RATED
CEILING
3HR FIRE RATED
CEILING
3HR FIRE RATED
CMU WALL
3HR FIRE RATED
CONC. WALL
3HR FIRE RATED
CMU WALL
1HR FIRE RATED
WALL / R15 INSUL
3HR FIRE RATED
CEILING
3HR FIRE RATED
CONC. WALL
3HR FIRE RATED
CONC. WALL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
CEILING PER
DETAIL ON A1.3 /
R-19 INSUL
1HR FIRE RATED
CEILING PER
DETAIL ON A1.3 /
R-19 INSUL
1HR FIRE RATED
CEILING /
R-38 INSUL
1HR FIRE RATED
CEILING /
R-38 INSUL
1HR FIRE RATED
CEILING /
R-38 INSUL
1HR FIRE RATED
CEILING /
R-38 INSUL min 8'-2" CLEARANCE min 8'-2" CLEARANCE
1HR FIRE RATED
CEILING /
R-38 INSUL
1HR FIRE RATED
CEILING /
R-38 INSUL
1HR FIRE RATED
CEILING /
R-38 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
3HR FIRE RATED
CEILING
3HR FIRE RATED
CEILING
3HR FIRE RATED
CEILING
3HR FIRE RATED
CMU WALL
3HR FIRE RATED
CONC. WALL
3HR FIRE RATED
CMU WALL min 8'-2" CLEARANCE min 8'-2" CLEARANCE
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
1HR FIRE RATED
WALL / R15 INSUL
3HR FIRE RATED
CONC. WALL
3HR FIRE RATED
CONC. WALL
3HR FIRE RATED
CONC. WALL 20'-0" 8"
42"H PLANTER
WITH 36"H BAMBOO
PER LANDSCAPING
BENCH AND
24"H PLANTER
PER LANDSCAPING 3'-6" 3'-0" 8'-0" 4'-0"
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 A3.1
SECTIONS
NOTES:
Exit Sign
Min 4A (or 2x2A) Rated
Fire Extinguisher
Stairway identification sign
FE
SIS Note: The final number and
location of all fire extinguishers
shall be determined by the local
area Fire Inspector.
339 of 675
LANDSCAPE PLAN SC. 1/8"=1'
63'-1" FIRST FLOOR PLAN SC. 1/8"=1'
1 STANDPIPE STANDPIPE FE SIS SIS FE FE SIS FESIS FE FEFE FE FE FEFE FE FE FE 3'-0" 3'-0"
3'-0"
3'-0"
3'-0" 3'-0" 3'-0"
3'-0"
3'-0" 5'-0" 4'-11" .\ADA refs\AUDIBLE SYMBOL.PNG
- A1.13 SHAFT FOR HVAC/ELECTRICAL .\ADA refs\AUDIBLE SYMBOL.PNG SEE A4.1 SEE A4.1 .\ADA refs\AUDIBLE SYMBOL.PNG L1.0 DRAWING TITLE: SITE PLAN BY SHEET: REVISIONS CHECKED BY: AK DRAWN BY: W.J. SCALE: AS NOTED JOB NO.: 2019-115 DATE: 5/16/2022 1633 Victory, Glendale, CA 91201 AV Hospitality, LLC
NEW HOTEL
OWNER: PROJECT:
DESCRIPTION:
ENGINEER:
K&M ENGINEERING AND DESIGN,CORP. 6854 FOOTHILL BLVD. TUJUNGA, CA 91042 K&M ENGINEERING AND DESIGN,CORP. T: (818) 273-9980 E: [email protected] www.kmdesigncorp.com CITY CHANGES WJ LANDSCAPE AREA = 1,693 SF 340 of 675
PATIO LANDSCAPE PLAN SC. 1/8"=1' KQ A1.13 SECOND FLOOR PLAN SC. 1/8"=1' 4 STANDPIPE STANDPIPE SIS FE FESIS FESIS SIS FE FE FE FE FEFE FE FE 5'-0"
5'-0" 4'-0" 3'-0" K A1.13 18" HIGH CONCRETE BLOCKS WITH WOOD PLATFORM BENCH 36" DEEP AT GRADE PLANTER AT GRADE WOOD DECKING 42" HIGH RAISED CONCRETE PLANTER WALKWAY WALKWAY 24" RAISED CONCRETE PLANTER LIGHT GRAY CONCRETE DARK GRAY CONCRETE DECK L1.1 DRAWING TITLE: BASEMENT -2 PLAN BY SHEET: REVISIONS CHECKED BY: AK DRAWN BY: W.J. SCALE: AS NOTED JOB NO.: 2019-115 DATE: 5/16/2022 1633 Victory, Glendale, CA 91201 AV Hospitality, LLC
NEW HOTEL
OWNER: PROJECT:
DESCRIPTION:
ENGINEER:
K&M ENGINEERING AND DESIGN,CORP. 6854 FOOTHILL BLVD. TUJUNGA, CA 91042 K&M ENGINEERING AND DESIGN,CORP. T: (818) 273-9980 E: [email protected] www.kmdesigncorp.com CITY CHANGES WJ LANDSCAPE AREA = 460 SF 341 of 675
PLANT LEGEND QUANTITY SCIENTIFIC NAME COMMON NAME SIZE HEIGHT/WIDTH PLANT FACTOR TREES 1 AGONIS 'JERVIS BAY AFTER DARK' DARK PEPPERMINT TREE 24" BOX 18' X 15' LOW 8 CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS 24" BOX 40' X 10' LOW SHRUBS 9 AGAVE ATTENUATA AGAVE 15 GAL 4' X 4' LOW 13 BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO 5 GAL 10' X 5' LOW 61 BOUGANVILLEA 'GOLDEN JACKPOT' DWARF VARIEGATED BOUGAINVILLEA 5 GAL 2' X 4' LOW 17 CARISSA MACROCARPA 'BOXWOOD BEAUTY' THORNLESS NATAL PLUM 1 GAL 2' X 2' LOW 10 DELOSPERMA COOPERI PINK HARDY ICE PLANT 1 GAL 2" X 18" LOW 10 DIETES BICOLOR FORTNIGHT LILY 5 GAL 2' X 2' LOW 38 FESTUCA GLAUCA 'ELIJAH BLUE' BLUE FESCUE 1 GAL 2' X 2' LOW 4 OLEA EUROPAEA 'LITTLE OLLIE' DWARF OLIVE SHRUB 5 GAL 5' X 5' LOW 7 PENNISETUM 'EATON CANYON' DWARF FOUNTAIN GRASS 5 GAL 3' X 2' LOW 15 PHORMIUM 'BRONZE BABY' DWARF BRONZE FLAX 5 GAL 5' X 4' LOW 5 PRUNUS CAROLINIANA 'BRIGHT N TIGHT' CAROLINA CHERRY 5 GAL 8' X 6' LOW 18 RHAPHIOLEPIS UMBELATTA 'MINOR' YEDDOW HAWTHORN 5 GAL 5' X 3' LOW L1.2 DRAWING TITLE: BASEMENT -1 PLAN BY SHEET: REVISIONS CHECKED BY: AK DRAWN BY: W.J. SCALE: AS NOTED JOB NO.: 2019-115 DATE: 5/16/2022 1633 Victory, Glendale, CA 91201 AV Hospitality, LLC
NEW HOTEL
OWNER: PROJECT:
DESCRIPTION:
ENGINEER:
K&M ENGINEERING AND DESIGN,CORP. 6854 FOOTHILL BLVD. TUJUNGA, CA 91042 K&M ENGINEERING AND DESIGN,CORP. T: (818) 273-9980 E: [email protected] www.kmdesigncorp.com CITY CHANGES WJ
A TREE PLANTING
C DEEP ROOT BARRIERD SHRUB PLANTING
B GROUNDCOVER PLANTING TOTAL LANDSCAPE AREA = 2,541 SF
342 of 675
MATERIAL BOARD
RENDERINGS A6.0
sheet title:
sheet number:
REVISIONS
NO. DATE DESCRIPTION
DESIGN
DRAWN
ISSUED
APPROVED
NS
JT HOTEL 1633 VICTORY BLVD. GLENDALE, CA 91201 N&NC 1245 EAST WALNUT STREET, STE 112 PASADENA, CA 91106 STUCCO
by SHERWIN-WILLIAMS
1 6 5 1
3 2 2 3 3 2 4 3 2 3
4 4
1 3
4 2
STONE VENEER
by ELDORADO STONE
European Ledge®
ECOSHADE CANOPY
by MASA ARCHITECTURAL CANOPIES
6 6
COLOR: TIGER DRYLAC ® 38/10090
EXTRUSION WHITE 85±5 (or similar -
canopy color to matches stucco color 2 SW 6252)
TRESPA® METEON® WOOD
DECORS EXTERIOR CLADDING
HARMONY OAK
FINISH:
MILANO TERRA
FINISH:
OR
FINISH: COTTONWOOD
5 343 of 675
344 of 675
345 of 675
346 of 675
347 of 675
348 of 675
349 of 675
350 of 675
351 of 675
352 of 675
353 of 675
354 of 675
355 of 675
356 of 675
357 of 675
358 of 675
359 of 675
360 of 675
361 of 675
362 of 675
CITY OF GLENDALE, CA
DESIGN REVIEW STAFF REPORT – COMMERCIAL / INDUSTRIAL / MIXED USE July 14, 2022 (cont. from June 23, 2022) 1633 Victory Boulevard Hearing Date Address
Design Review Board (DRB) 5626-013-024
Review Type APN
PDR 2101078 Anand Desai c/o AV Hospitality, LLC
Case Number Applicant
Dennis Joe, Senior Planner Anand Desai
Case Planner Owner
Project Summary
Request to modify a previously approved three-story hotel project on a 21,647 square-foot lot, located in the C3 (Height District I) Zone. A 34,575 square-foot, 64-room hotel with a two-level subterranean garage with 64 parking spaces and a total export of 12,348 cubic yards of soil was approved with conditions by the Design Review Board (DRB) in January 2019, and appealed to City Council (the “Original Project”). In May 2019, City Council voted to adopt the MND and sustain the DRB’s approval.
AV Hospitality, LLC is proposing to revise the Original Project by expanding the building to accommodate an additional 18 guest rooms and increasing the building square footage by 6,205 square feet (the “Revised Project”). The Revised Project would still be three-stories, but would expand the building footprint towards the northern interior property line and revise the interior setback from 15-feet to 11-feet, 6-inches; it would eliminate portions of the Outdoor Terrace located above the one-story volume at the eastern building elevation.
The Revised Project would consist of 82 rooms, 40,780 square feet, and include a twolevel subterranean garage with 67 instead of 64 parking spaces.
Environmental Review
A Subsequent Mitigated Negative Declaration was prepared and circulated from April 28, 2022 to May 19, 2022 for a 20-day review period. The Final Subsequent Mitigated Negative Declaration is attached.
Existing Property/Background
The project site is an approximately 21,647 square-foot lot, located at the northwest corner of Victory Boulevard and Winchester Avenue. It is currently occupied with a 3,537 squarefoot one-story commercial building built in 1966 that consists of offices, three automobile service bays, and a steel canopy over a former gas station pump island. City records indicate closure of the underground storage tanks were completed on October 28, 1993 by 363 of 675 2 the City of Glendale’s Fire Department, Hazardous Materials Section. The surface of the site is mostly paved with concrete and asphalt paving, with limited landscaping at the southwest portion of the site. There are no protected indigenous trees species on or within twenty feet of the site.
Staff Recommendation
Approve with Conditions
______________________________________________________________________________ Last Date Reviewed / Decision
On January 10, 2019 the Design Review Board (DRB) approved Design Review Board Case No. PDR 1723012-B to demolish the existing one-story, 3,537 square-foot, commercial building and construct a new hotel. On May 7, 2019, the City Council reviewed an appeal of the DRB’s decision and voted to adopt the MND and sustain the DRB’s approval.
Zone: C3 - Commercial Services Height District: I
Although this design review does not convey final zoning approval, the project has been reviewed for consistency with the applicable Codes and no inconsistencies have been identified.
Active/Pending Permits and Approvals
Building Permit No. BB2004220 to construct a new three-story hotel construction with 64 guestrooms and 2 level subterranean parking.
Site Slope and Grading
The Revised Project consists of grading similar amount grading to the Original Project. A total export of 12,348 cubic yards of soil will occur to accommodate the two-level subterranean garage.
DESIGN ANALYSIS
_______________________________________________________________________ Site Planning
Are the following items satisfactory and compatible with the project site and surrounding area?
Building Location
yes n/a no
If “no” select from below and explain:
☐ Located at or near front property line
☐ Conforms to prevailing setbacks on the street
☐ Maintains appropriate sidewalk width
The site planning of the project will occupy the majority of site and will generally follow the square shape of the lot. The Revised Project’s building foot print largely resembles the Original Project’s design, which the building’s setbacks will vary from 0-feet at the closest distance to 6-feet at the furthest from the eastern (Winchester Ave.), southern (Victory Blvd.) and western (public alley) property lines. However, the Revised Project proposes to expand the building footprint and 3-story mass towards the northern 364 of 675 3 interior property line and revise the interior setback from 15-feet to 11-feet, 6-inches, which complies with the minimum allowed by the Zoning Code at 10 feet.
Usable Open Space
yes n/a no
If “no” select from below and explain:
☐ Incorporates outdoor pedestrian space
☐ Integrated with design and overall context
☒ Appropriate relationship with adjoining properties
The Original Project included an approximately 4,755 square-foot outdoor terrace with a swimming pool located at the northeastern portion of the building at the second level.
At the perimeter of the outdoor terrace, an approximately 9-foot wide landscaped planter was provided as a buffer to enhance privacy with the abutting residence to the north. At the center of the landscaped planter, a 7-foot tall screen wall was provided to obstruct the line of sight of hotel guests into the neighboring property. Although not required, the Original Project attached acoustical panels to the interior of the 7-foot tall wall to further attenuate potential noise from hotel guests.
In order to increase the number of hotel rooms, the Revised Project proposes to reduce portions of the outdoor terrace to approximately 2,970 square-feet, and to eliminate the swimming pool. The Revised Project also proposes to reduce the length of the landscaped planter to approximately two-thirds of the outdoor terrace and remove the 7-foot tall screen wall. Staff has recommended a condition for the landscape planter to span the entire length of the outdoor terrace and return the screen wall and acoustical panels to maintain the visual and audio buffering with the abutting residence that was provided by the Original Project.
Access and Parking
yes n/a no
If “no” select from below and explain:
☐ Parking location is appropriate to the site and its neighborhood context ☐ Appropriate pedestrian and vehicle access points
☐ Appropriate service and loading locations
☐ Landscape screening for street-facing parking
☐ Techniques employed to reduce stormwater runoff
☐ Decorative or colored paving to delineate pedestrian areas Traffic circulation onto and within the site will remain the same as the Original Project.
Access into the subterranean garage will be via an existing alley located at the west side of the project site and away from the Victory Boulevard/Winchester Avenue intersection. At the ground level of the garage, a drop-off area is provided to further reduce potential traffic conflicts associated with hotel guest drop-offs on Victory Boulevard.
365 of 675
4 Landscape Design
yes n/a no
If “no” select from below and explain:
☒ Complementary to building design
☐ Appropriately sized and located
The Original Project provided a variety of landscaping around the perimeter of the building. At the northern setback, the majority of the interior yard was designed with a layered landscape palette, which included, Dark Peppermint (36” box), Dwarf Magnolia (36”) and Dwarf Italian Cypress (24” box) trees, and variety of ground cover and shrubs, such as, Dwarf Olive Shrub, Yeddow Hawthorne, Dwarf Bougainvillea, Natal Plum and Purple Lilac Vine to buffer the hotel with the adjacent residence and enhance the appearance from the street.
The amount of landscaping proposed in the Revised Project at the street- and alleyfacing planting areas will essentially remain the same. However, the Revised Project proposes to reduce the amount of the landscaping of the northern interior yard, incorporating a variety of shrubs, such as, 1-gallon Thornless Natal Plum, 5-gallon Dwarf Variegated Bougainvillea, and 5-gallon Dwarf Bronze Flax. The Revised Proposal eliminates the shade canopy trees provided by the Original Project.
Additionally, the northern interior yard will include a 5-foot wide paved walkway that spans the width of the lot.
Staff recommends the landscaped design at the northern interior yard should be revised to re-introduce a layered landscape design that includes a variety of canopy trees, shrubs and ground cover, and return the landscaped buffer between the adjoining properties. Additionally, staff recommend that the paved walkway at the northern interior yard be removed and replaced with layered landscaping. Portions of the paved walkway providing emergency egress out of the building and onto the public alley located at the northwestern portion of the lot remain to comply with Fire and Building & Safety codes.
Walls, Fences, and Retaining Walls
yes n/a no
If “no” select from below and explain:
☐ Minimize use whenever possible
☒ Use decorative material to complement building and/or landscape design ☐ Provide landscaping to minimize visual impact
As conditioned by the Design Review Board (June 14, 2018), 6-foot tall wrought iron fences are provided at the east and west sides of the northern interior yard to enclose the area and discourage public access. Along the perimeter of the northern interior property line, the Revised Project proposes to construct a 6-foot tall concrete masonry unit (CMU) block wall finished with a stucco finish. It is recommended that the stucco finish be applied on both sides of the block wall to complete the wall’s design viewed from the neighboring property, public alley and Winchester Avenue. 366 of 675
5 Screening
yes n/a no
If “no” select from below and explain:
☒ Mechanical equipment appropriately screened
☐ Trash bins appropriately located and screened
The Revised Project proposes to locate the backflow preventer at ground level along Winchester Avenue and within the 3-foot landscape strip infront of the building. Staff recommends that the device be relocated away from the street frontage, and either within the parking garage or at the alley facade toward the north interior yard.
Additionally, the Revised Project proposes 6-foot tall rooftop mechanical equipment screens that extends the overall height fo the building above the Zoning Code (38 feet proposed; 35 feet maximum). Staff recommends that prior to & Building & Safety plan check submittal, the rooftop mechanical equipment screens are to be lowered to comply with the Zoning Code and for applicant provide plans demonstrating how the roof top equipment will be adequately obscured from view.
Determination of Compatibility: Site Planning
The proposed site planning is appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
• Similar to the Original Project, the Revised Project’s building footprint follows the square shape of the lot. While the Revised Project proposes to reduce the northern interior setback to 11-feet, 6-inches, the proposed street and interior setbacks of the building will comply with the Zoning Code.
• Traffic circulation onto and within the site will remain the same as the Original Project. Access into the subterranean garage will be via an existing alley located west of the project site and away from the Victory Boulevard/Winchester Avenue intersection.
• The revised outdoor terrace at the second level is appropriately sited on the building.
However, staff recommends that the landscape planter span the entire length of the outdoor terrace and the 7-foot tall screen wall with acoustical panels be returned to the planter to visually obscure and buffer potential noise onto the neighboring property.
• Ground cover and shrubs will be provided along the right-of-ways to provide texture and pedestrian interest at the street level. Staff recommends a condition for the landscaped design at the northern interior yard to be revised to include a similar variety of canopy trees, shrubs and ground cover as was provided by the Original Project to provide visual relief for the abutting parcel. Additionally, staff recommends that the paved walkway at the northern interior yard be eliminated and return the layered landscaping design that was provided by the Original Project.
Portions of the paved walkway providing emergency egress out of the building and onto the public alley should remain.
367 of 675
6 ________________________________________________________________________ Massing and Scale
Are the following items satisfactory and compatible with the project site and surrounding area?
Building Relates to its Surrounding Context
yes n/a no
If “no” select from below and explain:
☒ Appropriate proportions and transitions
☐ Articulation, solid/void balance, and open space relate to predominant pattern With the exception of the rooftop mechanical equipment screens conditioned to be lowered and the utility service structures (e.g. stairwells and elevator shaft), the Project is three stories high and has an overall height of 35-feet. The building height relates to the varied urban context along Victory Boulevard, as the site is surrounded by an existing 3-story, multi-family residential building to the southeast, a one-story, commercial/industrial buildings to the south and across the street, and a one-story gas station to the northwest. However, to the north and along Winchester Avenue, there is an existing single-family residential neighborhood consisting of multiple one-story, single-family dwellings. The north side of the Original Project was only one story high with an outdoor terrace and pool above. This scale related to the neighborhood context and provided a transitional mass that reflected the sale of the abutting one-story singlefamily residence. The Revised Project proposes to continue the hotel’s 3-story profile along the western, eastern and northern façades to provide additional hotel guestrooms, thus eliminating the Original Design’s stepped down transition toward the adjoining single-family neighborhood.
The Commercial Comprehensive Design Guidelines suggest that new buildings, especially those larger than the existing context, should relate to adjacent buildings through the use of proportion and transitions. Staff recommends the Revised Project’s second and third level expansions at the eastern and western façades should be reduced in scale consistent in spirit and intent with the Original Project approved by the DRB and sustained by the City Council.
Building Relates to Existing Topography
yes n/a no
If “no” select from below and explain:
☐ Form and profile follow topography
☐ Alteration of existing land form minimized
☐ Retaining walls terrace with slope to minimize height Consistent Architectural Concept
yes n/a no
If “no” select from below and explain:
☐ Concept governs massing and height
368 of 675
7 Scale and Proportion
yes n/a no
If “no” select from below and explain:
☒ Articulation avoids overbearing forms
☐ Appropriate solid/void relationships
☐ Entry and major features well located
As discussed within the “Building Relates to its Surrounding Context” section above, the Revise Project proposes to expand the building footprint closer to the northern interior property line and continue the hotel’s 3-story profile along the western, eastern and northern façades. The northern façade is designed with a long continuous walls that lack articulation and presents an overbearing form to the northern adjacent property. However, as a recommended condition above, the Revised Project’s second and third level expansions at the northeastern and north western facades should be reduced in size and stepped away from the northern property line to further avoid an overbearing form onto the adjacent property.
Massing
yes n/a no
If “no” select from below and explain:
☐ Larger masses broken into separate volumes
☐ Long, unbroken street walls avoided
☒ Visual impact of larger building minimized
The Revised Project at the southern elevation (Victory Boulevard), and portions of the eastern (Winchester Avenue) and western (public alley) facades, the proposed design employs a variety of architectural strategies to avoid overbearing forms, such as variations in building height, recessed volumes and breaking up the facades into separate forms. However, the Revised Project should be reduced with staff’s recommended conditions outlined above to avoid massing impacts to the neighbor to the north.
Determination of Compatibility: Mass and Scale
The proposed massing and scale are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
• The mass and scale of the proposed three-story hotel is generally appropriate for the site and the adjacent properties along Victory Boulevard. • The massing of the Revised Project should, however, be reduced at the northern façade and be lowered in height to defer to the single-story houses to the north.
Staff has recommended conditions for the second and third level expansions at the northeastern and northwestern facades to reduce this areas size and mass, and also step away from the northern property line to reduce massing impacts on the adjacent properties.
369 of 675
8 ________________________________________________________________________ Design and Detailing
Are the following items satisfactory and compatible with the project site and surrounding area?
Overall Design and Detailing
yes n/a no
If “no” select from below and explain:
☐ Consistent architectural concept
☐ Proportions appropriate to project and surrounding neighborhood ☐ Appropriate solid/void relationships
Entryway
yes n/a no
If “no” select from below and explain:
☐ Well integrated into design
☐ Location promotes pedestrian activity
☐ Design provides appropriate focal point
Storefronts and Windows
yes n/a no
If “no” select from below and explain:
☐ Maximize transparency at ground floor
☐ 12-15’ floor-to-floor height at ground-floor is encouraged ☐ Coordinate design with overall style of building
☐ Use durable materials for windows, such as aluminum or steel ☐ Locate security gates/grilles inside commercial spaces, preferably set back from storefront
Awnings and Canopies
yes n/a no
If “no” select from below and explain:
☐ Integrate awnings and canopies into overall building design ☐ Avoid long treatments spanning multiple openings
☐ Back-lit awnings are not allowed
370 of 675
9 Lighting
yes n/a no
If “no” select from below and explain:
☐ Light fixtures are appropriate to the building design ☐ Avoid over-lit facades; consider ambient light conditions when developing lighting scheme
☐ Utilize shielded fixtures to avoid light spillover onto adjacent properties Lighting details were not been provided with the drawings. Staff recommends that the applicant provide plans showing light fixture and locations that are appropriate to the building design and shielded to avoid spillover onto adjacent properties.
Finish Materials and Color
yes n/a no
If “no” select from below and explain:
☐ Textures and colors reinforce design
☒ High-quality, durable materials used, especially facing the street ☐ Materials appropriately enhance articulation and façade hierarchies ☐ Wrap corners and terminate cladding appropriately
☐ Cladding is well detailed, especially at junctions between materials ☐ Foam trim, finished on site, is prohibited
Finish materials incorporated in the Revised Project include the primary use of stone veneer at the ground level and laminate panels (Trespa Meteon) with a wood-like appearance at the recessed front entry. At the second and third level of the buiding, the elevations are clad with smooth stucco painted with a variety of colors (dark blue, white, and light grey), and laminate panels (Trespa Meteon) at limited areas at the southern (Victory Boulevard) and northern facades to add visual variety. A condition is recommended that the overall pattern and placement of materials at the north facade should be redesigned at the upper floor levels (second and third) to improve the hierarchy of applied finishes, as well as improve the appearance of the façade.
Paving Materials
yes n/a no
If “no” select from below and explain:
☐ Decorative material at entries/driveways
☐ Permeable paving when possible
☐ Material and color related to design
Roof Forms
yes n/a no
If “no” select from below and explain:
☐ Configure roofline to provide visual interest and deemphasize mass ☒ Roof forms are consistent with overall design 371 of 675 10 ☐ Continue roofs and parapets around building or terminate in logical manner The flat roof design at the southern, eastern and western elevations are consistent with the design of the building, and varies in form and height demphasizing the mass of the building and maintains visual interest. A condition is recommended that the roof design should continue at the north elevation to provide a consistent design throughout the building.
Determination of Compatibility: Design and Detailing
The proposed design and detailing are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
• The flat roof design is consistent with the design of the building, and varies in form and height to articulate the mass of the building and maintain visual interest. • A condition is recommended that the roof design should continue at the north elevation to provide a consistent design throughout the building. • The Revised Project include the primary use of stone veneer at the ground level and laminate panels (Trespa Meteon) with a wood-like appearance at the recessed front entry. At the second and third level of the buiding, the elevations are cladded with smooth stucco painted with a variety of colors (dark blue, white, and light grey), and laminate panels (Trespa Meteon) at limited areas at the southern (Victory Boulevard) and northern facades to add visual variety.
• A condition is recommended that the overall pattern and placement of materials at the north facade should be redesigned at the upper floor levels (second and third) to improve the hierarchy of applied finishes, as well as improve the appearance of the façade.
________________________________________________________________________ Recommendation / Draft Record of Decision
Based on the above analysis, staff recommends Approval with Conditions. This determination is based on the implementation of the following recommended conditions:
Conditions
1. The Revised Project’s second and third level expansions at the eastern and western façades should be reduced in scale consistent in spirit and intent with the Original Project.
2. At the outdoor terrace at the second level along the northern façade, the landscape planter shall span the entire length of the terrace and that the 7-foot tall acoustic screen wall should return to buffer views and potential noise onto the neighboring property.
3. The landscape design at the northern interior yard should be revised to re-introduce a layered design that includes a variety of canopy trees, shrubs and ground cover, and return the previously-approved landscape buffer.
4. The paved walkway at the northern interior yard should be removed and replaced with layered landscaping. Portions of the paved walkway providing emergency egress out of the building and onto the public alley located at the northwestern portion of the lot should remain to comply with Fire and Building & Safety codes. 372 of 675
11 5. The 6-foot tall concrete masonry unit (CMU) wall along the northern interior property line shall be finished with stucco on both sides to complete the design as viewed from the neighboring property, public alley and Winchester Avenue.
6. Relocate the backflow preventer located at the street front yard along Winchester Avenue to the parking garage or at the north side of the alley.
7. Prior to & Building & Safety plan check submittal, the rooftop mechanical screens are to be lowered to comply with the Zoning Code and for applicant provide plans demonstrating how the roof top equipment will be adequately obscured from view.
8. The overall pattern and placement of materials at the north facade should be redesigned at the upper floor levels (second and third) to improve the hierarchy of applied finishes, as well as improve the appearance of the façade.
9. The parapet height at the north elevation should vary in form to provide a consistent design throughout the building, demphasizing the mass of the building along this elevation, and maintain visual interest.
10.Prior to Building & Safety plan check submittal,a lighting plan shall be provided to staff demonstrating lighting detail that are appropriate to the building design and shielded to avoid spillover onto adjacent properties.
________________________________________________________________________ Attachments
1. Revised Project Reduced Plans
2. Original Project Reduced Plans
3. Photos of Existing Property
4. Location Map
5. Subsequent Mitigated Negative Declaration
373 of 675
DESIGN REVIEW BOARD
RECORD OF DECISION
Meeting Date July 14, 2022 DRB Case No. PDR. 2101078
Project Summary:
Address
Applicant
1633 Victory Blvd
Anand Desai c/o AV Hospitality, LLC
To modify a previously approved three-story hotel project on a 21,647 square-foot lot, located in the C3 (Height District I) Zone. A 35,575 square-foot, 64-room hotel with a two-level subterranean garage with 64 parking spaces and a total export of 12,348 cubic yards of soil was approved with conditions by the Design Review Board (DRB) in January 2019, and appealed to City Council (the “Original Project”). In May 2019, City Council voted to adopt the MND and sustain the DRB’s approval. AV Hospitality, LLC is proposing to revise the Original Project by expanding the building to accommodate an additional 18 guest rooms and increasing the building square footage by 6,735 square feet (the “Revised Project”). The Revised Project would still be three-stories, but would expand the building footprint towards the northern interior property line and revise the interior setback from 15-feet to -11 feet; it would eliminate portions of the Outdoor Terrace located above the one-story volume at the eastern building elevation. The Revised Project would consist of 82 rooms, 42,310 square feet, and include a two-level subterranean garage with 67 instead of 64 parking spaces.
Environmental:
Board Member Motion Second Yes No Absent Abstain
Lockareff X
Minas X
Simonian X
Tchaghayan X X
Welch X
Totals 4 0
DRB Decision Adopt Subsequent Mitigated Negative Declaration. 374 of 675
Design Review:
Board Member Motion Second Yes No Absent Abstain
Lockareff X
Minas X
Simonian X
Tchaghayan X X
Welch X X
Totals 3 1
DRB Decision Approve with conditions.
Conditions:
1. Reduce the massing at the second and third level expansions at the eastern and western façades to be more consistent with the Original Project.
2. At the outdoor terrace at the second level along the northern façade, the landscape planter and 7-foot tall acoustic screen wall shall span the entire length of the terrace and to buffer the neighboring property from views and potential noise.
3. Provide window openings at the ground level of the Winchester (east) façade to enhance the pedestrian experience and to avoid a blank wall at the street.
4. If allowed by Building & Safety, relocate the egress staircase at the east side of the courtyard to reduce or eliminate its visibility from the street and neighboring properties. If this is not possible, provide a privacy screen at the north side of the upper landing and a solid railing for the entire run of the staircase.
5. The landscape design at the northern interior yard should be revised to re-introduce a layered design that includes a variety of canopy trees, shrubs and ground cover, and return the previously-approved landscape buffer.
6. The paved walkway at the northern interior yard should be removed and replaced with layered landscaping. Portions of the paved walkway providing emergency egress out of the building and onto the public alley located at the northwestern portion of the lot should remain to comply with Fire and Building & Safety codes.
7. Raise the height of the proposed concrete masonry unit (CMU) wall along the northern interior property line to be 8-feet high. Clad the wall with stucco on both sides to allow the wall to reflect the stucco cladding of the hotel building.
8. Relocate the backflow preventer located at the street front yard along Winchester Avenue to the parking garage or at the north side of the alley. 375 of 675
9. Prior to & Building & Safety plan check submittal, the rooftop mechanical screens are to be lowered to comply with the Zoning Code and for applicant provide plans demonstrating how the roof top equipment will be adequately obscured from view.
10. The overall pattern and placement of materials at the north facade should be redesigned at the upper floor levels (second and third) to improve the hierarchy of applied finishes, as well as improve the appearance of the façade.
11. Provide greater articulation and design character at the north façade, possibly by providing variation in parapet heights, changes in wall plane, incorporation of windows featuring high sill heights to preclude views toward the neighbors to the north, and/or other design revision to achieve this goal.
12. Revise the design of the street façade at the lobby to make it more distinctive and inviting, possibly by widening its street frontage, incorporating additional architectural design features, and/or other design changes to achieve this goal.
13. Prior to Building & Safety plan check submittal, a lighting plan shall be provided to staff demonstrating lighting detail that are appropriate to the building design and shielded to avoid spillover onto adjacent properties.
Determination of Compatibility: Site Planning
The proposed site planning is appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
Similar to the Original Project, the Revised Project’s building footprint follows the square shape of the lot. While the Revised Project proposes to reduce the northern interior setback to 11-feet, 6-inches, the proposed street and interior setbacks of the building will comply with the Zoning Code.
Traffic circulation onto and within the site will remain the same as the Original Project.
Access into the subterranean garage will be via an existing alley located west of the project site and away from the Victory Boulevard/Winchester Avenue intersection. The revised outdoor terrace at the second level is appropriately sited on the building.
However, staff recommends that the landscape planter span the entire length of the outdoor terrace and the 7-foot tall screen wall with acoustical panels be returned to the planter to visually obscure and buffer potential noise onto the neighboring property. Ground cover and shrubs will be provided along the right-of-ways to provide texture and pedestrian interest at the street level. Staff recommends a condition for the landscaped design at the northern interior yard to be revised to include a similar variety of canopy trees, shrubs and ground cover as was provided by the Original Project to provide visual relief for the abutting parcel. Additionally, staff recommends that the paved walkway at the northern interior yard be eliminated and return the layered landscaping design that was provided by the Original Project. Portions of the paved walkway providing emergency egress out of the building and onto the public alley should remain. 376 of 675
Determination of Compatibility: Mass and Scale
The proposed massing and scale are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
The mass and scale of the proposed three-story hotel is generally appropriate for the site and the adjacent properties along Victory Boulevard.
The massing of the Revised Project should, however, be reduced at the north façade to be more consistent with the Original Project.
Determination of Compatibility: Design and Detailing
The proposed design and detailing are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
The flat roof design is consistent with the design of the building, and varies in form and height to articulate the mass of the building and maintain visual interest. A condition is recommended that the roof design should continue at the north elevation to provide a consistent design throughout the building. The Revised Project include the primary use of stone veneer at the ground level and laminate panels (Trespa Meteon) with a wood-like appearance at the recessed front entry.
At the second and third level of the building, the elevations are cladded with smooth stucco painted with a variety of colors (dark blue, white, and light grey), and laminate panels (Trespa Meteon) at limited areas at the southern (Victory Boulevard) and northern facades to add visual variety.
A condition is recommended that the overall pattern and placement of materials at the north facade should be redesigned at the upper floor levels (second and third) to improve the hierarchy of applied finishes, as well as improve the appearance of the façade.
DRB Staff Member Dennis Joe
Notes:
Contact the case planner for an appointment for a DRB stamp prior to submittal for plan check.
The Design Review Board approves the design of projects only. Approval of a project by the Design Review Board does not constitute an approval of compliance with the Zoning Code and/or Building Code requirements.
If an appeal is not filed within the 15-day appeal period of the Design Review Board decision, plans may be approved for Building Division plan check. Prior to Building Division plan check submittal, Design Review Board approved plans must be stamped approved by the Design Review staff.
Any changes to the approved plans may constitute returning to the Design Review Board for approval. Prior to Building Division plan check submittal, all changes in substantial conformance with approved plans by the Design Review Board must be on file with the Planning Division. 377 of 675
378 of 675
379 of 675
380 of 675
381 of 675
382 of 675
383 of 675
384 of 675
385 of 675
386 of 675
387 of 675
388 of 675
389 of 675
390 of 675
391 of 675
392 of 675
393 of 675
394 of 675
395 of 675
396 of 675
397 of 675
398 of 675
399 of 675
400 of 675
gLendaL~9 california
CITY OF GLENDALE, CALIFORNIA
REPORT TO THE:
Joint El City Council N Housing Authority El Successor Agency El Oversight Board El May 7,2019
AGENDA ITEM
Hearing: Public Hearing on Appeal of Design Review Board’s approval of Design Review Board Case No. 1723012 located at 1633 Victory Boulevard.
1. Resolution Adopting a Mitigated Negative Declaration and Mitigation and Monitoring Program for the Project.
2. Motion to Sustain the Design Review Board’s Decision to Approve the Design Review Board Application with Conditions.
3. Motion t~ Reverse the Design Review Board’s Decision and Continue the matter, Directing the City Attorney to Draft Findings In Support of Denial.
COUNCIL ACTION
Public Hearing ~ Ordinance El Consent Calendar El Action Item El Report Only El Approved for \4.O.9~ I 1JY~9 calendar
ADMINISTRATIVE ACTION /)
Submitted by:
Philip Lanzafame, Director of Community Development
Prepared by:
Dennis Joe, Planner
Approved by:
Yasmin K. Beers, City Manager
Reviewed by:
Michael J. Garcia, City Attorney
Bradley Calvert, Assistant Director of Community Development Jay Platt, Senior Urban Designer
‘Ely
9A/ 401 of 675
RECOMMENDATION
Staff recommends the City Council sustain the Design Review Board’s decision to approve Design Review Case No. PDR 1723012-B. If the Council wishes to reverse the Design Review Board’s decision and deny the project, a second alternate motion is included to continue this mailer for two weeks without further public notice and direct the City Attorney to prepare written findings in support of denying the Design Review Board case.
BACKGROUND
This hearing is an appeal of the decision made by the Design Review Board (DRB) on January 10, 2019, to approve Design Review Board Case No. PDR 1723012-B to demolish the existing one-story, 3,537 square-foot, commercial building and associated shade structures (constructed in 1966), and to construct a new three-story, 35,575 square-foot 64 room hotel with a two-level subterranean garage with 66 parking spaces on a 21,647 square-foot lot, located in the C3 (Height District I) Zone.
Appellant: Mr. Phillip Marks
Status ofAppellant: Neighbor
Owner Mr. Jayesh Kumar
Project Applicant: Mr. Jayesh Kumar
Assessor’s Parcel Number 5626-013-024
Zone: C3 (Commercial Services) Zone, Height District I
Land Use Element: Commercial Services
Existing Site Characteristics: The project site is an approximately 21,647 square-foot lot, located at the northwest corner of Victory Boulevard and Winchester Avenue. The subject property is currently occupied with a 3,537 square-foot one-story commercial building that consists of offices, three automobile service bays, and a steel canopy over a former gas station pump island. City records indicate closure of the underground storage tanks were completed on October 28, 1993 by the City of Glendale’s Fire Department, Hazardous Materials Section. The surface of the site is mostly paved with concrete and asphalt paving, with limited landscaping at the southwest portion of the site. There are no protected indigenous trees species on or within twenty feet of the site.
Circulation Element Victory Boulevard is classified as a Minor Arterial street by the Circulation Element of the General Plan. Vehicular access into the hotel’s subterranean garage will be taken from the existing 20-foot wide alley off Victory Boulevard.
Surrounding Land Use/Zoning: Surrounding the project site are RI zoned properties with single-family residences to the north, C3 zoned properties with commercial uses to the east and south, and RI and C3 zoned properties with single- and multi-family residences to the west. 2 402 of 675
Environmental Determination: An Initial Study was prepared and circulated from May 3, 2018 to May 23, 2018 for a 20-day review period. Significant impacts were identified for Geology and Soils, Noise and Tribal Cultureral Resources; however, mitigation measures have been added to reduce indentified impacts to less than signifcant levels.
GEO -1 A soil management plan (SMP) shall be prepared prior to issuance of any grading permit on the subject property. The SMP shall require that a geologist/environmental professional be on-site during site grading and excavation activities to monitor for potentially impacted soils not identified during the Phase II assessment prepared by Conservation Consulting International (CCI) and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring. The SMP shall also include recommended actions for handling and disposing of potentially impacted soils, if identified during site grading and excavation activities.
NOISE -1 The hours of operation for the pool shall be between 8:00 AM to 8:00 PM Sunday through Monday. The application shall post the hours of operation in a location that is clearly visible to all guests of the hotel.
NOISE -2 The use of amplified sound shall be strictly prohibited.
TRIBAL-i Prior to the issuance of demolition, grading or building permits for the project, the applicant shall submit written verification that a qualified archaeological monitor has been retained to monitor ground disturbance necessary to prepare the ground surface.
TRIBAL -2 A Tribal representative, procured by the Fernandeno Tataviam Band of Mission Indians, shall monitor soil-disturbances occurring within the initial five (5) feet [in depth] of excavation from the surface.
The Final Mitigated Negative Declaration is attached as Exhibit 10.
Project History:
September21, 2017 - Application was submitted.
June 14, 2018— The Design Review Board decided the project is to return for redesign (5-0 vote) with the conditions (attached as Exhibit 4).
September 13,2018 — Applicant resubmitted an application with redesigned features to address the conditions outlined from the September21, 2017 Design review Board meeting.
January 10, 2019— The Design Review Board approved the project (4-0 vote) with conditions (attached as Exhibit 5).
January 25, 2019- Appellant appealed the Design Review Board’s decision.
ANALYSIS
The appellant’s argument mainly focuses on the solar study that was presented during the January 10, 2019 Design Review Board meeting, environmental concerns regarding toxins and traffic, and privacy impacts.
3 403 of 675
The appellant contends the Solar Access Study (solar study) prepared by Sunbreak Energy Advisors, LL C (dated September 24, 2018) evaluating the proposed hotel’s shading onto the adjacent property to the north was not made publically available prior to the January 10, 2019 meeting, and the Design Review Board made a unilateral decision without the public review of this solar access study. Further, the appellant challenges the accuracy of the study.
Staff’s Response:
According to California Environmental Quality Act (CEQA) Guidelines, a shade analysis evaluating “shading” effects of a project onto surrounding properties is not required as part of a lead agency’s initial study evaluation. However, the applicant, at their own discretion, had a Solar Access Study (solar study) prepared by Sunbreak Energy Advisors, LLC (dated September 24, 2018). This solar study was received by staff via e-mail the day before the~ January 10, 2019 Design Review Board meeting. Because the solar study was received late in the application process, the solar study was not evaluated as part of the initial study, nor was it posted on the City’s website. The solar study was provided to each board member during the meeting, which the Design Review Board accepted for their review and consideration.
Upon review of the solar study after the January 10, 2019 meeting, the appellant indicates on the Appeal form (attached as Exhibit 6) that the solar study contains errors. However, the appellant has not provided any detail on the basis of his conclusion that the solar study is inaccurate. Regardless, and for the reason that a shade analysis was not required as part of the environmental review, the staff’s analysis and recommendation for the project has not changed. At present, outside of the Downtown Specific Plan, the City does not have shade standards or threshold requirements. The new three-story hotel is compliant with the Zoning Code requirements in terms of height (35-feet maximum; 35-feet proposed), street front and street side setbacks (zero setback allowed; 3-feet at the building’s closest setback proposed) and interior setback (7-feet minimum and 10-feet average required; 15-feet at its closest setback proposed). Staff believes the development standards established by the Zoning Code provide sufficient levels of light and air for projects, and is consistent with the goals and objectives of the comprehensive general plan.
Since the January 10, 2019 Design Review Board meeting, this solar study has been incorporated as part of the proiect’s case file and has been available to the public for review at the Planning Division office or via public records request. This solar study has been attached to this report for the City Council’s consideration (attached as Exhibit 7).
The appellant contends that public concerns regarding toxins and traffic were not addressed within the mitigated negative declaration (MND). (The appellant did not identify specific toxins) Staff’s Response:
Included as part of staff’s environmental review, a Limited Phase II environmental site assessment (ESA) was conducted at the project site by Conserve Consultant International (CCI). The purpose of this Limited Phase II ESA was to assess whether historical uses of the property, including a gasoline station and automobile repair shop, have adversely impacted the 4 404 of 675
subsurface environment beneath the property. This assessment included the analysis of soil samples collected from inside the property building and from the exterior areas of the property.
Soil borings were advanced in the area of the former motor vehicle fuel underground storage tanks (UST5) on the east exterior portion of the property, in the area of the former waste oil UST on the north exterior portion of the property adjacent to the former fuel dispenser islands, product piping lines, hazardous waste storage enclosure, and the clarifier and in-ground hydraulic lifts located inside the property building.
Based on the results of this assessment of the soil samples, the ESA concluded that it does not appear that the historical uses of the property, including a gasoline station and automobile repair shop, have significantly impacted the subsurface environment beneath the areas of the property assessed. However, based on the 15-feet deep excavation needed for the subterranean parking garage, staff incorporated a mitigation measure within the mitigated negative declaration (attached as Exhibit 10) requiring a soil management plan (SMP) for any soil excavation on the property. As standard practice, the SMP shall require that a geologist/environmental professional be on-site during excavation activities to monitor for potentially impacted soils not identified during this assessment and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring.
In regards to traffic concerns, the proposed project includes the development of a 64-room hotel that would increase the number of vehicles using the area streets. Public Works, Traffic Engineering had prepared a project trip generation estimate that is consistent with the traffic impact assessment guidelines set forth in the 2010 Congestion Management Program by the Los Angeles County Metropolitan Transportation Authority (October, 2010)~Based upon the estimated project trip generation, the Project is expected to generate 34 trips during the AM peak hours and 39 trip during the PM peak hours, which is below the City’s established threshold of 50 trips requiring additional studies via a traffic impact analysis.
Last, to mitigate temporary construction related traffic impacts to the immediate area of the project site, a Construction Traffic Control plan approved by the Glendale Public Works Department will be required prior to construction. The plan is required to identify all traffic control measures, signs, and delineators to be implemented by the construction contractor. The plan will also identify contractor information, hours of construction, construction worker parking information, as well as the proposed haul route.
The appellant further contends that concerns regarding the alley were not properly addressed. (The appellant did not identify specific concerns regarding the project utilizing the existing alley.) Staffs Response:
To minimize conflict with street traffic, access will be via an existing alley located west of the project site and away from the Victory Boulevard/Winchester Avenue intersection. As part of the second submittal redesign, the applicant improved the ground level of the garage with a drop-off area to further reduce potential traffic conflicts associated with hotel guest drop-offs on Victory Boulevard.
5 405 of 675
This application was routed to the City’s Public Work’s Traffic Engineering Division for comment.
No concerns were identified by this division regarding access into the subterranean garage via the existing alley.
The appellant believes the architectural drawings do not address concerns in regards to privacy.
Staff’s Response:
For C3 zoned properties adjacent to residential zones, the Zoning Code requires interior setbacks for new buildings that are over 28-feet and up to 35-feet in height to be set back seven feet minimum with an average of 10-feet. As part of the second (redesign) submittal, the applicant increased the setback along the northern property line to be more sensitive with the adjacent property to the north. The setback for the second level pool has been increased an additional 34eet, 6-inches (11 ‘-6” initial submittal; 15-feet now proposed), and portions of the building with guestrooms at the second and third levels have been set back an additional 14- feet (10-feet initial submittal; 24-feet now proposed). The landscaped planters at the perimeter of the second level pool deck have been increased an additional four-feet (initial submittal:
approximately five-feet; now proposed: 9-feet) to provide greater visual and sonic buffering. To reduce noise generated from the pool area, flush mounted acoustical panels will be applied onto the interior face of the seven-foot tall perimeter walls centrally located within the planters.
Noise associated with the pool and pool deck has the potential to cause a significant impact to the adjacent residential uses. The City’s noise ordinance is designed to prohibit unnecessary, excessive and annoying noise from all sources. Pursuant to GMC 8.36.110, it is unlawful for any person to wilfully make, continue or cause to be made or continued any loud, unnecessary or unusual noise which disturbs the comfort, peace, quiet or repose or endangers the health of inhabitants of any neighborhood or which causes discomfort or annoyance to any reasonable person of normal sensitiveness residing in the area. Although the city noise ordinance protects is residents from excessive sounds, mitigation measures have been incorporated within the MND to limit the hours of operation for the pool between the hours of 8:00 AM to 8:00 PM, Monday through Sunday to reduce potential noise impacts from the hotel’s pool deck to a less than significant level.
FISCAL IMPACT
The fiscal impact of the project is consistent with other hotels that have recently been completed. When completed, the Project will generate fees including new property taxes and transient occupancy tax in the estimated amount of $400,000.
6 406 of 675
ALTERNATIVES
In regards to the Design Review Board application, the City Council has the following three alternatives to consider
Alternative 1: The City Council may sustain the Design Review Board’s decision to adopt the final mitigated negative declaration and to approve the Design Review Board application with conditions Alternative 2: The City Council may continue the mailer, directing the City Attorney to draft findings reversing the Design Review Board’s decision and denying the project.
Alternative 3: The City Council may also consider any other alternatives to design review submission not proposed by staff.
CAMPAIGN DISCLOSURE
In accordance with the City Campaign Finance Ordinance No. 5744, Exhibit 7 is attached and contains the names and business addresses of the members of the board of directors, the chairperson, CEO, COO, CFO, Subcontractors and any person or entity with more than 10% interest or more in the company proposed for contract in this Agenda Item.
EXHIBITS
Exhibit 1: Location Map
Exhibit 2: Photos of Existing Property
Exhibit 3: Reduced Plans and Renderings (provided to the DRB on January 10, 2019) Exhibit 4: DRB Staff Report and Record of Decision — January 10, 2019 Exhibit 5: Reduced Plans and Renderings (provided to the DRB on June 14, 2018) Exhibit 6: DRB Staff Report and Record of Decision — June 14, 2018 Exhibit 7: Appeal Form (completed by the appellant)
Exhibit 8: Solar Access Study prepared by Sunbreak Energy Advisors, LLC (dated September 24, 2018)
Exhibit 9: Campaign Disclosure Form
Exhibit 10: Public Comments
Exhibit 11: Environmental Documents
7 407 of 675
408 of 675
409 of 675
410 of 675
411 of 675
412 of 675
413 of 675
GUESTROOM CALCULATIONS
LEVEL ROOM
LEVEL 01 12
LEVEL 02 25
LEVEL 03 27
TOTAL 64
LANDSCAPE CALCULATIONS
LEVEL AREA PERCENTAGE
LEVEL 01 3,159 14.6%
LEVEL 02 577 2.6%
TOTAL 3,736 17.2%
C)
( ,
L
L - ;
'" ('
\
c.. ,
,- J C _l
PROPOSED PROJECT
PROPOSED USE : I NEW HOTEL
BUILDING HEIGHT TOTAL:
TOP OF ELEVATOR HOUSING:
NO. OF STORIES :
NO. OF GUESTROOMS :
PARKING PROVIDED :
TOTAL EXCAVATION:
TOTAL BUILDING AREA:
TOTAL PARKING AREA :
35 FEET
38 FEET - 8 INCHES
(PER GLENDALE MUN. CODE SEC. 30.12.030)
3 STORY (ABOVE GRADE)
2 SUBTERRANEAN LEVELS
64 GUESTROOMS
65 SPACES (INCLUDES 3 ACCESSIBLE PARKING)
333,400 CUBIC FEET (APPROXIMATE)
12,348 CUBIC YARDS (APPROXIMATE)
37,858 SQUARE FEET
31 ,298 SQUARE FEET *
• NOTE - PARKING AREAS INCLUDES DRIVEWAY AND RAMPS
FLOOR AREA CALCULATIONS
BASEMENT 02 : I 2,357 SQUARE FEET
BASEMENT 01 : 870 SQUARE FEET
LEVEL 01 : 10,067 SQUARE FEET
LEVEL 02: 12,338 SQUARE FEET
LEVEL 03 : 12,226 SQUARE FEET
TOTAL : 37,858 SQUARE FEET
OUTDOOR TERRACE : I 4,281 SQUARE FEET
PARKING CALCULATIONS
I STANDARD 9' x 18' I ACCESSIBLE 9' x 18'
I
I
LEVEL 01 0 I 3
'
I BASEMENT LEVEL 01 I 40 0
BASEMENT LEVEL 02 22 I 0
'
I
TOTAL 62 I 3
SHEET INDEX
SHEET DRAWING TITLE
I
AO PROJECT INFORMATION, VICINITY MAP
A1 PROPOSED SITE PLAN
A2 PROPOSED CONCEPTUAL BASEMENT L2 PLAN
A3 PROPOSED CONCEPTUAL BASEMENT L 1 PLAN
A4 PROPOSED CONCEPTUAL LEVEL 01 PLAN
A5 PROPOSED CONCEPTUAL LEVEL 02 PLAN
A6 PROPOSED CONCEPTUAL LEVEL 03 PLAN
A? PROPOSED CONCEPTUAL ROOF PLAN
AB PROPOSED CONCEPTUAL ELEVATIONS
A9 PROPOSED CONCEPTUAL ELEVATIONS
A10 PROPOSED CONCEPTUAL SECTIONS
A11 PROPOSED CONCEPTUAL DOOR SCHEDULE
A12 PROPOSED CONCEPTUAL WINDOW SCHEDULE
A13 RENDERING ALONG VICTORY BLVD. (MAIN ENTRANCE)
A14 RENDERING ALONG VICTORY BLVD AND ALLEY
A15 I RENDERING VIEW OF MID-BLOCK
A16 RENDERING VIEW OF MID-BLOCK WITHOUT PLANTS
SV-1 I SURVEY
LT-1 .0 TITLE SHEET
Ll-1.1 IRRIGATION PLAN- LEVEL 1
Ll-1 .2 IRRIGATION PLAN- LEVEL 2
Ll-2.0 IRRIGATION LEGEND, NOTES & DETAILS
Ll-3.0 DRIP IRRIGATION DETAILS
LP-1 .1 PLANTING PLAN LEVEL 1
LP-1.2 PLANTING PLAN LEVEL 2
LP-2.0 PLANTING LEGEND, NOTES & DETAILS
LS-1.0 I SPECIFICATIONS
LS-2.0 I SPECIFICATIONS
LS-3.0 SPECIFICATIONS
PROJECT INFORMATION
PROJECT ADDRESS : 1633 VICTORY BOULEVARD,
GLENDALE, CA 91201
ASSESSOR PARCEL NUMBER: 5626- 013 - 024
GROSS PARCEL AREA: 0.50 ACRES (21,647 SQ) GROSS
LEGAL DESCRIPTION : LOTS 22-24 IN TRACT NO. 8589, IN
THE CITY OF GLENDALE, COUNTY
OF LOS ANGELES, STATE OF
CALIFORNIA, AS PER MAP
RECORDED IN BOOK 104, PAGES
49-50, OF MAPS, IN THE OFFICE OF
THE COUNTY RECORDER OF SAID
COUNTY.
GENERAL PLAN LAND USE : C3-1
I
ARCH ITECT :
nKLOSURES, Inc. 1633 VICTORY, LLC 1633 VICTORY HOTEL
Tel: 323.309.7334
Email:[email protected]
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
PROJECT DIRECTORY
OWNER / APPLICANT ARCHITECT
1633 VICTORY BLVD, LLC
OWNER REPRESENTATIVE
JAYESH KUMAR
2010 North Highland Avenue,
Los Angeles, CA 90068
T 323.216.1818
NKLOSURES, INC.
CONTACT:
NIKHIL KAMAT
15560-C Rockfield Blvd., Suite 200
Irvine, CA 92618
T 323.309.7334
SITE SURVEY LANDSCAPE ARCHITECT
JC SURVEY
P.O. BOX 86
ACTON, CA 93510
T 661 .269.2711
CHARLES TROWBRIDGE & ASSOCIATES
17901 ROMELLE AVENUE
VICINITY MAP
Rivers·d 1 eDr
Los Angeles Rtver
PARCEL MAP
SANTA ANA, CA 92705
T 714.532.3663
G
/:'.
~0<;.
33 Victory Boulevard /19'0' ~
Bette Davis
Picnic Area
PROJECT INFORMATION,
VICINITY MAP
EXHIBIT
AO
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 414 of 675
ARCHITE CT:
nKLOSURES, Inc.
15560-C Rockfield Blvd., Suite 200
Irvine, CA 9261 8
Tel: 323.309.7334
www.nKLOSURES.com
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
SITE PHOTO -VIEW B (1633 VICTORY BLVD.)
-------- --- ---
SITE PHOTO -VIEW A (1633 VICTORY BLVD.)
SITE PHOTOS- 1
No copies , transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc .. All content in these drawings (including concepts, designs, imagery, graphics and logo) are the property of nKLOSURES, Inc. 415 of 675
--
ARCHITECT:
nKLOSURES, Inc.
15560-C Rockfield Blvd., Suite 200
Irvine, CA 92618
Tel: 323.309.7334
www.nKLOSURES.com
SITE PHOTO -VIEW F (1623 VICTORY BLVD.)
SITE PHOTO - VIEW E (1623 VICTORY BLVD.)
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
SITE PHOTO -VIEW D (313 WINCHESTER AVE.)
SITE PHOTO -VIEW C (1655 VICTORY BLVD.)
SITE PHOTOS- 2
No copies, transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc .. All content in these drawings (including concepts, designs, imagery, graphics and logo) are the property of nKLOSURES, Inc. 416 of 675
ARC HITE CT:
nKLOSURES, Inc.
15560-C Rockfield Blvd., Suite 200
Irvine, CA 92618
Tel: 323.309.7334
www.nKLOSURES.com
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
SITE PHOTO - VIEW H (1628 VICTORY BLVD.)
SITE PHOTO - VIEW G (1634 VICTORY BLVD.)
SITE PHOTOS- 3
No copies , transmission, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc .. All content in these drawings (including concepts, designs, imagery, graphics and logo) are the property of nKLOSURES, Inc. 417 of 675
EXISTING UTILITY POLE
I
_/
20'-0"
._,,__ _
13'-6"
I
EXISTING ONE
STORY BUILDING EXISTING 18~ TREE 155'-0" EXISTING UTILITY POLE 144'-11~·
~ NEW LANDSCAPE
EXISTING ONE
STORY BUILDING
6'·6~- 1 50'-0"
~ EXISTING UTILITY POLE I i~-j ----r------------------------------------------------------------- .· --------------------------------------------__ ------------------------------------------------------------------------t-------: s
EXISTING GAS
SATIATION
ALLEY
PARKING
ENTRY/EXIT
I
- - +-- NEW
EXISTING UTILITY POLE - ~ ' _____________ _J
~ I -~ --13'-6"
EXISTING EDISON VAULT --~/
ARC HITE CT:
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
LANDSCAPE
l
NE;,, LANDSC~PE J
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
L
EXISTING SHED
TO BE REMOVED
EXISTING ONE
STORY BUILDING
TO BE DEMOLISHED
EXISTING CANOPY TO
BE DEMOLISHED
NEW LANDSCAPE
EXISTING
SHED
143·.st
VICTORY BLVD.
PROPOSED THREE
STORY HOTEL
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
MAIN ENTRY TO HOTEL
'
- -- EXISTING DRIVEWAY RAMP
' (TO BE REMOVED)
- ---+--~ NEW LANDSCAPE
BICYCLE
RACKS
EXISTING WATER
METER
WINCHESTER AVENUE
- ~'-- EXISTING DRIVEWAY RAMP
' (TO BE REMOVED)
. I
O'
~
8'
4' 16'
SCALE: 1/8" = 1'-0"
: : =~=:..~ :-/
.·, ,,.' ,'
PROPOSED
SITE PLAN
EXISTING ONE STORY
APARTMENT BUILDING
EXHIBIT
A1
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 418 of 675
-..---- ------------------------------------------ -----------------------------------------------------~ ARCHITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
20'-0"
ALLEY
I s·-4- 142·-1~- 7'-6~-
l ~ --
__ I __ ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------, l f •............................................................ .... ··················· ....................................................... l ................................... ... ........ ... .........• i m
·'
N
I
18 18'-0" 24'-o~-
.-, ______ _
16 --- - - ---- - --- --o ----->;.-- - - - ---- --- - --- - --- ---- - - - - 1--'I.
I. 4'-0" ~:-,
~
D D
STORAGE
Cm!]
s·-11-
/,
.;; ~ .. .., a: ... l;~
cnm
r< ' om , 1_ -or- I
' mo,
' -' '
~ --------~-J STAIR1
~ 19
11 10
~
\___ 10'-6"
STORAGE
~
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
l
s·-r
I
BASEMENT PARKING
(LEVEL 82)
8 lq I;;
I~ 9'-7"
J'
I
sl
8'-6"
BASEMENT
PARKING
~
9'-7"
UP
j ti ---------------------- -----------------·---------------------~'!.
VICTORY BLVD.
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
s·-o·
O
~
' 8'
4' 16'
SCALE: 1/8" = 1'-0"
50'-0"
NOTEINTERIOR ADJACENT TO
RESIDENTIAL ZONE 7'-0" MINIMUM
SETBACK AND AVERAGE 10'-0"
SETBACK FOR BUILDING
WINCHESTER AVENUE
PROPOSED BASEMENT
LEVEL 02 PLAN
EXHIBIT
A2
No copies , reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 419 of 675
..
ARCH ITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
20·-o·
ALLEY
155'-0"
I 5·-4· 142'-1~"
I I ). r-- - --- - --- - - - - - - - - - - -------------- -- --- - - -- -- - -- - -- - - - - - - - - - - - - - - -- - - --- -- - --- --- - ----------, ~ : t A1 : ' 1 ------ ------------------ - - - - ---------------------------------- ---- - - - - - -- ---------------------- ----- ---- ---- ------------------------- ------ --- - -------- ----------------------- -- --- --- - - -- ----- - - - --- -- --- : ' ~ . 1-~-+---1r==n=n=r=n=r=n=r=n=;:==,';:::===:::::::;::;:=;::::::===:;:::===::::::;:=========::::;:===:::::::;===============i--~-, I ST~R2 I I rl':::::::::::,[]ill] ::::::::::: T~GE~ 13~~=:::i ~ ' .,, II •'f i I ., 1nl ., I .. I 19 ~
1 20 21 - ~ 22 --------;;i~- ____ 24 L J
18 24'-0R
17 1
= r- " u ·- 4-'-0"-+:-. -. ------
. ~ -· 34 35
. I
" '.
,,· 15
1 w
~ w >o.
~g ,' 14 o v,
,~---+-~- >;.-~ ~ ,,.
r
13 . _ ,.,,. 4·-0· I
DN
12 11
10 STORAGE
[]}ill
10'-6"
I
~
' \.,' '
/\
' ' ' ' ' ' . ri_
I
BASEMENT PARKING
(LEVEL 81)
I
9 8 btL,J 61 '. ~D ~
I 9'-7" 11 9'-7" I
I I I
36 " - -o
..
- -
¢
¢
¢
¢
37 br---- -; ·'
- --- VD
9'-7" 11
,o·-r
11 33 ~
BASEMENT
PARKING
~
38w
8'-6"
9'-7" I
9'•7R
~
32 31 1
9'-7"
9'-7"
10'-6"
111 q
26 1!]
40 I
30 9'-7"
8'-6"
PARKING GARAGE (LEVEL 81 )
ON
,,._,,
~i
..:,...
~~ u,m
r<
om -,,r
m::i
v
,;
fni ' < ' p)"tl '
~b:
UP
13'-10i
29 (B\
~
V
I '-~ \r
N
~
ST-'IR1
~ '
~ ______ [_ ____________ _ --------------------- - --- ----- ---- ---- -------------------------- - ·- ----------------------------- --- ------ ---- ---------------~-----~ I 5·-4~· . 144'-1~· 5'-o· I ;,.----=---c-------------- ---------~v=1c=rn~Rc,--' Y,,-B~LV~D-----------------------~ . , ~ 1633 VICTORY HOTEL O'
~
8' 1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
4' 16'
SCALE: 1/8" = 1'-0"
50'-0"
NOTEINTERIOR ADJACENT TO
RESIDENTIAL ZONE 7'-0" MINIMUM
SETBACK AND AVERAGE 10'-0"
SETBACK FOR BUILDING
WINCHESTER AVENUE
PROPOSED BASEMENT
LEVEL 01 PLAN
EXHIBIT
A3
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 420 of 675
ARCHITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
155'-0"
20· o· 6'-6~· I
ALLEY
! ..........................•.•.......................................................................... $ .................... j ....................................... L~~l ----=;::;:::;:;:;::;::;:::;:;:;::;::;:;::;:;:::=..1~ 11 e e e e e e I : .. -----r--+---1 r- ~ 111 I
-~· 1-:- ·e
C--- I
8 ' ' '
:¢ i ' ' ' ' PARKING : .----+- ENTRY/EXIT : I : :¢ : ' ' ' ' : :
' :,
111 I
TRASH/ RECYCLE
~ ROOM
=
[ill] u ..
-~J ''
DRIVE AISLE PAA.KING
GARAGE
=
3 MECH. ROOM
O][J
'
'
' ' ' ' ' ' '
RAMP TO LEVEL 61 DN -----~1""' s,.•,~ M~AX=. s""' LOeScP-=--' E-~7 ' .... ------ - -- ----- - - -------- - - ---------------_ _, DN
ELEC ROOM
=
1------------------
~
. ;:=:=====::;-;:::::;::;~::;:::::::;:::::::;-;=::::::;i e I GUmROOM = . ' OKI
., . [-1 .. r \, n /
u ~rn,1J -~· \ i! /
D
GUESTROOM - ~
VOID
SPACE
e
e --
'
le
'
: -
:
Dru
~!tj b
~
v \ /
L.::::==~,==1: \X==>(==~ r"ll -;:::: I ==i , ,=::::::::::::;===:::'..I..D _ -----------------------------------DL.=:;:::::::==\==\ 1 ======l '--+-'
SEATING
c___ea==.-, L_ OQfJ
e GUESTROOM
~
,· I
~
' e GUESTROOM
CillJ
:
:
'
e GUESTROOM
OE]
' I
ELEV MECH
ROOM
OE] J CORRIDOR
Ofil
L'.J ~ I» [:].· ~ 1'J} C'.] ___Q_t\
to ~ ~ ~ ' ~ Q[D ~ -
Jl I nJ II Jl I
===
GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUEST ROOM GUESTROOM Ofil DE] Dru OR] OllJ Dru
'
: I ~ @) I GUESTROOM I
FRONT DESK
Dill
MAIN LOBBY
=
-,
'
I I I ti I '
L__ aicvcLE
RACKS
'1.----+·~e-· = I A I" UI e e e 1~-e-,- =:;:J, __ -__ -_-__ -__ -'j-----------~_M~A1=NE=N=?T =v T=o~Ha~T=EL _____ -_1-_~-~'-t:-~T" T~ r:.~J- -_f})_ ___ ------------ - ________ , _________________ .e _________________________________ ,~~·-:l ------ ------ _L::: ___ ::,= _ =®=-=· --=c- :::'..I J --------------------"-"-'--+----+--->\. 8'-0'
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
VICTORY BLVD.
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
O'
~
8'
4' 16'
SCALE: 1/8" = 1'-0"
so· o·
NOTEINTERIOR ADJACENT TO
RESIDENTIAL ZONE 7'-0" MINIMUM
SETBACK AND AVERAGE 10'-0"
SETBACK FOR BUILDING
WINCHESTER AVENUE
PROP0SEDLEVEL01 PLAN
EXHIBIT
A4
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 421 of 675
ARCHITECT:
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
20· o·
ALLEY
144'-11~~
3' 6" I 65' 10- 79' 2- 6'-6~"
I I
:, ~ ... ··· ·········· ··· ······················· e ······························· e··· ..................... ~ ..................... f .... ...... .. : ..... .......... ............. .... . ·1 ~~ ;;
1111~ ~ ~ - e • L GUESTROOM ~ "I ~~ ... i ie 1 ' i = n Q I G GUESTROOM 1 '.:::;';:======::=~~~I DEJ 3s·-o~
GUESTROOM
OE]
GUESTROOM
O;;:J
6 1 G"oo" J tJ j
I :I Q G IEJ
ltJ G ~
~ GUESTROOM
[filJ
I
GUESTROOM
OE]
GUESTROOM
e [BI]
-
I
e 1 i
~
GUESTROOM
c:m:::J
STORAGE
~
e i
I
GUESTROOM
=
J
e GUESTROOM
~
J GUESTROOM
Cm:] GUESTROOM OK)
GUESTROOM
e
GUESTROOM
[]EJ
';.-L-----------~-
-= OUTDOOR TERRACE
-""
~ r;=:1=========::::;i
e
GUESTROOM GUESTROOM GUESTROOM GUESTROOM
Dill Lill:] ~ OE]
I 11 II I I II II I
~ a:: co ~ ,,-- "'~ ato ~ ~- Q =n::jµ'® l@)\]c;r- w "
GUESTROOM GUESTROOM GUESTROOM GUESTROOM
= [filJ om =
19'-2"
STAIR 1 I IT!D r.::;;,.
~
~ L --:-"
~,, :1~ '
tLj;J 0L . ...... ~ A lei~ ~L e,;,,:e ......... ~ .. L,L= ___-___ -=-e=,: ____:::::...Jf J .. . .... ~ ·, ;;~ .~ ·, T, :e CillJ
.l VICTORY BLVD.
,- 144'-11~" J
1633 VICTORY, LLC 1633 VICTORY HOTEL
~ O'
~
8'
2010 N. HIGHLAND AVENUE, 1633 VICTORY BLVD., GLENDALE 4' 16' LOS ANGELES, CA 90068 SEPTEMBER 14, 2017 SCALE: 1/8" = 1'-0" so· o·
NOTE -
INTERIOR ADJACENT TO
RESIDENTIAL ZONE 7'-0" MINIMUM
SETBACK AND AVERAGE 10'-0"
SETBACK FOR BUILDING
WINCHESTER AVENUE
PROPOSED LEVEL 02 PLAN
EXHIBIT
A5
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 422 of 675
ARCHITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
20' O"
ALLEY
155'-0"
I I r f... ········································ s ····························· · · ·@· · ··· ..•................. w .........f .. ii. .... 'l I
8 i8
I
II
8 11
I
8 1
I
@ :
J
!
!8 1
I
GUESTROOM
QR]
GUESTROOM
CllIJ
GUESTROOM
~
!I 'd
G
~ GUESTROOM
OK]
GUESTROOM
Cill:J
tI= GUESTROOM
= 8
:=:=====~
COM
' le ~
,~l 'd ll
I ~ ;=======~l @!)7~. Q@D) GUESTROOM
=
8 ~d
GUESTROOM
~ 8
GUESTROOM
=
~I
GUESTROOM
=
POOL & OUTDOOR TERRACE BELOW
8 8 @ _ 8
I
GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROQM
D,D = = = =
C~RIDOR
=
C"J -~ l@)flp;c= C:] iC\J IGID/lp;c= ~@) l» C'.J C'.J t\ClID ;::::==:;;:::::== n ~ I/~ a to ~ I/~ a to @'\--- ~ a ~ ~"-- - II I I Jl - II I I - II I I II I II I
GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM GUESTROOM = CfilJ OE] OR] OR] [ED = f§ _ . .------+----- r e 8 ::_J @ @ ~ I @jw, I 8 -r ~rr l _________ e ______________________________________________ e _____ --------------------------------- ------------------- ___ e ______________ ------------- ------- -----------------~~---+----+--- " l~ ·- ~
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
VICTORY BLVD.
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
O'
~
8'
4' 16'
SCALE: 1/8" = 1 '-0"
50' O"
NOTEINTERIOR ADJACENT TO
RESIDENTIAL ZONE 7'-0" MINIMUM
SETBACK AND AVERAGE 10'-0"
SETBACK FOR BUILDING
WINCHESTER AVEN UE
PROP0SEDLEVEL03PLAN
EXHIBIT
A6
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 423 of 675
ARCH ITECT:
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
20'-0"
;..
ALLEY
155'-0"
! 3'-6" 144'-11~" 6'-6~"
I
~------ ---- - - --------------------------------------------------------------------- -------------------------------------------------------- --------- --1------------------------------- -- ------- : o/ ~ ~.1 ' -----------------------------------------------------------------------------------------------------------------------------------------------i-----------------~---------------------------------------- EL. +33'-0"
T.O. PARAPET
EL. +34'-0"
T.0. PARAPET
EL. +33'-0"
T.O. PARAPET
EL. +34'-0"
T.O. PARAPET
EL. +35'-0"
T.O. PARAPET
EL. +34'-0"
T.O. PARAPET
EL. +33'-0"
T.O. PARAPET
EL. +34'-0"
T.O. PARAPET
""EL. +35'-0"
T.O. PARAPET
EL. +35'-0"
T.O. PARAPET
EL. +33'-0"
T.O. PARAPET
T.O.ROOF
EL.+ 32'-0"
EL. +33'-0"
T.O. PARAPET
EL. +34'-0"
T.O. PARAPET
EL. +35'-0"
T.O. PARAPET
EL. +34'-0"
T.O. PARAPET
POOL & OUTDOOR TERRACE BELOW
EL. +33'-0"
T.O. PARAPET
EL. +34'-0"
T.0. PARAPET
EL. +35'-0"
T.0. PARAPET
D ~ EL.+38'-8"
T.O.PARAPET
IEL. +34'-0"
T.O. PARAPET
EL. +35'-0"
T.O. PARAPET
T.O. ROOF
EL.+ 32'-0"
EL. +34'-0"
T.O. PARAPET
EL. +34'-0" EL. +33'-0"
l~Lo1!:PETi:= d lT=.O=. =PA=RA= P=E~T ==cT.=O.=P=ARA~l.cp=ET==±~=~ =~=ARA=·-o~~ET EL. +35'-0" IT.O. PARAPET
L...::::::±:::==:::::...J
145'-0"
VICTORY BLVD.
IEL. +33'-0"
T.O. PARAPET
EL. +33'-0"
IT.O. PARAPET
EL. +34'-0"
T.O. PARAPET
EL. +35'-0"
T.O. PARAPET
EL. +34'-0"
T.O. PARAPET
EL. +34'-0"
T.0. PARAPET
EL. +34'-0"
IT.O. PARAPET
EL. +33'-0"
T.O. PARAPET
EL +34'-0"
T.0. PARAPET
j .... ............ . .
O'
EL. +34'-0"
T.O. PARAPET
6'-6"
8' 1633 VICTORY, LLC 1633 VICTORY HOTEL
~ 2010 N. HIGHLAND AVENUE, 1633 VICTORY BLVD., GLENDALE ~
4' 16'
LOS ANGELES, CA 90068 SEPTEMBER 14, 2017 SCALE: 1/8" = 1'-0" 50'-0"
NOTEINTERIOR ADJACENT TO
RESIDENTIAL ZONE 7'-0" MINIMUM
SETBACK AND AVERAGE 10'-0"
SETBACK FOR BUILDING
WINCHESTER AVENUE
PROPOSED ROOF PLAN
EXHIBIT
A?
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 424 of 675
ARC HITE CT:
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
w
z
:::;
a.
~ 0
er
a.
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
OMEGA STUCCO
CORONA #9245
SMOOTH FINISH
o,,M~"°OOJ THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
SATIN FINISH
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
D
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
GREEN SCREEN
COLOR-MATIE
TEXTURE GREEN
ON TOP OF
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS AZURITE BLUE
OMEGA STUCCO SATIN FINISH
CORONA #9245
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO
~M~(9<§L _
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
/- $ :~:._~; ELEVATOR HOUSING
------+---~ -- -- - -- - - -- hl ~ --___/ $ :~:._~; PARAPET --------------------- ~- - ___ $ ~~~:O;EVEL
-l~
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
OMEGA STUCCO
Tli!.iMf'_EBJm63
SMOOTH FINISH
----------------------- ___ $ ~E2~~~-03
--------r
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
OMEGA STUCCO
__ CJIBQN_A#9245_
SMOOTH FINISH
SIDE ELEVATION (WINCHESTE~,~~~1, 0
___ . __ /
$ TOP OF ELEVATOR HOUSING
+ 38'-8~
~ + 35'-0"
METALLICS TRESPA METEON AZURITE PANEL BLUE I
l":'"".'.,,...,,,+-,,..,..,~i:-::,
:t~~~~;F~~;~ ~
----+-----.
~ ___/ $ TOP OF PARAPET
-~ ~'-~-
w
z
:::;
D
D
D
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
OMEGA STUCCO
CORONA #9245
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
i J
"""'"'00 THUMPER #9263 J SMOOTH FINISH
~
- $ :~~~:EVEL
ID
'"
$ LEVEL 03
+ 22'-6~
'\' 0
0, ~
- $ LEVEL 02
+ 13·-o·
w
z
:::; 0
r: 6 er
w
a. $ LEVEL 01 0
er + 0'-0" a.
FRONT ELEVATION (VICTORY~;~~} CD
O
~
' 8' EXHIBIT
PROPOSED EXTERIOR
4' 16'
SCALE: 1/8" = 1'-0"
ELEVATIONS AB
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 425 of 675
ARCH ITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
UJ
z
:;
~ Q'.
UJ
"-ii!
"-
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
UJ
z
:;
~ Q'.
UJ
ll.
0 Q'.
"-
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
METALLICS TRESPA COPPER METEON YELLOW PANEL I ROCK FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO OMEGA STUCCO
CORONA #9245 THUMPER #9263
SMOOTH FINISH SMOOTH FINISH
,-----!--,----- - - --------
~ $ :~=.-~: ELEVATOR HOUSING
a, $ :~~.-~~ PARAPET
--------~r~ __ J --- _, - 1---------- _____ J ___ -.$-~~~~~~.:o-:-EV~E-L~- l]_· D
GREEN SCREEN
COLOR-MATTE
TEXTURE GREEN
ON TOP OF
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
OMEGA STUCCO
CORONA #9245
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
PARKING
ENTRY/EXIT
D
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
TRESPA METEON PANEL
METALLICS AZURITE BLUE
SATIN FINISH
TRESPA METEON PANEL OMEGA STUCCO
METALLICS ~~~l~l~-EF-!L_l~-~~~---,s~°o~~~\~~7s-·H1 - 0MEGA STUCCO CORONA #9245
SMOOTH FINISH
I I 11
OMEGA STUCCO
THUMPER #9263
SMOOTH FINISH
-~s;~,,J THUMPER #9263
SMOOTH FINISH
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
TRESPA METEON PANEL
METALLICS COPPER YELLOW
ROCK FINISH
OMEGA STUCCO
CORONA #9245
SMOOTH FINISH
~
;.I ----- --- $ :;~~~-03
O'
UJ
z
:;
~ UJ
"-0
Q'.
"-
UJ
z
:;
~ UJ
"-0
Q'.
"-
~
8'
4' 16'
SCALE: 1/8" = 1'-0"
REAR ELEVATION (MI D-B~~~~? 0
/ $ :~=.-~: ELEVATOR HOUSING
_/
__/
$ TOP OF PARAPET
+ 35'-0"
$ LEVEL01
r- + 0'-0"
SIDE ELEVATION (A~;~~}. CD
EXHIBIT
PROPOSED EXTERIOR
ELEVATIONS A9
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 426 of 675
TOP OF ELEVATOR HOUSING .,
+3a·-a· ~ ------- ------------- ------- TOP OF PA~~~O~ ., "' ,.; ROOF +Li~~: ., ---r-----~
,---
~ ----- ------------------------------
LE: ~i .. ~~ ., GUESTROOM CORR GUESTROOM I -- - ---- - ---------- ---- ------ :] ____ b I ~
~ LE:;;._~~ ., ---~- GUESTROOM CORR GUESTROOM n--n OUTDOOR TERRACE -- r
---
1' ~I
POOL I I 0
~ 6 :; I I I
~ I I I ~
I
w I 313 WINCHESTER AVE I LEVEL 01 ., g; 1 +0'-0" ~ &: 1 GUESTROOM CORR LOBBY DRIVE AISLE ELEC. ROOM I (SINGLE FAMILY HOME) I I I I
VICTORY BLVD. I I I 0
~
LE~;~.-~~ ., - -
+;1- -- PARKING GARAGE (LEVEL 81 ) -- ------- - RAMP --------------- LE~;~.~~ ~ PARKING GARAGE (LEVEL 82) VOID SPACE ~1 --~ - >;. --- -- _ $ !~=·-~~ ELEVATOR HOUSING
-------- - - ---------- ~
1 -- $ :~~.-~;PARAPET
- - --- ----- ---';. _./
~
I
I
I
I
I
1623 VICTORY BLVD. I
(THREE STORY APARTMENT BUILDING)
ARCHITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Emai l:[email protected]
- - -
- - -
--n
I
I
I
I
WINCHESTER AVE. I - I
I
-
- -----
--
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
-
--- -- -- -----
- ----- - -------- --- - - - ----
I GUESTROOM -- --- - ------·- -- -----
OUTDOOR TERRACE GUESTROOM -- ----- ------
I POOL
~ j GARAGE - - - - -
RAMP
~~-- PARKING GARAGE (LEVEL 81)
RAMP
II VOID SPACE STORAGE
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
--
l~OJ GUESTROOM
CORR GUESTROOM
RAMP
PARKING GARAGE (LEVEL 82)
O'
~
8'
4' 16'
SCALE: 1/8" = 1 '-0"
I -
~ u
9 ,.,
--';.
$ ROOF LEVEL
+ 32·-o·
EXHIBIT
PROPOSED SECTIONS
A10
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 427 of 675
'
DOOR REV NO. ROOM NAME
234 GUESTROOM
235 GUESTROOM
236 GUESTROOM
237 GUESTROOM
238 GUESTROOM
239 GUESTROOM
240 GUESTROOM
241 GUESTROOM
242 GUESTROOM
243 GUESTROOM
244 GUESTROOM
INT-1 GUESTROOM BATH RM
250A STAIR 1
2508 STAIR 2
X250A OUTDOOR TERRACE
X2508 OUTDOOR TERRACE
300 STORAGE
320 GUESTROOM
321 GUESTROOM
322 GUESTROOM
323 GUESTROOM
324 GUESTROOM
325 GUESTROOM
326 GUESTROOM
327 GUESTROOM
328 GUESTROOM
329 GUESTROOM
330 GUESTROOM
331 GUESTROOM
332 GUESTROOM
333 GUESTROOM
334 GUESTROOM
335 GUESTROOM
336 GUESTROOM
337 GUESTROOM
338 GUESTROOM
339 GUESTROOM
340 GUESTROOM
341 GUESTROOM
342 GUESTROOM
343 GUEST ROOM
344 GUESTROOM
345 GUESTROOM
346 GUESTROOM
INT-1 GUESTROOM BATH R~
350A STAIR 1
3508 STAIR 2
DOOR SCHEDULE
WIDTH HEIGHT THK. TYPE
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
4'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3·.o· 7'-0" 1-3/4 "
4'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3·.o· 7'-0" 1-3/4"
6'-0" 1-3/4"
3'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
3'-0" 7'-0" 1-3/4"
ARCHITECT:
nKLOSURES, Inc.
FIRE
RATING
20MIN.
20MIN.
20 MIN.
20 MIN.
20 MIN.
20MIN.
90MIN.
20MlN.
20 MIN.
20 MIN.
20 MIN.
-
90MIN.
90 MIN.
20 MIN.
20 MIN.
20MIN.
20 MIN.
20 MIN.
20 MJN.
20MIN.
20MIN.
20 MIN.
20 MIN.
20 MIN.
20MIN.
20MIN.
20MIN.
20MIN.
20MIN.
20 MIN.
20 MIN.
20 MIN.
20 MIN.
20 MIN.
20 MIN.
20MIN.
20MIN .
20 MIN.
20 MIN.
20 MIN.
20MIN.
20MIN.
20 MIN.
-
90 MIN.
90 MIN.
Tel: 323.309.7334
Email:[email protected]
DOOR FRAME DETAIL
HEAD JAMB THRESHOLD HARDWARE REMARKS
MATERIAL FINISH MATERIAL FINISH
LEVEL 02 (CONT.) (REFER TO DRAWING AS)
GUMTL GL MTL FF H1, H3, H4, HS
SCMID PTD. MTL PTD. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3. H4, HS
SCMID PTD. MTL PTD. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTO. MTL PTO. H1 , H3, H4, HS
SCMID PTO. MTL PTO. H1 , H3, H4, HS
SCMID PTO. MTL PTD. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTO. H1 , H3
SCMID PTO. MTL PTO. H1 , H3, H4, HS, H6
SCM/D PTO. MTL PTO. H 1, H3, H4, HS, H6
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1, H3, H4, HS
LEVEL 03 (REFER TO DRAWING A6)
GUMTL GL MTL FF H1, H3
SCMID PTO. MTL PTO. H1 , H3, H4, HS
SC/VVD PTO. MTL PTO. H1 , H3, H4, HS
SCIVVO PTO. MTL PTO. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTO. H1 , H3, H4, HS
SCMID PTO. MTL PTO. H1 , H3, H4, HS
SCNVO PTO. MTL PTO. H1 , H3, H4, HS
SCIVVD PTO. MTL PTO. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTO. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1, H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3, H4, HS
SCMID PTD. MTL PTD. H1 , H3
SCMID PTD. MTL PTD. H1, H3, H4, HS, H6
SCMID PTD. MTL PTD. H1 , H3, H4, HS, H6
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
DOOR REV NO.
B200A
82008
B201
8202
8203
8100A
81008
8101
8102
X100A
X1008
100
XST1
104
105
106
X106
107
108
X108
XST2
120
121
122
123
124
125
126
127
128
129
130
131
INT-1
X150
200
220
221
223
224
225
226
227
228
229
230
231
232
233
DOOR SCHEDULE
FIRE DOOR FRAME
ROOM NAME WIDTH HEIGHT THK. TYPE RATING MATERIAL FINISH MATERIAL FINISH BASEMENT LEVEL 02
STAIR 1 3'-0" 7'-0" 1-3/4" 90MIN. SCMID PTO. MTL PTO.
STAIR 2 3'-0" 7'-0" 1-3/4" 90 MIN. SCM/D PTD. MTL PTD.
STORAGE 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
STORAGE 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
STORAGE 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
BASEMENT LEVEL 01
STAIR 1 3'-0" 7'-0" 1-3/4" 90 MIN. SCMID PTD. MTL PTD.
STAIR 2 3'-0" 7'-0" 1-3/4" 90 MIN. SCMID PTD. MTL PTD.
STORAGE 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTO. MTL PTO.
STORAGE 3'-0" 7'-0" 1-3/4" 20 MIN. SCIVVD PTO. MTL PTO.
LEVEL 01
MAIN LOBBY 6'-10" 1-3/4" 20MIN. GL/MTL GL MTL FF
LOBBY SEATING 6'-0" 7'-0" 1-3/4" 20 MIN. SCM/D PTO. MTL PTO.
STAIR 1 3'-0" 7'-0" 1-3/4" 90 MIN. SCIVVD PTO. MTL PTO.
STAIR 1 3'-0" r-o· 1-3/4" 90 MIN. SCMID PTD. MTL PTD.
ELEV. MACH. RM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTO.
STAIR 2 3'-0" 7'-0" 1-3/4" 90MIN. SCIVVO PTO. MTL PTO.
TRASH/ RECYCLE RM 6'-0" 7'-0" 1-3/4" 20MIN. SCMID PTO. MTL PTO.
TRASH/ RECYCLE RM 3'-0" 7'-0" 1-3/4" 20MIN. SCM/D PTO. MTL PTO.
MECH. RM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
ELEC. RM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
ELEC. RM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
STAIR 2 3'-0" 7'-0" 1-3/4" 90 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTO. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCMID PTO. MTL PTO.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MJN. SCM D PTO. MTL PTO.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCIWD PTO. MTL PTO.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM BATH RM 3'-0" 7'-0" 1-3/4" - SCMID PTD. MTL PTD.
CORRIDOR 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
LEVEL 02
STORAGE 3'-0" 7'-0" 1-3/4" 20 MIN. GUMTL GL MTL FF
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCMID PTO. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20 MIN. SCIVVD PTO. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCM/D PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCMID PTO. MTL PTO.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MJN. SCMID PTO. MTL PTO.
GUESTRODM 3'-0" 7'-0" 1-3/4" 20MIN. SCM/D PTO. MTL PTO.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCMID PTO. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCMID PTD. MTL PTD.
GUESTROOM 3'-0" 7'-0" 1-3/4" 20MIN. SCMID PTO. MTL PTO. 1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
DETAIL
HEAD JAMB THRESHOLD HARDWARE REMARKS
(REFER TO DRAWING A2)
H1 , H3, H4, HS, H6
H1 , H3, H4, HS, H6
H1 , H3, H4, HS
H1, H3, H4, HS
H1, H3, H4, HS
(REFER TD DRAWING A3)
H1 , H3, H4, HS, H6
H1 , H3, H4, HS, H6
H1 , H3, H4, HS
H1 , H3, H4, HS
(REFER TO DRAWING A4)
H1 , H3, H4, HS, H6
H1 , H3, H4, HS, H6
H1 , H3, H4, HS, H6
H1 , H3, H4 , HS, H6
H1 , H3
H1 , H3
H1 , H3, H4
H1 , H3, H4, HS, H6
H1 , H3, H4, HS, H6
H1 , H3, H4, HS, H6
H1 , H3, H4 , HS
H1 , H3. H4, HS
H1 , H3, H4, HS ABBREVIATIONS: H1 , H3, H4, HS
GL GLASS H1 . H3. H4. HS HM HOLLOW METAL
H1, H3, H4, HS W O WOOD
STL STEEL H1 , H3, H4, HS MTL META L
H1 , H3, H4, HS M/G METAL AND G LASS
WIG WOOD AND GLASS H1, H3, H4, HS SC SOLID CORE WOOD
H1, H3, H4, HS TM TEMPERED G LASS
PTO PAINTED H1, H3, H4, HS FF FACTORY PRE-FIN ISH
H1 , H3, H4, HS
H1 , H3
H1 , H3, H4, HS, H6
HARDWARE LEGEND:
(REFER TO DRAWING AS) CONTRACTOR TO SUBMIT HARDWARE SCHEDULE FOR OWNER AND
ARCHITECT'S APPROVAL PRIOR TO CONSTRUCTION
H1 , H3
H1 , H3, H4, HS H1 - 3 HINGES (4 HINGES FOR DOORS OVER 7'-0" HIGH) H2 - PIVOT DOORS
H1 , H3, H4, HS H3- LOCK (FUNCT ION TO BE SELECTED BY OWNER EXCEPT SPECIFIED H1 , H3, H4, HS ON PLANS)
H4 • SELF CLOSING DEV ICE
H1, H3, H4, HS HS- A UTOMATIC LATCH THAT WILL S ECURE THE DOOR W HEN IT IS H1, H3, H4 , HS CLOSED
H6- PUSH-PAD TYPE PANIC HARDWARE
H1 , H3, H4, HS
H1 , H3, H4, HS H7- PROVIDE BU M PER IN POCKET TO PREVENT DOOR FROM FULLY
RECEDING
H1, H3, H4, HS
H1 , H3, H4, HS
H1 , H3, H4, HS
H1 , H3, H4, HS
H1 , H3, H4, HS
H1 , H3, H4, HS
EXHIBIT
DOOR SCHEDULE
A11
No copies , reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 428 of 675
6'-1"
WINDOW TYPES (ELEVATION)
I
2'-6"
-~-~[I
9 --
, 2'-9"
r--r
f4'-0" 2'-6"
~· I I
~TI 0 :o ~
Ur "I f- f-
':I
M 9
N
19 0 - --- ·----- ,~=~- - -- - - -- - --- _ $ FLOOR LEVEL 5'-2"
I 2·-r , 2·-r I
I ' I
i1
9 I
(9 LO
fe
1 2·-7~.. 2·-5~ .. . 2·-1~ .. r
~-_[IIJIITD' ! I
":'
0,
-------------<B FIXED ® 1/4"; 1'-0"
7'-84~" ~" ~"
1 I I 3·-0-
2 1.. 3·-0-
2 1 .. I ~1· I 3'-0~" 3'-0~" 2'-7" 2'-7" 2'-7"
-__ ~- ____ ___ ~.r1_~---~ _____ ~- _____ _
-~:m_ ~:_~,rn~' , -~: '~ _ _ _ _ $ FLOOR LEVEL
AR CH IT ECT:
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
e
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
CASEMENT/ FIXED 0 -----------<A 1/4"; 1'-0"
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
WINDOW SCHEDULE
WINDOW SIZE FRAME
GLAZING HARDWARE REMARKS TYPE GROUP
WIDTH HEIGHT MATERIAL FINISH
W1 7'- 8 i" 7'-6" MTL PTO CASEMENT/ FIXED
W2 6'-1" 7'-6" MTL PTO CASEMENT/ FIXED
W3 6'-1" 7'-0" MTL PTO CASEMENT/ FIXED
W4 7'- 8 i" 5'-2" MTL PTO CASEMENT/ FIXED
W5 2'-6" 5'-6" MTL PTO FIXED
W6 5'-2" 7'-6" MTL PTO CASEMENT/ FIXED
W7 6'-1 " 5'-2" MTL PTO CASEMENT/ FIXED
W8 4'-0" 4'-0" MTL PTO FIXED
W9 2'-6" 7'-6" MTL PTO FIXED
W10 7'- 8 ~" 7'-6" MTL PTO FIXED
ABBREVIEATIONS
AL - ALUMINUM
MTL - METAL
FF - FACTORY PRE-FINISHED
CONC - CONCRETE
CMU - CONCRETE MASONRY UNIT
CG - CLEAR GLASS
SG - SOLAR GLASS
TM - TEMPERED GLASS
PTO - PAINTED
GB - GYPSUM BOARD
TBD - TO BE DETERMINED
GENERAL NOTES
GENERAL NOTES:
1. PROVIDE COMPLETE WEATHER STRIPPING TO ALL EXTERIOR WINDOWS.
2. ALL THE EXTERIOR WINDOWS SHALL BE DOUBLE GLAZED.
3. THE THICKNESS OF ALL GLAZING IN THE STOREFRONT, WINDOW WALL, OR CURTAIN WALL SYSTEMS SHALL BE 1/4"MINI MUM.
4. FIRE RATED WINDOWS SHALL BEAR A LABEL TO IDENTIFY THE REQUIRED RATING.
5. TEMPERED GLASS AFFIXED WITH PERMANENT LABEL, THAT SPECIFIES
THE LABELER AND STATES THAT SAFETY GLAZING MATERIAL HAS BEEN UTILIZED IN SUCH INSTALLATIONS.
6. WINDOW OPENINGS IN EXTERIOR WALLS MUST BE PROTECTED WITH (3/4- HOUR) OR(1-1 /2 HOUR) FIRE ASSEMBLIES AS REQUIRED PER CODE.
EXHIBIT
WINDOW SCHEDULE
A12
No copies , reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 429 of 675
ARCH ITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
VIEW OF MAIN ENTRANCE (ALONG VICTORY BLVD.)
1633 VICTORY HOTEL EXHIBIT
EXTERIOR RENDERING
1633 VICTORY BLVD., GLENDALE A13 SEPTEMBER 14, 2017
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 430 of 675
ARCHIT ECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email :[email protected]
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
AERIAL VIEW ALONG VICTORY BLVD. AND ALLEY
EXHIBIT
EXTERIOR RENDERING
A14
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 431 of 675
ARCHITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
AERIAL VIEW OF MID-BLOCK
EXHIBIT
EXTERIOR RENDERING
A15
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 432 of 675
ARCHITECT :
nKLOSURES, Inc.
Tel: 323.309.7334
Email:[email protected]
1633 VICTORY, LLC
2010 N. HIGHLAND AVENUE,
LOS ANGELES, CA 90068
1633 VICTORY HOTEL
1633 VICTORY BLVD., GLENDALE
SEPTEMBER 14, 2017
AERIAL VIEW OF MID-BLOCK (WITHOUT PLANTS ON POOL DECK)
EXHIBIT
EXTERIOR RENDERING
A16
No copies, reproductions or electronic manipulation of any portion of these drawings in whole or in part are to be made without the express written permission from nKLOSURES, Inc. All content in these drawings (including concepts and designs) are the property of nKLOSURES, Inc. 433 of 675
",O'
PAVEMENT
CHAtN LINK FENCE
TREE CANOPY /DR!PUNE
SHRUB/HEDGE
DOOR/GATE
STREET LIGHT
/PN
486.SOfs_/
486.39fs _/
486.35fs _/
486.23fs _/
486.11 fs _/
0 485.78fs _/
0 )
8 <
w
ti
"' u
z
0 u
~ <
w
ti
"' u
z
0 u
ASPHALT PARKING AREA
®
/.S?HAL.T ROADWAY
·co
z
<{
ffi
>
en
°' 0
0 o·
O --· gf487.83
Architectural 5urve~
OVERHEAD W!RES
2-STORY BUILDING
---,:::+~---
0.?0
A.SP HALT PARKING AREA
® ~ox-Oo'":..fhea
2iiA7s,q')
ASPHALT P/-\RK!NG AREA
<85.38
n.t.s,
20'
ASPH:..LT ROADWAY
_ _J 434 of 675
CG~~[Ril~~ LJ[Ri(Q)W~[Ri~[))@~ ~ ~~~(Q)(G~~ U~~
~@mJ@~©@[p)@ @[f©[nJO~@©~(UJ[f@~ @[F@~OmJ~~
1633 VICTORY, LLC
2010 N. HIGHLAND AVE
LOS ANGELES, CA 90068
TEL: 323.216.1818
eta
CHARLES
TROWBRIDGE
AND ASSOCIATES 17901 ROMELLE AVE.
SANTA ANA, CALIFORNIA 92705
PH (714) 532-3663 FAX (714) 532-3667
LANDSCAPE ARCHITECTURE LIC. # 2242
HOTEL
1633 VICTORY
1633 VICTORY
GLENDALE,
HOTEL
BLVD.
CA.
(Q] [i ©1 \'%7 o mJ ~ o mJ @@IX
LT- I .0 TITLE SHEET
SOILS SUITABILITY REPORT
LI- I . I
LI- I .2
IRRIGATION PLAN LEVEL I
IRRIGATION PLAN - LEVEL 2
A. THE LANDSCAPE CONTRACTOR SHALL BE LICENSED AND POSSESS ALL LEGAL DOCUMENTATION OF THE STATE, COUNTY AND LOCAL GOVERNMENTS.
B. THE LANDSCAPE CONTRACTOR SHALL BE FAMILIAR WlTH THE LOCAL
CONDITIONS AND SUCCESSFUL STANDARD PRACTICES APPLICABLE TO THE SOIL TYPE OR TYPES WlTHIN THE PROJECT BOUNDARJES. ALL OPERATIONS AND MATERIALS StlALL BE SUBJECT TO LOCAL. STATE AND FEDERAL LAWS AND REGULATIONS.
I . THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ANALYTICAL SOILS SAMPLING, TESTING AND REMEDIAL RECOMMENDATIONS.
(a) LANDSCAPE CONTRACTOR SHALL SUPPLY AGRICULTURAL
SUITABILITY SOIL ANALYSIS. REPORT AND RECOMMENDATIONS TO
OWNER AND TO LANDSCAPE ARCHITECT PRIOR TO ANY LANDSCAPE WORK. ( SEE LANDSCAPE SPECIFICATIONS).
(b) SAMPLES SHALL BE TAKEN IN THE FIELD BY A QUALIFIED SOILS TECHNICIAN OR OTHER APPROVED INDIVIDUAL.
(cl) THE CONTRACTOR SHALL BE RESPONSIBLE FOR REMEDIAL
AMENDMENTS AND FERTILIZERS IN QUANTITY AND QUALITY
INCLUDING INCORPORATION TECHNIQUES A5 SPECIFIED IN REPORT. (e) THE CONTRACTOR SHALL BE RESPONSIBLE FOR FULFILLING THE RECOMMENDATIONS PRJOR TO PLANTING.
(f) IN THE CASE THAT INCONSISTENCIES SHOULD EXIST BETWlEEN
LANDSCAPE PLANS, LANDSCAPE SPECIFICATIONS AND/OR SOILS
REPORT AND ITS ENSUING RECOMMENDATION. THE LANDSCAPE
ARCHITECT SHALL BE NOTIFIED PRIOR TO ANY FURTHER SOIL
PREPARATION WORK.
C. DRAINAGE SHALL BE PROVIDED FOR PROPER AERATION OF THE ROOT ZONE OF ALL PLANTS AT THEIR MATURITY. THE CONTRACTOR SHALL
PROVIDE EXPERTISE TO INSURE PROPER DRAINAGE FOR ALL PLANTS PRIOR TO PLANTING.
Ll-2.0
Ll-3.0
LP- I. I
LP- I .2
LP-2.0
LS-I .0
LS-2.0
LS-3.0
NOTES:
IRRIGATION LEGEND,
NOTES$ DETAILS
DRIP IRRIGATION DETAILS
PLANTING PLAN - LEVEL I
PLANTING PLAN - LEVEL 2
PLANT LEGEND,
NOTES$ DETAILS
SPECIFICATIONS
SPEC! Fl CATIONS
SPEC! Fl CATIONS
(c) ANALYTICAL SOILS TESTING SHALL BE PERFORJVED BY AN APPROVED SOILS LAB. TESTS SHALL INCLUDE A FERTILITY ANALYSIS WITH
WRITIEN RECOMMENDATIONS PERTAINING TO NATIVE SOIL,
IMPORTED TOPSOIL AND BACKFILL MIX.
(>) METHODS MAY INCLUDE, BUT ARE NOT LIMITED TO RIPPING AND/OR DRILLING THROUGH IMPERVIOUS STRATA. OTHER METHODS OF
STANDARD PRACTICE UTILIZED WlTHIN THE LOCAL AREA ARE
SUBJECT TO APPROVAL. LANDSCAPE ARJ:.A = 3,719 S.F.
WATER SUPPLY= POTABLE
GENERAL NOTES
NOTES
Plans were designed by referencing:
Agriculture! suitability report prepared by SOIL AND PLANT LABS, or approved equal Agricultural suitability report short be a responsibility of the landscape contractor. The testing shall be performed prior to any construction.
Recommendations shall be provided to the Landscape Architect and the project owner prior to any construction.
CTA has taken care to research applicable codes and requirements in preparing these drawings and is not responsible for changes to such occurring ofter agency approval or during instollation.
As requested by the Client, CTA will visit the site at intervals appropriate to the stage of construction to review the progress and quality of work and to determine in general if the work is being performed in a manner indicating that the work, when completed, will be in substanUol conformance with the construction documents. However, CTA wlll not moke exhaustive or continuous on-site inspection to check quality of the work.
CTA is not responsible for construction means, methods, techniques, sequences or procedures, or for safety precautions and programs in connection with the work, since these ore solely the Contractor's responsibility. CTA is not responsible for the Contractor's failure to carry out the work in accordance with the construction contract documents, nor responsible for acts or omissions of the Contractor, subcontractors, or their agents or employees, or of any other persons performing portions of the work.
There is no warranty or guarantee either expressed or implied by CTA for the completion of the work or the quality of performance of the construction controctor(s).
In the event CLIENT consents to, allows, authorizes or approves of changes to any plans, specifications, or other construction documents, and these alterations are not approved in writing by CTA, CLIENT recognizes that such alteration and the results thereof ore not the responsibility of CTA. In addition, CLIENT agrees, to the fullest extent permitted by low, to indemnify and hold CTA harmless from any damage, liability or cost (including reasonable attorney's fees and costs of defense) orising from such alterations.
NOTE:
I AGRJ:.E TO COMPLY WITH THE RJ:.QUIREMENTS OF THE
WATER EFFICIENT LANDSCAPE ORDINANCE AND SUBMIT
A COMPLETE LANDSCAPE DOCUMENTATION PACKAGE.
CHARLES W. TROWBRIDGE
The existence and location of any underground utilities shown on the plans were obtoined from avoi!oble records at the time the plans were drafted and do not constitute a representation as to the accuracy or completeness of the location or the existence or non-existence of such utilities. In Southern California, Controctor shall contact Underground Services Alert at 1-800-422-4133 prior to performing any construction work. In other areas, contractor shall contact a similar ogency/orgonization.
Contractor sholf supervise and direct the work, using the Contractor's best skill and attention. Contractor shall be solely responsible for and hove control over construction meons, methods, techniques, sequences, and procedures and for coordinating all portions of the work.
Contractor shall be responsible to the Owner /Client for acts and omissions of the Contractor's employees, subcontractors and their agents and employees, and other persons performing portions of the work under a contract with Contractor.
DATE,
DIG ALERT
DIAL TOLL FREE
1-800-422-4133 AT LEAST W/0 DAYS
BEFORE YOU DIG
Contractor shall be responsible for initiating, maintaining, ond supervising all sofety precautions and programs in connection with the performance of the construction UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA 1633 VICTORY BLVD GLENDALE. CA
APPLICANT:
ARCHITECT:
SITE SURVEY:
SOILS EtiGINEER:
CIV!U GAAD!NG·
MECHANJCAU
PLUMBING
INTERIOR
DESIGNER
K~:
SEAU SIGNATURE:
PROJECT NO.:
DRAWN BY:
1633 VICTORY, LLC
2010N.H!GHt..AUOAVENUE,
LOSANGELES,CAS©Sa
TEL:323.216.1618
nKLOSURES
1SSOO.CROCKFl£1.0BI..V0.,#200
IRVfh'E,CA92516
TEl.:323.3-09.7334
JC SURVEY
P.0.80Xl!6
ACTON, CA 93510
TEl.:66Ut9.2tn
IRVINE GEOTECHN1C>J.., !NC.
145RS1ERAAU.AORE.BlV0,1!12
PASADENA, CA91107
TEL:62t8«.&41
GM ENGINEERING
6534 VAUEAN AVENUE.
VANMJYS,CA91400
319 MAIN STREET,
EL SEGUNDO. CA 00245
TEL:213239.9700
SPIRIT ENGINEERING
15560-C ROCKFIEt.D St.VO., #204
IRVINE,CA92518
8322 MYRTLCWOOO cma.E,
WESTIJJNSTER, CA 92683
TEL:714.235.5915
AT DESIGN, LLC
15500-CROCKFIELOBtV0 .• #219
!RWit,CA92618
TEL:949322-7927
CHARLES
TROWBRIDGE
ANO ASSOCIATES
W<f,. ,.,..._ u.i.-.. "1~
..,fl,./1lJ.uJr,.,:a,,isn».>
~""""'rtCT""1:llC.~!1-0
FULL SIZE PRJNT: 24" x 36'"
SHEETNAt.-lE:
TITLE SHEET
SCALE:
SHEET NO:
LT-1.0
nKLOSURES © 2016
435 of 675
H/4'i I
I I
PARKlt:
ENTRY/ErlT I
,t:
/(! I
!I:
f1l
5YM
... i ! •
: : 11
IRRIGATION LEGEND
MFG. MODEL NUMBER DESCRIPTION GPM / GPH PSI
RAINBIRD XBT-2.0-PC SINGLE-PORT EMITTER 2.0 GPH 30 3 EACH TREE 3 /TREE= G.0 RAINBIRD XBD-80-PRS-050-30 XERIBIRD 8 OUTLET EMITTER 24.0GPH 30 W/3 GPH EMITTER AT EACH 1/4' POLY TUBE, I EACH PLANT
NETAFIM DF 1505-140 1-1/2' FILTER MANUAL DISC WATER FILTER W/ 140 FILTER IRRITROL MASTER VALVE. MODEL I 02P2 AUTOMATIC REMOTE CONTROL VALVE SIZE PER PLAN RAINBIRD IFS- I 50-PBSB
WATTS WBV STD PORT THD BRASS OR APPROVED EQUAL
RAINBIRD 33D-LRC
RAINBIRD XCZ-100-PRF
RAINBIRD RAIN CHECK
RAINBIRD ESP-LXMEF-18 STATIONS
FEBCO 825 Y LINE SIZE
FLOW SENSOR
BALL VALVE LINE SIZED
QUICK COUPLER INSTALL INGREEN PLASTIC VALVE BOX CARSON OR APPROVED EQUAL
CONTROL ZONE KIT WITH VALVE
WATER METER REFER TO CIVIL ENGINEER'S PLANS FOR LOCATION AND SIZE VICTORY BLVD.
N
EB
1633 VICTORY BLVD
GLENDALE, CA
APPLICANT:
ARCHITECT:
SITE SURVEY:
SOILS EN@-lEER:
C!VIUGRAD!NG:
STRUCTURAL:
MECHAN!CALJ
PLUMBING:
INTERIOR
DESIGNER:
KEYPL.Att
$EAU S!GNA TURE:
PROJECT t.'O.:
DRAWN BY.
SHEETNAYE
1633 VICTORY, LLC
2010 N. HlGH!..ANO AVENUE.
LOS ANGELES, CA S005S
Ta:323.216.1818
nKLOSURES
1S500-C ROCKFIELO a VO., #'200
IRVINE,CAS2618
TEl:323309.7334
JC SURVEY
P.O.BOX66
ACTON, CA93510
ra:001.2€9.2m
!R\11.~E GEOTECHN!CAL, INC.
m N. SERRA MADRE atVD,#12
PASADENA,CA91107
TEL:626.8«.6641
GM ENG!NEERJtiG
66l4 VAUEAN AVENUE,
VANN1JYS,CA9ll0S
TEl:818.908.1824
JOHN LAB!B + ASSOC!A TES
319 WJN S1R£ET,
El SEGUNDO, CA 00245
TEl:213.239.9700
SP1RITENG!NEER!NG
15500-C ROCKF!flD BI..VD., ~
IRVlNE, CA 9$18
8322 MYRTLEWOOD C!RCI.E,
WESTMINSTER,CAS..~
TEL:714.235.5915
AT DESIGN, LLC
1~ROCKFIEL0St..VO~lt219
IRVINE,CAS1618
TEl:949312.7927
CHARLES
TROWBRIDGE
ANO ASSOCIATES
__,..,.,..,u.u,°"""'"I~
""l'•~l~:r,.:w,:, ·,_..J?,.)Sll·>tU ~,.~,,ntcnl'il"uC:.~l,-0
IRRIGATION PLAN
LEVEL 1
SCALE: AS NOTED
SHEET NO.:
Ll-1.1
nKLOSURES @2016
436 of 675
i -------------,
I
1--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------J I
I ALLEY 1
I
L
-
' I
J
I
I
HYDROZONE #
/ PLANTING
DESCRIPTION a
REGULAR LAND::
ALL PLAN I ING =
LOW WATER
~
-f\:J ....
I~ I A G
I~ \j
... G
-L{?.
-f6
-I IG X,,0,
'x \j
... G
-lp
-r5
- G X ,Q
I~ tf ... G
-L{?
-~
.... G I~ Q
I~ \j IG
-L2
~~I I
PLANT IRRIGATION IRRIGATION
FACTOR (Pf) METHOD b EFFICIENCY
OE) c
CAPE AREtS
0.30 DRIP 0.81
SPECIAL LANDSCAPE AREAS
dl- -
- 11 EJI ;
,Q -
\j 'I,, EJ = [CJ - ~- ~· 0
I [CJ
I 0
?j [CJ
ia,_ 0
'==
\j 'X
<>o<> EJ - ~- I vv
d-
• ---------- EJ A IX M
I~
I I x
~ J{i GJ a
- -
IIDDDDD 1~
0 CJ]
IT POOL 0
CJ]
0 CJ] 0
0 OUTDOOR TERRACE
-~OQOQO~OQOQO~O ~o;, I ,. . - V V
-
x I I I I ':cc --X I I
to I\.""
GJ~ J{i GJ a
to ;J ( GJ I
II
r-:_I ~
I
I
"I
I WINCHESTER AVENUE I
~~lp~ a to~~ Lp ~ to~~Lp~Q lp~ a
CD a
>CI I I IX XI I I I :x:_ :x:_ I I I IX I IX
I
I
- ..... /
/
VICTORY BLVD.
I
LANDSCAPE ETAF x AREA ESTIMATED TOTAL ETAF
(PF/IE) AREA (S.F.) WATER USE
(ETWU) e
0.37 3,719 1,377.4 44,151 MAXIMUM APPLIED WATER ALLOWANCE NOTE: MAWA = Maximum Applied Water Allowance (GALLONS) LANDSCAPE AREA= 3,719 S.F. MAWA = (ETo) x (0.62) X [(0.45 x LA)+ (0.3 X SLA)] ETo = Reference Evapotranspiration (inches per year) 51.7 CONTROLLER NOTE TOTALS 3,719 44,151 0.62 = Conversion Factor (to gallons per square foot) 0.62
0.45 - ET Adjustment Factor (45% of Reference ET) 0.45 120 VOLT 2 AMP GO CYCLE POWER LA= Total Landscaped Area (square feet) 3,719 PROVIDED BY OWNER. IRRIGATION CONTRACTOR TO MAKE FINAL HOOK-UP. LOCATE CONTROLLER ON ETWU TOTAL 44,151 SLA = Special Landscape Area 0 OUTSIDE WALL OF TRASH ENCLOSURE. FINAL LOCATION MAXIMUM APPLIED WATER ALLOWANCE (MAWA) e 53,G43 TOTALMAWA 53,643 TO BE APPROVED BY LANDSCAPE ARCHITECT. 0 1633 VICTORY BLVD
GLENDALE, CA
APPLICANT:
ARCHITECT:
1633 VICTORY, LLC
2010N.HIGHI.ANOAVEl.'UE.
LOS ANGELES, CA 9XJEa
TEl:323.216.1818
nKLOSURES
15550-C ROCKFIELD Bl.VO~ #200
IRVINE,CA92e16
P.O.BOX86
ACTON, CA ~..510
TEl:661.269.2177
SOILS ENGINEER: IRVlNE GEOTECHN!CA!.., INC.
145 N. S1ERAA ti.A.ORE Bl.VO. #12
PASADENA. CA 91107
CMU GRADING:
STRUCTURAL:
MECHAN!CAU
PLUMBING:
INTERIOR
DESIGNER:
KEYPLAN:
SEAU SIGNATURE:
PROJECT NO.:
DRA\','l'~BY .
GM ENGINEERING
0034VAUEA.'IAVENUE,
VAN NUYS, CA 91400
TEL:818.90$.1824
JOHN LABIB + ASSOCIATES
319 MAIN STREET,
EL SEGUNDO, CA 00245
TEL:21l239.9700
SPIRIT ENGlr,;EERlNG
1SSSO.CROCKHELDBLV0.,;204
IRVINE,CA92$18
m2 MYRTt.EWOOO C1RCtE,
ViESTM!NSTER,CA92683
TEL:714.2JS.5915
AT DESIGN, LLC
15560-CROCKflELOBlVO., #219
IRVINE,CAS2518
TEl:949.322.7927
CHARLES
TROWBRIDGE
ANO ASSOCIATES
_.,,.,,..,c,u•°""""'""°'
W(l'!•>ll1W.J ~M(1")>ll·>U1
~""°""CI\."<tUC.,l><l
APPROVED SY; NK
NO. DATE DESCRIPTION
11 I
IRRIGATION PLAN
LEVEL2
SCALE: AS NOTED
SHEET NO.:
Ll-1.2
nKlOSURES e2016
437 of 675
NOTES
1. DRAWINGS ARE DIAGRAMMATIC. EQUIPMENT SHOWN IN PAVED AREAS ARE FOR
DESIGN CLARIFICATION ONLY ANO SHALL BE INSTALLED WITHIN PLANTING AREAS.
2. DO NOT WILLFULLY INSTALL THE SYSTEM AS SHOWN WHEN IT IS OBVIOUS IN
THE FIELD THAT UNKNOWN OBSRTUCTIONS OR GRADE OIFFRENCES EXIST THAT MIGHT NOT HAVE BEEN KNOWN DURING DESIGN. SUCH CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNERS AUTHORIZED REPRESENTATIVE.
IN EVENT THIS NOTIFICATION IS NOT GIVEN, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY NECESSARY REVISIONS.
3. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS, CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY \'/!TH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION.
4. INSTALL ELECTRICAL HOOK UP FOR CONTROLLER, INSTALL NO. 14 UF DIRECT
BURIAL IRRIGATION WIRE (WHITE COMMON, DIFFERENT COLOR PILOT FOR EACH
CONTROLLER) USE EPOXY CONNECTORS AND BURY WIRE A MINIMUM OF EIGHTEEN ( 18) INCHES IN DEPTH, BUNDLE AND TAPED TOGETHER EVERY TEN (10) FEET. FORM EXPANSION COILS AT EACH VALVE AND CHANGE OF DIRECTION. INSTALL \'/IRING IN PVC SCH 40 SLEEVES UNDER PAVING.
5. PRESSURE MAINLINE TWO (2) INCHES AND LARGER SHALL BE PVC CLASS 315 WITH SCHEDULE 40 FITTINGS. PRESSURE MAINLINE AND FITTINGS LESS THAN 1WO (2) INCHES SHALL BE PVC SCHEDULE 80.
6. NON PRESSURE LATERAL SHALL BE PVC SCH 40 WITH SCHEDULE 40 FITTINGS.
7. FLUSH ALL LINES AND ADJUST ALL HEADS FOR MAXIMUM PERFORMANCE AND
TO PREVENT OVER SPRAY ONTO EXISTING WALKS, DRIVES AND BUILDINGS AS MUCH AS POSSIBLE. THIS SHALL INCLUDE SELECTING THE BEST DEGREE OF ARC TO FIT EXISTING SITE CONDITIONS.
8. GATE VALVE SHALL BE LINE SIZED AND LOCATED IN PURPLE VALVE BOXES,
PER SPECIFICATIONS
9. CONTROL VALVES SHALL BE SIZED AS NOTED ON DRAWING AND LOCATED IN PURPLE VALVE BOXES.PER SPECIFICATIONS.
10. ELIMINATE ALL LOWHEAO DRAINAGE AS NECESSARY.
11. CONTRACTOR SHALL MAKE ALL NECESSARY ADJUSTMENTS TO IRRIGATION SYSTEM AS REQUIRED TO INSURE AN OPTIMAL SYSTEM FOR 100% COVERAGE WITH 60% OVERLAP OF HEADS IN All PLANTING AREAS.
12. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING POSITIVE DRAINAGE IN ALL NON-HARDSCAPE / PLANTED AREAS.
13. ALL LOCAL MUNICIPAL ANO STATE LAWS, RULES AND REGULATIONS GOVERNING
OR RELATING TO ANY PORTION OF THE WORK ARE HEREBY INCORPORATED
INTO ANO MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS
14. \i~tL\::0%R'Kc:~~1~ 0s~.\J~L 'vtRI~ fH0tt.~cflr9§Ns OF All UTILITIES, STRUCTURES ANO SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF
UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS ANO ACTUAL NOTES:
1. POSITION 2-3 UNITS (OR MORE) EVENLY SPACED AROUND G) PLANT. FOR NEW TREES PLACE NEAR ROOT BALL. FOR EXISTING TREES PLACE HALF THE DISTANCE BETWEEN 0 CANOPY EDGE AND TREE TRUNK.
2. INSTALL PRODUCT WITH TOP EVEN WITH GROUND SURFACE. f:3\ 3. RWS SERIES AVAILABLE IN THE FOLLOWING MODELS: \::.) RWS-B-C-1401: 0.25 GPM (0,95 L/M), CHECK VALVE © RWS-B-1401: 0.25 GPM (0,95 L/M) RWS-B-X-1401: 0.25 GPM (0,95 L/M), 18" (45,7 CM) ® SWING ASSEMBLY RWS-B-C-1402: 0.5 GPM (1,9 L/M), CHECK VALVE ® RWS-B-1402: 0.5 GPM (1,9 L/M) RWS-B-C-1404: 1.0 GPM (3,8 L/M), CHECK VALVE 0 4. WHEN INSTALLING IN EXTREMELY HARD OR CLAY SOILS, ADD lo\ 3/4" (1,9 CM) GRAVEL LINDER AND AROUND THE UNIT TO I_V ALLOW FASTER WATER INFILTRATION AND ROOT PENETRATION.
5. ONCE RWS HAS BEEN INSTALLED FILL THE BASKET WITH
PEA GRAVEL BEFORE LOCKING LID. ® 6. OPTIONAL RWS-SOCK FOR USE IN SANDY SOILS.
FINISH GRADE/TOP OF MULCH
ROOT WATERING SYSTEM: RAIN BIRD RWS
SWING ASSEMBLY (INCLUDED)
1/2" (1,3 CM) MALE NPT INLET (INCLUDED)
PVC SCH 40 TEE OR EL
PVC OR POLYETHYLENE LATERAL PIPE
OPTIONAL SOCK (RWS-SOCK) FOR SANDY SOILS
4" (10,2 CM) WIDE X 36" (91,4 CM) LONG RIGID
BASKET WEAVE CANISTER (INCLUDED)
PLANT ROOT BALL
15. ifWtDc&A\W,\1!?~ ~tit ~,(j~P?/liIE~Ek9i~ </:Yi~lii'EtRllfif~ENTATIVE. >--~-----R-O_O_T_W_AT_E_R_IN_G_S_Y_S_TE_M ___ R_WS_--M--------------------< ARCHITECTURAL PLANS BEFORE BEGINNING WORK.
LE MUE SIZE AN PER MF MODEL
COLOR
16. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK.
17. ACTUAL LOCATION FOR THE INSTALLATION OF THE BACKFLOW PREVENTER AND
THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
18. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE TWICE THE DIAMETER OF THE PIPE CARRIED. ALL \'/IRE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. All SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING.
19. ALL QUICK COUPLER VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS.
20. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE. SCREEN AND ARCS SHOWN ON THE PLANS. All HEADS ARE TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDING, \'/ALLS, FENCES AND HAROSCAPE. THIS INCLUDES
BUT IS NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT
SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT
OF NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENT OF NOZZLES \'/!TH ADJUSTABLE ARC UNITS.
21. ALL IRRIGATION SYTEMS SHALL BE INSTALLED PER GOVERNING \'/ATER AGENCY STANDARDS, REQUIREMENTS AND SPECIFICATIONS. IF A DISCREPANCY EXISTS
BETWEEN THE GOVERNING WATER AGENCY STANDARDS, REQUIREMENTS ANO
SPECIFICATIONS ANO THESE PLANS, THE MORE STRINGENT STANDARDS, REQUIREMENTS ANO SPECIFICATIONS SHALL BE IMPLEMENTED.
22. ALL IRRIGATION LINES, VALVE BOXES, LIDS AND IRRIGATION CAPS FOR ALL
SPRAY HEADS SHALL BE PURPLE-COLORED (ALERTLINE)
BRASS ELBOW
BRASS PIPE (1YP .)
FINISH GRADE
PRESSURE SUPPLY\ "J LINE - INTAKE \ ADAPTER (TYP.)
-...._PRESSURE SUPPLY
LINE - DISCHARGE
I 2' BRASS NIPPLE PVC SCH 40 MALE
NOTE,
I. EQUIPMENT TO BE INSTALLED AT A MINIMUM OF 12• FROM WALLS, BUILDINGS, ETC. INSTALL IN PLANTING AREA.
2. All ABOVE GROUND ASSEMBLY SHALL RECEIVE ONE (I) COAT RED LEAD PRIMER AND ONE (I) COAT PAINT
3. WHEN UNIT 15 NEXT TO BUILDING, WALL, ETC., TEST COCKS ARE TO BE ON OUTSIDE.
4. PAINT DARK GREEN OR TAN ( PER L.A. AT TIME OF INSTALLATION) ~;r'?i'Wi\.Wl-~lr~~Ml~l6~ c)'~\;l;~-l'J!~1~t'03JlHANGED TO GALV. / SCH 40 PIPE G. BACKfLOW PREVENTER AND RELATED EQUIPMENT MUST BE CERTIFIED AND TAGGED L XERA-BUBBLER ON A SCH 80 RISER
J
1. MASTER VALVE PER IRRIGATION LEGEND
2. FINISH GRADE
3. RECTANGULAR PLASTIC VALVE BOX 1'<1TH BLACK LOCKING LID (NOS 314CRBLK OR EQUAL) HEAT BRANO •·t.N" ON LIO IN 2"
HIGH BLOCK LETTERS
4. SCH 80 PVC MALE ADAPTER (2 REQUIRED) USE REDUCING
ADAPTERS WHERE MAINLINE IS LARGER THAN VALVE
5. SCH 40 PVC 45 DEGREE Ell ( 4
NOTE: MASTER VALVE TO l'nRE INTO TWO-VnRE
CABLE 1'<1TH VALVE DECODER. ADAPT AS
NECESSARY. SEE DETAIL 'J', Ll-4.
MASTER CONTROL VALVE
_,,----- RAIN BIRD XERJ-BUBBLER
XBT-20
~----1/2-INCH FPT X I 0-32
THREAD ADAPTER,
RAIN BIRD I 0-32A
FINISH GRADE -MULCH/ DECOMPOSED
GRANITE
1/2-INCH FLEX RISER
OR APPROVED EQUAL
(LENGTH AS REQUIRED)
PVC LATERAL PIPE - PURPLE
PVC SCH 40 TEE OR ELL
NOTE: - PURPLE
• INSTALL 1- 2.0 GPH EMITTER AT
EACH SHRUB IN DRJP AREAS.
K XERA-BUBBLER ON A SCH 80 RISER
REQUIRED)
BOX TO HA VE PURPLE
LIO VnTH RW \'/ARNING.
6. MAINLINE PIPING PER IRRIGATION LEGEND (PLAN SIZE)
7. RECTANGULAR PLASTIC VALVE BOX EXTENSIONS AS REQUIRED
8. COMMON BRICK SUPPORTS ( 4 REQUIRED)
9. WATERPROOF V,1RE CONNECTORS (2 REQUIRED)
10. TWO-VnRE CABLE TO CONTROLLER - 1'<1RE MASTER VALVE
INTO CABLE 1'<1TH SINGLE STATION VALVE DECODER
11. 1.0. TAG VnTH "MV" PRINTED ON IT (CHRISTYS #10-STD-Yl)
12. Fill BASE OF BOX VHH PEA GRAVEL
13. NATIVE SOIL
' 1 /2" IN TURF AREAS, 3" IN SHRUB AREAS
-------f!Nl5H GRADE
-------PVC 5CH 40 ELL
------PVC SCH 80 NIPPLE (LENGTH
A5 REQU,RED, I OF 2)
,----- 30-INCH LINEAR LENGTH OF WIRE, COILED
,----- WATERPROOF CONNECTION: RAIN BIRD 5PUCE- I ( l Of 2) ID TAG: RAIN BIRD V!D 5ERJE5
VALVE BOX WITH PURPLE COVER, INSTALL I" MIN. ABOVE D.G.
PVC SCH 00 CLOSE NIPFI£ - FR.fl. PVC SCH 00 UN:ON FOR SERVICING ASSEMBLY • PUR.f'LE PVC SCH 40 MALE ADAPTER - PR.FL.
LATER.Al PIPE M!N I 2~ COVER • PR.FL
~:\1.S:fl.l li\lfifJ/,M DEPTH OF
, vc scH eo ~iPPLE coffiR~f~d~~if:o GRAVEL
(2-INCH LENG1H, HIOOEN) P-AIN BIRD Nf-XCZ-100-B-COM
AND PVC SCH 40 ELL - FRF~INCLUDE5 LFV-100 VALVE
PVC SCH 40 TEE OR ELL BACK FLUSH FILTER DUCK BiLL BOOT PVC MAINLINE - PURPLE FSI-L40X- I 00 PRESSURE REGULATOR)
J CONTROL ZONE KIT WI BACKFLUSH
EDGE OF PAVING OR FACE WALL
NOTE, INSTALL CONTROLLER PER MFG. PRINTED INSTRUCTIONS < PER LOCAL CODE. (APPLIES ONLY WHEN ADJACENT) RAIN CHECK
SET HEAD FLUSH WITH
LOCATION TO BE REVIEWED IN FIELD
NER:5 AUTHORIZED
E
F
FINISH GRADE
PURPLE RING
LATERAL LINE WITH PVC
f---ll--:olc:-!1\--'-T"'EE~O"".R- ELL - PURPLE
SCH. 80 NIPPLE SIZE - PRPL.
AND LENGTH AS REQUIRED
n '-'l..'I'.---- PVC Txr 90 STREET ELL PRPL.
BUBBLER POP-UP HEAD
'CARSON' PLASTIC VALVE BOX
t°o1B~~P~LwggJ&_CM-BLE,
EXTENSIONS AS NECESSARY.
/
l'f~0NN6ul<Svi!~1~REAS
--i==8 =::::::::;r.i;;:;b-b FINISH GRADE
r-f+==== PROVIDE TURNING
HANDLE
ADAPT TO MAIN LINE
- PURPLE
MAIN LINE - PURPLE
BALL VALVE
~---- 4' PEA GRAVEL
BALL VALVE
'CARSON' PLASTIC VALVE BOX
WITH HINGED, LOCKABLE,
COLOR-PURPLE TOP (OR EQUAL)
2 I /2" IN GROUND COVER AREAS
~-----r~~C~£Oi)!J6~~it'{8$[R.
FLUSH IN TURF AREAS 2' IN GROUND COVER. AREAS
FINISH GRADE
ATIVE PRIOR TO
_.1&JJ.:atJ¥15f&1)Pc/!T
A WALL MOUNTED CONTROLLER
CONTROL AND NEUTRAL CONDUCTORS TAPE < BUNDLE TO MAINLINE @ 20'0.C.
B TRENCHING
FINISH GRADE
PURPLE
NOTE, CONTROL AND NEUTRAL
CONDUCTORS SHALL BE INSTALLED WITH A MINIMUM OF 18" EARTH COVER MATCH IFS OF Q.C. 90% COMPACTED
.,,c,"·.,l/" rRiJ~YM ~i~ Gt.f{tAiGJ~ 3G" .:+----ir~+-.,-,-+---~~~0~ s~~RPLE PVC scH 40 PRPL STREET ELL MIN. ~t::::::j~::;:::~l--&"!:No')!i~M{I:WG'L PRPL -'-""'-.M.,r-- NEUTRAL WIRES
G QUICK COUPLING VALVE
,----------TAPE < BUNDLE CONTROL WIRE @ IO O!C (TYP.)
,---------"SNAP TITE" CONNECTORS < EXPANSION COILS, I 5 WRAPS AROUND 1/2' PIPE (TYP.) ,--------- ADAPT TO LATERAL LINE
~----- ELECTRJC VALVE (PER LEGEND)
FINISH GRADE
-- 1/2" IN TURF, 2" IN GROUND COVER
. "BROOKS" PLASTIC VALVE BOX WITH
HINGED, LOCKABLE, COLOR-PURPLE (0 L)
~----- CHRISTY 1.D. TAG
~---CONTROL WIRE SHALL BE CONTINUOUS BETWEEN
RCV AND CONTROLLER. ONE WIRE PER EACH VALVE
14G. MIN. (BLACK) NO MULTI STRAND WIRE.
H AUTOMATIC REMOTE CONTROL VALVE
-J---t--rc-c-"'t;.'-...+.,.+---MAINLINE SLEEVE - PURPLE -hh--+----MAIN SUPPLY LINE - PURPL
1633 VICTORY BLVD
GLENDALE, CA
A?PUCANT:
ARCHITECT:
SITE SURVEY:
CMUGRAOING.
MECHAWCAU
PLUVBJNG:
INTERIOR
DESIGNER:
KEYPLAN,
I
I
SEAU SIGNATURE:
1633 VICTORY, LLC
2010N.HXiHl.Af'IDAVENUE,
L0SANGELES,CA900S5
Ta:323.216-1818
nKLOSURES
1S500-CROCKFIEL0BlW~#200
l!MNE, CA 92518
TEL:323.309.7334
JC SURVEY
P.o.eoxea
ACTON,CASl510
145 N. Slt".RAAMADRE S!..VD, 1112
PASADENA,CA.91107
TEL:6268«.6641
G M ENGINEERING
OOJ.4VAf...FJ-JiAVENtJE.
VAnh'l.1YS.CA9140S
319 MA™ STREET,
ELSEG0000,CAOOZ45
TEl:213.239.9700
SPIRIT ENG!~EERING
155&).CR0CKFIEL0BlVO.,ll'204
IRVINE,CAntilS
6322 MYRlLEWOOO ORClE,
WESTMINSTER, CA 92$33
TEL:714.2J5.5915
AT OES!GN,LLC
15500-CROCKFIELOBlV0,,219
!RVINE,CA92616
TEL:949322.7927
CHARLES
TROWBRIDGE
AND ASSOCIATES
i.,,,r~-uu,~n=
rnm•1n,uu r.u:r,,.,1»;..1 ....,q.C.V,:AAO<eTfCW<£1><:.,».Q PROJECT NO.: 15.012
DRAWN BYAPPROVED BY; NK
NO. DATE DESCRIPTION
11 I
FUU SIZE PRlITT; 24";,.: 35"
SHEETHM!E:
IRRIGATION PLAN
SCAJ..E: AS tIDTED
SHEET NO:
L/-2.0
nKLOSURES ©2016
438 of 675
p
Q
r••••••••••••••••••••••••••••••-.. 'i'VC5CH40RJ5ERFiPE~~ ' eve DFJP ,,mFCUJ FRW "''" ""'° CONTROi ZONE VN.VE • ~ :
roa,roro-roro-=.-roo, i -S" I
FVC SCH 40 TEE OR EL {TYF')CAL) :
1 fVC 5Ct1 40 Rl5ER P1PE
.... - - - - • --••••••••• - - - - •••••••• J
END FEED LAYOUT
f[R.1VEH'.R DR!PUN:: flf:'. TO Bf lf6TAUED 2"·4' FROM
R},Jf./ BJRD XF 5EPJE5 etANK TL:BJNG
1/2" NR RfUEf VALVE, P..A:N BIRD 1/0DEL ARV050
PVC 5Uf'f1.Y MANIFOLD
PVC 5Uf'Pt.Y l>lAWFOt..D
PVC EX'1AU5'f HEADtR
PERIMETER. Of ARI.A
' ' ' '
"""'11F""'"lJl='IP.5'o.P'*='o.!>=:u:.=:u:.=ul
r-"mw-·
!
: '~~~;,;_l:l_/J_;; __ ;,;_;;;_;i. __ ~_;,i;_~--'"'-""-~--~-"=-'='--~-;;_,': __ ;_,;,;_, 3/4" PVC IJ,FPtf. t!:NGiH J.5 11ECE55ARY.
f'YC 5C'i .!Q TEE OR. EL (TYPICN.) ----.-i
CENTER FEED LAYOUT 0 IRREGULAR SHAPED LAYOUT
V
RAIN BJRD 5EB 7XB
---------------BRICK{I Of2)
1/2" AIR RELIEF VALVE IN PVC
HEADER
XFS Dripline Maximum Lateral Lengths (Feet)
12" Spacing 18" Spacing 24" Spacing
Inlet Pressure psi Nominal Flow (gph) Nominal Flow (gph) Nominal Flow (gph)
0.6 0.9 0.6 0.9 0.6 0.9
15 273 155 314 250 424 322
20 318 169 353 294 508 368
30 360 230 413 350 586 414
40 395 255 465 402 652 474
50 417 285 528 420 720 488
60 460 290 596 455 780 514
MAX LATERAL LEINGTHS (FT) REFERENCE
FVC 5CH 40 TEE OR EL (TYPICAL) . . . "'·····················-~··""' K
L
N
SUB-SURFACE DRIPLINE BURIAL
SUB-SURFACE DRIPLINE
FLUSH POINT WITH BALL VALVE
FlNISH GAAOE
~-----\\--:::------- Fl~ii~s~: ~N~
NOTE,
POTABLE:RAIN BIRO MOCFCAP
NON-POTABLE: RAIN BIRD MOCFPCAP ~..-.,,-_,_,__,, ____ E>S'f F1T COUPLING:
RAIN BIRD MOCFCOUP
SUBTERRANEAN EMITTER BOX:
RAIN BIRD SES 7XB SUB-SURFACE ORIPUNE:
RAIN BIRD XF SERIES ORIPUNE
POTABLE: XFS DR1PUNE NON-POTABLE: XFSP ORIPUNE
3-INCH MINIMUM DEPlH OF
3/af.-lNCH WASHED GRAVEL
BRICK (1 OF 2)
1. AU.OW A MINIMUM Of 6-INCHES Of DRtPUNE TUBING IN V>J.1/f. BOX IN ORDER TO DIRECT FLUSHED WATER OUTSlOE VAf...VE BOX.
SUB-SURFACE DRIPLINE
WITH EASY FIT COMPRESSION FITIINGS
ADAPTER FOR I - I /2" OR LARGER PVC
1633 VICTORY BLVD
GLENDALE, CA
S!TESURVEY:
1318 FLOWER STREET, LLC
2010 N. HiGHI.A\1JAVENUE,
LOSANGflES,CAoox.e
155€:Q.CROCKFIElOBlV0,#200
tfMNE,CA92til6
TEL:323.3097334
JC SURVEY
P.O.BOX&3
ACTON, CA 93510
TEL:661.269.21n
SOILS ENGINEER: lRV!NE GEOTECHNlCAL, !NC.
1<451tSIERRAMADRES!.V0,#12
PASADENA. CA 91101
STRUCTURAL:
ELECTR!CAL:
KEYPLAH:
SEAtJ SIGNATURE:
PROJECT NO.:
ORAWNBY:
0034VN.JEANA\IENUE,
VANNUYS,CA91400
TEL:818.908.1824
JOHN lAB!S + ASSOCIATES
3191./AIUSTREET,
EL SEGUNOO, CA.00245
155€:Q.CROCKF!El06LVO.,F204
IRVINE, CA92ti18
Tfl:S49.232.52S6
TOACOOSULTING
B322 MYRTLEVIOOO ClRO..E,
'M:STMiNSTER,CAmal
155ro<:ROCKFIELOBLV0.,11219
IRVINE, CA 92618
TEL:949.322.7927
CHARl.£5
TROWBRIDGE
AND ASSOCIATES
W,TA;.,,,;..C:.,,..O'-n=
~<1H)~?UU T.Uf7H>ll1:.,.07
~-><ln...~\.IC.k:!l<1
APPROVED BY: NK
NO. DATE
FULL SIZE PR!ITT: 24" x 36"
SHEET NAME:
IRRIGATION PLAN
LEVEL 1
SCALE: Af:. NOTED
SHEET NO:
Ll-3
nKLOSURES © 2016
439 of 675
I +1 PARKING I
ENTRY/EXIT I +1 I
+.·
SYMBOL
0 SHRUBS
@8
~0
®~
VINES
~
PLANT LEGEND
BOTANICAL NAME COMMON NAME
AGONIS 'JERVIS BAY AFTER DARK: DARK PEPPERMINT TREE
CUPRESSUS SEMPERVIRENS !TAUAN CYF'R.E55
OLEA EUROPAEA 'UTILE OLLIE" DWARF OLIVE 5HRUB
RHAf'M!OLEf'!5 UMBELATTA 'MINOR' YEDDOW HAWTHORN
OOUGAINVILLEA 'GOLDEN JACKPOT' DWARF VAR. OOUGAINVILLEA DIETES BiCOLOR FORTNIGHT ULY
AGAVE ATTENUATA AGAVE FESTUCA GLAUCA 'ELIJAH BLUE' BLUE FESCUE f'ENN!SETUM 'EATON CANYON' DWARF FOUNTAIN GRASS
PHORMIUM 'BRONZE BABY DWARF BRONZE FLAX
PRUNU5 CAROUNIANA 'BRJGtiT N TIGHT' CAROLINA CHERRY
CARISSA MAC. 'OOXWOOD BEAUTY THORNLESS NATAL PLUM
HARDENBERGIA 'HAPPY WANDER.ER' PURPLE LILAC VINE
TRADESCANTIA PALLIDA 'PURPUREA' PURPLE HEART
'AGUINAGA' TOP DRESSING "FOR.EST FLOOR' J• TO I-!"
SIZE PLNT FCTR
24" BOX
24'WX
5 GAL
5 GAL
5 GAL
5 GAL
15 GAL
J GAL
5 GAL
5 GAL
5 GAL
I GAL
5 GAL
ESPALIER
I GAL
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
3" THICK LAYER
l L__ BICYCLE
: RACKS
' ' ' ' ' ' ' ' ' ' '
+ i ,,,',,,,',,,,': ----------MAIN ENTRY TO HOTEL ____ j /
- - - - - ,,//'\~'',:/
r--------, ~ ~/
: : '------,/
\ J r I ' ! '\//
\ _ l-t":ITT,"'S",S,e -......... l. t~~.S~:::·-'. .. : ..... ... . - . . . //// VICTORY BLVD. • .. ,
WINCHESTER AVENUE
N
EB
1633 VICTORY BLVD
GLENDALE, CA
APPUCAHT:
ARCHITECT:
SITE SURVEY:
CIVIU GRAOlNG.
MECHANICALJ
PLUMBING:
ELECTRICAL:
INTERIOR
DESIGNER:
KEYPLAN:
SEAU S!GUATURE:
PROJECT NO,:
DRAV.'NBY:
1633 VICTORY, LLC
2010N.HIGH!.ANOAVENUE,
LOSAtiGELES,CA9Xi68
TEL:323216.1818
nKLOSURES
15500-CROCKFIELDBLW .. ~
IRW-o'E,CA!t2618
TEL:323.300.7334
JC SURVEY
P.O.BOXOO
ACTON.CA.93510
145N.S1ERRAWDRESLVD,#12
PASADENA. CA 91107
Tfil.:626844.0041
GM ENGINEERING
ll634VAf...'EANAVOIUE.
VNlt.'UYS,CA.91400
319 MAIN STREET,
ELSEGUNOO,CA!i0245
TEL:213.239.9700
SP!R!T ENG!NEER!NG
1S500-CROCKFIEL0BlV0,#204
IRV!NE,CA.92518
TEL:949-232.5286
TDACONSV~TING
6322 MYRTLEWOOO CIRCLE,
WESTMt .. STER. CA me3
TEL:lU.235.5915
AT DESIGN, LLC
1~ ROCKFfELO et.VO., #219
l!M'.E,CA92618
TEL:949322.7927
CHARLES
TROWBRIDGE
ANO ASSOCIATES
-·~-""''""'''·-~·-
"'1"•!S»·-:i •um,,,,,..,., ~A1<C><UICT\AfUL6»-0:
AC?ROVED BY: NK
NO. DATE DESCRIPTION
SHEETNAIJE
PLANTING PLAN
LEVEL 1
SCALE: AS NOTED
SHEET NO.:
LP-1.1
nKLOSURES ©2016
440 of 675
,------------------------------------
I
1------------------------------------------------------------------------------------------------------------------------------------------------------------------------------ I
I ALLEY 1
I
L _______ _
[D
0 [D
0 [D
0 [D
0 VICTORY BLVD.
SYMBOL
POOL
OUTDOOR TERRACE
PLANT LEGEND
BOTANICAL NAME
AGONIS 'JERVIS BAY AFTER DN'R
BAMBUSA MULTIPLEX 'GOlDEN GODDESS'
ANIGOZANTHUS 'BUSH RANGER'
ANJGOZANTHUS 'BUSH PEARL'
CALUSTEMON V. 1JTIL£ JOHN'
COMMON NAME
DARK PEPPE~ ... HNT TREE
GOLDEN GODDESS BAf,ABOO
KANGAROO PAW
DWARf KANGAROO PAW
CALUSTEMON 'UTILE JOHN'
'
I WINCHESTER AVENUE I
I
I
SIZE
24" BOX - MULTI
5 GAL
5 GAL
J GAL
5 GAL
PLNT FACTOR
LOIN
LOW
LOW
LOW
LOW
N
EB
1633 VICTORY BLVD
GLENDALE, CA
APPUCAHT:
ARCHITECT:
SITE SURVEY:
CMU GRADING:
MECHANICAL/
PLUMBING:
INTERIOR
DESIGNER:
KEYPLAN:
SEAU SIGNATURE:
PROJECT NO.:
DRAWN BY.
1633 VICTORY, LLC
2010 K HlGHlANO AVENUE.
LOSANGELES,CAS0058
TEL:323215.1818
nKLOSURES
1 $$0-C ROCKAELD SL VD., #200
IRV'iNE,CA92618
TEl:323.300.7334
JC SURVEY
P.0.BOXSS
ACTON,CA93510
145N.S:ERRAMADRE Bl\1),1112
PASADENA,CA91107
TEL:626.844.6641
G M El.'Glf-.'EERING
~VA!..JEA.'-lAVENUE,
VAN tM'S, CA91400
319 WJN STREET,
ELSEGUNOO,CA00245
TEl:213239.9700
SPIRIT ENGINEERING
15500-C ROCKFIELD BL VD., #204
IRVINE.CA92518
83.22 MYRTl£WOOOC1RClE,
W'ESTMlNSTER, CA B2683
TEl:71,t.235.5915
AT DES!GN,LLC
15500-CROCKFIELOBI..VO., #219
1RV1NE,CA92S1S
TEL:949,322.7927
CHARLES
TROWBRIDGE
ANO ASSOCIATES
W(IA-(AU'1)<><1AO)n,$
l"t<('1•JSU,JM,) ~A>:(1l•J>l1·»U <,\k()'.;('.A}>[IJ<('.ls,tf(:"-"'ft,C.l)l<J APPROVED BY; NK
NO. DATE
SHEETt-lAVE
PLANTING PLAN
LEVEL 2
SCALE: AS NOTED
SHEET NO.:
LP-1.2
nKl.OSURES ©2016
441 of 675
F
PLANTING NOTES I . LANDSCAPE CONTRACTOR. SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR. TO SUBMITTING HIS BID AND PRIOR. TO STAR.TING CONSTRUCTION. IF ANY Dl5CR.EPANCIE5 EXIST THEY SHOULD BE BR.OUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT.
2. LANDSCAPE CONTRACTOR. SHALL HOLD A CUR.RENT BU51NE55 LICENSE IN THE CITY OR.
COUNTY THAT HAS JUR.15DICTION OVER. THE PROJECT.
3. LANDSCAPE CONTRACTOR. SHALL PROVIDE ALL LABOR., MATERIALS AND EQUIPMENT FOR.
THE INSTALLATION OF PLANT MATER.JAL AS INDICATED ON THE DRAWINGS AND AS SPECIFIED HEREIN.
4. LANDSCAPE CONTRACTOR. SHALL COORDINATE PLANTING WITH OTHER. SITE
IMPROVEMENTS UNLESS SPECIFIED, STRUCTURAL IMPROVEMENTS SHALL BE INSTALLED PRIOR. TO PLANTING OPERATIONS.
5. LANDSCAPE CONTRACTOR. SHALL BE RESPONSIBLE FOR. LOCATING AND STAKING EXISTING 5EWIER. AND UTILITY LINES ABOVE GR.ADE THAT MIGHT BE DAMAGED AS A R.E5ULT OF PLANTING OPERATIONS. CONTRACTOR. SHALL ASSUME SOLE R.ESFON51BILITY FOR. ANY COST INCUR.RED DUE TO DAMAGE AND FOR. REPLACEMENT OF AFOREMENTIONED UTILITIES.
G. DO NOT INSTALL PLANTING WHEN UNKNOWN OB5TR.UCTIONS, GR.ADE DIFFERENCES OR.
Dl5CR.EPANCIE5 IN AR.EA DIMENSIONS EXIST. IMMEDIATELY BR.ING Dl5CR.EFANCIE5 TO THE ATTENTION OF THE OWNER.'5 R.EPR.E5ENTATIVE, OF NOTIFICATION 15 NOT
7. PER.FOR.MED, THE CONTRACTOR. SHALL ASSUME R.E5PON51BILITY FOR. R.EVISION5 NECE55AR.Y.
THE PLANTING DESIGN AS INDICATED ON THE DRAWINGS 15 DIAR.GAMMATIC. SCALED
8. DIMENTIONS AR.E APPROXIMATE. BEFORE PROCEEDING WITH WOR.K, CHECK AND VERIFY SITE DIMENTIONS.
COORDINATE INSTALLATION OF PLANTING TO AVOID CONFLICTS WITH IR.IR.GATION WORK,
9. UTILITIES OR. ENGINEER.ING AND ARCHITECTURAL FEATURES. VERIFY R.EQUIR.ED SETBACKS FR.OM UTILITIES.
PROTECT INSTALLED CONTRACT WORK AND WORK OF OTHERS.
IO. APPLY AND PAY FOR. NECESSARY PER.MIT5 AND FEES R.EQUIR.ED IN PUR.SUTE OF WORK AS R.EQUIR.ED BY GOVERNING CODES.
I I. LOCAL, MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO A PORTION OF THIS WORK AR.E HER.EBY MADE A PART OF THESE SPECIFICATIONS.
I 2. KEEP PREMISES CLEAN AND FR.EE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO WORK DUR.ING CONSTRUCTION AND MAINTENANCE FER.IOD. BR.QOM CLEAN ALL PAVED AREAS.
I 3. NOTE ALL FINISH GR.ADES BEFORE COMMENCING WORK. LANDSCAPE CONTRACTOR. TO RECEIVE SITE GRADED TO ±0. IO UNLESS NOTED DIFFERENTLY ON THE FLANS. RESTORE FINISH GR.ADES CHANGED DURING GOUR.SE OF THIS WOR.K TO ORIGINAL OR INTENDED CONTOURS WHER.E PRACTICAL.
14. LANDSCAPE CONTRACTOR. SHALL PROVIDE THE OWNER AND LANDSCAPE ARCHITECT
WITH A COPY OF A HORTICULTURAL SUITABILITY SOIL TEST WITH RECOMMENDATIONS FR.OM SOIL AND PLANT LAB IN OR.ANGE COUNTY, CA. A MINIMUM OF 15 SAMPLES SHALL BE PR.OCUR.ED BY SOIL AND PLANT LAB TAKEN FR.OM WITHIN THE LIMITS OF WORK
15. 5AMPLE5 OF FERTILIZER., SOIL CONDITIONERS, SEED, OR OTHER MATERIAL SHALL BE SUBMITTED TO OWNER. FOR.TY-EIGHT (48) HOURS PRIOR TO INCORPORATION IN THE WORK.
I G. THE LANDSCAPE CONTRACTOR. SHALL INSTALL PLANT MATER.JAL IN ACCOR.DANCE WITH DETAILS, DRAWINGS AND SPECIFICATIONS.
17. LANDSCAPE CONTRACTOR. TO VERIFY SIZES AND QUANTITIES BY PLAN CHECK.
18. THE LANDSCAPE CONTRACTOR. SHALL BE RESPONSIBLE FOR. MAINTAINING AND OR PROVIDING POSITIVE DRAINAGE IN ALL NON-HAR.DSCAPE PLANTING AREAS.
19. INSTALL DEEP ROOT BAR.IER. ON ALL TREES WITHING' OF ANY HAR.DSCAPE PER DETAIL -THIS SHEET.
20. INSTALL VINE AT APPR.OPR.IATE ELEVATION PRIOR TO PAVING If NECESSARY. 2 I. THE LANDSCAPE CONTRACTOR. SHALL INSTALL PLANT MATERIAL IN ACCOR.DANCE WITH DETAILS, DRAWINGS AND SPECIFICATIONS.
22. PLANT UST SHALL BE USED AS A GUIDELINE ONLY, LANDSCAPE CONTRACTOR. TO VERIFY SIZES AND QUANTITIES BY PLAN CHECK.
23. ALL SPECIMENS (24' BOX AND OVER) SHALL BE SELECTED IN THE FIELD BY LANDSCAPE ARCHITECT. FINAL LOCATIONS ON SITE SHALL BE APPROVED BY LANDSCAPE AR.CHITECET PRIOR TO PLANTING.
24. PLANT MATERIAL IN OR NEAR. PAVING AND WALLS MAY BE REQUIRED TO BE PLANTED PRIOR TO CONSTRUCTION.
REMOVE STAKES AND TR.ELLIS FR.OM ALL VINES AND SECURE TO WALLS WITH PLASTIC TABS AND TIES AND/ OR MASONRY NAILS.
25. TREES SHALL BE INSTALLED WITH APPROVED ROOT BAR.IR.ER.S. a. ALL STREET TREES/ PUBLIC PARKWAY TR.EES OR PUBLIC UTILITY EASEMENT TREES, DO NOT WIRAP AROUND BALL.
b. TR.EES WITHIN G' (FT.) OF ANY INTERIOR. HAR.DSCAPE, PAVEMENT, ASPHALT OR CURB OR STREETS.
c. TR.EES WITHIN IO' (FT.) OF PUBLIC RIGHTS-OF-WAY, SIDEWALKS, CURBS OR STREETS. 2G. A MINIMUM 3-INCH THICK LAYER SHREDDED BARK MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SUR.FACES OF PLANTING AREAS EXCEPT FOR. TUR.F AREAS, CREEPING OR ROOTING GR.OUNDCOVER.5, OR. DIRECT SEEDING APPLICATIONS WIHER.E MULCH 15 CONTR.AINEDICATED.
27. RECIRCULATING WATER. SYSTEMS SHALL BE USED FOR ALL WATER FEATURES
28. FOR SOILS WITH LESS THAN G% ORGANIC MATTER. IN THE TOP G-INCHES OF SOIL, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER I ,000 SQUARE FEET Of PERMEABLE AR.EA SHALL BE INCORPORATED TO A DEPTH OF G-INCHES INTO THE SOIL.
PLANTING NOTES
NOTE, INSTALL 2-1 O' LONG LOGEPOLE
FINE STAKES.
* NOTE,
PLANT FIT WIDTH AND DEPTH AND BACKFILL
FER. AGRONOMIC SOILS LAB ANALYSIS AND
RECOMMENDATIONS.
z
~
a
I TR.EE
CD 5UMP
C
D
E
II
u NOTE,
CINCH-TIE TR.EE 5TABIUNG CONNECTION
3" MULCH LAYER
TEMPORARY WATER. BASIN
F
FINISH GR.ADE
R.OOTBALL
/ (SET I' HIGHER THAN
FINISH GR.ADE)
I 2" DIA. ,G'-0" DEEP DRY SUMP AT BOTTOM Of PLANT FIT WITH 4" STAND PIPE. BACK FILL DRY SUMP WITH WASHED
i" CRUSHED ROCK.
TREE PLANTING
G'-0"
OR LESS
5CAl.f, //OT TO SCALE
DEEPR.OOT LB 18-2 LINEAR ROOT
BARRIER., 18' DEEP x 24' LONG
SEGMENTS, INSTALLED PER
MANUFACTURERS SPECS.
-1--t-----CONCR.ETE WALK, BUILDING WALL,
GAR.DEN WALL, CUR.B, OR OTHER
HAR.DSCAPE FEATURE.
DEEP ROOT BARRIER
NOTE,
fl •.ANT PIT ,t,DTH AND DEPTH
A!ID BACKfllL FE.'< AGgo11owc
50fl5 l.AB AN Al YS/5 AND
,Rf COMMENDATIONS.
SHRUB PLANTING
SCALE: NOT TO SCALE
A
B
PLANT SPACING A5 FER PIAN
PREPAf/f Bi'D A5 FEi<----
WRJTTE/15PECIFICATIO/I
GRNDCVR PLANTING
5CA/.f, NOT TO 5CA/.f
PLANT LEGEND
SYMBOL BOTANICAL NAME
AGONl5 'JERVl5 BAY AFTER DARK'
AGONl5 'JERVl5 BAY AFTER DARK'
CUPRE55U5 5EMPERVIREN5
OLEA EUROPAEA 'LITTLE OLLIE"
RHAPHIOLEP15 UMBELATIA 'MINOR'
BOUGAINVILLEA 'GOLDEN JACKPOT'
DIETE5 BICOLOR
AGAVE ATIENUATA
FE5TUCA GlAUCA 'ELIJAH BLUE'
PENN!5ETUM 'EATON CANYON'
PHORMIUM 'BRONZE BABY
PRUNUS CAROLIN!ANA 'BRJGHT N TIGHT'
CARISSA MAC. 'BOXWOOD BEAUiY
COMMON NAME SIZE PLNT FCTR
DARK PEPPERMINT TREE
DARK PEPPERMINT TREE
ITALIAN CYPRE55
DWARf OLIVE 5HRUB
YEDDOW HAWTHORN
DWARF VAR. BOUGA!NVILLEA
FORTNIGHT LILY
AGAVE
BLUE FE5CUE
DWARF FOUNTAIN GRASS
DWARF BRONZE FLAX
CAROLINA CHERRY
THORNLE55 NATAL PLUM
24' BOX LOW
24" BOX - MULTI LOW
24' BOX
5 GAL
5 GAL
5 GAL
5 GAL
15 GAL
I GAL
5 GAL
5 GAL
5 GAL
l GAL
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
LOW
BAMBU5A MULTIPLEX 'GOLDEN GODDE55' GOLDEN GODDE55 BAMBOO 5 GAL LOW
LOW
LOW
LOW
LOW
VINES
~
ANIGOZANTHU5 'BUSH RANGER'
ANIGOZANTHU5 'BUSH PEARL'
CALUSTEMON V. 'UTILE JO~N'
HARDENBERG!A 'r1APPY WANDERER'
TRADESCANTIA PALLIDA 'PURPUR.EA'
[CJ] 'AGU'NAGA' TOP DRE55!NG
PLANT LEGEND
KANGAROO PAW 5 GAL
DWAR.f KANGAROO PAW J GAL
CALLl5TEMON 'LITTLE JOHN' 5 GAL
PURPLE LllAC VINE 5 GAL
ESP AUER
PURPLE HEART I GAL
'FOREST FLOOR" i" TO I -t 3" THICK lAYER
LOW
LOW
1633 VICTORY BLVD
GLENDALE, CA
APPLICANT:
ARCHITECT:
SITE SURVEY:
SO!LS ENGINEER:
CIV!U GRADING:
MECHAN!CAU
PLUMBING:
ELECTRICAL·
INTERIOR
DESIGNER.
KEYPlAN:
SEAU SIGNATURE:
PROJECT NO.;
ORAWHBY:
1633 VICTORY, LLC
2010N.HlGHlANOAVENUE,
LOS ANGELES, CA 90038
TEL:323216.1818
nKLOSURES
15500-CROCl<FIELOSLV0.,#200
IRVINE,CA92518
TEl:323.309.7334
JC SURVEY
P.O.BOXU
ACTOU,CA93510
TEL:661.269.21n
lRVINE GEOTECHN!CAl, INC.
145N. SJERRAMAOREBLVD,#12
PASADENA,CA91107
TEL:626&44.6641
GM ENG!NEERJNG
St...34 VAf.JEAN AV"dNE,
VAN NUYS, CA 91400
319MAfNSTREET,
ELSEGUND0,CA00245
TEl:213239.9700
SPIRIT ENGINEERING
15500-CROCKFIEUJSLV0.,1@4
!RVINE, CA S2S18
TEl:949232.5200
TDACONSUI..TING
8322 MYRTLEWOOO CIRC!.E,
Wf.STJ.-m1STER. CA92633
TEL:714235-5915
AT DESIGN, UC
15500-CROCKF!ELD nl\l0,#219
IRV!NE, CA w618
ra:949.m.nm
CHARLES
TROWBRIDGE
;r:~~- .... /1 .. ,\Jl!Ul •u.m•iHI™' ~~CT'-UC.#.U•I
APPROVED BY: NK
NO. OATE OESCRIPT!ON
11 I
SHEET NAME:
PLANT LEGEND,
NOTES & DETAILS
SCALE: AS NOTED
SHEET NO.:
LP-2.0
nKLOSURES ©2016
442 of 675
GENERAL CONDITION5
I . DEFINITION5
a. Words used herein m the masculine gender include the fem1nme and neuter, and VJCe versa; the singular number mc!udes the plural, and the plural the singular.
The word "person" includes a corporation, association or partnership. b. Unless otherwise spec1f1ca!!y defined herein, or unless the context requires a different meaning, .;;!I words, abbreviations, symbols, terms and phrases h;.ving a well known or technical meaning shall be so construed c. \Vhenever 1n these spec1f1cattons, or m any documents or instruments where the5e spec1f1cattor:s govern the fo!!owmg terms are used, the intent and meaning thereof shal! be as follows:
CONTRACT - Represents the entire and integrated agreement between the Owner and the Contr.;ctor, The contr;act documents form the Cont:.3ct for constrvct1on
CONTRACT DOCUMENTS - These spec1ficabons, the drav,tings, addenda issued prior to execution of the Contract, and the Contract between the owner and the Contractor.
CONTRACTOR - The person or entity whose bid 1s accepted and to whom the Contract 1s awarded.
LANDSCAPE ARCHITECT - The professional services firm who prep.;red the project drawings and spec1f1cat1ons for the Owner.
OWNER - The person or entity identified as such m the Contract.
WORK - The term "work" or "project" means the construction and services required by the Contract Documents and includes providing all labor, materials, equipment transportation, tools, and incidentals necessary to complete tr.e work in a satisfactory manner.
2. CON5TRUCTION PROCEDURE
Contractor shall not be relieved of obligations to perform the work in accordance with the Co:itract Documents either by act1v1t1es or duties of the Owner, landscape Architect, or by tests, inspections or approvals required or performed by perso:1s other than the Contractor,
3. NON-A551GNABILITY
Neither the Contract that may be awarded, nor any of the moneys that may become due to the Contractor under such Contract, may be assigned by said Contractor without the wntter1 consent of the Owner.
4. 5ERVICE OF NOTICE
The delivery or mailing of any notice, 1r.struct1on, claim or protest, or other written communications, personally to the Contractor or to the Owner, shall constitute service thereof upon the Contractor, or the owner, respectively.
5. SUBCONTRACT5
a. Contractor shat! set forth in the bid the name and the location of each subcontractor who w1!1 perform work or labor or render service to the Cor.tractor m or about the construcbon of the work.
b. Contractor must have the written consent of the Owner to substitute a subcontractor other than that des1gmited in the bid.
G. BOND5 AND IN5URANCE
a. Before execution of the Contract w,th the Owner, the Contractor shall file with the Owner surety bonds and applicable public li.;;b1!ity and rroperty damage insurance satisfactory to the owner in the amounts and for the rurposes srecified m the Contract. Bonds sha!I be duty executed by a responsible corpor;;ite surety, authorized to issue such bonds in the appl:c.;ible St:.-.te of the proJect and secured through an authorized agent. Contractor sha!! pay all bond premu;ms, co5ts and incidentals.
b. Changes in the work, or extensions of time, made pursuant to the Contract, shall 1n no way release the Contracto:- or surety from their obligations.
7. DRAWJNGS AND 5PECIFICATION5
a. The contractor shall keep at the project site a copy of the drawings and specifications. In the event a d:screpancy exists between figures and/or drawmgs, the discrepancy shall be 1mmed1ate!y submitted to the Owner for clarification. Any adjustment made by the Contractor wathout obta1rnng such c!anf1cation from the owner shall be at the Contractor's nsk and expense and be subject to remov;;I if said ;;dy;stment does not meet the ;;pprov;;i of the Owner. b. The Contract documents, as defined herein, are intended to be read together to describe a complete and finished p1ece of work, including all labor, matenals and equipment necessary for the proper execution of the prOJCCt. Anythmg in the specifications ,;ind not on the drawings, or on the drawings and not 1n the spec1f1c;.tions, shall be as though shown or mentioned in both
8. SHOP DRAW1NG5 OR PRODUCT DATA AND 5AMPLE5
a. Shop drawings, product data, sample, and similar subm1ttals are not contract documents. The purpose of their subm1ttals is to demonstrate for those portions of the work for wh1ch submittals are required the way the Contractor proposes to conform to the information given and the design concept expressed m the drawmgs.
b. The contractor shall rev.ew, approve, and submit such submitta1s required by the contract documents with reasonable promptness and m such sequence or to cause no delay in the work.
c. The landscape Architect's review of such submittals 1s for the limited purpose of checking for conform;.nce with mformat1on given, and the design concept expres5ed m the contract documents. Rev;ew of such subm1tta!s 1s not co;1ducted for the purpose of determining accur;.cy and completeness of other duties such as dimensions and quant1t1es, or for substantiating instructions for inst:.31iation or performance of equipment or systems, al! of which remain the respons1b:l1ty of the Contractor.
d. The L'.lndsca.pe Architect's review shall not constitute approval of safety precautions or, of any construction means, methods, techniques, sequences or procedures.
9. 5UB5URFACE DATA
\Vhere mvest1gat1ons of site conditions have been m;.de including subsurface conditions m areas where work 1s to be performed under the Contract, such investigations are made only for the purpose of study and des:gn. A!I soil and geological test hole data, water table elevations and agncultural suitab1hty soil analyses apply only ;.t the locations of the test ;,ind to the depths indicated.
I 0. CHANGE ORDER5
a, The owner may at any time prior to acceptance of the work, by written order to Contractor and without notice to sureties, mcrease or decrease the estimated quantity of work or material, make alterations, deviations, add1tior:s to or omissions frorr. the drawmgs and spec1f1cations, and make changes in the project as may be deemed necessary or adv1sabfe, within the general scope thereof. b. No claim for additional work or material Wt!I be allowed unless supported by written Ch;:,nge Order signed by the Owner and the Contractor stating their agreement upon all of the following.
· Change in the work
· Amount of the adjustment in the Contract sum; and
· Extent of the adji..:stment in the Contract time, 1f any I I . CONTROL OF MATERIAL5
a. Matenals, parts and equipment to be furnished by the Contractor shall be new, unless otherw1se specified in these spec1f1cabons or noted on the drawings.
The materials sha!! be manufactured, handled, and used ma workmanlike manner. b. A!I materials shail be subject to ng1cl inspection and 1f, in the opinion of the owner the same do not comply with the contract documents, said mateni!lS shall be rejected and immediately removed from the premises at the expense of the Contractor.
c. Manufacturers warranties, guarantees, instructions sheets and parts lists, which ,;ire furrnshed with certain articles or materials incorporated in the work, shaH be delivered to the Owner prior to acceptance of the work.
I 2. AND TEST5 5AMPLE5
The Contractor shall furmsh such s.:1mp!es of all materials 35 requested by the Owner without charge. L:ibor and equipment necessary for the ft.:rrnshing of such samples shall be the respor.s1bility of the Contractor.
13. 5UB5TITUTION OR EQUIVALENTS
a. For convenience in designation on the drawmgs or m the spec1f1cabons, certain articles or materi,;ils to be incorporated in the work may be des1g~ated under .:1 trade name or the name of a manufacturer and cat:.31oguc number. SubJect to approval by the Owr.er or landscape Architect, an alternative article or material may be utilized.
b. The bi..:rden of proof as to the quality ar.d suitability of .;!ternatives shall be upon the Car.tractor.
14. CERTIFICATE5 OF COMPLIANCE
Vv'hen requested, Contractor shall furrnsh the Owner with a Certificate of Compl•ance statmg that the material substaritrally meets the specifications.
15. 5UFFICIENCY OF TIME
Should the Contracto:- be obstructed or delayed 1r. the prosecution or comp!etton of the project by the act, neglect, delay or default of the Owner, or .:is a result of strikes, fire, flood, lighting, storms or earthopakes, or by unavoidable calamity, or other unforeseen causes that in the opm1on of the 0.vner, are beyord the co:1tro'. of the Contractor, then the owner may consider an extension of time for the completion of the project.
I G. 5TOPPAGE OF WORK AND ANNULMENT OF CONTRACT
a. !f the construction of the project be abando;1ed by the Contractor, or 1f at any time the Owner shall be of ti.e opinion that the performance of the Contract 15 unnecessarily or unreasonably delayed, or that the Contractor 15 wi!lfu!!y violating any of the conditions or covenants of the Contract, the Owner may notify the Contractor not to resume or to discontinue, as the case may be, al! work or any part thereof contemplated under the Contract by a written r.otice served upon Contractor. The Owner shall charge the expense of such equipment, labor and matenals, p!us ten percent { I 0%) of the cost thereof, for .adm1rnstrat1ve expense against any sums of money due or to become due the Contractor, or agamst the sureties to the extent of their liability.
b. In lieu of the foregoing prOV1s1ons to suspend the Contract, the owr.er may pay the Contractor for the completed portions of the project according to the provisions of the Contract and may treat the portions remaining uncompleted as if s-ard portions had never been mcluded or contemplated by the Contract.
17. TEMPORARY 5U5PEN510N OF WORK
The Owner may order the Contractor to suspend the work on the project wholly or in part for such period of time as may be deemed neces5ary due to unsu:t:.3b!e weather or to such other conditions as may be considered unfavorable for the suitable prosecution of the work. Work shall be resvmed when conditions are favorable or when the methods have been corrected, as directed and approved 1n wntmg by the Owner.
I 8. LAW5 TO BE OB5ERVED
The Contractor shall be fully informed of all State and National laws and municipal ordinances or regulations which 1n any mar.ner affect those engoged or employed in the work, or the matenals used m the work, or which in any way affect the co"lduct of the v,ork, and of all such orders and decrees of bodies or tnbur.als hav:ng any jurisdiction or authority over the same.
19. LABOR CONDITION5
Contractor shall comply with applicable federal and State proV1s1ons of the labor Code and Fatr Employment Practices,
20. INDEMNIFICATION
To the fullest extent permitted by !aw, the Contractor shall indemnify and hold harmless the Owner, Landscape Architect, Landscape Architect's consultants, and agents and employees of any of them from and against claims, damages, losses and expenses, including but not l1m1ted to attorr.eys' fees, ansmg out of or resulting from performance of the work, provided that such da:m, damage, loss or expense :s attributable to bodily injury, sickness, disease or death, or to inJury to or destruction of t:.3ng1b!e property (other than work itself) including loss of use resultmg therefrom, but o:ily to the extent caused m whole or m part by negligent acts or omissions of the Contractor, a subcontractor, anyone directly or mdrrect!y employed by them or anyone for whose acts they may be liable, regardless of whether or not such claim, damage, loss or expense :s caused in part by a party indemmfied hereunder. Such obligation sha!I not be construed to negate, abridge, or reduce other rights or obligations of indemnity i.vh1ch would otherwise exist as to a party or person described :n this Section. b. ln c!a1ms against any person or ent1ty indemn1f1ed under this Section by an employee of the Contractor, a subcontractor, anyone directly or 1nd1rectly empioyed by them or anyone for whose acts they may be liable, the 1nderr.rnf1cat1on ob!ig;.t1on under this section shall r.ot be !imited by a hm1t:.-.t1on on amount or type of damages, compensation or benefits payable by, or for the Contractor or a subcontractor, under worker's compensation acts, d1sab1!ity benefit acts or other employee benefit .1cts. c. The obligations of the Contractor under this section shall not extend to the :1ab1lity of the landscape Architect, the Landscape Arch:tect's consultants, ;;nd agents and employees of any of them ans1ng out of ( ! ) the preparation or approval of maps, drawings, opinions, reports, surveys, change orders, designs or spec1f1cat1ons, or (2} the g1v1r1g of or the failure to give directions or instruct1ons by the Landscape Architect, the Landscape Architect's consuitants, and agents and employees of ;.ny of them provided such g1vmg or failure to give 1s the primary cause of the irijury or damage. 2 I . 5AFETY Of PER50N5 AND PROPERTY
a. The Contractor shall be responsible for initiating, maintaining and supervising a!! safety precautions and programs 1n com1ection with the performance of the Contract.
b. The Contractor sh.all t:.3ke reasonable prec.:1ut1ons for Si!fety of, and shall prov,de reasonable protection to prevent damage, inJury or loss to: cmpfoyees on the work and other persons who may be affected thereby; the work and matena!s and equ,pmer:t to be incorporated therein, whether in storage on or off the site, under care, custody or control of the Contractor or the Contractor's subcontractors; and other property at the site or adpcent thereto, such as trees, shrubs, lawns, walks, pavements, roadways. structures and utilities not de51gr.ated for removal, re!ocation or replacement m the course of construction. c. T~e Contractor shall give not·ces and comply with appl!c.;.ble laws, ordinances, rules, regulations and lav.f.u! orders of pub!:c .;.uthoribes bearing on safety of persons or property or their protection from damage, inJury or loss. d. The Contractor sha!l so cond1xt operations as to offer the least po5S'bie obstruction and 1;1convernence to the public. The Contractor sha!! have under construction no greater amount of work than can be performed properly Wtth due rega:-d to the rights of the public.
22. PROJECT 51TE MAINTENANCE
a. Throughout a!i phases of construction, ;,ind until accepta;1ce of the work, the Cortractor shall keep the project site clean and free from rubb!Sh ;.nd debr15. b. Costs mcurred due to clear.up operations sha!i be as included in the pnces bsd for the various items of work and r.o separate payrr.ent v.rdl be rr.;;de therefor.
23. AIR POLLUTION
Contractor shall comply with al! a,r pollution control rules, regulations, ordinances and st:.3tutes which apply to any work performed pursuant to the Contract and shall not discharge smoke, dust or any other air co:itammants mto the atmosphere 1n such quantity as will violate the regulations of any legalty constituted authority.
24. N015E CONTROL
Contractor shall comply with a.ii local sound control and noise !eve! regulations and ordinances which apply to any work performed pursuant to the Contract, and sha!i make every effort to control any undue noise resulting from the construction operation.
25. PE5TICIDE5/HERBICIDE5
Contractor 5ha!! comply with all rules and regulations of the Department of food and Agriculture, the Department of Health, the Department of lndustnal Relations a'1d all other agencies which govern the use of pestic1des/herb1c1des required in the performance of the work.
2G. DU5T CONTROL
The Contractor sh;.!! abate dust nuisance by deaning, sweeping .;:ind sprinkling with water, or other means as necessary, and shall save the owner free and harmless from any claim for loss or damage sustamed by others and resu:ting from operations on the project site.
27. UTILITIE5
\.\/hen placing concrete around or contiguous to any utility, the Contractor shall assume respons1b1hty for costs to furnish and install a cushion of expansion Joint material, clear opening or sleeve, or by other suitable means shall prever.t embedment 1n or bond;ng with the concrete.
28. PATENT5 AND ROYALTIE5
The Contractor shall absorb m its bid, the patent fees or royalties on any patented article or process wh:ch may be furnished or used m the work. The Contractor shall indemnify and hold the Owner harmless from any legal actions that may be brought from mfrmgement of patents.
29. PAYMENT5
The Contract sum 15 stated in the Contract and, including authorized adJUStments, 1s the total amount payable by the Owner to the Contractor for performance of the work under the Contract documents.
b. Before t!-:e first application for payment, the Contractor shal! submit to the Owner a schedule of values allocated to various portions of the Work, prepared in such form and supported by such data to substantiate its accuracy as the Owner may require. This schedule, unless Objected to by the Owner shall be used as a basis for reviewing the Contractor's applications for payment.
DRAINAGE
A. GENERAL
! . Contractor shall provide a!I labor, matena:s, and equipment to furnish and install drainage systems as mdrcated on the drawmgs and as spec1f1ed herem.
2. Contractor shall maintmn the project site throughout the progre5s of the work m a reasonable, dry, work.ab:e condition, free of surface woter.
3. Contractor shall be respons1bie for all cutting and patching of new or e>tistmg walks, curbs and pavemer.ts requ1red for proper mstal!at1on of drainage systems.
4. Trench bottom shat! be graded and prepared to provrde ;. ftrm and umform bearing surface throughout entire length of pipe.
5. In order to make ariy necessary adjustments, connections that are to be made to an existing p,pe, catch basin or other appurtenances shail be exposed and inspected before laymg new p1pe.
B. HORIZONTAL 5UBDRAINS
I . Catch basins shall be as indicated and installed as detailed on the drawings.
2. Pipe sha!I be as indicated o:i the drawings and lard and JOtnted 1n accordance V,tJth generally accepted practice and to lme and grade as designated on the draw1'.lgS, with ends of p:pe placed flush with the inside face of the catch basin.
3. Ir.tenor of p:pe shall be tho:-ough!y cleaned of all foreign matter pnor to, dunr.g, and after installation 1:1 the trench.
4. Invert of curb drams shal! be located a mi;11mum of one 1'1Ch above the gutter ilow !me. Drain pipe sha!! have a minimum clea:-ance of two (2") from top of curb and terminate ;,it !east one inch (I'} back. of curb face, C. BACKFILL
I . Backf,l! material shan be free from large clods, stor.es, and other Objectionable m;;.tenals, exceeding three mches (3~) 1n diameter.
1633 VICTORY BLVD
GLENDALE, CA
APPLICANT: 1633 VICTORY, LLC
2010 N. H!GHI..ANO AVEMJE,
L0SANG£LES.CA©X8
TEL:323216.1818
ARCHITECT: nKLOSURES
l5560-CROCKFIEl..061..VD .. li200
!RV!NE,CAS2618
ra:323.309.7334
SITE SURVEY: JC SURVEY
P.o.eoxoo
ACTOO,CA9J510
ra:661.m.2m
SOILS ENGtNEER IRVINE GEOTECt·m!CAL, INC.
145ttStERRAYADREBlV0,l:12
PASADENA, CA91107
TEL:626844.00¢1
CNIV GRADING: GM ENG1NEERJNG
6$34V/.J..F~A\'EMJE.,
VAN NUYS. CA 91«6
319MNNSTR£ET,
EL SEGUNDO, CAS-0245
TEL:213239.9700
MECHANlCAU
PLUWB1NG: SPIRIT ENGINEERING
15500-CROCKFIELOBLVO.,ir..«
!RVINE.CA92518
TEL:IM9232.5286
ELECTRICAL: TOA CONSUi.TiNG
!322 MYRTLEWOOD CIRCLE.
WESTMINSTER. CA 92U3
TEL:714.235.5915
INTERIOR AT DESIGN,llC DESIGNER. 1~ROCKFIEL06l\'0_,#219 IRV1NE.CA926\8
TEL:949.322.7927
KEYPI.AN:
rm CHARLES
TROWBRIDGE
AND ASSOCIATES
!.H(l'~,.,...,...,..~tt1"'
l"><ff••1n1lM.l •um,,u,:,u,, ~~cr.m:uc.~i,.,
PROJECT NO.:
DRAWN BY: CT
APPROVED BY: CT
NO. DATE DESCRIPTION
11 . I
FULL S1ZE PRIIIT. 24• x 36"'
SHEET tlAME:
SPECIFICATIONS
SCALE: AS NOTED
SHEET NO:
LS-1.0
nKLOSURES O 2(116
443 of 675
IRRIGATION SYSTEM AUTOMATIC
A. GENERAL
I. Contractor shall provide all labor, materials, ar:d equipment necessary to furrush and install the 1rngat1on system .is md1c:.;ted on the drawmgs and as specified herein.
2. Coordinate the mstallabon of all 1rngation materials with the constn;cbon of site amenities and p!antmg.
3. All work on the irngabon system, mcludmg hydrostatic, cove,.age, and operational tests .ond the backf1llmg and compaction of trenches shall be performed before
pl.:mbng opera!:1ons.
4. Drawmqs are d1agr.am:-natic and shall be ad;usted as necessary to conform to actu.;I field conditions. Costs incurred due to ,my adjustment for coverage, mc!ud1ng those requested by the Owner relative to the location of 1rngat1on heads as shown on the drawings shall be the respons1b11!ty of the Contractor.
5. Point of connection (P.O.C.) and operatinq pressure (P.5.1.) shall be as indicated on the drawmqs. Contractor shall venfy the location and size of water sowrce, F5i, and electr:ca! suppiy prior to commencing mstallation.
In c.;ise. of d1screp,mcy, Contractor shall immediately notify the Owner.
B. QUALllY ASSURANCE
l . AH local and state laws, n.i!es and requlat1or,s governing or re!atmq to any portion of the 1rng.it1on system are hereby 1r.corporated into and mac.e a part of these spec1f1cat1ons. Ho,vever, 1f these spec1f1cat1ons call for or descnbe materials, workmanship o:- constrt;ction of a better quali!:y, h1gf-:er standard or lar';:ler size than is required by the above rules, regul.abon5 or requirements, these specifications and the drawmq5 shall take precedence.
2. !n tr.e event any equipment or methods 1nd1cated on the drawings or specified herein conflict with applicable regu!abons, Contractor shall immediately notify the Owner or Landsaipe Architect m wntmq prior to installation. In case of d15crepancy, Contr.;ctor s~all 1mmed1ate!y notify the o ... mer.
3. Due to the scale of the drawmqs, it 15 not possible to md1cate ail offsets, fittings, sleeve5, and related other equipment, which may be required. Contractor shaH carefully investigate the structural ,and fmished conditions affecting the work and install a complete 1rngat1on system w1thm the intent of the drawmgs and spec1f1cat1cns.
4. Manufacturer's wJrranties shall not relieve the Contractor of liability under the provisions for guarantees.
C. MATERJALS UST
J • Withm fifteen ( ! 5) calendar days after award of Contract and prior to :nstaHation, the Contractor shall submit to the Owner a hst of materials :nc!udmq the manufacturer, descnpbon, model number and mstai!ation data.
2. Equipment or materials mstal!ed or h.:rn1shed without prior acceptance may be rejected and si.;ch materials removed from the s:te at the Contractor's expense.
D. PRODUCT DEUVERY. STORAGE AND HANDLING
I . Contractor sr!al! exerc,se care m
storinq of 1rngat1on materials .;ind
E. PLASTIC PIPE
J • Plastic pipe, where indicated on the drawings, shall be m1ect1on molded; rigid; unpfastic1zed polyvinyl chloride (FVC); NSF approved; of h,gh tensile strength, chemical resist.ant .;nd impact stre:.gth; and depending on class and grade, conform to ASTM 2241 or ASTM D-1785.
2. F1tt1ngs and couplings shall be the.;ded PVC Schedule 80 conformmg to ASTM D-24G4; or s1Jp.f1ttmg, bpered socket, solvent·weld type, PVC Schedu:e 40 confo:mmg to ASTM D-24GG or PVC Schedule 00 con!"ormmg to ASTM D-24G7.
3. Solvent cement and primer for ng1d PVC solvent-weld pipe and f1ttmgs shall be of commercial o,uahty, !APMO approved, conformmr.:3 to ASTM D-25G4.
G. GALVANIZED PIPE
I . Ga!vamzed steel pipe, where md1aited on the drawings, shall be A5A Schedule 40 mild steel screwed pipe. F1ttmgs 5hall be med,um galvanized screwed beaded malleable iron.
2. All r.:3alvan•zed pipe Jnd fittings msta!led below grade shall be pamted with two (2) coats of Koppers #50 B1tumast1c, or .;pproved equal. Pipes may be wrapped v11th an approved asphalbc tape.
H. UVR.-PVC PIPE
J • UVR-PVC pipe, where md:cated on the drawings, shall be ultra-violet resistant, Schedule 40 PVC pipe. F1ttmgs shall be UVR-PVC fittings.
I. BACKfLOW PREVENTION UNIT
J • Backf!ow prevention unit shall be factory assemb:ed and shall be as indicated m the !rngabon Legend on the drawmgs, or approved equal.
Contractor shall install back.flow prevention unit a5 md;cated m the details on the drawings and m accordance with manufacturer's recommendation.
I. BACKflOW PREVENTION UNIT
I . Backflow prevention urnt shall be factory assembled and shall be as md1aited m the lrngat:o;i Legend on the dra,,;mgs, or approved equal.
Contractor shall mstaH backf!ow prevention umt as md1cated m the details on the drawings and m accordance w1th manufacturer's recommendation.
J. VALVE BOXES
! . Gate valves and remote control valves, except for ant1-s1phon valves, shall be 1nsblled below grade as indicated m the details on the dra.virigs, 1n fock.ab!e valve boxes manufactured by Brooks, Fraser, Ametek, or approved equal.
2. Valve box lids shall be green m color. Gate valves shall be 1dent1f1ed by stamping "GV' on the valve box cover. Remote control valves shall be identified by st-amp:ng "RCV' and station number on the valve box cover.
3. Valve boxes shall be set one mch (I"} above fm:sh grade, with valves set at sufficient depth to provide appropr•ate clearar:ce between the cover and valve.
K. ISOLATION VALVE5
I . lsolabon valves {bal!) shall be as indicated m the lec.3end on the drawmqs, or approved equal. Contractor shal! isolation valves as md1cated 1n the details on the dr.;wmgs and m accordance with manufacturer's recommendation.
2. The operatmc.3 unit shall be line-sized and have any arrow cast !'"1 the metal mdicatmg the direction of opernnq. Valve sha!! conform to American Watet Works Standards.
3. !solabon valves shall be designed to permit dismantling to replace sealing components without removal of the valve body from the pipeline.
4. Isolation valves shai1 be m5tal!ed with operat1r,g nut5.
L. QUICK COUPLING VALVE5
J • Ou1ck coupling valves shall be as md1c..ted 1n the legend on the drawmgs, or approved equal. Contr.;ictor shall quick coupler valves as indicated m the details on the drawmgs and m accordance with manufacturer's recommendations, with a molded vmy! or thermoplastic rubber !ockmg yellow cover. Coupler keys and hose e!!s sh.;!i be of the same manufacturer as the valve.
M. ANTI-DRAIN VALVES
J • Where md:c.ated en the dr.;wmgs, and as needecl for field conditions, anti-dram valves shall be as indicated m the lrngatio:-1 legend on the or approved equal. Anti-drJm valves shall be !me-sized ,and on the riser directly under the 1rrigat·on heads m accordance with manufactt.:rer's recommendations.
N. REMOTE CONTROL VALVES
I . Remote control valves shall be solenoid activated, of the type, manufacturer and size as indicated m the !rngation leqend on the drawmgs, or approved e.qval. Contractor shall install remote control valves as indicated m the details on the drawmc.3s and m accordance w1th m«nufacturer's recommendations.
O. CONTROLLERS AND WlRING
l . Controller shall be of the type and mar.ufacturer as mdiaited m the lrngation leqend on the drawings, or approved equal. Contractor sha!i msta!I controller as indicated m the details on the drawings and m accordance with m.;nufacturer's recommendations.
2. Connections between the controller and the remote control valves shall be made with direct buna1 solid copper wire. Control wire shall be # J '1 AWG, Type U.f., GOO volt. Common v.r1re shall be# J 2 AWG. Wire shai! be PVC msu!ated of single conductor type, underc.3round feeder cable, U.L approved.
3. As pract1ca!, pilot wires shall be a different color for each valve.
Common wires shall be white v11th a different cdor stripe for each automatic controller.
4. Wire shai! be buried a mmimum of eighteen mches ( l 8") m depth and whenever possible shall occupy the sam!! trench as the mam!ine; bundled and sP...cured to irr1'::)ation pipelines at ten foot {IO') intervals with plastic electnca! tape. providmg sufficient 5!ack for expansion and contraction.
5. Wire for slope systems shall be m5tal!ed ma UVR PVC sleeve !aid adjacent to the on.grade pipe5.
G. Provide;. separate ground w1:e for each controller.
7. An expansion curl shall be provided YJJthin three feet (3') of each w:re connection and change of direction, and at !east every J 00 feet of w,re length on longer runs.
8. All splices 5hall be made with Scotch·lok #357G Connector Sealing Fades, Ram B,rd Pen·T1te, Sears DS~400 wire connectors, 3M OBY wire sealing pac~. or approved eo,ual. Use one (I) splice per cor.nector sealing pack. Wire splices shall be located m pull boxes set one mch { l ~, above finish grade.
9. Field sphces between the controller and remote control valves will not be permitted.
JO. !r.sb!I J sp;ire control wire of a different color along entire maidme.
Loop th1rty-s1x mches (3G") excess wire into each smgle box and into one valve box in each c.3rowp of valves.
P. IRRGATION HEADS
J. Irrigation heads shall be of the manufacturer, size, type, and rate of prec1p1tabon with the diameter {or radius) of throw, pressure, and d1scharqe as spec1f:ed m the !rric.3at1on Legend on the drawmgs, or approved equal, and mstailed as md1c..ted m the details on the drawings and m accordance with manufacturer's recommer.dat1ons.
2. Kiser units shall be oriented perpend1cu!ar to the fm1sh grade with rnpp!es of the same size as the riser openmg m the 1rngat1on head.
3. Spacing of heads shall not exceed the maximum shown on the drawings .;ind in no case exceed the maximum spac,nq recommended by the manufacturer.
Q. INSTALLATION
! . F1pe shall be cut square and the ends reamed out to the fu!! inside diameter of the pipe and thoroughly cleaned of dirt, dust and moisture before ms!:allat1on.
2. PVC pipe shall be protected from tool damage durmg assembly.
Plastic pipe which has been nicked, scarred or damaged shail be removed and replaced at the Contractor's expense.
3. PVC solvent•we!d JOll1t5 shall be made m accordance with A5TM D-2855. Pipe shall not be exp04..ed to water for twenty-four {24) hours ;;;fter solvent-weld JOmts are completed.
4. Trenches shall be of open vertical construction to appropriate depths as md:cated on the drawings and specified herem. PVC pipe shall be !aid on native qrade or certified compacted subgrade, free of rods or sharp-edged obJects and snaked from s•de to side m the trench to allow for expansion and contraction.
5. Teflo;i tape sha:l be used on all threaded PVC to PVC and on al! threaded PVC to metal JOmts.
G. Brass pipe .;nd fittmgs sha:! be assembled us:nq Teflon dope, appired to the male thread5 only.
7. Galvan'zccl pipe threads shall be cut w1th clean, sharp dies, conforming to Amenc..n Standards Assooabon Spec1f1c..tion. Male p1pe threads shall be coated with a non-tox:c, non-harden:ng, non-corroswe jOmt compound.
8. Galvamzed pipe or ultra-violet resistant (UVR) PVC ,nsta\led on ~rade shall be anchored at :nterva!s not to exceed ten feet ( J 0'), ,,..1!:h #4 rebar, v.r1th a "J" hooked radius.
9. Rubber Rmg Seal Joint:
a. Use factory-made male end or prepare field-cut male end to exact spec1f1cations of factory-made end.
b. Carefu:!y cle.;n bell or coupimg and insert rubber rmg without lubricant.
Position rmg airefu11y .;ccordmg to manufacturers recommendations. c. Lubricate mafe end accordmq to manufacturers recommendations and insert male end to specified depth. Use hands only when msertmg PVC pipe.
d. Thrust biocks shall be provided where necessary to resist system pressure on rmg-tite pipe and f1ttmgs. Blocks shall be concrete and the size shall be based on an average soil safe bearmg load of I 000 pounds per so,uare foot.
e. Form thrust blocks m such a manner that concrete comes m contact only with the fittings. Thrust blocks shall be between solid sod and the fitting.
l O. !rngabon Imes and control wmng shall be inst.ailed u;ider paving in separate PVC Schedule 40 sleeves. Sleeves sh.;!i be ms:alled with the covera'::le depths as specified herein.
I J • P1pmg under existing pavement may be mst:alled by Jack.mg, boring or hydraulic driving, except that no hydraulic driving will be permitted under asphalt1c concrete pavement. Where cutting or breakmg of ex1stmg pavement 1s necessary, obtain permission from the Owner before cuttmg or breaking pavement and then make all necessary repairs and repl.;icements to the satisfaction of the Owner, and at no additional cost to the Owner,
l 2. AH Imes shall have a mm1mum honzontal clearance of six mches (G") from each other and frorr; !mes of other trades. P;.rat!el !mes sha!i not be mstaHed directly over one another.
I 3. Provide tr.e fo!!owmg m1n:mum coverage {where Imes occur i.;nder paved areas, these coverage dep::hs shall be cons·dered below sub.grade):
· Pressure mainline 18"
· No:1-pressure lateral Imes ! 2"
· Control wiring ! 8"
R. ADJUSTING AND TESTING THE SYSTEM
I . Contractor shall furnish all equipment, materials and labor to conduct pipeline pressure tests, coverage te5ts and operational tests. All tests shall be made m the presence of the Owner prior to plantmg operations.
Trenches shall not be backfilled until the pipeline pressure tests have been performed to the satisfaction of the Owner.
2. After completion of pipeline assembly, prior to installation of termmal fittings, mcludmg but not limited to remote contro! valves and quick coupler valves, entire system shat! be thoroughly flushed to remove dirt, scale or other deleterious rnatena!.
3. With open ends capped, prior to mst.;!11ng valves, test pressure supply Imes for six (G) hours at ! 25 FS!. Center load PVC pipe with a small amount of backfill to prevent arching and wh1pp:nq undet pressure.
4. Contractot shall be re!:iponsib1e for correcting any portions of the work twenty four {24) hours :n advance for the following inspections; · system layout
· pressure p1pelme tests
· coverage tests
· operational tests (prior to commencing plantmg operations)
5. Coverage test shall demonstrate that each station area is balanced to provide uniform and adequate coverage.
G. Operational test shall demonstrate the performance ar;d operation of ail components of the controller system. Remote control valves shall be properly balariced, heads adjusted for coverage and system shall be workable, dean and eff1c1ent.
7. Contractor shall be responsible for correctmg any port:10;15 of the wed:
that are not properly mstaEed and retested until mstal!abo;i has been accepted by tr'.e Owner.
5. BACKFILLING
! . Backfi:! matena! shaH be free from large clods, stones, and other obJectronab1e materials, exceeding three mches (3") m d•ameter.
2. Trenches located under areas where paving or concrete will be mstalled shall be backf1!!ed with a six inch {G") layer of 5.,nd below the .;md three inches (3j-} above the pipe, ar;d compacted m accordance the requirements of the Earthwork Sect:on.
T. MATERIALS TO BE FURNISHED
l . Contractor shall furnish the Owner tfie following materials at the end of construction, prior to the Post~lnstal!ation Maintenance Period:
· Two (2) sets of special tools required for removing, disassembhng and adJustmq each type of sprinkler and valve supplied on the project. · Two (2) five foot (5'} v.olve keys for operating isolation valves. · Two (2) keys for each controller.
· One (I) quick coupler key and match:ng hose swivels for each quick coupler valve installed.
· One ( ! ) set each approved as-built and record drawmgs. · Two (2) sets each approved controller charts.
U. AS-BUILT AND RECORD DRAV~NGS
l . Contractor shall maintain and keep up to date one (I) set of b:ue!mes showing the "as-built" location of maJOr features of the pro1ect and md1cating changes that m.;y occur durmq mstallabon.
2. Prior to acceptance of the work Contractor shall furnish the Owner with one ( J ) set of reproducible transparenc;es as the Record Set showing the as-bu1!t dat.a, of a quality satisfactory to the Owner. Transfer as-build data m mk (no ball pomt pen) .;ind eradicate outdated items.
3. D1mens1on from two (2) permanent points of reference {bu1!d1ngs, monuments, sidewalks, curbs, pavement) the !ocabon of the followmq items:
· Pomt of connection to ex1stinc.3 water Imes.
· Point of connect1on to existmg elect .. 1cal power.
· frnqation valves.
· Routmg of 1rngat1on pressure Imes (d1mens1cn5, maximum I 00 along route).
· Remote control valves.
· Ou1ck couplmg valves.
· Other related equipment as reofuested by the Owner.
4. Contractor shall submit As-built/Record Drawmg5 to Owner for review pnor to completmc.3 Controller Charts.
V. CONTROLLER CHARTS
l . Contractor shall provide two (2) controller charts for each controller supplied. The contro!ier charts shall show the area controlled and shall be the maximum 512e which the contro:!er door will allow. The controller charts shall be a photoqraph1c prmt with a different color md1catmg the area of coverage for each st.;ibon. When completed and approved, the controller charts shall be hermebca!ly sealed between two (2) pieces of transparent plastic, each bemg a m1rnmum of twenty (20) mils thick.
W. OPERATION AND MAINTENANCE MANUALS
I . Prepare and deliver four (4) md1v1clually bound copies of the Operation and Maintenance Manual to the Owner at !east ten ( ! 0) calendar days prior to accept.1nce of the work. The Manual shall mdude de!::>cripbve material of equipment i:,stal!ed .;ind shall be m sufficient detail for maintenance personnel to uncie!"!'>tand, operate and mamtam all equipment.
Each complete, bourd manual sha!l mclude the fo!lowmg:
· Index sheets 5tatmg Contractor's address and telephone number, list of equipment w:th names and addres5CS of local mar;ufacturers representatives.
· Catalog and parts sheets on all matenal and equipment mstalled. · Guarantee statement.
· Complete operatmg and m,amtenance :nstruct1ons.
X. GUARANTEE
I . Contractor shall quarantee al! matena!s and eo,u1pment for cne ( ! } year from the date of acceptance of the work. Should ,my trouble develop with,n the t:me specified due to mferior or faulty materials or workmanship, the Contractor sha!i be responsible for costs incurred due to repair and replacement.
2. Sample Guarantee to be provided to Owner:
GUARANTEE FOR !RR!GATION 5Y5TEM
We hereby ~uarantee that the system furnished and installed 15 free from defects m materia!s workmanship and the work has been compieted m .;ccordance with the contract documents, ordinary wear and tear and unusual abuse, or neglect excepted. We to repair or replace .;ny defects m material or workmanship may develop during the period of one ( ! ) ye.;;ir from date of acceptance and also to repair or replace any damaqe resu:tmg from the repairing or rep!acmg o: such defects at no .;dd1bonal cost to the Owner. We shall make such repairs or replacements w1thm a reJsonab1e time after rece•pt of wntten notice from the Owner. We authorize the Owner to proceed to have said repairs or replacements made at our expense and we w1il pay the costs and charges therefore upon demand.
PROJECT,--------
LOCATION, -----------------
Contractor
Address:----------------
1633 VICTORY BLVD
GLENDALE, CA
Al'PUCAIIT,
SITE SURVEY:
CMVGHADING:
STRUCTUR.Al.:
PLUMBING:
ELECTRICAL:
DESIGNER
KEYPW~:
PROJfCT NO.:
1633 VICTORY, LLC
2010N.H!GHt.Af.'OAI/ENUE,
LOS ANGELES, CA 9COOa
\5560-CROCKFIElD6lVD~#200
IRVINE,CA92618
TEl:323.309.7334
JC SURVEY
P.O.BOX&S
ACTON, CA m:10
145N. SIERAAMADRE6lVD,~12
PASADENA. CA 91107
TEL:626.844.6641
GM ENG!NEERISG
6534V>J.F..JJ,A\IENtJE,
VANNUYS,CA91400
TEl:818.008.1824
JOHN tASIB + ASSOCIATES
31\iJ.WNSTREET.
El SEGUNDO, CA00245
155$0.C ROCKFIELD avo .. //204
tRVtNE.CA921518
TEL:949.232.526$
TOACOOSULTING
S322MYRTLEi','OOOClRCLE,
WESTMmSTER.CAm.aJ
15560-CROCKFIELDSI.VD,#219
!RVINE,CA92618
TEL:949322.7927
CHARLES
TROWBRIDGE
~r=~~:m
ru<11<ill:-l tui,,.isn:w.1 ~'""°"~UC.6ll•?
DRAWN BY: CT
APPROVED SY: CT
NO. DATE DESCRIPTION
11 . I
FUt.lS!ZEPRUIT:24.x35"
SHEET NAME:
SPECIFICATIONS
SCALE: AS NOTED
SHEET NO:
LS-2.0
nKLOSURES © 2016
444 of 675
GENERAL PLANTING
A. GENERAL
I. Contractor shall provide al! labor, matenals and equipment for the mstallat1cn of plant matenal as indicated on the drawings and as spec,f1ed herein.
2. Contractor shall coordmate plantm,a with other site improvements.
Unless other.vise spec1i1ed. structural improvements shall be installed prior to planting operations.
3. Contractor sha1! be responsible for !ocatmg and stakmg ex1stmq sewer, water ,md ut1hty !mes above or below grade that m1-3!1t be dama,aed as a result of planting operations. Contractor shall assume sole respons1b:hty !or any cost incurred due to damage and for replacement of aforementioned utilities.
4. All work on the irngabon sy-5tem, mdudmg hydrost.;it1c, coverage, ar.d operational tests, and the bad:f1!1mg and compaction d trenches shall be performed prior to plantmg operations.
5. Samples of fert1!i.zers, soi! conditioners, seed, or other matenals shall be submitted to Owner forty~e1ght (48) ho~rs pnor to incorporation in the work.
G. An agncultura! SU1tab1hty and fertility analysis so:ls report shall t.;;l::e precedence over these spec1fat•ons.
B. Fl.ANT MATERIAL QUALITY
I. Plant matena!, shall be m accordance with the Sta!:e Department of Agnculture's regulations for nursery mspect:ons, rules and grad,ng. Ali plants shall be of No, J Grade and have a normal hab:t of ,arov.:th, and shall be sound, 1-:ealthy, vsg:orous and free of insect mfest.;;trons, plant d 5ea$c'!S, sun scalds, fresh bark abrasions or other objectionable disfigurements. All shali h,we a well-developed branch system and vig:otOtJS and root system 1s not root bound and is free of kinked or
girdling roots.
2. Nursery <3rowth stock shali be selected from h1<3h qua.lity, we'l-shaped stock, grown undet climatic cond1t1or.s similar to tho5e 1n the project locale. M1nimt.1m accept.;;bie 51.ze of plants as 1nd1cated m the dr.1wmg:s sha.il correspond with that normally expected for the species and variety of commercially av.1,!able nursery stock.
3. \\/here applicable, ca!:per shall be the diameter of the trunk one foot (I') above the grourd surface.
4. Oversize plants may be used 1f not root bound, but shall not mcre..sc the Contract pnce. Up to ten percent ( J 0%} of unders1.zed plants one (I) variety and grade may be used; provided they are ia:-qer than average size of the next sma'.lest grade.
5. Scientific and common names conform to customary nur$c'!ry usage.
G. Types and sizes of materials shall be as md1cated on the drawings. Ouant•bes are a guide only; Contr,1ctor shall venfy quanbt1es by plan check.
7. The Owner reserves the nght to refuse or reJCCt any ur:su1tab!e plant mater1.1I. Unswtable plants shall be removed from the project site and rep!;.ced at the Contractor's expense. Replacement plants shall be the same species, vanety. s·ze and cond1tions as speof1ed.
8. Promng of plant m.;itena!s shall not be done pnor to delivery. After prumng shall be limited to the minimum necess-ary to remove and branches. de.ad wood and suckers.
B. Plant matena! is subject to 5,_;bst1tubon based upon avadabihty.
Subsbtuted ma.tenal shall be approved 1n .1dv.1nce by the Owner.
C. FERTILIZERS
I • Fert1!1zers sha!! with applicable of the State
Aqncultura! Code and be pacl-.a<3ed, grade, c:ommerc,ai quality products identified as to source, type of matenal,
manufacturer's guaranteed fert1lizer5 shall
mgred1ents m quantities or plant He. \Vnen
requested, Conttactor shall furn:sh the Cert1f•cate of
Compliance stating: that the m;.terial substanbal!y meets the spec1f1cabons.
2. Commercial fertilizer shall be a pelleted, beaded, or granular p~oduct the chem,ca! analysis spec1f1ed herem and shall be free-flowin-3 delivered m ori~mal unopened cont.;;mef"!">. Use of matet1al wh:ch becomes caked or other.vise damaged shall not be permitted.
3. Or,aar11c base fertiliier sha!I be compnsed of decompo:c,eo ;.rnmal. fish and vegetab!e matter with humic acids ar:d a bacteria( stimulant, manufactured as Gro-Power by Soutb.ern C.1!ifom1a Orgarnc Fert,112er Co., Glendale. Caiiforn:a, er approved equal.
D. AMENDMENTS
I. Nitrogen stabd1.zed org;rnc amendment shall be a groi.:nd or pwcessed wood product derived from wood of redwood, fir or cedar, treated v11th ;. non-toxic agent to absorb water qt.nckly. N1tro<3en content, ba5ed on diy we1-3ht, sha!i be 0.5% for redwood and 0.7% for f1r and cedar, Iron content, based on dry weight, shall be 0. l %. P;ne sawdust 15 not acceptable.
2. When requested, Contractor shall furmsh the 0.vner v11th a delivery receipt and Certificate of Compliance stabn<3 that the matena! subst.;;nt1al!y meets the spec1f1cat1ons.
E. TOPSOIL
J. Topsoil sl-:a!I cons1st of fertile, friable so:I of loamy ch.;racter, and shall contain an amount of orga.r11c matter normal to the area. !t sha!! be reason.1b!y free from weeds, reiuse, roots, heavy or sbff day, stones iarqer than one inch (I") in diameter, sticks, brush, htter .;ind other deletenous substances. Topsoil m.1y be obtained ftom the site 1f approved by the Owner.
2. \Vhen required, imported topsoil shall be subject to 1r1spect1on and testing at the source of supply pnor to de:1very to the prOJCCt. f. MATERJAL DELIVERY AND INSPECTION
J. Plant matenal shall be deiivered with legible 1dent1i1cabon labels, handled and stored adequately to maintain ;. healthy cond1t1on, protecting them from dryin,a out, windburn or any other ,njury.
2. ln5pecbon of plant materials required by City, County, St.ate or federal authorities shall be the respons1b1lity of the Contractor. \\/hen reque5ted, Contractor shall furnish copies of such perrr.1ts or certifrcates to Owner.
G. SOiL PREPARATION (iURf AND GROUND COVER AREAS)
I . fert:hz:ng ;.nd cond1bomng matena!s shall be as speetfied in the pro~ect agncultural suitability report.
2. lf an a<3ncultural su1tab1hty report 1s not ;,va1!ab!e, the follow111<3 amendments, or approved equal, shall be mechan:calfy spread .;nd umform!y cultivated into the upper six inches (b") per I ,000 squate feet of soil by suitab!e equipment operated at approximately nght angles 1n at least two (2) directions:
4 CY Nitrogen stabili.zed organ:c amendment
l 50 LBS Gro-Fowcr Plus
· ! 00 LBS Agncuitural gypsum
3. Resulting soi! shall be dean, in a friable condibor. and suitable for planting.
H. \VEED ABATEMENT OPER.AT!ON5
I . The 1mg:ation system and f1msh g:-;.de shall :?e conapleted pnor to weed abatement operations.
2. Contractor sh.111 operate the irrigation system to keep plantmg arc..s uniformly moist for a period of three (3) weeks (2 I ccneecut1ve calendar days). At the end of the three (3) week period, Conttactor sha!I spray a!i visible weed5 with a contact herbicide. App:tc.;tion method shai! be as recommended by mant.1facturer. After spraying. p!antm<3 areas shall remain unwatered for a minimum of forty-eight (48) hours. Remove weeds from site.
3. Water seven (7) add1bcna! cor15ecubve c;;Jendar days from the first appltcabon and apply a conbct herb1c1de as may be necessaiy. Alter second spraying, water shall not be apphed fo~ an .1dd1tional forty-eight hour penod. Applications shall continue at seven (7) day intervals as determined by the O,vner.
4. Contractor shall apply spray chemicals when a,r c1.1rrents are sb!!; preventm.g dnftmg onto adJOtr1m,a property and preventi;-,g any toxic exposure to person5 whether or not they are 1n or ne..r the project.
5. We.eds and debn5 shall be disposed of off-site.
J. BACKFILL
1. B.lckf1!1 5ha11 be as specified in the project agr:cu:tural smtability ,.e.port; machine-mixed and approved by the ONner pnor to incorporation m planbn<3 p:ts.
2. If a a':incultural su,tabil1ty report 1s not available, the folloMng amendments or ;;pproved equal, shai! be mcorpor.1ted:
G parts by vo!ume On-site so1l
4 parts by vo!1.1me N1troqen stabi!tzed orqan,c amendment J 7 LBS per CY of m,x Gro-Power Plus
J LB per CY of mtX Iron sulfate
l O LBS per CY of m•x Agr.cultura! <3ypsum
J. INSTALlAT!ON
! . Stake p!ant locations and secure ;.pprovai from the Owner before excavat:n<3 p1t5. Excavated pits sh;:;ll be .1s 1nd1e;;ted 1n the de!:a•ls on the drawings. Dust sides of p,ts w,th gypsum before bacld1i1,ng.
2. Co:1tamers sh;.!! be opened and removed 5tJC"l that the rootbail is not Injured,
areas thoroughly after 1nstai!at1on of plant matena!s.
be added to fill voids c;;u$c'!d by water $c'!tt!ement.
K. TREE STAKING
Trees shall be staked at time of planting as ind1C.1ted m the details on the dr.;wmgs.
L. GUARANTEE
J • Contractor shall <3uarantee plant matenal through on ( f) full year after the date oi acceptance of the work.
2. Replacement plant material shall be of the same species, vanety, 4 s1.ze as ong1'1ally planted and shall be guaranteed for one (I) full ye..r from the date of re-pl;mtm,a.
3. Co5t incurred due to replacement of dead or dying plant matenal shall be the respons1b1lity of the Cor.tractor.
PLANTING ~ SODDED TURF
A. GENERAL
Th,s section !5 supplemental to the General Planting Section. V/here applicable, planting sh;.11 be ir: acco~d;.nce VJ1::h cond1t1on5 therein.
B. Fl.ANT MATERIAL OUAU1Y
l . Sod sha!! be grown from high qua!.ty propagative free from weed5 disease5, and insects, and :shai! be 1n accordance the standards for regulation for nursery mspect1on of the ;.pphcable St.;;te of the project.
2. Sod shall be machine cut at a 1.1n1iorm th1cq'le5s of f1ve-e:ghths of an inch (5/8") (exdud1n,a top ':irowth .;rnd thatch). lndMdual pieces shall be cut to the supplier's stanoard width and length with ;:;n aifowab!e deviation of two percent (2%). Broken rolls or uneven ends VJ11! not be accept.;;b!e.
3. Sod shall be harvested, delivered and me,t.311ed w1th:n a twenty-four (24} hour penod.
4. Contractor shall furnish the Owner with delivery receipts and a Certificate of Compliance 5t.;;t1ng: that the material sc1bsta:1tialiy meets the 5peof1ca.t1ons.
C. INSTALLATION
l • Prepare s,o:! and provide weed abatement operations m accordance with the Genera! Planting: Section. Rake, cu:bvate, float and roll unbl areas to receive turf ;;re in a smooth and uniform cond,t1on.
2. F1msh grade for turf ;.teas shall be one mch ( l ") below the fo'.1sh surface of walks. curbs, or related hardscape.
3. Pnor to sodding, 501! shall be moist to a mirw111.1m depth of one inch (I").
4. Fnor to msta!labon, are.a to be sodded shall rcce.ve sulfate of ammonia at the rate of one ( J J poc1nd per 200 so,uare feet.
5. Sod sh.11! be !a:d and tamped with butt Joint in a staggered "runmn<3 bond" pattern.
G. After mstallat1on, sod shall be rolled w.th a 200-pound water-f1Jled lawn roller.
7. Sod shall be a5 indicated on the dr;;v.~ngs.
PLANTING rlYVROSEED!NG
A. GENERAL
to the Gener,11 F!antmg Section. \\/here
be in accorda:1ce with cond1t•ons therein.
B. PLANT MATERIAL QUALITY
I . Seed shall be fresh, c!ean, pure new crop 5eeO. Seed shall be detvered to the site, unmixed, 1n separ.;te 5ealed containers. Each se..ied container shall be..r the seed supp!ier5 tag md,catmg the container weight, seed type, seed punty and germ,nat•on, and certificate of re!ea:se by a Co1.1nty agncu'.tura! comm15s1oner.
2. Contractor sha!! fum,5h the Owner with
Certificate of Compliance sbbng that the
:spec1f1cabor:s.
st.11tab1:1ty report that has been ptepare.d for the 5pecif1c site precedent over the materials. If 5uch report 15 not available, the fol!owmg mate~1als s!';at: be a character' that when d1:sper5ed m a umfo~m slurry shall iorr;1 an absorbent porovs mat:
3000 <3allor1s per acre fresh water
2000 pounds per acre Wooa ce:!1.1lose f,ber
80 pounds per acre• Org:amc stab.l<2er
i 000 povnds per acre·· Gro-Fower Flus. or approved equ.'ll • 80 pounds per acre m summer, J 20 pounds per acre in wmter ""In turf areas where so:! 1s prepared with Gro-Power Plus. use 400 pound~acre.
4. Seed mtXture shall be as indicated on the drawings.
5. Water shall be fresh, free of impurities, excess chlonne and salts.
G. fiber shall be clean, weed-free mulch of wood cel!u!ose conta1n:ng no germin.;bon or ':irowth-inhibitin,a factor!">. fiber shall cont.;;in a harmless, temporaiy green dye.
C. INSTALlATlON
l. MtXmg :shall be performed m a tank, with a built-in conbnc1ous ag1tat1on and re-c1rcul.1t1on system, of sufficient operat,ng cap.ic1ty to produce a homogeneous slurry and a discharge system which vr.11 apply the slurry to the designated areas at a conbnuou5 and u~1form r;;te.
2. The :slurry prepar.1bon 5ha11 ta~e place at the project site and sha:! begin by adding water to the tank when the engine 15 at halt throttle.
Vlhen the water !eve! has reached the height of the ag1t.;;tor shaft, good recirculation shall be e:stab!1shed, and at this bme the :c,eed shall be added.
Fertd1z:abon 5hall then be added followed wood cellt.1105e fiber, v;hen the bnk 15 at !ea5t one-third ( f /3) filled water Spraying shall commer:ce 1mmed1ately when the tank is full.
3. Contractor shall spray designated areas with the slurry ma sweeping m an arched stream, unbl a uniform coat 1s acr.leved and the 15 spread at the required rate per acre.
4. A slurry mixture which has not been applied Wlthm four (4) hours after mtXmg shalt be reJected and replaced at the Contr;:;ctor's expense.
5. Slopes shall be hydroseeded after weed .;b;:;tement operations and pl.1nbr1,g of tree5 and :shrubs.
G. Costs incurred for repair or replacement of b;.re, sp.arse or damaged area5 shall be the respons1b1!tty of the Contractor.
POST-INSTALLATION MAINTENANCE PERIOD
A. GENERAL
I. Contractor shall prov;de all labor, mater,afs and equ1pme:1t to perform work during the Post-!nsta!!at:on Ma1nter1.1nce Period, as spec1f1ed herein, but not !1m,ted to; adequate watenng of plant material, repiac,ng plant material and controllrng weeds, rodents and other pests.
2. Contractor s~;;!I ma.mt.;;m the project on a continuou5 basis from the fir5t day aftet planting 15 completed, untd acceptance of the work.
3. Costs incurred due to dam.1<3e or repl.1cement during Post~!n:sta!!abon Ma:ntenance Fenod 5hal! be the re.spons:biHy of the Contractor.
4. Unless stipulated otherw1se by the o,..mer. the Post-!n5tal:ation \llarntenar:ce Period sh;.11 consist of a m1mmum of n:nety (90 consecutive c.1fendar days.
5. Fost-lnstallabon Mamtenance Period m.iy be extended by the Owner 1f the project 1s improperly maintamed, appreciable replacement 1s required, or other corrective work become5 neces:sary.
B. 6'ECUTION
t. Ai! ;;re.as
flatwork, shall be
but rot hm1ted to, turf. ground cover, and concrete
clean and free of weeds, litter and debns.
2. Subsurface dr.;ms and catch basm <3rates shall be kept de:m litter and debris to en5ure t.1nimpeded passage of ,vater. Dram !mes be penod1cally flushed v.1th clear w;;ter to a.void bu11d~up of silt and debris.
3. Before weeds exceed two 1nche5 (2") m he1-0ht, ::hey shall be removed and disposed of off-site. Serious weeds sha'I be spot sprayed and left m place for seven (7) calendar days. Areas sprayed sha!! rema1r1 unwatered for .1 m1mmum of forty-e g~t (48) hours. Dead weeds shall be removed 5ever. (7) ca!endar days after apphcabon and disposed of off-s,te.
4. If the Ovmer notifies the Co-itractor of fai!:..:re to control weeds ,15 :spec1fted herem, the Contractor shali bl! ;.IJ weeds w1thm ten ( I 0) calendar days of such not:ficabon. The Post-Installation M.11ntenance Per-,0d wiil be extended for every d;;y after the ten ( I 0) calendar days until such weeds have been b!!ed.
5. Contractor sha:I take appropnate steps to el:m1nate rodents.
C. IRRIGATION SYSTEM
l. Contractor shall ope:-ate the 1m,aat1on syste:'11 autor.ut1c.;!!y arid sh;;IJ properly and completely m.11ntam all parts of the 1rrn_,abon system.
2. Contractor sh;;I! provide fo~ del1ve-y of water 1n sufficient qe.1nbties and adjust water app1:cabon to compensate for sea~na! cond,t1cns.
3. Costs mcurted due to repair or rep'..1cement of shall be the respons1b1hty of the Contractor. Replacemer:t part5 be 1der:t1ca! to the matenal and as :nd:cated o~ the drawings and spec1f:ed berem.
D. TURF
I . Prior to accept.;;nce of the project and mamtenance penod, turf areas shall be e5tabhshed Mth a uniform 80% coverage. healthy V1gorous growth and to a mm1mum of two mches (2") 1r1 he1<3ht. Costs incurred for repair or replacement of bare, spar5e or damaged area5 shal: be the respcns1b1l:ty of the Contr.1ctor.
2. If an agncultura! sc1itab,l1ty 501!5 report 1s not available, turf areas shall be fert1!:ze.d w,th GRO~Fower Hi-nitrogen r 4~4-9 or approved equal every forty-five (45) calendar days, at a rate recommended by the m;.nufacturer.
3. first mowmg: of turf shall be performed when the grass 1s two and one-h.;lf inches (2 V2"} m height. After m1tial mowing. Turf shall be cut as often as necessary to ma:ntam the turf at a height of two mches (2") for bluegrass and fescues and one mch ( J ") for bermwda.
4. Contr.;ctor shall tnm around 1rngat1on heads to allow for ummpeded spray; at the base of trees: and at borders along walks, moi.vstr:ps and curbs.
5. Cor.tractor shalt remove all grass d1pp1ng:5 from project site.
E. GROUND COVER AREAS
If an agricultural 5U1tabil1ty soils report 15 not available, ground cover areas sh.ii! be fettilw~d with GRO-Power H1-mtro<3en I l 4-4-B or approved equal every forty-five (45) calendar d.1ys, at a rate recommended by the manufact1.1rer.
f. TREES
I • If required er at the direction of the Owner, trees planted a5 part of the Contract shall be pruned or he.1ded back, to eliminate diseased or oamaged growth, reduce topping or wind dama<3e, ma1nta1r1 <3rowth w,thin space !im1t.;;tions, ma1r:ta1n natur.1! appearance, dt.1e to vand;.lism, ;.nd to balance the crown with the root structure.
2. Stabng of trees sha!l be checked frequently for damage, and to prevent chaffmg or girdling. Costs mcurred due to damage ot replacement di.:e to improper st.1bng maten;.!s 5hall be the responsib·lity of the Contractor.
3. At the reque5t of the 0.vner, wot.1nds over one and one-hali inch ( I 1/.!") 1n diameter m.;y be se.-iled with an approved tree seal.
4. Dead or dy1n<3 trees shall be immediately replaced at the Contractor's expense wi!'.h maten.1! of the same species and s12e and guaranteed as de5cnbed 1n these speoficat1ons.
5. Contractor shall exercise preventive measures when usmg "weed-eaters" near tree trunks. Costs incurred due to damage or replacement of trees due to improper measure!:> shall be the respons1b11!ty of the Contractor.
G. SLOPES
J • Fnor to acceptance of the project and ma,ntenance penod, slopes shall be est.;;bl15hed with ;; umform 80% coverage, he.;i!thy vigorous growth. Costs mcurred for repair or replacement of bare, sparse or damaged area5 sh ail be the respons1b1l:ty of the Contractor.
2. Seed for replacement shall be of the same type and o,uahty ratio as specJ1ed in the Plant L1st on the drav11n<35.
3. If a :,oils report 15 not available, siope5 shal! be fertih.zed with Gro-Power H1-n1trcgen 14-4-9 or approved eq:.1al every forty-five (45) calenaar days, at a rate recom:'l"lended by the manufacturer.
H. PALM TREES
l • Mamten.1nce shall include, but not !.m1ted to,
prevent disease Jnd weekly water mana<3ement
cbservabon of soil mo,5tu~e sensing devices
tree pruning.
2. Prumng shall be done •t.1th stenlized reoproca: saws (not cham palm
to prever.t transm1ss10" of disease ca1.1smg agents from tree to tree. blades shall be sterihzed before ;.nd between pruning of each frond 1mmers,ng the blade m a 5o!ut10;1 of fifty percent (50} household and fifty percent (50%) water for five (5) minutes. Tr.e solut:on shcti!d be kept up to strength by the requfar add,t!Dn of more bleach.
I. INSPECTION
completion of the Post-Installation Mamtenanr.....e period, Contrac::cr request an inspection fer ;:;ccept.;;nce of the work performed in accordance W1th tre Contr,1ct Document5. The reo,ue5t shall be made to the Owner, a mm1mum of seven (7) calendar days prior to the date for ·nspecbon.
1633 VICTORY BLVD
GLENDALE, CA
APPLICANT:
ARCHITECT:
SOILS ENG~'iEER:
CIV!U GRADING:
STRUCTURAL:
KEYPLAN:
1633 VICTORY, LLC
2010N.HlGH!.»IDAVEUUE.
LOSANGELES,CA9006a
TEL:323.216.1818
nKLOSURES
15500-CROCl<FIELD!ll.VO.,lr200
IRVINE.CAS2618
P.o.aoxes
ACTON,CA93510
TEL:SQUE:92177
IRVINE GEOTECHNiCAL. INC.
145 N. SIERRA MADRE BlVO. #12
PASADENA, CA 91107
TEL:S268«.6641
GM ENGtNEER!NG
6534 VAL!EAN AVENUE,
VAANUYS,CA91400
TEl:818.908.1624
JOHN lASIB • ASSOCIATES
319 JJ.AIN STRfET,
EL SEGUNDO, CA 90Wi
15500-CROCKFIE.LDSLV0,#219
tRVINE,CA92618
TEl:949.322.7927
CHARLES
TROWBRIDGE
;r=.~~1~:E:~
,.,.(71•)1llUU ''-"'7l•i$lllu.1 ~•J•O•fl'HCT,A\l,C.~21<> PROJECT NO.: 15.012
DRAWN BY: CT
APPROVED BY: CT
NO DATE DESCRIPTION
1 07/2812015 SITE Pl.AN REVIEW
SHEET NAME:
SPECIFICATIONS
SCALE: AS ~'OTEO
SHEET NO:
LS-3.0
nKLOSURES ©2016
445 of 675
City of Glendale
Community Development Department
Design Review Staff Report - Commercial/Industrial
Meeting/Decision Date: May 24, 2018 Address: 1633 Victory Boulevard Review Authority: [Z]DRB 0ADR 0HPC Dec APN: 5626-013-024 Case Number: PDR1723012
Prepared By: Dennis Joe, Planner
Project Summary
Applicant: Jayesh Kumar
Owner: Jayesh Kumar
To demolish the existing one-story, 3,537 square-foot, commercial building and associated shade structures ( constructed in 1966), and to construct a new three-story, 37,858 square-foot 64 room hotel with a two-level subterranean garage with 65 parking spaces on a 21,647 square-foot lot, located in the C3 (Height District I) Zone. As proposed, the development will involve a total export of 12,348 cubic yards of soil.
Existing Property/Background
The Project site is an approximately 21,647 square-foot lot, located at the northwest corner of South Victory Boulevard and Winchester Avenue. Surrounding the Project site are R1 zoned properties with single-family residences to the north, C3 zoned properties with commercial uses to the west and south, and R1 and C3 zoned properties with single- and multi-family residences to the west. The subject property is currently occupied with a 3,537 square-foot 1-story commercial building that consists of offices, three automobile service bays, and a steel canopy over a former gas station pump island. The surface of the site is mostly paved with concrete and asphalt paving, with limited landscaping at the southwest portion of the site. There are no protected indigenous trees species on or within twenty feet of the site.
Staff Recommendation
D Approve ~ Approve with Conditions D Return for Redesign D Deny Last Date Reviewed / Decision
[Z] First time submittal for final review.
D Other:
Zone: C3 - Commercial Services Height District: I
Although this design review does not convey final zoning approval, the project has been reviewed for consistency with the applicable Codes and no inconsistencies have been identified.
Active/Pending Permits and Approvals
[Z] None
D Other:
CEQA Status:
D The project is exempt from CEQA review as a Class 1 "Existing Facilities" exemption pursuant to Section 15301 of the State CEQA Guidelines because .
D The project is exempt from CEQA review as a Class 3 "New Construction or Conversion of Small Structures" exemption pursuant to Section 15303 of the State CEQA Guidelines because .
D The project is exempt from CEQA review as a Class 32 "Infill Development" exemption pursuant to Section 15332 of the State CEQA 446 of 675 Guidelines because !SJ Other: An Initial Study was prepared and circulated May 3, 2018 to May 23, 2018 for a 20-day review period. The Final Mitigated Negative Declaration is attached.
Site Slope and Grading
D None proposed
D Less than 50% current average slope and less than 1500 cubic yards of earth movement ( cut and/or fill); no additional review required.
[SJ 1500 cubic yards or greater of earth movement:
Approximately 12,348 cubic yard of grading (all export).
D 50% or greater current average slope:
DESIGN ANALYSIS
Site Planning
Are the following items satisfactory and compatible with the project site and surrounding area? Building Location
!SJ yes D n/a D no
If "no" select from below and explain:
D Located at or near front property line
D Conforms to prevailing setbacks on the street
D Maintains appropriate sidewalk width
The proposed building will occupy the majority of site and will generally follow the square shape of the lot.
The building's setbacks stagger from the western, southern and eastern property lines at 3'-6" at its closest distance and 9'-6" at it's furthest. The hotel will be set back approximately 10-feet and 11 '-6" away from the northern interior property line at its closest and furthest points, respectively. Landscaping will be provided between the building and northern property lines with layered landscaping and five, 24-inch box peppermint trees to buffer between the uses. Ground cover and shrubs will be provided along the right-of-ways to provide texture and pedestrian interest at the street level. The building will be recessed from the corner of Victory Boulevard and Winchester Avenue for visual interest and provide a sense of arrival to the hotel. A second floor pool deck for hotel guests is located at the northeast portion of the site and will be visible from either street. In addition to the landscaped buffer area at the ground level (varying 10-feet to 11-feet, 6- inches wide), the pool deck will include four-foot wide raised planters around the perimeter to further buffer itself with adjacent residence to the north, as well Winchester Avenue to the east. Other amenities proposed include balconies at the second and third level at the southeast corner of the building and above the hotel front entry.
Usable Open Space
D yes !SJ n/a D no
If "no" select from below and explain:
D Incorporates outdoor pedestrian space
D Integrated with design and overall context
D Appropriate relationship with adjoining properties
Access and Parking
!SJ yes D nla D no
If "no" select from below and explain:
D Parking location is appropriate to the site and its neighborhood context D Appropriate pedestrian and vehicle access points
D Appropriate service and loading locations
D Landscape screening for street-facing parking
D Techniques employed to reduce stormwater runoff
2 447 of 675
D Decorative or colored paving to delineate pedestrian areas Access to the two-level subterranean garage is located away located away from the street intersection minimizing conflict with the traffic on the streets. Access to parking will be provided from the existing alley to the west.
Landscape Design
[gl yes D nla D no
If "no" select from below and explain:
D Complementary to building design
D Appropriately sized and located
Walls, Fences, and Retaining Walls
D yes [gl n/a D no
If "no" select from below and explain:
D Minimize use whenever possible
D Use decorative material to complement building and/or landscape design D Provide landscaping to minimize visual impact
Screening
[gl yes D nla D no
If "no" select from below and explain:
D Mechanical equipment appropriately screened
D Trash bins appropriately located and screened
The roof line of the building varies with parapet heights extending as high as 3-feet above the roof level.
While mechanical equipment locations and details has not been provided, staff recommends that the applicant shall provide plans demonstrating how the roof top equipment will be adqueately obscured from view of public rights-of way. The trash bins will be located adajcent to the driveway entrance/exit and accessed from the interior of the building. As such, the trash bins will be appropriately located and screen.
Determination of Compatibility: Site Planning
The proposed site planning is appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
• The site planning of the hotel is appropriate to the lot and the surrounding neighborhood. • Landscaping will be provided between the building and northern property lines with layered landscaping and five, 24-inch box peppermint trees to buffer between the adjacent residential uses.
Ground cover and shrubs will be provided along the right-of-ways to provide texture and pedestrian interest at the street level.
• Access to the two-level subterranean garage is located away located away from the street intersection via an existing alley, thus minimizing conflict with the traffic on the streets.
Massing and Scale
Are the following items satisfactory and compatible with the project site and surrounding area? Building Relates to its Surrounding Context
[gl yes D nla D no
If "no" select from below and explain:
DAppropriate proportions and transitions
DArticulation, solid/void balance, and open space relate to predominant pattern The Project is designed with a total of three stories and an overall height of 35-feet. The building height relates to the immediate urban context along Victory Boulevard, as the site is surrounded by an existing 3 448 of 675
3-story, multi-family residential building to the southeast, a one-story, commercial/industrial buildings to the south and across the street, and a one-story gas station to the northwest.
To provide relief to the existing single-family residences to the north and along Winchester Avenue, the northeast portion three-story hotel is limited to one-story with a pool deck above.
Building Relates to Existing Topography
[gJ yes D n/a D no
If "no" select from below and explain:
D Form and profile follow topography
DAlteration of existing land form minimized
DRetaining walls terrace with slope to minimize height
Consistent Architectural Concept
[gJ yes D nla D no
If "no" select from below and explain:
D Concept governs massing and height
Scale and Proportion
[gJ yes D n/a D no
If "no" select from below and explain:
DArticulation avoids overbearing forms
DAppropriate solid/void relationships
D Entry and major features well located
Massing
[gJ yes D n/a D no
If "no" select from below and explain:
D Larger masses broken into separate volumes
Dlong, unbroken street walls avoided
DVisual impact of larger building minimized
The southern fa9ade facing Victory Boulevard will include slight changes in plane at several locations, breaking up the massing into separate volumes as viewed from the street. The front entry to the hotel is located at the corner of Victory Boulevard and Winchester Avenue, and will be recessed to maintain visual interest and provide a sense of arrival to the hotel. The massing of the Eastern fa9ade is further reduced as the three-story volume is pushed away from Winchester Avenue to accommodate a second level pool deck.
Determination of Compatibility: Mass and Scale
The proposed massing and scale are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
• The mass and scale of the proposed three-story hotel is appropriate for the site and the adjacent properties.
• The massing is lower at the northeast corner to defer to the single-story houses to the north and east. • The building mass is broken down through changes in fa9ade plan, materials and color. • The mass of the proposed three-story building transitions well with the mix of buildings within the immediate area.
4 449 of 675
Design and Detailing
Are the following items satisfactory and compatible with the project site and surrounding area? Overall Design and Detailing
!SJ yes D n/a D no
If "no," explain:
Entryway
!SJ yes D n/a D no
If "no" select from below and explain:
DWell integrated into design
D Location promotes pedestrian activity
D Design provides appropriate focal point
The entry is well integrated with the building's overall design. The main entry into the building will be provide by a lobby oriented towards the Victory Boulevard and Winchester Avenue intersection, and will be designed with quality aluminum frame storefront double doors.
Storefronts and Windows
!SJ yes D n/a D no
If "no" select from below and explain:
DMaximize transparency at ground floor
D 12-15' floor-to-floor height at ground-floor is encouraged DCoordinate design with overall style of building
DUse durable materials for windows, such as aluminum or steel Dlocate security gates/grilles inside commercial spaces, preferably set back from storefront All windows will be quality aluminum frame casement and fixed windows. A condition is recommended that prior to plan check submittal, a window section shall be provided to staff demonstrating the recessed conditions depicted in the renderings.
Awnings and Canopies
!SJ yes D n/a D no
If "no" select from below and explain:
D Integrate awnings and canopies into overall building design DAvoid long treatments spanning multiple openings
D Back-lit awnings are not allowed
Lighting
D yes D n/a !SJ no
If "no" select from below and explain:
IZILight fixtures are appropriate to the building design DAvoid over-lit facades; consider ambient light conditions when developing lighting scheme D Utilize shielded fixtures to avoid light spillover onto adjacent properties Lighting detail were not been provided with the drawings. Staff recommends that the applicant shall provide plans showing lighting detail that are appropriate to the building design and shileded to avoid spillover onto adjacent properties.
450 of 675
Finish Materials and Color
[g] yes D n/a D no
If "no" select from below and explain:
DTextures and colors reinforce design
DHigh-quality, durable materials used, especially facing the street D Materials appropriately enhance articulation and fa9ade hierarchies DWrap corners and terminate cladding appropriately
DCladding is well detailed, especially at junctions between materials DFoam trim, finished on site, is prohibited
The Project is designed in a modern style with a variety of geometric patterns of layered materials and frames providing architectural interest. Siding finishes incorporated in the design include decorative high-pressure compact laminate (Trespa Meteon) and smooth stucco. At the first level, particularly below the pool deck at the east and north elevations, a green screen over stucco is proposed enhancing the texture and overall appearance at these facades.
Paving Materials
D yes [g] nla D no
If "no" select from below and explain:
D Decorative material at entries/driveways
D Permeable paving when possible
DMaterial and color related to design
Roof Forms
[g] yes D n/a D no
If "no" select from below and explain:
DConfigure roofline to provide visual interest and deemphasize mass D Roof forms are consistent with overall design
DContinue roofs and parapets around building or terminate in logical manner The flat roof design is consistent with the contemporary design of the building. The roofline configuration varies in form and height maintaining visual interest.
Determination of Compatibility: Design and Detailing
The proposed design and detailing are appropriate, as modified by any proposed conditions, to the site and its surroundings for the following reasons:
• The design of the building is of a contemporary-style and is an appropriate with the commercial context along Victory Boulevard.
• The building maintains a high level of design and is consistent with a common vocabulary of building mass, forms and materials.
• The contemporary design of the project is reinforced through the exterior finishes and detailing such as textured high-pressure compact laminate (Trespa Meteon) and smooth stucco. At the first level, a green screen will enhance the texture and overall appearance of portions of the facade. • The flat roof design is consistent with the contemporary design of the building. The roofline configuration varies in form and height maintaining visual interest. 6 451 of 675
Recommendation / Draft Record of Decision
Based on the above analysis, staff recommends approval of the project with conditions and consideration, as follow:
Conditions
1. That the applicant shall provide plans prior to Building plan check a window section demonstrating the recessed conditions depicted in the renderings.
2. That the applicant shall provide plans prior to Building plan check submittal showing lighting detail that are appropriate to the building design and shielded to avoid spillover onto adjacent properties.
3. That the applicant shall provide plans demonstrating how the roof top equipment will be adqueately obscurred from view of public rights-of way.
Consideration
4. That decorative paving treaments is encouraged at the building entrance, walkways, courtyards and driveway. Appropriate paving materials suggested by the Design Guidelines include, masonry block pavers, brick, stone, granite and concrete. Permeable paving should be considered whereever possible.
Attachments
1. Location Map
2. Photos of Existing Property
3. Reduced Plans
4. Correspondence
5. Environmental Documents
7 452 of 675
453 of 675
FINAL
SUBSEQUENT MITIGATED NEGATIVE
DECLARATION
New Three Story Hotel
1633 Victory Boulevard
A. Response to Comments
The following comment letters/email correspondences were received on the Proposed Mitigated Negative Declaration through the consultation process.
1. Joanne Hedge, Resident/Glendale Rancho HOA, March 2, 2022
2. Phillip Marks, Resident, April 25, 2022.
3. Kathryn Schwartz, Resident, April 30, 2022.
4. Kathryn Schwartz, Resident, April 30, 2022.
5. Carolyn West, Resident, March 2, 2022.
6. Sinead Dobbin, Resident, May 9, 2022.
7. Michael Avanesian, Resident, May 10, 2022.
8. Masis Avanesian, Resident, May 10, 2022.
9. Arax Gharibian, Resident and Business Owner, May 16, 2022.
10. Sergio Garcia, Resident, May 9, 2022.
11. Benjamin Garcia, Resident, May 6, 2022.
12. Melissa Garcia, Resident, May 6, 2022.
13. Rebecca Gomez, Resident, May 2, 2022.
14. David Mansour, Business Owner, May 10, 2022.
15. Davit Onujyan, Business Owner, May 11, 2022.
16. Utsah, Manager of Chevron gas station, May 11, 2022.
17. Huy Duong, Business Owner, May 10, 2022.
18. Kalinka Elchyan, Business Owner, May 10, 2022.
19. Lida Bahramjian, Business Owner, May 10, 2022.
20. Arthur Zakarian, Resident, May 10, 2022.
21. Raul Gonzalez, Business Owner, May 11, 2022.
22. Eddie Mnat, Business Owner, May 9, 2022.
B. Mitigation Monitoring and Reporting Program (attached).
C. Proposed Subsequent Mitigated Negative Declaration (attached).
D. Initial Study Checklist (attached).
Community Development Department, Planning Division
City of Glendale
May 19, 2022
454 of 675
455 of 675
456 of 675
457 of 675
458 of 675
459 of 675
460 of 675
461 of 675
462 of 675
463 of 675
464 of 675
465 of 675
466 of 675
467 of 675
468 of 675
469 of 675
470 of 675
471 of 675
472 of 675
473 of 675
474 of 675
475 of 675
476 of 675
477 of 675
Response to Comment
Comment Letter 1
1-1 AV Hospitality, LLC is proposing to revise the Original Project by expanding the building to accommodate an additional 20 guest rooms and increasing the building square footage by 7,146 square feet (the “Revised Project”). The Revised Project would still be three-stories, but would expand the building footprint towards the northern interior property line and revise the interior setback from 15-feet to 10-feet; it would eliminate portions of the outdoor terrace located above the one-story volume at the eastern building elevation. The Revised Project would consist of 84 rooms, 45,005 square feet, and include a two-level subterranean garage with 67 instead of 65 parking spaces. the Revised Project proposes reduce portions of the outdoor terrace to approximately 2,970 square-feet, and to be configured without a swimming pool.
1-2 Traffic circulation onto and within the site will remain the same as the Original Project. Access into the subterranean garage will be via an existing alley located west of the project site and away from the Victory Boulevard/Winchester Avenue intersection. At the ground level of the garage, a drop-off area is provided to further reduce potential traffic conflicts associated with hotel guest drop-offs on Victory Boulevard.
The applicant had prepared a project trip generation estimate (prepared by Translutions, Inc., dated September 15, 2022) for the Revised Project that is consistent with the traffic impact assessment guidelines. Based upon the estimated project trip generation, the Revised Project is expected to generate 11 additional a.m. peak hour trips and 9 fewer p.m. peak hour trips than the previous permitted uses on site. Since the trip generation of the Revised Project is less than 50 trips during any peak hour. In addition, the project will generate 44 new daily trips and since the project generates fewer than 145 daily trips, based on the City’s Guidelines, a Vehicle Miles Traveled (VMT) analysis should not be required.
A traffic control plan will be required for project construction. The plan will be required to identify all traffic control measures, signs, and delineators to be implemented by the construction contractor.
The plan will also be required to identify contractor information, hours of construction, construction worker parking information, as well as the proposed haul route. As a result, based upon the project trip generation estimate finding and the requirement of a traffic control plan, project impacts regarding traffic would be less than significant.
1-3 Mitigation measures have been added to the Revised project to ensure that noise impacts would be within allowable noise limits identified in the Section 8.36.080 of the GMC. The hours of operation for the outdoor terrace are to be between 8:00 AM to 8:00 PM Monday through Sunday. Additionally, the use of amplified sound shall be strictly prohibited and the application shall post the hours of operation in a location that is clearly visible to all guests of the hotel.
Air quality from the Revised Project are expected to be similar to those of the Original Project analyzed in the 2019 MND. The Original Project proposed to demolish the existing one-story commercial building and associated shade structures to construct a new three-story, 38,845 squarefoot hotel over a two-level subterranean garage with 65 parking spaces, with a total of 12,348 cubic yards of soil will be graded and exported offsite. The Revised Project involves the same demolition activities, but the building square footage would increase to 45,005 and include twenty more guest rooms (total 84) than the Original Project. The Revised Project’s construction and operation air pollutant emissions were recalculated using the California Emissions Estimator Model (CalEEMod version 2016.3.2). Results from the model indicated that the Revised Project would not exceed thresholds for construction, area, or operational impacts. Comparable to the Original Project, the Revised Project would generate short-term air pollutant emissions during construction activities and there is only a nominal increase in the operations or maintenance activities for the proposed twenty additional guest rooms.
478 of 675
Comment Letter 2
2-1 The commenter is in objection to the proposed project. A copy of the opposition letter to the project has been placed into the case file and will be provided to the Design Review Board for their.
Comment Letter 3
3-1 The Zoning Code requires hotels to provide 0.8 off-street parking space per room; the Project’s 84 guest rooms would require 67 parking spaces. The applicant is proposing to provide 67 parking spaces within a two-level subterranean garage, which is the minimum established by the Zoning Code.
3-2 See Response 1-2 above.
Comment Letter 4
See Response 1-2 above.
See Response 1-2 above.
above.Comment Letter 5
aboveComment Letters 6 through 21
6 through 21
479 of 675
1633 Victory Boulevard
MITIGATION MONITORING AND REPORTING PROGRAM
GEO -1 In the event that paleontological resources are unearthed during the proposed project-related subsurface activities all earth-disturbing work within a 100-meter radius must be temporary suspended or redirected until a paleontologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume.
Monitoring Action: Onsite monitoring during grading and excavation activities Timing: During any site grading or excavation activities (site inspection) Responsibility: Director of Community Development
HAZ – 1 A soil management plan (SMP) shall be prepared prior to issuance of any grading permit on the subject property. The SMP shall require that a geologist/environmental professional be on-site during site grading and excavation activities to monitor for potentially impacted soils not identified during the Phase II assessment prepared by Conservation Consulting International (CCI) and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring. The SMP shall also include recommended actions for handling and disposing of potentially impacted soils, if identified during site grading and excavation activities.
Monitoring Action: Preparation of Soil Management Plan
Onsite monitoring during grading and excavation activities Timing: Prior to issuance of grading permit (plan review) During any site grading or excavation activities (site inspection) Responsibility: Director of Public Works
Director of Community Development
NOISE -1 The hours of operation for the outdoor terrace shall be limited to between 8:00 AM and 8:00 PM Monday through Sunday.
Monitoring Action: After issuance of a certificate of occupancy Timing: Ongoing
Responsibility: Director of Community Development
NOISE -2 The use of amplified sound shall be strictly prohibited.
Monitoring Action: Upon Complaints to Neighborhood Code Enforcement Timing: Ongoing
Responsibility: Director of Community Development
TRIBAL-1 Prior to the issuance of demolition, grading or building permits for the project, the applicant shall submit written verification that a qualified archaeological monitor has been retained to monitor ground disturbance necessary to prepare the ground surface.
Monitoring Action: Plan review
Timing: Prior to issuance of development permits (plan review).
Responsibility: Director of Community Development
480 of 675
TRIBAL-2 A Tribal representative, procured by the Fernandeño Tataviam Band of Mission Indians, shall monitor soil-disturbances occurring within the initial five (5) feet [in depth] of excavation from the surface.
Monitoring Action: Site Inspection
Timing: During ground disturbing activities
Responsibility: Tribal Representative
Agreement to Proposed Mitigation Measures and Mitigation Monitoring Program
I/WE THE UNDERSIGNED PROJECT APPLICANT(S), HEREBY AGREE TO MODIFICATION OF THE
PROJECT TO CONFORM WITH THE IMPACT MITIGATION MEASURES AND THE MITIGATION MONITORING PROGRAM SPECIFIED HEREIN REGARDLESS OF CHANGE OF OWNERSHIP. IF I/WE
DISAGREE WITH ANY RECOMMENDED MITIGATION MEASURES OR ALL OR PART OF THE
MITIGATION MONITORING PROGRAM, IN LIEU OF MY/OUR SIGNATURE HEREON, I/WE MAY
REQUEST RECONSIDERATION OF THE MATTER UPON SUBMITTAL OF THE APPLICABLE FEE AND
DOCUMENTATION IN SUPPORT OF MY/OUR POSITION ON SAID MITIGATION MEASURES AND/OR MITIGATION MONITORING PROGRAM. (THE ENVIRONMENTAL AND PLANNING BOARD WILL RECONSIDER THE ISSUES AND TAKE ACTION AS DEEMED APPROPRIATE.) Dated:
Signature(s) of the Project Applicant(s)
Dated:
481 of 675
PROPOSED
SUBSEQUENT MITIGATED NEGATIVE DECLARATION
Supplemental to New Three-Story Hotel Mitigated Negative Declaration/Initial Study
The following Supplemental Mitigated Negative Declaration has been prepared in accordance with the California Environmental Quality Act of 1970 as amended, the State Guidelines, and the Environmental Guidelines and Procedures of the City of Glendale.
Project Title/Common Name: Supplemental to New Three-Story Hotel Mitigated Negative Declaration/Initial Study
Project Location: 1633 Victory Boulevard, Glendale, Los Angeles County (“Property”) Project Description: Modification of the 2019 approval to demolish an existing one-story, 3,537 square-foot, commercial building and associated shade structures (constructed in 1966), and construct a new three-story, 37,858 square-foot, 64 room hotel with a two-level subterranean garage containing 65 parking spaces (“Original Project”). The proposed modification would (1) increase the size of the Original Project to accommodate an additional 20 guest rooms, (2) increase parking from 65 to 67 parking spaces within the two-level subterranean garage, (3) increase the building square footage from 37,858 square feet to 45,005 square-feet, (4) add 20 additional hotel rooms for a total of 84 rooms, (5) reduce the building setback from the northern interior property line from 15-feet to 10-feet, (6) reduce the size of the approximately 4,755 square-foot pool deck to approximately 2,970 square-feet and to be configured without a pool (“the Outdoor Terrace”), and (7) would modify the approved design by eliminated the stepped back façade at the rear of the Property, among other related design modifications.
Project Type: Private Project Public Project
Project Applicant: AV Hospitality, LLC
1628 Victory Boulevard, Suite 101
Glendale, CA 91201
Findings: The Director of the Community Development, on April 28, 2022, after considering an Initial Study prepared by the Planning Division, found that the above referenced project would not have a significant effect on the environment and instructed that a Supplemental Mitigated Negative Declaration be prepared.
Mitigation Measures: See attached Mitigation Monitoring and Reporting Program (MMRP).
Attachments: Initial Study Checklist
Contact Person: Dennis Joe, Senior Planner
City of Glendale Community Development Department
633 East Broadway, Room 103
Glendale, CA 91206-4386
Tel: (818) 548-8157
Fax: (818) 240-0392
482 of 675
APRIL 2022
Subsequent MND PAGE 2
1633 VICTORY BOULEVARD
MITIGATION MONITORING AND REPORTING PROGRAM (MMRP)
The following mitigation measure shall apply to the proposed hotel located at 1633 Victory Boulevard to reduce identified impacts to less than significant levels.
GEO -1 In the event that paleontological resources are unearthed during the proposed project-related subsurface activities all earth-disturbing work within a 100-meter radius must be temporary suspended or redirected until a paleontologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume.
Monitoring Action: Onsite monitoring during grading and excavation activities Timing: During any site grading or excavation activities (site inspection) Responsibility: Director of Community Development
HAZ – 1 A soil management plan (SMP) shall be prepared prior to issuance of any grading permit on the subject property. The SMP shall require that a geologist/environmental professional be on-site during site grading and excavation activities to monitor for potentially impacted soils not identified during the Phase II assessment prepared by Conservation Consulting International (CCI) and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring. The SMP shall also include recommended actions for handling and disposing of potentially impacted soils, if identified during site grading and excavation activities.
Monitoring Action: Preparation of Soil Management Plan
Onsite monitoring during grading and excavation activities Timing: Prior to issuance of grading permit (plan review) During any site grading or excavation activities (site inspection) Responsibility: Director of Public Works
Director of Community Development
NOISE -1 The hours of operation for the Outdoor TerraceOutdoor Terrace shall be limited to between 8:00 AM and 8:00 PM Monday through Sunday.
Monitoring Action: After issuance of a certificate of occupancy Timing: Ongoing
Responsibility: Director of Community Development
NOISE -2 The use of amplified sound shall be strictly prohibited.
Monitoring Action: Upon Complaints to Neighborhood Code Enforcement Timing: Ongoing
Responsibility: Director of Community Development
TRIBAL-1 Prior to the issuance of demolition, grading or building permits for the project, the applicant shall submit written verification that a qualified archaeological monitor has been retained to monitor ground disturbance necessary to prepare the ground surface.
Monitoring Action: Plan review
Timing: Prior to issuance of development permits (plan review).
Responsibility: Director of Community Development
483 of 675
APRIL 2022
Subsequent MND PAGE 3
1633 VICTORY BOULEVARD
TRIBAL-2 A Tribal representative, procured by the Fernandeño Tataviam Band of Mission Indians, shall monitor soil-disturbances occurring within the initial five (5) feet [in depth] of excavation from the surface.
Monitoring Action: Site Inspection
Timing: During ground disturbing activities
Responsibility: Tribal Representative
Agreement to Proposed Mitigation Measures and Mitigation Monitoring Program
I/WE THE UNDERSIGNED PROJECT APPLICANT (S), HEREBY AGREE TO MODIFICATION OF THE
PROJECT TO CONFORM WITH THE IMPACT MITIGATION MEASURES AND THE MITIGATION MONITORING PROGRAM SPECIFIED HEREIN REGARDLESS OF CHANGE OF OWNERSHIP. IF I/WE
DISAGREE WITH ANY RECOMMENDED MITIGATION MEASURES OR ALL OR PART OF THE
MITIGATION MONITORING PROGRAM, IN LIEU OF MY/OUR SIGNATURE HEREON, I/WE MAY REQUEST
RECONSIDERATION OF THE MATTER UPON SUBMITTAL OF THE APPLICABLE FEE AND
DOCUMENTATION IN SUPPORT OF MY/OUR POSITION ON SAID MITIGATION MEASURES AND/OR MITIGATION MONITORING PROGRAM. (THE ENVIRONMENTAL AND PLANNING BOARD WILL RECONSIDER THE ISSUES AND TAKE ACTION AS DEEMED APPROPRIATE.) Dated:
Signature(s) of the Project Applicant(s)
Dated:
484 of 675
INITIAL STUDY CHECKLIST
Supplemental to New Three-Story Hotel Mitigated Negative Declaration/Initial Study Supplemental to New Three-Story Hotel Mitigated Negative Declaration/Initial Study PAGE 4 1633 VICTORY BOULEVARD
1. Project Title: Subsequent Mitigated Negative Declaration/Initial Study for Revised Hotel Project (the “Revised Project”)
2. Lead Agency Name and Address:
City of Glendale Community Development Department
Planning Division
633 East Broadway, Room 103
Glendale, CA 91206
3. Contact Person and Phone Number:
Dennis Joe, Planner
Tel: (818) 937-8157
Fax: (818) 240-0392
4. Project Location: 1633 Victory Boulevard, Glendale, Los Angeles County
5. Project Sponsor’s Name and Address:
Anand Desai c/o AV Hospitality, LLC
1628 Victory Boulevard, Suite 101
6. General Plan Designation: Commercial – Community Services
7. Zoning: C3 (Commercial Service) Zone, Height District I
8. Description of the Project: In 2019, AV Hospitality, LLC (“Applicant”) received City Council approval following adoption of a Mitigation Negative Declaration (“MND”) and Design Review approval, to demolish an existing one-story, 3,537 square-foot, commercial building and associated shade structures (constructed in 1966), and construct a new three-story, 37,858 square-foot, 64 room hotel with a two-level subterranean garage with 65 parking spaces, requiring total soil export of 12,348 cubic yards on a 21,647 square-foot lot, located in the C3 (Height District I) Zone (“Original Project”). The Original Project featured a 3 story hotel with a 1- story volume at the rear of the site to provide a transitional mass adjacent to an abutting singlefamily residence.
AV Hospitality, LLC is proposing to revise the Original Project by expanding the building to accommodate an additional 20 guest rooms and increasing the building square footage by 7,146 square feet (the “Revised Project”). The Revised Project would still be three-stories, but would expand the building footprint towards the northern interior property line and revise the interior setback from 15-feet to 10-feet; it would eliminate portions of the Outdoor Terrace located above the one-story volume at the eastern building elevation. The Revised Project would consist of 84 rooms, 45,005 square feet, and include a two-level subterranean garage with 67 instead of 65 parking spaces. The Revised Project would not increase the total soil export of 12,348 cubic yards analyzed in the MND, and the 21,647 square-foot lot size remains the same. The Revised Project is located in the C3 (Height District I) Zone and is a permitted use.
The Revised Project must be reviewed in a subsequent MND to the adopted MND due to changes to the Original Project which require major revisions to the previous negative declaration due to a substantial increase in the severity of previously identified significant effects per CEQA Guidelines Section 15162.
485 of 675
APRIL 2022
Subsequent MND PAGE 5
1633 VICTORY BOULEVARD
11. Environmental Factors Potentially Affected:
The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a “Potentially Significant Impact,” as indicated by the checklist on the following pages.
Aesthetics Agriculture and Forest Resources Air Quality Biological Resources Cultural Resources Energy
Geology / Soils Greenhouse Gas Emissions Hazards / Hazardous Materials Hydrology / Water Quality Land Use / Planning Mineral Resources Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities / Service Systems Wildfire Mandatory Findings of Significance LEAD AGENCY DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or “potentially significant unless mitigated” impact on the environment, but at least one effect (1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets.
An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Dennis Joe, Senior Planner April 28, 2022
Prepared by:
9. Surrounding Land Uses and Setting:
North: R1 Low Density Residential, Floor Area District II / Single-Family Residential South: C3 Commercial Service Zone, Height District I / Commercial East: C3 Commercial Service Zone, Height District I / Multi- & Single-Family Residential West: C3 Commercial Service Zone, Height District I / Commercial
10. Other public agencies whose approval is required (e.g., permits, financing approval or participation agreement).
None.
486 of 675
APRIL 2022
Subsequent MND PAGE 6
1633 VICTORY BOULEVARD
Signature of Director of Community Development or his or her designee authorizing the release of environmental document for public review and comment.
Erik Krause, Deputy Director of Community
Development April 28, 2022
Director of Community Development: Date:
487 of 675
APRIL 2022
Subsequent MND PAGE 7
1633 VICTORY BOULEVARD
A. AESTHETICS
Except as prov ided in Public Resources Code Section
21099, would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Have a substantial adverse effect on a scenic vista? X
2. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic
buildings within a state scenic highway?
X
3. In non-urbanized areas, substantially degrade the
existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations
governing scenic quality?
X
4. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the
area?
X
1) Have a substantial adverse effect on a scenic vista? No Impact. No scenic vistas, as identified in the Open Space and Conservation Element (January, 1993), exist within, or within view of the Project site. Therefore, no impacts to scenic vistas would result from project implementation. Since the adoption of the 2019 mitigated negative declaration (MND) and Mitigation, Monitoring and Reporting Program (MMRP), the conditions surrounding the project site are unchanged, and impacts associated with the revised project would be the same.
Mitigation Measures: No mitigation measures are required. 2) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?
No Impact. No state scenic highway is located adjacent to or within view of the Project site. No impacts to scenic resources within a State scenic highway would occur.
Mitigation Measures: No mitigation measures are required. 3) In non-urbanized areas, substantially degrade the existing visual character or quality of public views of the site and its surroundings? (Public views are those that are experienced from publicly accessible vantage point.) If the project is in an urbanized area, would the project conflict with applicable zoning and other regulations governing scenic quality? Less Than Significant Impact. The Revised Project does not conflict with applicable zoning and complies with other regulations governing scenic quality. The Revised Project is located in the C3 (Height District I) Zone, and complies with the C3 zoning requirements. The project site is an approximately 21,647 square-foot lot, located at the northwest corner of South Victory Boulevard and Winchester Avenue. The surrounding properties zoned R-1 single-family residences to the north, C3 with commercial uses to the west and south, and R1 and C3 zoned properties with single- and multifamily residences to the west. The property is currently occupied with a 3,537 square-foot 1-story commercial building that consists of offices, three automobile service bays, and a steel canopy over a former gas station pump island. The surface of the site is mostly paved with concrete and asphalt paving, with limited landscaping at the southwest portion of the site. There are no protected indigenous trees species on or within twenty feet of the site.
Impacts associated with visual character are expected to be similar to those of the Original Project.
The Revised Project will also demolish the existing one-story commercial building and associated shade structures to construct a new three-story, 38,845 square-foot hotel over a two-level 488 of 675
APRIL 2022
Subsequent MND PAGE 8
1633 VICTORY BOULEVARD
subterranean garage with 67 parking spaces, with a total of 12,348 cubic yards of soil will be graded and exported offsite.
The Revised Project will increase the building square footage to 45,005 square-feet and include twenty more guest rooms (total 84) than the Original Project. The Revised Project also involves construction of a three-story hotel with reduced setbacks that will be reduced from 15-feet to ten-feet from the northern interior property line, and will include a landscaped buffer area to visually transition the massing of the proposed Hotel building to the adjacent single-family dwelling. The Revised Project will increase the building height to 3-stories at the rear of the site adjacent to the residential uses.
The Original Project was approved as a three-story hotel designed in a contemporary style providing architectural interest; the Revised Project will not change this style. The building will be constructed with quality materials, such as smooth stucco, masonry tile and wooden siding panels to complement the contemporary design of the building. Compliance with Design Review Board approval, City the zoning standards and Comprehensive Design Guidelines would ensure that no significant impacts would to the existing visual character or quality of public views of the site and its surroundings.
As a result, impacts to visual character and quality of the site are anticipated to be less than significant.
Mitigation Measures: No mitigation measures are required. 4) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area?
Less Than Significant Impact. The day and night time lighting evaluated in the 2019 MND found the Original Project’s lighting or glare impacts would be less than significant. The lighting and glare associated with the Revised Project would be the same as the Original Project and would not be significantly greater than other similar commercial structures permitted in the C3 zone. Lighting for the Revised Project will be similar to existing commercial uses along South Victory Boulevard. Any external lighting of the Revised Project would be required to be directed towards the subject property and shielded to prevent light from spilling over onto neighboring properties. With these requirements in place, and because the surrounding area is already developed with commercial and residential buildings, like the Original Project, no significant impacts associated with lighting are anticipated from the Revised Project.
Mitigation Measures: No mitigation measures are required.
B. AGRICULTURE AND FOREST RESOURCES
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the
maps prepared pursuant to the Farmland Mapping and
Monitoring Program of the California Resources Agency,
to non-agricultural use?
X
2. Conflict with existing zoning for agricultural use, or a Williamson Act contract? X
3. Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code
Section 12220(g)), timberland (as defined in Public
Resources Code Section 4526), or timberland zoned
Timberland Production (as defined by Government Code
Section 51104(g))?
X
4. Result in the loss of forest land or conversion of forest land to non-forest use? X
489 of 675
APRIL 2022
Subsequent MND PAGE 9
1633 VICTORY BOULEVARD
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
5. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of
forest land to non-forest use?
X
1) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No Impact. The 2019 MND found the Original Project would result in no impact to Farmland because there is no prime farmland, unique farmland, or farmland of statewide importance within or adjacent to the proposed Project site, and no agricultural activities take place on the Project site.
Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 2) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No Impact. The 2019 MND identified that no portion of the Property is proposed to include agricultural zoning designations or uses, nor do any such uses exist within the City under the current General Plan and zoning. There are no Williamson Act contracts in effect for the Property or surrounding vicinity. No conflicts with existing zoning for agricultural use or Williamson Act contracts would result. Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the Property are unchanged since the Original Project was evaluated, and therefore impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 3) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)) or timberland (as defined in Public Resources Code section 4526)?
No Impact. The 2019 MND identified no existing zoning of forest land or timberland in the City.
Since the MND and MMRP were adopted in 2019 for the Original Project, the conditions on and surrounding the project site are unchanged and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 4) Result in the loss of forest land or conversion of forest land to non-forest use? No Impact. The 2019 MND identified no forestland within the City of Glendale. No forestland would be converted to non-forest use under the proposed project. Since the MND and MMRP for the Original Project were adopted in 2019, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
490 of 675
APRIL 2022
Subsequent MND PAGE 10
1633 VICTORY BOULEVARD
Mitigation Measures: No mitigation measures are required. 5) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of farmland to non-agricultural use or conversion of forest land to nonforest use? No Impact. The 2019 MND identified no farmland or forestland in the vicinity of or on the Project site. No farmland would be converted to non-agricultural use and no forestland would be converted to non-forest use under the proposed project. Since the MND and MMRP were adopted in 2019 for the Original Project, the conditions on and surrounding the project site are unchanged and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required.
C. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management district or air pollution control district may be relied on to make the following determinations.
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Conflict with or obstruct implementation of the
applicable air quality plan? X
2. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is nonattainment under an applicable federal or state ambient air quality standard?
X
3. Expose sensitive receptors to substantial pollutant
concentrations? X
4. Result in other emissions (such as those leading to
odors) adversely affecting a substantial number of
people?
X
1) Conflict with or obstruct implementation of the applicable air quality plan? No Impact. The Project site is located in the City of Glendale, which is part of the South Coast Air Basin (Basin) under the jurisdiction of the South Coast Air Quality Management District (SCAQMD).
The SCAQMD is the agency responsible for preparing the Air Quality Management Plan (AQMP) for the Basin. Since 1979, a number of Air Quality Management Plans (“AQMPs”) have been prepared.
The most recent comprehensive AQMP approved by the U.S. Environmental Protection Agency (U.S. EPA) is the 2016 AQMP which includes a variety of strategies and control measures.
The 2016 AQMP was prepared to accommodate growth, to reduce the high levels of pollutants within the areas under the jurisdiction of SCAQMD, to return clean air to the region, and to minimize the impact on the economy. Projects that are considered to be consistent with the 2016 AQMP would not interfere with attainment because this growth is included in the projections utilized in the formulation of the AQMP. Therefore, projects, uses, and activities that are consistent with the applicable assumptions used in the development of the 2016 AQMP would not jeopardize attainment of the air quality levels identified in the 2016 AQMP, even if they exceed the SCAQMD’s recommended daily emissions thresholds.
Projects that are consistent with the projections of employment and population forecasts identified in the Growth Management Chapter of the Regional Comprehensive Plan and Guide (“RCPG”) are 491 of 675
APRIL 2022
Subsequent MND PAGE 11
1633 VICTORY BOULEVARD
considered consistent with the 2016 AQMP growth projections, since the Growth Management Chapter forms the basis of the land use and transportation control portions of the 2016 AQMP.
Population growth associated with the Project is included in the Southern California Association of Governments (“SCAG”) projection for population growth in the City of Glendale. The Original Project did not result in population and housing growth that would cause growth in Glendale to exceed the SCAG forecast, because the Original Project was consistent with the General Plan and therefore is included in SCAG’s growth projections. Similarly, the Revised Project is also consistent with zoning and with the General Plan and is also included in SCAP’s growth projections. Consequently, implementation of the Revised Project, like the Original Project, would be consistent with 2016 AQMP attainment forecasts.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 2) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is in non-attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact. Air quality from the Revised Project are expected to be similar to those of the Original Project analyzed in the 2019 MND. The Original Project proposed to demolish the existing one-story commercial building and associated shade structures to construct a new threestory, 38,845 square-foot hotel over a two-level subterranean garage with 65 parking spaces, with a total of 12,348 cubic yards of soil will be graded and exported offsite. The Revised Project involves the same demolition activities, but the building square footage would increase to 45,005 and include twenty more guest rooms (total 84) than the Original Project. The Revised Project’s construction and operation air pollutant emissions were recalculated using the California Emissions Estimator Model (CalEEMod version 2016.3.2). Results from the model indicated that the Revised Project would not exceed thresholds for construction, area, or operational impacts. Comparable to the Original Project, the Revised Project would generate short-term air pollutant emissions during construction activities and there is only a nominal increase in the operations or maintenance activities for the proposed twenty additional guest rooms. A summary of the results are attached as Appendix 9. Similar to the Original Project, the Revised Project would not result in a cumulative considerable net increase of any criteria pollutant for which the project region is in non-attainment.
Mitigation Measures: No mitigation measures are required. 3) Expose sensitive receptors to substantial pollutant concentrations? Less than Significant Impact: The 2019 MND determined the Original Project would not expose sensitive receptors to substantial pollutant concentrations, and the impact would be less than significant. The construction methods, equipment and duration of the Revised Project would not be significantly greater than the Original Project. Since the 2019 adoption MND and MMRP for the Original Project, conditions surrounding the project site are unchanged. Sensitive receptors remain located near the Project site including the residential dwellings located directly north and east. The applicant would be required to adhere to South Coast Air Quality Management District (SCAQMD) Rule 403 - Fugitive Dust, which would reduce to less than significant impacts from construction activities identified in Response C-2 above. As a result, similar to the Original Project, the Revised Project would not expose sensitive receptors to a substantial pollutant concentration or create emissions that exceed known thresholds. No significant impacts are anticipated.
Mitigation Measures: No mitigation measures are required. 492 of 675
APRIL 2022
Subsequent MND PAGE 12
1633 VICTORY BOULEVARD
4) Result in other emissions (such as those leading to odors) adversely affecting a substantial number of people?
Less Than Significant Impact. The 2019 MND determined that construction activity associated with the project may generate detectable odors from equipment exhaust. Detectable odors or equipment exhaust would be associated with initial construction and would be transitory and/or shortterm. The construction methods, equipment and duration of the Revised Project would be the same as the Original Project and would not result in a significantly greater impact on from other emissions.
Therefore, less than significant construction related odor impacts are anticipated to occur from the project.
Mitigation Measures: No mitigation measures are required.
D. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S.
Fish and Wildlife Service?
X
2. Have a substantial adverse effect on any riparian
habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service?
X
3. Have a substantial adverse effect on state or federally protected wetlands (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
X
4. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with
established native resident or migratory wildlife
corridors, or impede the use of native wildlife nursery sites?
X
5. Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
X
6. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional, or state habitat conservation plan?
X
1) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. The 2019 MND identified the Original Project as being located in an area that has been heavily urbanized for decades. No wildlife species other than those which can tolerate human activity and/or are typically found in urban environments are known to exist on or near the project site.
These human-tolerant species are neither sensitive, threatened, nor endangered. Implementation of the project would not result in any impact to species identified as endangered, threatened, sensitive or being of special concern by the California Department of Fish and Game or the United States Fish and Wildlife Service. In addition, the project site does not provide suitable habitat for endangered or rare species given the pattern, type, and level of development in the area. 493 of 675
APRIL 2022
Subsequent MND PAGE 13
1633 VICTORY BOULEVARD
Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same. No impacts would occur.
Mitigation Measures: No mitigation measures are required. 2) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. The 2019 MND identified the Project as being located in an area that has been heavily urbanized for many years and surrounded by other commercial developments along Victory Boulevard and residential uses to the rear of the site. No riparian habitat and/or other sensitive natural communities are present within the vicinity, and no such areas are present on or adjacent to the project site.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 3) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No Impact. The 2019 MND identified the Project as neither in proximity to, nor containing, wetland habitat or a blue-line stream. No federally protected wetlands are present within the vicinity, and no such areas are present on or adjacent to the project site.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 4) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?
No Impact. The 2019 MND identified the Project as being located in an area that has been heavily urbanized for many years. The area has been substantially modified by human activity, as evidenced by other developments of similar type and uses, and human activity associated with these types of development. Implementation of the proposed project will not interfere with the movement of native resident or migratory fish or wildlife species, or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 494 of 675
APRIL 2022
Subsequent MND PAGE 14
1633 VICTORY BOULEVARD
5) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance?
No Impact. The Glendale Municipal Code, Section 12.44 specifically protects six different native or “indigenous” species of trees that include the Coast Live Oak, Valley Oak, Mesa Oak, Scrub Oak, California Sycamore, and California Bay. The 2019 MND identified that no indigenous trees are located on the project site, and implementation of the proposed project would not conflict with any local policies or ordinances protecting biological resources. Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No Mitigation measures are required. 6) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact. The 2019 MND identified no adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved habitat conservation plan has been adopted to include the Project site. Therefore, the Project would not conflict with any such plans. Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 495 of 675
APRIL 2022
Subsequent MND PAGE 15
1633 VICTORY BOULEVARD
E. CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Cause a substantial adverse change in the
significance of a historical resource pursuant to
§15064.5?
X
2. Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to §15064.5?
X
3. Disturb any human remains, including those interred
outside of formal cemeteries? X
1) Cause a substantial adverse change in the significance of a historical resource as defined in CEQA Guidelines §15064.5?
No Impact. The 2019 MND identified the project site currently features a one-story, 3,537 squarefoot, commercial building and associated shade structures constructed in 1966. These buildings are slated for demolition as part of the project. The City’s Historic Preservation staff has reviewed the proposed demolition of the existing structures, and has stated the buildings do not meet the criteria for listing on any National, State, or Local Register for Historic Resources, and are not considered historic resources under the California Environmental Quality Act (CEQA). Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact to a historic resource would occur.
Mitigation Measures: No mitigation measures are required. 2) Cause a substantial adverse change in the significance of an archaeological resource pursuant to CEQA Guidelines §15064.5?
Less than Significant Impact. The 2019 MND identified that Prehistoric and historic archaeological sites are not known to exist within the project area. The City’s Open Space and Conservation Element indicate that no significant archaeological sites have been identified in this area of Glendale.
Nonetheless, construction activities associated with project implementation would have the potential to unearth undocumented resources. In the event that archaeological resources are unearthed during project subsurface activities, all earth-disturbing work within a 100-meter radius must be temporarily suspended or redirected until an archaeologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume.
Additionally, plant and animal fossils are typically found within sedimentary rock deposits. Most of the City of Glendale consists of igneous and metamorphic rock, and the local area is not known to contain paleontological resources. Nonetheless, paleontological resources may possibly exist at deep levels and could be unearthed with implementation of the Project. In the event that paleontological resources are unearthed during the Project-related subsurface activities, all earthdisturbing work within a 100-meter radius must be temporarily suspended or redirected until a paleontologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume.
496 of 675
APRIL 2022
Subsequent MND PAGE 16
1633 VICTORY BOULEVARD
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
With implementation of this standard requirement, less than significant impact would occur.
Mitigation Measures: No mitigation measures are required. 3) Disturb any human remains, including those interred outside of formal cemeteries? Less than Significant Impact. The 2019 MND identified that the project site and surrounding area are characterized by features typical of commercial and residential land uses. No known burial sites exist within the vicinity of the project site or surrounding area. However, impacts would be potentially significant if human remains were to be encountered during excavation and grading activities. State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition, pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC will then contact the most likely descendant of the deceased Native American, who will then serve as a consultant on how to proceed with the remains (i.e., avoid removal or rebury).
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur. With implementation of this standard requirement, less than significant impact would occur.
Mitigation Measures: No mitigation measures are required.
F. ENERGY
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary
consumption of energy resources, during project
construction or operation?
X
2. Conflict with or obstruct a state or local plan for
renewable energy or energy efficiency? X
1) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? Less than Significant Impact. The 2019 MND analyzed the Original Project’s energy consumption during construction and operation, and determined that the Original Project would require consumption of nonrenewable energy resources, primarily in the form of fossil fuels (including fuel oil, natural gas, and gasoline) for automobiles and construction equipment, and other resources including, but not limited to, lumber, sand, gravel, asphalt, metals, and water. Construction would include energy used by construction equipment and other activities at the Project site (e.g., building demolition, excavation, paving), in addition to the energy used to manufacture the equipment, materials, and supplies and transport them to the Project site. Energy for maintenance activities would include that for day-to-day upkeep of equipment and systems, as well as energy embedded in any replacement equipment, materials, and supplies. It is expected that nonrenewable energy resources would be used efficiently during construction and maintenance activities given the financial implications of inefficient use of such resources. Therefore, the amount and rate of consumption of such resources during construction and maintenance activities for the Original Project was 497 of 675
APRIL 2022
Subsequent MND PAGE 17
1633 VICTORY BOULEVARD
determined to not result in the unnecessary, inefficient, or wasteful use of energy resources. The Revised Project’s energy consumption during construction and operation is expected to be similar and not significantly greater than the Original Project so as to change or increase the level of impact.
Operation of the Original Project were expected to involve consumption of electricity and natural gas; however, these resources are already consumed on the Project site, and an incremental increase in the consumption of these resources associated with Project operation would not represent unnecessary, inefficient, or wasteful use of resources. The Revised Project’s operational consumption of electricity and natural gas is expected to be similar and not significantly greater than the Original Project so as to change or increase the level of impact.
The Original Project was designed to comply with Title 24 Building, Energy and Green Buildings Standards (California Building Code, Title 24, Parts 4, 6, and 11). Sustainable design strategies for the new building would include the use of high performance glazing and a light-colored, single-ply, thermoplastic roof membrane over a well-insulated roof assembly to reduce heat gain during the summer. Other sustainable features would include energy-efficient light fixtures, lighting controls, and water-conserving plumbing fixtures. The building roof would be solar ready and able to support future installation of a photovoltaic system. Similar to the Original Project, the Revised Project’s consumption of energy resources would be roughly the same as the Original Project and would implement the same sustainable construction features, including a solar ready roofing system. As a result, like the Original Project, the Revised Project would have a less than significant, since it too, would not use wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation.
Mitigation Measures: No mitigation measures are required. 2) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Less than Significant Impact. As described above, the Original and Revised Project’s energy efficiency would, at a minimum, comply with the California Energy Code and the California Building Code. While not specifically applicable to the Project, Senate Bill 350 sets ambitious 2030 targets for energy efficiency and renewable electricity, increasing California's renewable electricity procurement goal from 33 percent by 2020 to 50 percent by 2030. As described in Section 2.2.2, the new commercial office building would include a solar-ready roof which could support future installation of a photovoltaic system. As such, similar to the Original Project, the Revised Project would not conflict with or obstruct state or local plan for renewable energy or energy efficiency.
Mitigation Measures: No mitigation measures are required.
G. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Directly or indirectly cause potential substantial
adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
X
ii) Strong seismic ground shaking? X
498 of 675
APRIL 2022
Subsequent MND PAGE 18
1633 VICTORY BOULEVARD
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
iii) Seismic-related ground failure, including
liquefaction? X
iv) Landslides? X
2. Result in substantial soil erosion or the loss of
topsoil? X
3. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the
project, and potentially result in on-or off-site
landslide, lateral spreading, subsidence, liquefaction
or collapse?
X
4. Be located on expansive soil, as defined in Table 18- 1-B of the Uniform Building Code (1994, as
updated), creating substantial direct or indirect risks to life or property?
X
5. Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
disposal systems where sewers are not available for
the disposal of waste water?
X
6. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? X
1) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42.
Less Than Significant Impact. The 2019 MND identified that subject site is not located within an Alquist-Priolo Earthquake Fault Zone by the City’s Safety Element (August 2003). Based on the available geologic data, active or potentially active faults with the potential for surface fault rupture are not known to be located directly beneath or projecting toward the Project site.
Therefore, impacts from the rupture of a seismic fault are considered to be less than significant.
Mitigation Measures: No mitigation measures are required. ii) Strong seismic ground shaking?
Less than Significant Impact. The 2019 MND identified that Earthquake-induced strong ground shaking causes most of the earthquake damage. Damage to structures is usually caused by strong horizontal ground acceleration, which is measured as a percentage of g, the acceleration of gravity.
The degree of shaking depends on several factors, including earthquake size; location; depth of the focus; orientation and movement of the seismic waves (source effects); the type of sediments or rocks that the seismic waves travel through (path effects); and the interaction between the structures and the sediments or rocks at a specific site (site effects). Strong ground shaking can also trigger the destructive secondary effects of liquefaction and slope failure (landslides).
According to the City’s Safety Element (August 2003), the main faults include the Sierra Madre, the Verdugo and the Raymond faults. Per Plate P-1 of the Safety Element, the subject property is not located within 5,000 linear feet of these faults. The closest fault to the subject site is the Sierra Madre Fault, which is approximately 7,500 linear feet to the north. A worst-case scenario earthquake (maximum magnitude) for Glendale would involve rupture of the Verdugo fault, given that 499 of 675
APRIL 2022
Subsequent MND PAGE 19
1633 VICTORY BOULEVARD
this fault lies directly below extensively developed portions of the City. Both the Sierra Madre and Raymond faults can also cause earthquakes that have the potential to severely impact the City.
Several other faults farther away have the potential to generate earthquakes that would be felt in Glendale, but these do not need to cause any damage in the City, especially if Glendale prepares for the worst-case (Verdugo fault) event. For example, the San Andreas fault has the highest probability of causing an earthquake in southern California in the near future, but this fault is sufficiently far from Glendale that ground shaking expected in Glendale as a result of this earthquake is not expected to be any stronger than shaking as a result of earthquakes on faults closer to the City. Given that the City of Glendale is almost completely built out, the reduction of earthquake losses depends primarily on the prudent retrofitting of existing structures.
As a result, the could be subject to strong ground shaking in the event of an earthquake originating along one of the faults listed as active or potentially active in the Southern California area. This hazard exists throughout Southern California and could pose a risk to public safety and property by exposing people, property, or infrastructure to potentially adverse effects, including strong seismic ground shaking. Compliance with applicable building codes would minimize structural damage to buildings and ensure safety in the event of a moderate or major earthquake.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. Therefore, impacts from strong seismic ground shaking would be less than significant.
Mitigation Measures: No mitigation measures are required. iii) Seismic-related ground failure, including liquefaction? No Impact. The 2019 MND identified the Project site as being not located within an area prone to liquefaction as indicated in the City’s Safety Element (August 2003). Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. Therefore, no impacts associated with liquefaction would occur.
Mitigation Measures: No mitigation measures are required. iv) Landslides?
Less than Significant Impact. The 2019 MND identified the Project site as being not located within a landslide hazard zone area, as indicated by the City of Glendale General Plan Safety Element (August 2003). Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 2) Result in substantial soil erosion or the loss of topsoil? Less than Significant Impact. Impacts associated with soil erosion or the loss of topsoil from implementation of the Revised Project are expected to be similar to those of the Original Project analyzed in the 2019 MND. Construction activity associated with the Revised Project development are the same as the Original Project, which may result in wind and water driven erosion of soils due to grading activities if soil is stockpiled or exposed during construction. However, this impact is considered short-term in nature since the site would expose small amounts of soil during construction activities. Furthermore, similar to the Original Project Revised Project applicant/developer would be required to adhere to Glendale Municipal Code Section 13.42.060 500 of 675
APRIL 2022
Subsequent MND PAGE 20
1633 VICTORY BOULEVARD
requirements to prepare and administer a plan that provides for a minimum stormwater quality protection throughout project construction. The plan would incorporate Best Management Practices (BMPs) to ensure that potential water quality impacts from water-driven erosion during construction would be reduced to less than significant. In addition, the applicant/developer would be required to adhere to South Coast Air Quality Management District (SCAQMD) Rule 403—Fugitive Dust, which would further reduce the impact related to soil erosion to less than significant.
Mitigation Measures: No mitigation measures are required. 3) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in an on-site or off-site landslide, lateral spreading, subsidence, liquefaction or collapse?
Less Than Significant Impact. Subsidence is the process of lowering the elevation of an area of the earth’s surface that can be caused by tectonic forces deep within the earth or by consolidation and densification of sediments sometimes due to withdrawal of fluids such as groundwater.
According to the City’s Safety Element (August 2003), the Project site is not located in an area of significant subsidence activity and would not include fluid withdrawal or removal. In addition, as indicated in Response F-1 (iii), above, the soil under the Project site is not prone to liquefaction.
Since the 2019 adoption of the MND and MMRP for the Original Project, the soil conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. Therefore, impacts related to unstable soils are anticipated to be less than significant.
Mitigation Measures: No mitigation measures are required. 4) Be located on expansive soil, as defined in Table 18-1-B of the California Building Code (2001), creating substantial risks to life or property?
Less Than Significant Impact. Fine-grained soils, such as silts and clays, may contain variable amounts of expansive clay minerals. These minerals can undergo significant volumetric changes as a result of changes in moisture content. The upward pressures induced by the swelling of expansive soils can have significant harmful effects upon structures and other surface improvements. Per the City of Glendale’s Safety Element (2003), most of the Glendale area is underlain by alluvial units that are composed primarily of granular soils (silty sand, sand, and gravel). Such units are typically in the low to moderately low range for expansion potential. However, every sedimentary unit in the area contains lenses or layers of fine-grained soils (clays and silty clays) that are typically in the moderate to highly expansive range. Such sediments are most likely to be found in the more distal parts of the alluvial fans, in the southern part of the City. Expansive clay can also be found within fault and fracture zones in the highly sheared crystalline bedrock of the San Gabriel and Verdugo Mountains and in the San Rafael Hills. Because the Project site is located at the northern portions of the City and is not located on within the proximity of a mile of fault or fracture zone, the soils underlying the Project site and surrounding area are considered to have a low expansion potential.
Since the 2019 adoption of the MND and MMRP for the Original Project, the soil condition on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required. 501 of 675
APRIL 2022
Subsequent MND PAGE 21
1633 VICTORY BOULEVARD
5) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. Both the Revised Project and Original Project would be connected to the existing sewage conveyance system located within Victory Boulevard. No septic tanks as part of the project.
Therefore, no impact would occur.
Mitigation Measures: No mitigation measures are required. 6) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature?
Less than Significant Impact with Mitigation Incorporated. Plant and animal fossils are typically found within sedimentary rock deposits. Most of the City of Glendale consists of igneous and metamorphic rock, and the local area is not known to contain paleontological resources.
Nonetheless, there is a possibility that paleontological resources may exist at deep levels and could be unearthed with implementation of the proposed project.
Since the 2019 adoption of the MND and MMRP for the Original Project, the paleontological resources and geologic features on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same and the Original Project. No impact would occur.
Mitigation Measures: The following mitigation measure would reduce potential impacts to a less than significant level.
GEO – 1 In the event that paleontological resources are unearthed during the proposed projectrelated subsurface activities all earth-disturbing work within a 100-meter radius must be temporary suspended or redirected until a paleontologist has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume.
H. GREENHOUSE GAS EMISSIONS
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the
environment?
X
2. Conflict with any applicable plan, policy or regulation adopted for the purpose of reducing the emissions of
greenhouse gases?
X
1) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment?
Less than Significant Impact. Greenhouse Gas (GHG) Emissions are said to result in an increase in the earth’s average surface temperature commonly referred to as global warming. This rise in global temperature is associated with long-term changes in precipitation, temperature, wind patterns and other elements of the earth's climate system, known as climate change. These changes are now broadly attributed to GHG emissions, particularly those emissions that result from the human production and use of fossil fuels.
Climate changes resulting from GHG emissions could produce an array of adverse environmental impacts including water supply shortages, severe drought, increased flooding, sea level rise, air pollution from increased formation of ground level ozone and particulate matter, ecosystem changes, 502 of 675
APRIL 2022
Subsequent MND PAGE 22
1633 VICTORY BOULEVARD
increased wildfire risk, agricultural impacts, ocean and terrestrial species impacts, among other adverse effects.
In 2006, the State passed the Global Warming Solutions Act of 2006, commonly referred to as AB 32, which set the greenhouse gas emissions reduction goal for the State of California into law. GHG as defined under AB 32 includes: carbon dioxide, methane, nitrous oxide, hydrofluorocarbons, perfluorocarbons, and sulfur hexafluoride. AB 32 requires the California Air Resources Board (CARB), the State agency charged with regulating statewide air quality, adopt rules and regulations that would achieve greenhouse gas emissions equivalent to statewide levels in 1990 by 2020 by reducing greenhouse gas emissions from significant sources via regulation, market mechanisms, and other actions.
Senate Bill 375 (SB 375), passed in 2008, links transportation and land use planning with global warming. It requires the California Air Resources Board (ARB) to set regional targets for the purpose of reducing greenhouse gas emissions from passenger vehicles. Under this law, if regions develop integrated land use, housing and transportation plans that meet SB 375 targets, new projects in these regions can be relieved of certain review requirements under CEQA. The Southern California Association of Governments (SCAG) has prepared the region’s Sustainable Communities Strategy (SCS), which is part of the Regional Transportation Plan (RTP). Glendale has an adopted Greener Glendale Plan which meets regional greenhouse gas reduction targets, as established by SCAG and adopted by the ARB. The Greener Glendale Plan uses land use development patterns, transportation infrastructure investments, transportation measures and other policies that are determined to be feasible to reduce GHG.
At this time no air agency, including the SCAQMD, has adopted applicable project-level significance thresholds for GHGs emissions. AB 32 did not set a significance threshold for GHG emissions, although EPA, CARB or another agency may issue regulations at some point which may set forth significance criteria for CEQA analysis. In the interim, none of the CEQA Guidelines, the CEQA Air Quality Handbook, the Air Quality Management Plan, or the SCAQMD set forth applicable significance thresholds for GHG emissions.
Due to the complex physical, chemical and atmospheric mechanisms involved in global climate change, there is no basis for concluding that the project's very small and essentially temporary (primarily from construction) increase in emissions could cause a measurable increase in global GHG emissions necessary to force global climate change.
CEQA Guidelines Section 15130(f) clarifies that the effects of GHG emissions are cumulative and should be analyzed in the context of CEQA's requirements for cumulative impact analysis. CEQA Guidelines Section 15064.4 recommends consideration of qualitative factors that may be used in the determination of significance, including the extent to which the project complies with regulations or requirements adopted to implement a reduction or mitigation of GHGs. Per CEQA Guidelines Section 15064(h)(3), a project 's incremental contribution to a cumulative impact can be found not cumulatively considerable if the project will comply with an approved plan or mitigation program that provides specific requirements that will avoid or substantially lessen the cumulative problem within the geographic area of the project. Examples of such programs include "plans or regulations for the reduction of greenhouse gas emissions."
On March 27, 2012, the City of Glendale’s City Council adopted the Greener Glendale Plan for Community Activities to address how the City of Glendale can meet its state mandated reduction targets for GHG emissions. Per this plan, it identifies that energy consumed in buildings accounts for 49% of Glendale’s GHG inventory emission. To ensure that new construction is sustainable and improve efficiency of the building stock, the City of Glendale adopted a Green Building Standard 503 of 675
APRIL 2022
Subsequent MND PAGE 23
1633 VICTORY BOULEVARD
(June 7, 2011) with requirements exceeding those in the State of California’s mandatory CAL Green Code. The City of Glendale’s Building & Safety 2019 Title 24, Part 11, CAL Green Code requirements include:
• Projects must exceed California Energy Code requirements by 15%. • Projects must reduce baseline water usage by 20%.
• Radiant roof barriers shall be installed.
• Gas-fired tankless water heaters shall have an energy factor of at least .80. • Gas-fired storage-tank type water heaters shall have an energy factor of at least 0.61. • Buildings shall be “solar ready”.
• 20% permeable paving required.
• High-efficiency gas-fired space heating equipment required. • High-efficiency air conditioning equipment required • Increased natural lighting and ventilation required.
• Increased green building standards for homes larger than 5,000 square feet.
Like the Original Project, the Revised Project is required to comply with the City of Glendale’s Building & Safety 2019 Title 24, Part 11, CAL Green Code to reduce GHGs, accordingly the Revised Project would result in a less than cumulatively considerable impact on GHG emissions and no mitigation is required.
Mitigation Measures: No mitigation measures are required. 2) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases?
Less than Significant Impact. For the reasons discussed in Response G.1 above, the Revised Project would not conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases.
Mitigation Measures: No mitigation measures are required.
I. HAZARDS AND HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
X
2. Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
X
3. Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
X
4. Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
X
5. For a project located within an airport land use plan or, where such a plan has not been adopted, within two
miles of a public airport or public use airport, would the X
504 of 675
APRIL 2022
Subsequent MND PAGE 24
1633 VICTORY BOULEVARD
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
project result in a safety hazard or excessive noise for people residing or working in the project area?
6. Impair implementation of or physically interfere with an adopted emergency response plan or emergency
evacuation plan?
X
7. Expose people or structures, either directly or
indirectly, to a significant risk of loss, injury or death involving wildland fires?
X
1) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials?
Less Than Significant Impact. The Revised Project’s impact on the routine transport, use, or disposal of hazardous materials are expected to be similar to those of the Original Project. Both the Original Project and Revised Project propose to demolish the existing one-story commercial building and associated shade structures to construct a new three-story 38,845 square foot hotel over a twolevel subterranean garage with 65 parking spaces, and a total 12,383 cubic yards of soil export. The Revised Project involves the same demolition activities, but the building square footage will increase to 45,005 and include twenty more guest rooms (total 84) than the Original Project.
All businesses within the City of Glendale, as mandated by the California Health and Safety Code Chapter 6.95, are required to file a Hazardous Material Business Plan (HMBP) with the Glendale Fire Department. The HMBP covers the use and storage of all regulated hazardous chemicals and materials to be used and/or stored onsite. The construction contractor would be required to use standard construction controls and safety procedures during any routine transport, use, or disposal of hazardous materials. Standard construction practices would be observed such that any materials released are appropriately contained and remediated as required by local, state, and federal law.
Neither the Original Project nor the Revised Project involve the routine transport, use or disposal of hazardous materials. As a result, impacts would be less than significant.
Mitigation Measures: No mitigation measures are required. 2) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?
Less Than Significant Impact with Mitigation Incorporated. Like the Original Project, the Revised Project would be required to comply with all applicable rules established by the SCAQMD, including Rule 403 and 402, during the demolition and construction phases of the project that would prevent dust from migrating beyond the project site.
A Limited Phase II environmental site assessment (ESA) was conducted for the project site by Conserve Consultant International (CCI). The purpose of this Limited Phase II ESA was to assess whether historical uses of the Property, including a gasoline station and automobile repair shop, have adversely impacted the subsurface environment beneath the property. This assessment included the analysis of soil samples collected from inside the property building and from the exterior areas of the property.
Soil borings were advanced in the area of the former motor vehicle fuel underground storage tanks (USTs) on the east exterior portion of the property, in the area of the former waste oil UST on the north exterior portion of the property adjacent to the former fuel dispenser islands, product piping lines, hazardous waste storage enclosure, and the clarifier and in-ground hydraulic lifts located inside the property building.
Select soil samples collected from these soil borings were analyzed for petroleum hydrocarbons, VOCs, and/or lead. The results of the analysis did not detect concentrations of the targeted analytes 505 of 675
APRIL 2022
Subsequent MND PAGE 25
1633 VICTORY BOULEVARD
above their respective PQLs in the soil samples collected from the area of the former waste oil UST, from adjacent to the hazardous waste storage enclosure, and from adjacent to the clarifier and inground hydraulic lifts located inside the Property building. Minor concentrations of petroleum hydrocarbons, toluene, ethylbenzene, xylenes, and/or total lead were detected in soil samples collected from the area of the former motor vehicle fuel USTs, from adjacent to the former fuel dispenser islands, and from adjacent to the former product piping lines. However, the detected concentrations of these targeted analytes were below their respective regulatory action level.
Based on the results of this assessment of the soil samples, it does not appear that the historical uses of the property, including a gasoline station and automobile repair shop, have significantly impacted the subsurface environment beneath the areas of the property assessed.
However, based on the 30-feet deep excavation needed for the subterranean parking garage for the Revised Project, a mitigation measure has been added to the project requiring a soil management plan (SMP) for any soil excavation on the property. The SMP shall require that a geologist/environmental professional be on-site during excavation activities to monitor for potentially impacted soils not identified during this assessment and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring. Implementation of this mitigation measure would reduce potentially significant impacts to below the level of significance.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment would be the same for the Revised Project and the Original Project and the same mitigation would be required.
Mitigation Measures: The following mitigation measure would reduce potential impacts to a less than significant level.
HAZ -1 A soil management plan (SMP) shall be prepared prior to issuance of any grading permit on the subject property. The SMP shall require that a geologist/environmental professional be on-site during site grading and excavation activities to monitor for potentially impacted soils not identified during the Phase II assessment prepared by Conservation Consulting International (CCI) and to perform South Coast Air Quality Management District (SCAQMD) Rule 1166 monitoring. The SMP shall also include recommended actions for handling and disposing of potentially impacted soils, if identified during site grading and excavation activities.
3) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Less than Significant Impact. The nearest school, Benjamin Franklin Elementary, is located 0.3of mile northeast of the project site, with the nearest Benjamin Franklin Elementary building located 0.1 of the project site. Neither the Original Project, nor the Revised Project involves the long-term emission or handling of hazardous or acutely hazardous materials, substances, or waste. As discussed in Response I.1 and I.2, the construction contractor would be required to use standard construction controls and safety procedures during any routine transport, use, or disposal of hazardous materials.
Mitigation measure GEO-1 identified above would address hazardous materials impacts in the event that hazardous soils are encountered during excavation, no additional mitigation is required.
Mitigation Measures: No mitigation measures are required. 506 of 675
APRIL 2022
Subsequent MND PAGE 26
1633 VICTORY BOULEVARD
4) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment?
Less Than Significant Impact. A search of available environmental records was conducted by Environmental Data Resources, Inc. (EDR). The subject property (1633 Victory Boulevard) was identified in the following records:
Site Database(s) EPA ID
BILL BRIGES AUTO
1633 VICTORY BLVD
GLENDALE, CA 91201
RCRA-SQG
EPA ID: CAD 982492993
CAD982492993
CA SWEEPS UST
Status: A
Tank Status: A
Comp Number: 389
CA FID UST
Facility Id: 19027125
Status: A
FINDS
Registry ID: 110002830394
CA WIP
Facility Status: Historical
ECHO
M & R AUTO TECH
1633 VICTORY BLVD
GLENDALE, CA 91201
CA HAZNET
GEPAID: CAL000279881
N/A
BOBS
1633 VICTORY BLVD
GLENDALE, CA
EDR Hist Auto
Database: EDR Hist Auto, Date of
Government Version: 02/20/2007
N/A
ESTATE OF GLADYS B.
1633 VICTORY BLVD
GLENDALE, CA 91206
CA HAZNET
GEPAID: CAC000917720
N/A
No mapped sites were found in EDR’s search of available ("reasonably ascertainable ") government records either on the Project site or within the search radius around the Project site that would create a would it create a significant hazard to the public or the environment. Therefore, no significant impacts are anticipated. Although no specific mitigation is required for this impact category, Mitigation Measure GEO-1 requires onsite geologic monitoring during earth work in connection with reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required. 5) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the Project area? No Impact. The Project site is not located within an airport land use plan or within two miles of a public airport or public use airport. No impact from the Original or Revised Project would occur. 507 of 675
APRIL 2022
Subsequent MND PAGE 27
1633 VICTORY BOULEVARD
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required. 6) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan?
Less than Significant Impact. The City of Glendale General Plan Safety Element does not identify Victory Boulevard is not a City Disaster Response Route therefore implementation of Revised Project would not impair implementation of or physically interfere with the City’s adopted emergency response plan or emergency evacuation plan. In addition, neither the Original Project nor the Revised Project would result in a reduction of the number of lanes along this roadway and would not result in the placement of an impediment, such as medians, to the flow of traffic. During construction, the construction contractor shall be required to notify the City of Glendale Police and Fire Departments of construction activities that would impede movement (such as movement of equipment) to allow for first emergency response teams to reroute traffic to an alternative route, if needed. Further, during construction the applicant/developer would be required to obtain any necessary permits from the City of Glendale Public Works Department for all work occurring within the public right-of-way. Implementation of these requirements would be incorporated as a condition of approval for the Revised Project. Consequently, impacts from the Revised Project would be less than significant.
Since the 2019 adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MND and MMRP for the Original Project) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required. 7) Expose people or structures, either directly or indirectly, to a significant risk of loss, injury or death involving wildland fires?
No Impact. The Project site is not located in or near a designated wildland area.
Since the 2019 adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MND and MMRP for the Original Project) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same. No impact would occur.
Mitigation Measures: No mitigation measures are required.
J. HYDROLOGY AND WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Violate any water quality standards or waste
discharge requirementsor otherwise substantially
degrade surface of groundwater quality?
X
2. Substantially decrease groundwater supplies or
interfere substantially with groundwater recharge such
that the project may impede sustainable groundwater
management of the basin?
X
3. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the
508 of 675
APRIL 2022
Subsequent MND PAGE 28
1633 VICTORY BOULEVARD
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
course of stream or river or through the addition of
impervious surfaces, in a manner which would:
i) result in substantial erosion or siltation on- or offsite; X ii) substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site;
X
iii) create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systemsor provide
substantial additional sources of polluted runoff; or
X
iv) impede or redirect flood flows? X
4. In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? X
5. Conflict with or obstruct implementation of a water
quality control plan or sustainable groundwater
management plan?
X
1) Violate any water quality standards or waste discharge requirements or otherwise substantially degrade surface or groundwater quality?
Less than Significant Impact. The Revised Project would be required to comply with all NPDES requirements including pre-construction, during construction and post-construction Best Management Practices (BMPs). In addition, the Revised Project will be required to submit an approved SUSMP (Standard Urban Stormwater Mitigation Plan) to be integrated into the project design. With these requirements in place, the Revised Project is not anticipated to violate any water quality standards or waste discharge requirements or substantially degrade surface or ground water quality. No significant impacts are anticipated to occur.
Mitigation Measures: No mitigation measures are required. 2) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?
Less than Significant Impact. The City currently utilizes water from Glendale Water and Power (GWP), which relies on some local groundwater supplies. Consequently, implementation of the Revised Project would require a slight increased use of groundwater through the provision of potable water by GWP; however, as discussed in Response S-4 below, the Revised Project’s water demand is within water projections. As a result, implementation of the Revised Project would not substantially deplete groundwater supplies.
The amount of hardscape proposed on the Revised Project site would be similar to current on-site conditions, so implementation of the Revised Project would significantly change existing conditions.
The proposed project would comply with minimum landscape requirements and, therefore, would not significantly interfere with the recharge of local groundwater or deplete the groundwater supplies relative to existing conditions. Consequently, the Revised Project’s impact on groundwater extraction and recharge will be less than significant.
Mitigation Measures: No mitigation measures are required. 509 of 675
APRIL 2022
Subsequent MND PAGE 29
1633 VICTORY BOULEVARD
3) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river or through the addition of impervious surfaces, in a manner which would: Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? i) result in substantial erosion or siltation on- or off-site; Less than Significant Impact. The Project site is relatively flat and improved with a commercial building surrounded by asphalt/concrete paving. Storm water is directed to flow away from the site and onto a public right-of-way. The Project site does not contain any streams, rivers, or other natural drainage features. Once the Revised Project is constructed, the project site will be improved with additional landscaping and impermeable surfaces compared to the existing conditions. The Revised Project would provide a three- to four-foot wide landscaped area at the front of the building along Victory Boulevard and Winchester Avenue, and a ten-foot wide landscaped area at the northern interior yard that will extend the length of the parcel.
Additionally, as discussed in Response J-1 (above), the Revised Project would be subject to all NPDES Best Management Practices (BMPs) requirements during pre-construction, construction and post-construction. Prior to the issuance of a building permit, the applicant/developer will be required to submit a site drainage plan to the City of Glendale Building & Safety Division and the Public Works Department for review and approval. This required approval ensures that the proposed drainage plan is appropriately designed and that the proposed runoff does not exceed the capacity of the City’s storm drain system. The proposed drainage of the site would not channel runoff on exposed soil, would not direct flows over vegetated soils, and would not otherwise increase the erosion or siltation potential of the site or any downstream areas. No substantial erosion or siltation is expected to occur from implementation of the Revised Project. Less than significant impacts will occur.
Mitigation Measures: No mitigation measures are required ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site;
Less than Significant Impact. As discussed in Response J-2 (above), the Revised Project would result with similar drainage conditions as the existing drainage pattern compared to the Original Project, and would not substantially increase the rate or amount of surface runoff that could result in flooding. Based on existing topography, the Revised Project’s drainage pattern would be similar to the existing drainage pattern and because the amount of impervious surface will not significantly change, there will not be a substantial increase in the amount of surface run off that would contribute to or on- or off-site flooding. Less than significant impacts are anticipated.
Mitigation Measures: No mitigation measures are required. iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or Less than Significant Impact. Please refer to Responses I-2 and I-3 above.
Mitigation Measures: No mitigation measures are required. iv) impede or redirect flood flows?
No Impact. The Project site not located within a 100-year floodplain or other flood hazard area, as shown on the latest FEMA Flood Insurance Rate Map.
510 of 675
APRIL 2022
Subsequent MND PAGE 30
1633 VICTORY BOULEVARD
Since the 2019 adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MND and MMRP for the Original Project) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required. 4) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? No Impact. Seiches are typically caused when strong winds and rapid changes in atmospheric pressure push water from one end of a body of water to the other, causing the water then continues to oscillate back and forth for hours or even days. The proposed Project site is not located downslope of any large body of water that would produce a seiche. Tsunamis are large ocean waves generated by sudden water displacement caused by a submarine earthquake, landslide, or volcanic eruption. A review of the County of Los Angeles Flood and Inundation Hazards Map indicates that the site is not within the mapped tsunami inundation boundaries. Last, the project location is not located in an area susceptible to mudflow due to proximity to slopes. Surrounding the Project site are the single- and multi-family residences to the north and east, commercial uses to the west and south.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. Mitigation Measures: No mitigation measures are required. 5) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan?
Less than Significant Impact. As discussed in Responses I-1 and I-2 above.
Mitigation Measures: No mitigation measures are required.
K. LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Physically divide an established community? X
2. Cause a significant environmental impact due to a
conflict with any land use plan, policy, or regulation
adopted for the purpose of avoiding or mitigating an
environmental effect?
X
1) Physically divide an established community?
No Impact. The Revised Project proposes a three-story, 84-room hotel project is located on a corner lot in the C3 (Height District I) zone. Hotels are a permitted use in the C3 zone and like the Original Project, the Revised Project complies with all of the development standards for the C3 (I) zone. Therefore, the project will not physically divide an established community. No impacts would occur.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
511 of 675
APRIL 2022
Subsequent MND PAGE 31
1633 VICTORY BOULEVARD
Mitigation Measures: No mitigation measures are required. 2) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? Less than Significant Impact. Similar to the Original Project, the Revised Project would not conflict with any land use plan, policy or regulation adopted to avoid or mitigate an environmental effect, and therefore the Revised Project’s impacts would be less than significant. The existing zoning designation on the project site is Community Commercial – C3 Height District I and the General Plan designation is Commercial Services. Commercial Services areas within the City of Glendale are designated areas to offer a range of commercial services, such as personal services, shopping, offices (medical, real estate, etc.) and retail. Like the Original Project, the Revised Project is a permitted use. The Revised Project would increase the Original Project building square footage from 37,858 square-feet to 45,005 square-feet, increase the guest room amount by twenty additional rooms (total 84), and reduce the building setback from the northern interior property line from 15-feet to 10-feet. While the Revised Project will increase the building footprint and floor area it will still comply with zoning code requirements for setbacks, height, lot coverage, landscaping and parking.
No new significant impacts associated with land use are anticipated from implementation of the Revised Project.
Mitigation Measures: No mitigation measures are required.
L. MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Result in the loss of availability of a known mineral resource that would be of value to the region and the
residents of the state?
X
2. Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
X
1) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?
No Impact. Based on the City’s Open Space and Conservation Element (January 1993), the Project site is not located within an area that has been identified as containing valuable mineral resources.
Accordingly, no impact on mineral resources would occur from implementation of the Revised Project.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required. 2) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact. As indicated in Response K-1 above, there are no known mineral resources within the Project site. No impact would occur.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
512 of 675
APRIL 2022
Subsequent MND PAGE 32
1633 VICTORY BOULEVARD
Mitigation Measures: No mitigation measures are required.
M. NOISE
Would the projectresult in:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable
standards of other agencies?
X
2. Generation of excessive groundborne vibration or
groundborne noise levels? X
3. For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a
plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to
excessive noise levels?
X
1) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than Significant Impact with Mitigation Incorporated. The Original Project was to construct a new three-story, 37,858 square-foot, 64 room hotel with an approximately 4,755 square-foot Outdoor Terrace with a pool at the second level for guests located at the northeastern portions of the building. The Revised Project decreases the size of the Outdoor Terrace and eliminates the pool from 4,755 square feet to approximately 2,970 square-feet. This reduction accommodates additional floor area needed to add 20 more guest rooms. The reduced Outdoor Terrace will remain available as a hotel guest amenity and will include landscaping and a seating area. Since hotel guests will use the Outdoor Terrace, operational noise from is area could result in a noise impacts to the adjacent residential use. The City’s noise ordinance is designed to prohibit unnecessary, excessive and annoying noise from all sources. Pursuant to GMC section 8.36.110, it is unlawful for any person to wilfully make, continue, or cause to be made or continued, any loud, unnecessary or unusual noise which disturbs the comfort, peace, quiet or repose or endangers the health of inhabitants of any neighborhood or which causes discomfort or annoyance to any reasonable person of normal sensitiveness residing in the area. Although the City’s noise ordinance protects is residents from excessive sounds, mitigation measures have been added to the Revised Project to ensure that noise impacts remain within allowable limits identified in the Section 8.36.080 of the GMC.
Mitigation Measures: Implementation of the mitigation measures identified below would reduce noise impacts to a less than significant level.
NOISE -1 The hours of operation for use and occupancy of the Outdoor Terrace shall be limited to between 8:00 AM and 8:00 PM Monday through Sunday. Hotel Operator shall post signage at all entrances and exits to and from Outdoor Terrace listing the Outdoor Terrace hours of operation and require the hotel operator to prohibit access to the Outdoor Terrace after 8:00 PM daily.
Monitoring Action: After issuance of a certificate of occupancy Timing: Ongoing
Responsibility: Director of Community Development
513 of 675
APRIL 2022
Subsequent MND PAGE 33
1633 VICTORY BOULEVARD
NOISE -2 The use of amplified sound shall be strictly prohibited.
Monitoring Action: Upon Complaints to Neighborhood Code Enforcement Timing: Ongoing
Responsibility: Director of Community Development
2) Generation of excessive groundborne vibration or groundborne noise levels Less than Significant Impact. Similar to the Original Project, the Revised Project’s impact from groundborne vibration or noise levels would be less than significant. The duration of construction, construction methods, and equipment for the Revised Project development would be the same as the Original Project. Similar to the Original Project, the Revised Project would be constructed using typical construction techniques. No pile driving for construction would be necessary. Piles would be drilled and cast in place. Thus, significant vibration impacts from pile installation would not occur.
Heavy construction equipment (e.g. bulldozer and excavator) would generate a limited amount of ground-borne vibration during construction activities at short distances away from the source. The use of equipment would most likely be limited to a few hours spread over several days during demolition/grading activities. Construction schedule provided by the applicant anticipates demolition, site preparation and grading will occur over a duration period of ten, one and two days, respectively (13 days total). Post-construction on-site activities would be limited to mechanical equipment (e.g., air handling unit and exhaust fans) that would not generate excessive ground-borne vibration or ground-borne noise. As such, ground-borne vibration and noise levels associated with the Revised Project would be less than significant.
Mitigation Measures: No mitigation measures are required. 3) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact. The Project site is not located within an airport land use plan or within two miles of a public airport or public use airport. No impact would occur.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required.
N. POPULATION AND HOUSING
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Induce substantial unplanned population growth in an area, either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
X
2. Displace substantial numbers of existing people or
housing, necessitating the construction of
replacement housing elsewhere?
X
514 of 675
APRIL 2022
Subsequent MND PAGE 34
1633 VICTORY BOULEVARD
1) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)?
Less than Significant Impact. The Revised Project will increase the guest room count from 64 to 84 guest rooms, and will increase available parking spaces from 65 to 67 parking spaces. The Revised Project is a hotel and not residential development; thus it would not result in substantial new population growth in the City. As compared to the Original Project, the indirect population growth from additional hotel employees associated with the Revised Project (to service 20 additional guest rooms), is expected to be nominal and less than significant.
Since the project site is located within an urban area and is currently served by existing circulation and utility infrastructure, no major extension of infrastructure is required for either the Original Project or the Revised Project. Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same. Implementation of the Revised Project would not induce significant population growth, and impacts would be less than significant.
Mitigation Measures: No mitigation measures are required. 2) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?
No Impact. No residential dwelling units currently exist on the project site and none are proposed to be developed. Therefore, similar to the Original Project, no housing or residential populations would be displaced by development of the Revised Project, and the construction of replacement housing elsewhere would not be necessary. No impacts would occur.
Since the 2019 adoption of the MND and MMRP for the Original Project, the conditions on and surrounding the project site are unchanged, and impacts associated with the Revised Project would be the same.
Mitigation Measures: No mitigation measures are required.
O. PUBLIC SERVICES
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Result in substantial adverse physical impacts
associated with the provision of new or physically
altered governmental facilities, need for new or
physically altered governmental facilities, the
construction of which could cause significant
environmental impacts, in order to maintain
acceptable service ratios, response times or other
performance objectives for any of the public services:
a) Fire protection? X
b) Police protection? X
c) Schools? X
d) Parks? X
e) Other public facilities? X
1) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to 515 of 675
APRIL 2022
Subsequent MND PAGE 35
1633 VICTORY BOULEVARD
maintain acceptable service ratios, response times or other performance objectives for any of the public services:
a) Fire protection?
Less than Significant Impact. The City of Glendale Fire Department (GFD) provides fire and paramedic services to the project site. Similar to the Original Project the Revised Project would require compliance with the Uniform Fire Code, including installation of fire sprinklers, and submission of plans to the Glendale Fire Department at the time building permits are submitted for approval. The overall need for fire protection services is not expected to substantially increase as a result of the Revised Project’s additional 20 guest rooms that would result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities (Fire Stations), need for new or physically altered governmental facilities (Fire Stations), the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services that The Revised Project will have less than significant impact.
Mitigation Measures: No mitigation measures are required. b) Police protection?
Less than Significant Impact. The Glendale Police Department (GPD) provides police protection services to the project site. The Project site is located in an urban, developed area of the City and similar uses exist along Victory Boulevard. The additional 20 guest rooms that this Revised Project will bring is not anticipated to have a substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities (Police facilities), need for new or physically altered governmental facilities (Police facilities), the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services.
Mitigation Measures: No mitigation measures are required. c) Schools?
Less than Significant Impact. Section 65995 of the Government Code provides that school districts can collect a fee on a per-square-foot basis to assist in the construction of or additions to schools. Pursuant to Section 65995, the project applicant is required to pay school impact fees to the Glendale Unified School District based on the current fee schedule for commercial and residential developments prior to the issuance of building permits. Compliance with the school fee requirements is full mitigation for any impact on schools anticipated from the Revised Project.
Mitigation Measures: No mitigation measures are required. d) Parks?
Less than Significant Impact. Neither the Original Project nor the Revised Project would involve the development or displacement of a park. The Property is zoned for commercial and mixed uses and was not planned for use as a park. Neither the Original Project nor the Revised Project involve development of new housing, and only nominal indirect population growth, it is not anticipated the Revised Project would generate a demand for parks and recreational facilities. Therefore, any use of the city’s park and recreational facilities by hotel employees and guests would be less than significant.
516 of 675
APRIL 2022
Subsequent MND PAGE 36
1633 VICTORY BOULEVARD
Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same. As such, the Revised Project impacts would be less than significant.
Mitigation Measures: No mitigation measures are required. e) Other public facilities?
Less Than Significant Impact. Neither the Original Project nor the Revised Project would not result in a residential population that would generate a demand on libraries. Any use of existing public libraries by on-site employees and hotel guests would be minimal. Given the transitory nature of hotels guests, hotel uses typically do not generate a substantial demand for library facilities.
Therefore, Revised Project’s proposal to increase the total amount of guest rooms by twenty (84 guest rooms total), project impacts regarding library services would be less than significant.
Mitigation Measures: No mitigation measures are required.
P. RECREATION
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of the facility would occur or be accelerated?
X
2. Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical effect
on the environment?
X
1) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
Less than Significant Impact. As indicated above (Response O-1-d), the Revised Project would not include the development of new housing, which would result in new residential population.
Therefore, no additional demand on parks and recreational facilities would occur. Therefore, any use of the city’s park and recreational facilities by hotel employees and guests would be minimal and less than significant. As such, the Revised Project would not result in a significant increased use of existing parks such that substantial physical deterioration of the park facilities would occur or be accelerated.
Mitigation Measures: No mitigation measures are required. 2) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Less than Significant Impact. As discussed in Section P-1 above, the Revised Project is not anticipated to create a significant demand on parks facilities that would require the construction or expansion at existing public recreational facilities. Therefore, no significant impacts would occur.
Mitigation Measures: No mitigation measures are required.
Q. TRANSPORTATION
517 of 675
APRIL 2022
Subsequent MND PAGE 37
1633 VICTORY BOULEVARD
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Conflict with program, plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
X
2. Conflict or be inconsistent with CEQA Guidelines
Section 15064.3, subdivision (b)? X
3. Substantially increase hazards due to a geometric
design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
X
4. Result in inadequate emergency access? X
1. Conflict with program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities?
Less than Significant Impact. The City of Glendale’s General Plan Circulation Element sets forth goals and objectives to provide direction for continuing development throughout the city. This element seeks to preserve and enhance quality of life in the City to allow for commerce to thrive, protect the character of residential neighborhoods and minimizing adverse environmental impacts.
The Project site is a located on a corner lot at the intersection of Victory Boulevard and Winchester Avenue, and are identified as a minor arterial and local street by the Circulation Element, respectively. Minor arterial roadways augment the major arterial system by forming a street network between local, collector and arterial streets. Local streets are designed to provide low-volume traffic from residences to arterial streets, such as Victory Boulevard. The majority of the traffic visiting the Project site will utilize Victory Boulevard and gain access onto the site and into the subterranean garage via the existing public alley. The Revised Project does not propose a vehicle entryway along Winchester Avenue and will not significantly affect the local street.
Per Map 6-2 of the City’s Bicycle Transportation Plan (2012), Victory Boulevard is not an identified or proposed bikeway. Within close proximity of 0.1 of the Revised Project, Riverside Drive and Justin Avenue are identified as existing class II (bicycle lane) and class III (sharrow) bikeways. Because the Project site does not connect with these two, the Revised Project would not conflict with the City’s policies to encouraging biking. The Revised Project may support some of these policies, as it would involve the construction of a bike room within the subterranean garage, which would allow for and encourage hotel employees to use transit facilities. Specifically, the Metro Bus Lines 96 and Glendale Bee Line 7 located approximately 300 feet to the west at the intersection of Western Avenue and Victory Boulevard. Bicycle parking within the Project would further facilitate use of nearby bicycle and Park-and-Ride facilities. As described above, the Revised Project would support use of alternative transportation modes because hotel workers would be within walking distance of transit facilities and near existing bicycle facilities. As a result, the Revised Project will not interfere with any current or anticipated policies, plans, or programs supporting alternative transportation.
Therefore, less than significant impacts would occur.
Mitigation Measures: No mitigation measures are required.
2. Conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)? Less than Significant Impact.
On September 27, 2013, Senate Bill (SB) 743 was signed into law, which created a process to change the way transportation impacts are analyzed under CEQA. SB 743 required the Governor’s Office Planning and Research (OPR) to amend the CEQA Guidelines to provide an alternative to 518 of 675
APRIL 2022
Subsequent MND PAGE 38
1633 VICTORY BOULEVARD
level of service (LOS). OPR updated the CEQA Guidelines and now vehicle miles traveled (VMT) is the measure of transportation impacts under CEQA. The City of Glendale adopted the Transportation Impact Analysis Guidelines (Glendale TIA Guidelines in October 2020). Glendale TIA Guidelines were used to analyze the potential Revised Project impact on the City’s transportation system by estimating incremental changes in VMT as well as assessing impacts to pedestrians, bicyclists, transit, hazards, emergency access, and other impacts.
The Glendale TIA Guidelines provides several project screening approaches to identify when a project should be expected to cause a less-than-significant impact related to VMT, such as, small projects (e.g. 32 or fewer high rise multi-family housing, and fewer than 29,130 square-feet of general light industrial) that generate fewer than 145 daily vehicle trips. A Trip Generation Memo (by Transultions, Inc. dated July 6, 2021) was provided to analyze the Revised Project’s daily trip generation. The trip generation for the Revised Project was developed using rates from the Institute of Transportation Engineers' (ITE) Trip Generation (10th Edition) and are based on Land Use 312 - "Business Hotel". Table A below shows the trip generation for the project.
As shown in Table A, the Revised Project would generate 33 a.m. peak hour trips, 27 p.m. peak hour trips, and 338 daily trips.
519 of 675
APRIL 2022
Subsequent MND PAGE 39
1633 VICTORY BOULEVARD
Prior to the Project, the site operated and was previously occupied by 3 separate automobileoriented businesses. Tenant 1 was an Automobile Repair/Quick Lubrication (Land Uses 942 and 941 by the ITE manual), Tenant 2 was an Automobile Parts Sales (Land Use 843), and Tenant 3 was an Used Car Dealership (Land Use 841).
As shown on Table B, the trip generation of the previous 3 tenants generated 20 a.m. peak hour trips, 34 p.m. peak hour trips, and 271 daily trips.
In comparison of the trip generation Tables A (Revised Project) and Table B (previous uses), the Revised Project will generate 13 additional a.m. peak hour trips, 7 fewer p.m. peak hour trips, resulting 73 additional daily trips.
AM Peak Hour PM Peak Hour Daily trips
Hotel (Table A) 33 27 338
Previous Land Uses (Table B) 20 34 271
13 -7 67
Net New Project Generation Trips 73
As demonstrated above, the proposed 84 guestroom hotel will generate fewer than 145 net new daily trips. Therefore, the Revised Project will not conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b), and is expected to cause a less-than-significant impact relating to VMT.
Mitigation Measures: No mitigation measures are required. 520 of 675
APRIL 2022
Subsequent MND PAGE 40
1633 VICTORY BOULEVARD
3) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? No Impact. The Revised Project would not result in any changes to the existing roadway network.
No significant impacts would occur.
Mitigation Measures: No mitigation measures are required. 4) Result in inadequate emergency access?
Less than Significant impact. Neither the Original Project, nor the Revised Project involve changes to the existing roadway network. Direct access to the Property will be taken from the existing alley from Victory Boulevard, which is a designed as a Minor Arterial in the City’s Circulation Element. Additionally, a traffic control plan will be required for the construction phase of the Revised Project. The traffic control plan must be reviewed and approved by the City’s Engineering Division to ensure that City emergency access and County’s Evacuation Routes are not impacted during construction.
Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same. As a result, less than significant impacts to emergency access are anticipated.
Mitigation Measures: No mitigation measures are required.
R. TRIBAL CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
1. Cause a substantial adverse change in the
significance of a tribal cultural resource, defined
in Public Resources Code Section 21074 as
either a site, feature, place, cultural landscape
that is geographically defined in terms of the
size and scope of the landscape, sacred place,
or object with cultural value to a California
Native American tribe, and that is:
i) Listed or eligible for listing in the California
Register of Historical Resources, or in the
local register of historical resources as
defined in Public Resources Code Section
5020.1(k), or
X
ii) A resource determined by the lead agency,
in its discretion and supported by
substantial evidence, to be significant
pursuant to criteria set forth in subdivision
(c) of Public Resources Code Section
5024.1. In applying the criteria set forth in
subdivision (c) of Public Resources Code
Section 5024.1, the lead agency shall
consider the significance of the resource to
a California Native American tribe.
X
1) Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code Section 21074 as either a site, 521 of 675
APRIL 2022
Subsequent MND PAGE 41
1633 VICTORY BOULEVARD
feature, place, cultural landscape that is geographically defined in te1rms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and this is:
i) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code Section 5020.1(k), or Less Than Significant Impact. The Project site and its associated existing structures, buildings or landscape are not listed in the California Register of Historical Resources or in a local register of historical resources as defined in Public Resources Code Section 50201(k).
Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same.
Mitigation measure TRIBAL-1 identified below would address tribal cultural resource impacts in the event that resources are unearthed during project subsurface activities the proposed project.
Mitigation Measures: No mitigation measures are required. ii) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe.
Less Than Significant Impact With Mitigation Incorporated.
Written notice was given to the Fernandeno Tataviam of Mission Indians and Soboba Band of Luiseno Indians, as required by AB 52 and codified in Public Resources Code Section 21080.3.1 et seq. Consultation was requested by the Fernandeno Tataviam of Mission Indians within the 30-days of notice. While no known tribal resource is located on the Project site, in the event that resources are unearthed during subsurface activities, all earth-disturbing work must be temporarily suspended or redirected until NAHC has evaluated the nature and significance of the find. After the find has been appropriately mitigated, work in the area may resume. With implementation of the mitigation measure identified below would reduce tribal cultural resource impacts to a less than significant level.
Mitigation Measures: Implementation of the mitigation measures identified below would reduce tribal cultural resource impacts to a less than significant level.
TRIBAL -1 Prior to the issuance of demolition, grading or building permits for the project, the applicant shall submit written verification that a qualified archaeological monitor has been retained to monitor ground disturbance necessary to prepare the ground surface.
Monitoring
Action:
Plan review
Timing: Prior to issuance of development permits (plan
review).
Responsibility: Director of Community Development
TRIBAL -2 A Tribal representative, procured by the Fernandeño Tataviam Band of Mission Indians, shall monitor soil-disturbances occurring within the initial five (5) feet [in depth] of excavation from the surface.
Monitoring
Action:
Site Inspection
522 of 675
APRIL 2022
Subsequent MND PAGE 42
1633 VICTORY BOULEVARD
Timing: During ground disturbing activities
Responsibility: Tribal Representative
S. UTILITIES AND SERVICE SYSTEMS
Would the project:
Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
1. Require or result in the relocation or construction of new or expanded water, wastewater treatment or
stormwater drainage, electric power, natural gas, or
telecommunications facilities, the construction or
relocation of which could cause significant
environmental effects?
X
2. Have sufficient water supplies available to serve the project and reasonably foreseeable future development
during normal, dry and multiple dry years?
X
3. Result in a determination by the wastewater treatment provider which serves or may serve the project that it
has adequate capacity to serve the project’s projected
demand in addition to the provider’s existing
commitments?
X
4. Generate solid waste in excess of state or local
standards, or in excess of the capacity of local
infrastructure, or otherwise impair the attainment of
solid waste reduction goals?
X
5. Comply with federal, state, and local management and reduction statutes and regulations related to solid
waste?
X
1) Require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
No Impact. Under Section 401 of the CWA, the RWQCB issues NPDES permits to regulate waste discharged to “waters of the nation,” which includes reservoirs, lakes, and their tributary waters.
Waste discharges include discharges of stormwater and construction related discharges. A construction project resulting in the disturbance of more than one acre requires a NPDES Permit; this project is under an acre. Construction projects are also required to prepare a SWPPP. In addition, the proposed project would be required to submit an SUSMP to mitigate urban stormwater runoff. Prior to the issuance of building permits, the project applicant would be required to satisfy the requirements related to the payment of fees and/or the provisions of adequate wastewater facilities.
The Revised Project would be required comply with the RWCQB-established waste discharge prohibitions and water quality objectives, which will be incorporated into the proposed project as a project design feature. Therefore, no impacts would occur.
Mitigation Measures: No mitigation measures are required. 2) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? Less than Significant Impact. Similar to the Original Project, construction activities associated with the Revised Project would require the use of water for dust control and cleanup purposes. The use of water during construction would continue to be short term in nature. Therefore, construction 523 of 675
APRIL 2022
Subsequent MND PAGE 43
1633 VICTORY BOULEVARD
activities are not considered to result in a significant impact on the existing water system or available water supplies.
Pursuant to the California Water Code, §§10610-10656 and §10608, every urban water supplier (providing over 3,000 acre-feet of water annually or serves more than 3,000 urban connections) is required to submit an Urban Water Management Plan (UWMP) to ensure that adequate water supplies are available to meet existing and future water needs. As part of UWMP, an assessment of the reliability is required to reflect the supplier’s ability to meet water service to its customers during normal, dry, and multiple dry water years. This water supply and demand assessment shall compare the total water supply sources available to the water supplier with the long-term total projected water use over the next 20 years, in five-year increments, for a normal water year, a single dry water year, and a drought lasting five consecutive water years.
Metropolitan Water District of Southern California (MWD) provided data and methodologies to their retail agencies to aide in this effort. The MWD selected normal, single dry, and five consecutive dry years based on the 96 years of data available to them to estimate future demand and supplies from local supplies as well as MWD sources. The average of data from 1922 to 2017 was used for the normal year, 1977 was selected as the single driest year, and 1988 to 1992 are the five consecutive driest years. The MWD UWMP states:
Metropolitan developed estimates of future demands and supplies from local sources and from Metropolitan sources based on 96 years (1922-2017) of historic hydrologic conditions. The 96- year period starting in 1922 was chosen because the CalSimII model used in the 2019 SWP Delivery Capability Report began in 1922. Supply and demand analyses for the single-dry and multiple-dry year cases were based on conditions affecting the SWP as this supply availability fluctuates the most among Metropolitan’s sources of supply. Using the same 96-year period of the SWP supply availability, 1977 is the single driest year, and 1988 through 1992 are the 5 consecutive driest years for SWP supplies to Metropolitan. 524 of 675
APRIL 2022
Subsequent MND PAGE 44
1633 VICTORY BOULEVARD
MWD developed a model to forecast retail demands and supplies on a per member agency basis based on hydrologic conditions for the above cited normal and dry years. The normal and dry years selected by MWD are used in the Base Year column in Table 7-1 of the City of Glendale’s 2020 UWMP.
The “Volume Available” in the table comes from four different sources: the San Fernando and Verdugo groundwater basins, local recycled water from LAGWRP, and MWD imported water. The starting volume available for the selected single dry year of 2021 and five-year span of 2021 to 2025 in the table is based on the maximum yield or water right from the various sources for 2020: 26,000 AFY from MWD, 7,660 AF from San Fernando Basin, 3,856 AF from Verdugo Basin, and 7,492 AF 525 of 675
APRIL 2022
Subsequent MND PAGE 45
1633 VICTORY BOULEVARD
of recycled water. Applying MWD’s hydrologic assessment to the selected single year and five-year span starting volume, the result is there is no decrease in available local groundwater, MWD imported water, or recycled water during the spans. MWD’s hydrologic assessment matches the City of Glendale’s Water & Power Department’s assessment and review of historical data that the local groundwater capacity is not impacted significantly by dry weather, at least for a five-year span.
Similarly, MWD has assessed that their water sources can withstand five consecutive dry years and still meet the local demand of member agencies.
Normal Weather Conditions
The City of Glendale has identified an adequate supply of water to meet future City demands under normal (average) year conditions for 2025, 2030, 2035 and 2040, with 2045 included as an option.
As indicated by Table 7-2 of the 2020 Urban Water Management Plan, total supply of 45,008 afy of water is available for Normal/Average years, which includes all sources (local potable, imported, and recycled water) from the San Fernando and Verdugo groundwater basins, local recycled water from LAGWRP, and MWD imported water.
For a normal year, supply far outpaces demand over the 20 or 25 year planning horizon. This is shown in the “Difference” row, which the surplus water available is between 17,917 afy to 21,512 afy.
Future water demand in the City is based on projected development contained in the General Plan.
The Original Project resulted in an increase in demand for operational uses, including landscape irrigation, maintenance and other activities on the site. Based on a generation factor of 62.5 gpd/room/day, the Original Project’s 64-room hotel resulted in a demand of 4,000 gallons per day that equated to 4.48 acre feet per year (afy) of water. Using the same generation factor (62.5 gpd/room/day), the Revised Project’s additional 20 guestrooms would result in an incremental additional demand of approximately 1,250 gallons (5,250 gallons per day total) that equates to an additional 1.42 afy of water for a total of 5.9 afy. As indicated in the 2020 Urban Water Management Plan, a water surplus exists that provides a reasonable buffer of approximately 17,917 afy to 21,512 afy of water. As a result, the additional water demand from the proposed additional 20 guestrooms is 1.42 afy, or 0.00006601%of the 21,512 afy buffer of surplus water identified in the Urban Water Management Plan up to the year 2025 resulting in a less than significant impact for water supplies available.
Single Dry Year Conditions
Water supplies from the San Fernando and Verdugo Basins and recycled water would potentially be affected by drought conditions. If there is a shortage in water supply from the Metropolitan Water District of Southern California (MWD), the City of Glendale’s distribution system could be affected.
However, MWD's completion of the Diamond Valley Reservoir near Hemet added to the reliability of 526 of 675
APRIL 2022
Subsequent MND PAGE 46
1633 VICTORY BOULEVARD
MWD's supplies. This reservoir plus other MWD storage/banking operations increases the reliability of MWD to meet demands. MWD is also proposing contracts with its member agencies to supply water, including supply during drought conditions. These contracts would define the MWD’s obligation to provide “firm” water supply to the City.
Table 7-3 of the 2020 UWMP summarizes the water supply reliability for a single dry year for 2025, 2030, 2035, and 2040, with 2045 included as an option. Unlike table 7-2 (above), table 7-3 assesses potable local supply and demand only. This table utilizes the data supplied by MWD (which is based on local data provided to MWD) that accounts for the hydrological influence of a single dry year on local demands and supplies.
The MWD projections show, once again, that potable local supplies remain constant for the 20-year planning horizon for a single dry year or even increase due to the projected increased use of recycled water. The table also shows demand decreasing slightly through 2035 due to projected increased conservation measures, which outpace increased population. The “difference” in table 7-3 shows the difference between supply and demand and results in a deficit. This deficit is the amount made up by MWD imported water each year. The size of the deficit decreases going forward due to the planned increased use of recycled water, which frees up more local potable supply.
Even with the implementation of the proposed project, the GWP would continue to have adequate supply to meet citywide demand under drought conditions. Even with the addition of 5.9 afy of demand generated by the Revised Project, there is sufficient supply to meet City demand under drought conditions.
Multiple Dry Years Conditions
As indicated within the Single Dry Year Condition section above, water supplies from the San Fernando and Verdugo Basins and recycled water would potentially be affected by drought conditions. If there is a shortage in water supply from the Metropolitan Water District of Southern California (MWD), the City of Glendale’s distribution system could be affected. However, MWD's completion of the Diamond Valley Reservoir near Hemet added to the reliability of MWD's supplies.
This reservoir plus other MWD storage/banking operations increases the reliability of MWD to meet demands. MWD is also proposing contracts with its member agencies to supply water, including 527 of 675
APRIL 2022
Subsequent MND PAGE 47
1633 VICTORY BOULEVARD
supply during drought conditions. These contracts would define the MWD’s obligation to provide “firm” water supply to the City.
Further, as opposed to the previous UWMPs (2010 and 2015), which only required evaluation of three consecutive dry years, the City of Glendale’s 2020 UWMP summarizes the water supply reliability for five consecutive dry years for each of the year spans beginning with 2025, 2030, 2035, and 2040, with 2045 included as an option. Table 7-4 of the 2020 UWMP assesses local supply and demand, with the ‘differences” in the table (negative numbers) representing the amount of potable water to made up by MWD. The table shows that even for five consecutive dry years, supply remains constant or increases slightly due to increased recycled water use. Demand remains relatively constant as conservation measures keep pace with increased population. The net result is dependence on imported MWD water has a slight downward trend over the planning horizon even for this 5 consecutive dry year scenario.
A new requirement for the UWMP’s is the inclusion of a Water Shortage Contingency Plan (WSCP), and the separate adoption of the WSCP by the local agencies governing body as a standalone 528 of 675
APRIL 2022
Subsequent MND PAGE 48
1633 VICTORY BOULEVARD
document. The City of Glendale has a set of standard water shortage levels corresponding to the progressive ranges of up to 10, 20, 30, 40 and 50 percent shortages and greater than 50 percent shortage. The City of Glendale enacted water shortage stages as part of the Glendale Municipal Code (Section 13.36 - Water Conservation) to provide a mandatory water conservation plan to minimize the effect of a shortage of water to the customers of the city and to adopt provisions that will significantly reduce the consumption of water over an extended period of time; thereby, extending the available water required for the customers of the city, to protect basic human health, safety and quality of life, to share the impacts caused by the water shortage in accord with the severity of the water shortage, and to minimize the hardship to the city and the general public to the greatest extent possible.
Section 13.36.080 - Phase Implementation of the GMC, GWP shall monitor and evaluate the projected supply and demand for water by its customers monthly, and shall recommend to the city manager the extent of the conservation required by the customers of the department in order for the department to prudently plan for and supply water to its customers. The city manager shall, in turn, notify and recommend to the city council the appropriate phase of water conservation to be implemented. Such phase implementation shall be made by council resolution.
As indicated above, the City would continue to have adequate supply to meet citywide demand under normal weather, single dry year and multiple dry year conditions with the Revised Project. As a result, long-term impacts to water supply during operation of the Revised Project under both normal and drought conditions would be less than significant.
Mitigation Measures: No mitigation measures are required. 3) Result in a determination by the wastewater treatment provider which servesor may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
No Impact. Sewage from the either the Original Project or the Revised Project would be treated at the Hyperion Treatment Plant (HTP), which the City of Glendale has access to through the Amalgamated Agreement. The HTP has a dry-weather design capacity of 450 million gpd and is currently operating below that capacity at 362 million gpd, per consultation with City’s Public Works Environmental Program Administrator. As a result, adequate capacity exists to treat the proposed project-generated effluent. Therefore, the proposed project would not require the expansion or construction of sewage treatment facilities.
Since the adoption of the mitigated negative declaration in conjunction with a Mitigation, Monitoring and Reporting Program (MMRP) in 2019, the conditions on and surrounding the project site are unchanged since the Original Project was evaluated, and impacts associated with the Revised Project would be the same. No impact would result with regard to impacts to the available sewage treatment capacity.
Mitigation Measures: No mitigation measures are required. 4) Generate solid waste in excess of state or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Impact. The City of Glendale’s Zero Waste Action Plan (2011) contains zero waste policies to increase its diversion rate from landfills and incinerators from 61% in 2009 to 70% by 2015 of current disposal tonnage of the 162,000 tons per year, and if feasible, 90% by 2025.
The year 2025 was selected as a target year because this is approximately when the Scholl Canyon Landfill is expected to reach its tipping capacity and would be required to close. By diverting more materials from the Landfill, the life of the Landfill could be extended, particularly if the communities that share Scholl Canyon also implement similar Zero Waste resource management initiatives.
Waste reduction strategies within this plan require new buildings to comply with the 2016 CALGreen Code, as well as promote Green Building Policy that provides incentives for construction materials 529 of 675
APRIL 2022
Subsequent MND PAGE 49
1633 VICTORY BOULEVARD
that are more durable, have a longer lifespan, require no additional finishing on-site, have less frequent maintenance and repair cycles, and give credits for products made from recycled content.
Given the foregoing, the Revised Project will not generate solid waste in excess of local standards or impair the attainment of solid waste reduction goals. As a result, less than significant impacts would occur with the Revised Project.
In September 2016, Governor Brown signed into law SB 1383, the Short-lived Climate Pollutant Reduction Act of 2016, establishing methane emissions reduction targets in a statewide effort to reduce emissions of short-lived climate pollutants (SLCP) in various sectors of California’s economy.
The regulations formulated under SB 1383 were developed on the framework established under AB 341 (2012) and AB 1826 (2014), which covers the City’s responsibility for implementing a commercial solid waste recycling program for recyclables and organics. Elements of this program focus on source-separation of materials, education, outreach and monitoring of businesses, and requirements that include:
• Source-separation and collection of food waste from all organic waste generators, including residential, multi-family, commercial properties, City facilities and large events and venues. • Color-coding of residential and commercial collection containers (or lids) to a statewide • color scheme (though full replacement not required until 2036). • Development of an edible-food recovery program, including diversion of material from certain commercial generators (including public events), partnerships with edible food recovery services and organizations, and determining edible food recovery infrastructure capacity gaps.
• Development of a program for monitoring compliance, including inspections and enforcement, identifying violations, establishing penalties for non-compliance, and track activities via an electronic database for annual reporting. • Development of a program for identifying contamination in collected materials through commercial and residential route audits and waste load evaluations. • Revisions to the Construction & Demolition program to meet revised CalGreen diversion requirements and additional space for source-separated material containers. • Revisions to the Building permit requirements to include water-efficient landscaping design related to mulch and compost application Tracking City compliance with procurement requirements for the purchase of office paper. Additionally, the City is required to procure and track purchases of recovered organic waste including mulch, compost, renewable natural gas and/or electricity from biomass conversion. • These programs are part of the State’s goal aimed at reducing short-lived climate pollutants, specifically targeted at reducing methane generation in landfills. Fines have been established by the State for non-attainment of SB 1383 program elements.