Agenda packet — Glendale City Council, August 15, 2023 (part 2 of 4)

RENEWAL FRONT DATE SETBACK (WEST)
15' -
23' - 6"
0" AVG: 30' - 7" C
MIN: 8' MIN: 4'-0" Seal/Sign
ature STREET SIDE SETBACK (NORTH)
AVG: 11' AVG: 7' - 8" 20' - DN
0" 13' - 2 0'-0" X 14'- UP 3" 4" =28 7 13'-3" X 12 '- 6" = 166 MIN: 8' MIN: 5' Jackson Apartment Building
MF-20-006
INTERIOR SETBACK (SOUTH) AVG: 11' AVG: 10' 0 - 9" DN
A3 UP
2 2 6'-0" X2 '- 26' - 0" =52
0" MIN: 8' REAR INTERIOR SETBACK (EAST)
MIN: 13'-3" 58 '-0"X6'- 6"= 377 AVG: 11' AVG: 25'
6'-8 " X 60'- - 3" 10" = 405 60' - 10
".
58' -
0".
31'-0" X5 '- 04 0" = 15 5
A3. 3
2 27' - 10
".
7'-
10".
5' -
3".
31' - 0".
116' - 0". AV ERAG ES ID EYA RD S ETBA CK = 1,25 7/ 116'-9" = 10'-9" 5' -
0"
10' -
6".
10' -
0".
6' -
9".
12' -
9" A3. 2ND FLOOR - 2 SETBACK 3/32" = 1'-0"
4 AVERAGE

SETBACK

CALCULATION

DIAGRAM
116' - 9". AV ERAG E REA RYA RD EAS TS ETBA CK= 102 9/ 116'-9" =8 ' - 10" 03 10' - 0".
10'-0" X 10'-0"= 100
11'-4". 11'-4" X 9'- 0" =1028' - 0". 10'-3" X8 '-0" 10'- 3" X5 '-0" =82 =5210' - 3"
8' - 3" 19'-9" X8 '-3" = 16331' - 0". 31'-0" X 4'-0" = 12 4 7A'-
93"..3
10' - 6". 10'-6" X5 '-0" =5 314' -
3".
2' -
3". 7'-9" X 12 '-9" =99 14'-3" X 9'- 0" = 12 8

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 5 '-0" X 39'- 9" = 199 3RD FLOOR 40' -
0" 4'-3" X 42 '-4" = 18 0
14'-9" X2 3'-0" = 340

DN REQUIR ED PROPO
15' - SED 6" MIN: 23'
AVG: 26'
MIN: 20'
15 -0" X 15 '-6" =2 17 FRONT SETBACK (WEST) AVG: 30' - 3" DN MIN: 11'
AVG: 14'
MIN: 4'-0" 3/32" =
1'-0"

STREET SIDE SETBACK (NORTH)
23' -
0" AVG: 8'- 10"
DN MIN: 11'-6"
AVG: 16'-9"
MIN: 11'
AVG: 14'
20' - 0" 2 0'-0" X 14'- 4" =28 7
13' -
3" INTERIOR SETBACK (SOUTH)
13'-3" X 12 '- 6" = 166
01 DN
MIN: 11'
AVG: 14'
MIN: 13'-3"
AVG: 24'-6"

REAR INTERIOR SETBACK (EAST)
A3. 2
2 6'-0" X2 '-
26' - 0" =52
58 '-0"X6'- 0" 6"= 377 A1
.4
6'-8 " X 60'- 10" = 405 60' - 10
".
58' -
0".
31'-0" X2 7'- 04 6" =85 3
A3. 3 27' - 10
".
7' - 10
".
5' -
3"
31' - 0".
116' - 9". AV ERAG ES ID EYA RD S ETBA CK = 1955/ 116'- 9" = 16' - 9" 5' -
0"
10' -
3" .
10' -
0".
6' - 9
".
12' -
9" 4/2/2022 3RD FLOOR - SETBACK 3:49:42 PM
3/32" = 1'-0" 3
398 of 1003

PRIVATE OPEN SPACE
03 03 A3. 3 A3. 3
P RIVA TE OP ENSPA CE UNIT 301 43S QFT
P RIVA TE OP ENSPA CE UNIT 302 41S QFT
DN 4' -
0" 8' -
0"
10' -
1" 13' -
6" P RIVA TE OP
EN
SPA CE
UNIT 303
5 4S QFT
P RIVA TE OP ENSPA CE FOR# 104 46S QFT
P RIVA TE OP ENSPA CE FOR# 101 40S QFT
UP DN 10' -
9" PROJECT NAME/ LOGO DN UNIT # 103 8' -
3" UNIT #
UNIT # 302
101 UNIT # 301 UP UNIT # 104 UNIT #
303 DN
PROJECT ADDRESS: 246 N Jackson St,
DN Glendale, CA 91206
UP
UNIT # 102 01 01 DN
A3. UP
2 A3. 2 CLIENT Artshar LLC
P RIVA TE OP ENSPA CE FOR# 102 43S QFT 04 04 ARCHIT ECT A3. 3 A3. 3 3 3RD FLOOR

PRIVATE OPEN
SPACE
10' -
2" 1 1ST FLOOR

PRIVATE OPEN
SPACE
SCALE:
3/32" = 1'-0"
SCALE:
3/32" = 1'-0"
2 A3. 2 FARZIN MALY PROVI DED PRIV ATEO

PENS PAC E

PRIV AEO PENS
PAC ES F. .
7136 Haskell Ave., #320 Van Nuys, CA 91406
03 A3. 3 Ph: 310-993 1220 Email:
farzin.maly@gmail. com
UNI T
#
UNIT2 03 P RIVA TE OP ENSP CE 41S QFT
UNIT2 01P RIVA TE OP ENSPA CE 45 S QFT
UNIT2 04P RIVA TE OP ENSPA CE5 6S QFT
1 01 4
0 4
3 4
0 4
6 1
02 1
03 1 04
TO TAL I N1S TFLOO
R: 1 69S F. . UP 12' -
9" 9' -
10" DN
UP
UNIT #2
8' - 03
3" 201 4
5 51
41 56
UNIT #2 01 DN 20
2 20
3 204
TO TAL I N1S TFLOO
R: 1 93S F. .

TO TAL I N1S TFLOO
R: 1 3 8S F. .

UNIT #2 04
DN
UP
DN
4' - UNIT 11" #2 02 301
30 2
30 3
4 3
41 54
01 A3. UP
2 UNIT2 02 P RIVA TE OP ENSPA CE 5 1S QFT A
04 A3. 3 2 2ND FLOOR

PRIVATE OPEN
SPACE
500S F. . >44
0S F. .

NO. CSCALE: 33731
3/32" = 1'-0"
05-31-
RENEWAL 23

DATE REQUI RED PRIV ATEO
PENS PAC E:
4 0S F. .

PER U NI T
C
Seal/Sign TO TO AL REQUI RED PRIV ATEO PENS ature
PAC E: 4 0 x11 = 44 0S F. . TO TO AL PROVI DED PRIV
ATEO PENS PAC E:
500S F. .>44
0S F. . Jackson
Apartment Building
MF-20-006
2COMMON OPEN SPACE 03
A3. 3
DN
UP DN
10' -
6" PRIVATE +

COMMON OPEN
SPACE

CALCULATION

DIAGRAM
UNIT # 103
UNIT # 101 UP UNIT # 104 4' -
9" 146S QFT

COMM ON

OP ENSPA CE THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 14' -
12' - 7"
11"
41' -
UP 3"
UNIT # 102
78 7S QFT

COMM ON OP
EN
SPA CE
5' -
UP 7"
12' -
10" As
indicate d
15' -
0"
10' -
1"
6' -
8"
25' -
5" 6' -
1"
13' - 2 60S QFT 0" COMM ON OP ENSPA CE
29' - 1 50 0S QFT CMOM 9"
ON PO EN SPA CE 04 19' -
A3. 1"
3 57' -
2" 4 1ST FLOOR

COMMON OPEN
SPACE
5 3RD FLOOR

OPEN SPACE
SCALE: 3/32" = 1'-0"
REQUI REDCO MMO NO PENS P AC E:

SCALE:
3/32" = 1'-0" A1
.5
200S F. .

PER Un ti

TO TAL REQUI REDCO MMO
NO PENS PAC E:

TO TAL PROVI DEDCO M MO
NO PENS P AC E:
200 x11 = 2, 200S F. .
260+1 050 +7 87 +14 6= 2, 24
3S F. . > 2, 200S F. .
4/2/2022 3:49:43 PM
399 of 1003

CALIFORNI A AVE
P.L
P LA NTER BOXM EAS URED 18 " FROM S ID EWA LK NOTPA RT OF LA NDS CAP E CA LCULA TION M ETA
P LA NTER BOXM EAS U LGA TE 3R3'ED- 9" 18 " FROM S ID EWA LK NOTPA RT OF LA NDS CAP E CA LCULA TION ENTRA NCE P LA NTER BOXM EAS URED 18 " FROM S ID 4E4'WA- 6"LK

NOTPA RT OF LA NDS CAP E CA LCULA TION
DN 34' - EXI 2" T PROJECT NAME/ LOGO 4 140S .F. 5 LA NDS CA P EA REA 4' - 0" 6 DN
7 PROJECT ADDRESS: 8
9 246 N Jackson St, Glendale, CA 91206
10 11
12 13
14 15
8 7S .F. LA NDS CA P EA REA
15' -
6".

DN RESIDENTIAL BUILDING 11 UNIT TYPE V-A RESIDENTIAL ON I-A PARKING R 1250 16 CLIENT Artshar LLC
P.L
. 3 STORY OVER ONE LEVEL SUBTERRANEAN PARKING
6' -
6" 23' -
0" P.L
3' -
3" ARCHIT
2' - ECT 14' - 2"
3"
15' -
8"
190S .F. LA NDS CA P EA REA
13' - 3"
S.Y.

SETBAC
K
FARZIN MALY 13' -
0" 600S .F.

NTHETICG
RASS
4' -
9"
10' -
3"
9' -
11"
6' -
8"
12' -
10" 7136 Haskell Ave., #320 Van Nuys, CA 91406 Ph: 310- 993 1220 Email:
farzin.maly@gmail. com

PLANT PLANTER

PLANT PLANTER
53' -
6" D ECORA TIV E D R IV EWAY
10' -
170S .F. 2"
LID P LA NTER BOX 36' -
8" P.L
LANDSCAPED AREA ON DECK =277 SQFT PLANTERS TO MEET CITY OF GLENDALE CODES (MIN 24" DEEP) 1ST FLOOR LANDSCAPED AREA 3/16" = 1'-0"
1 SYNTHETIC
GRASS=832 SQFT REQUIRED LANDSCAPED AREA: 7,420 X 25%=1,855 SQFT 277 SQFT LANDSCAPE AREA ON DECK+561 SQFT LID PLANTER BOXES+192 SQFT ON-GRADE LANDSCAPING+832 SQFT SYNTHETIC GRASS ENHANCED PAVING SEE L-1

FOR SPECIFICATION

NATURAL COLOR CONCRETE
WALK
LID PLANTER BOXES ON DECK =561 SQFT (MIN 30" DEEP)
= PROVIDED 1,862 SQFT> REQUIRED 1,855 SQFT A
LANDSCAPED AREA ON GRADE=192 SQFT SEE LANDSCAPE PACKAGE SHEET L-2 _ WALL LEGEND FOR PLANTER HEIGHT AND DETAILS SEE LANDSCAPE PACKAGE FOR THE COMMON OPEN SPACE AMENITIES NO. C- 33731
05-31- 23 RENEWAL DATE
C
Seal/Sign
ature
Jackson
Apartment Building
MF-20-006

LANDSCAPE
AREA

CALCULATION

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 29' -
9" 3/16" =
1'-0"
2 32 S QFTSY NTHETICG RASS
2ND FLOOR PLAN LANDSCAPED AREA 3/16" = 1'-0"
2 A1
.7 4/2/2022 3:49:51 PM
400 of 1003
EV C A M INIM UM 1" (INS ID ED IAM ETER) LIS TED RAS E WAY IS INS TA LLED FOR EA CH UNIT TO A CCOMM ODA TEA D ED ICA T ED 2 08/2 40V OLT BRA NCH CIRCUIT.

TYPE IA CONSTRUCTION BASEMENT LEVEL
NOTE: TYP ICA L FOR S TORAG ES M INIM UM S TORAG E A REA P ER UNIT IS 90 CUBIC FEET S TORAG E 4: (3'x8 '-1"x 4'-0") M ETER LOCA TION S TORAG E5 : (3'x8 -1"x 4'-0") S TORAG E 7: (3'x8 '-1"x 4'-0")

PROJECT

ON-G RA D E LA NAME/ LOGO

NDS CA P ING
2 02 S TORAG E 6: (3'x8 '-1"x 4'-0")
S TORAG E: 03 (3'-0"x8 -1"x 4'-0")
3 LONG TERM BICY CLE S EE LA NDS CA P EP LA N L-1 A3.2
A3. 3
A3. 3 P .L. PROJECT
S TORAG ADDRESS:

E
# 4

S TORAG E
#5

S TORAG E
# 6

S TORAG E
# 7
S TORAG8'
- 1" #8
8' -
8"
EQ
8' -
8"
EQ
ELEVA
TOR

MA CHINE
ROOM
246 N Jackson St, Glendale, CA 91206
RECY
CLE
ROOM
TRAS
H
ROOM

ELECTRIC
A L
VA ULT
ROOM
LOWV OLA TAG EA ND CONTROL ROOM 8' -
1" 6' -
9"
8' -
1"
8' -
1"
8' -
1"
5' -
0" ELEVA TOR 1S HORT TERM BICY CLE
8' -
0"
8" P
.L. 5' -
0"
6' -
6"
10' -
10"
32' -
11"
26' -
4"
9' -
8"
9' -
3"
9' -
5"
10' -
7"
10' -
3" CLIENT Artshar LLC
6' -
0" HA TCHA REA
M IN8 '-0"

CEILING HEIG HT
10 9 8 7 9' -
0" HA TCHA REA M IN 7'-6" CEILING HEIG HT

V ERTICA L FIRE BA CKFLOW D EV ICEASS EM BLY
GAS M ETERS S TA NDA RD 9'-0" X 18 '-0"
NOPA RKING S TA NDA RD 8 '-6" X 18 '-0"
S TA NDA RD 8 '-6" X 18 '-0"S TA NDA RD 8 '-6" X 18 '-0" S TORAG E # 3
ARCHIT ECT LINE OF THE BREA K INS LA BA BOV E S TORAG E: (3'-0"x8 -1"x 4'-0") UP
3' -
0"
8' -
6"
1' -
0"
8' -
6"
9' -
0"
8' -
0" 3' - 14 13 V ERTICA L CLEA R HEIG HT8 0" ' -2 "M IN. CLEA R S TORAG E #2
18' -
0"
18' - P 0" .L. M ECHA NICA L S HA FT
S TORAG E: (3'-0"x8 -1"x 4'-0")
FARZIN
P MALY
.L. 3 7136 Haskell Ave., #320 Van Nuys, CA 91406
3' - 6 0"71' -
6"
A REA D RA IN Ph: 310-993 1220 Email:
farzin.maly@gmail. com
[No Slope] A REA D RA IN
NOTE:

TYP ICA L
FOR

S TORAG ES
3' -
0" 12 11 ED 71' -
5" ED 18' - 0"
18' -
0" M INIM UM S

TORAG E

A R EA P ER

UNIT IS
90 CUBIC
FEET
S TORAG E 01 # 1 S TORAG E: 5 2
(3'-0"x8 -1"x 4'-0") GA TE A3. 2
3' -
0"
SLOPE 20.0 %
56' -
6"
18' -
0"
18' - SLOPE 0" 10.0 %
5 %S LOP E10%S LOP E RAMP D OWN 4 1
04 3' - A3. 0" 3 P .L. P .L.

P
.L.
5' -
0".
5' -
0"
40'
0".
6' -
5% SLOPE TRANSITION 0"
10% SLOPE TRANSITION
20% SLOPE TRANSITION10% SLOPE TRANSITION A
0 BASEMENT

FLOOR PLAN
NO. C- 33731
05-31-
SCALE: 23
3/16" = 1'-0"

RENEWAL DATE
C
Seal/Sign
ature LEGE ND: Jackson
Apartment Building
MF-20-006
INTERIOR ENVIRONMENT PROVIDE STAIRWAY ILLUMINATION. MIN. 1 FOOT- CANDLE AT TREAD RUNS. (1205.4) INDICATE ON PLANS THAT INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN SECTION 803. SPECIFY THE CLASSIFICATIONS PER TABLE 803.11 AND SECTION 803.1. CLEARLY INDICATE ON THE PLANS

ACCESSIBLE PATH OF TRAVEL
ALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, SHALL HAVE A PC/STR/CORR.LST.18 (REV. 11/02/17) WWW.LADBS.ORG PAGE 15 OF 19 2x STUD WALL @ 16" O.C., REFER TO STRUCTURAL MINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUARE INCHES AND SHALL BE CAPABLE OF ENCOMPASSING A 30 INCH MINIMUM AREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT 72 INCHES ABOVE THE SHOWER DRAIN INLET. (1210.2.3, LAPC 411.7) TOILET ROOMS SHALL BE PROVIDED WITH A FULLY OPENABLE EXTERIOR WINDOW WITH AN AREA NOT LESS THAN 3 SQUARE FEET OR A VERTICAL DUCT NOT LESS THAN 100 SQUARE INCHES IN AREA FOR THE FIRST WATER CLOSET PLUS 50 SQUARE INCHES ADDITIONAL OF AREA FOR EACH ADDITIONAL WATER CLOSET, OR A MECHANICALLY OPERATED EXHAUST SYSTEM CAPABLE OF PROVIDING A COMPLETE CHANGE OF AIR EVERY 15 MINUTES. SUCH MECHANICALLY OPERATED EXHAUST SYSTEM SHALL BE CONNECTED DIRECTLY TO THE OUTSIDE, AND THE POINT OF DISCHARGE SHALL BE AT LEAST 3 FEET FROM ANY OPENING THAT ALLOWS AIR ENTRY INTO OCCUPIED PORTIONS OF THE BUILDING. 8" "CMU" WALL, REFER TO STRUCTURAL
2-HOUR FIRE RATED WALL BASEMEN
CEMENT, FIBER-CEMENT, OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH T FLOOR ASTM C1178, C1288 OR C1325 SHALL BE USED AS A BASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWER AREAS. WATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITH GA- 216 1-HOUR FIRE RATED WALL

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS.

OR ASTM C840. WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: SECTION 2509.2 A. OVER A VAPOR RETARDER. B. IN AREAS SUBJECT TO CONTINUOUS HIGH SHOWER ROOMS CONCRETE COLUMN / WALL. HUMIDITY,SUCH AS SAUNAS, SEE STRUCTURAL. STEAM ROOMS OR GANG C. ON CEILINGS WHERE FRAME SPACING EXCEEDS 12 INCHES O.C. FOR ½ INCH THICK AND MORE THAN 16 INCHES O.C. FOR 5/8 INCH THICK. 2x6 @ 16" O.C. PLUMBING WALL (NO SHEAR VALUE) REINFORCED TO SUIT GRAB BAR

ILLUMINATED EXIT

SIGN WITH

DIRECTION ARROW

EXIT SIGN
EXI T

1. WALL LIGHT FIXTURE (SELECTED BY OWNER) 2. FACIAL MIRROR 3.LAVETORY & FAUCET SMOKE DETECTOR 4. COUNTERTOP SPLASH & RETURN) GRANIT SD
FIN. - TO BE SELECTED) 5. REMOABLE UNDER COUNTER BASE CABINET & TOE BASE (TYP. TO ALL ADAPTABLE BATHROOMS AND UNIT KITCHEN (2'-6" MIN. WHEN CABINET DOORS ARE 90' OPEN) 6. MDF 7.BACKING AS REQUIRED (TYPICAL) 8. BATHTUB / SHOWER (ONE PICE FIBERGLASS) LASCO BATHWARE - 2603 - SMTE) (INCLUDES SHOWER FIXTURES, GRAB BARS, CURTAIN, ROD & ASSEMBLIES, SHOWER SEAT) 9.5/8" GYPSUM WALLBOARD 10.SEMI GLASS PAINT

CARBON MONOXIDE

DETECTOR

CLASS ONE STAND
PIPE

WATER CURTAIN
0 25
50 100 200
CM
SP Ref. North THERMOS
TAT

EXHUAST FAN

FANS SHALL BE ENERGY STAR COMPLIANT AND
BE DUCTED TO TERMINATE A2
.1
T TO THE OUTSIDE OF THE BUILDING. II.

FANS, NOT FUNCTIONING AS A

COMPONENT OF A WHOLE HOUSE VENTILATION

SYSTEM, MUST BE
CONTROLLED BY A HUMIDITY CONTROL. 4/2/2022 3:49:51 PM
401 of 1003
P LA NTER IS MA XIM UM 18 INCHES HIG H M EAS URED FROM S ID EWA LK P LA NTER IS MA XIM UM 18 INCHES HIG H M EAS URED FROM S ID EWA LKP LA NTER IS MA XIM UM 18 INCHES HIG H M EAS URED FROM S ID EWA LK 2 02 03
A3. 2
A3. 3
A3. ON-G RA D E LA ND S 3 CA P ING S EE LA NDS CA P EP LA N L-1 PROJECT NAME/ LOGO 42 " HIG HGA URD RA IL TWO COMM UNITY CLUS TERMA ILBOXES ENTRA

EXI NCE
T

LA NDS CAP EA REA LA NDS CAP EA REA LA NDS CAP
DN EA REA PROJECT ADDRESS: P LA NTER IS MA XIM UM
6' -
7"
8' -
9"
9' -
3"
6' -
5" 18 INCHES HIG H M EA S URED FROM S ID EWA LK
5' -
7"
5' -
9"
8' -
0"
10' -
4"
8' -
3"
7' -
10"
8' - 6"
10' -
4"
9' - 8"
10' -
0"
10' -
8"
7' -
6" 246 N Jackson St, Glendale, CA 91206
P R8IV' -A
8" TE OP ENSPA CE FOR# 101
9' -
0".
18' -
2"
12' -
1" 9' -
8"UP ELEVA TOR

P RIVA TE OP
EN
SPA CE
FOR# 104
DN LIV ING 9' -
0"
UNIT # 103 1 BED ROOM 5 74S QFT
BA TH#
1 8' -
7" CL CLIENT Artshar LLC
TV BED ROOM # 1 LA NDS CAP EA REA
KITCH
4' - EN 0"4' -
0" KITCH EN L IV ING

ON-G RA D E
UP 19' -
7"
16' -
4"
1' -
11"
11' -
11"
8' -
4"
18' -
9" 8' - LA NDS CAP 7" I NG S EE LA NDS CAP E P LA N L-1 DN
4' -
8"
KITCH EN BA TH# 1
6" ARCHIT ECT 6' - UNIT # 9" 101 2 BED ROOM 8 47S QFT

LIV ING
ROOM 17' -
6"
3' -
2"
9' -
11"
574' - 0"
UNIT #
104
2 BED
ROOM
82 3S
QFT
W&D D
INNING 42 "G UA RD RA
IL MA ILBOX 23'-
0". 15' -
6" 3' -
0" 3' - TV TV
6"
2' -
9" 3' -
7"W&D
6' - 1" CL.
4' -
3"
6' -
7" 4' -
11"
9' -
5"
10' -
6"
3' -
3"
3' -
1"CL
12' -
8" 20' -
0". 5' - 4" CL.

CL FARZIN MALY
W&D 7' -
9"
42' -
0" 5' - 2" BA TH# 1 7136 Haskell Ave., #320 Van Nuys, CA 91406 W&D ON-G RAD E UP LA NDS CAP ING S EE LA NDS CA P E P LA N L-1 BED ROOM # 1 B ED ROOM #2 6" BA TH# 1
KITCH EN Ph: 310-993 1220 Email:
farzin.maly@gmail. com

LA NDS CAP EA REA

BED ROOM
# 1 BED ROOM
#2 13' -
3" 10' -
8"
6' -
7" 10' -
3"
7' -
9"
6' -
0"
15' -
6"
9' -
6"
3' -
2"
17' -
9"
5' -
8"
9' -
5"
10' -
6"
6' -
4"
12' -
8"
01 UNIT# 1 02 1 BED ROOM 5 74S QFT
BA TH#2 A3. 2
UP BA COMM ON OP TH#2 EN SPA CE
P LA NTER IS MA XIM UM 18 INCHES HIG H M EAS URED FROM S ID EWA LK TV

LIV ING

PLANT PLANTER

PLANT PLANTER
27' -
11"
7' -
9"
5' - 42 " RA 3" ILING 13' -
10"
17' -
3" 4' -
11"
10' -
3"
9' -
11"
6' -
8"
12' - CL 10" COMM ON OP
EN
SPA
CE
BED ROOM D ECORA # 1 TIV E D RIV EWAY

D ECORA T IV E D R IV EWAY
5' -
5"
5' - 0"
10% TRANSITI
ON
31' - 2"
20% VEHICLE
RAMP
P RIVA TE OP ENSPA 04 CE FOR# 1 02
A3. 3
S TOP S IG NPA INTED ON THE FLOOR NOTE: S EE LA NDS CAP E NOTE: S EE LA NDS PA CKAG E FOR CAP E COMM ON A REA AM ENITIES

PA CKAG E FOR COMM ON A REA AM ENITIES A
NO. C- 33731 1 1ST
FLOOR
PLAN
05-31- 23 RENEWAL DATE SCALE:
3/16" = 1'-0" C
Seal/Sign
ature
LEGE
ND: INTERIOINTERIOR ENVIRONMENT Jackson
Apartment Building
MF-20-006
PROVIDEPROVIDE STAIRWAY ILLUMINATION. MIN. 1 FOOT- CANDLE AT TREAD RUNS.4(1205.4) INDICATINDICATE ON PLANS THAT INTERIOR FINISH MATERIALS APPLIED TO WALLIAND CEILINGS SHALL BE TESTED AS SPECIFIED IN SECTIONSECTION 803. SPECIFYSPECIFY THE CLASSIFICATIONS PER TABLE 803.11 AND SECTION 803.1.

ACCESSIBLE PATH

CLEARLYCLEARLY INDICATE OF TRAVEL
ON THE PLANS ALL SHOALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, SHALL HAVE A PC/STR/CORR.LST.18 (REV. 11/02/17) WWW.LADBS.ORG PAGE 15 OF 115 OF 19 MINIMUMMINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUARE INCHES AND SHALL BE CAPABLE OF ENCOMPASSING A 30 INCH MINIMUMMINIMUM AREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT 72 INCHES ABOVE THE SHOWER DRAIN INLET. (1210.2(1210.2.3, LAPC 411.7) 2x STUD WALL @ 16" O.C.,

REFER TO STRUCTURAL
TOILET TOILET ROOMS SHALL BE PROVIDED WITH A FULLY OPENABLE EXTERIOR WINDOW WITH AN AREA NOT LESS THAN 3 SQUARE FEET OR A VERTICAVERTICAL DUCT NOT LESS THAN 100 SQUARE INCHES IN AREA FOR THE FIRST WATER CLOSET PLUS 50 SQUARE INCHES ADDITIONAL OF AREAOF AREA FOR EACH ADDITIONAL WATER CLOSET, OR A MECHANICALLY OPERATED EXHAUST SYSTEM CAPABLE OF PROVIDING A COMPLETE CHANGE CHANGE OF AIR EVERY 15 MINUTES. SUCH MECHANICALLY OPERATED EXHAUST SYSTEM SHALL BE CONNECTED DIRECTLY TO THE OUTSIDEOUTSIDE, AND THE POINT OF DISCHARGE SHALL BE AT LEAST 3 FEET FROM ANY OPENING THAT ALLOWS AIR ENTRY INTO OCCUPIED PORTIONPORTIONS OF THE BUILDING. 8" "CMU" WALL, REFER

TO STRUCTURAL
2-HOUR FIRE RATED WALL
FIRST
FLOOR
PLAN CEMENT,CEMENT, FIBER-CEMENT, OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH ASTM C1178, C1288 OR C1325 SHALL BE USED AS A BASE FOBASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWER AREAS. WATER-RWATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLINSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. REGULAR GYPSUMAWALLBOARD IS PERMITTED UNDER TILE OR WALL PANELS IN OTHEIN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITH GA-216

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 1-HOUR FIRE

RATED WALL
OR ASTMOR ASTM C840. WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: SECTION 2509.2 A. OVERA. OVER A VAPOR RETARDER. B. IN AB. IN AREAS SUBJECT TO CONTINUOUS HIGH SHOWER SHOWER ROOMS CONCRETE COLUMN / WALL.

HUMIDITY,SUCH AS SAUNAS, SEE STRUCTURAL. STEAM ROOMS OR GANG C. ON CC. ON CEILINGS WHERE FRAME SPACING EXCEEDS 12 INCHES INCHES O.C. FOR ½ INCH THICK AND MORE THAN 16 INCHES INCHES O.C. FOR 5/8 INCH THICK. 2x6 @ 16" O.C. PLUMBING WALL
(NO SHEAR VALUE)

REINFORCED TO SUIT GRAB BAR

ILLUMINATED EXIT

SIGN WITH

DIRECTION ARROW

EXIT SIGN
EXI T
3/16" =
1'-0"

1. WALL LIGHT FIXTURE 1. WAL (SELECTED BY OWNER) 2. FACIAL MIRRORURE (SELECTED BY OWNER) 3.LAVETORY & FAUCET 2. FAC SMOKE
DETECTOR 4. COUNTERTOP SPLASH & RETURN) GRANIT SD 3.LAVE FIN. - TO BE SELECTED) 5. REMOABLE UNDER COUNTER BASE CABINET & TOE BASE (TYP. TO ALL ADAPTABLE BATHROOMS AND UNIT KITCHEN (2'-6" 4. COU MIN. WHEN CABINET DOORS ARE 90' OPEN) NIT FIN. - TO BE SELECTED)

CARBON MONOXIDE

DETECTOR

CLASS ONE STAND
PIPE

WATER CURTAIN

5. REM6. MDFE UNDER COUNTER BASE CABINET & TOE BASE (TYP. TO ALL ADAPTABLE BATHROOMS 7.BACKING AS REQUIRED CM (TYPICAL) 8. BATHTUB / SHOWER (ONE PICE FIBERGLASS)
AND UN WHEN CABINET DOORS 6. MDFLASCO BATHWARE ARE 90' OPEN) - 2603 - SMTE) SP

7.BACK(INCLUDES SHOWER FIXTURESY,PIGCR AABL)BARS, CURTAIN, ROD & ASSEMBLIES, SHOWER SEAT) 9.5/8" GYPSUM WALLBOARD 10.SEMI GLASS PAINT

8. BAT LASCO BATHWARE - 2603 - SMTE)ONE PICE FIBERGLASS)

THERMOS
TAT (INCLUDES SHOWER FIXTURES, GRAB BARS, CURTAIN, ROD & ASSEMBLIES, SHOWER SEAT) 9.5/8" GYPSUM WALLBOARD 10.SEMI GLASS PAINT

EXHUAST
FAN A2
.2

FANS SHALL BE ENERGY STAR COMPLIANT AND

BE DUCTED TO TERMINATE
TO THE OUTSIDE OF THE BUILDING. II.

FANS, NOT FUNCTIONING AS A

COMPONENT OF A WHOLE HOUSE VENTILATION

SYSTEM, MUST BE
CONTROLLED BY A HUMIDITY CONTROL.

T
4/2/2022 3:49:55 PM
402 of 1003
TYPE VA CONSTRUCTION LEVEL 2

PROJECT NAME/ LOGO
2 02 03
A3. 2A3. 3A3. 3 PROJECT ADDRESS: 246 N Jackson St, Glendale, CA 91206

OP EN TOS KY ELEVA TOR
UNIT2 04P RIVA

TE OP EN
SPA CE
UNI9T' 2- 10"01P RIVA TE OP ENSPA CE CLIENT Artshar LLC UP 8' -
11" 30' -
2"
8' -
7"
11' -
1"
12' -
9" L IV ING ROOM 9' - 8"
DN 9' - UNIT #2 8" 031 BED ROOM 5 74S QFT
BA TH# TV 1
D
INNING ARCHIT ECT 16' -
3" 19' -
5"
9' -
8"
8' -
11"
2' -
2"
11' -
10"
15' -
4"
14' -
9"
8' -
4"
8' -
9"

LIV ING
19' -
0" LIV ING
ROOM
UP UNIT28' 0
- 131"P RIVA TE

OP ENSP CE
18' -
11"
10' -
4"
20' -
7"
9' - 7" BA TH# 1 U
1N8'I- T8"
#2 04
2 BED
ROOM
7 68 S
QFT
KITCH EN UNIT #2 01 2 BED ROOM 8 18 S QFT

DN KITCH EN
W&D
29' -
2"
9' -
0"
30' -
2"
15' -
4"
27' -
3" FARZIN MALY 23'-
0". 15' -
6" TV 7136 Haskell Ave., #320 Van Nuys, CA 91406
TV W&D
6' -
3" 5' -
4"
9' -
6" 4' -
1"
6' -
7" W&D 4' - 11" BA7'T- 9"# 1
42' -
0"
3' -
7"
8' -
10"
2' -
4"
14' -
8"
13' -
3" Ph: 310- 993 1220

BED ROOM
#2 20'-
0". DN CL Email:
farzin.maly@gmail. com
W&D 1' -
9" UP
7' - 6' - 8" 7"
10' -
3"
6' -
0"
9' -
6"
3' -
2"
18' -
1"
4' -
11"
9' -
5"
12' -
5"
2' -
4"
14' -
8" 10' -
4" UNIT#2 021 BED ROOM 5 74S QFT
BA TH# 1
KITCH B ED ROOM EN # 1 S TORAG E BED ROOM # 1
CL
B ED ROOM #2 DN
01 BA TH#2 A3. 2
13' - UP
6"
16' -
11" B ED ROOM # 1 TV

LIV ING
2' -
5"
11' -
1"
A
2 2ND
FLOOR
PLAN
NO. C- 33731
05-31- SCALE: 23 3/16" = 1'-0"

RENEWAL DATE
C
Seal/Sign
ature
LEGE ND:

Jackson
Apartment Building
MF-20-006

INTERIOR ENVIRONMENT
PROVIDE STAIRWAY ILLUMINATION. MIN. 1 FOOT- CANDLE AT TREAD RUNS. (1205.4) INDICATE ON PLANS THAT INTERIOR FINISH MATERIALS APPLIED TO WALL AND CEILINGS SHALL BE TESTED AS SPECIFIED IN SECTION 803. SPECIFY THE CLASSIFICATIONS PER TABLE 803.11 AND SECTION 803.1. CLEARLY INDICATE ON THE PLANS

ACCESSIBLE PATH OF TRAVEL
ALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, SHALL HAVE A PC/STR/CORR.LST.18 (REV. 11/02/17) WWW.LADBS.ORG PAGE 15 OF 19 2x STUD WALL @ 16" O.C., REFER TO STRUCTURAL MINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUARE INCHES AND SHALL BE CAPABLE OF ENCOMPASSING A 30 INCH MINIMUM AREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT 72 INCHES ABOVE THE SHOWER DRAIN INLET. (1210.2.3, LAPC 411.7) TOILET ROOMS SHALL BE PROVIDED WITH A FULLY OPENABLE EXTERIOR WINDOW WITH AN AREA NOT LESS THAN 3 SQUARE FEET OR A VERTICAL DUCT NOT LESS THAN 100 SQUARE INCHES IN AREA FOR THE FIRST WATER CLOSET PLUS 50 SQUARE INCHES ADDITIONAL OF AREA FOR EACH ADDITIONAL WATER CLOSET, OR A MECHANICALLY OPERATED EXHAUST SYSTEM CAPABLE OF PROVIDING A COMPLETE CHANGE OF AIR EVERY 15 MINUTES. SUCH MECHANICALLY OPERATED EXHAUST SYSTEM SHALL BE CONNECTED DIRECTLY TO THE OUTSIDE, AND THE POINT OF DISCHARGE SHALL BE AT LEAST 3 FEET FROM ANY OPENING THAT ALLOWS AIR ENTRY INTO OCCUPIED PORTIONS OF THE BUILDING. 8" "CMU" WALL, REFER TO STRUCTURAL
2-HOUR FIRE RATED WALL
SECOND
FLOOR
CEMENT, FIBER-CEMENT, OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH ASTM C1178, C1288 OR C1325 SHALL BE USED AS A PLAN BASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWER AREAS. WATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITH GA- 216

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 1-HOUR FIRE RATED WALL OR ASTM C840. WATER-RESISTANT GYPSUM BOARD SHALL NOT BE USED IN THE FOLLOWING LOCATIONS: SECTION 2509.2 A. OVER A VAPOR RETARDER. B. IN AREAS SUBJECT TO CONTINUOUS HIGH SHOWER ROOMS CONCRETE COLUMN / WALL. HUMIDITY,SUCH AS SAUNAS, SEE STRUCTURAL. STEAM ROOMS OR GANG C. ON CEILINGS WHERE FRAME SPACING EXCEEDS 12 INCHES O.C. FOR ½ INCH THICK AND MORE THAN 16 INCHES O.C. FOR 5/8 INCH THICK. 2x6 @ 16" O.C. PLUMBING WALL (NO SHEAR VALUE) REINFORCED TO SUIT GRAB BAR

ILLUMINATED EXIT

SIGN WITH

DIRECTION ARROW

EXIT SIGN
3/16" = EXI 1'-0" T

1. WALL LIGHT FIXTURE (SELECTED BY OWNER) 2. FACIAL MIRROR 3.LAVETORY & FAUCET SMOKE

DETECTOR
SD 0 25
50 100 200 4. COUNTERTOP SPLASH & RETURN) GRANIT FIN. - TO BE SELECTED) 5. REMOABLE UNDER COUNTER BASE CABINET & TOE BASE (TYP. TO ALL ADAPTABLE BATHROOMS AND UNIT KITCHEN (2'-6" MIN. WHEN CABINET DOORS ARE 90' OPEN) 6. MDF

CARBON MONOXIDE

DETECTOR

CLASS ONE STAND
PIPE

WATER CURTAIN
CM
Ref. North
SP

7.BACKING AS REQUIRED (TYPICAL) 8. BATHTUB / SHOWER (ONE PICE FIBERGLASS) LASCO BATHWARE - 2603 - SMTE) (INCLUDES SHOWER FIXTURES, GRAB BARS, CURTAIN, ROD & ASSEMBLIES, SHOWER SEAT) 9.5/8" GYPSUM WALLBOARD 10.SEMI GLASS PAINT

THERMOS
TAT A2
.3

EXHUAST

FAN FANS SHALL BE ENERGY STAR COMPLIANT AND

BE DUCTED TO TERMINATE
TO THE OUTSIDE OF THE BUILDING. II.

FANS, NOT FUNCTIONING AS A

COMPONENT OF A WHOLE HOUSE VENTILATION

SYSTEM, MUST BE
CONTROLLED BY A HUMIDITY CONTROL.

T
4/2/2022 3:49:56 PM
403 of 1003
TYPE VA CONSTRUCTION LEVEL 3

PROJECT
2 02
03 NAME/ LOGO A3. 3 A3. 2 A3. 3
PROJECT ADDRESS: 246 N Jackson St,
11' - Glendale, CA 91206 6"
10' -
9"
7' -
10"
10' -
4"
8' -
3"
31' -
0"
7' -
10"
10' -
4"
9' -
10"
14' -
1"
13' -
6"

ELEVA P RIVA TE OP TOR EN

P RIVA TE OP

SPA CE EN
UNIT 301
SPA CE
UNIT 303 30"X42 " ROOFA CCESS CLIENT Artshar LLC
18' - DN LIV 2" ING 19' -
4"
9' -
8"
9' -
0"
16' -
2"
2' -
0"
12' -
1"
8' -
7"
9' -
8"
5' -
5"
18' - 42 " H 10" RA ILING
TV UNIT # 302 1 BED ROOM 5 74S QFT
CL BA TH# 1 ARCHIT ECT
KITCH
EN KITCH EN LIV ING P RIVA TE OP EN SPA CE UNIT 302
BA TH# 1 DN UNIT #
19'3- 40" 1
2 BED ROOM 8 18 S QFT
10' -
0"
8' -
3"
17' -
6"
3' -
2"
9' -
1"
14' -
7"
8' -
8"
18' -
10"
2' - KITCH 7" EN 146S QFT COMM ON OP ENSPA CE W&D UNIT # 303 1 BED ROOM 7 68 S QFT 30"X42 " ROOFA CCESS 13' -
7" FARZIN MALY TV TV
W&D 7136 Haskell Ave., #320 Van Nuys, CA 91406
CL
6' -
3"
4' -
1"
6' -
7"
6' -
7"
W&D 5' - 4" CL
4' -
11"
7' -
9"
7' -
8"
41' -
3"
9' -
10"
DN
3' -
7" CL CL
Ph: 310-993 1220 Email:
farzin.maly@gmail. com
10' - 5" B ED ROOM #210' -
3"
4"
BED ROOM B ED ROOM # 1 # 1 BED ROOM
#2 78 7S QFT COMM ON OP ENSPA CE
DN
01 BA TH#2 A3. 2
BA
TH#2 6' -
0"
5' -
7"
6' -
1"
6' -
8"
27' -
11"
7' -
8"
41' -
5"
29' -
9"
10' -
2"
9' -
11"
12' -
9"
04 A3. 3
A
3 3RD
FLOOR
PLAN
SCALE:
3/16" = 1'-0"
NO. C- 33731
05-31- 23 RENEWAL DATE
C
Seal/Sign
ature LEGE ND: Jackson
Apartment Building
MF-20-006

ACCESSIBLE PATH OF TRAVEL
ALL SHOWER COMPARTMENTS, REGARDLESS OF SHAPE, SHALL HAVE A PC/STR/CORR.LST.18 (REV. 11/02/17) WWW.LADBS.ORG PAGE 15 OF 19 2x STUD WALL @ 16" O.C., REFER TO STRUCTURAL MINIMUM FINISHED INTERIOR AREA OF NOT LESS THAN 1024 SQUARE INCHES AND SHALL BE CAPABLE OF ENCOMPASSING A 30 INCH MINIMUM AREA AND DIMENSIONS SHALL BE MAINTAINED TO A POINT 72 INCHES ABOVE THE SHOWER DRAIN INLET. (1210.2.3, LAPC 411.7) TOILET ROOMS SHALL BE PROVIDED WITH A FULLY OPENABLE EXTERIOR WINDOW WITH AN AREA NOT LESS THAN 3 SQUARE FEET OR A VERTICAL DUCT NOT LESS THAN 100 SQUARE INCHES IN AREA FOR THE FIRST WATER CLOSET PLUS 50 SQUARE INCHES ADDITIONAL OF AREA FOR EACH ADDITIONAL WATER CLOSET, OR A MECHANICALLY OPERATED EXHAUST SYSTEM CAPABLE OF PROVIDING A COMPLETE CHANGE OF AIR EVERY 15 MINUTES. SUCH MECHANICALLY OPERATED EXHAUST SYSTEM SHALL BE CONNECTED DIRECTLY TO THE OUTSIDE, AND THE POINT OF DISCHARGE SHALL BE AT LEAST 3 FEET FROM ANY OPENING THAT ALLOWS AIR ENTRY INTO OCCUPIED PORTIONS OF THE BUILDING. 8" "CMU" WALL, REFER TO STRUCTURAL
2-HOUR FIRE RATED WALL
THIRD
FLOOR
PLAN
CEMENT, FIBER-CEMENT, OR GLASS MAT GYPSUM BACKERS IN COMPLIANCE WITH ASTM C1178, C1288 OR C1325 SHALL BE USED AS A BASE FOR WALL TILE IN TUB AND SHOWER AREAS AND WALL AND CEILING PANELS IN SHOWER AREAS. WATER-RESISTANCE GYPSUM BACKING BOARD SHALL BE USED AS A BASE FOR TILE IN WATER CLOSET COMPARTMENT WALLS WHEN INSTALLED IN ACCORDANCE WITH GA-216 OR ASTM C840. REGULAR GYPSUM WALLBOARD IS PERMITTED UNDER TILE OR WALL PANELS IN OTHER WALL AND CEILING AREAS WHEN INSTALLED IN ACCORDANCE WITH GA- 216 1-HOUR FIRE RATED WALL

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS.

ILLUMINATED EXIT

SIGN WITH

DIRECTION ARROW

EXIT SIGN
EXI T

1. WALL LIGHT FIXTURE (SELECTED BY OWNER) 2. FACIAL MIRROR 3.LAVETORY & FAUCET 3/16" =
SMOKE 1'-0"

DETECTOR
SD

4. COUNTERTOP SPLASH & RETURN) GRANIT FIN. - TO BE SELECTED) 5. REMOABLE UNDER COUNTER BASE CABINET & TOE BASE (TYP. TO ALL ADAPTABLE BATHROOMS AND UNIT KITCHEN (2'-6" MIN. WHEN CABINET DOORS ARE 90' OPEN) 6. MDF

CARBON MONOXIDE

DETECTOR

CLASS ONE STAND
PIPE

WATER CURTAIN
0 25
50 100 200
CM
SP 7.BACKING AS REQUIRED (TYPICAL) Ref. 8. BATHTUB / SHOWER (ONE PICE FIBERGLASS) North LASCO BATHWARE - 2603 - SMTE) (INCLUDES SHOWER FIXTURES, GRAB BARS, CURTAIN, ROD & ASSEMBLIES, SHOWER SEAT) 9.5/8" GYPSUM WALLBOARD 10.SEMI GLASS PAINT

THERMOS
TAT

EXHUAST FAN

FANS SHALL BE ENERGY STAR COMPLIANT AND
BE DUCTED TO TERMINATE A2
.4
T TO THE OUTSIDE OF THE BUILDING. II.

FANS, NOT FUNCTIONING AS A

COMPONENT OF A WHOLE HOUSE VENTILATION

SYSTEM, MUST BE
CONTROLLED BY A HUMIDITY CONTROL. 4/2/2022 3:49:57 PM
404 of 1003

PROJECT NAME/ LOGO
PROJECT ADDRESS: 246 N Jackson St, Glendale, CA 91206
CLIENT Artshar LLC
02 ARCHIT ECT 2 A3. 03
3 A3. 2 A3. 3

LINE OF THE BA LCONY BELOW
42 "
RA
ILING

LINE OF
THE

BA LCONY
BELOW FARZIN MALY 42 " RA ILING 7136 Haskell Ave., #320 Van Nuys, CA 91406 S TA IR#2

ELEVA TOR
Ph: 310- 993 1220 Email:
farzin.maly@gmail. com
30"X42 " ROOFA CCESS
2' -
6"
30"X42 " ROOFA CCESS

GA RAG E EXHA US T FA N

LINE OF THE S TA IRS HA FTBELOW
5 HVA C FUTURES OLA RPA
NEL LOCA TION 2' -
6"
3 HVA COP EN TO BELOW (3RD FLOOR)

LINE OF
THE

S TA IRS HA
FT
BELOW
A
1 S TA IR# 1 A 3.2 NO. C- 33731
05-31- 23 42 " RA ILING
42 "
RA
ILING

RENEWAL DATE
C
Seal/Sign
ature
4 Jackson
Apartment Building
MF-20-006
A 3.3
4 ROOF
PLAN.

SCALE:
3/16" = 1'-0"
ROOF
PLAN

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 3/16" =
1'-0"
A2
.5 4/2/2022 3:49:57 PM
405 of 1003

PROJECT NAME/ LOGO
PROJECT ADDRESS:
2 246 N Jackson St, A3. Glendale, CA 91206
2 CLIENT Artshar LLC
ROO
F
605' - 6"

ARCHIT ECT
3RD FLOOR
595' - PL 4" FARZIN MALY 13' -
SETBA 3"
CK PL 7136 Haskell Ave., #320 Van Nuys, CA 91406
15'-
6".

Ph: 310-993 1220 Email:
[email protected]
2ND FLOOR om
585' - 2" 20' - 0"
SETBA
CK
LOWEST
POINT
@574'

AVERAGE
GRADE
@574.62'
1ST FLOOR
575' - 0"
SEE L-2 LANDSCAPE PLAN FOR THE GATE MODEL NOTE:

A CTUA L COLORS VA RY FORM
MA TERIA L BOA RD 1 NORTH

ELEVATION

P LEAS ES EEMA TERIA L BOA RD FOR EXA

CTMA TERIA LS A ND COLORS

P LEAS ES EE LA NDS CAP EP LA NS FOR LA ND S

CAP EA ND P LA NTERD E TA I LS
SCALE:
3/16" = 1'-0"
A
NO. C- 33731
05-31- 23 RENEWAL DATE
C
Seal/Signa
ture
Jackson
Apartment Building
MF-20-006
ROO
F
605' - 6"
20'- P. L.

SETBA 0".

CK
ELEVA
3RD TIONS FLOOR
595' - PL 4" THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 13' - 3"
SETBA
CK A
LLEY
2ND FLOOR
585' - LOWES 2" T
POINT @
574'
3/16" =
1'-0"

AVERAGE
GRADE
@574.62'
1ST FLOOR
575' - 0" A3
.1 2 SOUTH

ELEVATION
4/2/2022 3:56:48 PM SCALE:
3/16" = 1'-0"
406 of 1003

PROJECT NAME/ LOGO
PROJECT ADDRESS: 246 N Jackson St, Glendale, CA 91206
ROO F
605' - 6"
ROO
F
605' - 6"
CLIENT Artshar LLC
ARCHIT 3RD FLOOR ECT
595' - 4"
3RD FLOOR
595' - P LA NTER IS MA 4" XIM UM 18 INCHES HIG HM EAS URED FROM S ID EWA LK LOWEST POINT @574'

P L P L P L P L
FARZIN MALY 7136 Haskell Ave., #320 Van Nuys, CA 91406
2ND FLOOR 585' - 2"
2ND FLOOR
585' - 2" Ph: 310-993 1220 Email:
[email protected] om
5' - 0"
SETBA
CK
5' -
SETBA 0"
CK 5' -
SETBA 0"

CK LOWEST
POINT
AVERAGE @574'
GRADE @574.62'
S LOP ED S ID EWA LK 1ST BEY OND FLOOR 575' - 0"
1ST FLOOR
575' - 0"

S ID EWA LK

AVERAGE
GRADE
@574.62'

BAS EM ENT LEV ELBAS EM ENT
LEV EL
NOTE: A CTUA L COLORS VA RY FORM MA TERIA L BOA RD P LEAS ES EEMA TERIA L BOA RD FOR EXA CTMA TERIA LS A ND COLORS 3 East
Elevation
4 WEST

ELEVATION
SCALE: 3/16" = 1'-0"
A
SCALE:
3/16" = 1'-0" P LEAS ES EE LA NDS CAP EP LA NS FOR LA ND S CA P EA ND P LA NTERD ETA I LS NO. C- 33731
05-31- 23 RENEWAL DATE
C
ROOF 605' - 6"ROO
F
605' - 6"
Seal/Signa
ture
Jackson
Apartment Building
MF-20-006
3RD FLOOR 595' - 4"3RD FLOOR
595' - 4"
PL
PL PL
20' - 0"
SETBA

CK ELEVATIONS
2ND FLOOR & SECTION
585' - 2"
2ND FLOOR
585' - 2"
S LA B IS D ROPP ED TOCREA TE 24"D E EP P LA NTER BOX
5' - 0"
S.Y.

SETBAC
K
4' -
0" THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS.

S.Y.

SETBAC
K
P LA NTER IS MA X IM UM 18 INCHES HIG HM EAS URED FROM S ID E WA LK 5' - 0"
S.Y.

SETBAC
K

S LA B ELEVA TION
4' - @5 75 '
10"
14' -
3" D RIV EWAY RAMP TO

THE BAS EM ENT
1ST FLOOR 575' - 0"
24"D EEP P LA NTER BOX
1ST FLOOR
575' - 0"
24"D EEP P LA

NTER BOX
3/16" =
1'-0" SLAB IS DROPPED TO CREATE 24" DEEP PLANTER
S
3' -
T
0"ORAG E
ON-G RA D E LA ND S CAP I NGS EE LA ND S CAP E P LA N L -1 LOWEST VISIBLE POINT MEASURED AT WALKWAY at ELEV. 574' BAS EM ENTGA RAG E WHEELS 2' - TOP BASEMENT 6"
FLOOR 564' - 0"

BASEMENT FLOOR
564' - 0" A3
.2
01 Section
01 2
Section
1 SCALE:
3/16" = 1'-0"
SCALE:
3/16" = 1'-0" 4/2/2022 3:56:50 PM
407 of 1003

HVA C COND E NS O RS

PROJECT NAME/ LOGO ROO
605' - F ROO 6" 605' - F
6" PROJECT ADDRESS: 246 N Jackson St, Glendale, CA 91206 3RD FLOOR
595' - 4"
3RD FLOOR 595' - 4" CLIENT Artshar LLC
ARCHIT ECT 5' -
0"
11' -
SETBA 6"
CK
S.Y.

SETBAC
12' - K
0" ENTRY TRELLI S
2ND FLOOR
585' - 2"
2ND FLOOR 585' - 2" P LA NTER IS MA XIM UM 18INCHES HIG HM EAS URED FROM S ID EWA LK 2 '-6"
LID
P LA
NTER
5' - 0"
SETBA
CK 30"D EEP L ID P LA NTER P LA NTER IS MA XIM UM 18 INCHES HIG H M EAS URED FROM S ID EWA LK FARZIN MALY 11' -
4" AVERAGE GRADE @574.62'
7136 Haskell Ave., #320 Van Nuys, CA 91406
1ST FLOOR
575' - 0"
S ID E WA LK Ph: 310- 993 1220 1ST FLOOR 575' - 0"
8' -
1" S TORAG
E
8' -
1"
8' - 1" S TORAG
E
Email:
farzin.maly@gmail. S TORAG E# 4-8 (3'x8 '-1"x com
4'-0")

S TORAG ES TORAG ES TORAG E

S TORAG
E LOWEST POINT@57 4
LOWEST POINT @574' 8' -
1"
8' -
1"
8' -
1"
WHEELS
TOP
WHEELS
TOP
WHEELS
11' - TOP 7"

WHEELS TOP WHEELS TOP WHEELS TOP WHEELS TOP BASEMENT FLOOR 564' - 0"
2' -
6" BASEMENT FLOOR564' - 0"
03 Section
03 02 Section
02 SCALE:
3/16" = 1'-0" SCALE:
3/16" = 1'-0"
A
NO. C- 33731
05-31- 23 RENEWAL DATE
C
ROO
F
605' - 6"
Seal/Sign
ature
Jackson
Apartment Building
MF-20-006
3RD FLOOR
595' - 4"
20' -
0" SECT
2ND ION FLOOR
585' - 2"

FRONTS ET BA CKA REA THEGA RAG ED ECK IS LOWERED TO BEA TSAM E LEV ELAS JA CKS ONS ID E WA LK

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS.

A LLEY

ELEV EL
@5 76'-
0"
S ID EWA LK@5 73.5 '

LID P LA NTER BOXLID P LA

NTER BOX
1ST FLOOR 575' - 0" ELECTRICA
L ROOM

BEY OND
3/16" =
1'-0"
8' -
1" 8' -
1"
8' -
1"
8' - M E TA LGA RA G 1" EGA TE S TORAG E

S TORAG ES TORAG ES TORAG ES TORAG E S TORAG

E LO WES T POI
NT@ 37 4 '
8' -
1"

WHEELS T OP WHEELS TOP WHEELS TOP WHEELS TOP WHEELS
TOP
2' -
6" BASEMENT FLOOR
564' - 0" A3
.3
40' - 0"
20% SLOPE TRANSITION
7' - 7"
CURBT

DISTANCE TO
P.L.
5' -
1"
5' -
0"
6' -
5% SLOPE TRANSITION 0"
10% SLOPE TRANSITION
10% SLOPE TRANSITION
04 Section
04 4/2/2022 SCALE:
3/16" = 1'-0" 3:50:03 PM
408 of 1003

PROJECT NAME/ LOGO
PROJECT ADDRESS: 246 N Jackson St, 1 Glendale, CA 91206 7 6
SOLID PAINTED STEEL PANEL INSERT WITHIN BALCONY RAILINGS CLIENT Artshar LLC

ARCHIT ECT
7- TYPICAL ALUMINUM WINDOW / DOOR SYSTEM DARK ANODIZED BRONZE COLOR WINDOW TRIM / BREAKMETAL TO MATCH FACTORY FINISH 2 FARZIN MALY 7136 Haskell Ave., #320 Van Nuys, CA 91406 Ph: 310-993 1220 Email:
farzin.maly@gmail. com TYPICAL RECESSED WINDOW DETAIL:
5 STUC CO DA RK BRONZE FOR M ETA L CA NOPY, ENTRY GA TE, ENTRY TRELLIS A
AND BRICK VENEER WALL CAP.

NO. C- 33731
05-31- WIND 23 OW 9- TYPICAL

EXTERIOR LIGHT

FIXTURE

RENEWAL DATE
C
Seal/Sign
ature
Jackson
Apartment Building
MF-20-006
4 WINDOW 3 HEAD

HO RI ZO NTAL FI BERC

EMENTSI DI NG WIND OW

MATERIA

L BOARD

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS.

STUC CO
3/8" =
1'-0"
A3
.4

WINDOW SILL

ROLL UP
GARAGE DO O R 4/2/2022 3:50:05 PM
409 of 1003
1 2 3 6
7 23 1 2 6 7

PROJECT NAME/ LOGO
PROJECT ADDRESS: NOT E:
246 N Jackson St, Glendale, CA 91206 M OD EL FORMASS ING P U RP OS ES ONLY

A CTUA L COLORS VA RY FORM MA TERIA L BOA RD P LEAS ES EEMA TERIA L BOA RD FOR EXA CTMA TERIA LS A ND COLORS P LEAS ES EE LA NDS CAP EP LA NS FOR LA ND S CA P EA ND P LA NTERD E TA I LS CLIENT Artshar LLC
ARCHIT ECT 3/ 4" REV EA L 2
FARZIN MALY 7136 Haskell Ave., #320 Van Nuys, CA 91406 Ph: 310-993 1220 Email:
farzin.maly@gmail. com
4 FORGA TEM OD ELP LEAS ES EE L2 LA ND S CAP EP LA N
1 A
3 7 3
NO. C- 33731
05-31- 23 1 3
RENEWAL DATE 2 C 2 Seal/Sign
ature
7 6
Jackson
Apartment Building
MF-20-006
1 3
2 S OLID PA INTED S TEELPA NEL INS ERT WHITHIN BA LCONY RA ILINGS 3/ 4" R EV

EA L FACADE

MATERIAL
BOARD

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 5 4
3/8" = 4 1'-0" DA RK BRONZE FORM ETA L CA NOPY, ENTRY GA TE, ENTRY TRELLIS A ND BRICK V ENEER WA LL CAP .

A3
.5
3 4/2/2022 3:50:10 PM HORIZONTA L FIBER CEM ENTS ID ING 410 of 1003
2 3 NOT 5 3 E:

M OD EL FORMASS ING P U RP OS

ES ONLY

A CTUA L COLORS VA RY FORM

MA TERIA L BOA RD
1 3 PROJECT 2 NAME/ LOGO 2 P LEAS ES EEMA TERIA L BOA RD FOR EXA

CTMA TERIA LS A ND COLORS

P LEAS ES EE LA NDS CAP EP LA NS FOR LA ND S

CA P EA ND P LA NTERD ETA I LS
PROJECT ADDRESS: 246 N Jackson St, Glendale, CA 91206
2 CLIENT Artshar LLC 1
4 ARCHIT ECT
2 5 FARZIN MALY 7136 Haskell Ave., #320 Van Nuys, CA 91406 Ph: 310-993 1220 Email:
farzin.maly@gmail. com
4 4 5
5 3
2 3 5 A
1 2
3 NO. C- 33731
05-31- 23 3 RENEWAL DATE
C
7 6
Seal/Sign
ature 1
2 Jackson
Apartment Building
MF-20-006
S OLID PA INTED S TEELPA NEL INS ERT WHITHIN BA LCONY RA ILINGS 1 2 FACADE

MATERIAL
BOARD

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 5 4

DA RK BRONZE FORM ETA L CA NOPY, ENTRY GA TE, ENTRY TRELLIS A ND BRICK V ENEER WA LL CA P .
3/8" = 2 1'-0" 4
5 4
3 4 A3
.6

HORIZONTA L FIBER CEM ENTS ID ING
4/2/2022 3:50:14 PM
411 of 1003
3 1
2 3 PROJECT 1 NAME/ LOGO
NOT 1 E: M OD EL FORMASS ING P U RP OS ES ONLY

A CTUA L COLORS VA RY FORM MA TERIA L BOA RD
PROJECT ADDRESS: 246 N Jackson St, Glendale, CA 91206 P LEAS ES EEMA TERIA L BOA RD FOR EXA CTMA TERIA LS A ND COLORS P LEAS ES EE LA NDS CAP EP LA NS FOR LA ND S CA P EA ND P LA NTERD ETA I LS CLIENT Artshar LLC ARCHIT 1 ECT
4 FARZIN MALY 7136 Haskell Ave., #320 Van Nuys, CA 91406 2 Ph: 310- 993 1220 Email:
farzin.maly@gmail. 4 com
1 3
1 3
A
3 NO. C- 33731 2 4
05-31- 23 RENEWAL DATE 1 C
Seal/Sign
ature
7 2
6 Jackson
Apartment Building
MF-20-006
1 2
S OLID PA INTED S TEELPA NEL INS ERT WHITHIN BA LCONY RA 3 ILINGS
FACADE

MATERIAL
BOARD

THE USE OF THESE PLANS AND SPECIFICATIONS

SHALL BE RESTRICTED TO THE ORIGINAL SITE

FOR WHICH THET WERE PREPARED AND

PUBLICATION THEREOF IS EXPRESSLY LIMITED

TO SUCH USE, REUSE, REPRODUCTION OR

PUBLICATION BY ANY METHOD,

IN WHOLE OR IN
PART IS PROHIBITED. TITLE TO THE PLANS AND

SPECIFICATIONS REMAINS WITH THE ARCHITECT, WITHOUT PREJUDICE VISUAL CONTACTWITH

THESE DUCUMENTS SHALL CONSTITUTE PRIMA
FACIE EVIDENCE OF THE ACCEPTANCE OF THESE RESTRICTIONS. 4 5
4 3/8" = 2 1'-0" 4

DA RK BRONZE FORM ETA L CA NOPY, ENTRY GA TE, ENTRY TRELLIS A ND BRICK V ENEER WA LL CA P .

A3
.7
3 4/2/2022 3:50:19 PM HORIZONTA L FIBER CEM ENTS ID ING 412 of 1003
19 6 13 14 9
5 6 97 14 6 4 14 9 20 LEGE ND CALIFORNI A AVE. 1. Central community open space area with tables and chairs, and artificial lawn for small social events and group gatherings. 2. Proposed quite outdoor work area with planters and work desk. 3. Roof-top community open space with Sail Shade Structure, lounge area with fire-pit and lounge furniture for small gatherings.

4. Two community cluster mailboxes, per USPS review and approval. 5. Proposed wall, pilaster, gate or fence, per Wall & Fence Plan. 6. Enhanced paving at main project entry. 7. Proposed tree, per Planting Plan. 18" max planter wall at setback
18" max planter wall at setback 6
11 13
12 8. Natural colored concrete walk, with light 7
top-cast finish and saw-cut joints. 9. Private patio / yard area, homeowner maintained. 10. Proposed Roof-top quite outdoor work area with pots and work desk. 11. Property line. 12. Public street R.O.W. 13. Proposed public street sidewalk, per Civil plans. 14. Proposed 18" planter wall. 5 15
1 18" max planter wall at setback
On - grade Planti
ng 15. Proposed 36" LID planter wall. 16. Proposed planters 17. Proposed 30" LID planter wall. .

18. Proposed bench. 19. Proposed Utilities
7 42" Guardrail 20. Exisiting Utilities. 21. Proposed Artificial Turf. 18" max 1 4 planter wall at setback
7 15 6
5 14 5
17 2 8 9 8 15 7 16 21 5 1
Plan View - Ground Floor
Scale: 1" = 10'
3 2 103 9 9 11 18 9 CALIFORNI A AVE.
6 14
15 3
10 10
16 16
8 16 3 21 11 8
Plan View - Third Floor Scale: 1" = 10' 0 5' 10' 20'
Schematic Landscape Plan
Scale: 1"
= 10' Artshar
LLC.
6th City SubmittalProject No.: MI02 Date: Apr.
04, 2022
Glendale- Jackson Apartment 413 of 1003
WALL LEGEND6'-0" High gray blended precision wall, with light gray flat precision cap. 1
3'-6" High stucco over CMU patio wall, with flat stucco cap.
3'-6" High precision LID planter wall. (min. 24" deep
and min. 24" wide soil).
2'-0" High precision planter wall. (24" deep but only
18" high measured from sidewalk).
1'-6" max. High precision planter wall.
2 4
6 3
Existing Irrigation Meter New 4" fire-line
water meter
New 3" domestic-line
water meter 5
The back flow devices will each be 30"
long and approx. 18" high from the ground. Each back flow device will be placed 24" away from the brick veneer stair wall. 2'-6" High precision LID planter wall. (min. 24"
deep and min. 24" wide soil).
6'-0" High metal fence/guardrail.

IM
12" of clear in front of each 7 back flow device when
creating landscape buffer. 3'-6" High metal fence/guardrail. (on 3'-6" high precision LID planter wall)
6'-0" High pedestrian gate.
8 9
DN
ADA Path of Travel UP DN
UP
DN
574' - 0"
UP
UP
1 3 4 5 6 2 7 8 8 9
*Conceptual images (provided herein are conceptual and subject to change) 0 5' 10' 20'
Scale: 1"
= 10' Schematic Walls & Fence Plan
Artshar
LLC.
6th City SubmittalProject No.: MI02 Date: Apr.
04, 2022
Glendale- Jackson Apartment 414 of 1003
SUCCULENT SHRUBS and GROUND COVER WUCOLS
(R3)
NOTE

1. Irrigation (including spray and/or drip) S:
will be provided, in the Construction Document phase, and to be installed per local California water regulations (AB1881) .

2. Landscape lighting (landscape uplights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase.

3. The plant palette listed provides a list
of plant material to select
from when preparing final landscape
construction documents for
this project. However, substitutions may
be required due to
availability, soils tests, or other
conditions.

Existing Irrigation Meter Anigozan
thos
Agave
sp.

Kangaroo PawLo
w
Lo
w
Lo
w
Lo
w
New 4" fire-line
water meter
New 3" domestic-line
water meter Agav
Aloe e
sp.

Alo
IM e Bougainvill
ea sp.

Bougainv
illea The back flow devices
long and approx. 18" high will each be 30"
from the ground. Each back flow device will be placed 24" away from the brick veneer stair wall. 12" of clear in front of each back flow device when creating landscape buffer.

Callistemon citrinus
'Little John'
Carex divulsa
Dwarf Bottlebrush
Berkeley Sedges
Lo
w
Lo
w
Carissa m.
'Green Carpet'
Dwarf Natal PlumLo
w

4. All trees within 5' of hardscape to
be installed with deep root
barriers.

DN Chamaerops
humilis
Dasylirion
longissimum
Mediterranean Fan Palm
Mexican Grass Tree
Lo
w
Lo
w
UP DN Dianella revoluta
'Little Rev'
Iris sp.

Little Rev™ Flax Lily
Iris
Lo
w
Lo
w
Lo
w
Lo
w
Lo
w
Lo
w
Lo
w
Lo
w
WUCO

SHRUBS WITHIN LS
18" PLANTER
(R3
) Kalanchoe
thyrsiflora
Flapjack Paddle Plant
UP Anigozan
thos
Kangaroo Paw
Berkeley Sedges
Little Rev™ Flax Lily
Westringia
Lo
w
Lo
w
Lo
w
Lo
w
DN
Lavandula stoechas 'Larkman Hazel' Hazel™ Spanish Lavender Carex
divulsa 574' - 0" Nassella
pulchra
Muhlenbergia
rigens Westringia
sp.

Purple Needlegrass
Deer Grass
Dianella revoluta
'Little Rev'
Westrin Westringia sp.
gia
UP
Yucca
gloriosa
Spanish Dagger
UP

VINES & ESPALIERS
Antigonon
leptopus
Coral Vine Bougainvillea
'Monka'
Bougainv
(Oo-La-La® illea Bougainvillea) Macfadyena
unguis-cati
Cat's Claw Vine
Plan View - Ground Floor
Scale: 1" = 10'

PLANTING LEGEND WUCO
Symb LS
ol
Type/F
orm
Suggesti
ons
Trun
k
Siz
e
(R3
)
Qty
.
3 Botanical Name
(Common Name) TRE
ES
Stree
t
Triadica sebifera
(Chinese Tallow)
Singl
e
24" Box
Mod
.

Stre
et
Pyrus calleryana
(Flowering Pear)
Singl
e
24" BoxMod
.
1 Evergr
een
Floweri
ng
Arbutus u. 'Marina' (Marina Strawberry Tree)
Podocarpus gracillior (Fern Pine)
Singl
e
Singl
e
24" Box
15 Gal
Lo
w
Lo
w
3 Colum
nar
12 TOTAL
VINE = 19
S
Vine
Bougainvillea x 'Monka' (OoLa-La Bougainvillea)
Singl
e
5 GalLo
w
7 TOTAL SHRU = 7 BSScreen
ing Westringia fruticosa (Low Horizon Coast Rosemary) Single 15 Gal
Lo
w
8 TOTAL
= 8
Plan View - Third Floor.
0 5' 10' 20'
Scale: 1" = 10' Scale: 1"
***Refer to Architecture Plans for the = 10'
Landscape Calculations Schematic Planting Plan
Artshar
LLC.
6th City SubmittalProject No.: MI02 Date: Apr.
04, 2022
Glendale- Jackson Apartment 415 of 1003
EXHIBIT 6
416 of 1003
417 of 1003
418 of 1003
419 of 1003

CITY OF GLENDALE

INTERDEPARTMENTAL COMMUNICATION
Community Development Department
Request for Comments Form (RFC)
DATE: 12/16/21 DUE DATE: 12/30/21
NOTE: If project comments are not received by the due date, it will be assumed that your department has no comments.

FROM: Cassandra Pruett, Planner Tel. # 818-937-8186
PROJECT ADDRESS: 246 N. Jackson St.

Applicant: Farzin Maly
Property Owner: Artshar LLC
PROJECT DESCRIPTION:

Demolish existing 1,708 SF, two-story building with three units (built in 1946) and replace with 9,314 SF, three-story multi-family building with 11 units (one very low income) and a 15-space subterranean parking garage on a 7,512 SF corner lot. Concessions requested for height/stories and setbacks. Waivers requested for floor area ratio, minimum unit size, and possibly other standards to be determined during plan review.

PLEASE CHECK:

G. INFORMATION SERVICES
A. CITY ATTORNEY (Wireless Telecom)
B. COMMUNITY DEVELOPMENT: H. PUBLIC WORKS (ADMINISTRATION):
• (1) Building & Safety X
X
• (1) Engineering & Land
X Development
•
•
•
(2) Neighborhood Services
(3) Design Review & Historic
(4) Economic Development
•
•
•
•
(2) Traffic & Transportation
(3) Facilities (city projects only)
X (4) Integrated Waste
X •
•
(5) Housing (5) Maintenance Services/Urban
Forester (6) Urban Design & Mobility
J. GLENDALE POLICE D. COMMUNITY SERVICES/PARKS:

X E. FIRE ENGINEERING (PSC) K. OTHER:
• (1) STATE-Alcohol Beverage
F. GLENDALE WATER & POWER: Control (ABC)
X
X
•
•
(1) Water •
•
(2) Tribal Consultations (EIFs)
(2) Electric (3) City Clerk’s Office

ENTITLEMENT(S) REQUESTED
Variance Case No.:

AUP/CUP Case No.:

ADR/DRB Case No.:

Tentative Tract/Parcel Map No.:

Zone Change/GPA:

Other PDBP2120753
Revised 7 DECEMBER 2021 --VE 1
420 of 1003

INTER-DEPARTMENTAL COMMUNICATION

PROJECT CONDITIONS AND COMMENTS
Project Project
Address: 246 N. Jackson St. Case No.: PDBP2120753
If project comments are not received by the due date, it will be assumed that your department has no comments.

NOTE: Your comments should address, within your area of authority, concerns and potentially significant adverse physical changes to the environment regarding the project. You may also identify code requirements specific to the project, above and beyond your normal requirements. Applicant will be informed early in the development process.

You may review complete plans, maps and exhibits in our office, MSB Room 103. We appreciate your consideration and look forward to your timely comments. Please do not recommend APPROVAL or DENIAL. For any questions, please contact the Case Planner ASAP, so as not to delay the case processing.

COMMENTS:
 This office DOES NOT have any comment.
 This office HAS the following comments/conditions.  (See attached Dept. Master List) Date:___12/21/2021________________
Print Name:__Loren Klick__________________
Title:___Urban Forester_____Dept.__PW/MS_______Tel.:___x3416___________ a. ADDITIONAL COMMENTS:
 1.

Indigenous Tree Ordinance
Glendale Municipal Code requires all persons to submit accurate plans showing exact locations of protected indigenous trees in the subject area and on adjoining properties whose trunks or branches are located twenty (20) feet outside the subject property line. Please add the following notes to the Plans: “There are no protected oak, bay, or sycamore trees on the property or within 20’ of the property” per GMC 12.44 requirements. An Indigenous Tree permit will not be required.

Street Tree Ordinance
There are two (2) City street trees adjacent to the subject property, a carrotwood (Cupaniopsis anacardioides), on N. Jackson Street, and an Italian cypress (Cupressus sempervirens) on E. California Ave. Both trees are in fair condition but will not survive construction impacts due to the presence of their roots in the areas to be demolished for the new structure. Forestry will require one (1) new tree on N. Jackson Street, and three (3) new trees on E. California Avenue. Please indicate existing City trees on Plans and the proposed locations of new trees.

As part of the project, Forestry will require the following:

1. Plant four (4) new City street trees. On E. California Avenue, plant three (3) Chinese tallow trees (Triadica sebifera). On N. Jackson Street, plant one (1) flowering pear (Pyrus calleryana) of any cultivar in the existing tree well. Existing growspace in the parkway, or tree wells, should be retained or expanded to maximize space for tree roots and to limit conflicts future with the tree. Developer must follow City standards and specifications for street tree planting. All trees must be 24” box size. Exact locations can be sited by the developer, subject to approval by the City.

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2. Trees must be irrigated using approved drip irrigation equipment and operated from a separate valve for street tree establishment.

3. Developer must contact the Urban Forester 48 hours prior to trees being delivered in order to arrange for inspection prior to planting.

4. Developer must see that the trees are in good condition at the time of the project completion.

If I may be of further assistance, please contact me at ext. 3416. b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements)  1.
c. SUGGESTED CONDITIONS: (may or may not be adopted by the Hearing Officer)  1.

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CITY OF GLENDALE

INTERDEPARTMENTAL COMMUNICATION
DATE:

TO:

December 20, 2021
Cassandra Pruett, Community Development Department
FROM: Gerald Tom, GWP Water Engineering
Daniel Scorza, GWP Electric Engineering
SUBJECT: PDBP 2120753
246 N Jackson Street
Glendale Water & Power (GWP) Engineering has reviewed the plans.

Requirements are as follows:

Electric Engineering
Customer Service (818) 548-3921
Project to contact GWP Customer Service Engineering to determine electric service requirements before starting the permitting process. Final construction plans must incorporate the electric service plan information for GWP Electric Engineering to sign off the building plan application.

Project to provide electric service - size, single line diagram and electric load calculation per National Electric Code (NEC).

Project will require an on-site transformer vault facility for the electrical service. GWP will start the new vault design after the project has provided the following:

Electrical load calculations.

Single line diagram.

Electrical room layout.

Switchboard elevations.

Architectural plans showing the proposed vault and electrical room locations.

Elevation plans.

Additional comment(s) and/or attachment(s).

Project to contact GWP during the design phase to obtain approval for the on-site transformer facility location and size.

Fiber Optics (818) 548-3923
No conflict.

Street Lighting (818) 548-4877
No Conflict
The existing street light facilities (pull boxes, street light poles, conduits, etc.) shall be protected in place and be accessible to GWP personnel at all times.

Transmission & Distribution (818) 548-3923
No conflict.

Water Engineering
Recycled Water (818) 548-2062
No conflict.
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Backflow Prevention (818) 548-2062
Backflow prevention (BFP) devices are required for the following water services:

Potable Water, Irrigation
Potable Water, Fire
Potable Water, Multi-family (4 units +)
See BFP requirements below:

Backflow prevention (BFP) devices are required for each service connection(s) listed above from the City of Glendale, per the GWP Cross-Connection Control Program and Glendale Municipal Code (Chapter 13.32). BFP device locations must be approved by both GWP and Planning Departments prior to installation. All BFP’s are required to be installed as close as practical to the point of connection for meter service/water distribution system protection on the domestic, irrigation, and fire services. Installation of the BFP’s must meet the 12” MIN – 36” MAX above finished street grade, 24” minimum front clearance, 12” minimum back and side clearance, and in a manner where it is readily accessible for inspection, testing and maintenance. The backflow installation must be inspected prior to burying or covering the pipes to confirm no cross-connection exists. GWP will also need to inspect the installed facilities prior to receiving service to ensure adequate backflow protection. The BFP device must be tested immediately upon installation and annually thereafter by a certified tester licensed by the Los Angeles County Department of Public Health (626) 430-5290 before service can be granted. A list of approved backflow prevention assemblies can be found at www.usc.edu/dept/fccchr/list.html.

A separate fire line is required for this project. A Double Check Detector Assembly (DCDA) is required to be installed as close as practical to the point of connection and the property line. Customer must submit plans to GWP Cross-Connection Control Program showing the location, size, manufacturer, and model number of the approved DCDA. Please refer to the City of Glendale’s Standard Detail Drawing 6561-A for installation requirements. Please contact GWP’s Cross-Connection Control Program (818)-937-8948 for approval of BFP installation location, questions and scheduling a final inspection. (PER CA CODE OF REGULATIONS, TITLE 17 & CITY OF GLENDALE ORD NO. 5678)
A Reduced Pressure Principle (RP) Backflow Prevention Assembly is required to be installed as close as practical to the potable service for multi-family (4 units +), commercial and irrigation use. A RP Backflow Prevention Assembly is required to be installed as close as practical to the recycled water service for dual plumbed, commercial and irrigation use. Customer must submit plans to GWP Cross-Connection Control Program showing the location, size, manufacturer, and model number of the approved RP. Please refer to the City of Glendale’s Standard Detail Drawing 6528-A for installation requirements. Please contact GWP’s CrossConnection Control Program (818)-937-8948 for approval of BFP installation location, questions and scheduling a final inspection. (PER CA CODE OF REGULATIONS, TITLE 17 & CITY OF GLENDALE ORD NO. 5678) Additional comment(s) and/or attachment(s).

Please insert STD Detail Drawings 6561-A, 6528-A & 6762-A on plans and specify location/manf/model/size of backflow prevention assembly and adhere to clearance requirements. All backflow prevention assemblies are required to be installed at street grade and as close as practical to property line/service connection. SUB-LEVEL INSTALLATIONS ARE NOT ALLOWED.

Potable Water (818) 548-2062
Developer is responsible for the current cost of a water service or fire line installation in accordance with the current water fee schedule.

Individual water meters are required for each residential unit per Glendale Municipal Code (Chapter 13.12). The water meters are to be installed per GWP specifications. Meters will be installed on ground level only and accessible to GWP personnel.

A complete set of plumbing plans and fire sprinkler plans shall be submitted to GWP Water Engineering for review and approval prior to request of new domestic water service and new fire line respectively Any water service or fire line connection, when no longer needed by the customer, must be permanently abandoned (disconnected at water main and water meter removed) by GWP following payment of the necessary gwpmappingprod2/Reports/PlanCheck/memopipprintable.cfm?planckno=4555&space=1 2/3 424 of 1003
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fee.

Any water service or fire line shall have a separate connection to the potable water main. A single connection that combines domestic and fire protection uses is not allowed.

Fire Department approval/exemption shall be obtained when determining if existing fire flow is adequate. The applicant shall pay the cost of any necessary fire or domestic water services and recycled water service to the property, as well as offsite water facility improvements necessary to provide fire flow as required by the Glendale Fire Department.

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 at project's expense.

Additional comment(s) and/or attachment(s).

The property has an existing 3/4” water service with 5/8” water meter. The static water pressure at the project site is approximately 58 psi. With proposed buildings of 3-stories in height, an onsite booster pump system may be required for the water service to the proposed site, at the owner's expense. The booster pump system shall provide the appropriate amount of pressure to meet fire flow requirements determined by the Glendale Fire Department.

Daniel Scorza Gerald Tom
Chief Assistant General Manager Senior Civil Engineer
DS/GT:fg/sb
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CITY OF GLENDALE

FROM: Cassandra Pruett, Planner Tel. # 818-937-8186
PROJECT ADDRESS: 246 N. Jackson St.

Applicant: Farzin Maly
Property Owner: Artshar LLC
PROJECT DESCRIPTION:

PLEASE CHECK:

ENTITLEMENT(S) REQUESTED
Variance Case No.:

AUP/CUP Case No.:

ADR/DRB Case No.:

Tentative Tract/Parcel Map No.:

Zone Change/GPA:

Other PDBP2120753
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INTER-DEPARTMENTAL COMMUNICATION

COMMENTS:
 This office DOES NOT have any comment.
 This office HAS the following comments/conditions.  (See attached Dept. Master List) Date:__1/7/22_________________
Print Name:_____Foster McLean__________________________ Title:_____Asst. Fire Marshal_____Dept.______Fire_______Tel.:_____7706_________ a. ADDITIONAL COMMENTS:

1. Fire sprinkler system. A complete automatic fire sprinkler system shall be installed throughout all new structures in accordance with the recommendations of NFPA 13 and the requirements of the Glendale Building and Safety Code. Plans and permit application shall be submitted to the Fire Department within 30 days of issuance of the building permit. Riser and all sprinkler piping shall be concealed; no exposed piping on exterior permitted. Quick response sprinkler heads are required throughout the structure unless contraindicated. Flat concealed sprinkler heads are required in all habitable areas.

2. Fire alarm system. A fire alarm system shall be installed capable of notifying the occupants, audibly and visually, upon activation of the automatic fire sprinkler system. Plans and permit application shall be submitted to the Fire Department within 30 days of issuance of the building permit.

3. Riser, FDC and FACP locations. Ensure location of automatic fire sprinkler riser, Fire Department Connection (FDC – must remain visible from the street) and Fire Alarm Control Panel (FACP) on the architectural and landscaping plans (FDC only). Coordinate locations with Fire Department staff; provide a three (3) foot clear pathway from FDC to sidewalk; pathway shall be clearly marked on the plans.

4. Backflow prevention. Contact GWP Water Engineering regarding the location and model of a backflow prevention device and water meter when installing a fire water line. Coordinate model, location, setback and obscuring of backflow prevention device (may not be visible from the street) with GWP Water Engineering, CDD Zoning and the Fire Department. GWP and CDD Zoning approval is required prior to submitting plans for Fire Department approval.

5. Water flow. Show compliance with water flow requirements per the CFC. Provide request and payment for fire flow verification report and flow test. A completed copy of the report must be provided to the Fire Department upon submittal of the first plan check for the fire sprinkler system.

6. Elevator. Elevator size shall be capable of accommodating a gurney and meet the requirements per the CBC.

7. Gurney access. All areas of the building shall be accessible by an approved gurney access path from all points of Fire Department access, to the satisfaction of the Fire Department.

8. Emergency access walkway. Provide an emergency access walkway leading from fire apparatus access road to exterior opening per the CFC; access walkway must be able to accommodate a 20-foot long ladder. Landings shall be provided beneath rescue windows or Revised 7 DECEMBER 2021 --VE 2
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doors to provide fire department access around the home. The architectural and landscape design shall omit any present or future obstructions that may hinder access and placement of fire department ladders.

9. Emergency escape. Basements and sleeping rooms below the fourth story above grade plane shall have at least one exterior emergency escape and rescue opening in accordance with the CBC.
b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements)  1.
c. SUGGESTED CONDITIONS: (may or may not be adopted by the Hearing Officer)  1.

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CITY OF GLENDALE

FROM: Cassandra Pruett, Planner Tel. # 818-937-8186
PROJECT ADDRESS: 246 N. Jackson St.

Applicant: Farzin Maly
Property Owner: Artshar LLC
PROJECT DESCRIPTION:

PLEASE CHECK:

ENTITLEMENT(S) REQUESTED
Variance Case No.:

AUP/CUP Case No.:

ADR/DRB Case No.:

Tentative Tract/Parcel Map No.:

Zone Change/GPA:

Other PDBP2120753
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INTER-DEPARTMENTAL COMMUNICATION

COMMENTS:
 This office DOES NOT have any comment.
 This office HAS the following comments/conditions.  (See attached Dept. Master List) Date: 01-03-2022
Print Name: Sarkis Hairapetian
Title: Pr. B.C.S. Dept. B&S Tel.: X-3209
Conditions:
 1. That all necessary permits shown below to be obtained from Building and Safety Division.
a. Planning/Zoning.
b. Building.
c. Fire,
d. Engineering.
e. Grading.
f. Other..
 2. That all necessary permits shall be in compliance with the following current code.

A. GBSC-2020, Glendale Building Standards Code
B. CBC-2019. California Building Code
C. CMC-2019. California Mechanical Code
D. CEC-2019. California Electrical Code
E. CPC-2019. California Plumbing Code
 3. That State Accessibility Standards be met per CBC-2019, as required by the Building and Safety Division.
 4. A two-way communication system per CBC-2019 Sec. 1009.8 is required.  5. That additional or other building code requirements or specific code requirements (i.e.

CA Green Building Code, etc.) will be required upon submittal of plans for building plan check and permit.
a. Electric vehicle (EV) charging for new construction. New construction shall comply with Glendale’s CALGreen Sections 4.106.4.3 (items #7 ) to facilitate the future installation and use of electric vehicle (EV) chargers. Electric vehicle supply equipment (EVSE) when installed, shall be in accordance with the California Electrical Code.
 6. Comply with GBSC-2020, section 117 for “Refuse and Recycling Storage” rooms.  7. The proposed improvements shall not increase the amount of storm water runoff to Revised 7 DECEMBER 2021 --VE 2
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the Neighboring properties. Hydrology and hydraulic calculations shall be submitted to the City for review and approval.
 8. Provide Low Impact Development (LID) Report, per LID Development Standards.

Hydrology and hydraulic calculations shall be submitted to the City for review and approval.
 9. For additional and detailed information on Low Impact Development (LID), please refer to “Glendale Municipal Code”: Click on the link below http://qcode.us/codes/glendale/ go to Title 13, PUBLIC SERVICES, then go to sub section 13.43 “LOW IMPACT DEVELOPMENT STANDARDS (LID)”
 10. All Designated Projects must retain 100 percent of the SWQDv on-site through infiltration, evapotranspiration, stormwater runoff harvest and use, or a combination thereof unless it is demonstrated that it is technically infeasible to do so. Any proposed drainage infrastructures shall be constructed per City standards.  11. Obtain a separate Grading Permit.
 12. After the initial plan check submittal, additional requirements shall/will apply accordingly.

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CITY OF GLENDALE

FROM: Cassandra Pruett, Planner Tel. # 818-937-8186
PROJECT ADDRESS: 246 N. Jackson St.

Applicant: Farzin Maly
Property Owner: Artshar LLC
PROJECT DESCRIPTION:

PLEASE CHECK:

G. INFORMATION SERVICES
A. CITY ATTORNEY (Wireless Telecom)
B. COMMUNITY DEVELOPMENT: H. PUBLIC WORKS (ADMINISTRATION):
 (1) Building & Safety X
X
 (1) Engineering & Land
X Development



(2) Neighborhood Services
(3) Design Review & Historic
(4) Economic Development




(2) Traffic & Transportation
(3) Facilities (city projects only)
X (4) Integrated Waste
X 

(5) Housing (5) Maintenance Services/Urban
Forester (6) Urban Design & Mobility
J. GLENDALE POLICE D. COMMUNITY SERVICES/PARKS:

X E. FIRE ENGINEERING (PSC) K. OTHER:
 (1) STATE-Alcohol Beverage
F. GLENDALE WATER & POWER: Control (ABC)
X
X


(1) Water 

(2) Tribal Consultations (EIFs)
(2) Electric (3) City Clerk’s Office

ENTITLEMENT(S) REQUESTED
Variance Case No.:

AUP/CUP Case No.:

ADR/DRB Case No.:

Tentative Tract/Parcel Map No.:

Zone Change/GPA:

Other PDBP2120753
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INTER-DEPARTMENTAL COMMUNICATION

COMMENTS:
 This office DOES NOT have any comment.
 This office HAS the following comments/conditions.  (See attached Dept. Master List) Date: April 22, 2022
Print Name: Mike Fortney / Michelle Shahnazarians / Aaron Brownell Title: Principal Housing Project Manager / Administrative Analyst / Hourly City Worker Dept. Housing Tel.: (818) 548 3723 / (818) 550 4505 / (818) 550 4530 a. ADDITIONAL COMMENTS:
 1. Applicant has proposed the development of a new, density bonus rental housing project totaling eleven (11) residential dwelling units (the “Project”). The Project will provide a total of one (1) affordable unit (14 percent of the total number of units of the base density of 6.01 (rounded up to 7)) to very low income households.

The Project is located in the R-1250 (High Density Residential) zone. The Project site (APN 5642-018-039) has a lot area of 7,512 square feet. Sites zoned R-1250 are permitted one (1) unit per 1,250 square feet, which permits a maximum density of 35 units per acre. By right, Applicant has a base density of 7 units (7,512 / 1,250 = 6.01 rounded up).

Per State Density Bonus Law (CA Govt Code § 65915), an applicant is ineligible for a density bonus or any other incentives / concessions if a project is proposed on a parcel with rental dwelling units that have been vacated or demolished within five (5) years from the project’s development application, or have been occupied by lower or very low income households, unless the proposed project replaces those units.

If the rental dwelling units have been vacated or demolished within a five (5) - year period preceding the project’s development application, the proposed project is required to provide the same number of units of equivalent size (i.e., the same total number of bedrooms as the units being replaced) as affordable to the same or lower income households in occupancy during such time. If the incomes are unknown to the applicant, there is an established rebuttable presumption per HUD’s Comprehensive Housing Affordability Strategy database.

This presumption amounts to 37% of renter households at or below 80% area median income.

Replacement unit calculations resulting in fractional units are rounded up.

Per the Los Angeles County Assessor, the Project site contains three (3) residential dwelling units at one-bedroom each. The Project site was purchased on September 2, 2020 and Revised 7 DECEMBER 2021 --VE 2
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Applicant submitted a development application to Planning (PMPA2016969) on October 22, 2020. Applicant has provided Housing staff supporting documentation in the form of a Grant Deed, Real Estate Withholding Statements, an Addendum, Tenant Estoppel Certificates and Mutual Termination of Rental Agreements to confirm owner-occupancy of one (1) residential unit above 80% area median income and the vacancies of the remaining two (2) residential units. By applying the established rebuttable presumption of 37% to the two (2) remaining vacant residential units, one replacement unit is required under State Density Bonus Law (37% x 2 = .74 (rounded up to 1)).

Applicant is entitled to a forty-six point twenty-five percent (46.25%) density bonus by providing one (1) very low income unit (14 percent of the base density of 7 = .95 (rounded up to 1)). This request complies with State Density Bonus Law, which allows up to a forty-six point twentyfive percent (46.25%) density bonus, as well as two (2) incentives in exchange for the provision of a fourteen percent (14%) affordability level of very low income units. By providing one (1) very low income unit, Applicant also meets the replacement unit requirement under State Density Bonus Law. With a forty-six point twenty-five percent (46.25%) density bonus, the Project is permitted eleven (11) units (7 (rounded up from 6.01) x 1.4625 = 10.24 (rounded up to 11)). With a fourteen percent (14%) affordability level, Applicant is entitled to two (2) concessions. By right, Applicant has requested two (2) concessions: (1) increase in height and stories; and (2) reduction in setbacks.

As currently designed, the Project contains five (5) one-bedroom units and six (6) two-bedroom units, which amounts to seventeen (17) bedrooms total. The Project must generate 2 bedrooms to Housing ((17 bedrooms / 11 total units) x 1 affordable unit = 1.54 rounded up to 2). As such, one (1) affordable unit with two (2) bedrooms must be selected. Applicant has proposed Unit 204, which consists of two (2) bedrooms. Housing preliminarily approves Unit 204 as the affordable unit.

Applicant has requested an automatic parking concession under CA Govt Code § 65915(p) and GMC 30.36.090(B). CA Govt Code § 65915(p) preempts GMC 30.36.090(B). CA Govt Code § 65915(p)(2)(A) provides that upon the request of an applicant, the required vehicle parking ratio, inclusive of handicapped and guest parking, is not to exceed one-half (0.5) space per unit of a development providing at least eleven percent (11%) very-low income units located within one-half (0.5) mile of a major transit stop with unobstructed access. The Project proposes eleven (11) residential dwelling units. Should the Project be located within one-half (0.5) mile of a major transit stop with unobstructed access, then the parking concession per CA Govt Code § 65915(p)(2)(A) would amount to a minimum of six (6) residential parking spaces (11 units x 0.5 = 5.5 rounded up to 6).

Alternatively, pursuant to CA Govt Code § 65915(p)(1), an applicant of a housing development meeting the minimum requirements to qualify for a density bonus may apply for a parking concession, inclusive of handicapped and guest parking, pursuant to the following ratios: one (1) on-site parking space per unit for zero to one bedroom units and one and one-half (1.5) onsite parking spaces per unit for two to three bedroom units. The Project proposes a unit mix of five (5) one-bedroom units and six (6) two-bedroom units. Based on the number of units and bedrooms provided, the parking concession per CA Govt Code § 65915(p)(1) requires a minimum of fourteen (14) residential parking spaces ((5 units x 1 = 5) + (6 units x 1.5 = 9) = 14)). The Project exceeds the minimum requirement per CA Govt Code § 65915(p)(1), and proposes to provide fifteen (15) parking spaces total. Accordingly, the Project meets and exceeds the parking requirements under CA Govt Code § 65915(p)(1).

Per GMC 30.35, the Inclusionary Zoning Ordinance (the “IZO”) requires a housing development (a rental development project with a base density of eight (8) or more dwelling units proposed to be constructed in the City) to provide fifteen percent (15%) of the units as Revised 7 DECEMBER 2021 --VE 3
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affordable to low-income households. With a base density of seven (7) units, the Project is not subject to the IZO.

Per GMC 4.11, the Affordable Housing Commercial Development Impact Fee (the “Commercial DIF”) is not applicable to the Project as the Project does not entail a permitted commercial component.

Miscellaneous Comments: Per CSI, Planning has collected Housing’s Density Bonus Agreement Fee and Density Bonus Housing Plan Fee (collectively, $5,305). Prior to Planning’s potential issuance of a Density Bonus Decision Approval Letter (the “Letter”), Housing is to work with Planning to attach the Project’s Density Bonus and Inclusionary Housing Plan to such Letter.
b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements)  1.
c. SUGGESTED CONDITIONS: (may or may not be adopted by the Hearing Officer)  1.

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CITY OF GLENDALE

FROM: Cassandra Pruett, Planner Tel. # 818-937-8186
PROJECT ADDRESS: 246 N. Jackson St.

Applicant: Farzin Maly
Property Owner: Artshar LLC
PROJECT DESCRIPTION:

PLEASE CHECK:

ENTITLEMENT(S) REQUESTED
Variance Case No.:

AUP/CUP Case No.:

ADR/DRB Case No.:

Tentative Tract/Parcel Map No.:

Zone Change/GPA:

Other PDBP2120753
Revised 7 DECEMBER 2021 --VE 1
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INTER-DEPARTMENTAL COMMUNICATION

COMMENTS:
 This office DOES NOT have any comment.
 This office HAS the following comments/conditions.  (See attached Dept. Master List) Date: December 28, 2021
Print Name: Pastor Casanova, T.E.

Title: Principal Traffic Engineer
Tel.: 818-937-8324
CC: Mark Anthony Bueno, P.E.

Dept. Public Works-Traffic Engineering
a. ADDITIONAL COMMENTS:
 1. A local transportation analysis is not required for this project. The currently proposed project is estimated to generate less than 50 net peak-hour trips.  2. Any proposed fence/wall adjacent to the drive aisle leading to subterranean parking shall not block visibility of pedestrians on the sidewalk. b. CASE SPECIFIC CODE REQUIREMENTS: (these are not standard code requirements)  1.
c. SUGGESTED CONDITIONS: (may or may not be adopted by the Hearing Officer)  1. The contractor shall not store trash bins, construction equipment, construction materials, or construction vehicles (concrete truck, dump truck, etc.) on City’s Right-OfWay (sidewalk, parkway, or street) without first obtaining a “Street-Use” permit from the Public Works - Engineering Division. Permit must be displayed at job site.  2. An approved Construction Traffic Control plan shall be required for use during project construction. The plan shall identify all traffic control measures, signs, and delineators to be implemented by the construction contractor through the duration of demolition and construction. The plan shall also identify contractor information, hours of construction, construction worker parking information, as well as the proposed haul route.

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From: Zohrehvand, Fred <[email protected]>
Sent: Tuesday, February 15, 2022 2:11 PM
To: Pruett, Cassandra <[email protected]>
Subject: FW: Fw: 246 N. Jackson Apartment Project- VMT Technical Memo Hi Casandra:

I just received an email from Art. The VMT analysis was prepared by JB associate and sent to me on January 15th. However, I didn’t not get the email, Jano misspelled my last name- see belowThe attached VMT analysis for 246 N. Jackson Apartment Project - is accurate and approved. I have no further comment.

Please let me know if you have any questions.

Thanks
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1 CITY OF GLENDALE, CALIFORNIA

REPORT TO THE PLANNING HEARING OFFICER

AGENDA ITEM
Report: Density Bonus Review
Location: 246 North Jackson Street
Legal Description: Lot 2 in Block 6 of Town of Glendale Tract Case Number: PDBP2120753
Applicant: Farzin Maly
Owner: Artshar, LLC
Approved for June 1, 2022

ADMINISTRATIVE ACTION
Prepared by:

Cassandra Pruett, AICP, Planner
Reviewed by:

Vilia Zemaitaitis, AICP, Principal Planner

PROJECT DESCRIPTION
The applicant is requesting approval of a density bonus, pursuant to State and City Density Bonus Law, to construct a new 9,760 square-foot (SF), three-story,11-unit rental housing project, with two incentives and two waivers, with one unit being reserved for very low income households (see project plans at Exhibit 2). The two incentives are for additional height/stories and reduced setbacks, and the two requested waivers are for additional FAR and decreased unit size. The project qualifies for reduced parking inclusive of guest and handicapped spaces, under the State Density Bonus Law and GMC 30.36.090. Development of the project includes demolition of an existing threeunit multi-family building (constructed in 1946), and will require Design Review Board approval.
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2 The Developer will be required to enter into a Density Bonus Housing Agreement (“DB Agreement”) which will require that 14 percent of the units (one unit) be made affordable to very low income households. The DB Agreement with the City will be a recorded restriction on the property on which the affordable units and density bonus units are constructed. In addition, the DB Agreement will run with the land and bind all future owners and successors in interest.

INCENTIVES

1. Maximum Height/Stories
Requested: The applicant is requesting an incentive to allow a maximum height of 37’-6” and three stories.

Required: In the R-1250 Zone, on lots having a width of 90 feet or less, a maximum of 26 feet and two stories are allowed.

2. Setbacks

Requested:

Street Side: Zero feet and 4 inches minimum and average on the subterranean parking level; 4 feet minimum and 8’ average on the first floor; 4 feet minimum and 7’-8” average on the second floor; 4 feet minimum and 8’-10” average on the third floor.

Interior: 5 feet minimum and an average of 10’-9” on the second floor.

Required:

Street Front: 20 feet minimum and an average of 23 feet for any garage or first residential floor; not less than 23 feet and an average of 26 feet for the second and third residential floors.

Street Side: 5 feet minimum and an average of 8 feet for the first residential floor; not less than 8 feet and an average of 11 feet for the second residential floor; and not less than 11 feet and an average of 14 feet for the third residential floor.

Interior: 5 feet minimum and an average of 8 feet for the first residential floor; not less than 8 feet and an average of 11 feet for the second residential floor; 440 of 1003
3 and not less than 11 feet and an average of 14 feet for the third residential floor.

No setback required for subterranean parking garage.

WAIVERS

1. Floor Area Ratio (FAR)
Requested: Maximum 1.32 (9,760 SF)
Required: Maximum 1.2 (8,904 SF)

2. Dwelling Unit Size
Requested: Minimum 574 SF for one-bedroom units and 768 SF for twobedroom units:

Unit Number # Bedrooms Floor Area (SF)
102 1 574
103 1 574
202 1 574
203 1 574
204 2 768
302 1 574
303 2 768
Required: Minimum 600 SF for efficiency and one-bedroom units; 800 SF for two-bedroom units

ENVIRONMENTAL DETERMINATION
This project is categorically exempt from California Environmental Quality Act (CEQA) review as a Class 32 In-Fill Development Project per CEQA Guidelines Section 15332, because the project is consistent with the General Plan and Zoning Code; occurs within city limits on a project site of less than five acres surrounded by urban uses; is on a site with no value as habitat for endangered, rare or threatened species; upon approval would not result in any significant impacts relating to traffic, noise, air quality, or water quality; and can be adequately served by all required utilities and public services. See Exhibit 5 for further information.

RECOMMENDATION
Staff recommends approval of the two incentives: 1) to exceed maximum height and stories and 2) to decrease setbacks on all sides; and staff recommends approval of the two waivers: 1) to exceed maximum allowed floor area ratio (FAR) and 2) to provide seven units with less than the required minimum dwelling unit size. 441 of 1003
4 SITE CONTEXT
General Plan: High Density
Zone: R-1250 (High Density Residential)
Description of Existing Properties and Uses: The site is located on the southeast corner of North Jackson Street and East California Avenue, on a relatively flat lot 7,512 SF in size; there is a slight slope across the lot from the north-east corner to the southeast corner of the property. The lot is currently developed with a two-story multi-family building, constructed in 1946, with three units. The building is not identified as a historic resource. There are no indigenous protected trees per GMC 12.44 on or within 20 feet of the site.

Neighboring Zones and Uses:

Zoning Existing Uses
North R-1250 One-story multi-family
South R-1250 Two-story multi-family
East R-1250 Two-story multi-family
West R-1250 Two-story multi-family
Project Site R-1250 Three-story multi-family
See Exhibits 1 and 3 for location map and photos.

Previous Permits for the Site:

November 9, 1945 – Building permit # 23939 issued to build a two-story duplex with a four-car garage on the first floor.

February 9, 1951 – Building permit #39591 issued to convert two garage spaces and a store room to a residential unit.

April 22, 1971 – Building permit #69216 issued to demolish a one-story, 700 SF dwelling.

COMMENTS FROM OTHER CITY DEPARTMENTS
Comments were received from Community Development Department (Building and Safety, Housing, and Transportation Planning), Public Works Department (Traffic, Engineering and Land Development, and Urban Forestry), Fire Department, Community Services and Parks Department, and Glendale Water & Power - Electrical and Water Engineering (see Exhibit 4 for further information). Comments related generally to standard comments and conditions required for all projects with a few notable requirements as summarized below: 442 of 1003
5 Public Works Engineering & Land Development – Street dedication required at corner of California Ave/Jackson St to accommodate ADA-compliant handicap ramp Public Works Urban Forestry – Four street trees required (three on California Avenue and one on Jackson St, two of which will replace existing trees impacted by project construction).

GWP Electric – On-site transformer vault facility required GWP Water – Backflow prevention devices and associated equipment required Fire – Fire sprinkler and alarm system and connections, backflow prevention device and equipment, elevator size and access to accommodate gurney, emergency access walkway required.

REQUIRED FINDINGS OF FACT
FOR A DENSITY BONUS INCENTIVE OR CONCESSION:

Pursuant to Glendale Municipal Code Section (GMC §) 30.36.080(A), the director of community development shall grant the requested incentives or concessions, unless they make written findings, based upon substantial evidence, of any one (1) or more of the following:

1. The incentive or concession does not result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents.

2. The incentive or concession will have a “specific adverse impact upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to lowincome and moderate-income households. As used herein, “specific adverse impact upon public health or safety” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete. Inconsistency with the zoning ordinance or the land use designation in the general plan shall not constitute a specific, adverse impact upon public health or safety.

3. The incentive or concession will be contrary to state or federal law. The granting of an incentive or concession shall not require or be interpreted, in and of itself, to require a general plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, “study” does not include reasonable documentation to establish eligibility for the concession or 443 of 1003
6 incentive or to demonstrate that the incentive or concession meets the definition.

FOR A DENSITY BONUS WAIVER:

Pursuant to GMC §30.36.080(B), the hearing officer shall grant the request for waivers or reductions in development standards pursuant to this section only if he or she makes all of the following written findings:

1. The application of said development standard(s) will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted pursuant to this chapter;

3. The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources; and

4. The waiver or reduction in development standards will not be contrary to state or federal law.

ANALYSIS OF REQUEST
The project consists of demolishing the existing three-unit multi-family building, and constructing a new 9,760 SF, three-story, 11-unit (with seven base units and four density bonus units) multi-family building on a 7,512 SF lot in the R-1250 Zone (High Density Residential Zone). One unit will be reserved for very low income households.

The project is not subject to the City’s Inclusionary Zoning Ordinance per GMC §30.35, which requires a housing development (a rental development project with a base density of eight or more dwelling units proposed to be constructed in the City) to provide fifteen percent of the units as affordable to low-income households. With a base density of seven units, the project is not subject to this code section.

The project qualifies as a density bonus project per State Density Bonus Law (Gov’t Code §65915) and City Density Bonus Law (GMC §30.36.050), because according to the project’s Density Bonus Housing Plan, the project provides at least 5% of the total units (not including the density bonus units) of the housing development for very low income households, as defined in the California Health and Safety Code §50105. The project provides one affordable unit to very low income households (one of seven units 444 of 1003 7 = 14%), which exceeds the 5% minimum. Therefore, it qualifies as a density bonus project.

Per State Density Bonus Law, an applicant is ineligible for a density bonus or any other incentives/concessions if a project is proposed on a parcel with rental dwelling units that have been vacated or demolished within five years from the project’s development application, or have been occupied by lower or very low income households, unless the proposed project replaces those units. The City of Glendale Housing Division reviewed the applicant’s documentation of the existing housing units and under this code section determined one replacement affordable unit is required to be provided. Since one affordable (to very low income households) unit is being provided, the project complies with this code section.

The applicant is requesting a 46.25% density bonus for a total of 11 units. Per State Density Bonus Law (Gov’t Code §65915(f)(2)), a project qualifies for the requested

46.25% density bonus if it provides at least 14% of the total number of units (not including the density bonus units) as affordable to very low income households. The project’s zone (R-1250) permits a maximum density of 34 units per acre (one unit per 1,250 SF). Based on the lot area of 7,512 SF, a total of 7 units (6.01 rounded up) are permitted as the baseline density. The applicant is providing 14% of the total number of units as affordable housing (14% of 7 = 1) and therefore is requesting a 46.25% density bonus of four additional units (46.25% of 7 = 3.2 rounded up to 4). This results in 11 units.

The applicant is requesting two incentives/concessions. Per State Density Bonus Law (Gov’t Code §65915(d)(2)(B)) and GMC 30.36.070, a project qualifies for two incentives/concessions if it provides at least 10% of the total units for very low income households. Since the project includes 14% affordable units toward very low income households, it qualifies for two incentives, which are described in the below section.

Per State Density Bonus Law, the City shall not require parking spaces in excess of one-half parking space (inclusive of handicapped and guest parking) per unit if the project is located within one-half mile of a major transit stop, as defined in subdivision (b) of Section 21155 of the California Public Resources Code (“the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods”), and there is unobstructed access to the major transit stop from the housing development. The applicant has demonstrated the project qualifies for this parking concession because the project is located 0.4 miles from the intersection of North Glendale Avenue and East Broadway.

The Glendale/Broadway intersection is served by the Beeline Route 4, which runs north/south and east/west between the Glendale Galleria and the Glendale Transportation Center, the central transportation hub for the City of Glendale, and Metro Bus Route 180/181, a regional route running primarily east/west from Pasadena to Hollywood. Both lines have a service interval of less than 15 minutes during peak commute periods. Under this provision, the project is required to provide six parking spaces (0.5 space x 11 units). The project provides 14 parking spaces. 445 of 1003
8 INCENTIVES/CONCESSIONS
The applicant is requesting two incentives/concessions: 1) to exceed maximum height and stories and 2) to decrease setbacks on all sides.

1. Maximum Height/Stories
Required: In the R-1250 Zone, on lots having a width of 90 feet or less, a maximum of 26 feet and two stories are allowed.

Requested: The applicant is requesting an incentive to allow a maximum height of 37’- 6” and three stories.

2. Setbacks

Required:

Street Front: 20 feet minimum and an average of 23 feet for any garage or first residential floor; not less than 23 feet and an average of 26 feet for the second and third residential floors
Street Side: 5 feet minimum and an average of 8 feet for the first residential floor; not less than 8 feet and an average of 11 feet for the second residential floor; and not less than 11 feet and an average of 14 feet for the third residential floor
Interior: 5 feet minimum and an average of 8 feet for the first residential floor; not less than 8 feet and an average of 11 feet for the second residential floor; and not less than 11 feet and an average of 14 feet for the third residential floor.

No setback required for subterranean parking garage.

Requested:

Street Front: 4’-4” minimum and an average of 15’-10” on the subterranean parking level; 20 feet minimum and an average of 23 on the first floor; 20 feet minimum and an average of 26 feet on the second and third floor Street Side: Zero feet and 4 inches minimum and average on the subterranean parking level; 4 feet minimum and 8’ average on the first floor; 4 feet minimum and 7’-8” average on the second floor; 4 feet minimum and 8’-10” average on the third floor
Interior: 5 feet minimum and an average of 10’-9” on the second floor As a note, although the applicant is requesting the above setback concessions, the project also provides setbacks in excess of code requirements on various 446 of 1003
9 sides/levels of the building. This is the case primarily on the interior setbacks which are adjacent to other housing developments, and thus allows additional spacing between buildings.

The requested incentives for additional height/stories and reduced setbacks are required in this case to allow for additional buildable area to provide more units that would reduce the costs to the developer of providing the affordable unit. The savings that the developer will realize will allow the affordable housing costs to be reduced to a point where the development will be economically feasible. The additional height/story and reducing the required setbacks will allow for the proposed density and appropriately sized apartment units with sufficient on-site parking to attract families to the project and reduce unit turnover.

These incentives enable the project to be economically feasible for the following reasons:

A) To facilitate the proposed design and programming and ensure architectural character that complies with the City's Design Guidelines, including distinct and separate common open spaces with amenities both on the building's ground level and also on the third floor deck, including provision of a required elevator, the applicant is proposing a 37’-6” high building. The additional height is necessary for the elevator shaft to provide access to the units and to the common open space on the third floor, and the additional building height/stories will enable the construction of additional buildable area to provide more units that will reduce the overall costs per unit of the project and thereby enable the creation of a very low income affordable unit.

B) The reduction in the subterranean parking garage setbacks will enable the construction of additional parking spaces that will improve the viability and marketability of the project. The additional parking spaces will enable the project to better compete with its surrounding competition. Furthermore, the increased parking ratio will benefit the project from fewer unit turnovers and hence a more stable financial pro forma and revenue stream. The improved financial pro forma and revenue stream will offset the cost of providing the units at an affordable rent.

The two incentives will reduce costs to the applicant of providing an affordable unit by creating construction efficiencies and cost reductions from allowing the construction of a greater number of units and improving the viability of the project. The additional units will result in actual and identifiable cost reductions because the additional units will take advantage of construction efficiencies when being built, and will generate rental income to offset the cost of providing the unit at an affordable rent. Without these incentives, the applicant would not be able to provide the additional affordable unit.

The incentives would not have a specific adverse impact upon the public health and safety or the physical environment or on any real property listed in the California 447 of 1003
10 Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to low-income or moderate-income households.

The existing three units and attached garages on the site which are proposed to be demolished have not been identified as being historically or culturally significant and the project does not impact any real property listed on the California Register of Historical Resources. The project is exempt from the California Environmental Quality Act as a Class 32 Infill Exemption and no significant environmental impacts have been identified. The project is designed to comply with the various sections of the Glendale Municipal Code as administered by different City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). Aside from the two incentive/concession requests and waivers, the project otherwise fully complies with the Zoning Code (GMC Title 30).

The project’s impact in terms of increased height/stories and reduced setbacks are mitigated by certain factors. The project is located on a corner lot with two sides adjacent to a street, and one side adjacent to an alley. These public rights of way that are open to the sky provide a buffer of air and light and visual massing that mitigates the impact of the three-story building in a two-story neighborhood. And although the overall height is 37’-6”, the predominant building height is 35 feet which slightly reduces the apparent height. Furthermore, the building uses several design techniques that reduce the apparent massing and scale of the building, including the central part of the building which features a two-story massing, a variation in building form and façade planes that break up the massing, and a variety of exterior finish materials to help break up the apparent massing. Finally, the building provides setbacks in excess of code requirement on various sides/floors of the building to help compensate for the reduced setbacks in other areas, particularly on the south side of the building which is adjacent to another (two-story) apartment building. The provision of additional housing and affordable housing benefits the public health and safety, and is consistent with the General Plan Housing Element goals of providing a wide range of housing types including affordable housing.

The incentives will not be contrary to state or federal law and do not require any other discretionary entitlement other than design review approval. The project complies with State Density Bonus Law, the California Environmental Quality Act (CEQA), and the City’s Density Bonus Ordinance, and is designed to comply with the various sections of the Glendale Municipal Code as administered by City Departments (e.g.

Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). No other known federal or state laws would be in conflict with granting of the incentives/concessions.

According to state law and GMC 30.36.080, the two requested incentives must be granted because there is no substantial evidence that: 1) The incentive or concession does not result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents; 2) The incentive or concession will have a “specific adverse impact upon public health and safety,” or the physical environment or on any real property that is listed in the California Register of 448 of 1003
11 Historical Resources; and 3.) The incentive or concession will be contrary to state or federal law.

WAIVERS
Per State Density Bonus Law and GMC 30.36.040 and 30.36.080.B, an applicant may request waivers or reductions in development standards in addition to the incentives or concessions requested. Under this provision, the applicant is requesting two waivers:
1) to exceed maximum allowed floor area ratio (FAR) and 2) to provide seven units with less than the required minimum dwelling unit size.

1. Floor Area Ratio (FAR)
Required: Maximum 1.2 (7,420 SF net lot size after dedications multiplied by 1.2 = 8,904 SF)
Requested: Maximum 1.32 (9,760 SF)

2. Dwelling Unit Size
Required: Minimum 600 SF for efficiency and one bedroom units; 800 SF for two bedroom units
Requested: Minimum 574 SF for one-bedroom units and 768 SF for two-bedroom units:

Unit Number # Bedrooms Floor Area (SF)
102 1 574
103 1 574
202 1 574
203 1 574
204 2 768
302 1 574
303 2 768
The four required findings can be made in support of the requested waivers for increased FAR and reduced unit size, as described below.

The application of said development standards will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted pursuant to GMC Chapter 30.36. The requested waivers are required to allow provision of a more balanced unit mix that will improve the project’s financial pro forma and allow the creation of an affordable unit. The requested waivers will allow for the creation of one-bedroom dwelling units versus the creation of studio dwelling units and the creation of two-bedroom units versus one-bedroom units. 449 of 1003
12 In fact, without the waivers, the project would only be able to feature studio and onebedroom units, which would negatively impact the financial viability of the project. As an example, unit 102 is 26 SF shy of the minimum 600 SF requirement for a one-bedroom unit. However, unit 102 is a functional contemporary one-bedroom urban in-fill unit. As designed, the 26 SF is inconsequential since the unit has a functional kitchen, a functional living area, an above average bedroom area, a private bathroom, a private washer and dryer and adequate storage/closet area. However, without the requested waiver, all five of the proposed one-bedroom units of the project would be categorized as studios versus one-bedroom dwelling units. Similar reasoning applies to the twobedroom units, which otherwise would be categorized as one-bedroom units. The potential revenue stream of the project, hence the financial viability of the project, is drastically improved when these five units are rented out as one- and two-bedroom units instead of studios and one-bedroom units. The increased number of bedrooms incorporated into the project will improve the viability and financial pro forma of the project and will enable the creation of a very low income affordable unit. In addition, the increased number of bedrooms will improve and will balance the project’s unit mix, thereby attracting families to the project and reducing future unit turnover. Without the requested waivers, the project would not be financially viable and complying with the development standard would have the effect of physically precluding the housing development at the density and with the requested incentives/concessions.

The waiver or reduction in development standards will not have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. The project is exempt from the California Environmental Quality Act and no significant environmental impacts have been identified. The project is designed to comply with the various sections of the Glendale Municipal Code as administered by different City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). Aside from the two incentive/concession requests and waivers, the project otherwise fully complies with the Zoning Code (GMC Title 30). Further, the provision of additional housing and affordable housing benefits the public health and safety, and is consistent with the General Plan Housing Element goals of providing a wide range of housing types including affordable housing.

The project’s impact in terms of increased FAR and decreased minimum unit sizes are mitigated by certain factors. The project is located on a corner lot with two sides adjacent to a street, and one side adjacent to an alley. These public rights of way that are open to the sky provide a buffer of air and light and visual massing that mitigates the impact of the building that features a higher than code-allowed FAR. Furthermore, the building uses several design techniques that reduce the apparent massing and scale of the building, including a variation in building form and façade, and a variety of exterior finish materials that help break up the apparent building size. The reduced unit sizes (574 SF instead of 600 SF and 768 SF instead of 800 SF) are just 4% shy of the required size, a relatively insubstantial amount. Further, there has been increased interest in the housing market for smaller units and/or micro-housing that lend support to the proposal in order to assist in the provision of affordable housing. 450 of 1003
13 The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources. The existing three units and attached garages on the site which are proposed to be demolished have not been identified as being historically or culturally significant and the project does not impact any real property listed on the California Register of Historical Resources.

The waiver or reduction in development standards will not be contrary to state or federal law and do not require any other discretionary entitlement other than design review approval. The project complies with State Density Bonus Law, the California Environmental Quality Act (CEQA), and the City’s Density Bonus Ordinance, and is designed to comply with the various sections of the Glendale Municipal Code as administered by City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). No other known federal or state laws would be in conflict with granting of the incentives/concessions.

EXHIBITS

1. Location Map

2. Project Plans

3. Photos of Project Site and Surrounding Development

4. Departmental Comments

5. Class 32 Infill CEQA Exemption Write-up

6. Draft Findings of Fact and Conditions of Approval
451 of 1003
PAGE 1 OF 4
CEQA Exemption Justification
246 North Jackson Street
Density Bonus Case Number PDBP2120753
PROJECT LOCATION: 246 North Jackson Street, Glendale, CA 91206 PROJECT DESCRIPTION: Density Bonus to construct a new 3-story, 11-unit, 9,760 square-foot (SF) residential building, featuring 10 market rate units and one affordable unit with a one-level subterranean garage on a 7,512 SF lot in the R-1250 Zone. The existing three-unit multi-family building built in 1946 will be demolished.

CEQA REVIEW: The proposed residential project, located at 246 North Jackson Street, is exempt from CEQA as a Class 32 “In-fill Development Projects” exemption, pursuant to § 15332 of the State CEQA Guidelines.

CCR § 15300.2. EXCEPTIONS
(c) Significant Effect. A categorical exemption shall not be used for an activity where there is a reasonable possibility that the activity will have a significant effect on the environment due to unusual circumstances.

There are no unusual circumstances associated with the project. The existing site is developed with a three-unit multi-family building (not a historic resource) to be demolished and replaced with an 11-unit multi-family project utilizing density bonus incentives due to the project providing affordable housing and being located near transit.

The site is located on the southeast corner of North Jackson Street and East California Avenue, on a relatively flat lot in an urbanized area with similar and complimentary uses (i.e., multi-family housing) in the immediate project vicinity.

The property is zoned R-1250 (High Density Residential Zone), and the proposed housing development is permitted in this zone and complies with the zoning code development standards considering density bonus provisions.

As indicated in the City’s Safety Element, the project site is not within a liquefaction zone, landslide hazard zone, dam inundation zone, fault hazard zone or fire hazard zone.

CCR § 15332. IN-FILL DEVELOPMENT PROJECTS
Class 32 consists of projects characterized as in-fill development meeting the conditions described in this section.
(a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.

EXHIBIT 5
452 of 1003
PAGE 2 OF 4
The project is consistent with the General Plan designation (High Density) and zoning designation (R-1250, High Density Residential Zone), which is described as being intended for high-density residential development with a minimum of 1,250 square feet of lot area per dwelling unit. The project complies with the zoning code development standards considering density bonus provisions in GMC 30.36.

All other elements of the General Plan will not be impacted as a result of the project. The project site has not been slated for open space or recreation, and will operate within compliance with the Noise Element thresholds. The Circulation Element identifies Jackson Street between Glenoaks Boulevard and Colorado Street as an Urban Collector, a fully developed street that can adequately handle the traffic circulation around the site.

Vehicular access to the site will be from a new driveway entrance from Jackson Street.

Additionally, the City’s Traffic Engineer reviewed the project and determined that no significant increase in traffic would occur as a result of the project, as it would not generate a significant increase in the number of vehicle trips to and from the site. (b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.

The project site is located within City of Glendale limits and is 7,512 SF (0.17 acres) in size, which is far less than five acres. The site is located in the City’s downtown area near two of the City’s main thoroughfares (Glendale Avenue and Colorado Street). The site is surrounded by high-density residential development.
(c) The project site has no value as habitat for endangered, rare or threatened species.

The project is located in an area that has been heavily urbanized for decades. Natural vegetation does not exist on-site. The site is surrounded by densely developed urban properties and is unsuitable for use as a wildlife habitat due to its location. 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 Wildlife 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.
(d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.

Traffic
The project site is served by two streets: North Jackson Street and East California Avenue.

The City’s Traffic Engineer reviewed the proposed project and commented the proposed project does not require a local transportation analysis and the project is estimated to generate less than 50 net peak-hour trips, and recommended a condition of approval that 453 of 1003
PAGE 3 OF 4
the wall along the driveway to the subterranean garage not block visibility to pedestrians on the sidewalk. Therefore, the project has been designed to ensure the wall complies with this condition.

The applicant provided a VMT analysis demonstrating the project will generate 70 daily vehicle trips (less than the 145 daily trip threshold), which is considered to cause a lessthan-significant transportation impact and would not require a more detailed VMT analysis per the City’s Transportation Impact Guidelines.

A Construction Traffic Management Plan will be required to be submitted to the City’s Public Works Department for review and approval prior to project construction. The Construction Traffic Management Plan will include a Construction Traffic Control Plan, a Construction Parking Plan, a Haul Routes Plan, and construction hours. Therefore, no significant impacts are anticipated.

Noise
The project is located in a developed urban area, within a neighborhood developed with multi-family residential buildings.

The General Plan Noise Element 2030 Noise Contour map indicates the noise level at the subject site ranges from 60 CNEL at the eastern end of the property to 70 or more at the western end of the property. The Noise Element of the General Plan (Noise/Land Use Compatibility Table) indicates that multifamily residential development is conditionally acceptable in areas with noise levels ranging from 60 CNEL to 70 CNEL, and that new construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Therefore, and a condition of approval has been imposed on the project per GMC

8.36.140 that prior to issuance of a building permit, an acoustic analysis of the project be presented demonstrating the project will comply with GMC 8.36, including the interior noise standard of 45 dBA.

Air Quality
The California Emissions Estimator Model® (CalEEMod) was used to estimate air quality impacts during the construction and operation stages of the project. Results from the model indicate that the proposed project would not exceed the Southern California Air Quality Management District (SCAQMD) thresholds. A summary of the results is attached.

Water Quality
Implementation of the proposed project will require compliance with all the NPDES requirements including the submittal, review and approval of a Low Impact Development (LID) drainage system proposal. Therefore, implementation of the proposed project is not expected to violate any water quality standards or waste water discharge requirements since the project will be required to comply with applicable permitting requirements. 454 of 1003
PAGE 4 OF 4
(e) The site can be adequately served by all required utilities and public services.

The project site is a previously developed infill parcel and can be adequately served by existing public facilities.

The Glendale Police Department (GPD) provides police services to the project site. The overall need for police protection services is not expected to increase significantly as a result of the proposed project as the project site is located in an already urbanized area.

The City of Glendale Fire Department (GFD) provides fire and paramedic services to the project site. The project will be required to comply with the Uniform Fire Code, including installation of fire sprinklers, and to submit plans to the Glendale Fire Department at the time building permits are submitted to ensure adequate fire flow protection.

Attachments:
1) CalEEMod calculation for project
455 of 1003
246 N Jackson
Los Angeles-South Coast County, Annual
Project Characteristics - to demolish and existing 1,708 SF, 3 unit, multi-family building and to construct a 9,760 square-foot (SF), three-story,11-unit rental housing project with a 14 space (5 parking spaces tandem; 9 spaces accessible) subterranean garage on a 7,512 SF lot.

Land Use - 11 units proposed on a 7,512 SF (0.17 acre) parcel (63 units/acre). Subterranean garage with elevator will be 6,620 SF.

Construction Phase - Approximately 3,823.5 CY of cut and 100 CY of fill (total export of 3,723 CY) of material Grading - 3,823.5 CY (cut), 100 CY (fill), 3,723 CY (total export) Demolition - demolish existing 1,708 SF multi-family building

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population Apartments High Rise 11.00 Dwelling Unit 0.17 7,512.00 31 Enclosed Parking with Elevator 6.60 1000sqft 0.01 6,600.00 0

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
12 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Glendale Water and Power
Operational Year 2024
CO2 Intensity
(lb/MWhr)
948.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
Table Name Column Name Default Value New Value
tblLandUse LandUseSquareFeet 11,000.00 7,512.00
tblLandUse LotAcreage 0.18 0.17
tblLandUse LotAcreage 0.15 0.01
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2.0 Emissions Summary

2.1 Overall Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2023 0.0651 0.4117 0.4520 8.8000e0040.0175 0.0190 0.0365 5.7200e0030.0176 0.0233 0.0000 78.5119 78.5119 0.0192 2.1500e00379.6342 Maximum 0.0651 0.4117 0.4520 8.8000e0040.0175 0.0190 0.0365 5.7200e0030.0176 0.0233 0.0000 78.5119 78.5119 0.0192 2.1500e00379.6342 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year tons/yr MT/yr
2023 0.0651 0.4117 0.4520 8.8000e0040.0175 0.0190 0.0365 5.7200e0030.0176 0.0233 0.0000 78.5118 78.5118 0.0192 2.1500e00379.6342 Maximum 0.0651 0.4117 0.4520 8.8000e0040.0175 0.0190 0.0365 5.7200e0030.0176 0.0233 0.0000 78.5118 78.5118 0.0192 2.1500e00379.6342 Mitigated Construction
tblTripsAndVMT HaulingTripNumber 0.00 368.00
CalEEMod Version: CalEEMod.2020.4.0 Page 2 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 5-1-2023 7-31-2023 0.2534 0.2534
2 8-1-2023 9-30-2023 0.1566 0.1566
Highest 0.2534 0.2534

2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Area 0.0695 4.1600e0030.1834 1.8000e0040.0111 0.0111 0.0111 0.0111 1.1684 2.4308 3.5992 3.6600e0038.0000e0053.7144 Energy 6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 40.0015 40.0015 1.2900e0032.6000e00440.1106 Mobile 0.0253 0.0292 0.2642 5.8000e0040.0613 4.2000e0040.0617 0.0164 3.9000e0040.0167 0.0000 53.5175 53.5175 3.6700e0032.3200e00354.3007 Waste 0.0000 0.0000 0.0000 0.0000 1.0271 0.0000 1.0271 0.0607 0.0000 2.5447 Water 0.0000 0.0000 0.0000 0.0000 0.2274 6.1778 6.4052 0.0236 5.8000e0047.1664 Total 0.0954 0.0388 0.4499 7.9000e0040.0613 0.0120 0.0733 0.0164 0.0120 0.0283 2.4229 102.1275 104.5504 0.0929 3.2400e003107.8368 Unmitigated Operational
CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 4 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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4 Building Construction Building Construction 5/18/2023 10/4/2023 5 100 5 Paving Paving 10/5/2023 10/11/2023 5 5
6 Architectural Coating Architectural Coating 10/12/2023 10/18/2023 5 5 OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Architectural Coating Air Compressors 1 6.00 78 0.48
Paving Cement and Mortar Mixers 4 6.00 9 0.56
Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Building Construction Cranes 1 4.00 231 0.29
Building Construction Forklifts 2 6.00 89 0.20
Grading Graders 1 6.00 187 0.41
Site Preparation Graders 1 8.00 187 0.41
Paving Pavers 1 7.00 130 0.42
Paving Rollers 1 7.00 80 0.38
Demolition Rubber Tired Dozers 1 1.00 247 0.40
Grading Rubber Tired Dozers 1 6.00 247 0.40
Building Construction Tractors/Loaders/Backhoes 2 8.00 97 0.37 Demolition Tractors/Loaders/Backhoes 2 6.00 97 0.37
Grading Tractors/Loaders/Backhoes 1 7.00 97 0.37
Paving Tractors/Loaders/Backhoes 1 7.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.37 Residential Indoor: 15,212; Residential Outdoor: 5,071; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 396 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 0.5
Acres of Grading (Grading Phase): 1.5
Acres of Paving: 0.01
CalEEMod Version: CalEEMod.2020.4.0 Page 5 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 8.4000e0040.0000 8.4000e0041.3000e0040.0000 1.3000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 3.2300e0030.0289 0.0370 6.0000e0051.4100e0031.4100e0031.3500e0031.3500e0030.0000 5.2091 5.2091 9.5000e0040.0000 5.2328 Total 3.2300e0030.0289 0.0370 6.0000e0058.4000e0041.4100e0032.2500e0031.3000e0041.3500e0031.4800e0030.0000 5.2091 5.2091 9.5000e0040.0000 5.2328 Unmitigated Construction On-Site

3.1 Mitigation Measures Construction
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 4 10.00 0.00 8.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 3 8.00 0.00 368.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 11.00 2.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 2.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 1.0000e0055.5000e0041.4000e0040.0000 7.0000e0050.0000 7.0000e0052.0000e0050.0000 2.0000e0050.0000 0.2333 0.2333 1.0000e0054.0000e0050.2447 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.6000e0041.3000e0041.7000e0030.0000 5.5000e0040.0000 5.5000e0041.5000e0040.0000 1.5000e0040.0000 0.4361 0.4361 1.0000e0051.0000e0050.4398 Total 1.7000e0046.8000e0041.8400e0030.0000 6.2000e0040.0000 6.2000e0041.7000e0040.0000 1.7000e0040.0000 0.6694 0.6694 2.0000e0055.0000e0050.6845 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 8.4000e0040.0000 8.4000e0041.3000e0040.0000 1.3000e0040.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 3.2300e0030.0289 0.0370 6.0000e0051.4100e0031.4100e0031.3500e0031.3500e0030.0000 5.2091 5.2091 9.5000e0040.0000 5.2328 Total 3.2300e0030.0289 0.0370 6.0000e0058.4000e0041.4100e0032.2500e0031.3000e0041.3500e0031.4800e0030.0000 5.2091 5.2091 9.5000e0040.0000 5.2328 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.0000e0051.0000e0059.0000e0050.0000 3.0000e0050.0000 3.0000e0051.0000e0050.0000 1.0000e0050.0000 0.0218 0.0218 0.0000 0.0000 0.0220 Total 1.0000e0051.0000e0059.0000e0050.0000 3.0000e0050.0000 3.0000e0051.0000e0050.0000 1.0000e0050.0000 0.0218 0.0218 0.0000 0.0000 0.0220 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 2.7000e0040.0000 2.7000e0043.0000e0050.0000 3.0000e0050.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 2.7000e0043.0900e0031.9600e0030.0000 1.1000e0041.1000e0041.0000e0041.0000e0040.0000 0.4275 0.4275 1.4000e0040.0000 0.4309 Total 2.7000e0043.0900e0031.9600e0030.0000 2.7000e0041.1000e0043.8000e0043.0000e0051.0000e0041.3000e0040.0000 0.4275 0.4275 1.4000e0040.0000 0.4309 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 5.3100e0030.0000 5.3100e0032.5700e0030.0000 2.5700e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 9.3000e0040.0102 5.5500e0031.0000e0054.2000e0044.2000e0043.9000e0043.9000e0040.0000 1.2381 1.2381 4.0000e0040.0000 1.2481 Total 9.3000e0040.0102 5.5500e0031.0000e0055.3100e0034.2000e0045.7300e0032.5700e0033.9000e0042.9600e0030.0000 1.2381 1.2381 4.0000e0040.0000 1.2481 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 3.9000e0040.0253 6.4400e0031.1000e0043.1700e0031.5000e0043.3200e0038.7000e0041.5000e0041.0100e0030.0000 10.7322 10.7322 5.9000e0041.7000e00311.2548 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.0000e0052.0000e0052.7000e0040.0000 9.0000e0050.0000 9.0000e0052.0000e0050.0000 2.0000e0050.0000 0.0698 0.0698 0.0000 0.0000 0.0704 Total 4.2000e0040.0253 6.7100e0031.1000e0043.2600e0031.5000e0043.4100e0038.9000e0041.5000e0041.0300e0030.0000 10.8019 10.8019 5.9000e0041.7000e00311.3252 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Fugitive Dust 5.3100e0030.0000 5.3100e0032.5700e0030.0000 2.5700e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 9.3000e0040.0102 5.5500e0031.0000e0054.2000e0044.2000e0043.9000e0043.9000e0040.0000 1.2381 1.2381 4.0000e0040.0000 1.2481 Total 9.3000e0040.0102 5.5500e0031.0000e0055.3100e0034.2000e0045.7300e0032.5700e0033.9000e0042.9600e0030.0000 1.2381 1.2381 4.0000e0040.0000 1.2481 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0316 0.3209 0.3549 5.7000e0040.0160 0.0160 0.0147 0.0147 0.0000 50.1042 50.1042 0.0162 0.0000 50.5093 Total 0.0316 0.3209 0.3549 5.7000e0040.0160 0.0160 0.0147 0.0147 0.0000 50.1042 50.1042 0.0162 0.0000 50.5093 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.1000e0044.0300e0031.5100e0032.0000e0056.3000e0042.0000e0056.5000e0041.8000e0042.0000e0052.0000e0040.0000 1.8182 1.8182 6.0000e0052.6000e0041.8977 Worker 1.7500e0031.3900e0030.0187 5.0000e0056.0300e0034.0000e0056.0600e0031.6000e0033.0000e0051.6300e0030.0000 4.7973 4.7973 1.3000e0041.2000e0044.8377 Total 1.8600e0035.4200e0030.0203 7.0000e0056.6600e0036.0000e0056.7100e0031.7800e0035.0000e0051.8300e0030.0000 6.6156 6.6156 1.9000e0043.8000e0046.7355 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 0.0316 0.3209 0.3549 5.7000e0040.0160 0.0160 0.0147 0.0147 0.0000 50.1042 50.1042 0.0162 0.0000 50.5093 Total 0.0316 0.3209 0.3549 5.7000e0040.0160 0.0160 0.0147 0.0147 0.0000 50.1042 50.1042 0.0162 0.0000 50.5093 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 1.5300e0030.0138 0.0176 3.0000e0056.6000e0046.6000e0046.2000e0046.2000e0040.0000 2.3498 2.3498 6.8000e0040.0000 2.3669 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.5300e0030.0138 0.0176 3.0000e0056.6000e0046.6000e0046.2000e0046.2000e0040.0000 2.3498 2.3498 6.8000e0040.0000 2.3669 Unmitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 1.4000e0041.1000e0041.5300e0030.0000 4.9000e0040.0000 5.0000e0041.3000e0040.0000 1.3000e0040.0000 0.3925 0.3925 1.0000e0051.0000e0050.3958 Total 1.4000e0041.1000e0041.5300e0030.0000 4.9000e0040.0000 5.0000e0041.3000e0040.0000 1.3000e0040.0000 0.3925 0.3925 1.0000e0051.0000e0050.3958 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Off-Road 1.5300e0030.0138 0.0176 3.0000e0056.6000e0046.6000e0046.2000e0046.2000e0040.0000 2.3498 2.3498 6.8000e0040.0000 2.3669 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.5300e0030.0138 0.0176 3.0000e0056.6000e0046.6000e0046.2000e0046.2000e0040.0000 2.3498 2.3498 6.8000e0040.0000 2.3669 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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3.7 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 2.0000e0051.0000e0051.7000e0040.0000 5.0000e0050.0000 6.0000e0051.0000e0050.0000 1.0000e0050.0000 0.0436 0.0436 0.0000 0.0000 0.0440 Total 2.0000e0051.0000e0051.7000e0040.0000 5.0000e0050.0000 6.0000e0051.0000e0050.0000 1.0000e0050.0000 0.0436 0.0436 0.0000 0.0000 0.0440 Unmitigated Construction Off-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Archit. Coating 0.0244 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 4.8000e0043.2600e0034.5300e0031.0000e0051.8000e0041.8000e0041.8000e0041.8000e0040.0000 0.6383 0.6383 4.0000e0050.0000 0.6393 Total 0.0249 3.2600e0034.5300e0031.0000e0051.8000e0041.8000e0041.8000e0041.8000e0040.0000 0.6383 0.6383 4.0000e0050.0000 0.6393 Mitigated Construction On-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.0253 0.0292 0.2642 5.8000e0040.0613 4.2000e0040.0617 0.0164 3.9000e0040.0167 0.0000 53.5175 53.5175 3.6700e0032.3200e00354.3007 Unmitigated 0.0253 0.0292 0.2642 5.8000e0040.0613 4.2000e0040.0617 0.0164 3.9000e0040.0167 0.0000 53.5175 53.5175 3.6700e0032.3200e00354.3007

4.2 Trip Summary Information

4.3 Trip Type Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Apartments High Rise 48.95 49.83 39.49 163,081 163,081
Enclosed Parking with Elevator 0.00 0.00 0.00
Total 48.95 49.83 39.49 163,081 163,081
Miles Trip % Trip Purpose %
Land Use H-W or C-W H-S or C-C H-O or C-NW H-W or C-W H-S or C-C H-O or C-NW Primary Diverted Pass-by Apartments High Rise 14.70 5.90 8.70 40.20 19.20 40.60 86 11 3 Enclosed Parking with Elevator 16.60 8.40 6.90 0.00 0.00 0.00 0 0 0

4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments High Rise 0.542464 0.063735 0.188241 0.126899 0.023249 0.006239 0.010717 0.008079 0.000923 0.000604 0.024795 0.000702 0.003352 Enclosed Parking with Elevator 0.542464 0.063735 0.188241 0.126899 0.023249 0.006239 0.010717 0.008079 0.000923 0.000604 0.024795 0.000702 0.003352

5.0 Energy Detail
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Electricity
Mitigated

0.0000 0.0000 0.0000 0.0000 0.0000 33.6869 33.6869 1.1700e0031.4000e00433.7585 Electricity
Unmitigated

0.0000 0.0000 0.0000 0.0000 0.0000 33.6869 33.6869 1.1700e0031.4000e00433.7585 NaturalGas
Mitigated

6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 6.3146 6.3146 1.2000e0041.2000e0046.3521 NaturalGas
Unmitigated

6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 6.3146 6.3146 1.2000e0041.2000e0046.3521

5.1 Mitigation Measures Energy
Historical Energy Use: N
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5.2 Energy by Land Use - NaturalGas
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Apartments High
Rise
118332 6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 6.3146 6.3146 1.2000e0041.2000e0046.3521 Enclosed Parking
with Elevator
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 6.3146 6.3146 1.2000e0041.2000e0046.3521 Unmitigated
NaturalGa
s Use
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Land Use kBTU/yr tons/yr MT/yr
Apartments High
Rise
118332 6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 6.3146 6.3146 1.2000e0041.2000e0046.3521 Enclosed Parking
with Elevator
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.4000e0045.4500e0032.3200e0033.0000e0054.4000e0044.4000e0044.4000e0044.4000e0040.0000 6.3146 6.3146 1.2000e0041.2000e0046.3521 Mitigated
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6.0 Area Detail

5.3 Energy by Land Use - Electricity
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments High
Rise
42355.6 18.2320 6.3000e0048.0000e00518.2707
Enclosed Parking
with Elevator
35904 15.4549 5.4000e0047.0000e00515.4877
Total 33.6869 1.1700e0031.5000e00433.7585
Unmitigated
Electricity
Use
Total CO2 CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments High
Rise
42355.6 18.2320 6.3000e0048.0000e00518.2707
Enclosed Parking
with Elevator
35904 15.4549 5.4000e0047.0000e00515.4877
Total 33.6869 1.1700e0031.5000e00433.7585
Mitigated
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6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category tons/yr MT/yr
Mitigated 0.0695 4.1600e0030.1834 1.8000e0040.0111 0.0111 0.0111 0.0111 1.1684 2.4308 3.5992 3.6600e0038.0000e0053.7144 Unmitigated 0.0695 4.1600e0030.1834 1.8000e0040.0111 0.0111 0.0111 0.0111 1.1684 2.4308 3.5992 3.6600e0038.0000e0053.7144 CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 29 Date: 5/18/2022 3:23 PM 246 N Jackson - Los Angeles-South Coast County, Annual
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6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory tons/yr MT/yr
Architectural
Coating

2.4400e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

0.0276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0360 2.8500e0030.0699 1.8000e0040.0105 0.0105 0.0105 0.0105 1.1684 2.2453 3.4137 3.4800e0038.0000e0053.5244 Landscaping 3.4200e0031.3100e0030.1135 1.0000e0056.3000e0046.3000e0046.3000e0046.3000e0040.0000 0.1855 0.1855 1.8000e0040.0000 0.1899 Total 0.0695 4.1600e0030.1834 1.9000e0040.0111 0.0111 0.0111 0.0111 1.1684 2.4307 3.5992 3.6600e0038.0000e0053.7144 Unmitigated
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7.1 Mitigation Measures Water

7.0 Water Detail

2.4400e0030.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Consumer
Products

0.0276 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Hearth 0.0360 2.8500e0030.0699 1.8000e0040.0105 0.0105 0.0105 0.0105 1.1684 2.2453 3.4137 3.4800e0038.0000e0053.5244 Landscaping 3.4200e0031.3100e0030.1135 1.0000e0056.3000e0046.3000e0046.3000e0046.3000e0040.0000 0.1855 0.1855 1.8000e0040.0000 0.1899 Total 0.0695 4.1600e0030.1834 1.9000e0040.0111 0.0111 0.0111 0.0111 1.1684 2.4307 3.5992 3.6600e0038.0000e0053.7144 Mitigated
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Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 6.4052 0.0236 5.8000e0047.1664
Unmitigated 6.4052 0.0236 5.8000e0047.1664

7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments High
Rise

0.716694 /

0.451829

6.4052 0.0236 5.8000e0047.1664
Enclosed Parking
with Elevator
0 / 0 0.0000 0.0000 0.0000 0.0000
Total 6.4052 0.0236 5.8000e0047.1664
Unmitigated
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7.2 Water by Land Use
Indoor/Out
door Use
Total CO2 CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments High
Rise

0.716694 /

0.451829

6.4052 0.0236 5.8000e0047.1664
Enclosed Parking
with Elevator
0 / 0 0.0000 0.0000 0.0000 0.0000
Total 6.4052 0.0236 5.8000e0047.1664
Mitigated

8.1 Mitigation Measures Waste

8.0 Waste Detail
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 1.0271 0.0607 0.0000 2.5447
Unmitigated 1.0271 0.0607 0.0000 2.5447
Category/Year
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8.2 Waste by Land Use
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Apartments High
Rise

5.06 1.0271 0.0607 0.0000 2.5447
Enclosed Parking
with Elevator
0 0.0000 0.0000 0.0000 0.0000
Total 1.0271 0.0607 0.0000 2.5447
Unmitigated
Waste
Disposed
Total CO2 CH4 N2O CO2e
Land Use tons MT/yr
Apartments High
Rise

5.06 1.0271 0.0607 0.0000 2.5447
Enclosed Parking
with Elevator
0 0.0000 0.0000 0.0000 0.0000
Total 1.0271 0.0607 0.0000 2.5447
Mitigated

9.0 Operational Offroad
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11.0 Vegetation
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
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246 N Jackson
Los Angeles-South Coast County, Summer
Project Characteristics - to demolish and existing 1,708 SF, 3 unit, multi-family building and to construct a 9,760 square-foot (SF), three-story,11-unit rental housing project with a 14 space (5 parking spaces tandem; 9 spaces accessible) subterranean garage on a 7,512 SF lot.

Land Use - 11 units proposed on a 7,512 SF (0.17 acre) parcel (63 units/acre). Subterranean garage with elevator will be 6,620 SF.

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population Apartments High Rise 11.00 Dwelling Unit 0.17 7,512.00 31 Enclosed Parking with Elevator 6.60 1000sqft 0.01 6,600.00 0

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
12 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Glendale Water and Power
Operational Year 2024
CO2 Intensity
(lb/MWhr)
948.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
Table Name Column Name Default Value New Value
tblLandUse LandUseSquareFeet 11,000.00 7,512.00
tblLandUse LotAcreage 0.18 0.17
tblLandUse LotAcreage 0.15 0.01
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2.0 Emissions Summary

2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 9.9663 34.2069 12.2492 0.1225 8.6221 0.5721 9.1942 3.4753 0.5319 4.0072 0.0000 13,269.72 33 13,269.72
33 1.0951 1.8796 13,857.23
07 Maximum 9.9663 34.2069 12.2492 0.1225 8.6221 0.5721 9.1942 3.4753 0.5319 4.0072 0.0000 13,269.72 33 13,269.72
33 1.0951 1.8796 13,857.23
07 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 9.9663 34.2069 12.2492 0.1225 8.6221 0.5721 9.1942 3.4753 0.5319 4.0072 0.0000 13,269.72 33 13,269.72
33 1.0951 1.8796 13,857.23
07 Maximum 9.9663 34.2069 12.2492 0.1225 8.6221 0.5721 9.1942 3.4753 0.5319 4.0072 0.0000 13,269.72 33 13,269.72
33 1.0951 1.8796 13,857.23
07 Mitigated Construction
tblTripsAndVMT HaulingTripNumber 0.00 368.00
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 Energy 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Mobile 0.1504 0.1527 1.5364 3.4300e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 349.6858 349.6858 0.0227 0.0140 354.4157 Total 3.2280 0.4213 8.0509 0.0179 0.3585 0.8502 1.2086 0.0955 0.8500 0.9455 103.0361 587.4621 690.4982 0.3323 0.0217 705.2598 Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 Energy 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Mobile 0.1504 0.1527 1.5364 3.4300e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 349.6858 349.6858 0.0227 0.0140 354.4157 Total 3.2280 0.4213 8.0509 0.0179 0.3585 0.8502 1.2086 0.0955 0.8500 0.9455 103.0361 587.4621 690.4982 0.3323 0.0217 705.2598 Mitigated Operational
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3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days
Week
Num Days Phase Description
1 Demolition Demolition 5/1/2023 5/12/2023 5 10
2 Site Preparation Site Preparation 5/13/2023 5/15/2023 5 1 3 Grading Grading 5/16/2023 5/17/2023 5 2
4 Building Construction Building Construction 5/18/2023 10/4/2023 5 100 5 Paving Paving 10/5/2023 10/11/2023 5 5
6 Architectural Coating Architectural Coating 10/12/2023 10/18/2023 5 5 OffRoad Equipment
Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Architectural Coating Air Compressors 1 6.00 78 0.48
Paving Cement and Mortar Mixers 4 6.00 9 0.56
Demolition Concrete/Industrial Saws 1 8.00 81 0.73
Building Construction Cranes 1 4.00 231 0.29
Building Construction Forklifts 2 6.00 89 0.20
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 15,212; Residential Outdoor: 5,071; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 396 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 0.5
Acres of Grading (Grading Phase): 1.5
Acres of Paving: 0.01
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3.1 Mitigation Measures Construction
Grading Graders 1 6.00 187 0.41
Site Preparation Graders 1 8.00 187 0.41
Paving Pavers 1 7.00 130 0.42
Paving Rollers 1 7.00 80 0.38
Demolition Rubber Tired Dozers 1 1.00 247 0.40
Grading Rubber Tired Dozers 1 6.00 247 0.40
Building Construction Tractors/Loaders/Backhoes 2 8.00 97 0.37 Demolition Tractors/Loaders/Backhoes 2 6.00 97 0.37
Grading Tractors/Loaders/Backhoes 1 7.00 97 0.37
Paving Tractors/Loaders/Backhoes 1 7.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.37 Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 4 10.00 0.00 8.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 3 8.00 0.00 368.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 11.00 2.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 2.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.1681 0.0000 0.1681 0.0255 0.0000 0.0255 0.0000 0.0000 Off-Road 0.6463 5.7787 7.3926 0.0120 0.2821 0.2821 0.2698 0.2698 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Total 0.6463 5.7787 7.3926 0.0120 0.1681 0.2821 0.4502 0.0255 0.2698 0.2953 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 1.7300e0030.1044 0.0279 4.7000e0040.0140 6.6000e0040.0147 3.8400e0036.3000e0044.4700e00351.4128 51.4128 2.8300e0038.1600e00353.9166 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0320 0.0223 0.3614 9.9000e0040.1118 6.7000e0040.1125 0.0296 6.2000e0040.0303 100.0075 100.0075 2.5200e0032.3100e003100.7583 Total 0.0337 0.1267 0.3893 1.4600e0030.1258 1.3300e0030.1271 0.0335 1.2500e0030.0347 151.4204 151.4204 5.3500e0030.0105 154.6749 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 7 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.1681 0.0000 0.1681 0.0255 0.0000 0.0255 0.0000 0.0000 Off-Road 0.6463 5.7787 7.3926 0.0120 0.2821 0.2821 0.2698 0.2698 0.0000 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Total 0.6463 5.7787 7.3926 0.0120 0.1681 0.2821 0.4502 0.0255 0.2698 0.2953 0.0000 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 1.7300e0030.1044 0.0279 4.7000e0040.0140 6.6000e0040.0147 3.8400e0036.3000e0044.4700e00351.4128 51.4128 2.8300e0038.1600e00353.9166 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0320 0.0223 0.3614 9.9000e0040.1118 6.7000e0040.1125 0.0296 6.2000e0040.0303 100.0075 100.0075 2.5200e0032.3100e003100.7583 Total 0.0337 0.1267 0.3893 1.4600e0030.1258 1.3300e0030.1271 0.0335 1.2500e0030.0347 151.4204 151.4204 5.3500e0030.0105 154.6749 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 8 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 0.0000 Off-Road 0.5348 6.1887 3.9239 9.7300e0030.2266 0.2266 0.2084 0.2084 942.4317 942.4317 0.3048 950.0517 Total 0.5348 6.1887 3.9239 9.7300e0030.5303 0.2266 0.7568 0.0573 0.2084 0.2657 942.4317 942.4317 0.3048 950.0517 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0160 0.0112 0.1807 4.9000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 50.0038 50.0038 1.2600e0031.1500e00350.3792 Total 0.0160 0.0112 0.1807 4.9000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 50.0038 50.0038 1.2600e0031.1500e00350.3792 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 9 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 0.0000 Off-Road 0.5348 6.1887 3.9239 9.7300e0030.2266 0.2266 0.2084 0.2084 0.0000 942.4317 942.4317 0.3048 950.0517 Total 0.5348 6.1887 3.9239 9.7300e0030.5303 0.2266 0.7568 0.0573 0.2084 0.2657 0.0000 942.4317 942.4317 0.3048 950.0517 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0160 0.0112 0.1807 4.9000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 50.0038 50.0038 1.2600e0031.1500e00350.3792 Total 0.0160 0.0112 0.1807 4.9000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 50.0038 50.0038 1.2600e0031.1500e00350.3792 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 10 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 5.3119 0.0000 5.3119 2.5686 0.0000 2.5686 0.0000 0.0000 Off-Road 0.9335 10.1789 5.5516 0.0141 0.4201 0.4201 0.3865 0.3865 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Total 0.9335 10.1789 5.5516 0.0141 5.3119 0.4201 5.7320 2.5686 0.3865 2.9550 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.3990 24.0101 6.4085 0.1076 3.2208 0.1515 3.3722 0.8830 0.1449 1.0279 11,824.94 59 11,824.94
59 0.6517 1.8778 12,400.81
79 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0256 0.0179 0.2891 7.9000e0040.0894 5.4000e0040.0900 0.0237 5.0000e0040.0242 80.0060 80.0060 2.0200e0031.8500e00380.6067 Total 0.4246 24.0280 6.6976 0.1084 3.3102 0.1520 3.4622 0.9068 0.1454 1.0522 11,904.95 19 11,904.95
19 0.6537 1.8796 12,481.42
45 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 5.3119 0.0000 5.3119 2.5686 0.0000 2.5686 0.0000 0.0000 Off-Road 0.9335 10.1789 5.5516 0.0141 0.4201 0.4201 0.3865 0.3865 0.0000 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Total 0.9335 10.1789 5.5516 0.0141 5.3119 0.4201 5.7320 2.5686 0.3865 2.9550 0.0000 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.3990 24.0101 6.4085 0.1076 3.2208 0.1515 3.3722 0.8830 0.1449 1.0279 11,824.94 59 11,824.94
59 0.6517 1.8778 12,400.81
79 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0256 0.0179 0.2891 7.9000e0040.0894 5.4000e0040.0900 0.0237 5.0000e0040.0242 80.0060 80.0060 2.0200e0031.8500e00380.6067 Total 0.4246 24.0280 6.6976 0.1084 3.3102 0.1520 3.4622 0.9068 0.1454 1.0522 11,904.95 19 11,904.95
19 0.6537 1.8796 12,481.42
45 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 2.3000e0030.0768 0.0297 3.7000e0040.0128 3.9000e0040.0132 3.6900e0033.7000e0044.0600e00340.0565 40.0565 1.3400e0035.7600e00341.8062 Worker 0.0352 0.0245 0.3975 1.0900e0030.1230 7.4000e0040.1237 0.0326 6.8000e0040.0333 110.0083 110.0083 2.7700e0032.5400e003110.8342 Total 0.0375 0.1013 0.4273 1.4600e0030.1358 1.1300e0030.1369 0.0363 1.0500e0030.0374 150.0648 150.0648 4.1100e0038.3000e003152.6404 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 2.3000e0030.0768 0.0297 3.7000e0040.0128 3.9000e0040.0132 3.6900e0033.7000e0044.0600e00340.0565 40.0565 1.3400e0035.7600e00341.8062 Worker 0.0352 0.0245 0.3975 1.0900e0030.1230 7.4000e0040.1237 0.0326 6.8000e0040.0333 110.0083 110.0083 2.7700e0032.5400e003110.8342 Total 0.0375 0.1013 0.4273 1.4600e0030.1358 1.1300e0030.1369 0.0363 1.0500e0030.0374 150.0648 150.0648 4.1100e0038.3000e003152.6404 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0576 0.0402 0.6505 1.7800e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 180.0136 180.0136 4.5400e0034.1500e003181.3650 Total 0.0576 0.0402 0.6505 1.7800e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 180.0136 180.0136 4.5400e0034.1500e003181.3650 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0576 0.0402 0.6505 1.7800e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 180.0136 180.0136 4.5400e0034.1500e003181.3650 Total 0.0576 0.0402 0.6505 1.7800e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 180.0136 180.0136 4.5400e0034.1500e003181.3650 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.7 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 9.7683 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Total 9.9599 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.4000e0034.4600e0030.0723 2.0000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00320.0015 20.0015 5.0000e0044.6000e00420.1517 Total 6.4000e0034.4600e0030.0723 2.0000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00320.0015 20.0015 5.0000e0044.6000e00420.1517 Unmitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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3.7 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 9.7683 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Total 9.9599 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.4000e0034.4600e0030.0723 2.0000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00320.0015 20.0015 5.0000e0044.6000e00420.1517 Total 6.4000e0034.4600e0030.0723 2.0000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00320.0015 20.0015 5.0000e0044.6000e00420.1517 Mitigated Construction Off-Site
CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.1504 0.1527 1.5364 3.4300e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 349.6858 349.6858 0.0227 0.0140 354.4157 Unmitigated 0.1504 0.1527 1.5364 3.4300e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 349.6858 349.6858 0.0227 0.0140 354.4157

4.1 Mitigation Measures Mobile

4.2 Trip Summary Information

4.4 Fleet Mix
CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments High Rise 0.542464 0.063735 0.188241 0.126899 0.023249 0.006239 0.010717 0.008079 0.000923 0.000604 0.024795 0.000702 0.003352 Enclosed Parking with Elevator 0.542464 0.063735 0.188241 0.126899 0.023249 0.006239 0.010717 0.008079 0.000923 0.000604 0.024795 0.000702 0.003352

5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated

3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 NaturalGas
Unmitigated

3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674

5.1 Mitigation Measures Energy
Historical Energy Use: N
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6.0 Area Detail

0.324196 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Enclosed Parking
with Elevator
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Mitigated
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6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 Unmitigated 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 25 Date: 5/18/2022 3:22 PM 246 N Jackson - Los Angeles-South Coast County, Summer
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6.2 Area by SubCategory
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
SubCategory lb/day lb/day
Architectural
Coating

0.0134 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

0.1511 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.8824 0.2282 5.5941 0.0143 0.8403 0.8403 0.8403 0.8403 103.0361 198.0000 301.0361 0.3073 6.9900e003310.8020 Landscaping 0.0273 0.0105 0.9078 5.0000e0055.0300e0035.0300e0035.0300e0035.0300e0031.6355 1.6355 1.5700e0031.6748 Total 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3088 6.9900e003312.4768 Unmitigated
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7.1 Mitigation Measures Water

7.0 Water Detail

0.0134 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

0.1511 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.8824 0.2282 5.5941 0.0143 0.8403 0.8403 0.8403 0.8403 103.0361 198.0000 301.0361 0.3073 6.9900e003310.8020 Landscaping 0.0273 0.0105 0.9078 5.0000e0055.0300e0035.0300e0035.0300e0035.0300e0031.6355 1.6355 1.5700e0031.6748 Total 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3088 6.9900e003312.4768 Mitigated
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11.0 Vegetation

8.1 Mitigation Measures Waste

8.0 Waste Detail

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type

10.0 Stationary Equipment
Fire Pumps and Emergency Generators
Equipment Type Number Hours/Day Hours/Year Horse Power Load Factor Fuel Type Boilers
Equipment Type Number Heat Input/Day Heat Input/Year Boiler Rating Fuel Type User Defined Equipment
Equipment Type Number
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246 N Jackson
Los Angeles-South Coast County, Winter
Project Characteristics - to demolish and existing 1,708 SF, 3 unit, multi-family building and to construct a 9,760 square-foot (SF), three-story,11-unit rental housing project with a 14 space (5 parking spaces tandem; 9 spaces accessible) subterranean garage on a 7,512 SF lot.

Land Use - 11 units proposed on a 7,512 SF (0.17 acre) parcel (63 units/acre). Subterranean garage with elevator will be 6,620 SF.

1.1 Land Usage
Land Uses Size Metric Lot Acreage Floor Surface Area Population Apartments High Rise 11.00 Dwelling Unit 0.17 7,512.00 31 Enclosed Parking with Elevator 6.60 1000sqft 0.01 6,600.00 0

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
12 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 33

1.3 User Entered Comments & Non-Default Data

1.0 Project Characteristics
Utility Company Glendale Water and Power
Operational Year 2024
CO2 Intensity
(lb/MWhr)
948.98 CH4 Intensity 0.033
(lb/MWhr)
N2O Intensity 0.004
(lb/MWhr)
Table Name Column Name Default Value New Value
tblLandUse LandUseSquareFeet 11,000.00 7,512.00
tblLandUse LotAcreage 0.18 0.17
tblLandUse LotAcreage 0.15 0.01
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2.0 Emissions Summary

2.1 Overall Construction (Maximum Daily Emission)
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 9.9668 35.2672 12.3139 0.1226 8.6221 0.5725 9.1946 3.4753 0.5323 4.0076 0.0000 13,277.96 97 13,277.96
97 1.0938 1.8818 13,866.08
55 Maximum 9.9668 35.2672 12.3139 0.1226 8.6221 0.5725 9.1946 3.4753 0.5323 4.0076 0.0000 13,277.96 97 13,277.96
97 1.0938 1.8818 13,866.08
55 Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2023 9.9668 35.2672 12.3139 0.1226 8.6221 0.5725 9.1946 3.4753 0.5323 4.0076 0.0000 13,277.96 97 13,277.96
97 1.0938 1.8818 13,866.08
55 Maximum 9.9668 35.2672 12.3139 0.1226 8.6221 0.5725 9.1946 3.4753 0.5323 4.0076 0.0000 13,277.96 97 13,277.96
97 1.0938 1.8818 13,866.08
55 Mitigated Construction
tblTripsAndVMT HaulingTripNumber 0.00 368.00
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ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e
Percent
Reduction

0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 CalEEMod Version: CalEEMod.2020.4.0 Page 3 of 25 Date: 5/18/2022 3:19 PM 246 N Jackson - Los Angeles-South Coast County, Winter
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2.2 Overall Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 Energy 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Mobile 0.1477 0.1649 1.5019 3.2800e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 334.8728 334.8728 0.0233 0.0146 339.8014 Total 3.2254 0.4335 8.0165 0.0178 0.3585 0.8502 1.2086 0.0955 0.8500 0.9455 103.0361 572.6490 675.6851 0.3329 0.0223 690.6455 Unmitigated Operational
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Area 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 Energy 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Mobile 0.1477 0.1649 1.5019 3.2800e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 334.8728 334.8728 0.0233 0.0146 339.8014 Total 3.2254 0.4335 8.0165 0.0178 0.3585 0.8502 1.2086 0.0955 0.8500 0.9455 103.0361 572.6490 675.6851 0.3329 0.0223 690.6455 Mitigated Operational
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0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Residential Indoor: 15,212; Residential Outdoor: 5,071; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 396 (Architectural Coating – sqft)
Acres of Grading (Site Preparation Phase): 0.5
Acres of Grading (Grading Phase): 1.5
Acres of Paving: 0.01
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3.1 Mitigation Measures Construction
Grading Graders 1 6.00 187 0.41
Site Preparation Graders 1 8.00 187 0.41
Paving Pavers 1 7.00 130 0.42
Paving Rollers 1 7.00 80 0.38
Demolition Rubber Tired Dozers 1 1.00 247 0.40
Grading Rubber Tired Dozers 1 6.00 247 0.40
Building Construction Tractors/Loaders/Backhoes 2 8.00 97 0.37 Demolition Tractors/Loaders/Backhoes 2 6.00 97 0.37
Grading Tractors/Loaders/Backhoes 1 7.00 97 0.37
Paving Tractors/Loaders/Backhoes 1 7.00 97 0.37
Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.37 Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip
Number
Hauling Trip
Number
Worker Trip
Length
Vendor Trip
Length
Hauling Trip
Length
Worker Vehicle
Class
Vendor
Vehicle Class
Hauling
Vehicle Class
Demolition 4 10.00 0.00 8.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 2 5.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Grading 3 8.00 0.00 368.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Building Construction 5 11.00 2.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Paving 7 18.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Architectural Coating 1 2.00 0.00 0.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT CalEEMod Version: CalEEMod.2020.4.0 Page 6 of 25 Date: 5/18/2022 3:19 PM 246 N Jackson - Los Angeles-South Coast County, Winter
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.1681 0.0000 0.1681 0.0255 0.0000 0.0255 0.0000 0.0000 Off-Road 0.6463 5.7787 7.3926 0.0120 0.2821 0.2821 0.2698 0.2698 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Total 0.6463 5.7787 7.3926 0.0120 0.1681 0.2821 0.4502 0.0255 0.2698 0.2953 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 1.6200e0030.1090 0.0283 4.7000e0040.0140 6.6000e0040.0147 3.8400e0036.3000e0044.4700e00351.4670 51.4670 2.8300e0038.1700e00353.9733 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0344 0.0246 0.3322 9.4000e0040.1118 6.7000e0040.1125 0.0296 6.2000e0040.0303 94.7354 94.7354 2.5600e0032.4700e00395.5339 Total 0.0360 0.1336 0.3604 1.4100e0030.1258 1.3300e0030.1271 0.0335 1.2500e0030.0347 146.2024 146.2024 5.3900e0030.0106 149.5072 Unmitigated Construction Off-Site
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3.2 Demolition - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.1681 0.0000 0.1681 0.0255 0.0000 0.0255 0.0000 0.0000 Off-Road 0.6463 5.7787 7.3926 0.0120 0.2821 0.2821 0.2698 0.2698 0.0000 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Total 0.6463 5.7787 7.3926 0.0120 0.1681 0.2821 0.4502 0.0255 0.2698 0.2953 0.0000 1,148.405 5 1,148.405
5 0.2089 1,153.629
0 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 1.6200e0030.1090 0.0283 4.7000e0040.0140 6.6000e0040.0147 3.8400e0036.3000e0044.4700e00351.4670 51.4670 2.8300e0038.1700e00353.9733 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0344 0.0246 0.3322 9.4000e0040.1118 6.7000e0040.1125 0.0296 6.2000e0040.0303 94.7354 94.7354 2.5600e0032.4700e00395.5339 Total 0.0360 0.1336 0.3604 1.4100e0030.1258 1.3300e0030.1271 0.0335 1.2500e0030.0347 146.2024 146.2024 5.3900e0030.0106 149.5072 Mitigated Construction Off-Site
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3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 0.0000 Off-Road 0.5348 6.1887 3.9239 9.7300e0030.2266 0.2266 0.2084 0.2084 942.4317 942.4317 0.3048 950.0517 Total 0.5348 6.1887 3.9239 9.7300e0030.5303 0.2266 0.7568 0.0573 0.2084 0.2657 942.4317 942.4317 0.3048 950.0517 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0172 0.0123 0.1661 4.7000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 47.3677 47.3677 1.2800e0031.2300e00347.7670 Total 0.0172 0.0123 0.1661 4.7000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 47.3677 47.3677 1.2800e0031.2300e00347.7670 Unmitigated Construction Off-Site
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3.3 Site Preparation - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 0.5303 0.0000 0.5303 0.0573 0.0000 0.0573 0.0000 0.0000 Off-Road 0.5348 6.1887 3.9239 9.7300e0030.2266 0.2266 0.2084 0.2084 0.0000 942.4317 942.4317 0.3048 950.0517 Total 0.5348 6.1887 3.9239 9.7300e0030.5303 0.2266 0.7568 0.0573 0.2084 0.2657 0.0000 942.4317 942.4317 0.3048 950.0517 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0172 0.0123 0.1661 4.7000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 47.3677 47.3677 1.2800e0031.2300e00347.7670 Total 0.0172 0.0123 0.1661 4.7000e0040.0559 3.4000e0040.0562 0.0148 3.1000e0040.0151 47.3677 47.3677 1.2800e0031.2300e00347.7670 Mitigated Construction Off-Site
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3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 5.3119 0.0000 5.3119 2.5686 0.0000 2.5686 0.0000 0.0000 Off-Road 0.9335 10.1789 5.5516 0.0141 0.4201 0.4201 0.3865 0.3865 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Total 0.9335 10.1789 5.5516 0.0141 5.3119 0.4201 5.7320 2.5686 0.3865 2.9550 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.3733 25.0686 6.4966 0.1077 3.2208 0.1518 3.3726 0.8830 0.1453 1.0283 11,837.41 01 11,837.41
01 0.6503 1.8798 12,413.85
21 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0275 0.0197 0.2658 7.5000e0040.0894 5.4000e0040.0900 0.0237 5.0000e0040.0242 75.7883 75.7883 2.0500e0031.9700e00376.4271 Total 0.4008 25.0883 6.7623 0.1085 3.3102 0.1524 3.4626 0.9068 0.1458 1.0525 11,913.19 83 11,913.19
83 0.6524 1.8818 12,490.27
93 Unmitigated Construction Off-Site
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3.4 Grading - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Fugitive Dust 5.3119 0.0000 5.3119 2.5686 0.0000 2.5686 0.0000 0.0000 Off-Road 0.9335 10.1789 5.5516 0.0141 0.4201 0.4201 0.3865 0.3865 0.0000 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Total 0.9335 10.1789 5.5516 0.0141 5.3119 0.4201 5.7320 2.5686 0.3865 2.9550 0.0000 1,364.771 3 1,364.771
3 0.4414 1,375.806
2 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.3733 25.0686 6.4966 0.1077 3.2208 0.1518 3.3726 0.8830 0.1453 1.0283 11,837.41 01 11,837.41
01 0.6503 1.8798 12,413.85
21 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0275 0.0197 0.2658 7.5000e0040.0894 5.4000e0040.0900 0.0237 5.0000e0040.0242 75.7883 75.7883 2.0500e0031.9700e00376.4271 Total 0.4008 25.0883 6.7623 0.1085 3.3102 0.1524 3.4626 0.9068 0.1458 1.0525 11,913.19 83 11,913.19
83 0.6524 1.8818 12,490.27
93 Mitigated Construction Off-Site
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3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 2.2200e0030.0804 0.0307 3.7000e0040.0128 3.9000e0040.0132 3.6900e0033.7000e0044.0600e00340.1241 40.1241 1.3400e0035.7700e00341.8782 Worker 0.0378 0.0271 0.3654 1.0300e0030.1230 7.4000e0040.1237 0.0326 6.8000e0040.0333 104.2089 104.2089 2.8100e0032.7100e003105.0873 Total 0.0400 0.1075 0.3961 1.4000e0030.1358 1.1300e0030.1369 0.0363 1.0500e0030.0374 144.3330 144.3330 4.1500e0038.4800e003146.9655 Unmitigated Construction Off-Site
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3.5 Building Construction - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Total 0.6322 6.4186 7.0970 0.0114 0.3203 0.3203 0.2946 0.2946 0.0000 1,104.608 9 1,104.608
9 0.3573 1,113.540
2 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 2.2200e0030.0804 0.0307 3.7000e0040.0128 3.9000e0040.0132 3.6900e0033.7000e0044.0600e00340.1241 40.1241 1.3400e0035.7700e00341.8782 Worker 0.0378 0.0271 0.3654 1.0300e0030.1230 7.4000e0040.1237 0.0326 6.8000e0040.0333 104.2089 104.2089 2.8100e0032.7100e003105.0873 Total 0.0400 0.1075 0.3961 1.4000e0030.1358 1.1300e0030.1369 0.0363 1.0500e0030.0374 144.3330 144.3330 4.1500e0038.4800e003146.9655 Mitigated Construction Off-Site
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3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0619 0.0444 0.5979 1.6900e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 170.5237 170.5237 4.6000e0034.4400e003171.9610 Total 0.0619 0.0444 0.5979 1.6900e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 170.5237 170.5237 4.6000e0034.4400e003171.9610 Unmitigated Construction Off-Site
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3.6 Paving - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Off-Road 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Paving 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.6112 5.5046 7.0209 0.0113 0.2643 0.2643 0.2466 0.2466 0.0000 1,036.087 8 1,036.087
8 0.3018 1,043.633
1 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0619 0.0444 0.5979 1.6900e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 170.5237 170.5237 4.6000e0034.4400e003171.9610 Total 0.0619 0.0444 0.5979 1.6900e0030.2012 1.2100e0030.2024 0.0534 1.1100e0030.0545 170.5237 170.5237 4.6000e0034.4400e003171.9610 Mitigated Construction Off-Site
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3.7 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 9.7683 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Total 9.9599 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 281.4481 281.4481 0.0168 281.8690 Unmitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.8800e0034.9300e0030.0664 1.9000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00318.9471 18.9471 5.1000e0044.9000e00419.1068 Total 6.8800e0034.9300e0030.0664 1.9000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00318.9471 18.9471 5.1000e0044.9000e00419.1068 Unmitigated Construction Off-Site
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3.7 Architectural Coating - 2023
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Archit. Coating 9.7683 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off-Road 0.1917 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Total 9.9599 1.3030 1.8111 2.9700e0030.0708 0.0708 0.0708 0.0708 0.0000 281.4481 281.4481 0.0168 281.8690 Mitigated Construction On-Site
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 6.8800e0034.9300e0030.0664 1.9000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00318.9471 18.9471 5.1000e0044.9000e00419.1068 Total 6.8800e0034.9300e0030.0664 1.9000e0040.0224 1.3000e0040.0225 5.9300e0031.2000e0046.0500e00318.9471 18.9471 5.1000e0044.9000e00419.1068 Mitigated Construction Off-Site
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4.0 Operational Detail - Mobile
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 0.1477 0.1649 1.5019 3.2800e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 334.8728 334.8728 0.0233 0.0146 339.8014 Unmitigated 0.1477 0.1649 1.5019 3.2800e0030.3585 2.4300e0030.3609 0.0955 2.2600e0030.0978 334.8728 334.8728 0.0233 0.0146 339.8014

4.1 Mitigation Measures Mobile

4.2 Trip Summary Information

4.4 Fleet Mix
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Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments High Rise 0.542464 0.063735 0.188241 0.126899 0.023249 0.006239 0.010717 0.008079 0.000923 0.000604 0.024795 0.000702 0.003352 Enclosed Parking with Elevator 0.542464 0.063735 0.188241 0.126899 0.023249 0.006239 0.010717 0.008079 0.000923 0.000604 0.024795 0.000702 0.003352

5.0 Energy Detail
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
NaturalGas
Mitigated

3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 NaturalGas
Unmitigated

3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674

5.1 Mitigation Measures Energy
Historical Energy Use: N
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6.0 Area Detail

0.324196 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Enclosed Parking
with Elevator
0 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 3.5000e0030.0299 0.0127 1.9000e0042.4200e0032.4200e0032.4200e0032.4200e00338.1407 38.1407 7.3000e0047.0000e00438.3674 Mitigated
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6.1 Mitigation Measures Area
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Category lb/day lb/day
Mitigated 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 Unmitigated 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3089 6.9900e003312.4768 CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 25 Date: 5/18/2022 3:19 PM 246 N Jackson - Los Angeles-South Coast County, Winter
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0.0134 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

0.1511 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.8824 0.2282 5.5941 0.0143 0.8403 0.8403 0.8403 0.8403 103.0361 198.0000 301.0361 0.3073 6.9900e003310.8020 Landscaping 0.0273 0.0105 0.9078 5.0000e0055.0300e0035.0300e0035.0300e0035.0300e0031.6355 1.6355 1.5700e0031.6748 Total 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3088 6.9900e003312.4768 Unmitigated
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7.1 Mitigation Measures Water

7.0 Water Detail

0.0134 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Consumer
Products

0.1511 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
Hearth 2.8824 0.2282 5.5941 0.0143 0.8403 0.8403 0.8403 0.8403 103.0361 198.0000 301.0361 0.3073 6.9900e003310.8020 Landscaping 0.0273 0.0105 0.9078 5.0000e0055.0300e0035.0300e0035.0300e0035.0300e0031.6355 1.6355 1.5700e0031.6748 Total 3.0742 0.2387 6.5019 0.0143 0.8453 0.8453 0.8453 0.8453 103.0361 199.6355 302.6716 0.3088 6.9900e003312.4768 Mitigated
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11.0 Vegetation

8.1 Mitigation Measures Waste

8.0 Waste Detail

9.0 Operational Offroad
Equipment Type Number Hours/Day Days/Year Horse Power Load Factor Fuel Type

DRAFT FINDINGS OF FACT AND CONDITIONS OF APPROVAL

FINDINGS OF FACT
Incentives/Concessions:

1. The incentive or concession does result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents.

The requested concessions for additional height/stories and reduced setbacks are required in this case to allow for additional buildable area to provide more units that would reduce the costs to the developer of providing the affordable unit. The savings that the developer will realize will allow the affordable housing costs to be reduced to a point where the development will be economically feasible. The additional height/story and reduced setbacks will allow for the proposed density and appropriately sized apartment units with sufficient on-site parking to attract families to the project and reduce unit turnover.

These concessions enable the project to be economically feasible for the following reasons:

B) The reduction in the subterranean parking garage setbacks will enable the construction of a larger garage area and additional parking spaces that will improve the viability and marketability of the project. The additional parking spaces will enable the project to better compete with its surrounding competition. Furthermore, the increased parking ratio will benefit the project from fewer unit turnovers and hence a more stable financial pro forma and revenue stream. The improved financial pro forma and revenue stream will offset the cost of providing the units at an affordable rent. 535 of 1003
The two concessions will reduce costs to the applicant of providing an affordable unit by creating cost reductions from allowing the construction of a greater number of units and improving the viability of the project. The additional units will result in actual and identifiable cost reductions because the additional units will take advantage of construction efficiencies when being built, and will generate rental income to offset the cost of providing the unit at an affordable rent. Without these concessions, the applicant would not be able to provide the additional affordable unit.

2. The incentive or concession will not have a “specific adverse impact upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to low-income and moderate-income households. As used herein, “specific adverse impact upon public health or safety” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete. Inconsistency with the zoning ordinance or the land use designation in the general plan shall not constitute a specific, adverse impact upon public health or safety.

The existing three units and attached garages on the site proposed to be demolished have not been identified as being historically or culturally significant and the project does not impact any real property listed on the California Register of Historical Resources. The project is exempt from the California Environmental Quality Act as a Class 32 Infill Exemption and no significant environmental impacts have been identified. The project is designed to comply with the various sections of the Glendale Municipal Code as administered by different City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). Aside from the two incentive/concession requests and waivers, the project otherwise fully complies with the Zoning Code (GMC Title 30).

The project’s impact in terms of increased height/stories and reduced setbacks are mitigated by certain factors. The project is located on a corner lot with two sides adjacent to a street, and one side adjacent to an alley. These public rights of way that are open to the sky provide a buffer of air and light and visual 536 of 1003
massing that mitigates the impact of the three-story building in a two-story neighborhood. Furthermore, the building uses several design techniques that reduce the apparent massing and scale of the building, including the central part of the building which features a two-story massing, a variation in building form and façade planes that break up the massing, and a variety of exterior finish materials to help break up the apparent massing. Finally, the building provides setbacks in excess of code requirement on various sides/floors of the building to help compensate for the reduced setbacks in other areas, particularly on the south side of the building which is adjacent to another (twostory) apartment building. The provision of housing and affordable housing benefits the public health and safety, and is consistent with the General Plan Housing Element goals of providing a wide range of housing types including affordable housing.

3. The incentive or concession will not be contrary to state or federal law. The granting of an incentive or concession shall not require or be interpreted, in and of itself, to require a general plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, “study” does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition.

The incentives/concessions do not require any other discretionary entitlement other than design review approval. The project complies with State Density Bonus Law, the California Environmental Quality Act (CEQA), and the City’s Density Bonus Ordinance, and is designed to comply with the various sections of the Glendale Municipal Code as administered by City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). No other known federal or state laws would be in conflict with granting of the incentives/concessions.

Waivers:

The requested waivers for increased floor area ratio and reduced minimum unit sizes are required to allow provision of a more balanced unit mix that will improve 537 of 1003
the project’s financial pro forma and allow the provision of an affordable unit. The requested waivers will allow for the creation of one-bedroom dwelling units versus the creation of studio dwelling units and the creation of two-bedroom units versus one-bedroom units. In fact, without the waivers, the project would only be able to feature studio and one-bedroom units, which would negatively impact the financial viability of the project. As an example, unit 102 is 26 SF shy of the minimum 600 SF requirement for a one-bedroom unit. However, unit 102 is a functional contemporary, one-bedroom, urban in-fill unit. As designed, the 26 SF is inconsequential since the unit has a functional kitchen, a functional living area, an above average bedroom area, a private bathroom, a private washer and dryer and adequate storage/closet area. However, without the requested waiver, all five of the proposed one-bedroom units of the project would be categorized as studios versus one-bedroom dwelling units. Similar reasoning applies to the two-bedroom units, which otherwise would be categorized as one-bedroom units. The potential revenue stream of the project, hence the financial viability of the project, is drastically improved when these five units are rented out as one- and twobedroom units instead of studios and one-bedroom units. The increased number of bedrooms incorporated into the project will improve the viability and financial pro forma of the project and will enable the creation of a very low income affordable unit. In addition, the increased number of bedrooms will improve and will balance the project’s unit mix, thereby attracting families to the project and reducing future unit turnover. Without the requested waivers, the project would not be financially viable and complying with the development standard would have the effect of physically precluding the housing development at the density and with the requested incentives/concessions.

Further, the provision of additional housing and affordable housing benefits the public health and safety, and is consistent with the General Plan Housing Element goals of providing a wide range of housing types including affordable housing. 538 of 1003
The project’s impact in terms of increased FAR and decreased minimum unit sizes are mitigated by certain factors. The project is located on a corner lot with two sides adjacent to a street, and one side adjacent to an alley. These public rights of way that are open to the sky provide a buffer of air and light and visual massing that mitigates the impact of the building that features a higher than codeallowed FAR. Furthermore, the building uses several design techniques that reduce the apparent massing and scale of the building, including a variation in building form and façade, and a variety of exterior finish materials that help break up the apparent building size. The reduced unit sizes (574 SF instead of 600 SF and 768 SF instead of 800 SF) are just 4% shy of the required size, a relatively insubstantial amount. Further, there has been increased interest in the housing market for smaller units and/or micro-housing that lend support to the proposal in order to assist in the provision of affordable housing.

3. The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources.

4. The waiver or reduction in development standards will not be contrary to state or federal law.

CONDITIONS OF APPROVAL
Approval of this Density Housing Plan shall be subject to the following conditions:
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1. That the project shall demonstrate compliance with all comments from Public Works Engineering & Land Development, including but not limited to providing a street dedication at the corner of California Ave/Jackson St to accommodate an ADA-compliant handicap ramp.

2. That the project shall demonstrate compliance with all comments from Public Works Urban Forestry, including but not limited to providing four street trees required (three on California Avenue and one on Jackson St, two of which will replace existing trees impacted by project construction).

3. That the project shall demonstrate compliance with all comments from Glendale Water & Power Electrical Engineering, including but not limited to providing an on-site transformer vault facility.

4. That the project shall demonstrate compliance with all comments from Glendale Water & Power Water Engineering, including but not limited to providing backflow prevention devices and associated equipment.

5. That the project shall demonstrate compliance with all comments from the Fire Department, including but not limited to providing fire sprinkler and alarm system and connections, backflow prevention device and equipment, elevator size and access to accommodate gurney, and an emergency access walkway.

6. That the development shall be in substantial accord with the plans submitted with the application except for any modifications as may be required to meet specific Code standards or other conditions stipulated herein as approved by the Director of Community Development.

7. That all necessary permits shall be obtained from the Permit Services Center and all construction shall be in compliance with the Glendale Building Code and all other applicable regulations.

8. That the project shall provide an acoustic analysis upon building permit application submittal demonstrating compliance with GMC §8.36 (Noise Ordinance, including indoor noise standard).

9. That the premises be maintained in a clean and orderly condition, free of weeds, trash, and graffiti.

10. That any expansion or modification of the structure or use shall require a new Density Bonus application. The phrase “modification of the structure or use” includes, but is not limited to, proposing a different percentage of the units as 540 of 1003
affordable or altering the affordability of the units (i.e., proposing the affordable units be restricted to low or moderate income households when the approval is originally for very-low income households). Expansion shall constitute adding of new floor area, reduction of parking and open spaces, or any physical changes as determined by the Director of Community Development.

11. That the applicant shall work with the Community Development Department and the City Attorney’s Office to make any permissible or required additions, deletions and/or amendments to the Density Bonus Housing Plan and to execute and record a Density Bonus Housing Agreement pursuant to GMC Section

30.36.140, to the satisfaction of the Director of Community Development or his designee and subject to approval as to form and content by the City Attorney.

Such Density Bonus Housing Agreement shall restrict the rentals of the required percentage of dwelling units in the housing development to persons or families of very-low income households, as specifically identified in this approval. The applicant shall be required to execute and record such Density Bonus Housing Agreement prior to issuance of any and all required building permits.

12. That the affordable unit shall be reasonably dispersed throughout the project site and shall be comparable with the other dwelling units in the project in terms of appearance, finished quality and materials. Subject to requested changes necessary to comply with health and safety standards approved by the Director of Community Development or his designee, the unit type, size and location of the affordable units shall be to the satisfaction of the City’s Housing Division.

13. That the affordability term shall not start until the date of recordation of the Housing Notice of Completion. The applicant shall notify the Housing Division at least six months prior to the anticipated date of the Certificate of Occupancy so that the affordable unit may be marketed in a timely manner.

14. That the premises shall be made available to any authorized City personnel (Fire, Police, Neighborhood Services, etc.) for inspection to ascertain that all conditions of approval of this Density Bonus application are complied with.

15. That approval of the project by the Design Review Board shall be obtained prior to applying for or obtaining building permits.
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1 CITY OF GLENDALE, CALIFORNIA

REPORT TO THE PLANNING COMMISSION

AGENDA ITEM
Report: Appeal of Density Bonus Review Approval
Location: 246 North Jackson Street
Legal Description: Lot 2 in Block 6 of Town of Glendale Tract Case Number: PDBP2120753
Applicant: Farzin Maly
Owner: Artshar, LLC
Appellant: Grant Michals, Glendale Homeowners Coordinating Council Approved for November 02, 2022

ADMINISTRATIVE ACTION
Prepared by:

Cassandra Pruett, Senior Planner
Reviewed by:

Vilia Zemaitaitis, Principal Planner

SUMMARY
This is an appeal of a decision made on July 7, 2022 by the Planning Hearing Officer to grant with conditions the requested incentives/concessions and waivers associated with Density Bonus Review Case Number PDBP2120753, pursuant to the provisions of State Density Bonus Law and the Glendale Municipal Code, Title 30, Chapter 30.36 (Density Bonus Incentives). The density bonus project involves construction of a new 9,760 square-foot (SF), three-story,11-unit rental housing project, with one unit being reserved for very low income households, and with a request for two incentives and two 577 of 1003
2 waivers. The two incentives are for additional height/stories and reduced setbacks, and the two requested waivers are for increased floor area ratio and decreased unit sizes.

Development of the project includes demolition of an existing three-unit multi-family building (constructed in 1946), and will require Design Review Board approval.

ENVIRONMENTAL DETERMINATION
The Planning Hearing Officer found, and Planning staff recommends that the Planning Commission find, that his project is categorically exempt from further review under the California Environmental Quality Act (CEQA), as it qualifies as a Class 32 In-Fill Development Project per CEQA Guidelines Section 15332, because the project is consistent with the General Plan and Zoning Code; occurs within city limits on a project site of less than five acres surrounded by urban uses; is on a site with no value as habitat for endangered, rare or threatened species; upon approval would not result in any significant impacts relating to traffic, noise, air quality, or water quality; and can be adequately served by all required utilities and public services. See Exhibit 1 for full analysis and further information, including supporting studies and other documentation.

RECOMMENDATION
That the Planning Commission sustain the Planning Hearing Officer’s CEQA determination and decision to grant with conditions the requested incentives/concessions and waivers associated with Density Bonus Review Case Number PDBP2120753, based on the findings made by the Planning Hearing Officer. If the Planning Commission is inclined to reverse the Planning Hearing Officer’s decision and deny the application, staff recommends that the matter be continued for two weeks so that the City Attorney may draft a motion for denial with findings.

SITE CONTEXT
General Plan: High Density
Zone: R-1250 (High Density Residential)
Description of Existing Properties and Uses: The site is located on the southeast corner of North Jackson Street and East California Avenue, on a relatively flat lot 7,512 SF in size; there is a slight slope across the lot from the north-east corner to the southeast corner of the property. The lot is currently developed with a two-story multi-family building, constructed in 1946, with three units. The building is not identified as a historic resource. There are no indigenous protected trees per GMC 12.44 on or within 20 feet of the site.

Neighboring Zones and Uses:

Zoning Existing Uses
North R-1250 One-story multi-family
South R-1250 Two-story multi-family
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3 East R-1250 Two-story multi-family
West R-1250 Two-story multi-family
Project Site R-1250 Three-story multi-family
See Exhibits 3 and 4 for location map and photos.

Previous Permits for the Site:

November 9, 1945 – Building permit #23939 issued to build a two-story duplex with a four-car garage on the first floor.

February 9, 1951 – Building permit #39591 issued to convert two garage spaces and a store room to a residential unit.

April 22, 1971 – Building permit #69216 issued to demolish a one-story, 700 SF dwelling.

Project History:

February 24, 2021 – Applicant submitted a “preliminary application” per Gov. Code §65941.1;
March 10, 2021 – Staff feedback provided to applicant;
June 25, 2021 – Applicant resubmitted a “preliminary application” per Gov. Code §65941.1;
July 22, 2021 – Staff feedback provided to applicant;
July 23, 2021 – Applicant resubmitted a “preliminary application” per Gov. Code §65941.1;
August 12, 2021 - Staff feedback provided to applicant; November 3, 2021 – Applicant resubmitted a “preliminary application” per Gov. Code §65941.1;
January 3, 2022 – Applicant submitted the Density Bonus Review Application (“Application”);
May 4, 2022 – Application deemed complete;
June 1, 2022 - The Planning Hearing Officer conducted a public hearing for the Application. The appellant, Grant Michals, did not submit a comment or testify at the public hearing, though the appellant claims in his appeal that others that testified at the hearing represented his interest. Following review of the staff report and attachments, 579 of 1003
4 and having heard all testimony at the public hearing, the Planning Hearing Officer took the matter under submission for a decision to be made at a later date. A copy of the staff report presented at this hearing is attached as Exhibit 7.

July 7, 2022 – The Planning Hearing Officer granted with conditions the requested incentives/concessions and waivers associated with the Application. A copy of the decision letter is attached as Exhibit 8.

July 22, 2022 - Grant Michals, representing GHCC (Glendale Homeowner’s Coordinating Council) submitted an appeal of the Planning Hearing Officer’s approval. A copy of the application (also known as the “Notice of Appeal”) is attached as Exhibit 9.

Files Available for Review:

All files and exhibits relative to the Density Bonus Case have been available for review in the Community Development Department – Planning Division, are available at this hearing, and by reference are hereby made part of the record.

BACKGROUND
The project consists of demolishing the existing three-unit multi-family building, and constructing a new 9,760 SF, three-story, 11-unit (with seven base units and four density bonus units) multi-family building on a 7,512 SF lot in the R-1250 Zone (High Density Residential Zone). One unit will be reserved for very low income households.

The project is not subject to the City’s Inclusionary Zoning Ordinance per GMC §30.35, which requires a rental housing development with a base density of eight or more dwelling units to provide fifteen percent of the units as affordable to low-income households. With a base density of seven units, the project is not subject to this code section. See GMC §§30.35.020(B) & 30.35.030(A) (inclusionary requirement only applies to housing development of 8 or more units).

The project qualifies as a density bonus project per State Density Bonus Law (Gov’t Code §65915) and City Density Bonus Law (GMC §30.36.050), because according to the project’s Density Bonus Housing Plan (See Exhibit 2), the project provides at least 5% of the total units (not including the density bonus units) of the housing development for very low income households, as defined in the California Health and Safety Code §50105. The project provides one affordable unit to very low income households (one of seven units = 14%), which exceeds the 5% minimum. Therefore, it qualifies as a density bonus project.

Per State Density Bonus Law (CA Govt Code § 65915), an applicant is ineligible for a density bonus or any other incentives or concessions if a project is proposed on a parcel or parcels with rental dwelling units that have been vacated or demolished within a five-year period preceding the project’s development application, or have been 580 of 1003
5 occupied by lower1 or very low2 income households, unless the proposed project replaces those units.

If the rental dwelling units have been vacated or demolished within a five-year period preceding the project’s development application, the proposed project is required to provide the same number of units of equivalent size (i.e., the same total number of bedrooms as the units being replaced) as affordable to the same or lower income households in occupancy during such time. If the incomes are unknown to the applicant, there is a rebuttable presumption that low-income3 and very low income renter households occupied these units in the same proportion of low-income and very low income renter households to all rental households within the jurisdiction, as determined by the most recently available data from the United States Department of Housing and Urban Development’s (HUD’s) Comprehensive Housing Affordability Strategy Database4. The rebuttable presumption per HUD’s Comprehensive Housing Affordability Strategy Database amounts to 37%5 of renter households at or below 80% area median income. Replacement unit calculations resulting in fractional units are rounded up.

Per the Los Angeles County Assessor, the project site contains three (3) residential dwelling units at one (1) bedroom each, with an average of 569 square feet per unit6.

The project site was purchased on September 2, 2020 and Applicant submitted a development application to Planning (PMPA2016969) on February 24, 2021. Applicant has provided Housing staff supporting documentation in the form of a Grant Deed, Real Estate Withholding Statements, an Addendum, Tenant Estoppel Certificates and Mutual Termination of Rental Agreements to confirm owner-occupancy of one (1) residential unit above 80% area median income and the vacancies of the remaining two (2) residential units. By applying the established rebuttable presumption of 37% to the two (2) remaining vacant residential units, one replacement unit at one (1) bedroom is required under State Density Bonus Law (37% x 2 = .74 (rounded up to 1)). The household size assumption for a one (1) bedroom unit is two persons. Applicant will 1 Lower income means household income that does not exceed the maximum income set forth in California Health and Safety Code (HSC) § 50079.5. Lower income means 80% area median income and below, including low-income, very low income, extremely low income and acutely low income.
2 Very low income means household income that does not exceed the maximum income set forth in HSC § 50105. Very low income means 31% to 50% area median income. 3 Low-income means household income that does not exceed the maximum income given to “lower income” households in HSC § 50079.5. Low-income means 51% to 80% area median income.
4 https://www.huduser.gov/portal/datasets/cp.html#2006-2018 5 Pursuant to the most recently available data from HUD’s Comprehensive Housing Affordability Strategy Database for Los Angeles County between years 2014 and 2018, very low income (318,845) and low-income (344,185) renter households make up 663,030 (318,845 + 344,185 = 663,030) of renter households within the jurisdiction of Los Angeles County. From a total of 1,791,480 renter households in Los Angeles County, these 663,030 renter households make up 37% (663,030 / 1,791,480 = .37) of renter households at or below 80% area median income in Los Angeles County.
6 https://portal.assessor.lacounty.gov/parceldetail/5642018039 581 of 1003 6 reserve Unit 204, a two (2) bedroom unit at 768 square feet, as affordable to very low income households. The household size assumption for a two (2) bedroom unit is three persons. HSC § 50052.5(h)
The applicant is requesting a 46.25% density bonus for a total of 11 units. Per State Density Bonus Law (Gov’t Code §65915(f)(2)), a project qualifies for the requested

46.25% density bonus if it provides at least 14% of the total number of units (not including the density bonus units) as affordable to very low income households. The project’s zone (R-1250) permits a maximum density of 34 units per acre (one unit per 1,250 SF). Based on the lot area of 7,512 SF, a total of 7 units (6.01 rounded up7) are permitted as the base density. The applicant is providing 14% of the total number of units as affordable housing (14% of 7 = 1) and therefore is requesting a 46.25% density bonus of four additional units (46.25% of 7 = 3.2 rounded up to 4). This results in a total of 11 units with the bonus.

The applicant is requesting two incentives/concessions. Per State Density Bonus Law (Gov’t Code §65915(d)(2)(B)) and GMC 30.36.070, a project qualifies for two incentives/concessions if it provides at least 10% of the total units for very low income households. Since the project provides 14% of the base density units as affordable to very low income households, it qualifies for two incentives, which are described in the below section.

The Glendale/Broadway intersection is served by the Beeline Route 4, which runs north/south and east/west between the Glendale Galleria and the Glendale Transportation Center, the central transportation hub for the City of Glendale, and Metro Bus Route 180/181, a regional route running primarily east/west from Pasadena to Hollywood. Both lines have a service interval of less than 15 minutes during peak commute periods. Under this provision, the project is only required to provide six parking spaces (0.5 space x 11 units). The project provides 14 parking spaces. 7 Per State Density Bonus Law (Gov’t Code §65915(q)) and GMC 30.36.050, each component of any density calculation, including base density and bonus density, resulting in fractional units shall be separately rounded up to the next whole number. 582 of 1003
7 REQUESTED INCENTIVES

1. Maximum Height/Stories
Requested: The applicant is requesting an incentive to allow a maximum height of 37’-6” and three stories.

Required: In the R-1250 Zone, on lots having a width of 90 feet or less, a maximum of 26 feet and two stories are allowed.

2. Setbacks

Requested:

Interior: 5 feet minimum and an average of 10’-9” on the second floor.

Required:

Street Front: 20 feet minimum and an average of 23 feet for any garage or first residential floor; not less than 23 feet and an average of 26 feet for the second and third residential floors.

Interior: 5 feet minimum and an average of 8 feet for the first residential floor; not less than 8 feet and an average of 11 feet for the second residential floor; and not less than 11 feet and an average of 14 feet for the third residential floor. No setback required for subterranean parking garage.

REQUESTED WAIVERS

1. Floor Area Ratio (FAR)
Requested: Maximum 1.32 (9,760 SF)
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8 Required: Maximum 1.2 (8,904 SF)

2. Dwelling Unit Size
Requested: Minimum 574 SF for one-bedroom units and 768 SF for two-bedroom units:

Unit Number # Bedrooms Floor Area (SF)
102 1 574
103 1 574
202 1 574
203 1 574
204 2 768
302 1 574
303 2 768
Required: Minimum 600 SF for efficiency and one-bedroom units; 800 SF for twobedroom units

DISCUSSION/ANALYSIS
Requested Action by the Appellant:

The appellant is requesting that the Planning Commission reverse the July 7, 2022, Planning Hearing Officer’s approval of the subject Density Bonus Review Application and staff’s CEQA determination for the project.

DENSITY BONUS FINDINGS
Incentives/Concessions: Pursuant to Section 30.36.080(A) of the Glendale Municipal Code, and based on California Government Code Section 65915(d)(1), when an applicant for a density bonus requests Incentives, the hearing officer must grant the requested incentives or concessions, unless he or she makes written findings, based upon substantial evidence, of any of the following:

1. The incentive or concession does not result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents.

2. The incentive or concession will have a “specific adverse impact upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no 584 of 1003
9 feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to low-income and moderate-income households. As used herein, “specific adverse impact upon public health or safety” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete.

Inconsistency with the zoning ordinance or the land use designation in the general plan shall not constitute a specific, adverse impact upon public health or safety.

3. The incentive or concession will be contrary to state or federal law. The granting of an incentive or concession shall not require or be interpreted, in and of itself, to require a general plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, “study” does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition.

Waivers: Pursuant to GMC 30.36.080(B) of the Glendale Municipal Code, and based on California Government Code Section 65915(e)(1), when an applicant requests Waivers/Modifications in addition to the Incentives requested, the hearing officer shall review the request for modifications of development standards or waivers in conjunction with the density bonus request and incentive or concession requests at a public hearing.

The hearing officer may grant the request for waivers or reductions in development standards only if he or she makes all of the following written findings:

3. The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources.

4. The waiver or reduction in development standards will not be contrary to state or federal law.

BASIS OF THE PLANNING HEARING OFFICER’S DECISION:

After considering the evidence presented with respect to this application, the plans submitted therewith, the Planning Hearing Officer (“Hearing Officer”) approved the density bonus housing plan, inclusive of the mandatory Density Bonus, two Incentives, two Waivers/Modifications, and the mandatory Parking Concessions, with eight conditions, allowing for the development of the affordable 585 of 1003
10 housing project with reduced setbacks and increased height, as well as increased floor area and lot coverage. The following is a summary of the findings made in the Record of Decision (Exhibit 8):

Incentives/Concessions: The City has the burden to make the findings to deny a requested incentive. The Hearing Officer approved the two requested incentives for increased height/stories and reduced setbacks because she was unable to make written findings, based upon substantial evidence, of any one or more of the following:

1. The incentive or concession does not result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents.

This finding cannot be made. There is no evidence in the record that the granting of the incentives or concessions will not result in cost reductions to provide for affordable housing costs or provide affordable rents. To the contrary, evidence supports the conclusion that the incentives or concessions do result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents. The requested concessions for additional height/stories and reduced setbacks are required in this case to allow for additional buildable area to provide more units and accommodate the additional density resulting from the grant of the density bonus. These additional units will reduce the costs to the developer of providing the affordable unit. The cost reductions that the developer will realize will allow the affordable housing costs to be reduced to a point where the development will be economically feasible. The additional height/story and reduced setbacks will allow for the proposed density and appropriately sized apartment units with sufficient on-site parking to ensure project success with the intended market.

These concessions enable the project to be economically feasible for the following reasons:

A) To facilitate the proposed design and programming and ensure architectural character that complies with the City's Design Guidelines, including distinct and separate common open spaces with amenities both on the building's ground level and also on the third floor deck, including provision of a required elevator, the applicant is proposing a 37’-6” high building. The additional height is necessary for the elevator shaft to provide access to the units and to the common open space on the third floor, and the additional building height/stories will enable the construction of additional buildable area to provide more units (density bonus units) that will reduce the overall costs per unit of the project and thereby make the very low income affordable unit economically feasible.

The two concessions will reduce costs to the applicant of providing an affordable unit by creating cost reductions from allowing the construction of a greater number of units and improving the viability of the project. The additional units will result in actual and identifiable cost reductions because the additional units will take advantage of construction efficiencies when being built, and will generate rental income to offset the cost of providing the unit at an affordable rent. Without these concessions, the applicant would not be able to provide the additional affordable unit.

2. The incentive or concession will have a “specific adverse impact upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, or the physical environment or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the housing development unaffordable to low-income and moderate-income households. As used herein, “specific adverse impact upon public health or safety” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies or conditions as they existed on the date the application was deemed complete.

Inconsistency with the zoning ordinance or the land use designation in the general plan shall not constitute a specific, adverse impact upon public health or safety.

This finding cannot be made. The incentive or concession will not have a “specific adverse impact upon public health and safety” or the physical environment or on any real property that is listed in the California Register of Historical Resources.

Staff research finds that the property does not meet any of the eligibility criteria for listing in the National, California, or Glendale Registers and therefore is not considered a historic resource under CEQA. The project is exempt from the California Environmental Quality Act as a Class 32 Infill Exemption and no significant environmental impacts have been identified. The project is designed to comply with the various sections of the Glendale Municipal Code as administered by different City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). Aside from the two incentive/concession requests and waivers, the project otherwise fully complies with the Zoning Code (GMC Title 30).

Any project impacts with respect to increased height/stories and reduced setbacks are mitigated by several factors, such as: The project is located on a corner lot with two sides adjacent to a street, and one side adjacent to an alley. These public rights-of-way that are open to the sky provide a buffer of air and light and visual massing that mitigates the impact of the three-story building in a typically twostory neighborhood. Furthermore, the building uses several design techniques that reduce the apparent massing and scale of the building, including the central part of the building which features a two-story massing, a variation in building form and façade planes that break up the massing, and a variety of exterior finish 587 of 1003
12 materials to help break up the apparent massing. Finally, the building provides setbacks in excess of code requirement on various sides/floors of the building to help compensate for the reduced setbacks in other areas, particularly on the south side of the building, which is adjacent to a two-story apartment building. The provision of housing and affordable housing benefits the public health and safety, and is consistent with the Glendale General Plan Housing Element goals of providing a wide range of housing types, including affordable housing.

3. The incentive or concession will be contrary to state or federal law. The granting of an incentive or concession shall not require or be interpreted, in and of itself, to require a general plan amendment, zoning change, study, or other discretionary approval. For purposes of this subdivision, “study” does not include reasonable documentation to establish eligibility for the concession or incentive or to demonstrate that the incentive or concession meets the definition.

This finding cannot be made. The incentives or concessions will not be contrary to state or federal law. The project complies with State Density Bonus Law, the California Environmental Quality Act (CEQA), and the City’s Density Bonus Ordinance, and is designed to comply with the various sections of the Glendale Municipal Code as administered by City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). The incentives/concessions do not require any other discretionary entitlement other than future design review approval. No other known federal or state laws would be in conflict with granting of the incentives/concessions.

Waivers

1. The Hearing Officer approved the two requested Waivers/Modifications of development standards for increased floor area and reduced dwelling unit size, because he was able to make any of the following written findings, pursuant to GMC §30.36.080(B): The application of said development standard(s) will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted pursuant to this chapter.

This finding can be made. As to the first requested waiver, the applicant seeks relief from the minimum unit size requirements in GMC 30.11.050, since the units listed below do not meet the minimum unit size, as follows:
• Unit 102 - 1 bedroom at 574 SF, which is 26 SF (4.33%) less than the minimum 600 SF requirement
• Unit 103 - 1 bedroom at 574 SF, which is 26 SF (4.33%) less than the minimum 600 SF requirement
• Unit 202 - 1 bedroom at 574 SF, which is 26 SF (4.33%) less than the minimum 600 SF requirement
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13 • Unit 203 - 1 bedroom at 574 SF, which is 26 SF (4.33%) less than the minimum 600 SF requirement
• Unit 204 - 2 bedrooms at 768 SF, which is 32 SF (4.0%) less than the minimum 800 SF requirement
• Unit 302 - 1 bedroom at 574 SF, which is 26 SF (4.33%) less than the minimum 600 SF requirement
• Unit 303 - 2 bedrooms at 768 SF, which is 32 SF (4.0%) less than the minimum 800 SF requirement
The project is designed to optimize density with a balanced unit mix consisting of one-bedroom and two-bedroom apartments within the allowable 11-unit density (with the density bonus). The requested waiver from minimum unit sizes is needed to make this balanced unit mix physically possible to build. The waiver will allow relief to provide for a more balanced unit mix that will meet the 11-unit design of the proposed development project. The minimum unit size requirements of GMC §30.11.050 would physically preclude the construction of the housing development (with the desired unit mix) at the density and with the incentives or concessions.

As an example, Unit 102 is 26 SF less than the minimum 600 SF requirement for a one-bedroom unit. However, Unit 102 is a functional, contemporary onebedroom urban in-fill unit. As designed, the 26 SF is inconsequential since the unit has functional kitchen and living areas, an above average-sized bedroom area, a private bathroom, a private washer and dryer and adequate storage/closet area. Without the requested waiver the project would consist of five (5) studios and six (6) one-bedroom units, which would physically preclude the construction of the housing development at the allowable 11-unit density with the desired unit mix, and with the incentives or concessions. In addition to the increased number of bedrooms, the requested waiver will improve and balance the project’s unit mix which will help provide a range of housing types which is consistent with the General Plan Housing Element.

The proposed decrease in the minimum unit size is minor, not exceeding 4.33% less than the minimum requirement. While the units listed above are smaller than the minimum requirements of the GMC, the project will comply with the various sections of the Glendale Municipal Code as administered by different City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). Moreover, there are similarly sized residential units elsewhere in the City.

Additionally, the current trend of urban infill multifamily unit sizes is smaller in footprint compared to units built during the latter part of the 20th century. The requested minimum unit size waiver will provide the creation of a greater number of marketed bedrooms and will allow the very low income affordable unit to be a two-bedroom unit versus a one-bedroom unit. Without the waiver it will be 589 of 1003
14 physically impossible to build the project with the proposed unit mix and the development, as proposed, would be physically precluded.

As to the second requested waiver, the applicant is requesting a waiver to allow an increase in FAR to 1.32 (9,760 SF) where a maximum FAR of 1.20 (8,904 SF) is permitted.

Similar to the minimum unit size waiver, the requested waiver to exceed the FAR maximum is necessary to accommodate added floor area to achieve a more balanced unit mix as an 11-unit development project. If the project were to comply with the FAR maximum of 1.2, the project would necessarily include smaller residential units with less total bedrooms and only 10 total units versus the maximum allowable 11 units.

The additional FAR allows for an 11-unit project with a more balanced unit mix consisting of six (6) two-bedroom units and five (5) 1-bedroom units. Similarly, the increased FAR allows for the one very low income affordable unit to be a twobedroom versus a one-bedroom unit – allowing the affordable unit to accommodate a larger family. As a result, the strict application of the FAR development standard would physically preclude the construction of the housing development at the 11-unit density, with the unit mix, and with the incentives or concessions.

The Density Bonus Housing Plan meets the requirements of Government Code Section 65915 because at least 14% of the total units of the housing development are for very low income households. The waivers result in a project with appropriate unit sizes, an appropriate number of bedrooms and a balanced unit mix, to provide a variety of housing types and thus render the project feasible to build per the maximum allowable 11-unit density and with the incentives/concessions granted pursuant to Density Bonus Law.

2. The waiver or reduction in development standards will not have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of California Government Code Section 65589.5, upon health, safety, or the physical environment, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact;
This finding can be met. The project is exempt from the California Environmental Quality Act and no significant environmental impacts have been identified. The project is designed to comply with the various sections of the Glendale Municipal Code as administered by different City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). Aside from the two incentive/concession requests and waivers, the project otherwise fully complies with the Zoning Code (GMC Title 30). Further, the provision of additional housing and affordable housing benefits the public health and safety, and is consistent with the General Plan Housing Element goals of providing a wide range of housing types, including affordable housing.
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15 The project’s impact in terms of increased FAR and decreased minimum unit sizes are mitigated by certain factors. The project is located on a corner lot with two sides adjacent to a street, and one side adjacent to an alley. These public rights-of-way that are open to the sky provide a buffer of air and light and visual massing that mitigates the impact of the building that features a higher than code-allowed FAR.

Furthermore, the building uses several design techniques that reduce the apparent massing and scale of the building, including a variation in building form and façade, and a variety of exterior finish materials that help break up the apparent building size. The reduced unit sizes (574 SF instead of 600 SF and 768 SF instead of 800 SF) are 4% less than the required size, a relatively insubstantial amount. Further, there has been increased interest in the housing market for smaller units that lend support to the proposal in order to assist in the provision of affordable housing.

3. The waiver or reduction in development standards will not have an adverse impact on any real property that is listed in the California Register of Historical Resources.

This finding can be met. Staff research finds that the property does not meet any of the eligibility criteria for listing in the National, California, or Glendale Registers, and therefore, is not considered a historic resource under CEQA. See Exhibit 1 (specifically, Attachment A to Exhibit 1) for further information and analysis.

4. The waiver or reduction in development standards will not be contrary to state or federal law.

This finding can be met. The waiver or reduction in development standards will not be contrary to state or federal law and do not require any other discretionary entitlement other than future design review approval. The project complies with State Density Bonus Law, the California Environmental Quality Act (CEQA), and the City’s Density Bonus Ordinance, and is designed to comply with the various sections of the Glendale Municipal Code as administered by City Departments (e.g. Fire, Glendale Water & Power, Public Works, Building & Safety, etc.). No other known federal or state laws would be in conflict with granting of the waiver/reduction.

Because the Planning Hearing Officer determined that all required findings for the incentives/concessions (per Government Code Section 65915(d)(1) and GMC Section

30.36.080.A) and waivers/modifications (Government Code Section 65915(e)(1) and GMC Section 30.36.050.B) were satisfied and could be made, the Hearing Officer approved the density bonus requests for the two requested incentives and two requested waivers.

Planning Hearing Officer’s Hearing
The hearing is available for viewing online: https://youtube.com/watch?v=kpJtR5jSj-c SUMMARY OF THE APPELLANT’S DISCUSSION AND STAFF RESPONSES Appellant’s Argument
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16 Below are the statements made by the appellant in their application (“Part 4. Statement of Error”) that form the basis of the appeal. Note: The application provided no additional information or documentation with, or subsequent to, the appeal application submittal and the short answers quoted and italicized below:

A. There was a violation of a specific provision of law, specifically: “Gov. Code §65915, provisions regarding calculation of replacement units, incentives and waivers, CEQA Guidelines §15332 and §15300.2.”
B. The hearing officer exceeded its authority by virtue of any of the provisions of law given in item A above by: “Granting of density bonus, concessions and waivers, despite limitations in Gov. Code §65915 above, and CEQA exemption.” C. The hearing officer failed to fulfill a mandatory duty by any provision of law given in item A above, specifically: “See B.”
D. The hearing officer refused to hear or consider certain facts before rendering its decision, specifically: “Council direction re: Density Bonus projects; misapplication of §65915; relevance of GMC 9.30.”
E. The evidence before the hearing officer was insufficient or inadequate to support its action, determination or ruling or any specific finding in support thereof, specifically: “Pro Forma.”
F. The appellant states they have new evidence of material facts not previously presented, which if considered should change the act, determination, or ruling.

Applicant wrote “Calculations of affordable replacement unit not included in staff report.”
The appeal hearing is de novo, meaning that the Planning Commission may evaluate the case anew and is not bound by any of the findings or determinations made by the Hearing Officer.

Staff’s Analysis of Appeal
The appellant’s main arguments for the appeal are: 1) Incorrect application of State Density Bonus Law (Gov. Code §65915); 2) Incorrect application of California Environmental Quality Act Review (§15332 Categorical Exemption for In-Fill Development Projects, and §15300.2 Exceptions); 3) Relevance of GMC § 9.30 (Just Cause and Retaliatory Evictions) and miscalculation of required replacement of affordable dwelling units, and 4) Reference to a pro forma was insufficient evidence.

As described more fully below, staff and the Planning Hearing Officer correctly applied State Density Bonus Law, conducted the appropriate CEQA review, calculated the replacement units correctly under State Density Bonus Law, and did not need to require and were prohibited from requiring, a pro forma from the applicant to justify the incentives requested.
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17 Part 4A (Violation of Specific Provision of Law)
The appellant states the following as their argument and provides no further explanation: “Gov. Code §65915, provisions regarding calculation of replacement units, incentives and waivers, CEQA Guidelines §15332 and §15300.2.” The approval of the density bonus does not violate any specific provisions of the law and the project complies with replacement unit standards, incentives and waivers, and CEQA guidelines. Per Gov. Code §65915, and as more fully described in the “Background” section of this report (page 5), the project is required to provide one affordable replacement unit and provides one very low income unit; therefore, it meets the replacement requirement.

Per Gov. Code §65915, the applicant’s requested incentives/waivers must be granted if the required findings are made in the applicant’s favor. As described in the “Basis of the Planning Hearing Officer’s Decision” section of this report (pages 10-12), the required findings to deny the density bonus incentives/concessions could not be made and therefore, per state law, the incentives/concessions must be granted. Further, the applicant was able to demonstrate the required findings for the waivers and therefore, per state law, the waivers must be granted.

Per CEQA Guidelines, and as more fully described in Exhibit 1 (“CEQA Class 32 Infill Exemption Analysis”), the project qualifies as a Class 32 Infill Exemption (§15332) because the project is consistent with the General Plan and Zoning Code; occurs within city limits on a project site of less than five acres surrounded by urban uses; is on a site with no value as habitat for endangered, rare or threatened species; upon approval would not result in any significant impacts relating to traffic, noise, air quality, or water quality; and can be adequately served by all required utilities and public services, and does not qualify as a “Significant Effect” due to unusual circumstances (§15300.2).

Public noticing for the project was proper pursuant to Gov’t Code §§65090, et seq., and all statutorily required information was provided, including: the date, time, and place of the public hearing, the identity of the hearing body or officer, a general explanation of the matter to be considered, and a general description, in text or by diagram, of the location of the real property, if any, that is the subject of the hearing.

Part 4B (Planning Hearing Officer exceeded their authority despite substantial evidence) The appellant states the following as their argument and provides no further explanation: “Granting of density bonus, concessions and waivers, despite limitations in Gov. Code §65915 above, and CEQA exemption.” The Planning Hearing Officer did not exceed his authority by approving the density bonus incentives and waivers and there was no substantial evidence to the contrary.

As described in Part 4A above, granting of the density bonus concessions and waivers complies with state law, and the CEQA determination complies with the CEQA Guidelines.
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18 The granting of density bonus complies with state law, because the project qualifies as a density bonus project. Per State Density Bonus Law (Gov’t Code §65915) and City Density Bonus Law (GMC §30.36.050), because according to the project’s Density Bonus Housing Plan, the project provides at least 5% of the total units (not including the density bonus units) of the housing development for very low income households, as defined in the California Health and Safety Code §50105. The project provides one affordable unit to very low income households (one of seven units = 14%), which exceeds the 5% minimum. Therefore, it qualifies as a density bonus project.

Part 4C (Planning Hearing Officer failed to fulfill a mandatory duty under CEQA) The appellant states the following as their argument and provides no further explanation: “See B.”
The Planning Hearing Officer did not fail to fulfill a mandatory duty under CEQA because as described in Part 4A above, granting of the density bonus, concessions, and waivers complies with state law, and the CEQA determination complies with the CEQA Guidelines.

Part 4D (Planning Hearing Officer refused to hear or consider certain facts before rendering its decision)
The appellant states the following as their argument and provides no further explanation: “Council direction re: Density Bonus projects; misapplication of §65915; relevance of GMC 9.30.”
The Planning Hearing Officer did not refuse to hear or consider certain facts before approving the incentives and waivers. All correspondence and public testimony was considered prior to the decision, and the following addresses the three additional topics that the appellant contends were not addressed by the Hearing Officer.

With respect to the appellant’s ground for appeal related to “council direction re: density bonus projects”, there is no explanation beyond this statement and, therefore, staff cannot speculate what this ground means and cannot respond.

There is no misapplication of Gov. Code §65915:as more fully described in the “Background” section of this report (page 5), the project is required to provide one affordable replacement unit and provides one very low income unit and therefore, it meets the replacement requirement.

Lastly, GMC 9.30 refers to the Just Cause and Retaliatory Evictions ordinance. The appellant does not clarify how this applies to the appeal or the density bonus approval.

When the building was purchased one unit was owner-occupied and the other two were vacant; therefore, GMC 9.30 does not apply.

Part 4E (The evidence before the hearing officer was insufficient or inadequate to support its action)
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19 The appellant states the following as their argument and provides no further explanation: “Pro Forma.”
The staff report (Exhibit 7) provided detailed analysis of the requested incentives and waivers in relation to the required findings, and along with the submitted correspondence and public testimony at the hearing, the evidence before the Planning Hearing Officer was sufficient and adequate to support their decision.

The Appellant’s answer to this appeal finding, “Pro-Forma”, seems vague and inconclusive.

The staff report presented at the Planning Hearing Officer hearing referred to a pro forma, when it stated in four instances that the requested density bonus incentives and waivers would result in an improved financial pro forma for the project. These statements were general in nature, referring to financial feasibility of the project, and were not based on a specific pro forma document provided by the applicant, nor was a pro forma required to be submitted with the density bonus application. The decision letter did not refer to a pro forma or rely on that information as a basis for its decision.

Indeed, under State Density Bonus Law, the Planning Hearing Officer is only permitted to deny the incentive if he or she finds that the incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents. A pro forma does not help make such a determination of actual cost reductions and is therefore not a requirement. Indeed, a recent case decided by the California Court of Appeal, Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549 so held. Schreiber found that both density bonus law and a City of Los Angeles code implementing it require L.A. to grant requested incentives unless it can make findings that the requested incentives do not result in cost reductions or the incentives would have a specific, adverse impact on public health, safety, the physical environment, or any property listed in the California Register of Historical Resources. Id. at 555-556.

According to the Court, both density bonus law and L.A.’s implementation ordinance place the burden of proof on the city to overcome the presumption that the incentive would result in cost reductions. Notably, neither the project applicant nor the city was required to show or find that the incentives would result in cost reductions. Rather, the city was required only to disapprove the requested incentives if it could make a negative finding that the incentives would not result in cost reductions.

The Court next determined that while AB 2501 (amending State Density Bonus Law) prohibited a municipality from requiring an “additional report or study that is not otherwise required by state law,” AB 2501 did not prohibit a municipality from requesting or considering information relevant to cost reductions. But, the Court drew a distinction between information pertaining to economic feasibility and information showing that an incentive would result in “cost reductions.” While the city could request the latter, AB 2501 prohibited the City from requesting the former. Thus, the portion of the city’s implementation ordinance that required an applicant to demonstrate that an off-menu incentive was needed to make the project “economically feasible” through requiring a pro forma was preempted. Id. at 556. It is therefore clear that the City cannot require 595 of 1003
20 an applicant to submit a pro forma as required evidence to support the grant of incentives under State Density Bonus Law since a pro forma demonstrates the economic feasibility of a project and does not show cost reductions.

Part 4F (The appellant has new evidence of material facts not previously presented, which if considered should change the act, determination, or ruling) The appellant states the following as their argument and provides no further explanation: “Calculations of affordable replacement unit not included in staff report.”
Per Gov. Code §65915, and as more fully described in the “Background” section of this report (page 5), the project is required to provide one affordable replacement unit and provides one very low income unit; therefore, the development meets the replacement requirement.

The replacement unit calculation was described in the PHO staff report on page 7 (Exhibit 7), and was more fully amplified in the PHO decision letter on page 3 (Exhibit 8).

SUMMARY
In conclusion, staff finds that the appeal does not present any new substantial evidence not already analyzed and discussed by the Planning Hearing Officer that warrants changing the staff CEQA determination for the project, and that the Planning Hearing Officer fulfilled their duty in accordance with State Density Bonus Law and the CEQA Guidelines.

Therefore, based on the above analysis, the evidence in the record, and the reasoning set forth in the approval of Density Bonus Review Case No.

PDBP2120753, staff recommends that the Planning Commission sustain the Planning Hearing Officer’s decision to grant with conditions the requested incentives/concessions and waivers for the project and sustain staff’s CEQA determination.

EXHIBITS

1. CEQA Class 32 Infill Exemption Analysis (with Attachment A);

2. Density Bonus Housing Plan

3. Location Map

4. Photographs

5. Reduced Plans

6. Departmental Comments

7. Planning Hearing Officer’s Staff Report for Density Bonus Review Case No.

PDBP2120753 (report with Exhibit 1 only)

8. Planning Hearing Officer’s Decision Letter, dated July 7, 2022

9. Notice of Appeal to Planning Commission of Planning Hearing Officer’s Decision 596 of 1003 597 of 1003
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May 4, 2023
Cassandra Pruett, AICP, Planner
Community Development & Planning Department
City of Glendale
633 E. Broadway, Suite 103
Glendale, CA 91206
Re: 246 N. Jackson Street, Glendale, CA – Density Bonus Project Dear Ms. Pruett:

This letter is being submitted by the Applicant to address the Glendale Homeowners Coordinating Council’s (“GHCC”) appeal of the Planning Commission’s November 2, 2022 approval of the above-referenced density bonus project. In particular, the November 16, 2022 Appeal by the GHCC states that the Planning Commission made three mistakes that should invalidate its decision to approve the project:

1. Staff miscalculated the incentives by counting multiple concessions and waivers the setbacks as only as one incentive;

2. Invalid calculation of base density and density bonus units;

3. There is no evidence that one of the units was owner occupied and thus the number of replacement affordable units is deficient.

Nowhere, however, does the Appellant connect these points to the two findings required under Government Code Section 65915(d)(1) to deny the proposed project, i.e., the concessions and waivers do not result in identifiable and actual reductions to provide the affordable housing on-site, and/or they will have a specific, adverse impact upon the public’s health and safety.

Moreover, the Appellant does not account for the fact that whether the City approves one concession for five setbacks, or one waiver for multiple minimum unit size deviations, the net effect is the same. In many regards, therefore, the bases for the appeal are red-herrings that put form over substance.

As explained in your Staff Report, the Applicant is requesting two concessions and two waivers under the State Density Bonus Law (“SDBL”). The first concession is to increase the maximum height and stories of the proposed building to 36-feet, 11-inches and three stories because the Code otherwise would limit the project to only 26 feet in height under the R-1250 zone for lots less than 90 feet in width. The second concession is to reduce the minimum required setbacks at the front of the parcel and at the street side of the subterranean garage, as well as to reduce the building’s required front and interior-south setbacks on the second and third floors, along with the interior-north setbacks on the first, second and third floors.

In addition to these two concessions, the Applicant is requesting two waivers that are necessary to make construction of the project as envisioned with the density permitted under the 618 of 1003

Page 2 ends

Glendale City CouncilAugust 15, 2023

Glendale City Council
August 15, 2023