Agenda packet, joint meeting — Glendale City Council, October 10, 2023

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JOINT MEETING: GLENDALE CITY COUNCIL AND GLENDALE HOUSING AUTHORITY

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OCTOBER 10, 2023

REVISED
- Meeting location was revised

ROLL CALL

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2:00 PM
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Report of the City Clerk of the City Council and Housing Authority, re: Posting of Agenda.

The Agenda for the Tuesday, October 10, 2023 joint public meeting of the City Council and Housing Authority was posted on October 5, 2023, on the Bulletin Board outside City Hall.

JOINT PUBLIC MEETING
of the City Council and Housing Authority is hereby called to meet at

2:00 PM
on
Tuesday, October 10, 2023
, in the Council Chamber, 613 E. Broadway,
2nd Floor, Glendale, CA 91206 to consider the following item(s) of business, to wit;

1. Community Development, re: Update on Housing Authority's Affordable Housing Projects Currently in Construction
a. City Council Motion to Note and File Report
b. Housing Authority Motion to Note and File Report

2. Community Development, re: Exclusive Negotiating Agreement with EAH Housing to Develop Affordable Housing at 426 Piedmont Avenue and 507 Naranja Drive a. Housing Authority Motion Authorizing the Executive Director to Execute an Exclusive Negotiating Agreement with EAH Housing to Develop an Affordable Housing Project on Housing Authority Owned Land at 426 Piedmont Avenue and 507 Naranja Drive

ADJOURNMENT

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1 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE JOINT MEETING: GLENDALE CITY COUNCIL AND

GLENDALE HOUSING AUTHORITY

AGENDA ITEM
Report: Update on Housing Authority's Affordable Housing Projects Currently in Construction

1. City Council Motion to Note and File Report.

2. Housing Authority Motion to Note and File Report.

COUNCIL ACTION
Item Type: Action Item
Approved for October 10, 2023 calendar

EXECUTIVE SUMMARY
This report highlights the status of the three affordable housing projects the City Council (Council) and Housing Authority approved and are currently funding. All three are in construction now. Citrus Crossing, located at 900 East Broadway, is a 127-unit new construction housing project for seniors. It is expected to complete construction in June 2024. Across the alley from Citrus Crossing, Harrower Village at 920 East Broadway is an adaptive re-use and historic preservation of the Harrower Labs complex and upon completion, will be a 40-unit housing project for seniors. Expected completion of Harrower Village is April 2024. 515 Pioneer Drive, named by its address, is a 340-unit new construction housing project for seniors and small families. It’s completion date is expected in December 2025.

COUNCIL PRIORITIES
FY 2022-2023
At the time the Affordable Housing Agreements were executed for the three current affordable housing projects, Quality Housing remained a City Council priority. This report provides an update to the progress of furthering that priority with the development of 507 affordable housing units.

FY2023-2024
A current City Council priority is Economic Development. According to JobsEQ, the construction of Citrus Crossing, Harrower Village and 515 Pioneer Drive, with a combined total development cost of $261.6M, will create 1,545 direct and indirect jobs. 3 of 59

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5 RECOMMENDATION
City Council and Housing Authority note and file report.

BACKGROUND
Citrus Crossing
In October 2019, the Housing Authority acquired 900, 912, 920 East Broadway and 117 South Belmont Street from Tobinworld for $12.1M. The site consists of two parcels separated by an north – south alley. The parcel west of the alley, 900 East Broadway, is known as Citrus Crossing.

After acquiring the site, staff worked to design and entitle a 127-unit affordable housing project at 900 East Broadway while simultaneously conducting a solicitation and selection process, or Request for Qualifications (RFQ) to solicit interest in affordable housing developers to partner with the Housing Authority to develop the site. Meta Housing Corporation (“Meta”) was selected upon completion of that process.

The Housing Authority has since approved an Exclusive Negotiating Agreement (ENA), Letter of Loan Commitment and Lease Option, then an Affordable Housing Agreement (AHA) and Ground Lease once all other funding was secured. The $62M project is receiving $15,050,000 in residual receipts loans from the Housing Authority. According to JobsEQ, the construction of Citrus Crossing will create 366 direct and indirect jobs.

The 127-unit, 100% affordable rental project will be reserved for seniors earning between 30% and 70% AMI. The project will include 87 studio units, 39 one-bedroom units and one two-bedroom manager unit built atop a 1.5 story subterranean parking structure. All units will have balconies or patios. The structure will be between four and five stories tall, with common open space at the ground level as well as three separate and individually programmed rooftop terraces.

The alley separating 900 East Broadway and the remainder of the site has been vacated and will be converted into a public pedestrian paseo. This open space will serve as a shared open space accessible to the affordable housing projects being developed on both sides of the alley, as well as the larger community during daytime hours.

The groundbreaking event, hosted by Meta, the City of Glendale and the Housing Authority, was celebrated on March 15, 2022 and marked the beginning of a 24-28 month construction period.

Harrower Village
912 - 920 East Broadway and 117 South Belmont Street (collectively referred to as 920 East Broadway), is located on the east side of the alley separating what will be Harrower Village from Citrus Crossing.
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5 Harrower Village will be a 40-unit, 100% affordable rental housing project afforded to seniors earning between 30% and 60% AMI. It is the adaptive re-use and historic preservation of what was originally known as Harrower Labs, built between 1920 and 1921. In addition to adaptively re-using the three existing historic building, the project includes a new construction building of 12-units. Parking for Harrower Village includes 20 stalls located in the subterranean structure of Citrus Crossing across from the vacated alley which will be converted to a pedestrian paseo.

The Harrower Village site was purchased along with the Citrus Crossing site and went through a similar RFQ process while staff also entitled the project. Abode Housing (Abode) was the developer selected to partner with the Housing Authority and was awarded an ENA, followed by a Letter of Loan Commitment, Lease Option, then, once all financing was secured, an AHA and Ground Lease. Total development cost of the project is $31.6M with $11.9M in residual receipts loans from the Housing Authority.

According to JobsEQ, the construction of Harrower Village will create 187 direct and indirect jobs.

The groundbreaking event was hosted by Abode, the City of Glendale and Housing Authority August 16, 2022, marking the beginning of construction expected to take approximately 18 to 21 months.
515 Pioneer Drive
In September 2019, the Housing Authority acquired 515 Pioneer Drive from AT&T for $12.4M. The site is the largest site ever acquired by the Housing Authority at 2.8 acres.

It was previously developed with three structures used as office space and to service AT&T vehicles. After the acquisition, and with approval of the Housing Authority, staff issued a Request for Proposals (RFP) at the same time staff issued the RFQs for Citrus Crossing and Harrower Village (July 2020). Although staff did conduct site planning, it did not entitle the project during the RFP process. Instead, the Housing Authority left it to the affordable housing development community to submit designs and financing proposals and compete for an ENA.

LINC Housing and National CORE, developers of another recent affordable housing project in Glendale, Vista Grande Court, were selected for the ENA. Their proposal was for a 340-unit, 100% affordable rental housing project to serve seniors and small families earning between 30% and 80% AMI. The design calls for three structures to be built atop a two-story subterranean parking structure all in one phase. The 92 units reserved for seniors include 32 studio and 60 one-bedroom units. 242 units reserved for small families include 200 one-bedroom units and 42 2-bedroom units. The three units reserved for resident managers are also two-bedroom units. 515 Pioneer Drive followed the same process as Harrower Village and Citrus Crossing with the execution of a Letter of Loan Commitment and Lease Option, then an AHA and Ground Lease once all financing was secured for the site. The difference with 515 5 of 59

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5 Pioneer Drive is the developer was responsible for design and entitlement of the project following the award of the ENA. Total development cost for this project is $168M, including $28.4 Million in residual receipts loans from the Housing Authority. According to JobsEQ, the construction of Harrower Village will create 992 direct and indirect jobs.

The groundbreaking event was hosted by LINC Housing, National CORE, the City of Glendale and Housing Authority on March 14, 2023 after the site was cleared of the existing structures, asphalt and concrete. The project has a three-year construction schedule, beginning in December 2022.

ANALYSIS
Citrus Crossing
The 126-unit, 100% affordable housing project for seniors began construction in January 2022 with the demolition of the existing single-story building and site clearance.

The project is currently 69.2% complete with 68% of gap and construction funds drawn.

Shoring, grading and excavating followed the groundbreaking with the two-level subterranean parking structure completing in December 2022. The alley was also vacated in December 2022. All of the utilities have been undergrounded and the poles in the alley have been removed.

Framing of the four to five-story structure began once the parking structure was complete. Framing is complete at this time. Most doors and windows have also been installed. A large portion of the building has been wrapped (shearing), waterproofed, with netting applied. Stucco is currently being applied to portions of the exterior of the building and will continue for the coming weeks.

Interior work includes wrapping up mechanical, electrical and plumbing with some insulation and drywall installed. Over the next couple weeks, much more insulation and drywall work will occur in the units. Work on the roof is also on-going and will host a 96- kilowatt photovoltaic system upon completion. The project is also expected to achieve LEED Platinum Certification. Expected completion of the project is June 2024.

Harrower Village
The 40-unit, 100% affordable housing project for seniors began construction in August 2022. The project is currently 65% complete with approximately 61% gap funding drawn to date.

Demolition of the interior of the historic properties was completed relatively soon in the process. Restoration of the historic windows and the exterior facades is ongoing. All four buildings have been framed. The 920 East Broadway building has all mechanical, electrical and plumbing roughed in.

Current work includes wrapping up the installation of mechanical, electrical and 6 of 59

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5 plumbing for the existing and new structure (except 920 East Broadway which is complete). Work on the roofs of all four structures is on-going. will support 48-kilowatt photovoltaic systems once the project is complete. The project will also be placed on the National Register of Historic Places.

Sheathing is complete on the new structure in the project. Weatherproofing and window installation is expected to be complete in the coming weeks. Once completed, the exterior of the new structure will be prepared, netted, and stucco will be applied and cured.

In all four buildings, interior insulation, followed by drywall is expected to be completed before the end of the calendar year. Three of the four roofs will support a 48-kilowatt photovoltaic systems once the project is complete. The project will also be placed on the National Register of Historic Places and is expected to achieve LEED Silver Certification. Expected completion of the project is May 2024. 515 Pioneer Drive
515 Pioneer Drive began construction in December 2022 with demolition and site clearance. The project is currently 10.8% complete with approximately 16.4% of gap and construction funds drawn.

All shoring has been completed, including 224 soldier piles, 77 rakers, 100 tie backs and all lagging. 95% of all grading is competed (this amounts to approximately 90,000 cubic yards or for perspective roughly 9,000 concrete trucks of dirt). Additionally, the overhead conversion work which includes power and communication lines has been completed, and the poles along Kenilworth Avenue have been removed.

Currently, the trenching of all concrete footings is being dug, rebar and below grade waterproofing is being installed, and all off-site wet utilities, including domestic, fire, irrigation, and storm drains are being installed.

In the coming weeks, a number of concrete pours for the subterranean structure will be scheduled. When complete with construction, three separate photovoltaic systems will be installed on each of the three buildings. The senior-only building will have a 59- kilowatt system, while the small family buildings will have 130-kilowatt and 186-kilowatt system one completed. The project is also expected to achieve LEED Gold Certification.

Expected completion of the project is December 2025.

STAKEHOLDERS/OUTREACH
Numerous Joint City Council / Housing Authority meetings have been held for all three projects as they received ENAs, Letters of Loan Commitments and Lease Options, and AHAs and Ground Leases. In addition, Citrus Crossing (May 27, 2021) and 515 Pioneer Drive (September 23, 2021) were approved by Design Review Board. Harrower Village was approved by the Historic Preservation Commission on May 20, 2021. 7 of 59

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5 FISCAL IMPACT
There is no fiscal impact associated with this report.

ENVIRONMENTAL REVIEW (CEQA/NEPA)
The action of noting and filing this report about an update on affordable housing projects currently in construction is not a project as defined by the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code Section 21065 and State CEQA Guidelines Section 15378(b)(5), as it is an administrative activity of government that will not result in direct or indirect physical changes in the environment. To the extent the action may be considered a project, the City Council and Housing Authority has determined this activity is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (“Common Sense Exemption”) which states that CEQA applies only to projects that have the potential for causing a significant effect on the environment. The Common Sense Exemption is applicable where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The action here would not cause a significant effect on the environment.

CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.

ALTERNATIVES
N/A.

ADMINISTRATIVE ACTION
Prepared by:

Peter Zovak, Assistant Director, Community Development
Michael Fortney, Deputy Director, Housing
Aaron Brownell, Housing Analyst
Approved by:

Roubik R. Golanian, P.E., City Manager

EXHIBITS/ATTACHMENTS
None.
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MOTION
Moved by Council Member __________________________, seconded by Council Member _____________________________, that that the Council of the City of Glendale hereby notes and files the Report to the Joint Meeting of the City Council and Housing Authority dated October 10, 2023 regarding an update on the Housing Authority’s affordable housing projects currently in construction.

Vote as follows:

Ayes:

Noes:

Absent:

Abstain:
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MOTION
Moved by Housing Authority Member _____________________, seconded by Housing Authority Member ___________________________, that that the Housing Authority of the City of Glendale hereby notes and files the Report to the Joint Meeting of the City Council and Housing Authority dated October 10, 2023 regarding an update on the Housing Authority’s affordable housing projects currently in construction.

Vote as follows:

Ayes:

Noes:

Absent:

Abstain:
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2 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE JOINT MEETING: GLENDALE CITY COUNCIL AND

GLENDALE HOUSING AUTHORITY

AGENDA ITEM
Report: Exclusive Negotiating Agreement with EAH Housing to Develop Affordable Housing at 426 Piedmont Avenue and 507 Naranja Drive.

1. Housing Authority Motion Authorizing the Executive Director to Execute an Exclusive Negotiating Agreement with EAH Housing to Develop an Affordable Housing Project on Housing Authority Owned Land at 426 Piedmont Avenue and 507 Naranja Drive.

COUNCIL ACTION
Item Type: Action Item
Approved for October 10, 2023 calendar

EXECUTIVE SUMMARY
In April 2023, the Housing Authority authorized staff to issue a Request for Qualifications (RFQ) to develop affordable housing for extremely low, very low and low-income seniors on Housing Authority owned property at 426 Piedmont Avenue and 507 Naranja Drive.

An RFQ Review Team reviewed the proposals from five development teams and ultimately selected EAH Housing as the best team that responded to the RFQ. A draft Exclusive Negotiating Agreement (ENA) between the Housing Authority and EAH Housing is attached as Exhibit 3.

COUNCIL PRIORITIES
FY 2022-2023
At the time the subject property was acquired, balanced, quality housing remained a City Council priority. This action continues to address that priority in furthering the development of 67 affordable housing units.

FY 2023-2024
Economic Development: By supporting the action of developing the subject site with a total development cost of approximately $33.2M, the project will create an estimated 207 direct and indirect jobs according to JobsEQ.
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Authorize the Executive Director to execute an ENA with EAH Housing to develop an affordable housing project for seniors in response to a RFQ issued May 5, 2023, for Housing Authority owned property at 426 Piedmont Avenue and 507 Naranja Drive.

BACKGROUND
In September 2022, the Housing Authority acquired 426 Piedmont Avenue and 507 Naranja Drive (Piedmont) from the Berg Family for $11.9M. The Berg Family developed the site in 1973 and operated it as a 112-bed senior assisted living facility. In 2020, the Bergs relocated the residents and proceeded to do a substantial rehabilitation of the existing buildings. Most of the rehabilitation work on the exterior of the property was completed. Only a limited amount of rehabilitation work was completed on the interior when the Bergs decided to sell the property. They initially marketed the property to other senior assisted living facility operators but the size of the units and the secluded nature of the location were unappealing to operators who prefer highly visible locations with plenty of foot and vehicle traffic. Housing staff became aware of the Berg’s desire to sell the property and began negotiating with the family with the authorization of the Housing Authority. The purpose of the Housing Authority’s acquisition was for a future affordable housing development.

The Property is located within the City Center/Citrus Grove residential neighborhood, north of Colorado Street. The neighborhood encompasses the original town of Glendale Tract, and the Property is located directly across from Piedmont Mini Park.

The Property consists of approximately 0.90 acres or 39,178 square feet, with a two- story building comprised of 36,266 square feet developed at 426 Piedmont (the “Main Building”). 507 Naranja Drive is a three-story building (the “Annex”) attached to the northeast side of the Property. The Main Building was originally developed in 1973 and features 91 bedrooms along with multiple community spaces. The Annex was developed in 1975 and features 21 bedrooms. The Main Building has elevator access to the subterranean garage, which consists of 46 parking spaces. The Property includes open-air courtyards and a garden located at the center of the Main Building.

At its meeting of April 18, 2023, the Housing Authority reviewed and approved the issuance of an RFQ to solicit proposals from development teams to convert the 112- bed senior assisted living facility into an affordable rental project for seniors.

ANALYSIS
The RFQ was released on May 5, 2023, to the development community (more than 100 organizations and 250 individuals) throughout the Southern California region. A site walk-through/predevelopment conference for developers/architects/consultants was held at the site on May 11th.
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7 The RFQ called for the conversion of the property to affordable housing for seniors with between 58 and 67 affordable units. The RFQ called for income targeting focused on extremely low and very low-income senior households, with a minimum of 15 units or 25% of the total units (whichever is greater) targeting 30% AMI.

RFQ Response
The deadline to respond to the RFQ was June 30th. On that date, the Housing staff received five submittals in response to the RFQ. Below is the full list of all the developers (in alphabetical order) who submitted responses:
•Abode Communities
•EAH Housing
•LINC Housing / National CORE
•Many Mansions; and
•Related Companies
An RFQ Review Team consisting of staff from Community Development Department’s Planning, Economic Development and Housing Divisions as well as a staff member of the Community Services and Parks Department was formed shortly after the RFQ was issued for the purpose of evaluating the responses.

The RFQ Review Team evaluated the submittals based upon the following:
•Development experience
•Development team/partnerships
•Developer vision
•Sustainability
•Financial feasibility
•Housing affordability
•Sources and Uses
•Additional benefits
•Project timeline; and
•Compliance with the RFQ.

The RFQ Review Team’s first focus was to review the responses and determine which met the Housing Authority’s requirement to develop the project substantially as presented in the RFQ package while limiting the Housing Authority’s maximum financial participation. The RFQ stated the Housing Authority’s contribution would consist of the land through a long-term land lease and upwards of $6M using a combination of Federal HUD HOME ARP dollars and regular HUD Home dollars.

The RFQ Review Team looked at developer experience in terms of number of units and projects developed and under management as well as where those projects are located. 13 of 59

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7 Many of the developer teams had an abundance of experience throughout California. In particular, the RFQ Review Team was looking for experience developing projects in LA County, but outside the City of Los Angeles, especially when proposing to finance the project with 9% Affordable Housing Tax Credits.

All of the development teams demonstrated a thorough understanding of affordable housing development and management. Most identified all essential members of their team including the developer, architect, management company and service provider.

Many of the team members (individuals and companies) were known to the RFQ Review Team, either through previous submittals to RFQs and RFPs or work done in Glendale. One team in particular was able to identify not only the architect, management and service provider, but also the General Contractor, several subcontractors such as Mechanical, Electrical and Plumbing, a project engineer as well as special counsel.

The response to developer vision did not vary greatly between development teams given the project is an adaptive re-use and rehabilitation project and the parameters set out in the RFQ. Having said that, some teams did provide a more thoroughly thought- out vision making use of and keeping certain public spaces and interesting and well described programming of the interior courtyards. All of the responding teams proposed a unit count between 58 and 67, which the RFQ called out as a likely unit count given the size of the existing buildings.

Financial feasibility and Sources and Uses were thoroughly reviewed by members of the RFQ Review Team. The RFQ did encourage development teams to seek additional sources of funds, primarily to reduce the funds needed from Glendale. The funding requested by the responding teams ranged from just under $4M to $6.3M.

The RFQ required deep affordability targets with a minimum of 15 units, or 25% of the total units proposed (whichever is greater) at extremely low income (30% AMI). The RFQ required the responding teams to provide the average AMI targeting of the proposal. That AMI targeting across all 5 proposals averaged between 38% and 48% AMI.

In terms of project timeline, three submittals targeted the first or second round of 9% Tax Credits as their application date, with completion of the project by the end of 2025 to Summer of 2026. One developer proposed a much-accelerated timeline with groundbreaking in January 2024 and completion four months later. To achieve this, in part, the developer team proposed no tax credits for the project. The fifth development team proposed a very lengthy schedule that did not call for the completion of the project until 2030.
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7 With respect to sustainability, three of the development teams committed to LEED Silver certification, one team committed to GreenPoint Rated and the fifth team committed to achieving LEED Platinum. The latter team provided an exhaustive description of its sustainability plan for the project.

After more than five weeks of reviewing each of the proposals, each member of the RFQ Review Team chose what it considered to be the best two responses based on the evaluation criteria. Through a collaborative process, the RFQ Review Team was able to come to consensus on two development teams whom the RFQ Review Team believes best responded to the RFQ. These two teams included (in alphabetical order):
•Abode Communities; and
•EAH Housing
Both teams were interviewed by the RFQ Review Team on August 9th, when both teams provided a presentation summarizing their proposals and were provided the opportunity to introduce key members of the team.

Following the interviews, the RFQ Review Team identified existing projects developed by both Abode Housing and EAH Housing. Site tours of those developments by the RFQ Review Team were conducted the following week on August 16th.

Immediately following the interviews and site tours, the RFQ Review Team met to discuss the results. A clear consensus was formed in identifying the one development team that stood out as exceptional in responding to the RFQ: EAH Housing.

EAH Housing was able to identify a significant number of team members, all of whom have had years of experience working together. EAH Housing also ranked first in the lowest subsidy request of the Housing Authority, scored highest in sustainability goals, second in AMI targeting, and overall had an excellent vision for the site.

CDD staff recommends the Housing Authority enter into an ENA with EAH Housing through December 2024. With an approved ENA, staff will work with EAH Housing to concurrently entitle the project and negotiate a Letter of Loan Commitment with a target date of February 2024 for EAH Housing to submit for funding in the first round of 9% Tax Credits in 2024. With an award of Tax Credits, the project will need to secure all remaining financing, secure building permits, and enter into an Affordable Housing Agreement which will be brought to the Housing Authority in the Fall of 2024 for consideration and approval. Construction of the project could then commence with a completion date in late 2025 or early 2026. Marketing and lease-up of the project would begin approximately six months prior to expected Certificate of Occupancy with the goal of having a fully leased and occupied project on or before March 31, 2026. 15 of 59

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Stakeholder outreach included the April 18th Joint City Council/Housing Authority meeting authorizing staff to issue the RFQ, as well as the notice sent to 100 organizations and over 250 individuals associated with the development of affordable housing.

FISCAL IMPACT
The Exclusive Negotiating Agreement will allow the Housing Authority and EAH to negotiate the terms and conditions of a Letter of Loan Commitment from the Housing Authority to ground lease the Site to EAH and for the Housing Authority to provide financial assistance to the Project, which may consist of HUD HOME, and HUD HOME ARP Funds. If an agreement is reached, staff will return to Council and Housing Authority to secure all remaining financing, secure building permits, and enter into an Affordable Housing Agreement.

ENVIRONMENTAL REVIEW (CEQA/NEPA)
The action of entering into the Exclusive Negotiating Agreement is not a project as defined by the California Environmental Quality Act (“CEQA”) pursuant to Public Resources Code Section 21065 and State CEQA Guidelines Section 15378(b)(5), as it is an administrative activity of government that will not result in direct or indirect physical changes in the environment because it neither constitutes a commitment to a definite course of action nor a final approval of the ultimate housing project. To the extent the action may be considered a project, the Housing Authority has determined this activity would not have potential for causing a significant effect on the environmental pursuant to State CEQA Guidelines Section 15262 (Feasibility and Planning Studies). A project involving only feasibility or planning studies for possible future actions which the agency, board, or commission has not approved, adopted, or funded does not require the preparation of an EIR or Negative Declaration but does require consideration of environmental factors. Before any commitment is made to this project, an environmental analysis will be conducted. Further, to the extent the activity herein is a project, it is exempt from CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (“Common Sense Exemption”) which states that CEQA applies only to projects that have the potential for causing a significant effect on the environment. The Common Sense Exemption is applicable where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The action here would not cause a significant effect on the environment.

CAMPAIGN DISCLOSURE
The names and business addresses of the members of the board of directors, the chairperson, CEO, COO, CFO, Subcontractors and any person or entity with more than 10% interest in the company proposed for contract in this Agenda Item Report are attached in Exhibit #2, in accordance with the City Campaign Finance Ordinance No. 5744.
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7 ALTERNATIVES
Alternative 1: Authorize the Executive Director to execute an ENA with EAH Housing for the development of 67 rental units affordable to extremely low, very low and low-income seniors on Housing Authority owned property at 426 Piedmont Avenue and 507 Naranja Drive.

Alternative 2: Consider the selection of another development team to enter into an ENA to develop the site.

Alternative 3: Do not execute an ENA at this time.

Alternative 4: Any other alternative not proposed by staff.

ADMINISTRATIVE ACTION
Prepared by:

Peter Zovak, Assistant Director, Community Development
Michael Fortney, Deputy Director, Housing
Approved by:

Roubik R. Golanian, P.E., City Manager

EXHIBITS/ATTACHMENTS
Exhibit 1: Site Map
Exhibit 2: Campaign Disclosure
Exhibit 3: Draft ENA
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MOTION
Moved by Housing Authority Member ___________ seconded by Housing Authority Member ________________, that the Executive Director, or his designee, is hereby authorized to execute an Exclusive Negotiation Agreement ("ENA") between the Housing Authority and EAH Housing through December 2024, for the purposes of negotiating a Letter of Loan Commitment and affordable housing agreement to allow EAH Housing to entitle and develop affordable housing for extremely low, very low and low-income seniors on Housing Authority owned property at 426 Piedmont Avenue and 507 Naranja Drive, all as outlined in the Report to the Joint Meeting of the City Council and Housing Authority dated October 10, 2023 (“Report”). The ENA shall be in substantially the form attached to the Report and shall be reviewed and approved as to form by the City Attorney.

Vote as follows:

Ayes:

Noes:

Absent:

Abstain:
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Exhibit 1
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426 Piedmont Avenue & 507 Naranja Drive RFQ Campaign Finance Ordinance Disclosure

CAMPAIGN FINANCE ORDINANCE DISCLOSURE
City of Glendale
Disclosure - Campaign Finance Ordinance
In August 2011, City Council adopted Ordinance No. 5744, Campaign Finance Ordinance, which became effective on September 9, 2011 and amended it with Ordinance No. 5768 in February 2011. The Ordinance prohibits campaign contributions from parties who contract/subcontract with the City of Glendale (City), Glendale Redevelopment Agency (GRA), or the Housing Authority (HA) of the City of Glendale and prohibits Council Members from voting on matters pertaining to contracts with persons who have provided campaign contributions.

The Ordinance requires disclosure in staff reports providing the following information for the contractor and it’s subcontractor(s) receiving a contract, or a series or combination of contracts, from the City with a total value of $50,000 or more and $25,000 or more, respectively, in a fiscal year (July 1-June 30), excluding competitively bid contracts awarded to the lowest responsible Consultant:
• Name of the entity
• Name of the Chief Executive Officer/President
• Chief Operating Officer
• Chief Financial Officer
• Chairperson
• Any member of the board of directors
• Any person or entity that owns more than 10% of the contracting party or any subcontractor • Name of any campaign committee controlled or sponsored by the contracting party Please complete the following Information for contractors & subcontractors (including Consultants & Sub-consultants):

Contractor(s) *
Name Address
Full Name Title Business Address City State Zip
Chairperson
Chief Executive Officer/
President
Chief Operating Officer
Chief Financial Officer
Board of Directors
More than 10% interest owner
EAH Housing 22 Pelican Way, San Rafael, CA 94901
22 Pelican Way San Rafael CA 94901
22 Pelican Way
22 Pelican Way
22 Pelican Way
22 Pelican Way
San Rafael
San Rafael
San Rafael
San Rafael
CA
CA
CA
CA
94901
94901
94901
94901
Laura Hall
Welton Jordan
Catherine J. Macy
Linn Warren
See attached

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5 | Conflict of Interest Declaration
Exhibit 2
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426 Piedmont Avenue & 507 Naranja Drive RFQ Campaign Finance Ordinance Disclosure * For purposes of the Ordinance, the Contractor is any “person” who is the party or prospective party to the contract with the City, GRA or HA or any member of that party’s Board of Directors, its Chairperson, Chief Executive Office, Chief Financial Officer, Chief Operating Officer, any person with an ownership interest of more than ten percent (10%) in the party, and any campaign committee, that is sponsored or controlled by the party. Please disclose the name and addresses of these persons above.

Subcontractor(s) **
Name Address
Full Name Title Business Address City State Zip
Chairperson
Chief Executive Officer/President
Chief Operating Officer
Chief Financial Officer
Board of Directors
More than 10% interest owner
** “Subcontractor” means a person who has entered into a contract for the performance of all or a portion of the work undertaken under an agreement with an architect, design professional, engineer, or general or prime contract, usually by a general or prime contractor. For purposes of the “subcontractor”, “Person” includes the subcontracting party as well as any member of that party’s Board of Directors, its Chairperson, Chief Executive Office, Chief Financial Officer, Chief Operating Officer, any person with an ownership interest of more than ten percent (10%) in the party, and any campaign committee, that is sponsored or controlled by the party. Please disclose the names and addresses of these persons above.

Campaign Committee Controlled/Sponsored by
Title Business Address City State Zip
Certification
I hereby certify, on behalf of the above-named contractor, that the names of all “person” of the contractor and subcontractor under the contract are fully set forth above. I further acknowledge that the Consultant has a continuing obligation to update this disclosure form if the Consultant selects additional or substitute architects, design professionals, contractor or subcontractors within ten (10) days of the selection or change. I hereby certify that I have been legally authorized by the contractor to submit this disclosure form and certify to the content hereof.

Executed on at , California
Contractor’s Signature , Print Consultants’ Full Name
Contractor’s Address
Contractor’s Contact Phone Number Contractors’ E-mail Address Welton Jordan
22 Pelican Way, San Rafael, CA 94901
(415) 295-8876 [email protected]
San RafaelJune 22, 2023
5 | Conflict of Interest Declaration

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426 Piedmont Avenue & 507 Naranja Drive RFQ

CERTIFICATION
On behalf of the above-named Contractor Subcontractor:
• I acknowledge that I have a continuing obligation to update this disclosure form if I substitute― or if I select additional― architects, design professionals, contractors, or subcontractors within ten (10) days of the selection or change; and
• I hereby certify that:
 I have identified all persons for which the Ordinance requires disclosure;  The information in this disclosure form (and any attachment to this form) is true, accurate, c orrect, and complete; and
 I have been legally authorized to submit this disclosure form.

In total, this disclosure form (including attachments) is pages.

Executed on: , 20 , at:
, California.

Signature: Print Full Name:

Address:

Phone Number: E-mail Address:

X
23 San Rafael
Welton Jordan
(415) 295-8876 Welton.Jordan@eahhous
ing.org
4 June 22
22 Pelican Way, San Rafael, CA 94901

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5 | Conflict of Interest Declaration
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CAL
IFORNIA 22 Pelican Way, San Rafael, CA 94901 | (415) 258-1800 | CA Lic. 853495 HAWAII 1001 Bishop Street, #2880, Honolulu, HI 96813 | (808) 523-8826 | HI Lic. RB-16985 www.EAHHousing.org
Expanding the range of opportunities for all by
developing, managing and promoting quality
affordable housing and diverse communities.

EAH INC.

OFFICERS:

L
inn Warren, Chair
Robert M. (Bob) Brown, Vice Chair
Paul Foster, Secretary/Treasurer
Laura Hall, Assistant Secretary and President & CEO
Cathy Macy, Assistant Secretary and CFO
Welton Jordan, Assistant Secretary and Chief Real Estate Development Officer David Egan, Assistant Secretary and Vice President Real Estate Development DIRECTORS:

B
arney Deasy (2024)
Robert M. (Bob) Brown (2024)
Pat Cashman (2023)
Paul S. Foster (2023)
Joseph F. Walsh (2024)
Linn Warren (2024)
Lucien P. Wong (2024)
5 | Conflict of Interest Declaration

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• For purposes of the Ordinance, the Contractor is any "person' who is the party or prospective party to the contract with the City, GRA or HA or any member of that party's Board of Directors, its Chairperson, Chief Executive Office, Chief Financial Officer, Chief Operating Officer, any person with an ownership interest of more than ten percent (10%) in the party, and any campaign committee, that is sponsored or controlled by the party. Please disclose the name and addresses of these persons above.
s- ----··-·----· -
Name Address
J. S. Egan Design Inc. d.b.a EGAN SIMON ARCHITECTURE 7740 N. MANCHESTER AVE #205, PLAYA DEL REY, CA, 90293 Full Name Title Business Address Citv State Zio
Chairperson
JOHN EGAN Chief Executive Officer/President SEE ABOVE
Chief Operating Officer
Chief Financial Officer
Board of Directors
More than 10% interest owner
•• "Subcontractor" means a person who has entered into a contract for the performance of all or a portion of the work undertaken under an agreement with an architect, design professional, engineer, or general or prime contract, usually by a general or prime contractor. For purposes of the "subcontractor*, "Person" includes the subcontracting party as well as any member of that party's Board of Directors, its Chairperson, Chief Executive Office, Chief Financial Officer, Chief Operating Officer, any person with an ownership interest of more than ten percent (10%) in the party, and any campaign committee, that is sponsored or controlled by the party. Please disclose the names and addresses of these persons above.

Campaign Committee Controlled/Sponsored by ______ ___ __ _ Title Business Address C State Zl
Certification
I hereby certify, on behalf of the above-named contractor, that the names of all "person" of the contractor and subcontractor under the contract are fully set forth above. I further acknowledge that the Consultant has a continuing obligation to update this disclosure fonm if the Consultant selects additional or substitute architects, design professionals, contractor or subcontractors within ten (10) days of the selection or change. I hereby certify that I have been legally authorized by the contractor to submit this disclosure fonm and certify to the content hereof.

Executed on 7f--f at California
CootractoCs s;goaM�r ==:_ , Paot Coos"ltao�• F"IL Name __________________ _ Contractor's Address. _____________________________________________ _ Contractor's Contact Phone Number _____________ _ Contractors' E-mail Address, _____________ _ 426 Piedmont Avenue & 507 Naranja Drive RFO Campaign Finance Ordinance Disclosure June 6, 2023 7740 N. MANCHESTER AVE #205, PLAYA DEL REY

JOHN EGAN
7740 N. MANCHESTER AVE #205, PLAYA DEL REY, CA, 90293
(310)871-0962 [email protected]

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CERTIFICATION
On behalf of the above-named D Contractor liZI Subcontractor:
• I acknowledge that I have a continuing obligation to update this disclosure form if I substitute- or if I select additional- architects, design professionals, contractors, or subcontractors within ten (10) days of the selection orchange;and
• I hereby certify that
• I have identified all persons for which the Ordinance requires disclosure; • The information in this disclosure form (and any attachment to this form) is true, accurate, correct, and complete; and
• I have been legally authorized to submit this disclosure form.

In total, this disclosure form (including attachments) is _3 ___ pages.

Address: 7740 N. MANCHESTER AVE #205, PLAYA DEL REY, CA, 90293 Print Full Name: JOHN EGAN
Phone Number: ..sl3"1-"0Jc.30"6-"7--'B-'-04'---------- E-mail Address: [email protected] 426 Piedmont Avenue & 507 Naranja Drive RFQ
7740 W Manchester Ave #205
5 | Conflict of Interest Declaration

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Executed on at , California
Contractor’s Signature , Print Consultants’ Full Name
Contractor’s Address
Contractor’s Contact Phone Number Contractors’ E-mail Address 06/21/2023 Los Angeles
4940 Alminar Ave
213-392-0972 [email protected]
La Canada CA 91011
Jack Wickersham
Lynn Wickersham
Jack Wickersham 4940 Alminar Ave La canada CA 91011
4940 Alminar Ave La canada CA 91011

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AMJ Construction Management
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426 Piedmont Avenue & 507 Naranja Drive RFQ

In total, this disclosure form (including attachments) is pages.

Executed on: , 20 , at:
, California.

Signature: Print Full Name:

Address:

Phone Number: E-mail Address:
3 06/21/2023 23 Los Angeles
Jack Wickersham
4940 Alminar Ave La Canada, CA 91011
213-392-0972 [email protected]
5 | Conflict of Interest Declaration

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5 | Conflict of Interest Declaration

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Executed on at , California
Contractor’s Signature , Print Consultants’ Full Name
Contractor’s Address
Contractor’s Contact Phone Number Contractors’ E-mail Address June 20, 2023 Torrance
Partner Assessment Corporation dba Partner Energy
2154 Torrance Boulevard, Suite 200, Torrance, CA 90501
310-615-4500 [email protected]
Partner Assessment Corporation dba Partner Energy 2154 Torrance Boulevard, Suite 200, Torrance, CA 90501 Joseph P. Derhake /CEO
2154 Torrance Boulevard, Suite 200
Tony Liou - Partner Energy
Monique Burrola
Marc Goldberg 2154 Torrance Boulevard,Suite 200
Dana Derhake 2154 Torrance Boulevard,Suite 200
2154 Torrance Boulevard,Suite 200
2154 Torrance Boulevard,Suite 200 Torrance
Torrance
Torrance
Torrance
90501
90501
90501
90501
CA
CA
CA
CA
Torrance CA 90501

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426 Piedmont Avenue & 507 Naranja Drive RFQ

In total, this disclosure form (including attachments) is pages.

Executed on: , 20 , at:
, California.

Signature: Print Full Name:

Address:

Phone Number: E-mail Address:
x
3 June 20 23 Torrance
Tony Liou
2154 Torrance Boulevard, Suite 200, Torrance, CA 90501
310-615-4500 [email protected]
5 | Conflict of Interest Declaration

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Jo Ann Rayner 19012 Saddleback
Ridge Road
Santa Clarita CA 91351
June 16, 2023 Santa Clarita
Jo Ann Rayner
19012 Saddleback Ridge Road, Santa Clarita, CA 91351
(818) 731-9120 [email protected]

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Vector Engineering
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x
June 16 23 Santa Clarita
Jo Ann Rayner, President, Vector Engineering Group, Inc. 19012 Saddleback Ridge Road, Santa Clarita, CA 91351
(818) 731-9120 [email protected]
5 | Conflict of Interest Declaration

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2 34 of 59

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Hellman & Lober
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5 | Conflict of Interest Declaration

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EXCLUSIVE NEGOTIATION AGREEMENT
426 Piedmont Avenue and 507 Naranja Drive – Page 1

EXCLUSIVE NEGOTIATION AGREEMENT
(426 Piedmont Avenue and 507 Naranja Drive)
This EXCLUSIVE NEGOTIATION AGREEMENT (this “Agreement”) is dated as of October ____, 2023 and is entered by and between EAH INC., a California nonprofit public benefit corporation, located at 22 Pelican Way, San Rafael CA 94901 (“EAH”) and THE HOUSING AUTHORITY OF THE CITY OF GLENDALE, having a business address of 141 N.

Glendale Avenue, Suite 202, Glendale, California 91206 (the “Housing Authority”). EAH and the Housing Authority are each a “Party” and collectively, the “Parties.

RECITALS
WHEREAS, on May 1, 2023, the Housing Authority issued a Request for Qualifications (“RFQ”) for the development of 58-67 units of affordable senior rental housing on property at 426 Piedmont Avenue and 507 Naranja Drive in Glendale, described in the Legal Description attached to this Agreement as Exhibit “A” and illustrated on the Site Map attached as Exhibit “B” (“Site”). The Site was acquired by the Housing Authority using a combination of Low and Moderate Income Housing Asset Funds (“Low and Moderate Income Housing Asset Funds”), funds derived from the Glendale Quality of Life and Community Services Protection Measure, which enacted a .75% sales tax increase and was approved by Glendale voters in 2018 (“Measure S Funds”), and funds awarded to the City of Glendale from the California Department of Housing and Community Development from the Permanent Local Housing Allocation program (“PLHA Funds”).

WHEREAS, in response to the RFQ, which included the Concept Plan attached to this agreement as Exhibit “C,” prepared by EAH and Egan Simon Architects, EAH submitted qualifications dated June 30, 2023 to ground lease the Site from the Housing Authority and develop the Site with 66 units of affordable rental housing for seniors, one manager’s unit, and ancillary facilities, which development would occur through the adaptive reuse of an existing, vacant 112-bed senior assisted living facility (“Submittal”).

WHEREAS, the development of the Site with the improvements described in the immediately preceding Recital to provide affordable senior housing for persons with incomes between 30% and 60% of Area Median Income in Los Angeles County for no less than 55 years is referred to herein as the proposed “Project.”
WHEREAS, EAH proposes to develop the Project with financing that may include low income housing tax credits, Measure S Funds, Low and Moderate Income Housing Asset Funds, PLHA Funds, HOME Investment Partnership Program funds (“HOME Funds”), HOME Investment Partnerships American Rescue Plan Program funds (“HOME ARP Funds”), a conventional bank loan, and other private and public funding sources.

WHEREAS, after careful review of all submittals, representatives from the Housing Authority recommended EAH as the one development team with the best proposal and most responsive to the parameters of the RFQ and the developer to negotiate with exclusively to develop the proposed Project.

Exhibit 3
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EXCLUSIVE NEGOTIATION AGREEMENT
426 Piedmont Avenue and 507 Naranja Drive – Page 2
WHEREAS, the Housing Authority Board, at its regularly scheduled meeting on October 10, 2023, approved entering into an Exclusive Negotiation Agreement with EAH.

WHEREAS, the Housing Authority and EAH wish to negotiate exclusively in order to reach agreement on the terms and conditions of a commitment from the Housing Authority to ground lease the Site to EAH and for the Housing Authority to provide financial assistance to the Project, consisting of a loan of prepaid rent in an amount equal to the current appraised fair market value of the Site and construction to permanent loans of approximately $3,000,000 to $4,000,000, which may consist of Measure S Funds from the City of Glendale and/or Low and Moderate Income Housing Asset Funds and/or PLHA Funds and/or HOME ARP Funds (“Loan Commitment”).

WHEREAS, if the Loan Commitment is approved by the Housing Authority Board and if EAH obtains the necessary financing for the Project, the Housing Authority and EAH wish to negotiate the terms and conditions of an Affordable Housing Agreement (“AHA”) for consideration by the Housing Authority’s Board of Commissioners, which AHA would be consistent with the Loan Commitment and this Agreement and would provide for the lease of the Site to EAH and the design, financing, construction, and operation of the Project for a minimum of 55 years or, subject to approval and agreement by the Housing Authority in an AHA, such longer time period as may be reasonably required to make affordable housing tax credit financing possible.

WHEREAS, this Agreement is in furtherance of the public purposes set forth in the Community Redevelopment Law of the State of California, Sections 33000 et seq. of the California Health and Safety Code (the “Redevelopment Law”), the Housing Authorities Law, Sections 34200 et seq. of the California Health and Safety Code (the “Housing Authorities Law”), and the regulations governing the HOME Investment Partnerships Program of the United States Department of Housing and Urban Development (“HOME Program”).

NOW, THEREFORE, in consideration of the mutual promises contained herein and other good and valuable consideration, the Housing Authority and EAH agree as follows:

A. Recitals
The Recitals set forth above are true and accurate, and incorporated herein.

B. Purpose

1. The Parties acknowledge and agree that this Agreement is for the sole purpose of setting forth the objectives of the Parties and stating the intention of the Parties to negotiate exclusively and, if their negotiations are successful, to enter into a Loan Commitment and an AHA with long term ground lease. During the Term of this Agreement (as herein defined), the Housing Authority shall not negotiate with any person or entity, other than the EAH, regarding development of the Site or any portion thereof, or solicit or entertain bids or proposals to do so. The term “EAH” shall mean EAH as of the date of this Agreement or an entity formed by EAH, in which EAH is a general partner or managing member, for the purpose of entering into the AHA and developing the Site, as approved by Housing Authority. 38 of 59

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426 Piedmont Avenue and 507 Naranja Drive – Page 3
C. Term

1. This Agreement will automatically terminate on December 31, 2024 (“Term”).

Subject to the approval of the Housing Authority Executive Director or designee, the Term may be extended for two periods not to exceed an additional ninety (90) calendar days each upon EAH’s request. Any such extension shall be granted, if at all, in the sole and absolute discretion of the Housing Authority Executive Director or designee and upon such terms and conditions as the Executive Director or designee deems appropriate.

2. EAH proposes to apply for an allocation of 9% low income housing tax credits (“Tax Credits”) from the California Tax Credit Allocation Committee (“CTCAC”).

3. If EAH and the Housing Authority fail to reach agreement on the terms and conditions of a Loan Commitment to support EAH’s application to CTCAC or if the Housing Authority Board of Commissioners has not approved the Loan Commitment before March 1 2024, then this Agreement will automatically terminate unless extended in the sole and absolute discretion of the Housing Authority Executive Director or designee.

4. During the Term of this Agreement, the Parties will perform their obligations as set forth in this Agreement and will negotiate diligently and in good faith. During the Term of this Agreement, the Housing Authority will not solicit or entertain offers or proposals from other parties concerning the Site.

D. Negotiations

1. The Housing Authority and EAH will negotiate the terms and conditions of a mutually acceptable Loan Commitment and a mutually acceptable AHA which will provide for EAH’s ground lease of the Site and ownership of the existing improvements through the term of the ground lease pursuant to standard Housing Authority language in its ground leases regarding ownership of improvements, and the financing, construction, ownership and operation of the Project to provide affordable rental housing for senior households with affordability restrictions from 30% to 60% of the Area Median Income and to be compatible with and enhance the neighborhood.

2. If the Project obtains a preliminary allocation of Tax Credits and the AHA is signed and submitted by EAH prior to the end of the Term, then this Agreement will be extended for another 30 days from the date of such submittal to enable the Housing Authority Board to determine whether it desires to enter into such an AHA and authorize the Housing Authority Executive Director to execute the AHA.

3. In addition to the Loan Commitment, the Housing Authority and EAH will negotiate a mutually acceptable Lease Option, which will set forth the terms and conditions for EAH’s exercise of an option to lease the Site from the Housing Authority (“Lease Option”) and which would be presented to the Housing Authority Board for approval concurrently with the Loan Commitment. If a Lease Option is determined to be necessary and is successfully negotiated, references in this Agreement to Housing Authority Board approval, and Housing Authority execution, of the Loan Commitment will be deemed to refer to both the Loan Commitment and the Lease Option.
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EXCLUSIVE NEGOTIATION AGREEMENT
426 Piedmont Avenue and 507 Naranja Drive – Page 4

4. The Project will be substantially consistent with the description set forth in the Recitals above, EAH’s Submittal, and the concept plan attached as Exhibit “C” and incorporated herein by this reference, subject to changes or revisions to the Project as mutually agreed to by the Housing Authority and EAH. The AHA will include a schedule of performance providing for the timely satisfaction of all conditions precedent to the closing of construction financing and the timely commencement and completion of construction and lease up of the units.

5. The Housing Authority will be responsible for any relocation costs of the Project arising under the Uniform Relocation Act and the California Relocation Assistance Act.

6. EAH will be solely responsible for all demolition, rehabilitation and development costs of the Project (except for the Housing Authority loan for EAH’s lease of the Site and the loan(s) for rehabilitation and development costs, the amounts, terms and conditions to be negotiated during the Term of this Agreement). EAH acknowledges that neither the Housing Authority nor the City of Glendale (the “City”) nor any of their officers, employees or agents has provided any direct or indirect information which in any way would indicate that the Project is or is not subject to the State of California’s prevailing wage requirements.

7. EAH agrees to reimburse the Housing Authority for its legal costs related to the Project (except legal costs related to the Housing Authority’s relocation obligations), which will be reimbursed to the Housing Authority at closing of construction financing and/or permanent financing, as applicable.

8. Negotiations will address, among other items, the form, amount and terms (including the repayment terms), and lien priority of the Housing Authority’s assistance to the Project; the essential terms and conditions of a ground lease between the Housing Authority and EAH; the scope and schedule of development; and mitigation measures during construction.

9. Negotiations will also address the affordability restrictions to be placed on the Project, which restrictions will be senior in priority to the construction and permanent financing, and will address the provisions that will be required in tenant leases and the Housing Authority’s required forms for monitoring resident income and unit affordability. EAH will be obligated to pay an annual compliance monitoring fee to the Housing Authority.

10. EAH will provide the Housing Authority with a detailed preliminary financial analysis for the Project containing matters typically contained in such analyses, including without limitation, a detailed preliminary development cost budget, proposed rents and a detailed preliminary operating income and expense estimate. The financial analysis will be used to evidence the financial feasibility of the Project and to assist in the negotiation of terms regarding the financing of the Project. The analysis will describe the proposed amount and uses of any financial assistance requested to be provided by the Housing Authority. The Parties acknowledge that the financial analysis and budgets will continue to be refined in accordance with the AHA.

11. The AHA shall require the submittal of documentation of all proposed property acquisition and construction loans and owner equity needed to carry out the proposed financing.

EAH agrees to make continuing full disclosure to Housing Authority of its proposed method of financing the Project, including the financing of any off-site improvements that are required to obtain the necessary development rights for the Project. 40 of 59

EXCLUSIVE NEGOTIATION AGREEMENT
426 Piedmont Avenue and 507 Naranja Drive – Page 5

12. EAH agrees that it will submit to the Housing Authority a complete and final copy of its application for 9% Tax Credits at least two business days before submittal to CTCAC.

13. The AHA will set forth the terms and conditions of the Housing Authority’s financial assistance, including repayment terms, security for the Housing Authority loans and priority in relation to other Project financing. The AHA will also set forth EAH’s obligation to submit quarterly and/or annual financial statements for the Project, which will include calculations of residual receipts payments on the Housing Authority loans, and will prescribe appropriate penalties for late submittals.

14. The AHA shall include a Scope of Development setting forth the number and size of the housing units, the total square feet of ancillary facilities and the design parameters for the Project, consistent with the Concept Plan attached as Exhibit “C”.

15. The Housing Authority will have the right to reasonably approve EAH’s selection of the General Contractor, architect, major subcontractors, construction lender, permanent lender, Tax Credit investor, Davis Bacon Wage Compliance consultant, if applicable, and other lenders, and service providers, including but not limited to the property manager. The Housing Authority hereby preapproves EAH as the property manager and ICON National as the General Contractor. The Housing Authority will also have the right to reasonably review and approve any and all contracts and agreements with such entities for the Project.

16. The Housing Authority’s financial assistance to the Project will be predicated on the right of designated representatives of the Housing Authority to participate in weekly construction meetings during the construction of the Project and to reasonably approve proposed finishes, colors, fixtures, and like matters.

17. The Loan Commitment and AHA will contain such other provisions as may be customary in such Housing Authority agreements and such other provisions as the Housing Authority and EAH will determine to be necessary or appropriate to facilitate the proposed Project.

18. If the negotiations hereunder culminate in a Loan Commitment and an AHA, such agreements become effective only after and if each has been duly executed by EAH, has been duly considered and approved by the Housing Authority Board, and has been duly executed by the Housing Authority. The Housing Authority will reasonably cooperate with EAH to enable EAH to meet its deadlines; however, neither the Housing Authority nor the City is obligated to expedite any reviews, approvals, notices, meetings or other matters, and nothing contained in this Agreement will be construed to limit the Housing Authority’s or the City’s discretion in their activities in connection with the Project.

19. The Housing Authority reserves final discretion and approval as to the Loan Commitment and the AHA and all proceedings and decisions in connection therewith. This Agreement is not and will not be construed as a commitment of funds or a grant of development rights or land use entitlements to construct the proposed Project. By its execution of this Agreement, the Housing Authority is not committing itself or agreeing to perform any acts or activities that require the subsequent independent exercise of discretion by the Housing Authority, the City of Glendale or any agency or department thereof. Execution of this Agreement by the Parties is merely an agreement to conduct a period of exclusive negotiations and to 41 of 59

EXCLUSIVE NEGOTIATION AGREEMENT
426 Piedmont Avenue and 507 Naranja Drive – Page 6
prepare recommendations to the Housing Authority Board in accordance with the terms hereof, reserving for subsequent Housing Authority action the final discretion and approval regarding the execution of a Loan Commitment and an AHA and all proceedings and decisions in connection therewith. Any Loan Commitment or AHA resulting from negotiations pursuant to this Agreement will become effective only if and after consideration and approval by the Housing Authority Board following performance of all legally required procedures. Each Party assumes the risk that, notwithstanding this Agreement and good faith negotiations, the Housing Authority and EAH might not enter into a Loan Commitment or an AHA due to their failure to agree upon essential terms of a transaction or because of a decision by the Housing Authority Board not to authorize their execution.

E. Submittal of Plans and Environmental Review

1. EAH will be required to obtain all Discretionary Approvals (as defined below) for the Project by February 28, 2024. On or before November 1, 2023, EAH, at its sole cost and expense, will submit to the City and the Housing Authority such plans and other information as are necessary to conduct the review for the Project that the City and the Housing Authority determine must be completed prior to the submittal of either the Loan Commitment or the AHA, as applicable, for Housing Authority approval. Such plans and other information will be for the entire Site and Project and all off-Site improvements to be developed by EAH. EAH will be solely responsible for paying any and all costs and expenses associated with its preparation of such plans and other information and with the review and processing of the plans and other information by the City and the Housing Authority.

2. EAH understands that detailed design and development objectives of the Housing Authority for the Project will be specified in the AHA and actual development will conform to these standards as well as any applicable conditions imposed by the City in connection with the approval of the Project. All drawings, plans and specifications for the Project will be subject to the approval of the Housing Authority and City entitlement bodies (i.e. City Council, Planning Commission, Design Review Board, etc.) (“Discretionary Approvals”).

3. The Parties will cooperate to facilitate timely review and revision of EAH’s documents and plans.

4. EAH, at its sole cost and expense, will be responsible for compliance with CEQA in connection with the development of the Site and the proposed Project. EAH will be solely responsible for paying any and all costs and expenses (taking into account the availability of applicable CEQA exemptions) associated with the Housing Authority’s compliance with applicable CEQA requirements (including, without limitation, any required Environmental Impact Report and/or other required environmental documents). EAH will respond fully and in a timely manner to requests for information from the Housing Authority and any of its consultants. The provision of any funds to the Project is conditioned on the Housing Authority’s and the City’s determination to proceed with, modify or cancel the Project based on the results of the subsequent environmental review. EAH must not undertake or unconditionally commit any funds to physical or choice-limiting actions, including but not limited to, property acquisition, demolition, movement, rehabilitation, conversion, repair or construction prior to the Project receiving environmental clearance.
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EXCLUSIVE NEGOTIATION AGREEMENT
426 Piedmont Avenue and 507 Naranja Drive – Page 7

F. Site Investigations and Due Diligence

1. EAH will be solely responsible for all necessary testing of the Site for hazardous materials pursuant to all applicable laws, statutes, rules and regulations. EAH will also be responsible for making the Site usable for the Project as a result of any site conditions including, without limitation, flood zones, Alquist-Priolo Earthquake Fault Zoning Act, and similar matters, as applicable.

2. EAH agrees to make full disclosure to the Housing Authority of all pertinent information in its possession or under its control concerning EAH, the Site and the Project.

Studies and reports generated by EAH’s testing for hazardous materials will be made available to the Housing Authority and the City without representation or warranty. Each Party will deliver to the other Party to this Agreement all reports within their possession or under their control regarding hazardous materials relating to the Site.

3. During the Term of this Agreement, the Housing Authority will deliver without representation or warranty existing information, studies, reports, site and construction plans or other documents in the Housing Authority’s possession which EAH may reasonably request to facilitate the Project design. The Housing Authority will endeavor to deliver such material within ten (10) days of receipt of written request.

4. Upon the Housing Authority’s written request, to the extent in EAH’s possession and without representation or warranty, EAH will cooperate with the Housing Authority by providing preliminary title reports, market studies, soils reports, surveys, phase I environmental report and additional information and data relating to the Site, the Project, the proposed financing or EAH, as the Housing Authority may reasonably request. EAH retains any ownership rights EAH may have of documents and reports submitted to the Housing Authority pursuant to this Agreement. Any information regarding EAH’s business practice EAH provides to the Housing Authority pursuant to this Agreement and marked as such shall be treated as set forth in Paragraph F.7 below.

5. During the Term of this Agreement, EAH will have the right to examine, inspect and investigate the Site to determine whether its condition is acceptable to EAH, which right will be subject to the terms and conditions set forth in a Right of Entry Agreement with the Housing Authority.

6. From time-to-time as reasonably requested by the Housing Authority, but not less often than monthly, EAH agrees to make oral and/or written progress reports advising the Housing Authority on all matters related to the development of the Project, including financial feasibility analyses, construction cost estimates, marketing studies, and similar due diligence matters.

7. The Housing Authority reserves the right, during the Term of this Agreement, to request reasonable additional information and data from EAH which the Housing Authority considers necessary for review and evaluation of the Project and EAH agrees to provide such information and data in a timely manner. All information regarding EAH’s business practice which may be provided to the Housing Authority will remain confidential to the extent 43 of 59

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permissible by law including, without limitation, the California Public Records Act. If, at the request of EAH, the Housing Authority is required to defend an action under the California Public Records Act with regard to a request for disclosure of any of the documents or reports related to the Project, EAH will defend and indemnify the Housing Authority and the City from all costs and expenses of such defense, including reasonable attorney fees and costs arising out of such action.

G. General Provisions

1. Except as otherwise may be mutually agreed to in writing by the Parties, neither the Housing Authority nor the City will be liable for any costs and expenses associated with the preparation of any reports to be prepared by EAH or the planning or development of the Site pursuant to or arising from this Agreement.

2. The Housing Authority will not be liable for any real estate commissions or brokerage fees related to the Site or the Project. The Housing Authority and EAH each represents it has not engaged a broker, agent or finder in connection with this transaction. EAH agrees to defend, hold harmless and indemnify the Housing Authority and the City from any claim by any broker, agent or finder retained, or claimed to have been retained, by EAH. The Housing Authority and the City agree to defend, hold harmless and indemnify EAH from any claim by any broker, agent or finder retained, or claimed to have been retained, by the Housing Authority or the City.

3. EAH understands the Housing Authority is entering into this Agreement based on the experience and qualifications of EAH and of the key individuals representing or employed by EAH as of the date of this Agreement. Therefore, EAH will not assign, sell or otherwise transfer any or all of its rights under this Agreement, or interest herein, without the prior written approval of the Housing Authority. Further, no voluntary or involuntary successor in interest of EAH will acquire any rights or powers under this Agreement except as expressly set forth herein. For the reasons cited herein, EAH represents and agrees for itself and any successor in interest that prior to the expiration of the Term, and without the prior written approval of the Housing Authority, there will be no significant change in the management or control of EAH or with respect to the identity of the parties in control of EAH, by any method or means. EAH will promptly notify the Housing Authority of all changes whatsoever in the identity of the parties in control of or exercising the management of EAH, or the degree of control or management, of which it or any of its officers have been notified or otherwise have knowledge or information.

This Agreement may be terminated by the Housing Authority if there is any significant change (voluntary or involuntary) in membership, management or control, of EAH, or the persons in control of EAH. For purposes of this paragraph, a significant change will mean any change in the identity of the Executive Director or President (or similar person or persons having ultimate control over the day to day management of EAH), or the appointment of a receiver or trustee to operate or exercise direct or indirect control over any portion of or interest in EAH. Periodic, routine changes in membership that cumulatively affect less than 50% of the membership of the EAH’s board of directors will not be considered a “significant change.” This Agreement may not be assigned by EAH without the express prior written consent of the Housing Authority. If there is an assignment of this Agreement, or change in the management or control of EAH which the Housing Authority does not approve, the Housing Authority may terminate this 44 of 59

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Agreement and exercise any other rights of the Housing Authority. Notwithstanding the foregoing, it is anticipated that, to effectuate the purposes of this Agreement and the AHA, EAH will form a limited partnership approved by the Housing Authority, in which case, EAH may assign this Agreement to such limited partnership. This Agreement may not be assigned by EAH to any other entity without the Housing Authority’s prior written consent.

4. EAH anticipates that it will form a limited partnership for the purpose of developing the Project and obtaining Tax Credit investor equity. The entities comprising the partnership and the general partners, the individuals serving as officers and directors of those entities and the form of the limited partnership agreement(s) will be subject to the Housing Authority’s reasonable approval.

5. The Loan Commitment and the AHA will each be subject to the approval of the Housing Authority Board. The Housing Authority and EAH expressly acknowledge and agree they do not intend, by their execution of this Agreement, to benefit any persons or entities not signatory to this Agreement, including, without limitation, any brokers representing the Parties to this transaction. No person or entity not a signatory to this Agreement will have any rights or causes of action against any of the Parties hereto arising out of or due to such Party’s entry into this Agreement.

6. If, upon the expiration of the Term of this Agreement, the Parties have not each approved and executed a Loan Commitment and an AHA, then this Agreement will automatically terminate.

7. Either party may terminate this Agreement prior to the expiration of the Term if the other Party fails to negotiate in good faith. The Party seeking to terminate this Agreement will first provide written notice to the other Party, stating the facts on which the Party seeking to terminate is basing its contention that the other Party has failed to negotiate in good faith, and providing a reasonable time, but not less than ten (10) days, to correct the matter.

8. In the event of an uncured default under this Agreement, the sole remedy of the non-defaulting Party will be to terminate this Agreement. Following such termination, no Party will have any further rights, remedies or obligations under this Agreement. No Party will have any liability to the other for monetary damages or specific performance for the breach of this Agreement, or failure to reach agreement on a Loan Commitment or an AHA, and each Party hereby waives and releases any such rights or claims it may otherwise have at law or at equity.

9. Upon the expiration or any termination of this Agreement, EAH will have no further rights regarding the subject matter of this Agreement or all or any part of the Site and the Housing Authority will be free to negotiate with any other persons or entities with regard to all or any part of the Site.

10. Any notice personally delivered (including by means of professional messenger service, courier service such as United Parcel Service or Federal Express, or by U.S. Postal Service), will be deemed received on the documented date of receipt; and any notice that is sent by registered or certified mail, postage prepaid, return-receipt requested will be deemed received on the date of receipt thereof.
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If to the Housing Authority:

The Housing Authority of the City of Glendale 141
North Glendale Avenue, Room 202
Glendale, California 91206
Attn: Executive Director
(Facsimile: (818) 548-3724)
With a copy to:

The City of Glendale
613 East Broadway, Suite 220
Glendale, California 91206
Attn: City Attorney
(Facsimile: (818) 547-3402)
And a copy to:

Kane, Ballmer & Berkman
515 S. Figueroa St., Suite 780
Los Angeles, California 90071
Attn: Susan Apy
(Facsimile: (213) 625-0931)
If to EAH:

EAH Inc,
22 Pelican Way
San Rafael, CA 94901
Attn: Welton Jordan
(Facsimile: _________________)

11. No member, official, or employee of the Housing Authority or the City will have any personal interest, direct or indirect, in this Agreement, nor will any such member, official or employee participate in any decision relating to this Agreement which affects his or her personal interests or the interests of any corporation, partnership or association in which he or she is, directly or indirectly, interested. EAH warrants that it has not paid or given, and will not pay or give to, directly or indirectly, any Housing Authority or City employee or official any money or other consideration at all, whether or not connected in any way with the subject matter of this Agreement. Further, EAH warrants that it has no knowledge of any financial interest of any Housing Authority or City employee or official in EAH, directly or indirectly, or in any person or entity affiliated with EAH, or in any transaction in which EAH has been involved. During this Agreement’s Term, EAH will inform the Housing Authority about any possible conflict of interest that may arise as a result of any change in circumstances.

12. EAH and its officers, employees, consultants, contractors, affiliates and agents shall fully comply with Glendale Municipal Code Section 1.10.060, which places limitations on the ability to make campaign contributions to certain elected City officials or candidates for elected City office. EAH represents and certifies that: (1) it has read and fully understands the provisions of Municipal Code Section 1.10.060; (2) it will not: (a) make a prohibited campaign 46 of 59

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contribution to an individual holding City elective office; or (b) otherwise violate Municipal Code Section 1.10.060; and (3) it shall timely complete, return, and update one or more disclosure or reporting forms that the Housing Authority provides.

13. This Agreement will not obligate any Party to enter into any particular agreement.

The Parties do not intend this Agreement to be a purchase agreement, ground lease, license, option or similar contract. Nor do the Parties intend to be bound in any way by this Agreement except during the Term of this Agreement and then only as expressly set forth herein. By execution of this Agreement, the Housing Authority is not committing itself to or agreeing to undertake acquisition, disposition, or exercise of control over any portion of the Site nor is EAH committing itself to undertake the acquisition of any portion of the Site or the development, financing or construction of the Project.

14. This Agreement may be executed in counterparts, each of which when so executed will be deemed an original, and all of which, when taken together, will constitute but one and the same instrument.

15. This Agreement represents the entire agreement of the Parties hereto and integrates all of the terms and conditions mentioned herein or incidental hereto, and supersedes all negotiations or previous agreements, oral or written, between the Parties with respect to development of the Site.

16. All waivers of the provisions of this Agreement must be in writing and signed by the appropriate authorities of the Party to be charged, and all amendments and modifications hereto must be in writing and signed by the appropriate authorities of the Parties. Except as otherwise expressly provided in this Agreement, any failure or delay by any Party in asserting any of its rights or remedies as to any default will not operate as a waiver of said default or of any rights or remedies in connection therewith or of any subsequent default or any rights or remedies in connection therewith, or deprive such Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies.

17. This Agreement and the legal relations between the Parties will be governed by, interpreted under, construed and enforced in accordance with, the internal laws of the State of California without reference to the rules governing the conflict of laws. This Agreement is made and entered into in the County of Los Angeles, California, and any legal actions or proceedings arising from or related to this Agreement will be brought in the County of Los Angeles.

18. The Housing Authority and EAH in no way intend for this Agreement to give rise to or create any relationship of partnership, joint venture, or any other form of association of any kind or nature between them.

19. This Agreement is in all respects intended by each Party hereto to be deemed and construed to have been jointly prepared by the Parties and the Parties hereby expressly agree that any uncertainty or ambiguity existing herein will not be interpreted against either of them. Except as expressly limited by this paragraph, all of the applicable rules of interpretation of contracts will govern the interpretation of any uncertainty or ambiguity of this Agreement.

20. The headings and captions of the various sections and paragraphs of this Agreement have been inserted only for the purpose of convenience and are not a part of this 47 of 59

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Agreement and will not be deemed in any manner to modify, explain, expand or restrict any of the provisions of this Agreement.

21. Every provision of this Agreement is intended to be severable. If any provision of this Agreement or the application of any provision hereof to any Party or circumstance is declared to be illegal, invalid or unenforceable for any reason whatsoever by a court of competent jurisdiction, such invalidity will not affect the other terms and provisions hereof or the application of the provision in question to any other Party or circumstance, all of which will continue in full force and effect.

22. EAH warrants that it has not paid or given, and will not pay or give, any third party any money or other consideration for obtaining this Agreement.

23. No member, official, officer, or employee of a Party to this Agreement will be personally liable to any other Party to this Agreement, or any successor in interest to such Party, in the event of any default or breach or for any amount which may become due to such Party or to its successor, or on any obligations under the terms of this Agreement.

24. Each Party to this Agreement covenants and agrees that it will not discriminate against any employees or applicants for employment because of race, color, religion, creed, national origin, ancestry, sex, gender/gender-identity, sexual orientation, age, disability, medical condition, or marital status.

24. EAH hereby consents to use by the Housing Authority and City of images of the Project, its models, plans and other graphical representations of the Project and its various elements (“Project Images”) in connection with marketing, public relations, and special events, websites, presentations, and other uses required by the Housing Authority and/or City in connection with the Project. Such right to use the Project Images will not be assignable by the Housing Authority or City to any other party (including, without limitation, any private party) without EAH’s prior written consent. Use by the Housing Authority and the City of Project Images, EAH’s name or the names of their affiliates will be subject to prior approval, which will not be unreasonably withheld or delayed. For any Project Images provided to the Housing Authority or the City by EAH, EAH will use reasonable efforts to obtain any rights and/or consents from any third parties necessary to provide these Project Image use rights. [Signatures appear on following pages]
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IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be executed as of the dates set forth opposite their signatures below.

HOUSING AUTHORITY OF THE CITY OF GLENDALE,
a public body, corporate and politic
Dated: By:

Roubik R. Golanian, P.E.

Executive Director
APPROVED AS TO FORM AND LEGALITY:

Michael Garcia, City Attorney
General Counsel to the Housing Authority
By:

Michael J. Garcia
APPROVED AS TO FORM AND LEGALITY:

KANE, BALLMER & BERKMAN
Special Counsel to the Housing Authority
By:

Susan Apy
[Signatures Continue on Following Page]
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EAH Inc.,
a California nonprofit public benefit corporation
Dated: By: ________________________________
Welton Jordan, Assistant Secretary
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Page 1 ends

EXHIBIT “A”

LEGAL DESCRIPTION OF PROPERTY
All that certain real property situated in the County of Los Angeles, State of California, described as follows:

PARCEL 1:

LOT 17 OF TRACT NO. 1026, IN THE CITY OF GLENDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17, PAGES 70 AND 71 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

PARCEL 1A:

THAT PORTION OF LOT 16 OF TRACT NO. 1026, IN THE CITY OF GLENDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17, PAGES 70 AND 71 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT THE NORTHWEST CORNER OF SAID LOT 16; THENCE, EAST ALONG THE NORTHERLY LINE OF SAID LOT 16, 130.31 FEET; THENCE, SOUTH PARALLEL WITH THE EASTERLY LINE OF SAID LOT 16 TO INTERSECTION WITH THE SOUTH LINE OF SAID LOT 16; THENCE,
WEST ALONG THE SOUTHERLY LINE OF SAID LOT TO THE WESTERLY LINE THEREOF;

THENCE,
NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 16 TO THE POINT OF

BEGINNING,
PARCEL 1B:

LOT 16 OF TRACT NO. 1026, IN THE CITY OF GLENDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17, PAGES 70 AND 71 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THEREFROM THAT PORTION THEREOF LYING WEST OF A LINE DESCRIBED AS FOLLOWS:
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Page 2 ends

BEGINNING AT A POINT IN THE NORTH LINE OF SAID LOT 16 THAT IS DISTANT THEREON, 130.31 FEET EASTERLY FROM THE NORTHWEST CORNER THEREOF;

THENCE,
SOUTH PARALLEL WITH THE EAST LINE OF SAID LOT 16 OF THE SOUTH LINE THEREOF.

PARCEL 1C:

THAT PORTION OF LOT 15 OF TRACT NO. 1026, IN THE CITY OF GLENDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17, PAGES 70 AND 71 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

DESCRIBED AS FOLLOWS:

BEGINNING AT THE MOST WESTERLY CORNER OF SAID LOT 15; THENCE, NORTHERLY ALONG THE WESTERLY LINE OF SAID LOT 15, BEING A CURVE CONCAVE TO THE EAST AND HAVING A RADIUS OF 178.00 FEET, A DISTANCE OF 50.00 FEET TO THE NORTHWEST CORNER THEREOF; THENCE,
NORTH 77° 30' 30" EAST ALONG THE NORTHWESTERLY LINE OF SAID LOT 15, A DISTANCE OF 122.74 FEET TO THE NORTHWEST CORNER OF THE LAND DESCRIBED IN DEED TO RYLAND SIZER AND WIFE, RECORDED AUGUST 3, 1948, BOOK 27898, PAGE 185 OF OFFICIAL RECORDS OF SAID COUNTY, THENCE,

SOUTHERLY ALONG THE WESTERLY LINE OF SAID LAND OF RYLAND AND PARALLEL WITH THE EASTERLY LINE OF SAID LOT 15, A DISTANCE OF 26.76 FEET TO A LINE PARALLEL WITH AND DISTANCE 50.00 FEET NORTHERLY THEREON, MEASURED ALONG SAID EASTERLY LINE OF SAID LOT 15; FROM THE SOUTHERLY LINE OF SAID LOT 15; THENCE,

EASTERLY ALONG LAST MENTIONED PARALLEL LINE TO THE NORTHWEST CORNER

OF THE LAND DESCRIBED IN DEED TO ARTHUR P, HAASCH AND WIFE, RECORDED JULY 29, 1948, BOOK 27837, PAGE 246 OF OFFICIAL RECORDS; THENCE, SOUTHERLY PARALLEL WITH SAID EASTERLY LINE OF SAID LOT 15, TO A POINT IN SAID SOUTHERLY LINE OF SAID LOT 15 DISTANCE WESTERLY THEREON 89.70 FEET FROM THE SOUTHEAST CORNER THEREOF; THENCE,
WESTERLY ALONG SAID SOUTHERLY LINE OF SAID LOT 15, A DISTANCE OF 140.61 FEET TO THE POINT OF BEGINNING.

PARCEL 2:
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THE EASTERLY 89.70 FEET MEASURED ALONG THE SOUTHERLY LINE OF THE SOUTHERLY 50 FEET MEASURED ON THE EASTERLY LINE OF LOT 15 OF TRACT NO. 1026, IN THE CITY OF GLENDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 17, PAGES 70 AND 71 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

Assessor’s Parcel Number: 5645-007-021 and 5645-007-006 53 of 59

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SITE MAP
[Immediately Behind This Page]
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CONCEPT PLAN
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Glendale City CouncilOctober 10, 2023

Glendale City Council
October 10, 2023