Agenda packet, first session — Glendale City Council, February 27, 2024 (part 2 of 2)

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SUMMARY
On February 18,2003, Council formed the Charter Revision Study Committee - 2002 to study and propose amendments to the City Charter to make it consistent with current law and practice, and to evaluate other more substantive changes which would improve city government. The Committee's final report was presented to Council on July 9,2004. The Committee provided 29 recommended amendments to the City Charter. Council set a joint study session with the Committee to review the recommended amendments.

At the study session, Council accepted the report in its entirety and directed staff to prepare such amendments for placement on the April 2005 ballot.

FISCAL IMPACT
The initial estimate of the increased cost for the April 2005 election if the Charter amendments are included is approximately $30,000- $50,000. A final cost estimate will be presented to Council at the time of the request for resolution of appropriation.

BACKGROUND
Charter Revision Study Committee's Report:

On February 18,2003, the Council established a 15 member Charter Revision Study Committee and set the parameters for the work of the Committee, specifically, charging the Committee with reviewing the amendments that were originally proposed by the Office of the City Attorney in July 2002, and studying any other matter or issue either in the Charter or which the Committee believed should be included in the Charter. The Committee began its work by studying information regarding city charters generally, and specifically about the Charter of the City of Glendale, including its numerous amendments throughout the years. It then considered the amendments proposed by city staff in 2002, as well as such broad topics as Forms of Government, Elections, Civil Service, Boards and Commissions, to name a few. The Committee hired the services of an expert, Dr. Raphael Sonenshein, professor of Political Science at California State University at Fullerton, who made presentations and answered questions.

In July 2004, the Committee submitted its final report to Council recommending 29 specific amendments to the Charter. Council requested a study session to review the report, and at which time adopted the Committee's proposal. Council proposed that such amendments be place on the April 2004 ballot, and requested that in the interest of saving space and making the ballot easier for the voters, staff combine the proposed amendments where possible. Staff has been able to combine some of the proposed changes to a total of 20 ballot measures.

Amendment Triggering Meet and Confer Requirement:

Because proposed amendment 19 potentially triggers the working conditions of current employees, it triggers the "meet and confer" requirements of the Meyers-Milias-Brown Act. The Act provides that both the public employer and the recognized employee organization have a mutual obligation to "meet and confer" and to endeavor to reach agreement on matters within the scope of representation.

California Government Code §3504 defines the scope of labor representation as: All matters relating to employment conditions and employer-employee relations, including, but not limited to, wages, hours, and other terms and conditions of employment, except, however, that the scope of representation shall not include consideration of the merits, necessity, or organization of any service or activity provided by law or executive order.

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Here, the Charter provides that eligible lists shall remain in force not longer than two years nor less than one year, unless the list is an open list and it contains not more than three names. The proposed amendment would require that the same cancellation criteria for promotional lists. Said differently, like the open lists, promotional lists that have three or fewer names may also be cancelled at any time if this amendment is approved.

Because the proposed change may arguably be considered to be a matter relating to the terms and conditions of employment, staff, consistent with the legal requirements of the Meyers-Milias-Brown Act, met and conferred with the employee associations. The Glendale Management Association supported the amendment. They found that having more competition for a promotional position, just like the open positions, offered a better opportunity to fill such position with better qualified candidates.

Glendale City Employees Association opposed the amendment because they found that despite the number of people who successfully make the eligible list, those that do, should be assured that they will remain on the list for a period of no less than one year.

The Glendale Police Officers Association expressed some concern with the amendment in that while they found no current problems with making the change in the Charter, they anticipated that perhaps in the future this amendment may pose a problem.

At the time of writing this report, the Glendale Fire Fighter Association had not met and conferred with staff.

Amendment proposed by Mayor:

An amendment to the Charter regarding the sale of vacant land will be presented to Council in a different staff report at the December 14, 2004 meeting.

Procedure for Charter Amendments:

Placing Amendments on Ballot: The City Charter may only be amended by a vote of the electorate. Council requested that the proposed amendments be placed on the April 2005 ballot.

City Attorney's Impartial Analysis: Elections Code §9280 provides that whenever city measures qualify for a place on the ballot, the City Attorney, upon direction of the City Council must prepare an impartial analysis of the measures showing the effect of each measure on existing law and how each measure will operate.

Call for Arguments For or Against Proposed Charter Amendments: Pursuant to Section 1.08.060 of the Glendale Municipal Code, 1995, ("GMC"), arguments for and against the proposed Charter amendments must be submitted by specific dates. The GMC requires the Council give preference for writing arguments in the following order:

1. Officers of the City elected by the people.

2. Appointive officers of the City.

3. Bona fide associations of citizens;

4. Individual voters.

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amendments, the City Attorney is prepared to draft such arguments or, in the alternative, the Council may write its own arguments. Any dissenting Councilmember may write an argument against any proposed Charter amendment pursuant to the above specified order of preference.

Pertinent Dates When Amending the Charter
The Elections Code requires that an election be called at least 88 days prior to election date.

The GMC requires that a person must request to write arguments at least 85 days prior to election.

The GMC requires that the City Council must appoint someone to write arguments at least 75 days prior to election.

The GMC requires that arguments be submitted to the City Clerk at least 65 days prior to election.

The Elections Code requires 10 day review period of arguments prior to submitting materials for printing.

The Elections Code requires that a sample ballot must be mailed to residents at least 21 days prior to the election.

Ratifying and filing with Secretary of State.

A majority of voters must vote in favor of each proposed Charter amendment for it to be ratified. The amendment to the Charter, however, does not go into effect until it has been filed and accepted by the Secretary of State. See Cal. Gov't Code section 34459.

The City Attorney, City Manager and the Committee Chair, as well as other Committee Members, will be available to respond to questions or concerns regarding this matter.

EXHIBITS
None.

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CC_02272024_EXHIBIT_2_8E.PDF

CHARTER REVISION STUDY COMMITTEE
TIER 1 PROPOSED CHARTER AMENDMENTS
May 7, 2003 Action Item 4a

1. Art. 1 Sec. 1 - Gender Neutrality

2. Change titles of Controller, Street Superintendent, and Superintendent of Buildings; delete Health Officer .

3. Change residency requirement for council candidates.

4. Mayor Pro Tem selection.

5. Increase limits for bidding to $25,000.

6. Delete reference to Police court

7. Clarify procedure for addressing incapacity of City Manager.

8. Clarify that purchases be made by requisition signed by designate of the City Manager.

9. Change Public Service to Glendale Water & Power.

10. Delete library reading rooms and library fund; change title in Charter.

11. Delete Public Welfare department and Health Officer.

12. Change Street Superintendent title.

13. Change Superintendent of Buildings title.

14. Eliminate obsolete language regarding appointment of subordinate officers etc. in Public Service.

15. Delete requirement that employees be United States citizens.

16. Clarify office hours for city officers.
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CC_02272024_EXHIBIT_2_8E.PDF

17. Make misdemeanor penalties consistent with current law.

18. Delete Health Officer and City Physician.

19. Repeal section addressing tenure of employees in office as of January 1937. 197 of 416

C:\INETPUB\WWWROOT\MULTITENANT\TEMP\CC_02272024_EXHIBIT_3_8E.PDF

CHARTER REVISION STUDY COMMITTEE

TIER II PROPOSED CHARTER AMENDMENTS
May 7, 2003 – Action Item 4b

1. Appointment of City Clerk and Treasurer.

2. Modifications to the compensation of Council Members to be more reflective of state law.

3. Permit Council to vote on items at locations other than the Council Chambers.

4. Permit Civil Service Commission to cancel promotional eligibility list on same terms as open examination list.

5. Change the employee selection system from Rule of 3" to another rule.

6. Remove Department Heads from Civil Service.

7. Change archaic concept of official newspaper.

8. Change term Division to Department throughout the Charter. 198 of 416

CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Findings Pursuant to Government Code section 21221(g) and Ratification of Acting Fire Chief Appointment; Appointment of Retired Annuitant Gregory Fish as Interim Fire Chief pending CalPERS Approval of Reinstatement from Retirement Application

1. Resolution Finding the Position of Fire Chief to be Available Due a Leave of Absence pursuant to Government Code Section 21221(g) and Ratifying the Appointment of Gregory Fish as Acting Fire Chief.

2. Resolution Appointing Retired Annuitant Gregory Fish as Interim Fire Chief pursuant to Government Code Sections 7522.56 and 21221(h) pending CalPERS Approval of Application for Reinstatement from Retirement

COUNCIL ACTION
Item Type: Action Item
Approved for February 27, 2024 calendar

EXECUTIVE SUMMARY
The City’s incumbent Fire Chief has been on administrative leave since October 27, 2023.

As the Fire Chief is a position critical to ensure the City’s ongoing operation, the City Manager appointed Gregory Fish, a CalPERS retired annuitant, as Acting Fire Chief effective November 1, 2023 pursuant to Government Code section 21224 based on written guidance obtained from CalPERS by the City’s special counsel that Government Code section 21221(g) was no longer operative and that Government Code section 21224 applied when a position was vacant as a result of a leave of absence.

CalPERS recently rescinded its previous guidance and took the position that Government Code section 21221(g) was not superseded by Government Code section 7522.56 and that any retired annuitant appointed to a position found to be available due to a leave of absence granted to an incumbent must be made pursuant to Government Code section 21221(g), which requires Council action.

Specifically, the City Council must find that the Fire Chief position became available on October 27, 2023, due to the leave of absence of the incumbent Fire Chief and must further 199 of 416

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find that the Fire Chief position requires specialized skills. Out of an abundance of caution, the City Council is also being asked to ratify the City Manager’s appointment of Gregory Fish as Acting Fire Chief pursuant to Government Code section 21221(g), effective November 1, 2023. An appointment pursuant to Government Code section 21221(g) must end when the leave of absence terminates, including as a result of a separation from employment.

The incumbent Fire Chief’s last day with the City will be February 29, 2024. As such, the Government Code section 21221(g) must also end on February 29, 2024.

On February 13, 2024, the City Manager, with Council approval, appointed Chief Fish to the permanent position of Fire Chief, effective March 1, 2024 or upon CalPERS acceptance of his application for reinstatement, whichever occurs later. As a retired annuitant, Chief Fish is required to apply for reinstatement from retirement prior to becoming the permanent Fire Chief. His application for reinstatement is currently pending approval by CalPERS. In the interim, Chief Fish can only continue as Fire Chief after February 29, 2024 on an interim basis pursuant to Government Code section 21221(h) which requires Council approval.

Thus, staff seeks that the Council appoint Chief Fish to the position of Interim Fire Chief pursuant to Government Code section 21221(h) in the event the application for reinstatement is not approved before March 1, 2024.

RECOMMENDATION

1. Approve the resolution finding the position of Fire Chief to be available due a leave of absence pursuant to Government Code section 21221(g) and ratifying the appointment of Gregory Fish as Acting Fire Chief.

2. Approve retired annuitant Gregory Fish as Interim Fire Chief pending CalPERS’ approval of the application for Reinstatement from Retirement

ANALYSIS
Ratification of Acting Chief Appointment
Government Code Section 21221(g) permits a contracting agency to employ a CalPERS retired annuitant to a position found by the City Council to be available due to a leave of absence granted to the incumbent and requiring specialized. Such employment will not subject the retired person to reinstatement from retirement or loss of benefits so long as:
•The appointment is limited to one-year.
•Compensation for the appointment is limited to an hourly rate which is not less than the minimum nor more than the maximum hourly rate for the Fire Chief positon as identified on the City’s Publicly Available Pay Schedule. •Hours worked in all retired annuitant appointments for Mr. Fish are limited to 960 in a single fiscal year.
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Gregory Fish has over 36 years of experience in the fire service, including previously holding the Fire Chief position for the City of Glendale (2015-2018) and the Carpinteria- Summerland Fire District (2015-2018). Thus, Chief Fish has the specialized skills necessary to have performed the duties of acting Fire Chief on a temporary basis while the City’s incumbent Fire Chief has been on a leave of absence.

Previous CalPERS guidance indicated that Government Code section 21221(g) was superseded by Government Code section 7522.56 and therefore inoperative. Due to this guidance, the City appointed Mr. Fish to the acting Fire Chief role pursuant to Government Code section 21224, which did not require City Council action.

CalPERS recently rescinded their written guidance, and now takes the position that Government Code section 21221(g) is operative and any retired annuitant appointment made to a position that was made available due to a leave of absence must be made by the Council pursuant to section 21221(g). Because section 21221(g) does not require City Council action to be made prior to the employment start date, the action is being brought forth now, to bring Chief Fish’s appointment into compliance. Staff has worked with special counsel to ensure that applicable requirements of section 21221(g) have been met.

Interim Chief Appointment
Government Code section 21221(h) permits the City Council to appoint a CalPERS retiree to a position vacant for reasons other than a leave of absence requiring specialized skills during recruitment for a permanent appointment, and provides that such appointment will not subject the retired person to reinstatement from retirement or loss of benefits so long as it is a single appointment that does not exceed 960 hours, inclusive of hours worked in other retired annuitant positions with the City or for other CalPERS employers during same period, in a fiscal year. Thus, hours worked during the current 23/24 fiscal year in his acting Fire Chief position pursuant section 21221(g) will be aggregated with hours worked in the interim Fire Chief position pursuant to section 21221(h) through the remainder of the current fiscal year for purposes of the 960 hour limit.

Such an appointment will not subject the retired person to reinstatement from retirement or loss of benefits so long as:
•The City commences the recruitment process to appoint a permanent Fire Chief no later than the effective date of the section 21221(h) appointment, •Chief Fish is only appointed to this vacant position once, ending when the City has made a permanent appointment to Fire Chief,
•Compensation for the appointment does not include incentives or benefits, and is limited to an hourly rate which is not more than the maximum nor less than the 201 of 416

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minimum hourly equivalent available for the Fire Chief position as identified on the City’s Publicly Available Pay Schedule,
•Hours worked in all retired annuitant appointments for Chief Fish are limited to 960 in a single fiscal year,
•Chief Fish has not received worker’s compensation payments from the City in the 12 months preceding the appointment start date, and
•Chief Fish is of normal retirement age, and has been retired for more than 180 days before the appointment start date.

As stated above, Chief Fish has over 36 years of experience in the fire service, including previously holding the Fire Chief positions for the City of Glendale and Carpinteria- Summerland Fire District. Thus, he has the specialized skills necessary to perform the duties of Fire Chief on an interim basis. The recruitment for the appointment of the permanent Fire Chief has commenced and is concluded, resulting in Chief Fish’s appointment pending PERS’ approval of his reinstatement.

Separate resolutions complying with the requirements of section 21221(g) for a Council finding that the Fire position is vacant due to a leave of absence and approving Interim Fire Chief appointments are included with the agenda packet on this item.

STAKEHOLDERS/OUTREACH
N/A.

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

ENVIRONMENTAL REVIEW (CEQA/NEPA)
This matter is exempt under the common sense exemption of CEQA Guidelines Section 15061(b)(3) as it can be seen with certainty that there is no possibility that the acting and interim appointments will not have a significant effect on the environment.

CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.

ALTERNATIVES TO STAFF RECOMMENDATION

1. The Council could choose not to approve the resolutions. Failure to approve the resolutions will make the City out of compliance with PERS law.

2. The Council can choose an action not identified by staff.

ADMINISTRATIVE ACTION
Submitted by:

Michael J. Garcia, City Attorney
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Prepared by:

Michael J. Garcia, City Attorney
Isabel Safie, Special Counsel
Approved by:

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

EXHIBITS/ATTACHMENTS
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1 RESOLUTION NO. ___

A RESOLUTION OF THE COUNCIL OF THE CITY OF

GLENDALE, CALIFORNIA FINDING THE POSITION OF FIRE

CHIEF TO BE AVAILABLE DUE TO A LEAVE OF ABSENCE
PURSUANT TO GOVERNMENT CODE SECTION 21221(g) AND

RATIFYING THE APPOINTMENT OF GREGORY FISH AS

ACTING FIRE CHIEF
WHEREAS, Government Code section 21221(g) addresses the temporary employment of retirees in accordance with the Public Employees’ Retirement Law, as administered by the California Public Employees’ Retirement System (CalPERS), and permits a contracting agency to employ a CalPERS retiree for a period not to exceed one year in a position found to be available by the City Council due to a leave of absence granted to an employee on payroll status and requiring specialized skills; and WHEREAS, the position of Fire Chief for the City of Glendale became available on October 27, 2023 due to the administrative leave of absence of the incumbent Fire Chief and the City needed to fill the position during the leave of absence to ensure the continued operation of the Fire Department; and
WHEREAS, legal counsel for the City had previously obtained written guidance from CalPERS dated June 1, 2017, which was confirmed again by CalPERS on July 23, 2020, stating that Government Code section 21221(g) was invalidated, and superseded by Government Code section 7522.56 effective January 1, 2013; and WHEREAS, in accordance with CalPERS’ guidance that Government Code section 21221(g) was no longer operative and that Government Code section 21224 applied when a position was vacant as a result of a leave of absence, the City Manager appointed Gregory Fish as acting Fire Chief pursuant to Government Code sections 21224 and 7522.56, effective November 1, 2023; and
WHEREAS, CalPERS recently rescinded its previous guidance and took the position that Government Code section 21221(g) was not superseded by Government Code section 7522.56 and that any retired annuitant appointed to a position found to be available due to a leave of absence granted to an incumbent must be made pursuant to Government Code section 21221(g); and
WHEREAS, accordingly, the City Council now wishes to find that the Fire Chief position became available on October 27, 2023 due to the leave of absence of the incumbent Fire Chief and to further find that the Fire Chief position requires specialized skills; and
WHEREAS, out of an abundance of caution, the City Council also wishes to ratify the City Manager’s appointment of Gregory Fish, a CalPERS retired annuitant, as acting 204 of 416

2 Fire Chief pursuant to Government Code section 21221(g), effective November 1, 2023; and
WHEREAS, Government Code section 21221(g) does not specify that the findings by the City Council must be made prior to the effective date of the employment pursuant to Government Code section 21221(g); and
WHEREAS, it is understood by the City and Gregory Fish that his appointment as acting Fire Chief will end at the earliest to occur of the following: (1) when the leave of absence of the incumbent Fire Chief terminates, (2) the position of Fire Chief becomes vacant, or (3) October 31, 2024; and
WHEREAS, it is understood by the City and Gregory Fish that the combined total hours to be served by Gregory Fish in any fiscal year, for all positions and for all CalPERS employers combined, shall not exceed the 960-hour limitation set forth in California Government Code section 7522.56(d); and
WHEREAS, the compensation paid to retirees cannot be less than the minimum nor exceed the maximum monthly base salary paid to other employees performing comparable duties, divided by 173.333 to equal the hourly rate; and WHEREAS, minimum the minimum hourly rate for the Fire Chief position is $93.49, and the maximum hourly rate for this position is $126.87; and WHEREAS, the hourly rate paid to Gregory Fish for his services as Acting Fire Chief is $126.87, which is not less than the minimum or in excess of the maximum hourly rate paid to other employees performing comparable duties.

NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of Glendale, California as follows:

Section 1. The Council has considered the full record before it, which may include but is not limited to such things as the staff report, testimony by staff and the public, and other materials and evidence submitted or provided to it. Furthermore, the recitals set forth above are found to be true and correct and are incorporated herein by reference.

Section 2. The Council finds the Fire Chief position became available on October 27, 2023 due to the leave of absence of the incumbent Fire Chief and further finds that the Fire Chief position requires specialized skills.

Section 3. The Council hereby ratifies the City Manager’s appointment of Gregory Fish, a CalPERS retired annuitant, as acting Fire Chief pursuant to Government Code section 21221(g), from November 1, 2023 until the earliest to occur of the following: (1) when the leave of absence of the incumbent Fire Chief terminates, (2) the position of Fire Chief becomes vacant, or (3) October 31, 2024.

Section 4. The Council hereby ratifies the hourly rate paid to Gregory Fish for his 205 of 416

3 services as acting Fire Chief of $126.87.

ADOPTED by the Council of the City of Glendale, California on the ___ day of February, 2024, by the following vote:

_________________________________
Mayor
ATTEST:
_______________________________
City Clerk

STATE OF CALIFORNIA )
) SS

COUNTY OF LOS ANGELES )
I, Suzie Abajian, PhD, Clerk of the City of Glendale, certify that the foregoing Resolution No. ________________ was adopted by the Council of the City of Glendale, California, at a regular meeting held on the _______ day of ____________________, 2024, and that same was adopted by the following vote:

Ayes:

Noes:

Absent:

Abstain:
________________________________
City Clerk
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1 RESOLUTION NO. ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

GLENDALE APPOINTING GREGORY FISH AS INTERIM FIRE

CHIEF PURSUANT TO GOVERNMENT CODE SECTION
21221(h)
WHEREAS, Government Code Section 21221(h) addresses the temporary employment of retirees in accordance with the Public Employees’ Retirement Law, as administered by the California Public Employees’ Retirement System (CalPERS), and permits the City Council to appoint a retired annuitant to a vacant position requiring specialized skills during recruitment for a permanent appointment, and provides that such appointment will not subject the retired person to reinstatement from retirement or loss of benefits so long as it is a single appointment that does not exceed 960 hours in a fiscal year; and
WHEREAS, the position of Fire Chief for the City of Glendale will become vacant at 11:59 p.m. on February 29, 2024; and
WHEREAS, during the recruitment, selection and final employment of a permanent Fire Chief, the City Council desires to appoint Gregory Fish as an interim appointment retired annuitant to the vacant position of Fire Chief for the City under Government Code section 21221(h), effective March 1, 2024, to provide the leadership, managerial and organizational skills necessary to manage the Fire Department effectively and efficiently; and
WHEREAS, Gregory Fish has many years of fire management experience with an extensive history in leading and managing public fire departments, including previously serving as Fire Chief for the City and the Carpinteria-Summerland Fire District, and is currently serving as acting Fire Chief for the City; and WHEREAS, an appointment under Government Code section 21221(h) requires an active, publicly posted recruitment for a permanent replacement; and WHEREAS, the City is actively recruiting for this vacancy and needs to fill the position on a temporary basis to prevent stoppage of public business until a permanent replacement is hired; and
WHEREAS, the current status of this recruitment is as follows: the City Manager has appointed, and the Council has approved the appointment of, Gregory Fish to the permanent position of Fire Chief effective March 1, 2024 or upon CalPERS’ approval of Gregory Fish’s application for reinstatement from retirement, whichever occurs later; and WHEREAS, it is understood by the City and Gregory Fish that he will serve as Fire Chief on an interim basis, immediately following his appointment as acting Fire Chief, 207 of 416

2 pending the acceptance of his application of his reinstatement and commencement of service to the permanent position of Fire Chief; and
WHEREAS, this Government Code Section 21221(h) appointment shall only be made once and therefore will end on the date immediately preceding the date on which the permanent appointment to the vacant position of Fire Chief for the City commences his or her employment or, if earlier, the date that this appointment is terminated by the City or Gregory Fish; and
WHEREAS, it is understood by the City and Gregory Fish that the combined total hours to be served by Gregory Fish in any fiscal year, for all positions and for all CalPERS employers combined, shall not exceed the 960-hour limitation set forth in California Government Code Section 21221(h) and Section 7522.56(d); and WHEREAS, the compensation paid to retirees cannot be less than the minimum nor exceed the maximum monthly base salary paid to other employees performing comparable duties, divided by 173.333 to equal the hourly rate; and WHEREAS, minimum the minimum hourly rate for the Fire Chief position is $106.28, and the maximum hourly rate for this position is $144.22; and WHEREAS, the hourly rate to be paid to Gregory Fish for his services as Fire Chief on an interim basis is $144.22, subject to any subsequent adjustment to the payrate as adopted by the City Council; and
WHEREAS, Gregory Fish has not and will not receive any other benefit, incentive, compensation in lieu of benefit or any other form of compensation in addition to this hourly pay rate; and
WHEREAS, pursuant to Government Code Section 7522.56(e)(1), Gregory Fish must certify in writing to the City of Glendale, upon accepting an offer of employment, that he has not received any unemployment insurance compensation arising out of prior employment with a public employer that is subject to Section 7522.56 during the 12-month period preceding the effective date of this appointment.

NOW, THEREFORE, BE IT RESOLVED, by the Council of the City of Glendale, California as follows:

Section 2. Gregory Fish has the specialized skills needed to perform the work required of fulfill the responsibilities of the vacant position of Fire Chief on an interim basis until a permanent Fire Chief is appointed and thereafter begins his or her service. 208 of 416

3 Section 3. The Council hereby appoints Gregory Fish as Fire Chief on an interim basis effective March 1, 2024 pursuant to the authority provided under Government Code sections 21221(h), during the recruitment, selection and employment of a permanent Fire Chief, to provide the critically-needed, specialized skills necessary to manage the Fire Department.

ADOPTED by the Council of the City of Glendale, California on the ____ day of February, 2024, by the following vote:

_________________________________
Mayor
ATTEST:
_______________________________
City Clerk

STATE OF CALIFORNIA )
) SS

Ayes:

Noes:

Absent:

Abstain:
________________________________
City Clerk
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Presentation of Proposed Amendments to GMC Chapter 30.12 Commercial Districts Regarding Multi-Family Development Standards and Objective Design Standards for Multi-Family Residential and Residential Mixed-Use Projects

1. Motion to provide direction on the proposed concepts for multi-family residential and residential mixed-use zoning amendments and objective design standards in commercial zones and to proceed with finalizing the standards for presentation to the Design Review Board and Planning Commission prior to returning to City Council for Introduction.

COUNCIL ACTION
Item Type: Report
Approved for February 27, 2024 calendar

EXECUTIVE SUMMARY
Staff is presenting a variety of new site planning, massing & scale, and architectural element concepts for multi-family residential and residential mixed-use development in commercial zones (C1 Neighborhood Commercial, C2 Community Commercial, C3 Commercial Services, and CH Commercial Hillside) for Council’s review and comment.

Based on Council’s feedback, staff will continue preparation of the code amendments to be brought before the Design Review Board and Planning Commission, following public outreach, prior to returning to City Council for introduction. 210 of 416

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RECOMMENDATION
Adopt a motion providing comments to staff on the proposed concepts and objective design standards for multi-family residential and residential mixed-use development in commercial zones and direct staff regarding continued preparation of final draft amendments to Chapter 30.12 Commercial Districts.

ANALYSIS
The City is in the process of preparing development standard amendments and objective design standards for multi-family residential and mixed-use projects in commercial zones citywide and this is a check-in with City Council for feedback.

Background:

For many years Glendale Zoning Code has permitted mixed use developments with high density residential standards in the C1, C2, C3 and CH commercial zones throughout the City. These zones tend to be located along major and secondary arterials, and signature streets, such as Colorado, Broadway, parts of Glenoaks and Foothill, where transit options are available and where proximity to nearby goods and services encourage walking, biking and other active transportation trips (rather than vehicle trips). Although zoning permits mixed residential-commercial development opportunities in these zones, relatively few privately funded mixed-use developments have been built in commercial zones because of the existing standards.

As part of the SB2 Grant Program, staff has been working with Crandall Arambula (consultant) to updating the commercial zoning standards to streamline residential and mixed-use development in commercial corridors and centers. This is in conjunction with a similar project, previously presented before Council, involving the updates to multi-family development standards and new objective design standards for residential districts.

These updates are vital, since current commercial standards only allow for multi-family residential development in commercial zones based the existing R-1250 High Density standards, intended for multi-family residential neighborhoods. The R-1250 standards, which include a maximum lot coverage of 50%, floor area ratio of 1.2, stepped setbacks on all floors with a substantial setback at the front, three-story heigh limit, etc., have proven to be too stringent and have restricted residential development in commercial zones. The very few mixed-use projects developed over the last decade have required numerous variances from the R-1250 standards, or various concessions and waivers for those that featured affordable units and density bonuses. The proposed updates would eliminate the application of the R-1250 standards in commercial zones while providing objective design standards to ensure high quality multi-family residential and residential mixed-use projects. This work is part of Community Development’s efforts to create an improved entitlement and streamlined review process.

Furthermore, updates that will streamline residential development in commercial corridors and centers are in keeping with current best planning practices of mixed-use, sustainable development and the City’s Housing Element policies and programs. The 211 of 416

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Housing Element includes Policy 2.1 which seeks to encourage higher-density residential development in proximity to public transportation, services, and activity centers, such as those located along commercial corridors and centers. Housing Policy

2.1 also anticipates increased densities in already developed areas and those already established for development, such as those along commercial corridors. While no density increase (dwelling units per acre) is proposed for residential development over that currently permitted by right, the fact that residential and mixed-use development would be streamlined and not hampered by outdated development standard is a significant improvement over current conditions, where housing units are lacking along the City’s commercial corridors outside of the Downtown Specific Plan (DSP) and Tropico area.

The updates also address Housing Element Program 3E, which calls for the review and modification of mixed-use development standards on existing commercial corridors to encourage multi-family residential and mixed-use development and reduce government constraints (Glendale Housing Element Housing Plan 2021-2029, page 40), and Housing Element Program 9B(H) that calls for the replacement of the R-1250 standards in commercial zones and elimination of the any discretionary permit requirement for 100% residential projects in commercial zones, as well as the preparation of objective design standards for multi-family and mixed-use projects, as identified in Housing Element Program 9B(I). Lastly, modifying the development standards will increase the likelihood of increasing housing units; increasing certainty in the review process; and ensuring livability and design compatibility with surrounding neighborhood.

PROPOSED RESIDENTIAL STANDARDS
The new development standards and objective design standards will be consolidated in a new subsection at the end of the Commercial Districts Chapter: GMC 30.12.060 Development and objective design standards for residential and mixed-use development in commercial districts. A separate, stand-alone pattern book is also proposed to help illustrate the application of the objective architectural design standards.

One of the first necessary updates to the Commercial Districts Chapter, however, will be outside of the new GMC 30.12.060 subsection and in the general commercial Land Use Table 30.12-A, regarding Residential Uses (excerpt below). These amendments include the elimination of the R-1250 applicable references, which are replaced by the new subsection reference, and also the elimination of the ground floor commercial Conditional Use Permit (C) requirement so as to implement the Housing Element direction:

LAND USE (1)(2) C1 C2 C3 CR CPD CH CA
Residential Uses
Residential congregate living, non-medical, subject to the provisions of the R-1250 zone Section 30.12.060 and provided that the ground floor level is occupied by permitted commercial uses

P P P P
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Residential congregate living, non-medical, at the ground floor level subject to the provisions of the R-1250 zone Section

30.12.060

A A A A
Multiple residential dwellings subject to the provisions of the R- 1250 zone Section 30.12.060 and provided further that the ground floor level is occupied with permitted commercial uses

P P P P P
Multiple residential dwellings with dwelling units at the ground floor level subject to provisions of the R-1250 zone C C C C One residential dwelling per lot subject to the provisions of the R-1250 zone P P P P P P
Senior housing subject to the provisions of the R-1250 zone Section 30.12.060 and provided further that the ground floor level is occupied with permitted commercial uses

P P P P P
Senior housing at the ground floor level subject to the provision of the R-1250 Zone C C C C C
P – Permitted Use; C – Conditional Use Permit required; A – Administrative Use Permit Required The new GM 30.12.060 section will address most of the R-1250 development standards topics, but with updated limits to reflect the applicable conditions for residential and mixed-use projects along commercial corridors. Below is a summary and table of the development standards and updates:

DENSITY:

No changes are proposed to the existing density (dwelling units per acre) limits.

Current density limit for the R-1250 zones depend on the lot width. For lots 90 feet or less in width, the density is one unit per 1,250 SF of lot area. For lots greater than 90 feet in width, an increased density is permitted – up to 43 du/ac in R- 1250. In order to incentivize lot consolidation, more units within a larger project are allowed on a larger lot. Based on the Density Bonus provisions and State law, additional density up to 50% is permitted depending on number of affordable units and levels of affordability.

FLOOR AREA RATIO (FAR):

Because of the various height limits in the commercial zones, density regulated by a single FAR number is problematic in terms of achieving development potential; also, this always a requested variance for the few, newer mixed use projects.

Therefore, the R-1250’s 1.2 FAR maximum would be eliminated as part of the residential streamlining amendments for commercial zones. Instead, the units per acre will be the prevailing density regulation, while objective design standards will result in less boxy, more undulated building forms within the maximum height limit.

LOT COVERAGE:

The existing 50% minimum lot coverage limit in the R-1250 (High Density) zones is substandard for mixed-use development; again, this is a typical variance request for mixed-use residential projects in commercial zones. Staff is proposing to increase the lot coverage limit to a minimum of 85%, which would still provide setbacks around the perimeter of the building within the urban context and allow for commercial streetscape.
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SETBACKS
The existing R-1250 setback standards, often criticized for resulting in “wedding cake” massing and not being consistent with typical mixed-use building typology, will be updated to not require different minimums and averages on each residential floor. The substantial R-1250 setback requirements are also more appropriate for multi-family residential neighborhoods with landscaped front yards. Instead, a uniform minimum standard for all floors is proposed for the interior, street front and side street elevations. Such uniform minimums will be layered with the objective design standards to ensure articulation across the elevations and varying depth in building massing. Additional setbacks and an increased setback for the upper floor will be required for projects abutting single and multi-family zones.

HEIGHT
The current R-1250 height maximums of 36 feet and three stories will be eliminated. Instead, the existing height standards in the corresponding commercial zone and height district will apply. Upper floor step-back requirements for projects adjacent to single-family and multi-family zones will ensure appropriate transitions between multi-family and single family properties.

MINIMUM LANDSCAPING
Currently, R-1250 zoning requires that 25% of the lot be landscaped. This standard will be updated to specify that the same 25% percentage amount of the required common open space be landscaped.

OPEN SPACE
Currently, R-1250 zoning requires that 40 square feet (SF) of private open space (private balconies, patios), as well as 200 SF of common open space be provided for the first 25 dwelling units on a lot, with 150 SF of common space for the second 25 units on a lot, and 100 SF of common open space for each unit above 50 units. Such standards will be revised to be consistent with the current open space standards for residential development in Mixed-Use Districts (IMU-R, SFMU and DSP): 140 square feet per unit, which can be provided in the form of private or common open space. Additional development/design standards for open space will also apply.

Development
Feature
Current R-1250 Zoning Standards Proposed
Amendments
Residential Density
(Maximum)
1 dwelling unit for each 1,250 sq. ft. of lot area.

On lots having a width of 90 feet or greater,
there shall be not more than 1 dwelling unit for
each 1,000 sq. ft. of lot area.

Same, no change.

Floor Area Ratio
(Maximum)

1.2 Eliminated.

Lot Coverage
(Maximum)
50% Increased to 85%
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Setback, Street Front 20 ft. minimum & 23 ft. average for any garage or first residential floor; not less than 23 ft. & 26
ft. average for the second & third residential
floors
Reduced to be in
keeping with typical
mixed-use buildings.

Setback, Street Side 5 ft. minimum & 8 ft. average for the first residential floor; not less than 8 feet & 11 ft.
average for the second residential floor; not less
than 11 ft. & 14 ft. average for the third
residential floor
Reduced to be in
keeping with typical
mixed-use buildings.

Setback, Interior 5 ft. minimum & 8 ft. average for the first residential floor; not less than 8 feet & 11 ft.
average for the second residential floor; not less
than 11 ft & 14 feet average for the third
residential floor
5 feet minimum only.

Interior when abutting
the ROS, R1R or R1
zones
8 ft. minimum & 11 ft. average for the first
residential floor; not less than 11 feet &14 ft.
average for the second residential floor; not less
than 17 ft. & 20 ft. average for the third
residential floor
New objective design
standards require step-
backs to ensure
appropriate transitions.

Minimum Permanently
Landscaped Open
Space
25% of lot area 25% of common area.

Height Limits Maximum of 3 stories & a maximum of 36 feet.

On lots having a lot width of 90 feet or less, a
maximum of 2 stories & a maximum of 26 feet.

Applicable height limit for
the corresponding “C”
zone and height district.

OBJECTIVE DESIGN STANDARDS
In addition to the development standards, the new code section features objective design standards (ODS) for residential and mixed-use development. The new ODS will be similar in formatting to those in the Tropico Transit Oriented Development (TOD) zoning, and in terms of massing and architectural detail concepts to those in the proposed objective design standards for multi-family residential development in the GMC 30.11 Residential Districts. As per State law, only objective design standards that are measurable and quantifiable will be included in the proposed updates.

One of the main goals for this report to Council is to solicit Council’s feedback on several new massing and architectural design concepts. These concepts will be presented in detail during the PowerPoint presentation to City Council.

Massing and Scale
The intent of the standards is to minimize the bulk of buildings, avoid massive “box-like” structures, and provide transitions in height between new and existing buildings. Large buildings are broken down into smaller scaled increments through the application of Façade Modulation, both horizontally and vertically, as well as Façade Articulation standards, and further augmented by the Roofline and Fenestration standards under the Architectural Elements subsection; new definitions for these items will be included in the proposed ordinance. The combination of all of these standards are intended to produce a 215 of 416

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coherent and consistent application of options that results in buildings with an appropriate sense of scale. All new buildings shall meet the following modulation standards for all sides of a building. The standards apply to all residential floor area above the ground floor.

Horizontal Modulation
Horizontal modulation reduces the perceived length of a building or creates the appearance of multiple buildings. Standards include breaking up elevations of buildings into façade segments and requiring recessed segments.
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Vertical Modulation
Vertical modulation provides a height transition by stepping upper floors back from the lower levels. Such modulation creates visual interest, increases solar access to ground floor common areas, and reduces shadows upon adjacent properties, public sidewalks and open spaces. Graphics for these standards are on the following page.

For projects adjacent to residential zones, vertical modulation standards specifically require additional step-backs for upper floors to provide massing transitions. 217 of 416

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Façade Articulation Standards for Modulation
The following articulation standards on the next page are included under Massing and Scale because their application result in defined increments within façade segments that help reduce the perceived massing of a building. Façade Articulation works in concert with Roofline Options and Fenestration Options (see Architectural Elements) to establish scale and provide sufficient variety to create visual interest in a coherent, consistent manner. For each façade segment, a minimum of one and a maximum of two articulation options may be selected from among the following: horizontal bands, framed projections, horizontal recessed notch, projecting bays, recessed balconies, and vertical recessed notch. Graphics of these façade articulation standards are shown below:
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Architectural Elements
Another main subsection of the ODS is Architectural Elements. This includes standards related to façade materials, façade colors, roof forms, fenestration, awnings/canopies, etc.

Regulations will specify quality materials, prohibit neon colors, and provide options for roofline and fenestration designs.
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Roof Options:

While the height of residential and mixed use projects will be regulated by the height maximum of the applicable Commercial Zone/Height District, the ODS feature roofline choices for such projects, distinguishing options for both pitched and flat roofs, as illustrated below:
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Fenestration Options:

To ensure appropriate window design, placement and rhythm along a residential facade, the ODS also provides regulations for a variety of window patterns:

The new ODS section concludes with standards for: Ground Floor Residential Treatment (entries, façade transparency, etc); Freestanding Walls, Fences and Gates; Utilities; Outdoor Lighting; and Residential Private Storage Space.

Staff’s will provide greater detail on the above illustrations during the PowerPoint presentation, as well as on other development and design standards for Council’s consideration and discussion.

STAKEHOLDERS/OUTREACH
Based on Council’s comments and direction, staff will update the presentation and prepare standards for public outreach and comment by the development community and neighborhood groups prior to Design Review Board and Planning Commission. 221 of 416

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

ENVIRONMENTAL REVIEW (CEQA/NEPA)
This action is exempt from CEQA pursuant to CEQA Guidelines section 15262 entitled “Feasibility and Planning Studies” because the current work involves just that -- feasibility or planning studies -- for possible future actions which the City has not approved or adopted.

Once staff receives direction on preparation of the new standards, further consideration of environmental factors will be undertaken.

CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.

ADMINISTRATIVE ACTION
Submitted by:

Bradley Calvert, AICP, Director of Community Development Prepared by:

Vilia Zemaitaitis, AICP, Deputy Director of Long Range Planning Teresa Santilena, AICP, Senior Planner
Approved by:

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

EXHIBITS / ATTACHMENTS

1. None
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MOTION
Moved by Council Member _____________________________, seconded by Council Member _________________________, that the City Council provides the following direction to staff on the proposed concepts for multi-family residential and residential mixed-use zoning amendments and objective design standards in commercial zones set forth in the February 27, 2024 staff report from the Director of Community Development, and based on that direction further directs staff to proceed with finalizing the standards for presentation to the Design Review Board and Planning Commission prior to returning to City Council for introduction of an ordinance:
______________________________________________________________________ __________________________________________________________________.

Vote as follows:

Ayes:

Noes:

Absent:

Abstain:
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Public Hearing Regarding Request for Approval of a Density Bonus, Discretionary Bonus and Inclusionary Housing Plan Pursuant to State and City Density Bonus Law, to Construct a New 33-unit Residential Housing Development Project, Providing a Total of Eight Affordable Units Reserved for Very Low Income Households Located at 413, 417 and 419 Irving Avenue (Density Bonus Housing Plan Case No. PDBP-000174-2022)

1. Motion to approve Density Bonus, Discretionary Bonus and Inclusionary Housing Plan;

2. Motion to deny Density Bonus, Discretionary Bonus and Inclusionary Housing Plan

COUNCIL ACTION
Item Type: Public Hearing
Approved for February 27, 2024 Calendar

EXECUTIVE SUMMARY
The applicant is seeking approval of a Density Bonus, Discretionary Bonus and Inclusionary Housing Plan for a housing development project located at 413, 417 and 419 Irving Avenue with a request for a 371.4% total density bonus (of which 321.4% is discretionary), as well as three concessions and one waiver, pursuant to California Government Code §§ 65915, et seq. (“State Density Bonus Law”). State Density Bonus Law allows developers that restrict at least 15 percent of the units in a housing development as rentals to very-low income households a mandatory 50% density bonus, as well as three concessions and unlimited waivers.

The applicant is requesting a greater than 50% density bonus, and thus, pursuant to GMC § 30.36.060(D) it is subject to City Council approval following a public hearing. The City Council may approve or deny a discretionary density bonus at its sole discretion, taking into consideration factors including, but not limited to: the number and type of affordable units proposed, the housing type, the underlying zone, and neighborhood conditions and compatibility.

The housing development project involves the demolition of five existing residential structures, and the construction of a new 33-unit multi-family density bonus housing 224 of 416

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development totaling 46,622 square feet (SF) with a total of 49 parking spaces, including one level of surface (on-grade) parking containing 18 spaces (inclusive of three tandem spaces) and one level underground, semi-subterranean parking structure containing 31 residential parking spaces and providing eight affordable units reserved for very-low income households (“Project”). The Project qualifies for reduced parking inclusive of guest and handicapped spaces, under the State Density Bonus Law and the Glendale Municipal Code.

Housing: The City Council recently adopted an eight-year Housing Element of the Glendale General Plan. The proposed 33-unit multi-family residential housing development provides eight affordable units reserved for very-low income households, which is consistent with Goal 3 of the Housing Element, to increase opportunities for affordable housing by continuing density bonus programs meant to encourage the private development of affordable housing.

RECOMMENDATION
That the City Council approve the Density Bonus, Discretionary Bonus and Inclusionary Housing Plan application after review and consideration of the associated environmental review.

ANALYSIS
This is a request for approval of a Density Bonus, Discretionary Bonus and Inclusionary Housing Plan seeking a 371.4% total density bonus (of which 321.4% is discretionary), as well as three concessions pursuant to State Density Bonus Law.

GENERAL INFORMATION
Applicant:ONYX Architects
c/o. Hrag DerHovagimian & Luisa Salazar
2540 E. Colorado Blvd.

Pasadena, CA 91107
Property Owner:RL Consulting Services, LLC
c/o Rick Lemmo for Irving-Mar
83 Via Ricardo
Newbury Park, CA 91320
Location/APN:413, 417 and 419 Irving Avenue
APNs: 5625-009-019 and 5625-009-020
Legal Description:Lot 32, and Portions of Lot 33 and 34, Tract No. 8620 Zone:R-3050 (Moderate Density Residential)
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Land Use Element:Moderate Density Residential
Site Description:

Project is addressed as 413, 417 and 419 Irving Avenue, Glendale, CA 91201 (“Project Site”). It is located approximately four miles northwest of Downtown Glendale and approximately one mile from the Walt Disney Creative Campus. The Project Site is located within the R-3050 (Moderate Density Residential) zone and has a Moderate Density General Plan designation. The Project Site is approximately 18,369 square feet (SF) in size and is currently improved with a total of five residential dwelling units spread across three lots. The Project Site is bordered by multi-family residential development directly to the north, south, east, and west.

Surrounding Uses/Zoning:

Zoning Existing Uses
North R-3050 (Moderate Density) Residential
Multi-family residential

South R-3050 (Moderate Density) Residential Multi-and single-family residential East R-3050 (Moderate Density) Residential Multi-family residential West R-3050 (Moderate Density) Residential Multi- and single-family residential Project Site R-3050 (Moderate Density) Residential Multi- and single-family residential Utilities and Public Services: All municipal and private utilities are in place serving the neighborhood and other public services are currently provided in the vicinity.

Project Description:

As described above, the Project involves the demolition of five existing residential dwelling units on site and the construction of a new, four-story (with mezzanine), 55-foot, 11-inch, 33-unit multi-family residential project totaling 46,622 square feet (SF), with a total of 49 parking spaces, including one level of surface (on-grade) parking containing 18 spaces (inclusive of three tandem spaces) and one level underground, semi- subterranean parking structure containing 31 residential parking spaces (refer to project plans, attached hereto as Exhibit 2). The Project will provide eight affordable units reserved for very low income households. The Project will require future Design Review Board approval.

DENSITY BONUS, DISCRETIONARY BONUS AND INCLUSIONARY HOUSING PLAN State Density Bonus Law (CA Govt Code § 65915, et seq.) allows up to an automatic 50% density bonus and three incentives in exchange for the provision of at least 15% of 226 of 416

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the base units restricted as rentals for very-low income households. The applicant’s request for the grant of a density bonus is greater than the State Density Bonus Law mandatory maximum of 50%, which is available to the applicant per a State Density Bonus Law provision allowing an applicant to request a discretionary density bonus above this mandatory maximum if local ordinance allows. (See Cal. Gov’t Code § 65915(n)).

Pursuant to GMC § 30.36.060(D), an applicant may seek a density bonus in an amount greater than that required by State Density Bonus Law, which shall be heard and decided by the City Council following a noticed public hearing. The City Council may approve or deny this request for a discretionary density bonus at its sole discretion, taking into consideration factors including, but not limited to: the number and type of affordable units proposed, the housing type, the underlying zone, and neighborhood conditions and compatibility. (GMC § 30.36.060(D)).

The applicant is entitled to request, and is requesting three concessions as follows, to:
(1) Increase the maximum allowed floor area ratio (FAR); (2) Increase the maximum allowed building height and stories; and (3) Provide above-grade parking.

The applicant may not request additional concessions. However, the applicant may request unlimited waivers. In this case, the applicant is requesting one waiver, as follows:

Increase the maximum allowed lot coverage.

Discretionary Density Bonus Findings Can Be Made:

The Project is located within the R-3050 (Moderate Density Residential) zone. Multiple residential dwelling units are permitted in this zone. Sites zoned R-3050 are permitted one unit per 3,050 square feet of lot area. Consequently, by right, the applicant has a maximum base density of seven units (18,369 / 3,050 = 6.02 rounded up to 7).

The applicant is entitled to a 50% density bonus by providing at least two very low income units (15 percent of the base density of 7 = 1.05 rounded up to 2), and is requesting a 371.4% in exchange for providing a proportionate number of bonus (of which 321.4% is discretionary) and restricted units, calculated as eight very low income units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8). State Density Bonus Law allows up to an automatic 50% density bonus and three incentives in exchange for the provision of at least 15% of the base units restricted as rentals for very low income households.

Applicant’s request complies with State Density Bonus Law, as there is a positive correlation and proportionality between the requested density bonus and the number of very low income units to be provided, and State Density Bonus Law allows the city to grant a discretionary density bonus above 50%. (CA Govt Code § 65915(n)).

The applicant is seeking a 371.4% density bonus (of which 321.4% is discretionary), which will allow the density to reach 33 units. In exchange for the additional density, the applicant will provide a proportionate number of restricted units, calculated as eight very low income units ((15% x 7) x (371.4% divided by 50%) = 7.79 (rounded up to 8)). In order for Council to approve the discretionary density bonus, Council would need to weigh 227 of 416

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the following factors: 1) the number and type of affordable units proposed; 2) the housing type, 3) the underlying zone, and 4) neighborhood conditions and compatibility. (GMC § 30.36.060(D)). City Council could consider other factors not listed, and has the sole discretion to approve or deny the discretionary density bonus request, including the discretion to grant a discretionary bonus in a lower amount than requested. Moreover, the Council could impose additional conditions on the Project, such as requiring a larger number of affordable units, altering the unit mix, and/or requiring a dispersal of the affordable and market rate units in a different ratio than that proposed.

As set forth above, staff’s opinion is that the applicant has provided a proportional amount of additional affordable units, commensurate with the amount of the discretionary density bonus, all to be restricted as rental units for very-low income households. Staff believes the underlying zone and neighborhood conditions are such that the grant of the discretionary density would not be out of character and would be compatible with the existing surrounding multi-family residential uses in this R-3050 (Moderate Density Residential) zone. (See Exhibits 2 (Project Plans) and 4 (Site and neighborhood photos)).

Moreover, an additional factor that Council may weigh in its decision is that the proposed 33-unit residential housing Project will help the City meet its target Reginal Housing Needs Allocation (RHNA) targets by providing 8 very low income units and 33 overall housing units. In the Housing Element available sites inventory, the property addressed as 413 Irving was designated a total density capacity of two units (it currently contains one unit on site), and the property addressed as 417-419 Irving was not included since it currently exceeds the total density capacity allowed by Code (four units). Accordingly, approval of this Project will significantly increase the actual developed density of these sites, and help the City meet its target RHNA at the time it is required to report its progress to the State.

The Project Exceeds Parking Required Under the Mandatory Parking Concession:

Pursuant to California Government Code § 65915(p)(1) and GMC § 30.36.090(A), an applicant may request an automatic (mandatory) parking concession under § 65915(p)(2)(A), which provides that upon the request of an applicant, the required vehicle parking ratio, inclusive of handicapped and guest parking, is not to exceed one on-site parking space per unit for zero to one-bedroom units and one and one-half on- site parking spaces per unit for two to three-bedroom units. The Project proposes a unit mix of thirty one-bedroom and three two-bedroom units. Based on the number of units and bedrooms provided, the parking concession pursuant to CA Govt Code § 65915(p)(1) requires a minimum of thirty-five residential parking spaces ((30 units x 1)+(3 units x 1.5)=

34.5 rounded up to 35). The Project meets the minimum requirement per CA Govt Code § 65915(p)(1) and proposes to provide forty-nine parking spaces total. Accordingly, the Project exceeds the parking requirements under CA Govt Code § 65915(p)(1).

The Project Satisfies the Replacement Obligation Under State Density Bonus Law:

Per State Density Bonus Law, 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 228 of 416

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the project’s development application or have been occupied by lower or very low income households, unless the proposed project replaces those units. Pursuant to California Government Code § 65915, if any dwelling units are occupied on the date of a 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. 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 66.06%, applied to the five existing residential dwelling units and seven bedrooms. Therefore, four replacement units (66.06% x 5 = 3.303 rounded up to 4) at five bedrooms total (66.06% x 7 = 4.624 rounded up to 5) are required under the State Density Bonus Law. The Project is providing nine bedrooms and eight affordable units to very low income households. As such, the applicant has met the obligation and no additional units are required.

Housing staff proposes the following eight (8) affordable units as follows:
•Unit 101: 1 bedroom, at 1,013 square feet;
•Unit 103: 1 bedroom, at 978 square feet;
•Unit 202 1 bedroom, at 912 square feet;
•Unit 203: 1 bedroom, at 761 square feet;
•Unit 207: 1 bedroom, at 762 square feet;
•Unit 304: 1 bedroom, at 642 square feet;
•Unit 305: 1 bedroom, at 702 square feet; and
•Unit 401: 2 bedrooms, at 1,073 square feet.

On average, the Project should generate at least eight affordable units at nine bedrooms to Housing. As proposed, the Project generates nine bedrooms at 6,843 square feet total,

60.43 square feet less than the required total square footage (6,903.48) for the eight affordable units combined. The average unit size is 4.01 square feet less than the average total for one-bedroom units (828 square feet) and 32.33 square feet less than the average total for two-bedroom units (1,105.33 square feet). As such, Housing approves the proposed affordable units.

The Project Satisfies IZO and Commercial DIF Is Not Applicable:

GMC Chapter 30.35, the Inclusionary Zoning Ordinance (“IZO”), requires a housing development (a rental development project of eight or more dwelling units proposed to be constructed in the City) to provide 15% of the units as affordable to low-income households. Though the Project is not subject to the IZO due to the base density being below the eight units (base density is seven units), the Project is providing 15% of the base number of units as rent-restricted very-low income units, and thus, satisfies the IZO.

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

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Recorded Density Bonus Housing Agreement Will Ensure Affordability for 55 Years:

The owner will be required to enter into a Density Bonus Housing Agreement (“DB Agreement”) in which the owner will covenant eight (8) very low income units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8) to be restricted to rental 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 are constructed. In addition, the DB Agreement will run with the land and bind all future owner and successors in interest for a period of 55 years.

Incentives/ Concessions Required Findings Can Be Made:

Pursuant to State Density Bonus Law and § 30.36.080(A) of the GMC, when an applicant for a density bonus requests incentives or concessions, the approving body, here the City Council, shall grant the requested incentives or concessions, unless written findings are made, 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.

2. The incentive or concession would have a “specific adverse impact upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code § 65589.5, or the physical environment or any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactory 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 the 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 applicant is seeking approval of three concessions, pursuant to Government Code § 65915 (amended by AB 1287), et seq. and GMC Chapter 30.36 (Density Bonus Incentives).

The three requested concessions are as follows:

1. Increase maximum allowed floor area ratio (FAR): In accordance with GMC § 30.11.020 Table 30.11-B, the maximum allowable floor area ratio (FAR) for multi- family projects in the R-3050 zone is 0.65 (maximum 11,939 square feet for the 230 of 416

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subject Project). The applicant is requesting to exceed the maximum allowable floor area ratio. As proposed, the Project features a total FAR of 2.53 (46,622 square feet), exceeding the maximum allowable FAR by 1.88 (34,683 square feet).

2. Increase the maximum height and stories: In accordance with GMC § 30.11.030 Table 30.11-B, the maximum allowed height is three stories and 36 feet. The Project proposes to increase the maximum allowed number of stories to four (with mezzanine) and the overall building height to 55 feet, 11-inches (19 feet, 11-inch height increase) measured to the top of the elevator shaft.

3. To provide on-grade (surface) residential parking spaces: In accordance with

30.32.040(B)(4), when there is more than one dwelling unit for each 2,500 square feet of lot area or when there are more than four dwelling units in one building on a lot, all required off-street parking spaces for such dwelling units shall be provided in subterranean or semi-subterranean garages, except guest parking spaces which may be located above or below grade. The Project features 18 residential, above-grade parking spaces (inclusive of 3 tandem spaces) located behind residential units on the first level.

Concessions (Incentives) Findings
When an applicant for a density bonus requests incentives or concessions, the Council shall grant the requested incentives or concessions, unless it makes written findings, based upon substantial evidence, of any one or more of the following three findings:

1.The concessions/incentives must be granted unless the Council finds, based on substantial evidence, that the concessions do not result in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents.

This denial finding cannot be made, as there is no evidence that the incentives will not result in actual cost reduction. Since there is no evidence that the incentives will not reduce costs to provide affordable housing, this denial finding cannot be made. Indeed, the incentives (FAR, height/stories, and on-grade parking) will all, individually and as a whole, likely result in identifiable and actual cost reductions to provide affordable rents. The requested incentives, taken as a whole, are required to allow for the additional density requested and a greater number of units to be constructed on the total square footage of the lot area. The incentives will reduce costs to the applicant for providing affordable units by creating construction efficiencies and inherent reductions in costs by allowing the construction of a greater number of units. An increase of FAR and height/stories will allow more units to be built. 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 units at an affordable rent. Moreover, allowing on-grade parking will result in cost reductions since building subterranean parking generally costs more than building at-grade parking. If the Project were to comply with the Zoning Code 231 of 416

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regulations associated with maximum allowed floor area ratio and building height/number of stories, the footprint of the new building would be significantly impacted, and would subsequently likely affect the viability of the Project and the proposed development build-out. With the requested incentives, the owner/applicant will realize cost reductions that will allow it to provide the eight housing units at an affordable rent.

The Density Bonus Housing Plan meets the requirements of Government Code § 65915, et seq. because at least 15% of the total units of the housing development will be restricted to very low income households, as defined in Section 50105 of the Health and Safety Code. The Project is located in the R-3050 (Moderate Density Residential) zone. In accordance with GMC § 30.11.030, Table 30.11-B, the maximum density allowed is one unit per 3,050 square feet of lot area. By right, the applicant has a maximum base density of seven units (18,369 / 3,050 =

6.02 rounded up to 7). The applicant is entitled to a 50% density bonus by providing two very low income units (15 percent of the base density of 7 = 1.05 rounded up to 2). The applicant is requesting a 371.4% total density bonus and is requesting to provide a proportionate number of restricted units, calculated as eight very low income units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8). State Density Bonus Law (CA Govt Code § 65915, et seq.) allows up to an automatic 50% density bonus and three incentives in exchange for the provision of at least 15% of the base units restricted as rentals for very low income households.

Accordingly, this denial finding cannot be made.

2.The concessions/incentives must be granted unless the Council finds, based on substantial evidence, that they will have a “specific adverse impact upon public health and safety,” as defined in paragraph (2) of subdivision (d) of California Government Code § 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.

Specific, adverse impact is defined as “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.” (Government Code § 65589.5(d)(2)).

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

The applicant is seeking approval of three incentives pursuant to Government Code § 65915, et seq. and GMC Chapter 30.36 (Density Bonus Incentives), discussed in detail above, in exchange for providing eight affordable units for very low income households. This denial finding cannot be made as there is no evidence that the incentives will have any adverse impacts. To the contrary, no specific adverse impacts upon public health or safety or on the physical 232 of 416

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environment or on any real property that is listed in the California Register of Historical Resources would occur by granting the requested concessions for increased floor area ratio, number of stories and building height, and to provide on-grade residential parking spaces on the first level. The Project Site has not been listed on the National Register of Historic Places, California Register of Historical Resources, or Glendale Register of Historic Resources, and has not been identified as a historic resource in any survey. Moreover, an individualized analysis by Planning staff was conducted and staff concluded there is no evidence the Project Site or the structure on the Project Site are historic. (See Exhibit 6).

Moreover, the incentives do not include or necessitate reductions in standards to any state or local Building and Safety Division (Community Development Department), Fire department or Engineering Division (Public Works Department) requirements or any other objective, identifiable written requirements pertaining to health and safety. The existing residential buildings on the Project site which are proposed to be demolished, are not historically or culturally significant. Therefore, demolition of the existing buildings would not be considered a significant impact.

Additionally, the proposed Project is exempt from further CEQA review based on the fact that it meets the requirements to qualify for a Class 32 “In-fill Development Project” (see Exhibit 6, attached hereto) and thus, does not exceed thresholds for noise, traffic, air quality and water and will not result in significant cumulative impacts. Furthermore, the provided setbacks are in compliance with the Zoning Code in order to provide light, air and ventilation for adjacent buildings, which consist of similar multi-family residential buildings to the north, south, east and west of the subject site.

Furthermore, the incentives allow for additional buildable area on the site, which will then accommodate additional dwelling units. The additional density will, in fact, promote the City’s health and safety in that there will be greater housing opportunities for low income family households. Moreover, the Project will advance the goals and policies of the General Plan, Housing Element (2021-2029), including, but not limited to, Goal 1 (“A City with a Wide Range of Housing Types to Meet the Needs of Current and Future Residents), Goal 3 (“A City with Increased Opportunities for Affordable and Special Needs Housing Development) Housing Services that Address Groups with Special Housing Needs) and Policies 3.1 and

3.2 (“Encourage both the private and public sectors to produce or assist in the production of affordable housing for special needs groups such as: persons with disabilities, the elderly, large families, single-parent households, and formerly homeless) and (“Promote the development of extremely low, very low, low and moderate income housing by allowing developers density bonuses or other financial incentives for providing units for low and moderate income residents. The unit mix and location of affordable housing units in density bonus projects must be approved by the City and included in an affordable housing agreement.”).

Accordingly, this denial finding cannot be met.
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3.The concessions/incentives must be granted unless the Council finds, based on substantial evidence, that the incentives will be contrary to state or federal law.

The requested incentives will not be contrary to state or federal law and do not require any other discretionary entitlement other than Design Review Board review and approval. The Project is designed to comply with Building and Safety codes and the proposed 33-unit affordable housing residential Project is consistent with the General Plan. The Project meets the goals and policies in the Housing Element to provide affordable housing. There is no evidence of state or federal laws being violated. Accordingly, this denial finding cannot be met.

Since there is no substantial evidence to support any of the three findings for denial, the Council must grant the requested concessions/incentives.

Waiver Findings Can Be Made:

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 one waiver:

1. To exceed maximum allowed 50 percent lot coverage.

Pursuant to GMC § 30.11.020, Table 30.11-B, the maximum allowed lot coverage for multi-family projects in the R-3050 zone is 50 percent (9,184 sq. ft. for the Project).

The applicant is requesting to exceed the maximum allowable lot coverage by 4,918 sq. ft., for a total lot coverage area of 14,102 sq. ft., representing a lot coverage percentage of 76.7.

The City Council shall grant the request for waivers or reductions in development standards pursuant to this section only if the City Council 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;

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 § 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;

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

The four required findings can be made in support of the requested waivers for increased lot coverage, 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 waiver is required to allow construction of a larger building footprint. The Zoning Code allows 50% lot coverage in the R-3050 zone, which would allow a development to cover only 9,184 SF of the total lot area, and would reduce the overall Project by 4,918 SF.

The requested waiver is necessary to physically construct the Project as designed, consisting of larger one-bedroom dwelling units (plus den) versus the alternative of smaller studio dwelling units. and to construct two-bedroom units with mezzanines.

According to the latest revised architectural drawings submitted by the applicant on February 2, 2024, on sheet DR-21 there is shown the following unit mix: 18 one- bedroom units (total 13,461 SF), 12 one-bedroom + den (and mezzanines on the 4th floor units) (total 11,388 SF), and 3 two-bedroom units (total 14,704 SF). Additionally, the Project features 14,188 SF of underground parking and 9,114 SF above-grade parking. (See Exhibits 2 and 5, attached hereto). As designed, complying with the maximum 50% lot coverage would physically preclude the Project from being built. The increase in lot coverage enables a greater capacity of the site to be developed with the multi-family dwelling units. Mandating compliance with the lot coverage standards would physically preclude construction of the Project, which is designed to optimize density with a balanced unit mix consisting of one-bedroom, one-bedroom with den and mezzanine, and two-bedroom unit apartments within the proposed density of 33 units (with the density bonus). The requested waiver to exceed the maximum lot coverage of 50 percent is necessary to accommodate the proposed floor area to achieve a more balanced unit mix. If the Project were to comply with the lot coverage of 50 percent, the Project would necessarily include smaller residential units with less total bedrooms.

As proposed and presented in the architectural drawings provided by the applicant on February 1, 2024, the proposed Project has a total floor area of 46,622 SF so that it can construct an additional 34,683 square feet needed for 33 units as requested through an incentive to increase the maximum allowed floor area ratio (FAR). Without the waiver requesting to exceed the maximum allowed 50 percent lot coverage, the Project could 235 of 416

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not be constructed at 14,102 SF and would be limited to no larger than 9,184 SF.

Reducing the size of the building by 4,918 SF, results in the loss of potentially two residential units and potentially affordable units. The requested deviation allows for all 33 units with eight on-site affordable units, as well as amenities and open spaces shown on the proposed Project plans.

Without the additional 4,198 SF lot coverage, the unit sizes also shrink, and the Project cannot be built as designed and with the incentives granted. Simply put, the waiver requested will provide the necessary building square footage and unit size/count to allow for the desired Project size, the desired Project unit-mix, and the desired Project amenities to bring the Project to fruition, as envisioned with the density and requested incentives allowed under the State Density Bonus Law. To state the converse, denying the requested waiver from the lot coverage requirement will physically preclude the Project from being built per the desired unit mix, per the desired number of bedrooms, per the desired net livable area and per the desired net average unit size, and with the density and incentives permitted under the State Density Bonus Law. Accordingly, this finding can be made.

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 § 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 granting of the proposed lot coverage waiver will not have a specific adverse impact upon public health or safety or on the physical environment. The Project is exempt from further CEQA review as a Class 32- “In-fill Development Projects” exemption, pursuant to State CEQA Guidelines § 15332, because the Project meets all the conditions for an in-fill development project. While the lot coverage is greater than allowed by right, this waiver does not rise to the level of a specific, adverse impact under the law, which requires a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions. Inconsistency with the zoning ordinance or general plan land use designation shall not constitute a specific, adverse impact upon the public health or safety. The proposed lot coverage waiver does not include waiver of Building and Safety, Fire Department Engineering or other requirements pertaining to health or safety. The proposed lot coverage will allow additional density to accommodate a growing population, improving the City’s public health and safety by establishing greater opportunity for residents to age within their community, as well as providing greater opportunities for low income family households. Further, as the Project is exempt from further CEQA review as a Class 32 “In-Fill Development Project,” it does not exceed 236 of 416

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thresholds identified for environmental impacts including noise, traffic, and air quality and will not result in significant cumulative impacts.

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 § 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 three incentives/concessions requests and waiver, 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.

Additionally, the Project’s impact in terms of increased lot coverage is mitigated by certain factors. For example, 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. 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. Accordingly, this waiver finding can be made.

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.

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. As discussed in detail above, as well as in Exhibit 6, the existing five units and garage 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. Thus, this finding can be made.

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

The waiver or reduction in development standards will not be contrary to state or federal law and does not require any other discretionary entitlement other than design review approval. The Project complies with Density Bonus Law, the California Environmental Quality Act (CEQA), and the City’s Density Bonus Ordinance, and is designed to comply 237 of 416

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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, and thus, this waiver finding can be made.

STAKEHOLDERS/OUTREACH
Not applicable.

FISCAL IMPACT
There is no fiscal impact associated with the action recommended in this report, other than the additional property tax or other revenue that may be generated if the Project is approved and ultimately developed in the future.

ENVIRONMENTAL REVIEW (CEQA/NEPA)
The Director and Community Development Department staff have conducted environmental review for the Project pursuant to the California Environmental Quality Act (“CEQA”) and have determined that the Project is exempt from further environmental review under CEQA pursuant to § 15332 of the State CEQA Guidelines contained in Title 14 of the California Code of Regulations (Class 32 “In-fill Development Projects” exemption) because the Project meets all of the conditions for an in-fill development project as follows, as analyzed in detail with supporting evidence and technical studies, in the attached Exhibit 6 (Class 32 Infill Exemption Analysis):
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;
b) The proposed development occurs within city limits on a site of no more than five acres substantially surrounded by urban areas;
c) The Project site has no value as a habitat for endangered, rare or threatened species;
d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
e) The Project site can be adequately served by all required utilities and public services.

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 set forth in the attached in Exhibit 7, in accordance with the City Campaign Finance Ordinance No. 5744.
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ALTERNATIVES
Alternative 1: Approve the Density Bonus, Discretionary Bonus and Inclusionary Housing Plan, inclusive of the discretionary density bonus, with or without modifications or additional conditions.

Alternative 2: Deny the Density Bonus, Discretionary Bonus and Inclusionary Housing Plan, inclusive of the discretionary density bonus.

Alternative 3: Any other alternative not proposed by staff.

ADMINISTRATIVE ACTION
Submitted by:

Bradley Calvert, Director of Community Development
Prepared by:

Milca Toledo, Senior Planner
Approved by:

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

EXHIBITS/ATTACHMENTS
Exhibit 1: Location Map
Exhibit 2: Project Plans
Exhibit 3: Draft Density Bonus, Discretionary Bonus and Inclusionary Housing Plan Exhibit 4: Site and neighborhood photos
Exhibit 5: Additional documentation provided by the Applicant Exhibit 6: Class 32 Infill Exemption Analysis
Exhibit 7: Campaign Disclosure Form
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MOTION
Moved by Council Member ________________ and seconded by Council Member _________________, that upon review and consideration of Density Bonus, Discretionary Bonus and Inclusionary Housing Plan Case No. PDBP-000174-2022 (“Density Bonus Housing Plan Case”), located at 413, 417 and 419 Irving Avenue, Glendale, CA 91201 (“Site”), and after having conducted a public hearing on said case pursuant to the Glendale Municipal Code, 1995 (“GMC”), and receiving testimony, the City Council of the City of Glendale, California, based upon all of the evidence in the record, hereby APPROVES the Density Bonus Housing Plan Case for all of the reasons outlined in the February 27, 2024 staff report from the Director of Community Development, including any attachments thereto (“Report”) and any other evidence presented at the hearing, including any additional Council comments at the hearing, subject to the conditions below and pursuant to the facts and findings as follows:

The housing development project involves the demolition of five existing residential structures on site, and the construction of a new 33-unit multi-family density bonus housing development totaling 46,622 square feet (SF) with a total of 49 parking spaces, including one level of surface (on-grade) parking containing 18 spaces (inclusive of three tandem spaces) and one level underground, semi-subterranean parking structure containing 31 residential parking spaces (“Project”). Pursuant to State and City Density Bonus Law, the Project will provide eight (8) affordable units reserved for very low income households.

The City Council has reviewed and considered analysis and evidence to support that the Project is exempt from further environmental review under the California 240 of 416

Environmental Quality Act (“CEQA”) pursuant to § 15332 of the State CEQA Guidelines contained in Title 14 of the California Code of Regulations (“Class 32 In-fill Development Project”) and hereby approves such exemption, and finds that the Project meets all of the conditions of a Class 32 In-fill Development Project, as analyzed in detail with supporting evidence and technical studies in Exhibit 6 to the February 27, 2024 staff report.

This approval is based on the authority provided in State Density Bonus Law (California Government Code §§ 65915, et seq.) and GMC Chapter 30.36 (Density Bonus Incentives), that allows an applicant that seeks and agrees to provide at least fifteen (15) percent of the units in a housing development to very low-income households a mandatory fifty (50) percent density bonus, as well as three incentives.

Cal. Govt. Code § 65915(d)(2)(C) & f(2); GMC § 30.36.070(A)(3). State Density Bonus Law and the GMC also allow the City Council to grant or deny a discretionary density bonus above fifty (50) percent. Government Code § 65915(n) states that “[i]f permitted by local ordinance, nothing in this section shall be construed to prohibit a city . . . from granting a density bonus greater than what is described in this section . . .”. Pursuant to GMC § 30.36.060(D), an applicant may seek a density bonus in an amount greater than that required by State Density Bonus Law, which shall be heard and decided by the City Council following a noticed public hearing. The City Council may approve or deny this request for a discretionary density bonus at its sole discretion, taking into consideration factors including, but not limited to: the number and type of affordable units proposed, the housing type, the underlying zone, and neighborhood conditions and compatibility. (GMC § 30.36.060(D)). The applicant is therefore eligible for the mandatory fifty (50) 241 of 416

percent density bonus, but has requested a 371.4% density bonus (of which 321.4% is discretionary, since 50% is mandatory), which will allow the density of the Project to reach 33 units.

Based on the above, the City Council hereby finds and determines that it has considered factors including, but not limited to, the number and type of units, the housing type, the underlying zone, and neighborhood conditions and compatibility. The Council finds that the number of affordable units proposed is sufficient in number, in unit type, in unit mix and in unit location, in comparison to the total number of units requested. The Council further finds that the underlying zone and neighborhood conditions are such that the grant of the discretionary density would not be out of character and would be compatible with the existing surrounding multi-family residential uses in this R-3050 (Moderate Density Residential) zone, as depicted in Exhibits 2 (Project Plans) and 4 (Site and neighborhood photos) of the Report. The Council also finds that the grant of the discretionary density bonus that would allow the Project to be built would provide certain public benefits that include, but are not limited to: 1) the provision of affordable housing (more than the applicant is required to provide by law and in proportion to the added density being granted to the project); and 2) the provision of market-rate housing; both of which will contribute to the City’s share of RHNA and provide needed affordable and market-rate housing to help alleviate the State-wide housing crisis, consistent with the City’s General Plan. These public benefits of the Project support the grant of the discretionary density bonus.

The Council additionally determines that it cannot make any of the findings to deny the incentives/concessions requested, and therefore, must grant the incentives/ 242 of 416

concessions, pursuant to GMC § 30.36.080(A) because there is no evidence in the record 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,” as defined in paragraph (2) of subdivision (d) of California Government Code § 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; and (3) the incentive or concession will be contrary to state or federal law. The Council hereby adopts and incorporates the incentives/concessions findings set forth in the February 27, 2024 staff report from the Director of Community Development.

The Council additionally determines that it can make the findings to grant the requested waiver, pursuant to GMC § 30.36.080(B) because substantial evidence in the record supports that: (1) the application of the development standard sought to be waived will have the effect of physically precluding the construction of the housing development at the density and with the incentives or concessions granted; (2) the waiver will not have a “specific adverse impact,” as defined in paragraph (2) of subdivision (d) of California Government Code § 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; (3) the waiver will not have an adverse impact on any real property that is listed in the California Register of Historical Resources; and (4) the waiver will not be contrary to state or federal law. The Council hereby adopts and 243 of 416

incorporates the waiver findings set forth in the February 27, 2024 staff report from the Director of Community Development.

APPROVAL of this Density Bonus shall be subject to the following conditions:

1. That the development shall be in substantial accord with the plans submitted with the application and presented at the hearing except for any modifications as may be required to meet specific Code standards or other conditions stipulated herein to the satisfaction of the Director of Community Development.

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

3. That the premises shall be maintained in a clean and orderly condition, free of weeds, trash and graffiti, both during construction and at all times thereafter.

4. That any expansion or modification of the facility or use shall require a new Density Bonus application. Expansion shall constitute adding of additional units, floor area, or any physical change as determined by the Director of Community Development.

5. That the applicant shall work with the City’s Community Development Department and the City Attorney’s Office to make any permissible or required amendments to the of Density Bonus, Discretionary Bonus and Inclusionary Housing Plan and to execute and record a Density Bonus Housing Agreement pursuant to GMC § 30.36.140, to the satisfaction of the Community Development Director or his designee and subject to approval as to form and content by the City Attorney. Such Density Bonus Housing Agreement shall restrict the rental or sale of the required percentage of 244 of 416

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

6. That all affordable units shall be reasonably dispersed throughout the Project Site (e.g. throughout the different floors) 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 as approved by the City Council.

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

8. That approval of the Design Review Board shall be obtained prior to applying for or obtaining permits.

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

10. That the applicant shall comply with all Section/Department requirements as specified in their memos to the satisfaction of the City or Department Director.

These memos include, but are not limited to, Glendale Water and Power (July 13, 2022), Public Works Engineering (July 28, 2022), Traffic Engineering (August 12, 2022), Maintenance Services/Urban Forester (July 12, 2022), Building and Safety Division 245 of 416

(date unknown), Community Development Housing Division (October 31, 2023), Mobility Division (October 19, 2022), Community Services and Parks (date unknown) and Fire Prevention Engineering (July 18, 2022).

11. That if any buildings, sidewalks, curb or gutter, fence or landscaping areas, etc., adjacent to the site are damaged during the course of construction on public or private property, the damage shall be repaired to the satisfaction of the Director of Public Works for public property.

12. That any proposed exterior lighting shall be directed on the driveways, walkways and parking areas within the development and away from adjacent properties and the public-right-of-way to the satisfaction of the Director of Community Development.

13. That the applicant and/or the owner of the Site and/or real property located at 413, 417 and 419 Irving Avenue, Glendale, CA 91201, and any of their successors and/or assigns (collectively, “Developer”) agrees to defend, indemnify, and hold harmless the City, and each of its agents, officers, council members, commissioners, attorneys, employees and representatives, with counsel reasonably acceptable to the City, from any claim, action or proceeding brought against the City to attack, set aside, void or annul any City land use approval for the Project located at 413, 417 and 419 Irving Avenue, Glendale, CA 91201. At its sole discretion, the City may participate at its own expense in the defense of any such action, but such participation shall not relieve the Developer of any obligation imposed by this condition. The Developer’s indemnity, defense and hold harmless obligations shall include, without limitation, payment of all damages awarded against the City, if any, costs of suit, 246 of 416

attorney’s fees, and other costs and expenses incurred in connection with such action or proceeding. In the event that a claim, action or proceeding referenced herein is brought, the City shall promptly notify the Developer of the existence of the claim, action or proceeding and will cooperate fully in the defense of such claim, action or proceeding. As used herein, “land use approval” refers to decisions of the City approving requests for planning permits for the Project including, but not limited to, density bonus housing plans (including requests for density bonus, incentives and/or waivers), design review, general plan amendments, zone changes, zoning ordinance text amendments, tentative maps, vesting tentative maps, tentative parcel maps, reversions to acreage, final maps, final map modifications or amendments, time extensions, parcel map waivers, lot line adjustments, boundary line adjustments, certificates of compliance, conditional certificates of compliance, development agreements, conditional use permits, conditional use permit modifications, conditional use permit extensions, variances, variance modifications, precise plan of design, specific plans, sign permits, site plans, temporary use permits, any administrative or discretionary permit or any accompanying California Environmental Quality Act determinations pertaining to the type of approval referred to in this section, and any other similar approval. Notwithstanding the above, the Developer shall, within five (5) business days of this approval, execute a formal agreement with the City setting forth the above defense, indemnification and hold harmless provisions in substance.

Vote as Follows:

Ayes:
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Noes:

Absent:

Abstain:
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This denial is based on the authority provided in State Density Bonus Law (California Government Code §§ 65915, et seq.) and the City’s Code, that allow the City Council to grant or deny a discretionary density bonus above fifty (50) percent.

Government Code § 65915(n) states that “[i]f permitted by local ordinance, nothing in this section shall be construed to prohibit a city . . . from granting a density bonus greater than what is described in this section . . .” . Pursuant to GMC § 30.36.060(D), an applicant may seek a density bonus in an amount greater than that required by State Density Bonus Law, which shall be heard and decided by the City Council following a noticed public hearing. The City Council may approve or deny this request for a discretionary density bonus at its sole discretion, taking into consideration factors including, but not limited to: the number and type of affordable units proposed, the housing type, the underlying zone, and neighborhood conditions and compatibility. (GMC § 30.36.060(D) (emphasis added).

Based on the above, the City Council hereby finds and determines that it has 249 of 416

considered factors including, but not limited to, the number and type of units, the housing type, the underlying zone, and neighborhood conditions and compatibility. The Council finds that the number of affordable units proposed is not sufficient in number, in unit type, in unit mix or in unit location, in comparison to the total number of units requested, representing a 371.4% total density bonus (of which 321.4% is discretionary), as set forth in detail in the February 27, 2024 Report to the Council from the Director of Community Development. The Council further finds that the underlying zone and neighborhood conditions and compatibility do not support the requested discretionary density bonus.

Vote as Follows:

Ayes:

Noes:

Absent:

Abstain:
250 of 416

251 of 416

SITE ADDRESS: 413/417 IRVING AVE, GLENDALE CA 91201
ZONING: R 3050
OCCUPANCY TYPE: MODERATE DENSITY RESIDENTIAL
CONSTRUCTION TYPE: Type I / Type V
ASSESSOR'S PARCEL NUMBER: 5625-009-020 LOT: 33
5625-009-019 LOT: 32
SITE AREA | Acres (SF) : 18,369 SF - 0.422 Acres
BUILDING AREA (GROSS): 46,622 GSF
BUILDING FOOTPRINT: 14,102 GSF
SETBACKS: SEE SHEET DR-03.6

TRUE GROSS BUILDING AREA (BY PLANNING CODE)
[TO EXT. FACE OF EXT. WALL ]
B1 PARKING: 14,188 GSF
1ST FLOOR: 3,646 GSF (RESIDENTIAL)
1ST FLOOR: 9,114 GSF (PARKING)
2ND FLOOR: 11,400 GSF
3RD FLOOR: 9,656 GSF
4TH FLOOR: 9,656GSF
MEZZANINE FLOOR: 3,150GSF
TOTAL 46,622 GSF (EXCLUDING PARKING)
PROGRAM SUMMARY:

BUILDING HEIGHT: ALLOWABLE HEIGHT = 3 STORIES/36 FT. + 5' FOR ROOFS W/MIN 3:12=41' PROPOSED HEIGHT = 4 STORIES/41' W/ MEZZANINE LEVEL = 52'-8" (55'-11" TO ELEVATOR SHAFT APPURTENANCE)
LOT COVERAGE: ALLOWABLE LOT COVERAGE = 50% X 18,369 s.f. = 9,184 s.f.

PROPOSED LOT COVERAGE = 14,102 s.f. / 18,369 s.f. = 76.7 % (26.7% ADDITIONAL) FAR: MAXIMUM ALLOWABLE FAR = .65
PROPOSED FAR = 2.53
ALLOWABLE FLOOR AREA = .65 (18,369) = 11,939 s.f.

PROPOSED FLOOR AREA = 46,622 s.f.

DENSITY: PER 30.11.030 (RESIDENTIAL DENSITY MAX. 1 DU PER 3,050 sq. ft. OF LOT AREA) 18,369 s.f. / 3,050 sq.ft. = 6.02 = 7 DU/ACRE
PROPOSED 26 DU ABOVE THE BASE 26 +7=33 DU (26/7=371.4% INCREASE) PER AB2345 (15% VERY LOW INCOME - 50% DENSITY BONUS)
((15% X 7) X (371.4% / 50%)) = 7.79 = 8 DU
25 MARKET RATE UNITS + 8 AFFORDABLE UNITS = 33 UNITS
PERCENTAGE OF AFFORDABLE UNITS PROVIDED (8 AFFORD. / 7 BASE = 114.2%) PARKING REQUIRED: PER AB2345 (0-1 BED = 1 SPACE / 2-3 BED = 1.5 SPACES) 18 (1 BD.) x 1 PARKING SPACES = 18
12 (1 BD. + DEN) x 1 PARKING SPACES = 12
03 (2 BD.) x 1.5 PARKING SPACES = 4.5
GUEST (1/4 SPACE x UNIT) 33/4 = 8.25
Total: 42.75 STALLS REQUIRED
Total: 49 STALLS PROVIDED
LANDSCAPED SPACE: (SEE SHEET DR-03.1)
REQUIRED LANDSCAPE AREA = 30% (18,369) = 5,511 s.f.

PROPOSED LANDSCAPE AREA = 6,196 s.f.

OPEN SPACE : (SEE SHEET DR-03.1)
REQUIRED COMMON OUTDOOR AREA = 6,200 s.f.

PROPOSED COMMON OUTDOOR AREA = 6,212 s.f.

GRADE : (SEE SHEET DR-03.0)
497.03 (SW), 497.66 (SE), 497.35 (MIDDLE POINT) PER TOPO SURVEY ALLOWABLE SEMI-SUBTERRANEAN GRADE DECK EL. = 497.35 + 3 = 500.35 PROPOSED SEMI-SUBTERRANEAN GRADE DECK EL. = 500.130
CONCESSIONS : HEIGHT (STORY) INCREASE

FAR INCREASE

PARKING ABOVE GRADE
WAIVERS : LOT COVERAGE INCREASE
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COVER SHEET
DR-00
Irving Glendale Apartments
413 | 417 Irving Avenue
Glendale, California
ONYX #P21092
OWNER| APPLICANT: RL Consulting Services
[413-Mar LLC]
83 Via Ricardo
Newbury Park, CA 91320
Rick Lemmo, President
[email protected]
Rony Shram, Owner Representative
[email protected]
ARCHITECT: ONYX Architects
2540 E Colorado Blvd.

Pasadena, CA 91107
T: 626.405.8001
CIVIL | SURVEYOR: DCI Engineering, Inc.
1150 N Richfield Rd. Suite B
Anaheim, CA 92807
T:714.779.3828
ARCHITECTURAL____________ PROJECT TEAM
DR-00 COVER SHEET
DR-01 SITE CONTEXT
DR-01.1 EXISTING STRUCTURES
DR-02 INSPIRATIONAL IMAGES
DR-03.0 SURVEY - TREE REPORT
DR-03.1 PRIVATE/COMMON OPEN SPACE-LANDSCAPE
DR-03.2 PRELIMINARY PODIUM LANDSCAPE PLAN
DR-03.3 EXTERIOR LIGHTING PLAN
DR-03.4 SETBACKS EXHIBIT
DR-03.5 HEIGHT OF WALLS AT PODIUM LEVEL EXHIBIT
DR-04 SITE PLAN
DR-20 OVERALL GARAGE FLOOR PLAN
DR-21 OVERALL 1ST FLOOR PLAN
DR-22 OVERALL 2ND FLOOR PLAN
DR-23 OVERALL 3RD FLOOR PLAN
DR-24 OVERALL 4TH FLOOR PLAN
DR-25 OVERALL MEZZANINE / ROOF PLAN
DR-26 OVERALL ROOF PLAN
DR-30 EXTERIOR ELEVATIONS
DR-31 EXTERIOR ELEVATIONS
DR-35 BUILDING SECTIONS
DR-36 BUILDING SECTIONS
DR-37 ENLARGED SLOPE WALK + STAIRS FRONT YARD
DR-40 PERSPECTIVE VIEWS / RENDERINGS
DR-41 AXONOMETRIC 3D VIEWS
DR-60 ENLARGED UNIT PLANS
DR-61 ENLARGED UNIT PLANS
DR-62 ENLARGED UNIT PLANS
DR-63 ENLARGED UNIT PLANS
DR-64 ENLARGED UNIT PLANS
DR-65 ENLARGED UNIT PLANS
DR-66 ENLARGED UNIT PLANS
DR-67 ENLARGED UNIT PLANS
DR-68 ENLARGED UNIT PLANS
DR-70 DOOR & WINDOW SCHEDULES & TYPES
No.

DESCRIPTION
DATE
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SITE CONTEXT
DR-01
ONYX #P21092
Existing 1 Story House
3 Story Building
2 Story Building
Existing 1 Story House 2 Story Building
3 Story Building
2 Story Building
Existing 1 Story House
No.

DESCRIPTION
DATE
253 of 416

1 1 2 3
3 24
4 4
4 5
4 5 5
6 6
7 7
8 8
8 8
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EXISTING STRUCTURES
DR-01.1
ONYX #P21092
No.

DESCRIPTION
DATE
254 of 416

SCREENS

COMMON OPEN
SPACE

BUILDING
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INSPIRATIONAL IMAGES
DR-02
ONYX #P21092
No.

DESCRIPTION
DATE
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SURVEY - TREE REPORT
DR-03.0
ONYX #P21092

SURVEY FOR REFERENCE ONLY - - NOT TO SCALE
No.

DESCRIPTION
DATE
256 of 416

STAIR 2
LOBBY
1BED+D - J
1BED+D - I
54SF
45SF
56 SF
2' - 3"
2' - 0"
1BED+D - H
3' - 0"
STAIR 1
STAIR 2

OPEN SPACE
1BED - D
1BED - C
1BED - B
1BED - D
1BED - C
1BED - G
1BED - F
68 SF
46 SF
46 SF
50 SF
68 SF
46 SF
46 SF
50 SF
2,392 SF
71 SF
50 SF
2' - 0 1/2"
4' - 5 1/8"
1BED - A
2BED - A
1BED - E
4' - 5 1/8"
4' - 5 1/8"
7' - 4 1/2"
4' - 5 1/8"
4' - 5 1/8"
4' - 5 1/8"
16' - 1 1/2"
16' - 1 1/2"
14' - 6 3/4" 18' - 8 3/4"
10' - 2 1/4"
11' - 6 17/64"
ELEV.

STAIR 1
STAIR 2
1BED - D1
1BED - F1 1BED - E1
TRASH
2BED - A1
1BED - C1
1BED - G1
1BED - A1
1BED - D1
1BED - C1
1BED - B1
46 SF
50 SF
52 SF
54 SF
46 SF
50 SF
52 SF
54 SF
66 SF
50 SF
3' - 0 1/2"
5' - 11 7/8"
2' - 11 7/8" 2' - 11 7/8"
4' - 5 5/8" 4' - 5 5/8"
3' - 0 1/2"
2' - 6 1/2"
687 SF
14' - 6 11/16"
40' - 9"
19' - 7 25/64"
ELEV.

STAIR 1
STAIR 2
1BED+D - D2
1BED+D - C2
1BED+D - D2
1BED+D - E2
1BED+D - C2
1BED+D - B2
1BED+D - A2
2BED - A1
1BED+D - F2
TRASH
48 SF
52 SF
52 SF
62 SF
69 SF
48 SF
52 SF
52 SF
62 SF
50 SF 687 SF
1BED+D - G2
14' - 6 11/16"
40' - 9"
2' - 5"
2' - 0"
2' - 5"
19' - 7 25/64"
2' - 3 7/8"
2' - 4 1/2"

ROOF DECK

MECH WELL

MECH WELL
1BED+D - D2 (MEZZ.)
1BED+D - G2 (MEZZ.)
ELEV.

STAIR 1
2446 SF
1BED+D - E2 (MEZZ.) 1BED+D - F2 (MEZZ.)
1BED+D - C2 (MEZZ.)
1BED+D - C2 (MEZZ.)
1BED+D - D2 (MEZZ.)
1BED+D - A2 (MEZZ.)
34' - 2 3/4"
12' - 1 3/4"
2' - 4"
2' - 4"
2' - 0"
ø 3' - 2 1/2"
ø 2' - 0"

MECH WELL

MECH WELL
1BED+D - B2 (MEZZ.) PRIVATE OPEN SPACE

COMMON OPEN SPACE

COMMON OPEN SPACE CALCULATION
200 SF for the first 25 units = 200 sf x 25 = 5,000
150 SF for the second 25 units = 150 sf x 08 = 1,200
TOTAL COMMON OPEN SPACE REQUIRED = 6,200 SF
5,000+1,200 = 6,200

COMMON OPEN SPACE PROVIDED
2nd Floor Common Open Space= 2,392 sf (courtyard + semi- open)
TOTAL COMMON OPEN SPACE PROVIDED = 6,212 SF
Roof Deck Common Open Space= 2,446 sf
Common Semi - Open Space = 687 sf (3rd floor)
687 sf (4th floor)
(PROVIDED) 6,212 SF > 6,200 SF (REQUIRED)

LANDSCAPE

LANDSCAPE SPACE CALCULATION LANDSCAPE SPACE PROVIDED
30% of Lot 18,369 SF= 5,511
(PROVIDED) 6,196 SF > 5,511 SF (REQUIRED)
1st Floor = 2,501 sf
2nd Floor = 2,199 sf
3rd Floor =
Roof Deck= 285 sf
1,033 sf
6,196 sf
4th Floor = 178 sf
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PRIVATE/COMMON OPEN

SPACE-LANDSCAPE
DR-03.1
ONYX #P21092
1/16" = 1'-0"
1ST FLOOR PLAN 1
1/16" = 1'-0"
2ND FLOOR PLAN 2 1/16" = 1'-0"
3RD FLOOR PLAN 3
1/16" = 1'-0"
4TH FLOOR 4 1/16" = 1'-0"
MEZZANINE/ DEN 5
No.

DESCRIPTION
DATE
257 of 416

ELEV.

STAIR 1
STAIR
2 1BED - D
1BED - C
1BED - B
1BED - D
1BED - C
1BED - G
1BED - F
2' - 8 7/8"
32' - 2 7/8"
30 35
32 35
34 33 38
30 33
34 35
1BED - E
1BED - A
2BED - A
32 32
31 ROOF DECK
ELEV.

STAIR 1
35 36
37 39
33 39
33 33
37 37
37 39
30 31
32 33
34 BENCH | SEAT WALL

BBQ AREA
RAISED | BUILT IN PLANTERS

OUTDOOR PATIO SEATING

RAISED LAWN AREA
35 PLANTER BOXES | POTS
36 LOUNGE SEATING W/

ELECTRIC FIRE PIT
37 PEDESTAL PAVERS - COLOR 1
38 COVERED TERRACE
(PROVIDED ON LEVELS 2, 3, 4)

LANDSCAPE PLAN LEGEND PRELIMINARY PLANT LIST
SEE PRELIMINARY PLANT LIST L-003 L-004
39 PEDESTAL PAVERS - COLOR 2
TREE 1 - IN POTS PLANTERS
SHRUB
SHRUB
SHRUB
SHRUB
TREE 2 - IN POT/PLANTERS
TREE 3 - 24" BOX ON PODIUM
TREE 4 - 36" BOX ON PODIUM
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PRELIMINARY PODIUM

LANDSCAPE PLAN
DR-03.2
ONYX #P21092
1/8" = 1'-0"
2ND FLOOR PLAN 11/8" = 1'-0"
ROOF DECK LANDSCAPE 2
No.

DESCRIPTION
DATE
258 of 416

REAR SETBACK

SIDE SETBACK

DRIVEWAY TO

SEMI-SUB
GARAGE

DRIVEWAY TO
1ST FLOOR
GARAGE

ROOF DECK
4' - 6"
40 41
42 42 42
43 43
43 43 43
43 43
43 43

PRELIMINARY LIGHTING
40 41
42 43
DOWNLIGHT | ENTRANCE
LIGHT | SIGNAGE

STEP LIGHT
DOWNLIGHT | PATIOS

EXTERIOR LIGHTING KEYNOTES
4 3 2 11.1 3.1
41 42
42 42
40 43
43 43
DR-03.3
4 F E D C B AE.1
43 43 43 43
NOTE:

SIGNAGE SPECS:
• 18" HIGH NUMBERS
• 10" HIGH LETTERS
• BRONZE COLOR
• CAST ALUMINUM WITH
1" RETURN, PAINTED
BRONZE
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EXTERIOR LIGHTING PLAN
DR-03.3
ONYX #P21092
3/32" = 1'-0"
SITE PLAN 1
3/32" = 1'-0"
SOUTH ELEVATION - LIGHTING 2
3/32" = 1'-0"
WEST ELEVATION - LIGHTING 3
1/4" = 1'-0"
SIGNAGE 4
No.

DESCRIPTION
DATE
259 of 416

LOBBY
1BED+D - I
102
M

12.00"

OPEN - NOT CALCULATED
266.00"
N

12.00"
O
336.00"
P

12.00"

OPEN - NOT CALCULATED
303.00"
Q
156.75"
R
141.37"
S
264.75"
A

12.00"

OPEN - NOT CALCULATED
266.00"
B

12.00"
C
120.00"
D
216.00"
E

12.00"

OPEN - NOT CALCULATED
336.00"
F

12.00"
G
234.00"
H

12.00"
I
234.00"
J

12.00"
K
139.00"
L

12.00"

EAST SETBACKS
A= 12" @ 161.77" = 1,941.24
B= 12" @ 84.49" = 1,013.88
C= 132" @ 556.40" = 73,444.8
D= 204" @ 629.35" = 128,387.4
E= 12" @ 81.81" = 981.72
F= 12" @ 79.13" = 949.56
G= 234" @ 785.04" = 183,699.4
H= 12" @ 77.23" = 926.76
I= 239 @ 233.14" = 55,720.46
J= 12" @ 75.34" = 904.08
K= 139" @ 231.24" = 32,142.36
L= 12" @ 74.17" = 890.04
= 481,001.7
TOTAL LENGTH - OPEN AREAS.

TOTAL LENGTH=1629" - 266" - 336" =
1027"
AVG. SB = 481,001.7/1027
AVG. SB = 468.35" = 39.02'
1ST FLOOR SETBACKS 5' SETBACK MINIMUM - 8' SETBACK AVERAGE 1629.00"

A-SETBACK
162.63"

B-SETBACK

84.49"

C-SETBACK
556.40"

D-SETBACK
629.35"

E-SETBACK

81.81"

F-SETBACK

79.13"

G-SETBACK
751.02"

H-SETBACK

77.23"

I-SETBACK
233.14"

J-SETBACK

75.34"

K-SETBACK
231.24"

L-SETBACK

74.17"

M-SETBACK
147.45"

N-SETBACK

61.77"

O-SETBACK
579.37"

P-SETBACK

64.50"

Q-SETBACK

66.10"

R-SETBACK
125.21"

S-SETBACK

68.44"

T-SETBACK
225.89"

WEST SETBACKS
M= 12" @ 147.45" = 1,769.4
N= 12" @ 66.28" = 795.36
O= 336" @ 579.37" = 194,668.32
P= 12" @ 69.01" = 828.12
Q= 156.7" @ 66.10" = 10,361.17
R= 141.0" @ 125.21" = 17,658.36
S= 264.9" @ 68.44" = 18,131.12
T= 125.3" @ 225.89" = 28,304.01
= 272,515.86
TOTAL LENGTH - OPEN AREAS.

TOTAL LENGTH=1629" - 266" - 303"=
1,060"
AVG. SB = 272,515.86/1060
AVG. SB = 257.09" = 21.42'
MIN. SETBACK
5' - 0"
MIN. SETBACK
60"
U
502.39"
V

15.99"
W
184.00"
X
316.00"
OPEN

68.00"
Y

12.00"
OPEN

64.00" Z

12.00"

NORTH SETBACKS
U= 468.4" @ 1,014.5" = 475,191.8
V= 50" @ 1,288.2" = 64,410
W= 184" @ 334.82" = 61,606.88
X= 316" @ 1284.2" = 405,807.2
Y= 12" @ 65.75" = 789
T= 12" @ 343.11" = 4,117.32
= 1,011,922.2
TOTAL LENGTH - OPEN AREAS.

TOTAL LENGTH=1174.38" - 68.86" - 63.14"=
1,042.38"
AVG. SB = 1,011,922.2/1042.38
AVG. SB = 970.78" = 80.89'

U-SETBACK
1014.50"

V-SETBACK
1296.19"

W-SETBACK
334.82"

X-SETBACK
1284.24"

Y-SETBACK

65.75"

Z-SETBACK
343.11"
1174.38"

SETBACK
25' - 0"
1BED+D - J
103
1BED+D - H
101
1BED - D
208
1BED - C
206
1BED - B
204
A
290.84"
B
457.75"
C
130.25"
D
302.25"
E
383.38"
F
290.84"
G
457.75"
H
130.25"
I
302.25"
J
225.12"
J
158.25"

A- SETBACK
217.38"

B-SETBACK
104.48"

D-SETBACK
101.15"

E-SETBACK
134.07"

C-SETBACK
140.35"

EAST SETBACKS
A=291.38 @ 217.52" = 63,381
B=457.75 @ 104.62" = 47,889
C=130.25 @ 140.49" = 18,299
D=302.25 @ 101.29" = 30,615
E=383.38 @ 133.71" = 51,261
211,445
TOTAL LENGTH=1564.5
AVG. SB = 211445/1564.5
AVG. SB = 135.15" = 11.26'

WEST SETBACKS
F=291.38 @ 206.47" = 60,161
G=457.75 @ 99.38" = 45,491
H=130.25 @ 139.86" = 18,217
I =302.25 @ 103.99" = 31,431
J =224.58 @ 152.42" = 34,231
K =158.80 @ 108.35" = 17,206
206,737
TOTAL LENGTH=1564.5
AVG. SB = 206737/1564.5
AVG. SB = 132.14" = 11.01'

F-SETBACK
206.47"

G-SETBACK

99.02"

H-SETBACK
139.50"

I-SETBACK
103.63"

I-SETBACK
152.42"

46.42"

J-SETBACK
108.35"

TOTAL LENGHT
1564.46"
2ND FLOOR SETBACKS
08' SETBACK MINIMUM
11' SETBACK AVERAGE
MIN. SETBACK
8' - 0"
MIN. SETBACK
8' - 0"
11' - 6 53/128"
10' - 11 255/256"
MIN. SETBACK
8' - 0"
AVG. SETBACK
11' - 0"
1BED - A
202 2BED - A
201
1BED - G
203
1BED - C
205
1BED - D
207
1BED - F
209

EAST SETBACKS
A=260.38 @ 253.52" = 66,012
B=457.75 @ 140.62" = 64,369
C=130.25 @ 174.99" = 22,793
D=302.25 @ 137.29" = 41,496
E=383.38 @ 169.71" = 65,064
259,734
TOTAL LENGTH=1534"
AVG. SB = 259734/1534
AVG. SB = 169.32" = 14.11'

A-SETBACK
253.52"
A
255.09"
B
457.75"
C
130.25"
D
302.25"
E
383.38"
F
255.09"
G
457.75"
H
130.25"
I
302.25"
J
225.20"
K
158.17"

B-SETBACK
140.62"

C-SETBACK
174.99"

D-SETBACK
137.29"

E-SETBACK
169.71"

TOTLA LENGHT
1528.72"

F-SETBACK
242.71"

G-SETBACK
135.38"

H-SETBACK
174.34"

I-SETBACK
139.99"

J-SETBACK
199.42"

K-SETBACK
144.12"
3RD FLOOR SETBACKS
11' SETBACK MINIMUM
14' SETBACK AVERAGE
MIN.SETBACK
11' - 0"
MIN. SETBACK
11' - 0"
MIN. SETBACK
11' - 0"
AVG. SETBACK
14' - 0"
2BED - A1
301
1BED - E1
310
1BED - F1
309
1BED - D1
307
1BED - C1
305
1BED - G1
303
1BED - A1
302
1BED - B1
304
1BED - C1
306
1BED - D1
308
1BED+D - D2
408
1BED+D - E2
410
1BED+D - B2
404

WEST SETBACKS
F=260.38 @ 242.71" = 63,197
G=457.75 @ 135.38" = 61,970
H=130.25 @ 174.34" = 22,708
I =302.25 @ 139.99" = 42,312
J =224.58 @ 199.42" = 44,786
K =158.80 @ 144.12" = 22,886
257,859
TOTAL LENGTH=1534"
AVG. SB = 255389/1534
AVG. SB = 168.10" = 14.00'
4TH FLOOR SETBACKS
11' SETBACK MINIMUM
14' SETBACK AVERAGE
A
255.09"
B
457.75"
C
130.25"
D
302.25"
E
383.38"
F
255.09"
G
457.75"
H
130.25"
I
302.25"
J
225.20"
K
158.17"

TOTAL LENGHT
1528.72"
MIN. SETBACK
11' - 0"
MIN. SETBACK
11' - 0"

A-SETBACK
253.52"

B-SETBACK
140.62"

C-SETBACK
174.99"

D-SETBACK
137.29"

E-SETBACK
169.71"

F-SETBACK
242.71"

G-SETBACK
135.38"

H-SETBACK
174.34"

I-SETBACK
139.99"

K-SETBACK
144.12"
14' - 5 229/256"
13' - 11 255/256"
AVG. SETBACK
14' - 0"
MIN. SETBACK
11' - 0"
1BED+D - A2
402
2BED - A1
401
1BED+D - G2
403
1BED+D - C2
405
1BED+D - D2
407
1BED+D - C2
406
1BED+D - F2
409

ROOF DECK

MECH WELL

MECH WELL
ELEV.

STAIR 1
MIN. SETBACK
11' - 0"
AVG. SETBACK
14' - 0" 1529"
G
255.09"
I
588.00"
J
148.25"

OPEN-NOT CALCULATED
378.58"
K
158.77"
A
255.09"
C
588.00"
D
148.25"

OPEN-NOT CALCULATED
302.03"
F
235.35"

EAST SETBACKS
A=255.09 @ 255.56" = 65,191
B=164.28 @ 144.14" = 23,679
C=150.75 @ 176.15" = 26,555
D=159.00 @ 139.61" = 22,198
E=120.00 @ 818.12" = 98,174
F=115.35 @ 954.81" =110,137
345,934

TOTAL LENGTH - OPEN AREA
TOTAL LENGTH=1529" -
272.9" - 291.3" = 964.8"
AVG. SB = 345934/964.8
AVG. SB = 358.5" = 29.8'

WEST SETBACKS
G=255.09 @ 242.75" = 61,923
H=164.28 @ 135.37" = 22,238
I =150.75 @ 174.18" = 26,258
J =159.00 @ 139.99" = 22,258
K =265.41 @ 142.66" = 37,863
170,540

TOTAL LENGTH - OPEN AREA
TOTAL LENGTH=1529" -
272.9" - 261.1" = 995"
AVG. SB = 170540/995"
AVG. SB = 171.4" = 14.28'

MEZZANINE FLOOR

SETBACKS
11' SETBACK MINIMUM
14' SETBACK AVERAGE

A-SETBACK
255.56"

MECH WELL

OPEN TO
BELOW
1BED+D - A2 (MEZZ.)
1BED+D - B2 (MEZZ.) 1BED+D - G2 (MEZZ.)
1BED+D - C2 (MEZZ.)
1BED+D - D2 (MEZZ.)
1BED+D - C2 (MEZZ.)
1BED+D - D2 (MEZZ.)
1BED+D - E2 (MEZZ.) 1BED+D - F2 (MEZZ.)

MECH WELL MECH WELL
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SETBACKS EXHIBIT
DR-03.4
ONYX #P21092
1/16" = 1'-0"
1ST FLOOR PLAN 1
1/16" = 1'-0"
2ND FLOOR PLAN 2 1/16" = 1'-0"
3RD FLOOR PLAN 3
1/16" = 1'-0"
4TH FLOOR 4 1/16" = 1'-0"
MEZZANINE/ DEN 5
No.

DESCRIPTION
DATE
260 of 416

P.F
P.E
P.D
P.C
P.B
P1
P1
P2
P2
P4
P4
P6
P6
P8
P8 P3
P3
P5
P5
P7
P7
P.A
2 DR-03.5
6' - 4 105/256"
3 DR-03.5
4 DR-03.5
MATCH.

SEE DTL 2
6 DR-03.5
8 DR-03.5

SETBACK
5' - 0" SETBACK
5' - 0"

SETBACK
5' - 0"
1 2 3 4 5 6

BIKE PARKING
30/31 32/33

30.11.070(A)(1)(f)(g)
Retaining walls, planters or curbs which are
not more than eighteen (18) inches in height
above the ground surface existing at the time
of construction, except that retaining walls
shall
not be used to create light and ventilation
wells as an intrusion into a front setback area.

Uncovered steps, ramps, or landings not over
four (4) feet high as measured parallel to the
natural or finish ground level at the location of
the construction may project into the required
setback area for a length of fourteen (14) feet
measured parallel to the building. Such
steps, ramps, and landings may project into
the required setback area for a distance of
three (3) feet
in the ROS, R1R and R1 zones; four (4) feet
in the R-3050, R-2250, R-1650, R-1250. A
pedestrian ramp that has a maximum slope of
one vertical to 12 horizontal shall be allowed
in
any portion of the setback area.

30.11.070(B)(4)(f)
Subterranean and semi-subterranean parking
garages shall be set back a minimum of five
(5) feet from the street side property line.

30.11.070(C)(3)(h)
Semi-subterranean parking garages shall
have a minimum interior setback of five (5)
feet.

Semi-subterranean parking garages not
extending more than three (3) feet above
grade may
project completely to the interior property line
9 DR-03.5
10 DR-03.5
MAIL
0 GARAGE
490.46
1ST FLOOR
500.13

ON GRADE
497.13
PL
5' - 0"
8' - 0"
4' - 1"
1ST FLOOR
500.13

ON GRADE
497.13
PL

SETBACK
5' - 0"
1ST FLOOR
500.13

ON GRADE
497.13

IN THE SETBACK AREA
P1 P2 P4 P6 P8 P5
P.A
4 DR-03.5
MATCH
SEE DTL 1
6 DR-03.5
7 DR-03.5
8 DR-03.5

SETBACK
5' - 0"

SETBACK
25' - 0"
1ST FLOOR
500.13

ON GRADE
497.13

IN THE SETBACK AREA
1ST FLOOR
500.13

ON GRADE
497.13
1' - 6"
PL

IN THE SETBACK AREA
1ST FLOOR
500.13

ON GRADE
497.13
P.A
5' - 3 1/256"
25'

SETBACK
1ST FLOOR
500.13
3' - 0" 1ST FLOOR
500.13
3' - 0"
41' - 4"
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HEIGHT OF WALLS AT

PODIUM LEVEL EXHIBIT
DR-03.5
ONYX #P21092
1/8" = 1'-0"
1ST FLOOR PLAN 1
1/8" = 1'-0"
SECTION-1 2
1/8" = 1'-0"
Section-2 3
1/8" = 1'-0"
Section-3 4
1/8" = 1'-0"
1ST FLOOR PLAN 5
1/8" = 1'-0"
Section-4 6
1/8" = 1'-0"
Section-5 7
1/8" = 1'-0"
Section-6 8
1/8" = 1'-0"
Section-7 91/8" = 1'-0"
Section-8 10
No.

DESCRIPTION
DATE
261 of 416

REAR SETBACK

SIDE SETBACK

EXISTING
3 STORY BLDG.

EXISTING
2 STORY BLDG.

DRIVEWAY TO SEMI-SUB
GARAGE
DR -31 2
DR -31
1 2
DR-35
3 DR-35
DR -30
1 DR -30 2

FRONT YARD SETBACK
24' - 11 127/128"
DRIVEWAY TO 1ST FLOOR
GARAGE
19' - 2 47/64" 71' - 9 1/2" 12' - 0" 6' - 11 11/16"
5' - 0" 92' - 8 1/4" 9' - 8 17/64" 2' - 7 33/256"

EXISTING
2 STORY BLDG.

EXISTING
1 STORY BLDG.
167' - 0 61/256"
109' - 11 87/128"
167' - 0 31/256"
109' - 11 245/256"
10 11 11
16 11
12 12
12 12 12
12 12
12 12
2 DR-36

ROOF DECK
DR-37
1 15
17 1
DR-36
10 14

EXISTING
2 STORY BLDG.

EXISTING
1 STORY BLDG.

EXISTING
1 STORY BLDG.
2' - 0 3/4"
4' - 6"
2' - 0 3/4"
DR -03.3
2 DR -03.3 3
18 18
11 11 11
11 11

KEYNOTES
10 OPEN SPACE
11 LANDSCAPE
13 BUILDING ENTRANCE w/ INTEGRATED SLOPED WALK AND STEPS 14 WATER METER
15 FDC (FIRE DEPARTMENT CONNECTION)
16 (N) TRANSFORMER PAD LOCATION
12 PRIVATE OPEN SPACE (BALCONIES)
17 GAS METERS @ 1ST FLOOR
18 NEW STREET TREES (BRISBANE BOX)
NOTE: NO PROTECTED TREES WITHIN 20 FEET OF THE
SITE. SEE ARBORIST REPORT SHEET DR-03.0
F.D.C.

SCH.40 GALV.

STEEL PIPE

PAINTED RED
FIRE DEPT. CONNECTION

ELEVATION VIEW
F.D.C.

F.D.C. SIGN
90° FLG.

ELBOW

FINISHED GRADE
FIRE DEPT. CONNECTION

PLAN VIEW

WAFER CHECK
VALVE
24" MAX.
6" MIN.
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SITE PLAN
DR-04
ONYX #P21092
1/16" = 1'-0"
SITE PLAN 1
416 Irving Ave. Glendale CA
414 Irving Ave. Glendale CA
409 Irving Ave. Glendale CA (east)
421 Irving Ave. Glendale CA (west)

ADJACENT PROPERTIES

ACROSS STREET PROPERTIES
1 1/2" = 1'-0"
FIRE DEPARTMENT CONNECTION 3
No.

DESCRIPTION
DATE
262 of 416

2 DR-35
MECH
01 DRIVE WIDTH
12' - 0"
0" 8' - 6" 0" 9' - 7" 10' - 11" 9' - 7" 1' - 4" 9' - 7" 2 DR-36
18' - 0" 25' - 0" 18' - 0" 25' - 0" 18' - 0"
9' - 7 1/2" 17' - 6" 4' - 6 1/2" 12' - 0"
106' - 0"
11' - 6" 9' - 7" 1' - 4" 9' - 7" 8' - 6" 9' - 7" 1' - 4" 9 ' - 7" 8' - 6" 9' - 7"
18' - 0"
27' - 8"
11' - 6" 1' - 4" 9' - 7" 9' - 7" 8' - 6" 9' - 7" 1' - 4" 9 ' - 7" 8' - 6" 9' - 7" 1' - 4" 9' - 7" 9' - 7" 18' - 0" 25' - 0" 18' - 0"
18' - 0"
18' - 0" 25' - 0" 18' - 0"
25' - 0"
1 DR-36
8' - 8" 7' - 0"
90 MIN. CFT PRIVATE

OVERHEAD STORAGE PER
UNIT @ EACH STALL (TYP.)
9' - 7"
MACH.
02 P.F
P.E
P.D
P.C
P.B
P1
P1
P2
P2
P4
P4
P6
P6
P8
P8
P3
P5
P5 P7
P.A
12' - 5"
MATCH
SEE DTL 2
ELEC.
04 MPOE
03 STAIR 1
ST1-00

RAMP TO SEMI-SUB
GARAGE
10% 19.97%
TRENCH
DRAIN

OVERHEAD
GATE
6" RAISED

PLATFORM
3' - 0"
3' - 0"
25' - 0"
25' - 0"

SIDE SETBACK
2' - 7"
POWER POLE 5'

SETBACK AREA
4' - 8"
POWER POLE 5'

SETBACK AREA
9' - 7" 9' - 7"
9' - 7" 9' - 7"
19 1
2 3
4 5
6 7
8 16
15 14
13 12
11 10
9 18
17 21 20
P1 P2 P4 P6 P8 P5
P.A

RAMP TO

SEMI-SUB
GARAGE
MECH
01 MACH.
02 MATCH
SEE DTL 1
ELEC.
04 FRONT SETBACK LINE
25' - 0"

FRONT SETBACK
25' - 1 53/256"
MPOE
03 2540 East Colorado Boulevard Pasadena, Cali fornia 91107 v . 626.405.8001 www.on yxarchitects.com © ONYX ARCHITECTS, INC. 2023 | 1 EF B

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OVERALL GARAGE FLOOR
PLAN
DR-20
ONYX #P21092
1/8" = 1'-0"
GARAGE FLOOR PLAN 1
0' 2' 8' 16' 32'
1/8" = 1'-0"
GARAGE FLOOR PLAN 2
No.

DESCRIPTION
DATE
263 of 416

DR -31
1 2
DR-35
3 DR-35
DR-60
1 DR-60
2 DR-60
3 1BED+D - H
101
1BED+D - J
103
1BED+D - I
102
DR -30 2
2 DR-36
25' - 0"
9' - 7" 11' - 6"
31' - 1"
36" CLR. MIN.
4' - 5"
1 DR-36
500.130'
P.F P.F
P.E P.E
P.D P.D
P.C
P.C
P.B P.B
P1
P1
P2
P2
P4
P4
P6
P6
P8
P8
DR -03.3 3
P3
P3
P5
P5
P7
P7
P.A P.A
MATCH.

SEE DTL 2

4.79%

4.79% 4.79%
[No Slope]
[No Slope]

4.79%
8' - 5" 9' - 7" 7' - 0" 1' - 4"
1' - 4"
5' - 2 69/128" 9' - 7" 7"
9' - 2" 9' - 7" 5' - 0" 9' - 0" 9' - 7" 1' - 4" 10' - 0" 25' - 1" 18' - 0" 5' - 9"

RAMP WIDTH
12' - 0"

DRIVE WIDTH
12' - 0"

DRIVE WIDTH
12' - 0"
18' - 0" 25' - 3"
21' - 1" 12' - 1"
1' - 2"
18' - 0"
11' - 6" 9' - 7" 1' - 4" 9' - 7" 8' - 6" 9' - 7" 1' - 4" 9 ' - 7" 8' - 6"
25' - 0"
18' - 0" 25' - 0" 18' - 0"
9' - 0" 9' - 7"
1' - 4"
10' - 0"
25' - 0"

19.97%
6' - 0"

4.37%

4.99%
500.130' 499.234'
500.130'
GUEST
STAIR 2
Ramp to 1st
Floor Garage
GUEST
GUEST
GUEST
GUEST
GUEST
MAIL
GUEST
22/23 24/25 26/27 28/29
90 CFT MIN. PRIVATE

STORAGE PER UNIT
GUEST
GUEST

TANDEM TANDEM TANDEM
GUEST
GUEST
42" HIGH LOW WALL
42" HIGH LOW WALL

SLOPED WALKWAY
42" HIGH LOW WALL 42" HIGH LOW WALL
42" HIGH LOW WALL

SLOPED WALKWAY OVER GARAGE BELOW

SLOPED WALKWAY
GUEST

TRASH REC
TR-01
1 2 3 4 5 6

BIKE PARKING
30/31 32/33
POWER POLE 5'

SETBACK AREA
POWER POLE 5'

SETBACK AREA
873 SF
978 SF
1013 SF
503.130' 503.130' 503.130'
503.130'
5' - 0"
MAIL
0"
CLEAR
18' - 0"
CLEAR
7' - 10"
CLEAR
1' - 6"
CLEAR
1' - 6"
P1 P2 P4 P6 P8 P5
P.A
Ramp to 1st Floor
Garage
Ramp to Semi-Sub
Garage

FRONT SETBACK
25' - 0"
MATCH
SEE DTL 1

UNIT MIX
1 BED
1 BED
+ D
2 BED
QUANTITY SF LEVEL UNIT # TYPE TOTAL
1 1013
2ND 202 A
1 1ST 101 H
1 873 1ST 102 I
1 978 1ST 103 J
1 1170 2ND 201 A
203
204
206
208
209
2ND
2ND
2ND
2ND
2ND
1 1
1 1
1 1 2ND 210
912
761
716
774
762
853
874
G
B
C
D
F
E
1 1073 3RD 301 A1
1 797 3RD 302 A1
1 687 3RD 303 G1
1 642 3RD 304 B1
1 702 3RD 305 C1
1 689 3RD 308 D1
1 672 3RD 309 F1
1 693 3RD 310 E1
18 1 1073 4TH 401 A1
3 1 1090 4TH 402 A2
1 930 4TH 403 G2
1 885 4TH 404 B2
1 959 4TH 406 C2
1 946 4TH 408 D2
1 894 4TH 409 F2
1 915 4TH 410 E2
12 33 33
1 774 2ND 205 C
1 762 2ND 207 D
1 702 3RD 306 C1
1 689 3RD 307 D1
1 959 4TH 405 C2
1 946 4TH 407 D2

GREY HATCH DENOTES DESIGNATED AFFORDABLE UNITS
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OVERALL 1ST FLOOR PLAN
DR-21
ONYX #P21092
1/8" = 1'-0"
1ST FLOOR PLAN 1
0' 2' 8' 16' 32'
1/8" = 1'-0"
1ST FLOOR PLAN 2
No.

DESCRIPTION
DATE
264 of 416

ELEV.

STAIR 1
STAIR
2 OPEN SPACE
1,990 SF
DR -31 2
1BED - C
206
1BED - B
204
1BED - D
207
1BED - C
205
2' - 6 149/256" 21' - 11" 24' - 6" 24' - 6" 24' - 6" 32' - 2"
DR-65
1 DR-61
1 DR-67
1 DR -31
1 DR-68
1 1BED - G
203
2 DR-35
3 DR-35
2 DR-36 1
DR-36 4
4 F F
EE
DD
CC
BB
AA
3 3
2 2
1 1

1.1 1.1

3.1 3.1
E.1 E.1
DR -03.3 3
1BED - F
209
1BED - D
208
1BED - E
210
1BED - A
202
2BED - A
201

60.00"
3' - 0" 27' - 0" 32' - 7" 27' - 0" 3' - 0"
912 SF
716 SF
774 SF
762 SF
874 SF
853 SF
761 SF
1170 SF
774 SF
762 SF
DR-62
1 DR-63
1 DR-64
1 DR-66
1 3' - 0"
3' - 0"
1' - 6"
1' - 6"
3' - 0"

GREY HATCH DENOTES DESIGNATED AFFORDABLE UNITS
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OVERALL 2ND FLOOR PLAN
DR-22
ONYX #P21092
1/8" = 1'-0"
2ND FLOOR PLAN 1
0' 2' 8' 16' 32'
No.

DESCRIPTION
DATE
265 of 416

ELEV.

STAIR 1
DR -31 2
DR-67
2 DR -31
1 DR-65
2 DR-61
2 2' - 7" 21' - 11" 24' - 6" 24' - 6" 24' - 6" 32' - 2" DR-68
2 2
DR-35
3 DR-35
DR -30 2
2 DR-36 1
DR-36
2BED - A1
301
4 4
F
EE
DD
CC
BB
AA
3 3
2 2
1 1

1.1 1.1

3.1 3.1
E.1
E.1
1BED - E1
310
1BED - D1
308
1BED - C1
306
1BED - B1
304
1BED - A1
302
1BED - G1
303
1BED - C1
305
1BED - D1
307
1BED - F1
309
STAIR 2
ST 2-03
TR-REC
TR-03
3' - 0" 27' - 0" 32' - 7" 27' - 0" 3' - 0"
797 SF
642 SF
702 SF
689 SF
693 SF
672 SF
687 SF
1073 SF
702 SF
689 SF
DR-62
2 DR-63
2 DR-64
2 DR-66
2 UNIT MIX
1 BED
1 BED
+ D
2 BED
QUANTITY SF LEVEL UNIT # TYPE TOTAL
1 1013
2ND 202 A
1 1ST 101 H
1 873 1ST 102 I
1 978 1ST 103 J
1 1170 2ND 201 A
203
204
206
208
209
2ND
2ND
2ND
2ND
2ND
1 1
1 1
1 1 2ND 210
912
761
716
774
762
853
874
G
B
C
D
F
E
1 1073 3RD 301 A1
1 797 3RD 302 A1
1 687 3RD 303 G1
1 642 3RD 304 B1
1 702 3RD 305 C1
1 689 3RD 308 D1
1 672 3RD 309 F1
1 693 3RD 310 E1
18 1 1073 4TH 401 A1
3 1 1090 4TH 402 A2
1 930 4TH 403 G2
1 885 4TH 404 B2
1 959 4TH 406 C2
1 946 4TH 408 D2
1 894 4TH 409 F2
1 915 4TH 410 E2
12 33 33
1 774 2ND 205 C
1 762 2ND 207 D
1 702 3RD 306 C1
1 689 3RD 307 D1
1 959 4TH 405 C2
1 946 4TH 407 D2

GREY HATCH DENOTES DESIGNATED AFFORDABLE UNITS
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OVERALL 3RD FLOOR PLAN
DR-23
ONYX #P21092
1/8" = 1'-0"
3RD FLOOR PLAN 1
0' 2' 8' 16' 32'
No.

DESCRIPTION
DATE
266 of 416

ELEV.

STAIR 1
DR -31 2
2 DR-35
3 DR-35
DR-66
3 DR-67
3 DR-61
3 1BED+D - E2
410
1BED+D - B2
404
DR -30 2
32' - 2" 24' - 6" 24' - 6" 24' - 6" 21' - 11" 2' - 7"
3' - 0" 27' - 0" 62' - 7"
14' - 5 1/2"
2 DR-36 1
DR-36 4
4 F F
EE
DD
CC
BB
AA
3 3
2 2
1 1

1.1 1.1

3.1 3.1
E.1 E.1
DR -03.3 3
2' - 7" 21' - 11" 24' - 6" 24' - 6" 24' - 6" 32' - 2"
1BED+D - D2
408
1BED+D - F2
409
1BED+D - D2
407
1BED+D - C2
405
1BED+D - C2
406
1BED+D - G2
403
2BED - A1
401
1BED+D - A2
402
STAIR
ST 2- 04
TR REC
TR - 04
3' - 0" 27' - 0" 32' - 7" 27' - 0" 3' - 0"
797 SF + 293(MEZZ.)
1090 SF
642 SF + 243 SF(MEZZ.)
885 SF
693 SF + 222 SF(MEZZ.)
915 SF
672 SF + 222 SF(MEZZ.)
894 SF
687 SF + 243 SF(MEZZ.)
930 SF
1073 SF
702 SF + 257 SF(MEZZ.)
959 SF
689 SF + 257 SF(MEZZ.)
946 SF
702 SF + 257 SF(MEZZ.)
959 SF
689 SF + 257 SF(MEZZ.)
946 SF
DR-62
3 DR-63
3 DR-64
3 DR-65
3 UNIT MIX
1 BED
1 BED
+ D
2 BED
QUANTITY SF LEVEL UNIT # TYPE TOTAL
1 1013
2ND 202 A
1 1ST 101 H
1 873 1ST 102 I
1 978 1ST 103 J
1 1170 2ND 201 A
203
204
206
208
209
2ND
2ND
2ND
2ND
2ND
1 1
1 1
1 1 2ND 210
912
761
716
774
762
853
874
G
B
C
D
F
E
1 1073 3RD 301 A1
1 797 3RD 302 A1
1 687 3RD 303 G1
1 642 3RD 304 B1
1 702 3RD 305 C1
1 689 3RD 308 D1
1 672 3RD 309 F1
1 693 3RD 310 E1
18 1 1073 4TH 401 A1
3 1 1090 4TH 402 A2
1 930 4TH 403 G2
1 885 4TH 404 B2
1 959 4TH 406 C2
1 946 4TH 408 D2
1 894 4TH 409 F2
1 915 4TH 410 E2
12 33 33
1 774 2ND 205 C
1 762 2ND 207 D
1 702 3RD 306 C1
1 689 3RD 307 D1
1 959 4TH 405 C2
1 946 4TH 407 D2

GREY HATCH DENOTES DESIGNATED AFFORDABLE UNITS
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OVERALL 4TH FLOOR PLAN
DR-24
ONYX #P21092
1/8" = 1'-0"
4TH FLOOR 1
0' 2' 8' 16' 32'
No.

DESCRIPTION
DATE
267 of 416

DR -31 2
DR -31
1 2
DR-35
3 DR-35

ROOF DECK

MECH WELL MECH WELL

MECH WELL
DR-66
4 DR-67
4 DR-61
4 ELEV.

STAIR 1
2 DR-36 1
DR-36
4 4
F
E
D
C
B
A
3 3
2 2
1 1

1.1 1.1

3.1 3.1
E.1
DR -03.3 3

MECH WELL
1BED+D - E2
(MEZZ.)
410
1BED+D - D2
(MEZZ.)
408
1BED+D - A2
(MEZZ.)
402
1BED+D - G2
(MEZZ.)
403
1BED+D - C2
(MEZZ.)
405
1BED+D - D2
(MEZZ.)
407
1BED+D - F2
(MEZZ.)
409
32' - 2" 24' - 6" 24' - 6" 24' - 6" 21' - 11"
3' - 0" 27' - 0" 32' - 7" 27' - 0" 3' - 0"
1BED+D - C2
(MEZZ.)
406
293 SF
243 SF
222 SF
243 SF
257 SF
257 SF
257 SF
257 SF
222 SF

MECH WELL MECH WELL
DR-62
4 DR-63
4 DR-64
4 DR-65
4 1BED+D - B2
(MEZZ.)
404

GREY HATCH DENOTES DESIGNATED AFFORDABLE UNITS
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OVERALL MEZZANINE /

ROOF PLAN
DR-25
ONYX #P21092
1/8" = 1'-0"
MEZZANINE/ DEN 1
0' 2' 8' 16' 32'
No.

DESCRIPTION
DATE
268 of 416

KEYNOTES
GENERAL ROOF NOTES:

1. Installation of Roofing shall be in accordance with manufacturer's specification.

2. Roofing materials shall all be from one Manufacturer, shall have a U/L Class A fire rating and shall be roofing manufacturer's current published specifications to General Contractor for approval.

3. Roof Penetration flashing per Mechanical per Detail 17 + 18/A-840

4. Size the roof drains and overflow drains according to Chapter 11 of the CPC. (1503.4)

5. Overflow scuppers shall be designed in accordance to Table 11-1 of the CPC

6. See civil plans for site drainage.
1 GUTTER (CONCEALED @ FLAT ROOF (8+ 9/A-830)
SURFACE MOUNT GUTTER @ 3:12 ROOF(X/A-XXX)
2 SCUPPER / DOWNSPOUT
3 CRICKET - PROVIDE 1/2" / FT MIN. SLOPE
4 AREA DECK DRAIN
5 CAT WALK ABOVE FOR EMERGENCY-FIRE DEPT. ACCESS ONLY
6 FLAT ROOF MEMBRANE - PVC Single Ply
GAF SRI= 110 , Solar Reflectance = .87, Thermal Emittance = .87 7 ASPHALT SHINGLE ROOFING @ 3:12 PITCH
GAF Timberline HDZ - Driftwood
SRI= XX, Solar Reflectance = XX, Thermal Emittance = XX DR -31 2
DR -31
1 2
DR-35
3 DR-35
DR -30 2
2 DR-36
1 DR-36
4 F
E
D
C
B
A
3 2 11.1 3.1
E.1
DR -03.3 3
15 MECH WELL

ROOF DECK
1/2" / FT SLOPE
(TYPICAL)

MECH WELL MECH WELL

MECH WELL MECH WELL
1 7
7 7
7 7
7 7
7 1
1 1
1 1
1 1
1 2
2 2
2 2
22 2
2 2
2 2

OPEN TO
BELOW
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OVERALL ROOF PLAN
DR-26
ONYX #P21092
0' 2' 8' 16' 32'
1/8" = 1'-0"
ROOF PLAN 1
No.

DESCRIPTION
DATE
269 of 416

3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
1ST FLOOR
500.13
4TH FLOOR
530.13
T.O. PLATE
547.63
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 3' - 0"
3:12 TYP 3:12 TYP
3' - 3" 4' - 0"
1 2 2
11 2
1 W6
W4
W4
W6

PROPERTY
LINE

PROPERTY
LINE
F E D C B AE.1

ON GRADE
497.13
Grad FF
52' - 8"
U6
U6
U6 W6
W6
W6 W6
W6
W6 U6
U6
U6 U6
U6
U6 W6
W6
W6
W4
U6
U6
DR-03.5
4 3:12 TYP 27
26 26
26 26
26 26
26 26
26 26
55' - 11" TO TOP OF ELEVATOR APPURTENANCE
3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
0 GARAGE
490.46
1ST FLOOR
500.13
4TH FLOOR
530.13
T.O. PLATE
547.63
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 3' - 0" 6' - 8 5/128"
W4
W4
W2
W2
U7 W6
3' - 3" 4' - 0"

PROPERTY
LINE

PROPERTY
LINE
21 4 3 2 11.1 3.1

ON GRADE
497.13
Grad FF
52' - 8"
W6
W6
W2 U7
W4
U7
26 26
26 26
26 26
55' - 11" TO TOP OF ELEVATOR APPURTENANCE
EXT. ELEVATION RELATED:
1 GUTTER (CONCEALED @ FLAT ROOM/SURFACE @ 3:12 ROOF)
2 SCUPPER / DOWNSPOUT
26 BUILT IN PLANTERS PER DETAILS X, X, XX/A-XXX
27 CATWALK (FIRE DEPT ACCESS ONLY)
20A
20B
20C
23 24
25 COLOR A : FIELD INTEGRAL
"BEIGE" CEMENT PLASTER
COLOR: MERLEX "TRABUCO"
FINISH: SAND FLOAT 20/30
COLOR B : FIELD INTEGRAL
"WHITE" CEMENT PLASTER
COLOR: MERLEX "DOVE GREY"
FINISH: SAND FLOAT 20/30
COLOR C : FIELD INTEGRAL
"GREY" CEMENT PLASTER
COLOR: MERLEX "BAY RIDGE"
FINISH: SAND FLOAT 20/30
COLOR D : METAL

DOWNSPOUTS/RAILINGS/STAIRS
COLOR: DET619 "CELLULOID"
COLOR E : VERTICAL SIDING
"BLUE" PANEL VERTICAL SIDING
COLOR: JAMES HARDIE-SMOOTH "BOOTHBAY
BLUE"
FINISH: SMOOTH
PAINT-COLOR F : HORIZONTAL SIDING
"LT BEIGE" PANEL JAMES HARDIE-FINE SAND-

GROOVED
COLOR: DET647 " TRADE WINDS"
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EXTERIOR ELEVATIONS
DR-30
ONYX #P21092
1/8" = 1'-0"
WEST ELEVATION 2
1/8" = 1'-0"
SOUTH ELEVATION 1
No.

DESCRIPTION
DATE
270 of 416

3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
1ST FLOOR
500.13
4TH FLOOR
530.13
T.O. PLATE
547.63
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0"
1 2
1 W6

PROPERTY LINE

PROPERTY LINE
4321 1.1 3.1

ON GRADE
497.13
W6 W6 W6
W6 W6 W6
W6
W6
W6 W6 W6
26 26 26
26 9
DR-03.5
3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
1ST FLOOR
500.13
4TH FLOOR
530.13
5' - 0" 6' - 0"
11' - 0"

REQUIRED

POWER POLE

SETBACKS
T.O. PLATE
547.63
7' - 6"
10' - 0" 10' - 0" 10' - 0" 10' - 0"
3:12 TYP 3:12 TYP 1
22 11 1
W6
W6
497.696'
500.130'
496.715'

PROPERTY LINE PROPERTY LINE
FEDCBA E.1

ON GRADE
497.13
Grad FF
48' - 8"
W6
W6 W6
W6 W6
W6
W6
W6 U6 U6
U6 U6
U6 U6
W6
W6
W6
W6
W6 U6
U6
U6
3:12 TYP
22 27
26 26
26 26
26 26 26
10 DR-03.5
EXT. ELEVATION RELATED:
1 GUTTER (CONCEALED @ FLAT ROOM/SURFACE @ 3:12 ROOF)
2 SCUPPER / DOWNSPOUT
26 BUILT IN PLANTERS PER DETAILS X, X, XX/A-XXX
27 CATWALK (FIRE DEPT ACCESS ONLY)
20A
20B
20C
23 24
25 COLOR A : FIELD INTEGRAL
"BEIGE" CEMENT PLASTER
COLOR: MERLEX "TRABUCO"
FINISH: SAND FLOAT 20/30
COLOR B : FIELD INTEGRAL
"WHITE" CEMENT PLASTER
COLOR: MERLEX "DOVE GREY"
FINISH: SAND FLOAT 20/30
COLOR C : FIELD INTEGRAL
"GREY" CEMENT PLASTER
COLOR: MERLEX "BAY RIDGE"
FINISH: SAND FLOAT 20/30
COLOR D : METAL

GROOVED
COLOR: DET647 " TRADE WINDS"
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EXTERIOR ELEVATIONS
DR-31
ONYX #P21092
1/8" = 1'-0"
NORTH ELEVATION 1
1/8" = 1'-0"
EAST ELEVATION 2
No.

DESCRIPTION
DATE
271 of 416

3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
0 GARAGE
490.46
1ST FLOOR
500.13
4TH FLOOR
530.13
T.O. PLATE
547.63
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 9' - 8 5/128 " 499.100'
490.460'
8' - 6 5/128"
500.130'
1' - 5"
4 3 2 11.1 3.1

ON GRADE
497.13
48' - 8"
Grad FF
1BED+D - J
103
1BED - B
204
1BED - B1
304
1BED+D - B2
404
1BED+D - G2
(MEZZ.)
403
1BED+D - G2
403
1BED - G1
303
1BED - G
203
3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
0 GARAGE
490.46
1ST FLOOR
500.13
4TH FLOOR
530.13
T.O. PLATE
547.63
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 3' - 0"
FEDCBA E.1

ON GRADE
497.13
6' - 8 5/128"
48' - 8"
Grad FF
DR-03.5
8 STAIR
ST 2- 04
STAIR 2
ST 2-03
STAIR 2
ST2-02
STAIR 2
ST2-01
TR REC
TR - 04
TR-REC
TR-03

TR - REC
TR-02 1BED - F
209
MPOE
03 1BED - F1
309
1BED+D - F2
409 COMMON AREA

COMMON AREA

COMMON AREA
LOBBY

ROOF DECK
0 GARAGE
490.46
1ST FLOOR
500.13
A

ON GRADE
497.13
5' - 0"
1/4" : 1' RISE
10' - 3 43/64" 5' - 0" 26' - 8 55/128" 5' - 0"

19.97%
10% 5%
10%
PL
0 GARAGE
490.46
1ST FLOOR
500.13
A

ON GRADE
497.13
PL
4' - 7 89/256" 5' - 0" 15' - 4 1/4" 8' - 0"

3.61% 10.1%
10%
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BUILDING SECTIONS
DR-35
ONYX #P21092
1/8" = 1'-0"
E/W SECTION 2
1/8" = 1'-0"
N/S SECTION 3
1/8" = 1'-0"
RAMP ON GRADE TO GARAGE FLOOR 1
1/8" = 1'-0"
RAMP ON GRADE TO 1ST FLOOR 4
No.

DESCRIPTION
DATE
272 of 416

3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
0 GARAGE
490.46
1ST FLOOR
500.13
4TH FLOOR
530.13
2 DR-35
T.O. PLATE
547.63
8' - 6 5/128"

PROPERTY LINE PROPERTY LINE
DR-35
1 F E D C B AE.1

ON GRADE
497.13
Grad FF
48' - 8"
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 3' - 0" 6' - 8 5/128"
1BED+D - I
102
1BED+D - J
103
1BED+D - A2
(MEZZ.)
402
1BED+D - C2
(MEZZ.)
406
1BED+D - D2
(MEZZ.)
408
1BED+D - D2
408
1BED+D - C2
406
1BED+D - B2
404
1BED+D - A2
402
1BED - A1
302
1BED - A
202
1BED - B
204
1BED - B1
304
1BED - C1
306
1BED - C
206
1BED - D
208
1BED - D1
308
10 DR-03.5
3RD FLOOR
520.13
2ND FLOOR
510.13

MEZZANINE/ DEN
540.13
0 GARAGE
490.46
1ST FLOOR
500.13
4TH FLOOR
530.13
2 DR-35
T.O. PLATE
547.63

PROPERTY LINE PROPERTY LINE
FEDCBA E.1

ON GRADE
497.13
Grad FF
48' - 8"
7' - 6" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 3' - 0" 6' - 8 5/128"
9' - 8 5/128"
6' - 8 5/128"
2BED - A1
401
2BED - A1
301 1BED - G1
303
1BED+D - G2
403
1BED+D - G2
(MEZZ.)
403
1BED+D - C2
(MEZZ.)
405
1BED+D - D2
(MEZZ.)
407
2BED - A
201
1BED - G
203
1BED+D - C2
405
1BED - C1
305
1BED - C
205
1BED+D - D2
407
1BED - D1
307
1BED - D
207
DR-35
4 10
DR-03.5
1 BD + DEN
1 BD
2BD
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DR-36
ONYX #P21092
1/8" = 1'-0"
N/S SECTION1 2
1/8" = 1'-0"
N/S SECTION 2 1
No.

DESCRIPTION
DATE
273 of 416

LANDSCAPE AREA #4

SLOPED WALK
497.130'
498.422'

4.99%
499.234'

SLOPED WALK

4.98%
5' - 3 37/128"
6' - 0 157/256"
3' - 0" 3' - 0" LANDSCAPE AREA #3

FRONT SETBACK
25' - 0"
109' - 11 245/256"
169 SF 76 SF
469 SF
225 SF 52 SF

LANDSCAPE
AREA #1

LANDSCAPE
AREA #2

LANDSCAPE
AREA #5

LANDSCAPE
AREA #6
68 SF

LANDSCAPE
AREA #7
4' - 2"
4' - 6"
350 SF

4.37%
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ENLARGED SLOPE WALK +

STAIRS FRONT YARD
DR-37
ONYX #P21092
1/4" = 1'-0"
Enlarge Slope Walk +Stars Main Entrance 1

LANDSCAPE FRONT SETBACK CALCULATION
TOTAL STREET FRONT SETBACK AREA = 110' X 25' = 2,750 SF TOTAL LANDSCAPE AREA (FRONT SETBACK) = 1,409 SF = 51.23% • LANDSCAPE AREA #1 169 SF
• LANDSCAPE AREA #2 76 SF
• LANDSCAPE AREA #3 469 SF
• LANDSCAPE AREA #4 350 SF
• LANDSCAPE AREA #5 225 SF
• LANDSCAPE AREA #6 52 SF
• LANDSCAPE AREA #7 68 SF
1,409 SF
No.

DESCRIPTION
DATE
274 of 416

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PERSPECTIVE VIEWS /

RENDERINGS
DR-40
ONYX #P21092
No.

DESCRIPTION
DATE
275 of 416

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AXONOMETRIC 3D VIEWS
DR-41
ONYX #P21092
AXON N-E 1
AXON N-W 2AXON S-E 3
AXON S-W 4
No.

DESCRIPTION
DATE
276 of 416

BATH
6'9" X 8'11"

BEDROOM
11'4" X 10'8"

KITCHEN/DINING
11'5" X 16'9"
LIVING
12' X 12'8"
ENTRY
1BED+D - J
103
PATIO
11'9'' X 4'5"
DEN
11'4" X 9'10"
CLOSET
4'9" X 9'1"
4' HIGH LOW WALL
BATH
6'1" X 8'8"

BEDROOM
9'11" X 12'4"

KITCHEN
9'6" x 12'7"
LIVING
10'5" X 12'5"

ELEVATOR
STAIR 1 W DPATIO
10'6" X 4'
1BED+D - I
102
DEN
10'1" X 9'8"
DINING
10'5" X 10'2"
ENTRY
4' HIGH

LOW WALL
BATH
7'2" X 9'7"

BEDROOM
11'5" X 14'11"

KITCHEN
11'7" X 13'6"
LIVING
12'3" X 13'4"
DEN
8'2" X 14'9"
DINING
8'5" X 12'1"
W/D
1BED+D - H
101
PATIO
4' X 13'
ENTRY
R
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ENLARGED UNIT PLANS
DR-60
ONYX #P21092
1/4" = 1'-0"
1BED+DEN-J 1
1/4" = 1'-0"
1BED+DEN-I 2
1/4" = 1'-0"
1BED+DEN-H 3GSF - 1013 SF
UNIT#101
GSF - 978 SF
UNIT #103
GSF - 873 SF
UNIT #102
No.

DESCRIPTION
DATE
277 of 416

ELEVATOR
STAIR 1
BATH
12'4" X 6'4"
CLOSET
6'10" X 7'10"

KITCHEN
16'6" X 7'

BEDROOM
11'10" X 13'

LIVING/DINING
20' X 14'
W
1BED - A
202

BALCONY
8'6" X 8'6"
ENTRY
BATH
12'4" X 6'4"

KITCHEN
16'6" X 7'

BEDROOM
10' X 11'10"

LIVING/DINING
16' X 14'

ELEVATOR
STAIR 1 CLOSET
6'10" X 7'10"

BALCONY
7'9" X 8'8"
1BED - A1
302
BATH
12'4" X 6'4"

BEDROOM
10'0" x 11'10"

KITCHEN
16'6" X 7'
LIVING
16' 0" X 13' 11"

BALCONY
9' X 7'6"
CLOSET
6'10" X 7'10"
1BED+D - A2
402
DEN
1BED+D - A2
(MEZZ.)
402
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DR-61
ONYX #P21092
GSF - 912 SF
UNIT # 202
1/4" = 1'-0"
1BED-A 1
1/4" = 1'-0"
1BED-A1 2
1/4" = 1'-0"
1BED+DEN-A2 3
1/4" = 1'-0"
1BED+DEN-A2 MEZZANINE 4 GSF - 797 SF
UNIT # 302
GSF - 797 SF + 293 SF (MEZZ.) = 1090 SF
UNIT # 402
GSF - 293 SF (MEZZ.)
UNIT # 402 (MEZZ.)
No.

DESCRIPTION
DATE
278 of 416

1BED - B
204
BATH
8'1" X 9'2"

KITCHEN
10'8" X 16'8"

BEDROOM
12'3" X 12'10"

LIVING/DINING
11'1" X 11'2"
CLOSET
4'4" X 6'0"

BALCONY
5' X 11'0"
ENTRY
1BED - B1
304
BATH
8'1" X 9'2"

KITCHEN
10'8" X 16'8"

BEDROOM
9'10" X 12'3"

LIVING/DINING
8'3" X 11'1"
CLOSET
4'4" X 6'0"

BALCONY
5' X 11'4"
ENTRY
1BED+D - B2
404
BATH
8'1" X 9'2"

KITCHEN
10'8" X 16'8"

BEDROOM
9'10" X 12'3"

LIVING/DINING
8'3" X 11'1"
CLOSET
4'4" X 6'0"

BALCONY
5' X 12'5"
ENTRY
1BED+D - B2
(MEZZ.)
404
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DR-62
ONYX #P21092
GSF - 716 SF
UNIT # 204
1/4" = 1'-0"
1BED-B 1
1/4" = 1'-0"
1BED-B1 2GSF - 642 SF
UNIT # 304
1/4" = 1'-0"
1BED+DEN-B2 3
1/4" = 1'-0"
1BED+DEN-B2 MEZZANINE 4
GSF - 642 SF + 243 SF (MEZZ.) = 885 SF
UNIT # 404
GSF - 243 SF (MEZZ.)
UNIT # 404 (MEZZ.)
No.

DESCRIPTION
DATE
279 of 416

1BED - C
206

BALCONY
5' X 10'4"

LIVING/DINING
11'2" X 12'4"

KITCHEN
11'11" X 16'8"

BEDROOM
10'11" X 12'9"
CLOSET
5'7" X 6'0"
BATH
8'2" X 9'2"
ENTRY
1BED - C1
306

BALCONY
5' X 10'11"

LIVING/DINING
8'2" X 12'4"

KITCHEN
11'11" X 16'8"

BEDROOM
9'10" X 10'11"
CLOSET
5'7" X 6'0"
BATH
8'2" X 9'2"
ENTRY
1BED+D - C2
406

BALCONY
5' X 10'6"

LIVING/DINING
8'2" X 12'4"

KITCHEN
11'11" X 16'8"

BEDROOM
9'10" X 10'11"
CLOSET
5'7" X 6'0"
BATH
8'2" X 9'2"
ENTRY
1BED+D - C2
(MEZZ.)
406
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DR-63
ONYX #P21092
GSF - 774 SF
UNIT # 206 (205 SIMILAR)
GSF - 702 SF + 257 SF (MEZZ.) = 959 SF
UNIT # 406 (405 SIMILAR)
GSF - 257 SF (MEZZ.)
UNIT # 406 (MEZZ.) (405 MEZZ. SIMILAR)
1/4" = 1'-0"
1BED-C 1
1/4" = 1'-0"
1BED-C1 2GSF - 702 SF
UNIT # 306 (305 SIMILAR)
1/4" = 1'-0"
1BED+DEN-C2 3
1/4" = 1'-0"
1BED+DEN-C2 MEZZANINE 4
No.

DESCRIPTION
DATE
280 of 416

1BED - D
208

BALCONY
5' X 10'5"

BEDROOM
10'11" X 12'10"

KITCHEN
11'11" X 16'8"
CLOSET
5'7" X 6'0"
BATH
8'2" X 9'2"
ENTRY

LIVING/DINING
11'2" X 12'4"
1BED - D1
308

BALCONY
5' X 10'5"

BEDROOM
9'10" X 10'11"

KITCHEN
11'11" X 16'8"
CLOSET
5'7" X 6'0"
BATH
8'2" X 9'2"
ENTRY

LIVING/DINING
8'2" X 12'4"
1BED+D - D2
408

BALCONY
5' X 10'5"

BEDROOM
9'10" X 10'11"

KITCHEN
11'11" X 16'8"
CLOSET
5'7" X 6'0"
BATH
8'2" X 9'2"
ENTRY

LIVING/DINING
8'2" X 12'4"
1BED+D - D2
(MEZZ.)
408
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ENLARGED UNIT PLANS
DR-64
ONYX #P21092
GSF - 762 SF
UNIT # 208 (207 SIMILAR)
GSF - 689 SF + 257 SF (MEZZ.) = 946 SF
UNIT # 408 (407 SIMILAR)
GSF - 257 SF (MEZZ.)
UNIT # 408 (MEZZ.) (407 MEZZ. SIMILAR)
GSF - 689 SF
UNIT # 308 (307 SIMILAR)
1/4" = 1'-0"
1BED-D 1
1/4" = 1'-0"
1BED-D1 2
1/4" = 1'-0"
1BED+DEN-D2 3
1/4" = 1'-0"
1BED+DEN-D2 MEZZANINE 4
No.

DESCRIPTION
DATE
281 of 416

BATH
12'0" X 6'6"

BEDROOM
10'6" X 13'
LIVING
18' X 12'

KITCHEN/DINING
11' X 18'
CLOSET

BALCONY
12' X 6'
1BED - E
210
ENTRY
BATH
6'7" X 8'10"

BEDROOM
10' X 10'4" LIVING
9'3" X 15'4"

KITCHEN/DINING
10'10" X 15'4"
CLOSET

BALCONY
5' X 9'8"
W/D
ENTRY
1BED - E1
310
1BED+D - E2
410

BALCONY
5' X 9'8" BEDROOM
10'0" X 10'4"

KITCHEN
10'1." X 16'8"
BATH
6'8" X 8'10"
ENTRY

LIVING/DINING
9'3" X 15'4"
1BED+D - E2
(MEZZ.)
410
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ENLARGED UNIT PLANS
DR-65
ONYX #P21092
GSF - 874 SF
UNIT # 210
GSF - 693 SF + 222 SF (MEZZ.) = 915 SF
UNIT # 410
GSF - 222 SF (MEZZ.)
UNIT # 410 (MEZZ.)
GSF - 693 SF
UNIT # 310
1/4" = 1'-0"
1BED-E 1
1/4" = 1'-0"
1BED-E1 2
1/4" = 1'-0"
1BED+DEN-E2 3
1/4" = 1'-0"
1BED+DEN-E2 MEZZANINE 4
No.

DESCRIPTION
DATE
282 of 416

1BED - F
209
BATH
6'7" X 11'10"

KITCHEN/DINING
10'10" X 16'8"
LIVING
12'3" X 18'4" BALCONY
6' x 11'11" BEDROOM
10'4" X 13'5"
ENTRY
1BED - F1
309
BATH
6'7" X 8'10"

KITCHEN/DINING
10'10" X 16'8"
LIVING
9'3" X 15'4"

BALCONY
5' x 9'8"

BEDROOM
10' X 10'4"
ENTRY
BATH
6'7" X 8'10"

KITCHEN/DINING
10'10" X 16'8"
LIVING
9'3" X 15'4"
P

BALCONY
5' x 9'8"
W/D
1BED+D - F2
409

BEDROOM
10' X 10'4"
ENTRY
DEN
1BED+D - F2
(MEZZ.)
409
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ENLARGED UNIT PLANS
DR-66
ONYX #P21092
GSF - 853 SF
UNIT # 209
GSF - 672 SF + 222 SF (MEZZ.) = 894 SF
UNIT # 409
GSF - 222 SF (MEZZ.)
UNIT # 409 (MEZZ.)
GSF - 672 SF
UNIT # 309
1/4" = 1'-0"
1BED-F 1
1/4" = 1'-0"
1BED-F1 2
1/4" = 1'-0"
1BED+DEN-F2 3
1/4" = 1'-0"
1BED+DEN-F2 MEZZANINE 4
No.

DESCRIPTION
DATE
283 of 416

BATH
8'2" X 9'2"

BEDROOM
12'3" X 12'10"
LIVING
11' X 11'2"

KITCHEN
10'8" X 16'8"

BALCONY
11' X 5'
W/D
1BED - G
203
CL.
6'X7'
ENTRY
BATH
8'2" X 9'2"

BEDROOM
10' X 12'
LIVING
8'2" X 11'

KITCHEN
10'8" X 16'8"
CL
7' X 6'

BALCONY
5' X 11'4"
W/D
1BED - G1
303
ENTRY
1BED+D - G2
403
BATH
8'2" X 9'2"

BEDROOM
10' X 12'
LIVING
8'2" X 11'

KITCHEN
10'8" X 16'8"
CL
7' X 6'

BALCONY
5' X 12'5"
ENTRY
1BED+D - G2
(MEZZ.)
403
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DR-67
ONYX #P21092
GSF - 761 SF
UNIT # 203
GSF - 687 SF + 243 SF (MEZZ.) = 930 SF
UNIT # 403
GSF - 243 SF (MEZZ.)
UNIT # 403 (MEZZ.)
GSF - 687 SF
UNIT # 303
1/4" = 1'-0"
1BED-G 1
1/4" = 1'-0"
1BED-G1 2
1/4" = 1'-0"
1BED+DEN-G2 3
1/4" = 1'-0"
1BED+DEN-G2 MEZZANINE 4
No.

DESCRIPTION
DATE
284 of 416

BATH
9'7" X 10'10"

BEDROOM
10'4" X 14'4"

LIVING/DINING
13'9" X 15'1"

KITCHEN
13'3" X 18'6"

BEDROOM
10'7" X 15'6"
CL
5'10" X 10'7"

BALCONY
5' X 11'10"
2BED - A
201
ENTRY
BATH
8' X 9'7"

BEDROOM
10'3" X 11'4"

KITCHEN
13'3" X 18'6"

BEDROOM
10'7" X 12'6"

LIVING/DINING
13'9" X 15'1"
CL
5'10" X 10'7"

BALCONY
5' X 11'10"
2BED - A1
301
ENTRY
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ENLARGED UNIT PLANS
DR-68
ONYX #P21092
GSF - 1170 SF
UNIT # 201
GSF - 1073 SF
UNIT # 301 (401 SIMILAR)
1/4" = 1'-0"
2BED-A 11/4" = 1'-0"
2BED-A1 2
No.

DESCRIPTION
DATE
285 of 416

FULL LITE

FIBERGLASS
DOOR

ABBREVIATIONS
4P -FG
4P -MDF
APH
AL
AUTO
BB
CARD
CL

CLR ANOD
COORD
CYL
FF
FG
GL
HC
HD
HM
IL

MAG HOLD
PH
PFS
PT
S
SC
SM
TEMP
THRES
VIEW
VIN
WD
WIRED
WS

TYPICAL DOOR NOTES

1. SEE FLOOR PLANS FOR LOCATIONS OF PANIC HARDWARE & HOLD -OPENS.

2. FIRE -RATED OPENINGS: PROVIDE HARDWARE FOR FIRE -RATED OPENINGS IN COMPLIANCE WITH THE CALIFORNIA CODE OR REGULATIONS (CCR) TITLE 24, PART 2, CALIFORNIA BUILDING CODE AND NFPA STANDARD NO. 80. THIS REQUIREMENT TAKES PRECEDENCE OVER OTHER REQUIREMENTS FOR SUCH HARDWARE.

3. PROVIDE SAFETY GLAZING PER CBC 2406.4 TO MEET ALL OF THE FOLLOWING CONDITIONS:

A. EXPOSED BOTTOM EDGE LESS THAN 18 IN ABOVE THE FLOOR.

B. EXPOSED TOP EDGE IS GREATER THAN 36 IN ABOVE THE FLOOR C. WITHIN 24" OF A DOORWAY AND LESS THAN 60" ABOVE A WALKWAY.

D. WITHIN 60" VERTICALLY AND 36" HORIZONTALLY OF STAIRWAYS + LANDINGS.

4. DOOR CLOSERS AND GATE CLOSERS SHALL BE ADJUSTED SO THAT FROM AN OPEN POSITION OF 90 DEGREES, THE TIME REQUIRED TO MOVE THE DOOR TO A POSITION OF 12 DEGRESS FROM THE LATCH IS 5 SECONDS MINIMUM.

5. DOOR AND GATE SPRING HINGES SHALL BE ADJUSTED SO THAT FROM THE OPEN POSITION OF 70 DEGREES, THE DOOR OR GATE SHALL MOVE TO THE CLOSED POSITION IN 1.5 SECONDS.

6. THE FORCE FOR PUSHING OR PULLING OPEN INTERIOR SWINGING EGRESS DOORS, OTHER THAN FIRE DOORS, SHALL NOT EXCEED 5 POUNDS. THESE FORCES DO NOT APPLY TO THE FORCE REQUIRED TO

RETRACT LATCH BOLTS OR DISENGAGE OTHER DEVICES THAT HOLD THE DOOR IN A CLOSED POSITION. FOR OTHER SWINGING DOORS, AS WELL AS SLIDING AND FOLDING DOORS, THE DOOR LATCH SHALL RELEASE WHEN SUBJECTED TO A 15 -POUND FORCE. THE DOOR SHALL BE SET IN MOTION WHEN SUBECTED TO A 30 -POUND FORCE. THE DOOR SHALL SWING TO A FULL -OPEN POSITION WHEN SUBJECTED TO A 15 POUND FORCE.

7. WHERE MEANS OF EGRESS DOORS ARE OPERATED OR ASSISTED BY POWER, THE DESIGN SHALL BE

SUCH THAT IN THE EVENT OF POWER FAILURE, THE DOOR IS CAPABLE OF BEING OPENED MANUALLY

TO PERMIT MEANS OF EGRESS TRAVEL OR CLOSED WHERE NECESSARY TO SAFEGUARD MEANS OF EGRESS. THE FORCES REQUIRED TO OPEN THESE DOORS MANUALLY SHALL NOT EXCEED THOSE SPECIFIED IN NOTE #6 ABOVE, EXCEPT THAT THE FORCE TO SET THE DOOR IN MOTION SHALL NOT EXCEED 50 POUNDS. THE DOOR SHALL BE CAPABLE OF SWIN GING OPEN FROM ANY POSITION TO THE

FULL WIDTH OF THE OPENING IN WHICH SUCH DOOR IS INSTALLED WHEN A FORCE IS APPLIED TO THE DOOR ON THE SIDE FROM WHICH EGRESS IS MADE. POWER OPERATED SWINGING DOORS, POWER

OPERATED SLIDING DOORS AND POWER OPERATED FOLDING DOORS SHALL COMPLY WITH BHMA A156.10. POWER ASSISTED SWINGING DOORS AND LOW ENER GY POWER OPERATED WINGING DOORS SHALL COMPLY WITH BHMA A156.19.

8. All exit doors shall comply with Section 1008 -1008.1 A. Clear width of each door opening shall be min. 32" or per section 1005.1, whichever is greater B. Min. door height of 6' -8"
C. Shall be capable of opening 90 degrees.

D. The maximum width of a swinging door leaf shall be 48 ” nominal.

E. Exit door shall be side -hinged swinging type (1008.1.2)

9. THRESHOLDS AT DOORWAYS SHALL NOT EXCEED 3/4 INCH IN HEIGHT ABOVE THE FINISHED FLOOR OR LANDING FOR SLIDING DOORS SERVING DWELLING UNITS OR 1/2 INCH ABOVE THE FINISHED FLOOR OR LANDING FOR OTHER DOORS. RAISED THRESHOLDS AND FLOOR LEVEL CHANGES GREATER THAN 3/4

INCH AT DOORWAYS HALL BE BEVELED WITH A SLOPE NOT G REATER THAN ONE UNIT VERTICAL IN TWO UNITS HORIZONTAL (50 PERCENT SLOPE). EXCEPTIONS:

1. IN OCCUPANCY GROUP R -2 OR R -3, THRESHOLD HEIGHTS FOR SLIDING AND SIDE HINGED EXTERIOR DOORS SHALL BE PERMITTED TO BE UP TO 7 -3/4 INCHES IN HEIGHT IF ALL OF THE FOLLOWING APPLY:

1. THE DOOR IS NOT PART OF THE REQUIRED MEANS OF EGRESS

2. THE DOOR IS NOT PART OF AN ACCESSIBLE ROUTE AS REQUIRED BY CHAPTER 11A OR 11B.

3. THE DOOR IS NOT A PART OF AN ADAPTABLE OR ACCESSIBLE DWELLING UNIT.

2. IN ADAPTABLE OR ACCESSIBLE DWELLING UNITS, WHERE EX CEPTION 5 TO SECTION 1010.1.5 PERMITS A 4 INCH ELEVATION CHANGE AT THE DOOR, THE THRESHOLD HEIGHT ON THE EXTERIOR SIDE OF THE DOOR SHALL NOT EXCEED 4 -3/4 INCHES IN HEIGHT ABOVE THE EXTERIOR DECK, PATIO OR BALCONY FOR SLIDING DOORS OR 4 -1/2 INCHES ABOVE THE EXTERIOR DECK, PATIO OR BALCONY FOR OTHER DOORS.

10. Each pane of safety glazing installed in hazardous locations shall be identified by a manufacturer ’s designation specifying who applied the designation, the manufac turer or installer and the safety glazing standard. The following shall be considered specific hazardous locations fo r the purposed of safety glazing. Glazing in: Secti on 24061

11. PROVIDE WEATHER STRIPS AT ALL DOORS FACING UNCONDITIONED SPACES.

12. PROVIDE SMOKESEALS AT ALL FIRE RATED DOORS.

FOUR PANEL FIBER GLASS

FOUR PANEL MDF MOLDED

ALARMED PANIC HARDWARE

ALUMINUM

AUTOMATIC DOOR OPERATOR

BALL BEARING

CARD KEY ACCESS
CLOSER

CLEAR ANODIZED

COORDINATOR

CYLINDER LOCK

FACTORY FINISH

FIBER GLASS
GLASS

HOLLOW CORE

HEAVY DUTY

HOLLOW METAL

INTERCONNECTED LOCK SET

MAGNETIC HOLD OPEN

PANIC HARDWARE

PRE -FINISHED STEEL FRAME
PAINT

SAFETY GLAZING

SOLID CORE

SMOKE SEAL
TEMPERED GLASS 1/4"

THRESHOLD

VIEW PORT
VINYL
WOOD
WIRED GLASS 1/4"

WELDED STEEL FRAME
6' - 10"
2' - 10"

30.00" 2.00"

SLIDING PATIO
DOOR
54" x 80" NON-RATED

BIFOLD PANEL
ELEVATOR DOOR 72" x 80" NON-RATED

SLIDING CLOSET DOOR
5' - 0"

SEE ELEVATIONS
VARIES
4' - 0"
2' - 0" 2' - 0"
72" x 72" FIXED

WITH CASEMENT
2' - 0" 6' - 0"
2' - 0" 2' - 0" 2' - 0"
2' - 5" 3' - 7"
2' - 2" 3' - 4"
1' - 10" 1' - 9" 1' - 9"
FIXED

CLERESTORY
1' - 8"
8' - 0"
1' - 3"
7' - 7"

CASEMENT WINDOW

SEE BLDG SECTION
VARIES
7' - 2"
1' - 11" 1' - 11"
3' - 10"
6' - 10"
6' - 4"
3' - 1" 3' - 3"
3' - 2 1/2" 1' - 10 1/4"
2' - 6"
48" x 80"

BACK OF HOUSE

SINGLE FLUSH
36" x 80" TYPICAL INTERIOR

SOLID WOOD CORE DOOR
30" x 80" TYPICAL INTERIOR

SOLID WOOD CORE DOOR
5' - 0"
2' - 6" 2' - 6"
4' - 4"
6' - 10"
3' - 4"
7' - 2"

2.00" 6.00" 24.00" 6.00" 2.00"

10.00"
TYPE C-21

STOREFRONT DOOR - SEE

STOREFRONT LEGEND/SCHEDULE
36" x 80" STAIR
DOOR
3' - 4"
6' - 10"

2.00" 36.00" 2.00"
6' - 10"
3' - 4"

2.00" 36.00" 2.00"
7' - 2 1/4"
8' - 9 1/4"
U7
5' - 9" 7.00"
C2 & C3
6' - 8" 2.00"

2.00" 48.00" 2.00"
6' - 8" 2.00"
C4

5.00"
U1, U2, U3, U4 U5

2.00"
U6
6' - 8" 2.00"
6' - 8" 2.00"
7' - 0"

4.72" 74.55" 4.73"
7' - 0"
3' - 4 3/8" 3' - 7 5/8"

3.35" 2' - 11 7/8"

40.00"

42.00"

2.56"

42.00"

UNIT DOORS
E2

ELEVATOR

COMMON DOORS

OVERHEAD ROLLING DOOR
0' - 8" 15' - 0" 0' - 8"
1' - 6" 8' - 0"
C1

40.00"

40.00"
5' - 6"

3.00" 30.00" 30.00" 3.00"
5' - 0"
6' - 11"
6' - 8" 3.00"

40.00"
60" x 80"

BACK OF HOUSE

DOUBLE FLUSH
C5
6' - 6"
6' - 0"

3.00" 36.00" 36.00" 3.00" 40.00"
6' - 11"
6' - 8" 3.00"
72" x 80"

BACK OF HOUSE

DOUBLE FLUSH
C6

CLOSET DOORS
2' - 6"

7.25" 8.50" 5.50"

5.50"

2.00"
D3
78" x 80" NON-RATED

SLIDING CLOSET DOOR
6' - 10"
6' - 10"
3' - 4" 3' - 6"
3' - 2 1/2" 1' - 10 1/4"
2' - 9" 2' - 9"

7.25" 8.50" 5.50"

5.50"

2.00"
D4
6' - 8"
6' - 8"
60" x 80" NON-RATED

SLIDING CLOSET DOOR
6' - 10"
5' - 4"
2' - 7" 2' - 9"
3' - 2 1/2" 1' - 10 1/4"
2' - 0" 2' - 0"

7.25" 8.50" 5.50"

5.50"

2.00"
D2
6' - 8"
60" x 80" NON-RATED

SLIDING CLOSET DOOR
6' - 10"
4' - 4"
2' - 1" 2' - 3"
3' - 2 1/2" 1' - 10 1/4"
1' - 6" 1' - 6"

7.25" 8.50" 5.50"

5.50"

2.00"
D1
6' - 8"
6' - 11"
6' - 8"
1' - 8" 1' - 8" 6.50"
3' - 2 1/2" 1' - 10 1/4"

3.00"
D5

DOOR LEGEND
WOOD /
MDF.

WOOD /
MDF.

WD /
MDF.

FIXED WITH SLIDER
48" x 60"
W1 W2
3' - 9"

2.00" 2.00" 2.00"
W3

2.50"
W4
2' - 11 5/8" 5' - 1 3/4"
2' - 7 3/8" 2' - 7 7/8"
2' - 3 1/8" 2' - 3 1/8" 4.74"

4.25"
5' - 1 5/8"
4' - 6 1/4"
5' - 1 5/8"
2' - 3 1/8" 2' - 3 1/8"
2' - 3 1/8" 2' - 3 1/8"

DOUBLE CASEMENT
WINDOW
48" x 36"
W5
4' - 0"
3' - 0" 3' - 5"
2' - 0" 2' - 0"

3.00"

30.00" 3.00" 3.00"

18.50"

FIXED WITH SLIDER
48" x 60"
W6
4' - 0"
2' - 6" 5' - 0"
2' - 0" 2' - 0"

10.00" 43.25"

1.75" 2.25" 2.00"
3' - 7"

2.50"

STOREFRONT
WINDOW NOTES:

1. FIRE RESISTANT GLAZING SHALL BE TESTED IN
ACCORDANCE WITH ASTM E 119 OR UL 263.

2. PROVIDE SAFETY GLAZING PER CBC 2406.4 TO
MEET ALL OF THE FOLLOWING CONDITIONS:

A. EXPOSED BOTTOM EDGE LESS THAN 18 IN
ABOVE THE FLOOR.

B. EXPOSED TOP EDGE IS GREATER THAN 36 IN

ABOVE THE FLOOR
C. WITHIN 24" OF A DOORWAY AND LESS THAN 60"
ABOVE A WALKWAY.

D. WITHIN 60" VERTICALLY AND 36" HORIZONTALLY
OF STAIRWAYS + LANDINGS.

3. WINDOWS SHALL BE NFRC LABELED WITH
MINIMUM: U-FACTOR = 0.29 / SHGC = .0.22 / VT= 0.50

4. STOREFRONT - PERFORMANCE WITH MINIMUM: U-
FACTOR = 0.55/ SHGC = .0.67 / VT= 0.88

5. ALL OPERABLE WINDOWS SHALL BE PROVIDED
WITH INSECT SCREENS.

6. FIRE RATED GLAZING. PER ASTM E119, UL263
FIRELITE OR EQUIVALENT PER TABLE CBC 716.6

FOR TYPICAL WINDOW FLASHING REFER TO
DETAILS.

2.50"
6' - 0"
4' - 6 1/4"

WINDOWS

WINDOW LEGEND

ELEVATOR FIRE
DOOR
E1
3' - 4"
7' - 2"
2' - 9"
2' - 2"
2' - 2"
4' - 3"
2' - 6"

TRASH/RECYCLE

CHUTE DOOR
TR1
2' - 9" 1' - 8"

TRASH/RECYCLE
2540 East Colorado Boulevard Pasadena, Cali fornia 91107 v . 626.405.8001 www.on yxarchitects.com © ONYX ARCHITECTS, INC. 2023 | 1 EF B

I R IV N G

E E OL P T
GLEN D

MU TL I F AM LY AI
I R
I V

N G A N 3 1 4

V E E U

CL A A D L LG
E N I
1 9 1 R F
E O N I A 2 0
2024

D V M E
N D

E S I G N
A L E
4 1 7/
P T S
U A
Y R R

DOOR & WINDOW

SCHEDULES & TYPES
DR-70
ONYX #P21092
TYPE Count

MATERIA

L FINISH

DIMENSIONS DETAIL

WIDTH HEIGHT HEAD JAMB SILL COMMENTS
W2 3 VINYL FF DK BRONZE 6' - 0" 6' - 0"
W4 3 5' - 0 1/2" 4' - 11 1/4"
W6 50 4' - 0" 5' - 0"
DOOR

FIRE RATING

FRAME DETAILS HARDWARE

COMMENTS
DOOR #

DOOR TYPE
WIDTH
HEIGHT

THICKNESS

DOOR MATERIAL

DOOR FINISH

FRAME MATERIAL

FRAME FINISH HEAD JAMB SILL

PANIC HARDWARE

CLOSERS

HOLD OPEN

KICKPLATE
COMMON
C1 COMMON 16'-0" 7'-6" 3" MFR. MFR. 90MIN. MFR. MFR. TRASH BI N ROOM DOOR - ADD NO PARKING SIGN ON DOOR C2 COMMON 3'-0" 6'-8" 1 3/4" HM PT 90 MIN. HM PT ● ● ● STAIR DOO R - CONCRETE WALL C3 COMMON 3'-0" 6'-8" 1 3/4" HM PT 60 MIN HM PT ● ● ● STAIR DOOR - WOOD WALL C4 COMMON 4'-0" 6'-8" 1 3/4" HM PT 60 MIN HM PT ● ● FIRE PUMP R OOM C6 COMMON 6'-0" 6'-8" 1 3/4" HM PT 60 MIN HM PT ● ● ELECTRICAL DOUBLE DOORS C-20 COMMON 4'-0" 7'-0" 2" STOREFRONT LOBBY
C-99 COMMON 3'-0" 6'-8" 1 3/4" HM PT 90 MIN. HM PT ● ● ● TRASH C OLLECTION ROOM SWING DOOR - ADD NO PARKING SIGN ON DOOR G-1 COMMON 12'-0" 1 1/2" OVERHEAD SECTIONAL
TR-1 COMMON 2'-0" 4'-0" MFR. MFR. 90 MIN. MFR. MFR. MFR. MFR. MFR. ● TRASH CHUTE DOOR - PROVIDE SIGNAGE TO IDENTIFY TRASH, RECYCLING, OR ORGANICS U-96 COMMON 4'-0" 6'-8" 1 3/4" HM PT HM PT ● ● LOBBY

ELEVATOR
E1 ELEVATOR 0" 0" MFR. ELEVATOR SLAM DOOR - SMOKE SEAL
E2 ELEVATOR MFR. 90MIN. ELEVATOR HOISTWAY DOOR
UNIT
C-3 UNIT 3'-0" 6'-8" 1 3/4" HM PT 60 MIN HM PT LAUNDRY
D2 UNIT 5'-0" 6'-8" 1 3/4" WD / MDF. PT WD / MDF. PT 2/A-841 2/A-841 UNIT CLOSET SLIDING DOOR D3 UNIT 6'-0" 6'-8" 1 3/4" WD / MDF. PT WD / MDF. PT 2/A-841 2/A-841 UNIT CLOSET SLIDING DOOR D4 UNIT 6'-6" 6'-8" 1 3/4" WD / MDF. PT WD / MDF. PT 2/A-841 2/A-841 UNIT CLOSET SLIDING DOOR U1 UNIT 3'-0" 6'-8" 1 3/4" HM PT 20 MIN HM PT ● ● UNIT ENTRY DO OR U3 UNIT 3'-0" 6'-8" 1 3/4" - UNIT BEDROOMS - MDF 4-PANEL MOLDED NON RATED WOOD DOOR (SMOOTH SKIN / HOLLOW CORE) U4 UNIT 3'-0" 6'-8" 1 3/4" 4P-MDF PT - MDF PT 4/A-911 4/A-911 U NIT CLOSETS / STORAGE ROOMS - MDF 4-PANEL MOLDED NON RATED WOOD DOOR (SMOOTH SKIN / HOLLOW CORE) U5 UNIT 2'-6" 6'-8" 1 3/4" 4P-MDF PT - MDF PT 4/A-911 4/A-911 U NIT CLOSET SWING DOOR U6 UNIT 7'-0" 7'-0" 5" Vent Sliding Door 2 Panel XO
U7 UNIT 3'-0" 7'-0" 1 3/4" FG / LOW E TEMP GLASS PT - WD PT 1 8/A-911 5/A-911 12/A-911 EXTERIOR PATIO SINGLE DOOR-BA SIS OF DESIGN JELD-WEN SMOOTH-PRO FIBERGLASS FULL-LITE OR APPROVED

EQUIVALENT
U-6 UNIT 3'-0" 6'-8" 1 3/4" 4P-MDF PT - MDF PT 4/A-911 4/A-911 UNIT BATHROOMS - MDF 4-PANEL MOLDED NON RATED WOOD DOOR (SMOOTH SKIN / HOLLOW CORE) U-9 UNIT 6'-0" 6'-8" 1 3/4" 4P-MDF PT - MDF PT 17/A-911 17/A-9 11 UNIT CLOSETS - MDF 4-PANEL MOLDED NON RATED WOOD DOOR (SMOOTH SKIN / HOLLOW CORE) U-19 UNIT 4'-6" 6'-8" 1 3/4" 4P-MDF PT MDF PT 17/A-911 17/A-9 11 UNIT CLOSET SLIDING DOOR U-62 UNIT 3'-0" 6'-8" 2" - UNIT BEDROOMS - MDF 4-PANEL MO LDED NON RATED WOOD DOOR (SMOOTH SKIN / HOLLOW CORE) U-95 UNIT 5'-6" 6'-8" 1 3/4" HM PT HM PT UNIT LAUNDRY DOUBLE DOOR U-98 UNIT 2'-0" 6'-8" 1 3/4" 4P-MDF PT - MDF PT 4/A-911 4/A-91 1 UNIT CLOSET SWING DOOR No. DESCR IPTION DATE
286 of 416

Densit
y Bonus, Discretionary Bonus and
Inclusionary Housing Plan
413-419 Irving Avenue
Glendale, CA 91201
February 8, 2024
RL Consulting Services, LLC
c/o ONYX Architects
Hrag DerHovagimian & Luisa Salazar
2540 East Colorado Boulevard
Pasadena, CA 91107
City of Glendale
Community Development Department
Housing D
ivision
141 North Glendale Avenue, Room 202
Glendale, CA 91206
DRAFT
287 of 416

Number of Dwelling Units Proposed:

ONYX Architects (“Applicant”) has proposed the development of a 46,322 square foot density bonus new construction, rental housing project totaling thirty-three (33) multi-family residential dwelling units (the “Project”). The Project will pr ovide a total of eight (8) units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8 affordable units) as rent-restricted to very low income households.

Maximum Number of Units Permitted per Glendale Municipal Code (“GMC”):

The Project is located in the R-3050 (Moderate Density Residential) zone. The Project site (APNs collectively, 5625-009-019 and 5625-009-020) has a lot area of 18,369 square feet. Sites zoned R-3050 are permitted one (1) unit per 3,050 square feet, which permits a maximum base density of seven (7) units (18,369 / 3,050 = 6.02 rounded up to 7).

Replacement Unit Obligation under the Density Bonus Requirement:

Per State Density Bonus La w (CA Govt Code § 65915, et seq.), an applicant is ineligible for a density bonus or any other incentives if a project is proposed on a parcel or parcels with rental dwelling units that have been vacated or demolished within a five (5)-year period preceding the project’s development applicatio n or have been occupied by lower or very low income households, unless the proposed project replaces those units. Pursuant to CA Govt Code § 65915, if any dwelling units are occupied on the date of a project’s development application, the proposed project is required to provide the sa me 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. If the incomes are unknown to the applicant, there is an established rebuttable presumption per HUD’s Comprehensive Housing Affordability Strategy database. Using the most recent data (2016-2020) for Extremely Low, Very Low, and Low Renter households (32,600 households) on
https://www.huduser.gov/portal/datasets/cp.html and dividing the total households from those three categories by the total renters within the City of Glendale (49,350), this presumption amounts to 66.06% of renter households at or below 80% AMI. Per the Los Angeles County Assessor, there are currently five (5) resident ial dwelling units on the current parcels. The Project is subject to the 66.06% presumption set forward by HUD. By applying the rebuttable presumption of 66.06% to the five (5) existing residential dwelling units and seven (7) bedrooms, 4 (four) replacement units (66.06% x 5= 3.303 rounded up to 4) at 5 (five) bedrooms total (66.06% x 7 = 4.624 rounded up to 5) are required under State Dens ity Bonus Law. The Project is providing nine (9) bedrooms and eight (8) affordable units to very low income households. As such, Applicant has met the replacement obligation, and no additional units are required.

Number of Affordable Units Meeting Density and Discretionary Bonus Requirement:

Applicant will be required to designate eight (8) units as rent-restricted and affordable to very low income households per State Density Bonus Law and GMC Chapter 30.36. The affordable units were selected pursuant to the Density Bo nus and Inclusionary Zoning Implementation Policies. The affordable units are detailed in Project floorplans attached hereto as Attachment 1, as well as immediately below:

DRAFT
288 of 416

Unit Number Square Foot age Bedroom(s) Bathroom(s)
101 1,013 1 1
103 978 1 1
202 912 1 1
203 761 1 1
207 762 1 1
304 642 1 1
305 702 1 1
401 1,073 2 2
Amount of
Density and Discretionary Bonus Requested:

Applicant is entitled to a 50% density bonus by providing two (2) very low income units (15% of the base density of 7 = 1.05 rounded up to 2). Applicant is requesting a 371.4% total density bonus (of which 321.4% is discretionary) in ex change for the provision of a proportionate number of restricted units, calculated as eight (8) very low income units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8). Stat e Density Bonus Law (CA Govt Co de § 65915, et seq.) allows up to an automatic fifty 50% density bonus and three (3) incentives in exchange for the provision of at least 15% of the base units restricted as rentals for very low income households. Applicant’s request complies with State Density Bonus Law, as there is a positive correlation and proportionality between the requested density bonus and the number of very low income units to be provided, and State Density Bonus Law allo ws the City to grant a discretionary density bonus above 50% (CA Govt Code § 65915(n)). However, since App licant’s request for the grant of a density bonus is greater than 50%, pursuant to the GMC, it is subject to City Council approval following a public hearing. Per the GMC, the Ci ty Council is the reviewing and approving body for any density bonus request greater than the amount mandated by State Density Bonus Law.

Number and Description of Incentives/C oncessions and Waivers Requested:

With a 15% affordability level, Applicant is entitled to three (3) concessions. Pursuant to GMC Section 30.36.070A, Applicant has requested three (3) concessions: (i) increase the maximum allowed floor area ratio (FAR); (ii) increase the maximum allowe d building height and stories; and (iii) provide above-grade parking.

Applicant has also requested one (1) waiver: (i) increase the maximum allowed lot coverage.

Amount of Parking Concessions Requested:

Applicant has requested an automatic parking concession under CA Go vt Code 65915(p)(1), which states that 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 (0) to one (1)-bedroom units and one and one-half (1.5) on-site parking spaces per unit for two (2) to three (3)-bedroom units. Th e Project proposes a unit mix of thirty (30) one (1)-bedroom and three (3) two (2)-bedroom units. Based on the number of units and bedrooms provided, the parking concession pursuant to CA Govt Code §65915(p)(1) requires a minimum of thirty-five DRAFT
289 of 416

(35) residential parking spaces ((30 units x 1)+(3 units x 1.5)= 34.5 rounded up to 35). The Project meets the minimum requirement per CA Govt Code § 65915(p)(1) and proposes to provide forty- nine (49) parking spaces total. Accordingly, the Project exceeds the parking requirements under CA Govt Code § 65915(p)(1).

Child Care Space:

Not applicable.

Inclusionary Housing Requirement:

GMC Chapter 30.35, the Inclusionary Zoning Ordinance (the “IZO”) , requires a housing development (a rental development project of eight (8) or more dwelling units proposed to be constructed in the City) to provide 15% of the units as affordable to low-income households.

The Project has a base density of seven (7) units. Therefore, the Project is not subject to the IZO.

Affordable Housing Commercial Development Impact Fee
On May 7, 2019, the City adopted a Citywide Affordable Housing Commercial Development Impact Fee, Ordinance No. 5929, codified in GMC Chapter 4.11 (collectively, the “Commercial DIF”). The Commercial DIF became effective after a 60-day period on July 7, 2019.

With the exception of hotels, auto dealership s, community land uses which serve the public, and the reconstruction of any building destroye d by fire, flood, earthquake or other act of nature (so long as the square footage does not exceed the square footage before the loss), the Commercial DIF imposes a $4 per square foot fe e (per the FY 2023 Citywide Fee Schedule) on all commercial development projects with a gross floor area exceeding 1,250 square feet. The Project is not subject to the Commercial DIF as it does not propose a permitted commercial component.

Note About Required Condition: The Project is conditioned on Applicant complying with CA Govt Code § 66300 (d)(2)(C) and (D).

DRAFT
290 of 416

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1 1 2 3
3 24
4 4
4 5
4 5 5
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8 8
2540 East Colorado Boulevard Pasadena, Cali fornia 91107 v . 626.405.8001 www.on yxarchitects.com © ONYX ARCHITECTS, INC. 2023 | 20 ED C

I R IV N G

E E OL P T

G LE N D

MU TL I F A M L Y AI
I R IV N G4 1 3 A NV E E U
D A CL A LGL E N I 9
1 1 R F
E O N I A 2 0
2023

D V M E ND E S I G N
A L E
4 1 7/
P T S
EMBE R

EXISTING STRUCTURES
DR-01.1
ONYX #P21092
No.

DESCRIPTION
DATE
298 of 416

2540 East Colorado Boulevard Pasadena, Cali fornia 91107 v . 626.405.8001 www.on yxarchitects.com © ONYX ARCHITECTS, INC. 2023 | 25 A J N

I R IV N G

E E OL P T
GLEN D

MU TL I F AM LY AI
I R I VN G4 1 3 A N V E E U
D A CL A LGL E N I 9F R 1 1E O N I A 2 0
2024

D V M E ND E S I G N
A L E
4 1 7/
P T S

U A R Y

SITE CONTEXT
DR-01
ONYX #P21092
Existing 1 Story House
3 Story Building
2 Story Building
Existing 1 Story House 2 Story Building
3 Story Building
2 Story Building
Existing 1 Story House
No.

DESCRIPTION
DATE
299 of 416

Density Bonus Information
Lot Area: 18,369 SF per LA County Assessor
Maximum Number of Units Permitted by Zone: 7 Base Units Number of Additional Units Requested: 26 (26 / 7 = 371.4% increase) Total Number of Units Proposed: 33 (26 + 7)
Unit Type: Rental
Number of Affordable Units Provided: 8
Percentage of Affordable Units Provided: 8 afford. / 7 base units = 114.2% Level of Affordability:

Very Low-Income Households 8
Requested Concessions: (4 total)
Height (Story), FAR, Lot Coverage, Parking (above grade)

Are Parking Concessions Requested? Yes
Child-care facility proposed with the project? No
Project within 1/2 mile of a Major Transit Stop. N o
Present Use of Property Residential
Number of Existing Units on Site 5
Number of Existing Low-Income Units on Site None

Requested Waivers: Yes

REQUIRED FINDINGS OF FACT (per Glendale Municipal Code Title 30, Chapter

30.36.080):

Describe the following relating to the requested Incentives and Concessions:

1. Describe how the incentive or concession results in identifiable and actual cost reductions to provide for affordable housing costs or to provide affordable rents:

The applicant is requesting the following (3) Concessions:
1) Floor Area Ratio from 0.65 in the R-3050 Zone to 2.53* *Includes area of 1 st floor parking area (+/- 9,114SF) 2) Height and Story Increase from 36 ft maximum height (3 stories) to 4 stories (40’-0 to 43’-8”) w/ mezzanine level (52’-8”). 3) Parking Above Grade (located behind residential units and not visible from public right of way, with no enclosing walls on three sides)
Height, FAR, and Density:

Providing the additional height, buildable area, and total proposed unit count would allow for the (25) market rate units to help offset the cost and financially support construction and operation cost to set aside the (8) affordable units. The additional density and increase in floor area will provide the additional housing units that will financially support the designated affordable units for very low income.

Parking Above Grade:

One level of parking is provided at 3 ft. max. above grade with an above grade garage to minimize excavation and grading, the garage is set on the back side of the lot and not visible from the public right of way due to the inclusion of three residential units and a lobby between the above grade garage portion of the project and the public right of way. Additionally, the above grade garage does not have any exterior walls and is open to the air on the three sides not facing the residential separation. Providing only one level of subterranean garage would eliminate permanent shoring methods and sub slab waterproofing that would significantly reduce construction cost to the project.

300 of 416

2. Describe how 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 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:

Through the use of the State Density Bonus specifically under Assembly Bill - AB2345, AB1287, and General Plan Update to meet Glendale City’s Housing Element.

The proposed development requests are in compliance with all zoning codes and meet the design guidelines that are compatible and appropriate to the adjacent buildings and site context.

The requested concessions do not include reductions to any standards to any state or local Building and Safety Division (Community Development Department), Fire Department or Engineering Division (Public Works Department) requirements or any other objective, identifiable written requirements pertaining to health and safety.

The proposed project meets the requirements to qualify for a Class 32 “In-fill” Development Project and is exempt from further CEQA review.

The proposed project is consistent with the General Plan, Housing Element to provide very low housing by allowing developers density bonuses or other financial incentives for providing units for very low- income residents.

3. Describe how 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:

Height and Story The project is seeking a height increase that includes 1 additional story request. This scale is appropriate to the existing street. The context of the site consists of a mix of single-story homes and 2 and 3-story apartment buildings. The following five sites along Irving are similar in scale and height 2 and 3 stories with heights 36 ft and above with varying rooflines. Per Title 30.11.030 note (3) code provides for allowance for an additional 5 ft height increase for roofs with slope of 3:12 minimum.

Adjacent property to the West 409 Irving – 2-story apartment building 26 ft Adjacent property to the east – 421 Irving – 3-story apartment building 43 ft, Adjacent property to across to the south - 414 - 2-story 26 ft building height

Other adjacent properties include
331 Irving – 6-unit apartments 3 story 35 ft
339 Irving – 6-unit apartment 3 story 34 ft
421 Irving - 7-unit apartment 3 story 43 ft
Per GMC 30.30.050 Solar energy equipment– Item D2 Solar provision for height. Solar energy equipment that is attached to a building shall not exceed a height of fifteen (15) feet in addition to the allowable height of the building. Solar energy equipment that is attached to a building shall not exceed a 301 of 416

height of fifteen (15) feet in addition to the height of the building when the building height is approved by variance or administrative exception, or when the building height has a nonconforming status. Height shall be measured from the lowest point of the building exposed above the ground surface to the highest point of the structure supporting the solar panels, including the solar panels.

Floor Area Ratio Unit sizes meet the minimum requirement, increasing allowable FAR provides adequate unit sizes for all 33 units proposed.

Parking The project proposes 1 level of semi subterranean parking with 29 total stalls and 1 level above grade parking garage with 18 total stalls, providing a total of 49 parking spaces.

Per GMC 30.32.040: All required off-street parking spaces for such dwelling units shall be provided in subterranean or semi-subterranean garages, except guest parking spaces which may be located above or below grade. Projects utilizing a garage design that is not subterranean or semi-subterranean shall provide private and direct access to the unit for which the garage is provided, and ground level living space shall occupy not less than twenty-five (25) percent of the total unit area. Private and direct access shall mean access through a door directly into the floor area of a unit or access through a private outdoor area of the unit and then through a door into the unit and never through any common area of the project.

A portion of the parking is provided on grade within a parking garage for 18 stalls of which, 6 stalls are provided for the residents and 12 guest stalls. All parking stalls are located at the rear of the site.

Although direct access from the parking garage is not provided into the unit, the assigned resident stalls serve the 3 units located at the same level.

The intent of the code is satisfied.

Furthermore, the main lobby entrance faces the street on the same level adjacent to 3 residential units on level 1 wrapping the above grade open parking garage, so that the parking level is not visible from the street or public right of way.

All requested development standards are complying within the existing zoning designation, and appropriate with the neighborhood adjacent site context and do not require any changes to the general plan and zoning code.

Complying with the 25 ft setback along the front yard facing the primary elevation along Irving Avenue, Interior Street side and interior rear provide the transitional stepping on three sides with the 5 ft (8 ft average) at 1
st , 8 ft (11 ft average) at 2 nd , and 11 ft (14 ft average) at 3 rd and 4 th which are compliant with the minimum per code.

The project complies with the following development standards 1 All Setbacks front, side, and rear
Front yard = 25 ft
Side yard = transitional – 5ft @ first w/ 8’ average, 8 ft @ second w/ 11‘average, 11 ft @ third and fourth and mezzanine w/ 14’ average)
Rear yard = transitional – 5ft @ first w/ 8’ average, 8 ft @ second w/ 11‘average, 11 ft @ third and fourth and mezzanine w/ 14’ average)
2 Unit Size (600 SF min for1 bedroom,800 SF min 2 bedroom) per 30.11.050 A 3 Open Space for common and private providing +/-6 ,212 SF > 6,200 SF req’d. 4 Landscaping 30% = (5,511 SF required) +/ 6,196 S F provided 5 Parking Standards (ratio) complies with alternat e parking standards per AB2345. 6 Laundry Facilities – Washer and Dryers provided in each unit. 7 Private Storage Space – 90 Cubic Feet per unit

The proposed total of 25 market rate units are required to finance the 114.2 % of affordable units above the 7 base units, providing a total of (8) affordable units consisting of (8) Very Low.

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Describe the following related to the requested Waivers or reductions in development standards:

REQUESTED WAIVER
Lot Coverage
Requested: Maximum 76.7%

Required: Maximum 50%

REQUIRED / MANDATED FINDINGS
Pursuant to GMC Section 30.36.080(B), the Director of Community Development 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. Describe how 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. The applicant seeks relief from the maximum 50% requirement in GMC

30.11.030, since the project’s lot coverage exceeds the maximum allowed lot coverage by 26.7% at

76.7%.

The project is designed to optimize density to provide eight (8) units affordable to very low-income households and provide for a balanced unit mix to serve a variety of income levels. The requested waiver from the maximum 50% lot coverage is needed to allow for increased floor area to allow for the construction of the affordable units and the balanced unit mix physically possible to build. The waiver will allow relief to provide the affordable units and the more balanced unit mix that will meet the design of the proposed development project. The maximum lot coverage requirement of GMC 30.11.030 would physically preclude the construction of the housing development with the eight (8) affordable units and balanced unit mix at the density and with the incentives or concessions.

Without the requested waiver, the project density would be reduced, the number of affordable units reduced, and the balanced unit mix would be affected which will make it physically impossible to build the project at the allowable density with the desired unit mix and number of affordable units and with the incentives or concessions.

2. Describe how 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 three incentive / concession requests and waiver, 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 proposed waiver request meets the design guidelines that are compatible and appropriate to the adjacent buildings and site context.

The project’s impact in terms of increased lot coverage is mitigated by certain factors: 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 303 of 416

apparent building size. Additionally, the 1 st floor building footprint contains an unenclosed parking area as part of the lot coverage providing only structural elements as needed to support the construction of the levels above with no bounding walls around the parking area. The portion of the 1st level creating “enclosed building area” is limited to the three residential units, lobby space, trash enclosure, and vertical circulation areas only facing the main street fronting facade.

3. Describe how 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 for further information and analysis .

4. Describe how 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. 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.

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Existing Units Analysis
Existing Units on Site
Total Existing Units: 5
Income Levels: Market rate rental – No affordable u nits

Type of Units
413 Irving - (1) One story Single Family Dwelling 3 Bedrooms / bath built 1940 417 Irving - Quadruplex (4) 1-bedroom / 1 bath built 1952

Proposed Unit Summary (The proposed 33 units include):
(18) One bedroom
(12) One bedroom + den
(3) Two bedroom

305 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
Class 32 Categorical Exemption Findings
413, 417 & 419 Irving Avenue, Glendale, CA 91201
“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; (b) The proposed development occurs within city limits on a Project site of no more than five acres substantially surrounded by urban uses; (c) The Project site has no value, as habitat for endangered, rare or threatened species; (d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; (e) The site can be adequately served by all required utilities and public services.” (14 Cal. Code Regs. § 15332) (“CEQA Guidelines”).

Project Description
The applicant is seeking approval of a Density Bonus and Inclusionary Housing Plan for a new residential project at 413, 417, and 419 Irving Avenue. The applicant requests the density bonus, as well as three concessions, pursuant to California Government Code Sections 65915, et seq. (“Density Bonus Law”), which allows developers that seek and agree to provide at least 15 percent of the units in a housing development to very-low income households, a mandatory 50 percent density bonus, as well as three concessions. Additionally, the applicant is requesting one waiver or modification from a development standard. The Density Bonus and Inclusionary Housing Plan meets the requirements of the Density Bonus Law and Glendale Municipal Code (GMC) Section 30.36.050 because the project is providing 15 percent of the total base density units of the housing development as affordable units which will be restricted to very-low income households, as defined in Section 50105 of the Health and Safety Code.

The project involves the demolition of five existing residential structures on site, and the construction of a new 33-unit multi-family density bonus housing development totaling 46,622 square feet (SF) with a total of 49 parking spaces, including one level of surface (on-grade) parking containing 18 spaces (inclusive of three tandem spaces) and one level of underground, semi-subterranean parking structure containing 31 residential parking spaces and providing eight (8) affordable units reserved for very low income households (“Project”). Pursuant to State and City Density Bonus Law, the project will provide eight (8) affordable units reserved for very-low income households. The project qualifies for reduced parking inclusive of guest and handicapped spaces, under the State Density Bonus Law and GMC

30.36.090. The Project’s unit mix includes eighteen (18) one-bedroom units, twelve (12) one-bedroom plus den and/or mezzanine and three (3) two-bedroom units and provides at least 40 square feet of private open space for each residential unit and 6,212 square feet of common open space for residential uses. 1 306 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
The 18,369 square-foot site is currently developed with five residential buildings. The 413 address is developed with a one-story, single-family house built circa 1940. The 417-419 address contains two separate duplex buildings and a detached garage built circa 1949. The site is located on the northwest side of Irving Avenue, in the R-3050 (Moderate-Density Residential) zone.

The proposed project would demolish the existing residential structures and garages in conjunction with the construction of the new four-story, 33-unit multi-family residential project totaling 46,622 SF and featuring eight (8) affordable units restricted to very-low income households. Parking will be provided on-site with a total of 49 parking spaces, including one level of surface (on-grade) parking containing 18 spaces (inclusive of three tandem spaces) and a one level underground, semi- subterranean parking structure containing 31 residential parking spaces. The project is providing the required amount of parking per Glendale Municipal Code (GMC

30.32) and California Government Code Section 65915(p). Primary access to the building, including above- and below grade parking will be from Irving Avenue.

The project site is approximately four miles northwest of Downtown Glendale and approximately one mile from the Walt Disney Creative Campus 0.3 miles west of Downtown Glendale surrounded by existing urban uses residential buildings. The Project Site is bordered by multi-family residential development directly to the north, south, east and west.
a. The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations.

The Land Use Element of the Glendale General Plan includes a goal to “Support the creation of higher density residential development and alternative forms of medium and high-density housing in those areas best suited from the standpoint of accessibility, current development, community organization, transportation and circulation facilities and economic feasibility” (Glendale General Plan Land Use Element, page 7). The Project is consistent with and helps achieve this goal by redeveloping the project site and building a new structure which will yield a total of 33 residential dwelling units with proximate access to public transportation to access neighborhood services daily. Moreover, the project will advance the goals and policies of the General Plan, Housing Element (2021-2029), including, but not limited to, Goal 1 (“A City with a Wide Range of Housing Types to Meet the Needs of Current and Future Residents), Goal 3 (“A City with Increased Opportunities for Affordable and Special Needs Housing Development) Housing Services that Address Groups with Special Housing Needs) and Policies 3.1 and 3.2 (“Encourage both the private and public sectors to produce or assist in the production of affordable housing for special needs groups such as: persons with disabilities, the elderly, large families, single- parent households, and formerly homeless) and (“Promote the development of extremely low, very low, low and moderate income housing by allowing developers density bonuses or other financial incentives for providing units for low and moderate 2 307 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
income residents. The unit mix and location of affordable housing units in density bonus projects must be approved by the City and included in an affordable housing agreement.”). The proposed 33-unit residential development will be consistent with the other various elements and objectives of the General Plan.

The project site is located in the R-3050 (Moderate Density Residential) zone. The Land Use Element of the General Plan designates the project site as Moderate Density Residential. The Land Use Element is the most directly related to the approval of this use. All other elements of the General Plan will not be impacted as a result of the project. The subject site does not contain any historic resources and is not designated or slated for open space or recreational use and will operate in compliance with the Noise Element thresholds. The Safety Element does not identify any hazards associated with the site. The site is not within a hazard zone and the conditions placed on the proposed use will ensure the project does not contribute to local crime. The adjacent Irving Avenue can accommodate the traffic generated as a result of the project. The Circulation Element identifies Irving Avenue, as a Local Street, which can accommodate the traffic generated as a result of the project. This street serves the residential needs of the immediate community, carrying low volumes of traffic to and from collectors and arterials. 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. The project is consistent with its land use designation. Multi-family residential uses in the R-3050 (Moderate Density Residential) zone is a permitted use in this zone and subject to the provisions of the R-3050 zone.

The Project is consistent with Zoning Code designations, standards and regulations, because the Zoning Code recognizes that waivers and incentives associated with density bonus projects are either statutorily allowed by right or may be granted where qualified. The Zoning Code allows one dwelling unit for every 3,050 square feet of lot area, which permits a maximum residential density of 14.2 units per acre. Based on the zoning designation and the lot area (approximately 18,369 square feet), by right, the applicant has a base density of seven (7) units (18,369 / 3,050 = 6.02 rounded up to 7).

The applicant is entitled to a fifty percent (50%) density bonus by providing two (2) very low income units (15 percent of the base density of 7 = 1.05 rounded up to 2). The applicant is requesting a three hundred seventy-one and four tenths of a percent (371.4%) density bonus and is requesting to provide a proportionate number of restricted units, calculated as eight (8) very low income units ((15% x 7) x (371.4% / 50%) = 7.79 rounded up to 8) reserved for very low income households. 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 in the R-3050 (Moderate Density Residential) zone, entirely within the City of Glendale boundary limits. The site is approximately 18,369 square feet (0.422 acres), which is less than five acres in size. The project site is substantially surrounded by existing similar and complimentary uses. Surrounding urban uses, 3 308 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
including multi-family residential are located to the north, south, east and west of the subject site. As the Public Resources Code (PRC) defines qualified urban use as “any residential, commercial, public institutional, transit or transportation passenger facility, or retail use, or any combination of those uses,” the Project Site is substantially surrounded by urban uses. (PRC § 21072.)
c. The Project site has no value as habitat for endangered, rare or threatened species.

The project site is fully developed with five existing residential uses built between 1940 and 1949. The project site is not currently a habitat for endangered, rare, or threatened species, and no documentation exists which identifies the project site as such. There are no protected trees on the project site. Therefore, the site does not contain or have value as a habitat for endangered, rare or threatened species. d. Approval of the Project would not result in any significant effects relating to traffic, noise, air quality or water quality.

The project would not result in any significant impacts related to traffic, noise, air quality or water quality.

Traffic
Parking for the project is provided on-site within a 49-space parking structure, including one level of surface (on-grade) parking containing 18 spaces (inclusive of three tandem spaces) and one level of underground, semi-subterranean parking garage containing 31 residential parking space. Access to the 18, above ground parking spaces is on Irving Avenue via a driveway proposed on the western portion of the site and access to the 31-space, underground parking garage is on Irving Avenue via a driveway proposed on the eastern portion of the site.

Based on the attached trip generation estimates conducted by staff, the proposed project is estimated to generate fewer than 50 net peak-hour trips, thus, no Traffic Impact Analysis is required. A summary of the results are attached hereto as Attachment “1”.

Vehicle Miles Traveled
In 2018, the State of California amended the California Environmental Quality Act (CEQA) Guidelines Appendix G question for transportation impacts to delete reference to vehicle delay and level of service and instead refer to Section 15064.3, subdivision (b)(1) of the CEQA Guidelines asking if the Project will result in a substantial increase in VMT. Accordingly, the City of Glendale adopted VMT as the metric for assessing transportation impacts for land use Projects. To comply with the requirements of the California Environmental Quality Act (CEQA) and Senate Bill 743 (SB 743), development projects in the City of Glendale must conduct vehicle miles traveled 4 309 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
(VMT) analysis to evaluate a project’s potential significant impacts. The City has prepared Transportation Analysis (TIA) Guidelines, to provide guidance on whether a project can be screened out of a detailed VMT analysis, or if the applicant would need to perform a detailed VMT analysis. The guidelines include detailed guidance for conducting an SB 743-consistent transportation impact analysis of VMT as well as assessing significant impacts related to public transit, pedestrians, bicyclists, hazards/design features, and emergency access.

The project is not required to prepare a detailed Vehicle Miles Traveled (VMT) analysis because according to Section 2.1.2.1 of the City’s Transportation Analysis Guidelines, projects that generate fewer than 145 daily vehicle trips can be presumed to cause a less-than-significant transportation impact and would not require a detailed VMT analysis; which is based on the proposed project’s total uses without taking a credit for existing uses. As proposed, the project is considered a small project, which is estimated to generate less than 50 net peak-hour trips and is thus screened out of the requirement to prepare a detailed VMT analysis. The project would have a less-than- significant VMT impact.

Noise
The project is located in a developed urban area. The surrounding neighborhood is developed with residential dwellings to the north, south, east, and west of the subject site. The proposed project would generate similar if the not the same noise as other residential uses in the area. As a result, the project would not add substantial operational noise that would be audible above existing conditions.

A temporary periodic increase in ambient noise would occur during construction activities associated with the proposed project. Noise from the construction activities would be generated by vehicles and equipment involved during various stages of construction operations: site grading, foundation, and building construction. The noise levels created by construction equipment would vary depending on factors such as the type of equipment and the specific model, the mechanical/operational condition of the equipment, and the type of operation being performed. However, all development within the project site will be required to comply with the City of Glendale Noise Ordinance (Municipal Code Chapter 8.36), which prohibits construction activities to between the hours of 7:00 p.m. on one day and 7:00 a.m. of the next day or from 7:00 p.m. on Saturday to 7:00 a.m. on Monday or from 7:00 p.m. preceding a holiday.

The proposed project would have a minimal effect on the noise environment in proximity to the project site. Noise generated by the proposed project would result primarily from visitors, off-site traffic, and heating, ventilation, and air conditioning (HVAC) equipment. However, the proposed project’s mechanical equipment would need to comply with the City’s Noise Ordinance, which establishes maximum permitted noise levels from mechanical equipment. The project would be constructed to reduce interior noise to acceptable levels as required by the building code, and the project is not anticipated to generate noise in excess of limits contained in the Noise Element. 5 310 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
The project’s compliance with the City’s Noise Ordinance would ensure that noise levels from building mechanical equipment would not exceed thresholds of significance.

The proposed project would be constructed using typical construction techniques and would not require the use of pile driving for construction, thus reducing significant vibration impacts. Heavy construction equipment (e.g., bulldozer and excavator) would generate a limited amount of ground-borne vibration during construction activities at short distances away from the source. The use of equipment would be limited to a few hours spread over several days during grading and excavation activities. As such, ground-borne vibration and noise levels associated with the proposed project would be less than significant.

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 thresholds for construction, area, or operational impacts. A summary of the results is attached hereto as Attachment “2".

Water Quality
Implementation of the proposed project will require compliance with all the National Pollutant Discharge Elimination System (NPDES) requirements including the submittal and certification of plans and details showing both construction and post-construction Best Management Practices (BMPs) that are integrated into the design of the project.

The submittal of a Standard Urban Stormwater Mitigation Plan (SUSMP), as approved by the City Engineer, will also be required to be integrated into the design of the project. Therefore, implementation of the proposed project is not expected to violate any water quality standards or wastewater discharge requirements since the project will be required to comply with applicable permitting requirements.

Because the proposed infill development would redevelop land that is fully developed with urban uses, construction would not impact water flows or water quality. The Project would comply with the City’s Low Impact Development (LID) Guidelines set forth in Chapter 13.43 of the GMC and with applicable state and federal regulations.

Such LID standards are designed to minimize the impervious area footprint, prevent pollutants of concern from leaving the development site in stormwater as the result of storms, and minimize hydromodification impacts to natural drainage systems. (GMC §

13.43.040(A). Compliance with these regulations will ensure that the Project would not result in a significant impact to water quality. Existing utilities would provide water supplies and wastewater treatment services to the subject property. 6 311 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
e. The site can be adequately served by all required utilities and public services.

There will not be a considerable increase in demand for services or utilities due to project implementation. The project would be located in an existing urban area with existing buildings that have been adequately served by existing public utilities and services. All new construction on site will be served by the same existing public utilities and services. These services include water, electricity, solid waste collection and sewer services provided by the City of Glendale. Accordingly, the Project will be adequately served by all required utilities and public services.

Exceptions to Categorical Exemptions
(CEQA Guidelines Section 15300.2)
Proposed Findings
a. Location. Classes 3, 4, 5, 6, and 11 are qualified by consideration of where the project is to be located a Project that is ordinarily insignificant in its impact on the environment may in a particularly sensitive environment be significant.

Therefore, these classes are considered to apply in all instances, except where the Project may impact on an environmental resource of hazardous or critical concern where designated, precisely mapped, and officially adopted pursuant to law by federal, state, or local agencies.

Because the Project is relying on Class 32 exemption, this exception does not apply. b. Cumulative Impact. All exemptions for these classes are inapplicable when the cumulative impact of successive Projects of the same type in the same place, over time is significant.

There is not a succession of known projects of the same type located in the same place as the subject project. Since this project qualifies for a Class 32 Categorical Exemption and is subject to Regulatory Compliance Measures, no cumulative impacts are anticipated. Further, the proposed 33-unit multi-family residential development does not exceed thresholds identified for impacts to the area (including noise, traffic, and air quality) and will not result in significant cumulative impacts. 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.

The project proposes a 33-unit multi-family residential project in an area zoned and designated for such use. Other similarly situated sites could be developed in the same manner and there is nothing unusual about the project site. Adjacent and nearby lots 7 312 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
are developed with residential buildings. No unusual circumstances are present or foreseeable.
d. Scenic Highways. A categorical exemption shall not be used for a Project which may result in damage to scenic resources, including but not limited to, trees, historic buildings, rock outcroppings, or similar resources, within a highway officially designated as a state scenic highway.

The project site is located in an urban environment surrounded by urban development.

The site is bordered by Allen Avenue to the north, Irving Avenue to the south, Lake Avenue and Interstate 5 freeway to the east and Victory Blvd, to the west. The project site is surrounded by existing urban uses, including residential buildings. According to information on the California Department of Transportation’s State Scenic Highway Program, there are no state scenic highways in the vicinity of the project site. e. Hazardous Waste Sites. A categorical exemption shall not be used for a Project located on a site which is included on any list compiled pursuant to Section 65962.5 of the Government Code.

The project site is developed and is not within a designated hazardous site. The project site is not located on the California Department of Toxic Substances Control’s Hazardous Waste and Substances Site List-Site Cleanup (Cortese List), nor is it listed on the EnvironStor database. Further, the project site is not on the following lists maintained by the State Water Board: Leaking Underground Storage Tank Sites, Solid Waste Disposal Sites, or Active Cease and Desist Orders and Cleanup and Abatement Orders. The project site is also not identified on the list of hazardous waste facilities subject to corrective action pursuant to Section 25187.5 of the Health and Safety Code, identified by the Department of Toxic Substances Control. f. Historical Resources. A categorical exemption shall not be used for a Project which may cause a substantial adverse change in the significance of a historical resource.

The properties at 413, 417, and 419 Irving Avenue are not listed on the National Register of Historic Places, California Register of Historical Resources, or Glendale Register of Historic Resources. Professional planning staff, including staff with expertise in evaluating historic resources, have provided further analysis, and determined that the project has not been identified as a historic resource in any survey.

An individualized analysis by Planning staff was conducted and staff concluded there is no evidence the Project Site or the structures on the Project Site are historic and do not qualify as historic resources because none of the findings that would qualify the properties for listing on the Glendale Register pursuant to GMC §15.20.050 (Findings for listing resources in the Glendale Register of Historic Resources), can be made, and therefore these properties are not considered historic resources. Specifically, the properties are not:
8 313 of 416

CCR § 15332 In-fill Development Projects Exemption
New 33-Unit Density Bonus and Inclusionary Housing Residential Project 413-419 Irving Avenue
A. Identified with important events in national, state, or city history, or exemplifies significant contributions to the broad cultural, political, economic, social, tribal, or historic heritage of the nation, state, or city, and do not retain historic integrity.

B. Associated with a person, persons, or groups who significantly contributed to the history of the nation, state, region, or city, and retain historic integrity.

C. Embodiments of the distinctive and exemplary characteristics of an architectural style, architectural type, period, or method of construction; and do not represent notable work of a master designer, builder or architect whose genius influenced his or her profession; do not possesses high artistic values or retain historic integrity.

D. Properties that have yielded, or have the potential to yield, information important to archaeological pre-history or history of the nation, state, region, or city, and retains historic integrity.

ATTACHMENTS:

1. Trip generation estimates

2. California Emissions Estimator Module
9 314 of 416

Table 1
Preliminary Project Trip Generation [1]
413 ‐ 417 Irving Ave
AM Peak Hour PM Peak Hour
OutLand Use: (ITE CODE) Size Daily Trips In Out Total In Total Proposed Project
Multifamily Housing (Mid‐Rise) 33 DU 150 3 9 12 8 5 13
Local Transportation Analysis May Be Required (> 50 Peak Hour Trips)?* NO [1] Rates and Numbers based on the 11th Edition of the ITE Trip Generation Manual * If YES, applicant must conduct a trip generation study using any trip reductions as applicable to the project to determine if LTA required. 315 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 1 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 413-417 Irving Glendale Apartments
South Coast AQMD Air District, Winter

1.0 Project Characteristics

1.1 Land Usage
Land Uses Size

33.00 14.95

9.67 Metric
Dwelling Unit
1000sqft
Lot Acreage

0.42 Floor Surface Area
33,000.00
Population
Apartments High Rise 94
0Enclosed Parking with Elevator
Enclosed Parking with Elevator

0.01 14,950.00
1000sqft 0.01 9,670.00 0

1.2 Other Project Characteristics
Urbanization
Climate Zone
Urban
9 Wind Speed (m/s) 2.2 Precipitation Freq (Days) 31
Operational Year 2024
Utility Company Glendale Water and Power
948.98CO2 Intensity
(lb/MWhr)
CH4 Intensity
(lb/MWhr)

0.033 N2O Intensity
(lb/MWhr)

0.004

1.3 User Entered Comments & Non-Default Data
Project Characteristics - Demo 4,666 SF (417 Irving - 864 SF; 1,080 SF; and 887 SF; and 413 Irving - 1,157 SF; 515 SF; 163 SF), Const. 33-unit, 45,345 SF MFR dwelling w/ a 9,674 SF garage and a 14,950 SF subt. garage. Grading: Cut 5,495 CY Fill 35 CY (5,460 CY Total Export) Land Use - 35,675 SF Residential Floor Area; 24,620 SF of parking on a 18,238 SF lot. 33 DUs on a .419 acre lot classified as Apartment High Rise by CalEEMod manual as this equates to 79 du's to an acre.

Construction Phase - Demo: 4 weeks, Site prep: 2 weeks, grading: 4 weeks, constructions 18 months, paving 3 weeks, arch finishes: 4 months Grading - Cut 5,495 CY, Fill 35 CY, Export 5.460 CY
Demolition - Demo 4,666 SF (417 Irving - 864 SF; 1,080 SF; and 887 SF; and 413 Irving - 1,157 SF; 515 SF; 163 SF) Table Name Column Name
NumDays
Default Value

5.00 New Value

20.00tblConstructionPhase
tblConstructionPhase NumDays 100.00 391.00
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tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblGrading
NumDays
NumDays

10.00 2.00

30.00 16.00
NumDays 5.00 20.00
NumDays 1.00 11.00
PhaseEndDate
PhaseEndDate
PhaseEndDate
PhaseEndDate
PhaseEndDate
PhaseEndDate
PhaseStartDate
PhaseStartDate
PhaseStartDate
PhaseStartDate
PhaseStartDate
AcresOfGrading
AcresOfGrading
MaterialExported
LotAcreage
12/18/2024
12/4/2024
7/12/2024
7/17/2024
12/11/2024
7/15/2024
12/12/2024
7/18/2024
7/16/2024
12/5/2024
7/13/2024

12.00 4/22/2026
3/18/2026
8/9/2024
9/17/2024
4/15/2026
8/26/2024
4/16/2026
9/18/2024
8/27/2024
3/19/2026
8/10/2024

1.50 tblGrading 5.50 0.50
tblGrading 0.00 5,460.00

0.42tblLandUse 0.53
tblLandUse LotAcreage 0.34 0.01
tblLandUse LotAcreage 0.22 0.01
tblTripsAndVMT HaulingTripNumber 683.00 682.00

2.0 Emissions Summary
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2.1 Overall Construction (Maximum Daily Emission)
Unmitigated Construction
ROG NOx CO SO2 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e
Year lb/day lb/day
2024
2025

1.0235

0.6598

15.1509

5.8507

5.8426

15.1509

8.1892

8.0800

8.0218

8.1892

0.0388

0.0158

0.0157

0.0388

5.4896

0.4313

5.4896

0.4396

0.2449

0.2448

0.4396

5.9292

0.6762

0.6761

5.9292

2.7273

0.1155

2.7273

0.4059

0.2254

0.2253

0.4059

3.1332

0.3409

0.3408

3.1332

0.0000

0.0000
4,081.843 4,081.843 0.5923

0.3696

0.3690

0.5923

0.4221

0.0292

0.0284

0.4221
4,222.436
67 7
1,554.827 1,554.827 1,572.761
50 0
2026 10.8572

10.8572
1,542.868 1,542.868 1,560.550
35 5
Maximum 4,081.843 4,081.843 4,222.436
67 7
Mitigated 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
2024
2025

1.0235

0.6598

15.1509

5.8507

5.8426

15.1509

8.1892

8.0800

8.0218

8.1892

0.0388

0.0158

0.0157

0.0388

5.4896

0.4313

5.4896

0.4396

0.2449

0.2448

0.4396

5.9292

0.6762

0.6761

5.9292

2.7273

0.1155

2.7273

0.4059

0.2254

0.2253

0.4059

3.1332

0.3409

0.3408

3.1332

0.0000

0.0000
4,081.843 4,081.843 0.5923

0.3696

0.3690

0.5923

0.4221

0.0292

0.0284

0.4221
4,222.436
67 7
1,554.827 1,554.827 1,572.761
50 0
2026 10.8572

10.8572
1,542.868 1,542.868 1,560.550
35 5
Maximum 4,081.843 4,081.843 4,222.436
67 7
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0.00 NOx

0.00 CO SO2

0.00 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4

0.00 N20

0.00 CO2e

0.00Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction
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2.2 Overall Operational
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
Energy
Mobile
Total

9.4498

0.0127

0.4264

9.8889

0.7161

0.1089

0.5077

1.3327

19.5061

0.0463

4.3275

23.8800

0.0430 2.5359 2.5359 2.5359 2.5359 309.1083 598.9076 908.0159 0.9265 0.0210 937.4314

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003

9.7800e-
003

1.0763 7.2200e-
003

1.0836 0.2868 6.7200e-
003

0.2935 997.1783 997.1783 0.0649 0.0443 1,012.005
6 0.0534 1.0763 2.5519 3.6283 0.2868 2.5514 2.8383 309.1083 1,735.069 2,044.178 0.9941 0.0678 2,089.246 87 0
Mitigated 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
Energy
Mobile
Total

9.4498

0.0127

0.4264

9.8889

0.7161

0.1089

0.5077

1.3327

19.5061

0.0463

4.3275

23.8800

0.0430 2.5359 2.5359 2.5359 2.5359 309.1083 598.9076 908.0159 0.9265 0.0210 937.4314

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003

9.7800e-
003

1.0763 7.2200e-
003

1.0836 0.2868 6.7200e-
003

0.2935 997.1783 997.1783 0.0649 0.0443 1,012.005
6 0.0534 1.0763 2.5519 3.6283 0.2868 2.5514 2.8383 309.1083 1,735.069 2,044.178 0.9941 0.0678 2,089.246 87 0
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0.00 NOx

0.00 CO SO2

0.00 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4

0.00 N20

0.00 CO2e

0.00Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction

3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days Num Days Week
Phase Description
1 Demolition Demolition 7/1/2024 8/9/2024 5
5 5
5 5
5 30
112
3 4
5 6
Site Preparation
Grading
Site Preparation
Grading
8/10/2024
8/27/2024
9/18/2024
3/19/2026
4/16/2026
8/26/2024
9/17/2024
3/18/2026
4/15/2026
4/22/2026
16 Building Construction
Paving
Building Construction
Paving
391
20 Architectural Coating Architectural Coating 20
Acres of Grading (Site Preparation Phase): 0.5
Acres of Grading (Grading Phase): 1.5
Acres of Paving: 0.02
Residential Indoor: 66,825; Residential Outdoor: 22,275; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 1,477 (Architectural Coating – sqft)
OffRoad Equipment
Phase Name
Architectural Coating
Offroad Equipment Type
Air Compressors
Amount Usage Hours

6.00 Horse Power Load Factor

0.481
4 1
1 2
78 9Paving Cement and Mortar Mixers
Concrete/Industrial Saws
Cranes

6.00 8.00

4.00 6.00

0.56 0.73

0.29 0.20
Demolition 81
Building Construction
Building Construction
231
89Forklifts
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1 1
1 1
1 2
2 1
1 1

6.00 8.00

7.00 7.00

1.00 6.00

8.00 6.00

7.00 7.00

8.00 187
187
130
80 0.41

0.41 0.42

0.38 0.40

0.40 0.37

0.37 0.37

0.37 0.37
Site Preparation
Paving
Graders
Pavers
Paving Rollers
Demolition
Grading
Rubber Tired Dozers
Rubber Tired Dozers
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
247
247
97Building Construction
Demolition
Grading
97 97
Paving 97
Site Preparation 97
Trips and VMT
Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip Hauling Trip Worker Trip
Number Number Length
Vendor Trip Hauling Trip Worker Vehicle
Class
Vendor
Vehicle Class Vehicle Class
Hauling
Length Length
Demolition 4 10.00 0.00 21.00 14.70 6.90 20.00 LD_Mix HDT_Mix HDT_Mix
HDT_Mix
HDT_Mix
HDT_Mix
HDT_Mix
HHDT
HHDT
HHDT
HHDT
HHDT
HHDT
Site Preparation
Grading
2 3
5 7
1 5.00

8.00 0.00

0.00 8.00

0.00 0.00

0.00 682.00

0.00 14.70

14.70 14.70

6.90 6.90

6.90 20.00 LD_Mix

20.00 LD_Mix

20.00 LD_Mix
Building Construction
Paving

34.00 18.00

7.00 0.00
Architectural Coating 0.00

3.1 Mitigation Measures Construction
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3.2 Demolition - 2024
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
Fugitive Dust
Off-Road
Total

0.1531 0.0000

0.2504

0.1531

0.2504

0.4035

0.0232 0.0000

0.2392

0.0232

0.2392

0.2624

0.0000 0.0000

0.6156 5.4776 7.3949 0.0120 1,148.687 1,148.687 0.2080 1,153.887 04 4

0.6156 5.4776 7.3949 0.0120 0.1531 0.0232 1,148.687 1,148.687 0.2080 1,153.887 04 4
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 lb/day lb/day
Hauling
Vendor
Worker
Total

1.4000e-
003

0.0888

0.0000

0.0209

0.1097

0.0245

0.0000

0.2958

0.3202

3.9000e-
004

0.0122

0.0000

0.1118

0.1240

6.4000e-
004

0.0129

0.0000

0.1124

0.1253

3.3600e-
003

6.1000e-
004

3.9700e-
003

43.4334

0.0000

43.4334

0.0000

2.4500e-
003

6.9000e-
003

45.5516

0.00000.0000

0.0316

0.0330

0.0000 0.0000 0.0000

0.0296

0.0330

0.0000 0.0000

0.0302

0.0342

0.0000 0.0000

9.0000e-
004

6.0000e-
004

5.5000e-
004

90.4952 90.4952 2.2100e-
003

2.2300e-
003

91.2152

1.2900e-
003

1.2400e-
003

1.1600e-
003
133.9286 133.9286 4.6600e-
003

9.1300e- 136.7668
003
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3.2 Demolition - 2024
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
Fugitive Dust
Off-Road
Total

0.1531 0.0000

0.2504

0.1531

0.2504

0.4035

0.0232 0.0000

0.2392

0.0232

0.2392

0.2624

0.0000 0.0000

0.6156 5.4776 7.3949 0.0120 0.0000 1,148.687 1,148.687 0.2080 1,153.887 04 4

0.6156 5.4776 7.3949 0.0120 0.1531 0.0232 0.0000 1,148.687 1,148.687 0.2080 1,153.887 04 4
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

1.4000e-
003

0.0888

0.0000

0.0209

0.1097

0.0245

0.0000

0.2958

0.3202

3.9000e-
004

0.0122

0.0000

0.1118

0.1240

6.4000e-
004

0.0129

0.0000

0.1124

0.1253

3.3600e-
003

6.1000e-
004

3.9700e-
003

43.4334

0.0000

43.4334

0.0000

2.4500e-
003

6.9000e-
003

45.5516

0.00000.0000

0.0316

0.0330

0.0000 0.0000 0.0000

0.0296

0.0330

0.0000 0.0000

0.0302

0.0342

0.0000 0.0000

9.0000e-
004

6.0000e-
004

5.5000e-
004

90.4952 90.4952 2.2100e-
003

2.2300e-
003

91.2152

1.2900e-
003

1.2400e-
003

1.1600e-
003
133.9286 133.9286 4.6600e-
003

9.1300e- 136.7668
003
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3.3 Site Preparation - 2024
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
Fugitive Dust
Off-Road
Total

0.0482 0.0000

0.2012

0.0482

0.2012

0.2494

5.2000e-
003

0.0000

0.1851

5.2000e-
003

0.0000
942.2742 942.2742
942.2742 942.2742

0.0000

0.4985 5.6040 3.8921 9.7300e-
003

0.1851 0.3048 949.8930
949.89300.4985 5.6040 3.8921 9.7300e-
003

0.0482 5.2000e-
003

0.1903 0.3048
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000

0.0158

0.0000

0.0105

0.0000

0.1479

0.0000

0.0559

0.0000

0.0562

0.0000

0.0148

0.0000

0.0151

0.0000

4.5000e-
004

3.0000e-
004

2.8000e-
004

45.2476

1.1000e-
003

1.1200e-
003

45.6076

45.60764.5000e-
004

3.0000e-
004

2.8000e-
004

1.1000e-
003

1.1200e-
003
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3.3 Site Preparation - 2024
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
Fugitive Dust
Off-Road
Total

0.0482 0.0000

0.2012

0.0482

0.2012

0.2494

5.2000e-
003

0.0000

0.1851

5.2000e-
003

0.0000
942.2742 942.2742
942.2742 942.2742

0.0000

0.4985 5.6040 3.8921 9.7300e-
003

0.1851 0.0000 0.3048 949.8930
949.89300.4985 5.6040 3.8921 9.7300e-
003

0.0482 5.2000e-
003

0.1903 0.0000 0.3048
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000

0.0158

0.0000

0.0105

0.0000

0.1479

0.0000

0.0559

0.0000

0.0562

0.0000

0.0148

0.0000

0.0151

0.0000

4.5000e-
004

3.0000e-
004

2.8000e-
004

45.2476

1.1000e-
003

1.1200e-
003

45.6076

45.60764.5000e-
004

3.0000e-
004

2.8000e-
004

1.1000e-
003

1.1200e-
003
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3.4 Grading - 2024
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
Fugitive Dust
Off-Road
Total

4.6546 0.0000

0.4001

4.6546

0.4001

5.0547

2.4993 0.0000

0.3681

2.4993

0.3681

2.8674

0.0000 0.0000

0.9132 9.7297 5.5468 0.0141 1,364.662 1,364.662 0.4414 1,375.696 23 3

0.9132 9.7297 5.5468 0.0141 4.6546 2.4993 1,364.662 1,364.662 0.4414 1,375.696 23 3
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0851

0.0000

0.0252

0.1104

5.4045

0.0000

0.0167

5.4212

1.4886

0.0000

0.2366

1.7252

0.0240

0.0000

0.7456

0.0000

0.0894

0.8350

0.0390

0.0000

0.7846

0.0000

0.0899

0.8745

0.2044

0.0000

0.0237

0.2281

0.0373

0.0000

0.2417

0.0000

0.0242

0.2659
2,644.785 2,644.785 0.1492

0.0000

0.4203

0.0000
2,773.768
23 3

0.0000 0.0000 0.0000

7.2000e-
004

4.8000e-
004

4.4000e-
004

72.3961 72.3961 1.7600e-
003

1.7800e-
003

72.9722

0.0247 0.0395 0.0378 2,717.181 2,717.181 0.1510 0.4221 2,846.740 34 4
327 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.4 Grading - 2024
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
Fugitive Dust
Off-Road
Total

4.6546 0.0000

0.4001

4.6546

0.4001

5.0547

2.4993 0.0000

0.3681

2.4993

0.3681

2.8674

0.0000 0.0000

0.9132 9.7297 5.5468 0.0141 0.0000 1,364.662 1,364.662 0.4414 1,375.696 23 3

0.9132 9.7297 5.5468 0.0141 4.6546 2.4993 0.0000 1,364.662 1,364.662 0.4414 1,375.696 23 3
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0851

0.0000

0.0252

0.1104

5.4045

0.0000

0.0167

5.4212

1.4886

0.0000

0.2366

1.7252

0.0240

0.0000

0.7456

0.0000

0.0894

0.8350

0.0390

0.0000

0.7846

0.0000

0.0899

0.8745

0.2044

0.0000

0.0237

0.2281

0.0373

0.0000

0.2417

0.0000

0.0242

0.2659
2,644.785 2,644.785 0.1492

0.0000

0.4203

0.0000
2,773.768
23 3

0.0000 0.0000 0.0000

7.2000e-
004

4.8000e-
004

4.4000e-
004

72.3961 72.3961 1.7600e-
003

1.7800e-
003

72.9722

0.0247 0.0395 0.0378 2,717.181 2,717.181 0.1510 0.4221 2,846.740 34 4
328 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2024
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
Off-Road 0.5950 5.9739 7.0675 0.0114 0.2824 0.2824 0.2598 0.2598 1,104.983 1,104.983 0.3574 1,113.917 74 4
Total 0.5950 5.9739 7.0675 0.0114 0.2824 0.2824 0.2598 0.2598 1,104.983 1,104.983 0.3574 1,113.917 74 4
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.3062

0.0711

0.3773

0.0000

0.1161

1.0056

1.1217

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3821

0.4350

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1027

0.1191

0.0000 0.0000 0.0000 0.0000

0.0225

0.0000

8.2500e-
003

1.4400e-
003

1.7000e-
003

1.6300e-
003
154.8527 154.8527 5.2500e-
003
161.6797

0.1073 3.0400e-
003

2.0400e-
003

1.8800e-
003
307.6836 307.6836 7.5000e-
003

7.5900e- 310.1316
003

0.1155 4.4800e-
003

3.7400e-
003

3.5100e-
003
462.5363 462.5363 0.0128 0.0301 471.8113
329 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2024
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
Off-Road 0.5950 5.9739 7.0675 0.0114 0.2824 0.2824 0.2598 0.2598 0.0000 1,104.983 1,104.983 0.3574 1,113.917 74 4
Total 0.5950 5.9739 7.0675 0.0114 0.2824 0.2824 0.2598 0.2598 0.0000 1,104.983 1,104.983 0.3574 1,113.917 74 4
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.3062

0.0711

0.3773

0.0000

0.1161

1.0056

1.1217

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3821

0.4350

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1027

0.1191

0.0000 0.0000 0.0000 0.0000

0.0225

0.0000

8.2500e-
003

1.4400e-
003

1.7000e-
003

1.6300e-
003
154.8527 154.8527 5.2500e-
003
161.6797

0.1073 3.0400e-
003

2.0400e-
003

1.8800e-
003
307.6836 307.6836 7.5000e-
003

7.5900e- 310.1316
003

0.1155 4.4800e-
003

3.7400e-
003

3.5100e-
003
462.5363 462.5363 0.0128 0.0301 471.8113
330 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2025
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
Off-Road 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 1,105.571 1,105.571 0.3576 1,114.510 21 1
Total 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 1,105.571 1,105.571 0.3576 1,114.510 21 1
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.3048

0.0639

0.3687

0.0000

0.1144

0.9375

1.0518

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3820

0.4349

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1026

0.1190

0.0000 0.0000 0.0000 0.0000

0.0221

0.0000

8.0500e-
003

1.4100e-
003

1.7100e-
003

1.6300e-
003
152.0345 152.0345 5.2600e-
003
158.7472

0.1007 2.9400e-
003

1.9400e-
003

1.7900e-
003
297.2214 297.2214 6.7800e-
003

7.0900e- 299.5041
003

0.1088 4.3500e-
003

3.6500e-
003

3.4200e-
003
449.2559 449.2559 0.0120 0.0292 458.2513
331 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2025
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
Off-Road 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 0.0000 1,105.571 1,105.571 0.3576 1,114.510 21 1
Total 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 0.0000 1,105.571 1,105.571 0.3576 1,114.510 21 1
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.3048

0.0639

0.3687

0.0000

0.1144

0.9375

1.0518

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3820

0.4349

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1026

0.1190

0.0000 0.0000 0.0000 0.0000

0.0221

0.0000

8.0500e-
003

1.4100e-
003

1.7100e-
003

1.6300e-
003
152.0345 152.0345 5.2600e-
003
158.7472

0.1007 2.9400e-
003

1.9400e-
003

1.7900e-
003
297.2214 297.2214 6.7800e-
003

7.0900e- 299.5041
003

0.1088 4.3500e-
003

3.6500e-
003

3.4200e-
003
449.2559 449.2559 0.0120 0.0292 458.2513
332 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2026
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
Off-Road 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 1,105.571 1,105.571 0.3576 1,114.510 21 1
Total 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 1,105.571 1,105.571 0.3576 1,114.510 21 1
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.3026

0.0581

0.3607

0.0000

0.1130

0.8807

0.9936

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3819

0.4348

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1025

0.1189

0.0000 0.0000 0.0000 0.0000

0.0217

0.0000

7.8800e-
003

1.3800e-
003

1.7000e-
003

1.6300e-
003
149.1868 149.1868 5.2700e-
003
155.7827

0.0951 2.8500e-
003

1.8400e-
003

1.7000e-
003
288.1106 288.1106 6.1700e-
003

6.6900e- 290.2575
003

0.1030 4.2300e-
003

3.5400e-
003

3.3300e-
003
437.2974 437.2974 0.0114 0.0284 446.0401
333 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2026
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
Off-Road 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 0.0000 1,105.571 1,105.571 0.3576 1,114.510 21 1
Total 0.5510 5.4820 7.0282 0.0114 0.2413 0.2413 0.2220 0.2220 0.0000 1,105.571 1,105.571 0.3576 1,114.510 21 1
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.3026

0.0581

0.3607

0.0000

0.1130

0.8807

0.9936

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3819

0.4348

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1025

0.1189

0.0000 0.0000 0.0000 0.0000

0.0217

0.0000

7.8800e-
003

1.3800e-
003

1.7000e-
003

1.6300e-
003
149.1868 149.1868 5.2700e-
003
155.7827

0.0951 2.8500e-
003

1.8400e-
003

1.7000e-
003
288.1106 288.1106 6.1700e-
003

6.6900e- 290.2575
003

0.1030 4.2300e-
003

3.5400e-
003

3.3300e-
003
437.2974 437.2974 0.0114 0.0284 446.0401
334 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.6 Paving - 2026
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
Off-Road
Paving
Total

0.5638

0.0000

0.5638

4.9206 7.0257 0.0113 0.2186

0.0000

0.2186

0.0000

0.2186

0.2046

0.0000

0.2046

0.0000

0.2046
1,036.271 1,036.271 0.3019 1,043.817
91 1

0.0000 0.0000

4.9206 7.0257 0.0113 1,036.271 1,036.271 0.3019 1,043.817 91 1
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000

0.0504

0.0000

0.0307

0.0000

0.4662

0.0000

0.2012

0.0000

0.2022

0.0000

0.0534

0.0000

0.0543

0.0000

1.5100e-
003

9.8000e-
004

9.0000e-
004
152.5291 152.5291 3.2600e-
003

3.5400e- 153.6657
003

1.5100e-
003

9.8000e-
004

9.0000e-
004
152.5291 152.5291 3.2600e-
003

3.5400e- 153.6657
003
335 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.6 Paving - 2026
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
Off-Road
Paving
Total

0.5638

0.0000

0.5638

4.9206 7.0257 0.0113 0.2186

0.0000

0.2186

0.0000

0.2186

0.2046

0.0000

0.2046

0.0000

0.2046

0.0000 1,036.271 1,036.271 0.3019 1,043.817
91 1

0.0000 0.0000

4.9206 7.0257 0.0113 0.0000 1,036.271 1,036.271 0.3019 1,043.817 91 1
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000

0.0504

0.0000

0.0307

0.0000

0.4662

0.0000

0.2012

0.0000

0.2022

0.0000

0.0534

0.0000

0.0543

0.0000

1.5100e-
003

9.8000e-
004

9.0000e-
004
152.5291 152.5291 3.2600e-
003

3.5400e- 153.6657
003

1.5100e-
003

9.8000e-
004

9.0000e-
004
152.5291 152.5291 3.2600e-
003

3.5400e- 153.6657
003
336 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 22 of 30 Date: 11/29/2022 11:36 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Winter EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.7 Architectural Coating - 2026
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
Archit. Coating
Off-Road
Total

10.6668

0.1709

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000
281.4481 281.4481
281.4481 281.4481

0.0000

1.1455 1.8091 2.9700e-
003

0.0154 281.8319
281.831910.8376 1.1455 1.8091 2.9700e-
003

0.0154
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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000

0.0196

0.0000

0.0120

0.0000

0.1813

0.0000

0.0782

0.0000

0.0786

0.0000

0.0208

0.0000

0.0211

0.0000

5.9000e-
004

3.8000e-
004

3.5000e-
004

59.3169

1.2700e-
003

1.3800e-
003

59.7589

59.75895.9000e-
004

3.8000e-
004

3.5000e-
004

1.2700e-
003

1.3800e-
003
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3.7 Architectural Coating - 2026
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
Archit. Coating
Off-Road
Total

10.6668

0.1709

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000
281.4481 281.4481
281.4481 281.4481

0.0000

1.1455 1.8091 2.9700e-
003

0.0000 0.0154 281.8319
281.831910.8376 1.1455 1.8091 2.9700e-
003

0.0000 0.0154
Mitigated 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 lb/day lb/day
Hauling
Vendor
Worker
Total

0.0000

0.0196

0.0000

0.0120

0.0000

0.1813

0.0000

0.0782

0.0000

0.0786

0.0000

0.0208

0.0000

0.0211

0.0000

5.9000e-
004

3.8000e-
004

3.5000e-
004

59.3169

1.2700e-
003

1.3800e-
003

59.7589

59.75895.9000e-
004

3.8000e-
004

3.5000e-
004

1.2700e-
003

1.3800e-
003
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4.0 Operational Detail - Mobile

4.1 Mitigation Measures 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 0.4264

0.4264

0.5077

4.3275

9.7800e-
003

1.0763

7.2200e-
003

1.0836

0.2868

6.7200e-
003

0.2935

0.2935
997.1783 997.1783
997.1783 997.1783

0.0649

0.0443

0.0443
1,012.005
6 Unmitigated 9.7800e-
003

7.2200e-
003

6.7200e-
003
1,012.005
6 4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Apartments High Rise
Enclosed Parking with Elevator
Enclosed Parking with Elevator
Total
146.85

0.00 149.49

0.00 118.47

0.00 489,243 489,243

0.00 0.00 0.00
146.85 149.49 118.47 489,243 489,243

4.3 Trip Type Information
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

16.60 16.60

5.90 8.40

8.40 8.70

6.90 6.90

40.20 0.00

0.00 19.20

0.00 0.00

40.60 0.00

0.00 86
0 11
0 3
0 0
Enclosed Parking with Elevator
Enclosed Parking with Elevator 0 0
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4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments High Rise 0.542450 0.061470 0.185138 0.129299 0.023799 0.006448 0.011958 0.009209 0.000810 0.000503 0.024446 0.000751 0.003721 Enclosed Parking with Elevator 0.542450 0.061470 0.185138 0.129299 0.023799 0.006448 0.011958 0.009209 0.000810 0.000503 0.024446 0.000751 0.003721

5.0 Energy Detail
Historical Energy Use: N

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

0.0127

0.1089

0.0463

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
NaturalGas
Unmitigated

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
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5.2 Energy by Land Use - NaturalGas
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 lb/day lb/day
Apartments High
Rise
1181.36
0 0.0127

0.0000

0.0127

0.1089

0.0000

0.1089

0.0463

0.0000

0.0463

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
Enclosed Parking
with Elevator

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
Mitigated
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 lb/day lb/day
Apartments High
Rise

1.18136
0 0.0127

0.0000

0.0127

0.1089

0.0000

0.1089

0.0463

0.0000

0.0463

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
Enclosed Parking
with Elevator

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003

6.0 Area Detail
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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 9.4498

9.4498

0.7161

19.5061

0.0430

2.5359

2.5359
309.1083 598.9076 908.0159
309.1083 598.9076 908.0159

0.9265

0.0210

0.0210
937.4314
937.4314Unmitigated
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6.2 Area by SubCategory
Unmitigated
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

0.0585

0.6621

8.6472

0.0821

9.4498

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

0.0000Consumer
Products
Hearth
Landscaping
Total

0.6847

0.0314

0.7161

16.7822

2.7239

0.0428 309.1083 594.0000 903.1083 0.9218 0.0210 932.4059

5.02561.4000e-
004

4.9076 4.9076 4.7200e-
003

19.5061 0.0430 309.1083 598.9076 908.0159 0.9265 0.0210 937.4315 343 of 416

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6.2 Area by SubCategory
Mitigated
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

0.0585

0.6621

8.6472

0.0821

9.4498

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

0.0000Consumer
Products
Hearth
Landscaping
Total

0.6847

0.0314

0.7161

16.7822

2.7239

0.0428 309.1083 594.0000 903.1083 0.9218 0.0210 932.4059

5.02561.4000e-
004

4.9076 4.9076 4.7200e-
003

19.5061 0.0430 309.1083 598.9076 908.0159 0.9265 0.0210 937.4315

7.0 Water Detail

7.1 Mitigation Measures Water
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8.0 Waste Detail

8.1 Mitigation Measures Waste

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
Boiler Rating
Load Factor
Fuel Type
Fuel Type
Boilers
Equipment Type Number
Number
Heat Input/Day Heat Input/Year
User Defined Equipment
Equipment Type

11.0 Vegetation
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South Coast AQMD Air District, Summer

1.0 Project Characteristics

1.1 Land Usage
Land Uses Size

33.00 14.95

9.67 Metric
Dwelling Unit
1000sqft
Lot Acreage

0.42 Floor Surface Area
33,000.00
Population
Apartments High Rise 94
0Enclosed Parking with Elevator
Enclosed Parking with Elevator

0.01 14,950.00
1000sqft 0.01 9,670.00 0

0.033 N2O Intensity
(lb/MWhr)

0.004

5.00 New Value

20.00tblConstructionPhase
tblConstructionPhase NumDays 100.00 391.00
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tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblGrading
NumDays
NumDays

10.00 2.00

12.00 4/22/2026
3/18/2026
8/9/2024
9/17/2024
4/15/2026
8/26/2024
4/16/2026
9/18/2024
8/27/2024
3/19/2026
8/10/2024

1.50 tblGrading 5.50 0.50
tblGrading 0.00 5,460.00

0.42tblLandUse 0.53
tblLandUse LotAcreage 0.34 0.01
tblLandUse LotAcreage 0.22 0.01
tblTripsAndVMT HaulingTripNumber 683.00 682.00

2.0 Emissions Summary
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1.0283

0.6543

14.9033

5.8308

5.8234

14.9033

8.2907

8.1737

8.1092

8.2907

0.0388

0.0160

0.0158

0.0388

5.4896

0.4313

5.4896

0.4395

0.2449

0.2448

0.4395

5.9291

0.6762

0.6761

5.9291

2.7273

0.1155

2.7273

0.4058

0.2254

0.2253

0.4058

3.1331

0.3409

0.3408

3.1331

0.0000

0.0000
4,083.293 4,083.293 0.5927

0.3695

0.3689

0.5927

0.4215

0.0287

0.0279

0.4215
4,223.719
11 1
1,572.815 1,572.815 1,590.611
25 5
2026 10.8560

10.8560
1,560.282 1,560.282 1,577.832
92 2
Maximum 4,083.293 4,083.293 4,223.719
11 1
Mitigated 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
2024
2025

1.0283

0.6543

14.9033

5.8308

5.8234

14.9033

8.2907

8.1737

8.1092

8.2907

0.0388

0.0160

0.0158

0.0388

5.4896

0.4313

5.4896

0.4395

0.2449

0.2448

0.4395

5.9291

0.6762

0.6761

5.9291

2.7273

0.1155

2.7273

0.4058

0.2254

0.2253

0.4058

3.1331

0.3409

0.3408

3.1331

0.0000

0.0000
4,083.293 4,083.293 0.5927

0.3695

0.3689

0.5927

0.4215

0.0287

0.0279

0.4215
4,223.719
11 1
1,572.815 1,572.815 1,590.611
25 5
2026 10.8560

10.8560
1,560.282 1,560.282 1,577.832
92 2
Maximum 4,083.293 4,083.293 4,223.719
11 1
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0.00 NOx

0.00 CO SO2

0.00 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4

0.00 N20

0.00 CO2e

0.00Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction
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9.4498

0.0127

0.4421

9.9047

0.7161

0.1089

0.4726

1.2975

19.5061

0.0463

4.4874

24.0398

0.0430 2.5359 2.5359 2.5359 2.5359 309.1083 598.9076 908.0159 0.9265 0.0210 937.4314

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003

0.0103 1.0763 7.2200e-
003

1.0836 0.2868 6.7100e-
003

0.2935 1,045.583 1,045.583 0.0632 0.0427 1,059.871
99 9

0.0539 1.0763 2.5519 3.6283 0.2868 2.5514 2.8383 309.1083 1,783.475 2,092.583 0.9924 0.0662 2,137.113 14 7
Mitigated 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
Energy
Mobile
Total

9.4498

0.0127

0.4421

9.9047

0.7161

0.1089

0.4726

1.2975

19.5061

0.0463

4.4874

24.0398

0.0430 2.5359 2.5359 2.5359 2.5359 309.1083 598.9076 908.0159 0.9265 0.0210 937.4314

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003

0.0103 1.0763 7.2200e-
003

1.0836 0.2868 6.7100e-
003

0.2935 1,045.583 1,045.583 0.0632 0.0427 1,059.871
99 9

0.0539 1.0763 2.5519 3.6283 0.2868 2.5514 2.8383 309.1083 1,783.475 2,092.583 0.9924 0.0662 2,137.113 14 7
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0.00 NOx

0.00 CO SO2

0.00 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4

0.00 N20

0.00 CO2e

0.00Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction

6.00 Horse Power Load Factor

0.481
4 1
1 2
78 9Paving Cement and Mortar Mixers
Concrete/Industrial Saws
Cranes

6.00 8.00

4.00 6.00

0.56 0.73

0.29 0.20
Demolition 81
Building Construction
Building Construction
231
89Forklifts
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1 1
1 1
1 2
2 1
1 1

6.00 8.00

7.00 7.00

1.00 6.00

8.00 6.00

7.00 7.00

8.00 187
187
130
80 0.41

0.41 0.42

0.38 0.40

0.40 0.37

0.37 0.37

8.00 0.00

0.00 8.00

0.00 0.00

0.00 682.00

0.00 14.70

14.70 14.70

6.90 6.90

6.90 20.00 LD_Mix

20.00 LD_Mix

20.00 LD_Mix
Building Construction
Paving

34.00 18.00

7.00 0.00
Architectural Coating 0.00

3.1 Mitigation Measures Construction
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0.1531 0.0000

0.2504

0.1531

0.2504

0.4035

0.0232 0.0000

0.2392

0.0232

0.2392

0.2624

0.0000 0.0000

0.6156 5.4776 7.3949 0.0120 1,148.687 1,148.687 0.2080 1,153.887 04 4

1.5000e-
003

0.0847

0.0000

0.0191

0.1039

0.0241

0.0000

0.3267

0.3508

3.9000e-
004

0.0122

0.0000

0.1118

0.1240

6.4000e-
004

0.0129

0.0000

0.1124

0.1253

3.3600e-
003

6.1000e-
004

3.9700e-
003

43.3840

0.0000

43.3840

0.0000

2.4600e-
003

6.8900e-
003

45.5000

0.00000.0000

0.0298

0.0313

0.0000 0.0000 0.0000

0.0296

0.0330

0.0000 0.0000

0.0302

0.0342

0.0000 0.0000

9.5000e-
004

6.0000e-
004

5.5000e-
004

96.0663 96.0663 2.1700e-
003

2.1000e-
003

96.7477

1.3400e-
003

1.2400e-
003

1.1600e-
003
139.4504 139.4504 4.6300e-
003

8.9900e- 142.2477
003
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0.1531 0.0000

0.2504

0.1531

0.2504

0.4035

0.0232 0.0000

0.2392

0.0232

0.2392

0.2624

0.0000 0.0000

0.6156 5.4776 7.3949 0.0120 0.0000 1,148.687 1,148.687 0.2080 1,153.887 04 4

1.5000e-
003

0.0847

0.0000

0.0191

0.1039

0.0241

0.0000

0.3267

0.3508

3.9000e-
004

0.0122

0.0000

0.1118

0.1240

6.4000e-
004

0.0129

0.0000

0.1124

0.1253

3.3600e-
003

6.1000e-
004

3.9700e-
003

43.3840

0.0000

43.3840

0.0000

2.4600e-
003

6.8900e-
003

45.5000

0.00000.0000

0.0298

0.0313

0.0000 0.0000 0.0000

0.0296

0.0330

0.0000 0.0000

0.0302

0.0342

0.0000 0.0000

9.5000e-
004

6.0000e-
004

5.5000e-
004

96.0663 96.0663 2.1700e-
003

2.1000e-
003

96.7477

1.3400e-
003

1.2400e-
003

1.1600e-
003
139.4504 139.4504 4.6300e-
003

8.9900e- 142.2477
003
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0.0482 0.0000

0.2012

0.0482

0.2012

0.2494

5.2000e-
003

0.0000

0.1851

5.2000e-
003

0.0000
942.2742 942.2742
942.2742 942.2742

0.0000

0.4985 5.6040 3.8921 9.7300e-
003

0.1851 0.3048 949.8930
949.89300.4985 5.6040 3.8921 9.7300e-
003

0.0482 5.2000e-
003

0.0000

0.0149

0.0000

0.1633

0.0000

0.0559

0.0000

0.0562

0.0000

0.0148

0.0000

0.0151

0.0000

9.5700e-
003

4.8000e-
004

3.0000e-
004

2.8000e-
004

48.0332

1.0900e-
003

1.0500e-
003

48.3739

48.37399.5700e-
003

4.8000e-
004

3.0000e-
004

2.8000e-
004

1.0900e-
003

1.0500e-
003
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0.0482 0.0000

0.2012

0.0482

0.2012

0.2494

5.2000e-
003

0.0000

0.1851

5.2000e-
003

0.0000
942.2742 942.2742
942.2742 942.2742

0.0000

0.4985 5.6040 3.8921 9.7300e-
003

0.1851 0.0000 0.3048 949.8930
949.89300.4985 5.6040 3.8921 9.7300e-
003

0.0482 5.2000e-
003

0.0000

0.0149

0.0000

0.1633

0.0000

0.0559

0.0000

0.0562

0.0000

0.0148

0.0000

0.0151

0.0000

9.5700e-
003

4.8000e-
004

3.0000e-
004

2.8000e-
004

48.0332

1.0900e-
003

1.0500e-
003

48.3739

48.37399.5700e-
003

4.8000e-
004

3.0000e-
004

2.8000e-
004

1.0900e-
003

1.0500e-
003
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4.6546 0.0000

0.4001

4.6546

0.4001

5.0547

2.4993 0.0000

0.3681

2.4993

0.3681

2.8674

0.0000 0.0000

0.9132 9.7297 5.5468 0.0141 1,364.662 1,364.662 0.4414 1,375.696 23 3

0.0913

0.0000

0.0238

0.1151

5.1583

0.0000

0.0153

5.1736

1.4677

0.0000

0.2614

1.7291

0.0240

0.0000

0.7456

0.0000

0.0894

0.8350

0.0389

0.0000

0.7845

0.0000

0.0899

0.8744

0.2044

0.0000

0.0237

0.2281

0.0373

0.0000

0.2416

0.0000

0.0242

0.2658
2,641.777 2,641.777 0.1496

0.0000

0.4198

0.0000
2,770.624
78 8

0.0000 0.0000 0.0000

7.6000e-
004

4.8000e-
004

4.4000e-
004

76.8531 76.8531 1.7400e-
003

1.6800e-
003

77.3982

0.0248 0.0394 0.0377 2,718.630 2,718.630 0.1513 0.4215 2,848.022 89 9
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4.6546 0.0000

0.4001

4.6546

0.4001

5.0547

2.4993 0.0000

0.3681

2.4993

0.3681

2.8674

0.0000 0.0000

0.9132 9.7297 5.5468 0.0141 0.0000 1,364.662 1,364.662 0.4414 1,375.696 23 3

0.0913

0.0000

0.0238

0.1151

5.1583

0.0000

0.0153

5.1736

1.4677

0.0000

0.2614

1.7291

0.0240

0.0000

0.7456

0.0000

0.0894

0.8350

0.0389

0.0000

0.7845

0.0000

0.0899

0.8744

0.2044

0.0000

0.0237

0.2281

0.0373

0.0000

0.2416

0.0000

0.0242

0.2658
2,641.777 2,641.777 0.1496

0.0000

0.4198

0.0000
2,770.624
78 8

0.0000 0.0000 0.0000

7.6000e-
004

4.8000e-
004

4.4000e-
004

76.8531 76.8531 1.7400e-
003

1.6800e-
003

77.3982

0.0248 0.0394 0.0377 2,718.630 2,718.630 0.1513 0.4215 2,848.022 89 9
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0.0000 0.0000

0.2917

0.0651

0.3568

0.0000

0.1125

1.1107

1.2232

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3821

0.4350

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1027

0.1190

0.0000 0.0000 0.0000 0.0000

0.0224

0.0000

8.6400e-
003

1.4300e-
003

1.7000e-
003

1.6200e-
003
154.5687 154.5687 5.2700e-
003
161.3786

0.1013 3.2300e-
003

2.0400e-
003

1.8800e-
003
326.6255 326.6255 7.3900e-
003

7.1500e- 328.9423
003

0.1100 4.6600e-
003

3.7400e-
003

3.5000e-
003
481.1942 481.1942 0.0127 0.0296 490.3208
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0.0000 0.0000

0.2917

0.0651

0.3568

0.0000

0.1125

1.1107

1.2232

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3821

0.4350

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1027

0.1190

0.0000 0.0000 0.0000 0.0000

0.0224

0.0000

8.6400e-
003

1.4300e-
003

1.7000e-
003

1.6200e-
003
154.5687 154.5687 5.2700e-
003
161.3786

0.1013 3.2300e-
003

2.0400e-
003

1.8800e-
003
326.6255 326.6255 7.3900e-
003

7.1500e- 328.9423
003

0.1100 4.6600e-
003

3.7400e-
003

3.5000e-
003
481.1942 481.1942 0.0127 0.0296 490.3208
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0.0000 0.0000

0.2903

0.0585

0.3488

0.0000

0.1108

1.0347

1.1455

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3820

0.4349

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1026

0.1190

0.0000 0.0000 0.0000 0.0000

0.0220

0.0000

8.4500e-
003

1.4100e-
003

1.7000e-
003

1.6300e-
003
151.7514 151.7514 5.2900e-
003
158.4475

0.0949 3.1200e-
003

1.9400e-
003

1.7900e-
003
315.4931 315.4931 6.6700e-
003

6.6900e- 317.6535
003

0.1033 4.5300e-
003

3.6400e-
003

3.4200e-
003
467.2445 467.2445 0.0120 0.0287 476.1010
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0.0000 0.0000

0.2903

0.0585

0.3488

0.0000

0.1108

1.0347

1.1455

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3820

0.4349

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1026

0.1190

0.0000 0.0000 0.0000 0.0000

0.0220

0.0000

8.4500e-
003

1.4100e-
003

1.7000e-
003

1.6300e-
003
151.7514 151.7514 5.2900e-
003
158.4475

0.0949 3.1200e-
003

1.9400e-
003

1.7900e-
003
315.4931 315.4931 6.6700e-
003

6.6900e- 317.6535
003

0.1033 4.5300e-
003

3.6400e-
003

3.4200e-
003
467.2445 467.2445 0.0120 0.0287 476.1010
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0.0000 0.0000

0.2883

0.0531

0.3414

0.0000

0.1094

0.9716

1.0810

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3819

0.4348

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1025

0.1189

0.0000 0.0000 0.0000 0.0000

0.0216

0.0000

8.2800e-
003

1.3800e-
003

1.7000e-
003

1.6200e-
003
148.9054 148.9054 5.3000e-
003
155.4850

0.0893 3.0300e-
003

1.8400e-
003

1.7000e-
003
305.8057 305.8057 6.0600e-
003

6.3100e- 307.8378
003

0.0976 4.4100e-
003

3.5400e-
003

3.3200e-
003
454.7111 454.7111 0.0114 0.0279 463.3228
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0.0000 0.0000

0.2883

0.0531

0.3414

0.0000

0.1094

0.9716

1.0810

0.0000 0.0000

0.0512

0.3800

0.4313

0.0000 0.0000

0.0529

0.3819

0.4348

0.0000

0.0148

0.1008

0.1155

0.0000 0.0000

0.0164

0.1025

0.1189

0.0000 0.0000 0.0000 0.0000

0.0216

0.0000

8.2800e-
003

1.3800e-
003

1.7000e-
003

1.6200e-
003
148.9054 148.9054 5.3000e-
003
155.4850

0.0893 3.0300e-
003

1.8400e-
003

1.7000e-
003
305.8057 305.8057 6.0600e-
003

6.3100e- 307.8378
003

0.0976 4.4100e-
003

3.5400e-
003

3.3200e-
003
454.7111 454.7111 0.0114 0.0279 463.3228
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0.5638

0.0000

0.5638

4.9206 7.0257 0.0113 0.2186

0.0000

0.2186

0.0000

0.2186

0.2046

0.0000

0.2046

0.0000

0.2046
1,036.271 1,036.271 0.3019 1,043.817
91 1

0.0000 0.0000

0.0000

0.0473

0.0000

0.0281

0.0000

0.5144

0.0000

0.2012

0.0000

0.2022

0.0000

0.0534

0.0000

0.0543

0.0000

1.6000e-
003

9.8000e-
004

9.0000e-
004
161.8971 161.8971 3.2100e-
003

3.3400e- 162.9729
003

1.6000e-
003

9.8000e-
004

9.0000e-
004
161.8971 161.8971 3.2100e-
003

3.3400e- 162.9729
003
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0.5638

0.0000

0.5638

4.9206 7.0257 0.0113 0.2186

0.0000

0.2186

0.0000

0.2186

0.2046

0.0000

0.2046

0.0000

0.2046

0.0000 1,036.271 1,036.271 0.3019 1,043.817
91 1

0.0000 0.0000

0.0000

0.0473

0.0000

0.0281

0.0000

0.5144

0.0000

0.2012

0.0000

0.2022

0.0000

0.0534

0.0000

0.0543

0.0000

1.6000e-
003

9.8000e-
004

9.0000e-
004
161.8971 161.8971 3.2100e-
003

3.3400e- 162.9729
003

1.6000e-
003

9.8000e-
004

9.0000e-
004
161.8971 161.8971 3.2100e-
003

3.3400e- 162.9729
003
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10.6668

0.1709

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000
281.4481 281.4481
281.4481 281.4481

0.0000

1.1455 1.8091 2.9700e-
003

0.0154 281.8319
281.831910.8376 1.1455 1.8091 2.9700e-
003

0.0000

0.0184

0.0000

0.0109

0.0000

0.2000

0.0000

0.0782

0.0000

0.0786

0.0000

0.0208

0.0000

0.0211

0.0000

6.2000e-
004

3.8000e-
004

3.5000e-
004

62.9600

1.2500e-
003

1.3000e-
003

63.3784

63.37846.2000e-
004

3.8000e-
004

3.5000e-
004

1.2500e-
003

1.3000e-
003
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10.6668

0.1709

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000

0.0515

0.0000
281.4481 281.4481
281.4481 281.4481

0.0000

1.1455 1.8091 2.9700e-
003

0.0000 0.0154 281.8319
281.831910.8376 1.1455 1.8091 2.9700e-
003

0.0000

0.0184

0.0000

0.0109

0.0000

0.2000

0.0000

0.0782

0.0000

0.0786

0.0000

0.0208

0.0000

0.0211

0.0000

6.2000e-
004

3.8000e-
004

3.5000e-
004

62.9600

1.2500e-
003

1.3000e-
003

63.3784

63.37846.2000e-
004

3.8000e-
004

3.5000e-
004

1.2500e-
003

1.3000e-
003
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4.0 Operational Detail - Mobile

0.4421

0.4726

4.4874

0.0103

1.0763

7.2200e-
003

1.0836

0.2868

6.7100e-
003

0.2935

0.2935
1,045.583 1,045.583 0.0632

0.0632

0.0427

0.0427
1,059.871
99 9
Unmitigated 7.2200e-
003

6.7100e-
003
1,045.583 1,045.583 1,059.871
99 9

4.2 Trip Summary Information
Average Daily Trip Rate Unmitigated Mitigated
Land Use Weekday Saturday Sunday Annual VMT Annual VMT
Apartments High Rise
Enclosed Parking with Elevator
Enclosed Parking with Elevator
Total
146.85

0.00 149.49

0.00 118.47

0.00 489,243 489,243
489,243

0.00 0.00 0.00
146.85 149.49 118.47 489,243

4.3 Trip Type Information
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

16.60 16.60

5.90 8.40

8.40 8.70

6.90 6.90

40.20 0.00

0.00 19.20

0.00 0.00

40.60 0.00

0.00 86
0 11
0 3
0 0
Enclosed Parking with Elevator
Enclosed Parking with Elevator 0 0
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5.0 Energy Detail
Historical Energy Use: N

0.0127

0.1089

0.0463

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
NaturalGas
Unmitigated

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
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0.0000

0.0127

0.1089

0.0000

0.1089

0.0463

0.0000

0.0463

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
Enclosed Parking
with Elevator

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

1.18136
0 0.0127

0.0000

0.0127

0.1089

0.0000

0.1089

0.0463

0.0000

0.0463

6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003
Enclosed Parking
with Elevator

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 6.9000e-
004

8.8000e-
003

8.8000e-
003
138.9839 138.9839 2.6600e-
003

2.5500e- 139.8098
003

6.0 Area Detail
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9.4498

0.7161

19.5061

0.0430

2.5359

2.5359
309.1083 598.9076 908.0159
309.1083 598.9076 908.0159

0.9265

0.0210

0.0210
937.4314
937.4314Unmitigated
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0.0585

0.6621

8.6472

0.0821

9.4498

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

0.0000Consumer
Products
Hearth
Landscaping
Total

0.6847

0.0314

0.7161

16.7822

2.7239

0.0428 309.1083 594.0000 903.1083 0.9218 0.0210 932.4059

5.02561.4000e-
004

4.9076 4.9076 4.7200e-
003

19.5061 0.0430 309.1083 598.9076 908.0159 0.9265 0.0210 937.4315 373 of 416

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0.0585

0.6621

8.6472

0.0821

9.4498

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

2.5208

0.0151

2.5359

0.0000

0.0000Consumer
Products
Hearth
Landscaping
Total

0.6847

0.0314

0.7161

16.7822

2.7239

0.0428 309.1083 594.0000 903.1083 0.9218 0.0210 932.4059

5.02561.4000e-
004

4.9076 4.9076 4.7200e-
003

19.5061 0.0430 309.1083 598.9076 908.0159 0.9265 0.0210 937.4315

7.0 Water Detail

7.1 Mitigation Measures Water
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8.0 Waste Detail

8.1 Mitigation Measures Waste

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

11.0 Vegetation
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South Coast AQMD Air District, Annual

1.0 Project Characteristics

1.1 Land Usage
Land Uses Size

33.00 14.95

9.67 Metric
Dwelling Unit
1000sqft
Lot Acreage

0.42 Floor Surface Area
33,000.00
Population
Apartments High Rise 94
0Enclosed Parking with Elevator
Enclosed Parking with Elevator

0.01 14,950.00
1000sqft 0.01 9,670.00 0

0.033 N2O Intensity
(lb/MWhr)

0.004

5.00 New Value

20.00tblConstructionPhase
tblConstructionPhase NumDays 100.00 391.00
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tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblConstructionPhase
tblGrading
NumDays
NumDays

10.00 2.00

12.00 4/22/2026
3/18/2026
8/9/2024
9/17/2024
4/15/2026
8/26/2024
4/16/2026
9/18/2024
8/27/2024
3/19/2026
8/10/2024

1.50 tblGrading 5.50 0.50
tblGrading 0.00 5,460.00

0.42tblLandUse 0.53
tblLandUse LotAcreage 0.34 0.01
tblLandUse LotAcreage 0.22 0.01
tblTripsAndVMT HaulingTripNumber 683.00 682.00

2.0 Emissions Summary
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2.1 Overall Construction
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
2024
2025

0.0471

0.0851

0.0510

0.0851

0.4744

0.7637

0.2131

0.7637

0.5043

1.0576

0.3013

1.0576

1.1600e-
003

0.0644

0.0553

0.0138

0.0644

0.0191

0.0320

0.0835

0.0872

0.0229

0.0872

0.0270

0.0148

0.0177

0.0294

0.0447

0.0442

0.0121

0.0447

0.0000

0.0000
105.5025 105.5025 0.0213

0.0438

0.0120

0.0438

4.2200e- 107.2921
003

2.0600e-
003
184.5897 184.5897 3.4600e- 186.7160
003
2026 5.7000e-
004

9.0600e-
003

3.7000e-
003

8.3800e-
003

50.1769 50.1769 7.5000e-
004

50.6994
Maximum 2.0600e-
003

0.0320 0.0270 0.0294 184.5897 184.5897 4.2200e- 186.7160 003
Mitigated 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
2024
2025

0.0471

0.0851

0.0510

0.0851

0.4744

0.7637

0.2131

0.7637

0.5043

1.0576

0.3013

1.0576

1.1600e-
003

0.0644

0.0553

0.0138

0.0644

0.0191

0.0320

0.0835

0.0872

0.0229

0.0872

0.0270

0.0148

0.0177

0.0294

0.0447

0.0442

0.0121

0.0447

0.0000

0.0000
105.5024 105.5024 0.0213

0.0438

0.0120

0.0438

4.2200e- 107.2921
003

2.0600e-
003
184.5896 184.5896 3.4600e- 186.7158
003
2026 5.7000e-
004

9.0600e-
003

3.7000e-
003

8.3800e-
003

50.1768 50.1768 7.5000e-
004

50.6993
Maximum 2.0600e-
003

0.0320 0.0270 0.0294 184.5896 184.5896 4.2200e- 186.7158 003
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0.00 NOx

0.00 CO SO2

0.00 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4

0.00 N20

0.00 CO2e

0.00Percent 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Reduction
Quarter Start Date End Date Maximum Unmitigated ROG + NOX (tons/quarter) Maximum Mitigated ROG + NOX (tons/quarter) 1 2
3 4
5 6
7 8
7-1-2024
10-1-2024
1-1-2025
4-1-2025
7-1-2025
10-1-2025
1-1-2026
4-1-2026
9-30-2024
12-31-2024
3-31-2025
6-30-2025
9-30-2025
12-31-2025
3-31-2026
6-30-2026
Highest

0.2840

0.2320

0.2093

0.2108

0.2131

0.2139

0.2045

0.0598

0.2840

0.2320

0.2093

0.2108

0.2131

0.2139

0.2045

0.0598

0.2840
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0.2499 0.0125

0.0199

0.0897

0.5503 5.5000e-
004

0.0334 0.0334 0.0334 0.0334 3.5052

0.0000

3.0814

0.6821

7.2688

7.2924 10.7976 0.0110 2.4000e-
004

11.1432

2.3300e-
003

8.4500e-
003

1.3000e-
004

1.6100e-
003

1.6100e-
003
135.3412 135.3412 4.3500e-
003

9.0000e- 135.7167
004

0.0733 0.7632 1.7200e-
003

0.1842 1.2600e-
003

0.1854

0.0000

0.2205

0.0492 1.1700e-
003

0.0503

0.0000

0.0853
159.3857 159.3857 0.0102

0.1821

0.0707

0.2784

7.0500e- 161.7418
003

0.0000

0.0363

0.0000

0.0362

0.0000 3.0814 0.0000 7.6341

18.5333 19.2155 1.7300e-
003

21.4993

0.3255 0.1220 1.3219 2.4000e-
003

0.1842 0.0492 320.5525 327.8213 9.9200e- 337.7350
003
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2.2 Overall Operational
Mitigated 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
Energy
Mobile
Waste
Water
Total

0.2499 0.0125

0.0199

0.0897

0.5503 5.5000e-
004

0.0334 0.0334 0.0334 0.0334 3.5052

0.0000

3.0814

0.6821

7.2688

7.2924 10.7976 0.0110 2.4000e-
004

11.1432

2.3300e-
003

8.4500e-
003

1.3000e-
004

1.6100e-
003

1.6100e-
003
135.3412 135.3412 4.3500e-
003

9.0000e- 135.7167
004

0.0733 0.7632 1.7200e-
003

0.1842 1.2600e-
003

0.1854

0.0000

0.2205

0.0492 1.1700e-
003

0.0503

0.0000

0.0853
159.3857 159.3857 0.0102

0.1821

0.0707

0.2784

7.0500e- 161.7418
003

0.0000

0.0363

0.0000

0.0362

0.0000 3.0814 0.0000 7.6341

18.5333 19.2155 1.7300e-
003

21.4993

0.3255 0.1220 1.3219 2.4000e-
003

0.1842 0.0492 320.5525 327.8213 9.9200e- 337.7350
003
ROG NOx CO SO2

0.00 Fugitive
PM10
Exhaust
PM10
PM10
Total
Fugitive
PM2.5
Exhaust
PM2.5
PM2.5
Total
Bio- CO2 NBio-CO2 Total CO2 CH4

0.00 N20

0.00 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

3.0 Construction Detail
Construction Phase
Phase
Number
Phase Name Phase Type Start Date End Date Num Days Num Days Week
Phase Description
1 Demolition Demolition
Site Preparation
Grading
7/1/2024
8/10/2024
8/27/2024
8/9/2024 5
5 5
30 11
16 2
3 Site Preparation
Grading
8/26/2024
9/17/2024
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6 Building Construction
Paving
Building Construction
Paving
9/18/2024
3/19/2026
4/16/2026
3/18/2026
4/15/2026
4/22/2026
5 5
5 391
20 Architectural Coating Architectural Coating 20
Acres of Grading (Site Preparation Phase): 0.5
Acres of Grading (Grading Phase): 1.5
Acres of Paving: 0.02
Residential Indoor: 66,825; Residential Outdoor: 22,275; Non-Residential Indoor: 0; Non-Residential Outdoor: 0; Striped Parking Area: 1,477 (Architectural Coating – sqft)
OffRoad Equipment
Phase Name
Architectural Coating
Offroad Equipment Type
Air Compressors
Amount Usage Hours

6.00 Horse Power Load Factor

0.481
4 1
1 2
1 1
1 1
1 1
2 2
1 1
1 78
9Paving Cement and Mortar Mixers
Concrete/Industrial Saws
Cranes

6.00 8.00

4.00 6.00

6.00 8.00

7.00 7.00

1.00 6.00

8.00 6.00

7.00 7.00

8.00 0.56

0.73 0.29

0.20 0.41

0.41 0.42

0.38 0.40

0.40 0.37

0.37 0.37

0.37 0.37
Demolition 81
Building Construction
Building Construction
Grading
231
89Forklifts
Graders 187
187
130
80 Site Preparation
Paving
Graders
Pavers
Paving Rollers
Demolition Rubber Tired Dozers
Rubber Tired Dozers
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
Tractors/Loaders/Backhoes
247
247
97 Grading
Building Construction
Demolition 97
Grading 97
Paving 97
Site Preparation 97
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Phase Name Offroad Equipment
Count
Worker Trip
Number
Vendor Trip Hauling Trip Worker Trip
Number Number Length
Vendor Trip Hauling Trip
Length Length
Worker Vehicle
Class
Vendor
Vehicle Class Vehicle Class
Hauling
Demolition 4 10.00 0.00 21.00 14.70 6.90 20.00 LD_Mix HDT_Mix HDT_Mix
HDT_Mix
HDT_Mix
HDT_Mix
HDT_Mix
HHDT
HHDT
HHDT
HHDT
HHDT
HHDT
Site Preparation
Grading
2 3
5 7
1 5.00

8.00 0.00

0.00 8.00

0.00 0.00

0.00 682.00

0.00 14.70

14.70 14.70

6.90 6.90

6.90 20.00 LD_Mix

20.00 LD_Mix

20.00 LD_Mix
Building Construction
Paving

34.00 18.00

7.00 0.00
Architectural Coating 0.00

3.1 Mitigation Measures Construction

2.3000e-
003

0.0000 2.3000e-
003

3.5000e-
004

0.0000 3.5000e-
004

0.0000

15.6311

0.0000

15.6311

0.0000 0.0000

0.0000

15.7018

9.2300e-
003

0.0822 0.1109 1.8000e-
004

3.7600e-
003

3.5900e-
003

2.8300e-
003

9.2300e-
003

0.0822 0.1109 1.8000e-
004

2.3000e-
003

3.7600e-
003

6.0600e-
003

3.5000e-
004

3.5900e-
003

3.9400e-
003

2.8300e-
003
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3.2 Demolition - 2024
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
Hauling
Vendor
Worker
Total

2.0000e-
005

1.3400e-
003

3.6000e-
004

1.0000e-
005

1.8000e-
004

1.0000e-
005

1.9000e-
004

5.0000e-
005

1.0000e-
005

6.0000e-
005

0.0000

0.5906

0.0000

1.2503

1.8409

0.5906

0.0000

1.2503

1.8409

3.0000e-
005

9.0000e-
005

0.6195

0.0000

1.2602

1.8797

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

4.4000e-
004

3.2000e-
004

4.5600e-
003

1.0000e-
005

1.6500e-
003

1.0000e-
005

1.6500e-
003

4.4000e-
004

1.0000e-
005

4.5000e-
004

3.0000e-
005

4.6000e-
004

1.6600e-
003

4.9200e-
003

2.0000e-
005

1.8300e-
003

2.0000e-
005

1.8400e-
003

4.9000e-
004

2.0000e-
005

5.1000e-
004

6.0000e-
005

1.2000e-
004
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 tons/yr MT/yr
Fugitive Dust
Off-Road
Total

2.3000e-
003

0.0000 2.3000e-
003

3.5000e-
004

0.0000 3.5000e-
004

0.0000

15.6311

0.0000

15.6311

0.0000 0.0000

0.0000

15.7018

9.2300e-
003

0.0822 0.1109 1.8000e-
004

3.7600e-
003

3.5900e-
003

2.8300e-
003

9.2300e-
003

0.0822 0.1109 1.8000e-
004

2.3000e-
003

3.7600e-
003

6.0600e-
003

3.5000e-
004

3.5900e-
003

3.9400e-
003

2.8300e-
003
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3.2 Demolition - 2024
Mitigated 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
Hauling
Vendor
Worker
Total

2.0000e-
005

1.3400e-
003

3.6000e-
004

1.0000e-
005

1.8000e-
004

1.0000e-
005

1.9000e-
004

5.0000e-
005

1.0000e-
005

6.0000e-
005

0.0000

0.5906

0.0000

1.2503

1.8409

0.5906

0.0000

1.2503

1.8409

3.0000e-
005

9.0000e-
005

0.6195

0.0000

1.2602

1.8797

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

4.4000e-
004

3.2000e-
004

4.5600e-
003

1.0000e-
005

1.6500e-
003

1.0000e-
005

1.6500e-
003

4.4000e-
004

1.0000e-
005

4.5000e-
004

3.0000e-
005

4.6000e-
004

1.6600e-
003

4.9200e-
003

2.0000e-
005

1.8300e-
003

2.0000e-
005

1.8400e-
003

4.9000e-
004

2.0000e-
005

5.1000e-
004

6.0000e-
005

1.2000e-
004

2.7000e-
004

0.0000 2.7000e-
004

3.0000e-
005

0.0000 3.0000e-
005

0.0000

4.7015

0.0000

4.7015

0.0000 0.0000

0.0000

4.7395

2.7400e-
003

0.0308 0.0214 5.0000e-
005

1.1100e-
003

1.0200e-
003

1.5200e-
003

2.7400e-
003

0.0308 0.0214 5.0000e-
005

2.7000e-
004

1.1100e-
003

1.3800e-
003

3.0000e-
005

1.0200e-
003

1.0500e-
003

1.5200e-
003
385 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 11 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.3 Site Preparation - 2024
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
Hauling
Vendor
Worker
Total

0.0000

0.2292

0.0000

0.2292

0.0000

0.2310

8.0000e-
005

6.0000e-
005

8.4000e-
004

3.0000e-
004

8.0000e-
005

1.0000e-
005

8.0000e-
005

6.0000e-
005

8.4000e-
004

3.0000e-
004

8.0000e-
005

1.0000e-
005

1.0000e-
005
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 tons/yr MT/yr
Fugitive Dust
Off-Road
Total

2.7000e-
004

0.0000 2.7000e-
004

3.0000e-
005

0.0000 3.0000e-
005

0.0000

4.7015

0.0000

4.7015

0.0000 0.0000

0.0000

4.7395

2.7400e-
003

0.0308 0.0214 5.0000e-
005

1.1100e-
003

1.0200e-
003

1.5200e-
003

2.7400e-
003

0.0308 0.0214 5.0000e-
005

2.7000e-
004

1.1100e-
003

1.3800e-
003

3.0000e-
005

1.0200e-
003

1.0500e-
003

1.5200e-
003
386 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 12 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.3 Site Preparation - 2024
Mitigated 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
Hauling
Vendor
Worker
Total

0.0000

0.2292

0.0000

0.2292

0.0000

0.2310

8.0000e-
005

6.0000e-
005

8.4000e-
004

3.0000e-
004

8.0000e-
005

1.0000e-
005

8.0000e-
005

6.0000e-
005

8.4000e-
004

3.0000e-
004

8.0000e-
005

1.0000e-
005

0.0372 0.0000 0.0372 0.0200 0.0000 0.0200 0.0000

0.0000

9.9040

0.0000

9.9040

0.0000 0.0000

0.0000

9.9841

7.3100e-
003

0.0778 0.0444 1.1000e-
004

3.2000e-
003

2.9400e-
003

3.2000e-
003

7.3100e-
003

0.0778 0.0444 1.1000e-
004

0.0372 3.2000e-
003

0.0404 0.0200 2.9400e-
003

0.0229 3.2000e-
003
387 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 13 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.4 Grading - 2024
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
Hauling
Vendor
Worker
Total

7.1000e-
004

0.0435

0.0000

0.0118

0.0000

1.9000e-
004

5.8700e-
003

3.1000e-
004

6.1800e-
003

1.6100e-
003

3.0000e-
004

1.9100e-
003

0.0000

19.1818

0.0000

0.5335

19.7153

19.1818

0.0000

0.5335

19.7153

1.0800e-
003

3.0500e-
003

20.1173

0.0000

0.5377

20.6550

0.0000 0.0000 0.0000 0.0000

0.0000

0.0000 0.0000 0.0000

0.0000

0.0000 0.0000 0.0000

1.9000e-
004

1.4000e-
004

1.9500e-
003

1.0000e-
005

7.0000e-
004

7.1000e-
004

1.9000e-
004

1.0000e-
005

9.0000e-
004

0.0436 0.0138 2.0000e-
004

6.5700e-
003

3.1000e-
004

6.8900e-
003

1.8000e-
003

3.0000e-
004

2.1000e-
003

1.0900e-
003

3.0600e-
003
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 tons/yr MT/yr
Fugitive Dust
Off-Road
Total

0.0372 0.0000 0.0372 0.0200 0.0000 0.0200 0.0000

0.0000

9.9040

0.0000

9.9040

0.0000 0.0000

0.0000

9.9841

7.3100e-
003

0.0778 0.0444 1.1000e-
004

3.2000e-
003

2.9400e-
003

3.2000e-
003

7.3100e-
003

0.0778 0.0444 1.1000e-
004

0.0372 3.2000e-
003

0.0404 0.0200 2.9400e-
003

0.0229 3.2000e-
003
388 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 14 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.4 Grading - 2024
Mitigated 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
Hauling
Vendor
Worker
Total

7.1000e-
004

0.0435

0.0000

0.0118

0.0000

1.9000e-
004

5.8700e-
003

3.1000e-
004

6.1800e-
003

1.6100e-
003

3.0000e-
004

1.9100e-
003

0.0000

19.1818

0.0000

0.5335

19.7153

19.1818

0.0000

0.5335

19.7153

1.0800e-
003

3.0500e-
003

20.1173

0.0000

0.5377

20.6550

0.0000 0.0000 0.0000 0.0000

0.0000

0.0000 0.0000 0.0000

0.0000

0.0000 0.0000 0.0000

1.9000e-
004

1.4000e-
004

1.9500e-
003

1.0000e-
005

7.0000e-
004

7.1000e-
004

1.9000e-
004

1.0000e-
005

9.0000e-
004

0.0436 0.0138 2.0000e-
004

6.5700e-
003

3.1000e-
004

6.8900e-
003

1.8000e-
003

3.0000e-
004

2.1000e-
003

1.0900e-
003

3.0600e-
003

0.0106 0.0106 9.7400e-
003

9.7400e-
003

0.0000 37.5909 37.5909 0.0122 0.0000 37.8948
Total 0.0223 0.2240 0.2650 4.3000e-
004

0.0106 0.0106 9.7400e-
003

9.7400e-
003

0.0000 37.5909 37.5909 0.0122 0.0000 37.8948
389 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 15 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2024
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
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.0115

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

5.2624

0.0000

5.2624

0.0000 0.0000 0.0000

5.49443.2000e-
004

4.2800e-
003

5.0000e-
005

1.8900e-
003

6.0000e-
005

1.9600e-
003

5.5000e-
004

6.0000e-
005

6.1000e-
004

1.8000e-
004

7.6000e-
004

3.7100e-
003

2.7300e-
003

0.0388 1.2000e-
004

0.0140 8.0000e-
005

0.0141 3.7100e-
003

7.0000e-
005

3.7900e-
003

10.6273

15.8897

10.6273

15.8897

2.6000e-
004

10.7117

16.20624.0300e-
003

0.0142 0.0430 1.7000e-
004

0.0159 1.4000e-
004

0.0160 4.2600e-
003

1.3000e-
004

4.4000e-
003

4.4000e-
004

1.0200e-
003
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 tons/yr MT/yr
Off-Road 0.0223 0.2240 0.2650 4.3000e-
004

0.0106 0.0106 9.7400e-
003

9.7400e-
003

0.0000 37.5909 37.5909 0.0122 0.0000 37.8948
Total 0.0223 0.2240 0.2650 4.3000e-
004

0.0106 0.0106 9.7400e-
003

9.7400e-
003

0.0000 37.5909 37.5909 0.0122 0.0000 37.8948
390 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 16 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2024
Mitigated 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
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.0115

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

5.2624

0.0000

5.2624

0.0000 0.0000 0.0000

5.49443.2000e-
004

4.2800e-
003

5.0000e-
005

1.8900e-
003

6.0000e-
005

1.9600e-
003

5.5000e-
004

6.0000e-
005

6.1000e-
004

1.8000e-
004

7.6000e-
004

3.7100e-
003

2.7300e-
003

0.0388 1.2000e-
004

0.0140 8.0000e-
005

0.0141 3.7100e-
003

7.0000e-
005

3.7900e-
003

10.6273

15.8897

10.6273

15.8897

2.6000e-
004

10.7117

16.20624.0300e-
003

0.0142 0.0430 1.7000e-
004

0.0159 1.4000e-
004

0.0160 4.2600e-
003

1.3000e-
004

4.4000e-
003

4.4000e-
004

1.0200e-
003

0.0315 0.0315 0.0290 0.0290 0.0000 130.8859 130.8859 0.0423 0.0000 131.9442 Total 0.0719 0.7154 0.9172 1.4900e-
003

0.0315 0.0315 0.0290 0.0290 0.0000 130.8859 130.8859 0.0423 0.0000 131.9442 391 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 17 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2025
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
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.0398

0.0000

0.0147

0.1257

0.1404

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

17.9796

35.7242

53.7038

0.0000

17.9796

35.7242

53.7038

0.0000 0.0000 0.0000

18.7735

35.9983

54.7718

1.0800e-
003

1.8000e-
004

6.5800e-
003

2.2000e-
004

6.8100e-
003

1.9000e-
003

2.1000e-
004

2.1100e-
003

6.2000e-
004

2.6100e-
003

0.0121 8.5300e-
003

3.9000e-
004

0.0487 2.5000e-
004

0.0489 0.0129 2.3000e-
004

0.0132 8.0000e-
004

8.5000e-
004

0.0132 0.0483 5.7000e-
004

0.0553 4.7000e-
004

0.0557 0.0148 4.4000e-
004

0.0153 1.4200e-
003

3.4600e-
003
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 tons/yr MT/yr
Off-Road 0.0719 0.7154 0.9172 1.4900e-
003

0.0315 0.0315 0.0290 0.0290 0.0000 130.8858 130.8858 0.0423 0.0000 131.9440 Total 0.0719 0.7154 0.9172 1.4900e-
003

0.0315 0.0315 0.0290 0.0290 0.0000 130.8858 130.8858 0.0423 0.0000 131.9440 392 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 18 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2025
Mitigated 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
Hauling
Vendor
Worker
Total

0.0000 0.0000

0.0398

0.0000

0.0147

0.1257

0.1404

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

17.9796

35.7242

53.7038

0.0000

17.9796

35.7242

53.7038

0.0000 0.0000 0.0000

18.7735

35.9983

54.7718

1.0800e-
003

1.8000e-
004

6.5800e-
003

2.2000e-
004

6.8100e-
003

1.9000e-
003

2.1000e-
004

2.1100e-
003

6.2000e-
004

2.6100e-
003

0.0121 8.5300e-
003

3.9000e-
004

0.0487 2.5000e-
004

0.0489 0.0129 2.3000e-
004

0.0132 8.0000e-
004

8.5000e-
004

0.0132 0.0483 5.7000e-
004

0.0553 4.7000e-
004

0.0557 0.0148 4.4000e-
004

0.0153 1.4200e-
003

3.4600e-
003

6.6300e-
003

6.1000e-
003

0.0000 27.5813 27.5813 8.9200e-
003

0.0000 27.8043
Total 0.0152 0.1508 0.1933 3.1000e-
004

6.6300e-
003

6.1000e-
003

0.0000 27.5813 27.5813 8.9200e-
003

0.0000 27.8043
393 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 19 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2026
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
Hauling
Vendor
Worker
Total

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

3.7178

7.2972

11.0150

0.0000

3.7178

7.2972

11.0150

0.0000 0.0000 0.0000

3.8822

7.3515

11.2337

2.2000e-
004

8.3200e-
003

3.0500e-
003

4.0000e-
005

1.3900e-
003

5.0000e-
005

1.4300e-
003

4.0000e-
004

4.0000e-
005

4.5000e-
004

1.3000e-
004

5.4000e-
004

2.4100e-
003

1.6300e-
003

0.0249 8.0000e-
005

0.0103 5.0000e-
005

0.0103 2.7200e-
003

5.0000e-
005

2.7700e-
003

1.5000e-
004

1.7000e-
004

2.6300e-
003

9.9500e-
003

0.0279 1.2000e-
004

0.0117 1.0000e-
004

0.0117 3.1200e-
003

9.0000e-
005

3.2200e-
003

2.8000e-
004

7.1000e-
004
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 tons/yr MT/yr
Off-Road 0.0152 0.1508 0.1933 3.1000e-
004

6.6300e-
003

6.1000e-
003

0.0000 27.5813 27.5813 8.9200e-
003

0.0000 27.8043
Total 0.0152 0.1508 0.1933 3.1000e-
004

6.6300e-
003

6.1000e-
003

0.0000 27.5813 27.5813 8.9200e-
003

0.0000 27.8043
394 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 20 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.5 Building Construction - 2026
Mitigated 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
Hauling
Vendor
Worker
Total

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

3.7178

7.2972

11.0150

0.0000

3.7178

7.2972

11.0150

0.0000 0.0000 0.0000

3.8822

7.3515

11.2337

2.2000e-
004

8.3200e-
003

3.0500e-
003

4.0000e-
005

1.3900e-
003

5.0000e-
005

1.4300e-
003

4.0000e-
004

4.0000e-
005

4.5000e-
004

1.3000e-
004

5.4000e-
004

2.4100e-
003

1.6300e-
003

0.0249 8.0000e-
005

0.0103 5.0000e-
005

0.0103 2.7200e-
003

5.0000e-
005

2.7700e-
003

1.5000e-
004

1.7000e-
004

2.6300e-
003

9.9500e-
003

0.0279 1.2000e-
004

0.0117 1.0000e-
004

0.0117 3.1200e-
003

9.0000e-
005

3.2200e-
003

2.8000e-
004

7.1000e-
004

5.6400e-
003

0.0492 0.0703 1.1000e-
004

2.1900e-
003

2.0500e-
003

0.0000

9.4009

0.0000

9.4009

0.0000

9.4009

2.7400e-
003

0.0000

9.4694

0.0000

9.4694

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

5.6400e-
003

0.0492 0.0703 1.1000e-
004

2.1900e-
003

2.0500e-
003

2.7400e-
003
395 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 21 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.6 Paving - 2026
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
Hauling
Vendor
Worker
Total

0.0000

1.4048

0.0000

1.4048

0.0000

1.4153

4.6000e-
004

3.1000e-
004

4.7900e-
003

2.0000e-
005

1.9700e-
003

1.0000e-
005

1.9800e-
003

5.2000e-
004

1.0000e-
005

5.3000e-
004

3.0000e-
005

4.6000e-
004

3.1000e-
004

4.7900e-
003

2.0000e-
005

1.9700e-
003

1.0000e-
005

1.9800e-
003

5.2000e-
004

1.0000e-
005

5.3000e-
004

3.0000e-
005

3.0000e-
005
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 tons/yr MT/yr
Off-Road
Paving
Total

5.6400e-
003

0.0492 0.0703 1.1000e-
004

2.1900e-
003

2.0500e-
003

0.0000

9.4009

0.0000

9.4009

0.0000

9.4009

2.7400e-
003

0.0000

9.4694

0.0000

9.4694

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000

5.6400e-
003

0.0492 0.0703 1.1000e-
004

2.1900e-
003

2.0500e-
003

2.7400e-
003
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3.6 Paving - 2026
Mitigated 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
Hauling
Vendor
Worker
Total

0.0000

1.4048

0.0000

1.4048

0.0000

1.4153

4.6000e-
004

3.1000e-
004

4.7900e-
003

2.0000e-
005

1.9700e-
003

1.0000e-
005

1.9800e-
003

5.2000e-
004

1.0000e-
005

5.3000e-
004

3.0000e-
005

4.6000e-
004

3.1000e-
004

4.7900e-
003

2.0000e-
005

1.9700e-
003

1.0000e-
005

1.9800e-
003

5.2000e-
004

1.0000e-
005

5.3000e-
004

3.0000e-
005

0.0267 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

0.6383

0.0000

0.6383

0.0000 0.0000

0.0000

0.6392

4.3000e-
004

2.8600e-
003

4.5200e-
003

1.0000e-
005

1.3000e-
004

3.0000e-
005

0.0271 2.8600e-
003

4.5200e-
003

1.0000e-
005

1.3000e-
004

3.0000e-
005
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CalEEMod Version: CalEEMod.2020.4.0 Page 23 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

3.7 Architectural Coating - 2026
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
Hauling
Vendor
Worker
Total

0.0000

0.1366

0.0000

0.1366

0.0000

0.1376

5.0000e-
005

3.0000e-
005

4.7000e-
004

1.9000e-
004

5.0000e-
005

3.0000e-
005

4.7000e-
004

1.9000e-
004

5.0000e-
005

5.0000e-
005
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 tons/yr MT/yr
Archit. Coating
Off-Road
Total

0.0267 0.0000 0.0000 0.0000 0.0000 0.0000

0.0000

0.6383

0.0000

0.6383

0.0000 0.0000

0.0000

0.6392

4.3000e-
004

2.8600e-
003

4.5200e-
003

1.0000e-
005

1.3000e-
004

3.0000e-
005

0.0271 2.8600e-
003

4.5200e-
003

1.0000e-
005

1.3000e-
004

3.0000e-
005
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3.7 Architectural Coating - 2026
Mitigated 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
Hauling
Vendor
Worker
Total

0.0000

0.1366

0.0000

0.1366

0.0000

0.1376

5.0000e-
005

3.0000e-
005

4.7000e-
004

1.9000e-
004

5.0000e-
005

3.0000e-
005

4.7000e-
004

1.9000e-
004

5.0000e-
005

4.0 Operational Detail - Mobile

4.1 Mitigation Measures Mobile
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CalEEMod Version: CalEEMod.2020.4.0 Page 25 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 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 0.0733

0.0733

0.0897

0.7632

1.7200e-
003

0.1842

1.2600e-
003

0.1854

0.0492

1.1700e-
003

0.0503

0.0000

0.0000
159.3857 159.3857 0.0102

0.0102

7.0500e- 161.7418
003
Unmitigated 1.7200e-
003

1.2600e-
003

1.1700e-
003
159.3857 159.3857 7.0500e- 161.7418
003

0.00 149.49

0.00 118.47

0.00 489,243 489,243

0.00 0.00 0.00
146.85 149.49 118.47 489,243 489,243

4.3 Trip Type Information
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

16.60 16.60

5.90 8.40

8.40 8.70

6.90 6.90

40.20 0.00

0.00 19.20

0.00 0.00

40.60 0.00

0.00 86
0 11
0 3
0 0
Enclosed Parking with Elevator
Enclosed Parking with Elevator 0 0

4.4 Fleet Mix
Land Use LDA LDT1 LDT2 MDV LHD1 LHD2 MHD HHD OBUS UBUS MCY SBUS MH Apartments High Rise 0.542450 0.061470 0.185138

0.185138

0.129299

0.023799

0.006448

0.011958 0.009209

0.009209

0.000810 0.000503 0.024446 0.000751 0.003721
Enclosed Parking with Elevator 0.542450 0.061470 0.011958 0.000810 0.000503 0.024446 0.000751 0.003721 400 of 416

CalEEMod Version: CalEEMod.2020.4.0 Page 26 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

5.0 Energy Detail
Historical Energy Use: N

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

0.0000

0.0000
112.3308 112.3308 3.9100e-
003

4.7000e- 112.5696
004
Electricity
Unmitigated
112.3308 112.3308 3.9100e-
003

4.7000e- 112.5696
004
NaturalGas
Mitigated

2.3300e-
003

0.0199

8.4500e-
003

1.3000e-
004

1.6100e-
003

23.0103

4.4000e-
004

4.2000e-
004

23.1471

23.1471NaturalGas
Unmitigated

2.3300e-
003

8.4500e-
003

1.3000e-
004

1.6100e-
003

4.4000e-
004

4.2000e-
004
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CalEEMod Version: CalEEMod.2020.4.0 Page 27 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

5.2 Energy by Land Use - NaturalGas
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
431197
0 2.3300e-
003

0.0199

0.0000

0.0199

8.4500e-
003

1.3000e-
004

1.6100e-
003

0.0000

23.0103

0.0000

23.0103

0.0000

4.4000e-
004

4.2000e-
004

23.1471

0.0000Enclosed Parking
with Elevator

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 2.3300e-
003

8.4500e-
003

1.3000e-
004

1.6100e-
003

23.0103 23.0103 4.4000e-
004

4.2000e-
004

23.1471
Mitigated
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
431197
0 2.3300e-
003

0.0199

0.0000

0.0199

8.4500e-
003

1.3000e-
004

1.6100e-
003

0.0000

23.0103

0.0000

23.0103

0.0000

4.4000e-
004

4.2000e-
004

23.1471

0.0000Enclosed Parking
with Elevator

0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 2.3300e-
003

8.4500e-
003

1.3000e-
004

1.6100e-
003

23.0103 23.0103 4.4000e-
004

4.2000e-
004

23.1471
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5.3 Energy by Land Use - Electricity
Unmitigated
Electricity Total CO2
Use
CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments High
Rise
127029 54.6795

22.6437

35.0076

1.9000e-
003

2.3000e-
004

54.7957

22.6919

35.0821
Enclosed Parking 52604.8
with Elevator

7.9000e-
004

1.0000e-
004
Enclosed Parking
with Elevator
81328 1.2200e-
003

1.5000e-
004
Total 112.3308 3.9100e-
003

4.8000e- 112.5696
004
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CalEEMod Version: CalEEMod.2020.4.0 Page 29 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied

5.3 Energy by Land Use - Electricity
Mitigated
Electricity Total CO2
Use
CH4 N2O CO2e
Land Use kWh/yr MT/yr
Apartments High
Rise
127029 54.6795

22.6437

35.0076

1.9000e-
003

2.3000e-
004

54.7957

22.6919

35.0821
Enclosed Parking 52604.8
with Elevator

7.9000e-
004

1.0000e-
004
Enclosed Parking
with Elevator
81328 1.2200e-
003

1.5000e-
004
Total 112.3308 3.9100e-
003

4.8000e- 112.5696
004

6.0 Area Detail

6.1 Mitigation Measures Area
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CalEEMod Version: CalEEMod.2020.4.0 Page 30 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied 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 0.2499

0.2499

0.0125

0.5503

5.5000e-
004

0.0334

3.5052

7.2924

10.7976 0.0110

0.0110

2.4000e-
004

11.1432

11.1432Unmitigated 5.5000e-
004

10.7976 2.4000e-
004

0.0107

0.1208

0.1081

0.0103

0.2499

0.0000

0.0315

0.0000

0.0315

0.0000

0.0315

0.0000

0.0315

0.0000

3.5052

0.0000

3.5052

0.0000

6.7359

0.5565

7.2924

0.0000

0.0105

0.0000

10.5733

0.5699

11.1432
Consumer
Products
Hearth
Landscaping
Total

8.5600e-
003

0.2098

0.3405

0.5503

5.4000e-
004

10.2411

0.5565

2.4000e-
004

3.9200e-
003

2.0000e-
005

1.8900e-
003

5.3000e-
004

0.0000

0.0125 5.6000e-
004

0.0334 0.0334 0.0334 0.0334 10.7976 0.0110 2.4000e-
004
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0.0107

0.1208

0.1081

0.0103

0.2499

0.0000

0.0315

0.0000

0.0315

0.0000

0.0315

0.0000

0.0315

0.0000

3.5052

0.0000

3.5052

0.0000

6.7359

0.5565

7.2924

0.0000

0.0105

0.0000

10.5733

0.5699

11.1432
Consumer
Products
Hearth
Landscaping
Total

8.5600e-
003

0.2098

0.3405

0.5503

5.4000e-
004

10.2411

0.5565

2.4000e-
004

3.9200e-
003

2.0000e-
005

1.8900e-
003

5.3000e-
004

0.0000

0.0125 5.6000e-
004

0.0334 0.0334 0.0334 0.0334 10.7976 0.0110 2.4000e-
004

7.0 Water Detail

7.1 Mitigation Measures Water
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CalEEMod Version: CalEEMod.2020.4.0 Page 32 of 35 Date: 11/29/2022 11:42 AM 413-417 Irving Glendale Apartments - South Coast AQMD Air District, Annual EMFAC Off-Model Adjustment Factors for Gasoline Light Duty Vehicle to Account for the SAFE Vehicle Rule Not Applied Total CO2 CH4 N2O CO2e
Category MT/yr
Mitigated 19.2155

19.2155

0.0707

1.7300e-
003

21.4993

21.4993Unmitigated 1.7300e-
003

7.2 Water by Land Use
Unmitigated
Indoor/Out Total CO2
door Use
CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments High 2.15008 / 19.2155

0.0000

0.0707

0.0000

0.0707

1.7300e-
003

21.4993

0.0000
Rise 1.35549
Enclosed Parking
with Elevator
0 / 0 0.0000
Total 19.2155 1.7300e-
003

21.4993
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7.2 Water by Land Use
Mitigated
Indoor/Out Total CO2
door Use
CH4 N2O CO2e
Land Use Mgal MT/yr
Apartments High 2.15008 / 19.2155

0.0000

0.0707

0.0000

0.0707

1.7300e-
003

21.4993

0.0000
Rise 1.35549
Enclosed Parking
with Elevator
0 / 0 0.0000
Total 19.2155 1.7300e-
003

21.4993

8.0 Waste Detail

8.1 Mitigation Measures Waste
Category/Year
Total CO2 CH4 N2O CO2e
MT/yr
Mitigated 3.0814

3.0814

0.1821

0.0000

7.6341

7.6341Unmitigated
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8.2 Waste by Land Use
Unmitigated
Waste Total CO2 CH4 N2O CO2e
Disposed
Land Use tons MT/yr
Apartments High
Rise

15.18 0

3.0814

0.0000

3.0814

0.1821

0.0000

0.1821

0.0000

7.6341

0.0000

7.6341
Enclosed Parking
with Elevator
Total
Mitigated
Waste Total CO2 CH4 N2O CO2e
Disposed
Land Use tons MT/yr
Apartments High
Rise

15.18 0

3.0814

0.0000

3.0814

0.1821

0.0000

0.1821

0.0000

7.6341

0.0000

7.6341
Enclosed Parking
with Elevator
Total

9.0 Operational Offroad
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11.0 Vegetation
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Glendale City CouncilFebruary 27, 2024

Glendale City Council
February 27, 2024