Agenda packet, first session — Glendale City Council, November 4, 2025 (part 2 of 4)

Adopted by the Council of the City of Glendale on the _______ day of ________, 2025. _
_____________________________
Mayor
ATTEST:
___________________________________
City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES) SS.

CITY OF GLENDALE )
I, DR. SUZIE ABAJIAN, City Clerk of the City of Glendale, hereby certify that the foregoing Ordinance was adopted by the Council of the City of Glendale, California, at a regular meeting held on the _______ day of ________________, 2025, and that the same was adopted by the following vote:

Ayes:

Noes:

Absent:

Abstain:

____________________________

City Clerk
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1 GLENDALE BUILDING AND SAFETY CODE, 2026
(Analysis of amendments to the California Code of Regulation)

Introduction

The Glendale Building and Safety Code is comprised of nine (9) distinct volumes as follows:

Volume IA: Building Standards (For Commercial and Multi-Family Residential) Volume IB: Residential Standards (For One-and-Two Family Dwellings and Townhouses) Volume IC: Existing Building Standards
Volume ID: Wildland-Urban Interface Standards
Volume II: Plumbing Standards
Volume III: Mechanical Standards
Volume IV: Electrical Standards
Volume V: Housing Standards
Volume VI: Fire Standards
Volume VII: Security Standards
Volume VIII: Commercial and Industrial Property Maintenance Standards Volume IX: Green Building StandardsS

The regulatory requirements contained within the first six (6) volumes and Volume IX contained within the California Code of Regulations (CCR), specifically, portions of Titles 19, 24, and 25. The California Building Standards Commission (CBSC) adopted such requirements into the California Building Code, California Residential Code, California Existing Building Code, California Wildland-Interface Code, California Plumbing Code, California Mechanical Code, California Electrical Code, California Fire Code, and California Green Building Standards Code. Adoption and enforcement of the Uniform Housing Code is mandated through the State Housing Law (Health and Safety Code, Division 13, Part 1.5, Section 17960). The 1997 Edition of the Uniform Housing Code was adopted by the California Department of Housing and Community Development as provided for in CCR, Title 25, Division 1, Chapter 1, Subchapter 1, Article 5, Section 32.

Local adoption of such codes is mandated on January 1, 2026. Prior to such adoption, jurisdictional bodies may amend said codes if such amendments are justified on the basis of a local climatic, local geologic or local topographic condition which makes such amendment(s) necessary.

The following summary compares the proposed amendments for the 2026 Glendale Building and Safety Code with the 2023 Glendale Building and Safety Code and discusses the reason and justification for each such amendment. Each amendment is identified by the section number used in the proposed ordinance.

Many of the proposed amendments have been renumbered to match the revised format of the International Codes upon which several of the California codes are based. 350 of 918

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2 Volume IA
Building Standards

Section IA - 2.

Chapter 1 Division II, Section 101.2 Scope.

This amendment is similar to the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed, as the State adopted the International Residential Code.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 3.

Chapter 1 Division II, Section 104.2.3.9 Fire code official concurrence.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Building and Safety Code, renumbered from Section 104.10.2 to match the new code format.

This amendment provides administrative clarification regarding the need for concurrence by the Fire code official on the use of alternate materials or methods of construction which involve fire/life safety issues. (Justification: Administrative - See justification A in the attached matrix)

Section 1A – 4.

Chapter 1 Division II, Section 104.2.4.2 Fire code official concurrence.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 104.11.5 to match the new code format.

This amendment provides administrative clarification regarding the need for concurrence by the Fire code official on appeals/slight code modifications which involve fire/life safety issues. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 5.

Chapter 1 Division II, Section 105.1 Required.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment maintains a requirement for a permit to stripe parking lots. (Justification: Administrative - see justification A in the attached matrix)

Section IA – 6.

Chapter 1 Division II, Section 105.3 Application for permit.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the requirement for a plan review fee to be paid. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 7.

Chapter 1 Division II, Section 105.3.1.1 Electric vehicle charging station review process.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative procedures and an expedited, streamlined permitting process for electric vehicle charging stations to facilitate convenient charging of electric vehicles and help reduce the City’s reliance on environmentally damaging fossil fuels. (Justification: Administrative, Geologic, Climatic, Topographic - See justification A, B, C, and D in the attached matrix.)

Section IA – 8.

Chapter 1 Division II, Section 105.3.2 Time limitation of application.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes a time limit for plan review to match legislation passed by City Council in 2005.
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3 (Justification: Administrative - See justification A in the attached matrix)

Section IA – 9.

Chapter 1 Division II, Section 105.3.3 Plan review fees.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 10.

Chapter 1 Division II, Section 105.5 Expiration.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides a time limit for plan review to match legislation passed by city Council in 2005 and establishes the procedures for renewing action on an expired application. (Justification: Administrative - See justification A in the attached matrix)

Section IA- 11.

Chapter 1 Division II, Section 105.8 Responsibility of permittee.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment clearly establishes the permit applicant's responsibilities in express fashion, rather than reliance upon implicit understanding of same.
(Justification: Administrative - See justification A in the attached matrix)

Section IA- 12.

Chapter 1 Division II, Section 107.3.4 Design professional in responsible charge.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment clearly establishes that all construction documents submitted for review shall be prepared by a registered design professional. This amendment also allows the building officials to make a determination to waive the requirement after reviewing the submitted documents and establishes the work is minor in nature.
(Justification: Administrative, Geologic, Climatic - See justification A, B and C in the attached matrix.)

Section IA – 13.

Chapter 1 Division II, Section 109.4 Work commencing before permit issuance.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the fees to be collected when a permit is issued for which the work has commenced before obtaining the permit.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 14.

Chapter 1 Division II, Section 110.3.6 Lath, gypsum board and gypsum panel product inspection.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when inspecting lath and gypsum board.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 15.

Chapter 1 Division II, Section 110.3.10.1 Structural observation.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 110.3.9.1 to match the new code format. This amendment refers to administrative procedures to be followed when structural observation is required. (Justification: Administrative - see justification A in the attached matrix) 352 of 918

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4 Section IA – 16.

Chapter 1 Division II, Section 110.7 Re-inspections.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment restores and re-introduces a previous requirement in the building code that allows the Building Official to assess re-inspection fees in cases such as when inspection is called and work is not complete or when corrections called for are not made. This amendment makes the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code consistent with the Residential Standards in Volume IB, Plumbing Standards in Volume II, Mechanical Standards in Volume III, and Electrical Standards in Volume IV of the 2026 Glendale Building and Safety Code.

Justification: Administrative - See justification A in the attached matrix)

Section IA – 17.

Chapter 1 Division II, Section 113 BUILDING AND FIRE BOARD OF APPEALS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the joint Building and Fire Board of Appeals and the administrative procedures for the board.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 18.

Chapter 1 Division II, Section 114.1 Unlawful acts.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment re-introduces administrative procedures when working with unsafe buildings and structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 19.

Chapter 1 Division II, Section 114.4 Violation penalties.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment re-introduces administrative procedures when working with unsafe buildings and structures. This amendment is necessary to clarify administrative enforcement procedures, and establishes penalties.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 20.

Chapter 1 Division II, Section 115.1 Authority.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to allow the building official to enforce local regulations.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 21.

Chapter 1 Division II, Section 115.4 Failure to comply.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment identifies violations as misdemeanors.
(Justification: Administrative - see justification A in the attached matrix)

Section IA – 22.

Chapter 1 Division II, Section 116.6 Non-compliance.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when working with unsafe buildings or structures.
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5 (Justification: Administrative - See justification A in the attached matrix)

Section IA – 23.

Chapter 1 Division II, Section 116.7 Vacated Buildings.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when working with unsafe buildings or structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 24.

Chapter 1 Division II, Section 117 CONSTRUCTION TOILET FACILITIES.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 118 to match the new code format. This amendment requires construction sites to be equipped with available toilet facilities.
(Justification: Administrative - See justification A in the attached matrix

Section IA – 25.

Chapter 1 Division II, Section 118 ON SITE CONSTRUCTION TRASH AND DEBRIS CONTROL.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 119 to match the new code format. This amendment requires trash and debris control for facilities for construction sites,
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 26.

Chapter 1 Division II, Section 119 DISASTER REPAIR AND RECONSTRUCTION.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 120 to match the new code format. This amendment establishes administrative procedures related to the repair and reconstruction of structures affected by a disaster. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 27.

Chapter 1 Division II, Section 120 SANDBLASTING.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 121 to match the new code format. This amendment establishes administrative regulations regarding sandblasting activities to protect adjoining property from potential damage due to over spray.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 28.

Chapter 1 Division II, Section 202 DEFINITIONS.

This amendment is the same as in the 2020 and 2023 Glendale Building and Safety Code. This amendment adds and clarifies various definitions for terms used within this Chapter. (Justification:

Administrative - See justification A in the attached matrix)

Section IA – 29.
503.2 Construction on contiguous lots under same ownership or occupancy.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes construction requirements for structures constructed on two or more contiguous lots, when such lots are held under common ownership or occupancy. (Justification: Administrative - See justification A in the attached matrix)

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6 Section IA – 30.
[F] 903.2.22 Where required.

This amendment makes the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code consistent with the Fire Safety Standards in Volume VI of the 2026 Glendale Building and Safety Code. This amendment is an administrative amendment only, for consistency. The [F] indicates the language is copied from the Fire Code for consistency. If such amendment to the Fire Code requires further Justification pursuant to HSC 17958 and / or HSC 18941, such justifications are provided with the other local amendments to Title 24, Part 9 contained within this document. (Justification: Administrative, Geologic, Climatic, Topographic - See justification A, B, C, and D in the attached matrix.)

Section IA – 31.
[F] 906.8 Cabinets.

This amendment makes the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code consistent with the Fire Safety Standards in Volume VI of the 2026 Glendale Building and Safety Code. This amendment is an administrative amendment only, for consistency. The [F] indicates the language is copied from the Fire Code for consistency. If such amendment to the Fire Code requires further Justification pursuant to HSC 17958 and / or HSC 18941, such justifications are provided with the other local amendments to Title 24, Part 9 contained within this document. (Justification: Geologic, Climatic, Topographic - See justification B, C, and D in the attached matrix.)

Section IA – 32.
[F] 906.9.1 Extinguishers weighing 40 pounds or less.

Section IA – 33.
[F] 907.6.6 Monitoring.

This amendment makes the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code consistent with the Fire Safety Standards in Volume VI of the 2026 Glendale Building and Safety Code. This amendment is an administrative amendment only, for consistency. The [F] indicates the language is copied from the Fire Code for consistency. If such amendment to the Fire Code requires further Justification pursuant to HSC 17958 and / or HSC 18941, such justifications are provided with the other local amendments to Title 24, Part 9 contained within this document. (Justification: Geologic, Climatic, Topographic - See justification B, C, and D in the attached matrix.)

Section IA – 34.
[F] 907.9 Certification and Identification of Certificated Systems.

Section IA – 35.
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7 1505.1 General.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of wood roof covering material, and requires other roof coverings to have a Class A rating, or be made of materials meeting the requirements of a Class B roofing assembly. (Justification: Topographic and Climatic– See justification C and D in the attached matrix)

Section IA – 36.

TABLE 1505.1.

MINIMUM ROOF COVERING CLASSIFICATION FOR TYPES OF CONSTRUCTION This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment eliminates the acceptance of Class C roofing materials. (Justification: Topographic and Climatic– See justification C and D in the attached matrix)

Section IA – 37.
1505.1.2 Roof coverings within all other areas other than Fire Hazard Severity Zones or a Wildland- Urban Interface (WUI).

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered and renamed from Sections 1505.1.3 to match the new code format. This amendment prohibits the use of wood roof covering material, and requires other roof coverings to have a Class A rating, or be made of materials meeting the requirements of a Class B roofing assembly in non-high fire hazard areas.
(Justification: Topographic and Climatic– See justification C and D in the attached matrix)

Section IA – 38.

Table 1507.3.7 CLAY AND CONCRETE TILE ATTACHMENT.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment changes the minimum number of fasteners for tile roofing material from one fastener to two fasteners per tile even on relatively flat roofs, and increases the minimum side lap requirement for roofing felt. This amendment specifies nailing edge distances to ensure a sturdy connection. This amendment also establishes corrosion resistance characteristics for nails to mitigate water intrusion and water-accelerated corrosion of fastening material which results from heavy rains which occur throughout the local region.
(Justification: Geologic and Climatic – see justification B and C in the attached matrix)

Section IA – 39.
1512.6 Roof sheathing.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment requires existing buildings to be provided with a plywood diaphragm when roofing material is stripped from the structure, if such buildings do not have such a diaphragm, (Justification: Geologic and Topographic– see justification B and D in the attached matrix)

Section IA – 40.
1613.8 Amendments to ASCE 7.

This amendment is the same as in 2023 Glendale Building and Safety Code. The provisions of this section shall be permitted as an amendment to the relevant provisions of ASCE 7. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IA – 41.
1613.8.1 Values for Vertical Combinations.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1613.5.1 to match the new code format. This amendment is a revision to Section 12.2.3.1 exception 3 12.12-1 of ASCE 7-10 reference document. 356 of 918

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8 Observed damages to one and two family dwellings of light frame construction after the Northridge Earthquake may have been partially attributed to vertical irregularities common to this type of occupancy and construction. In an effort to improve quality of construction and incorporate lesson learned from studies after the Northridge Earthquake, the proposed modification to ASCE 7-10 Section 12.2.3.1 Exception 3 by limiting the number of stories and height of the structure to two stories will significantly minimize the impact of vertical irregularities and concentration of inelastic behavior from mixed structural systems. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IA – 42.
1613.8.2 Wood Diaphragms.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1613.5.2 to match the new code format. This amendment is a revision to Section 12.11.2.2.3 of ASCE 7-10 reference document.

A joint Structural Engineers Association of Southern California (SEAOSC), Los Angeles County and Los Angeles City Task Force investigated the performance of concrete and masonry construction with flexible wood diaphragm failures after the Northridge earthquake. It was concluded at that time that continuous ties are needed at specified spacing to control cross grain tension in the interior of the diaphragm.

Additionally, there was a need to limit subdiaphragm allowable shear loads to control combined orthogonal stresses within the diaphragm. Recognizing the importance and need to continue the recommendation made by the task force while taking into consideration the improve performances and standards for diaphragm construction today, this proposal increases the continuous tie spacing limit to 40 ft in lieu of 25 ft and to use 75% of the allowable code diaphragm shear to determine the depth of the sub- diaphragm in lieu of the 300 plf and is deemed appropriate and acceptable. Due to the frequency of this type of failure during the past significant earthquakes, various jurisdictions within the Los Angeles region have taken this additional step to prevent roof or floor diaphragms from pulling away from concrete or masonry walls.
(Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IA – 43.
1613.8.3 Structural Separation.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1613.5.3 to match the new code format. This amendment is a revision to Section 12.12.3 equation 12.12-1 of ASCE 7-10 reference document.

The inclusion of the importance factor in this equation has the unintended consequence of reducing the minimum seismic separation distance for important facilities such as hospitals, schools, police and fire stations from adjoining structures. The proposal to omit the importance factor from Equation 12.12-1 will ensure that a safe seismic separation distance is provided. (Justification: Geologic and Topographic – See justification B in the attached matrix)

Section IA – 44.
1613.9 Seismic design provisions for hillside buildings.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1613.7 to match the new code format. This amendment establishes design parameters to mitigate the increased seismic forces which are imparted upon structures located on sloping surfaces.

Due to the difficulty of fire suppression vehicles accessing winding and narrow hillside properties and the probabilities for future earthquakes in the Los Angeles region, this technical amendment is required to address the special needs for buildings constructed on hillside locations. A joint Structural Engineers Association of Southern California (SEAOSC) and both the Los Angeles County and Los Angeles City Task Force investigated the performance of hillside building failures after the Northridge earthquake. Numerous hillside failures resulted in loss of life and millions of dollars in damage. These criteria were developed to minimize 357 of 918

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9 the damage to these structures and have been in use by both the City and County of Los Angeles for several years with much success.
(Justification: Geologic and Topographic– See justification B and D in the attached matrix)

Section IA – 45.
1613.10 Suspended ceilings.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1613.7 to match the new code format.

This amendment is necessary to address the design of suspended ceilings for seismic loads similar to what is in the current California Building Code. The California Building Code has little to no information regarding the safe design and construction requirements for ceiling suspension systems subject to seismic loads. It is through the experience of prior earthquakes, such as the Northridge Earthquake, that this amendment is proposed so as to minimize the amount of bodily and building damage within the spaces in which this type of ceiling will be installed. This amendment complements ASCE 7-10 Chapter 13 Section

13.5.6.2.2 and the cited reference to ASTM E580. The amended requirements retained herein are a continuation of portions of an amendment adopted during the previous code adoption cycles. (Justification: Geologic– See justification B in the attached matrix)

Section IA – 46.
1701.2 Technical specialties
This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1701.3 to match the new code format. This amendment establishes administrative procedures and requires complex buildings and structures where special expertise is needed as determined by the building official, the building official may require the work to be observed, inspected or certified by a third party, that has certification or has demonstrated expertise in the identified work.
(Justification: Administrative, Geologic, Climatic, Topographic - See justification B and D in the attached matrix.)

Section IA – 47.
1704.2 Special inspections and tests.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment deletes an exception for single family dwellings regarding special inspections. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IA – 48.
1704.6 Structural Observations.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment provides administrative guidelines to establish consistent structural observation procedures, necessary to provide proper structural observation of critical design features in buildings to ensure that they are constructed in accordance with the designer's parameters, to withstand the seismic forces which may be imparted on buildings within this area. (Justification: Administrative and Geologic– See justification A and B in the attached matrix)

Section IA – 49.
1704.6.1 Structural observations for structures.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment clarifies an exception regarding structural observation for single family dwellings.

With the higher seismic demand placed on buildings and structures in this region, the language in Section 1704.6.1 of the California Building Code would permit many low-rise buildings and structures with complex structural elements to be constructed without the benefit of a structural observation. By requiring a registered design professional to observe the construction, the quality of the observation for major 358 of 918

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10 structural elements and connections that affect the vertical and lateral load resisting systems of the structure will greatly be increased. An exception is provided to permit simple structures and buildings to be excluded. This proposed amendment is a continuation of an amendment adopted during previous code adoption cycles.
(Justification: Geologic – See justification B in the attached matrix)

Section IA – 50.
1705.3 Concrete construction.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment requires special inspection for concrete with a compressive strength over 2500 psi as our code currently requires. Results from studies after the 1994 Northridge Earthquake indicated that significant damage was attributed to a lack of quality control during construction resulting in poor performance of the building or structure. Therefore, the proposed amendment requires special inspection for concrete with a compressive strength greater than 2,500 pounds per square inch. This proposed amendment is a continuation of an amendment adopted during previous code adoption cycles. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IA – 51.
1705.13 Special inspections for seismic resistance.

This amendment is similar to the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 1705.12 to match the new code format.

This amendment modifies an exception to require special inspections to detached one-or-two family dwellings located in Seismic Design Category D, E or F.

In southern California, very few detached one- or two-family dwellings not exceeding two stories above grade plane are built as “box-type” structures, especially those in hillside areas. Many steel moment frames or braced frames and/or cantilevered columns within buildings can still be shown as “regular” structures by calculations. With the higher seismic demand placed on buildings and structures in this region, the language in Sections 1705.12 Item 3 of the California Building Code would permit many detached one- or two-family dwellings not exceeding two stories above grade plane with complex structural elements to be constructed without the benefit of special inspections. By requiring special inspections, the quality of major structural elements and connections that affect the vertical and lateral load resisting systems of the structure will greatly be increased. (Justification: Geologic – See justification B in the attached matrix)

Section IA – 52.
1805.4.3 Drainage discharge.
46 This amendment requires site drainage devices, for all concentrated water, to be installed to the satisfaction of the building official and city engineer. This amendment will reduce damage and help prevent injury by requiring that drainage systems be installed to minimum standards established by the building official and the city engineer, thereby providing better control of the effect of concentrated drainage on property.
(Justification: Climatic and Topographic – see justification C and D in the attached matrix)

Section IA – 53.
1807.1.4 Permanent wood foundation systems.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of spread wood footings. No substantiating data has been provided to show that wood foundation systems are effective in supporting buildings and structures during a seismic event while being subject to deterioration caused by the combined detrimental effects of constant moisture in the soil and wood-destroying organisms. Wood foundation systems not properly treated and protected against deterioration, have performed very poorly and have led to slope failures. Most contractors are typically accustomed to construction in dry and temperate weather in the Southern 359 of 918

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11 California region and are not generally familiar with the necessary precautions and treatment of wood that makes it suitable for both seismic events and wet applications. The proposed amendment takes the precautionary steps to reduce or eliminate potential problems that may result in using wood foundation systems that experience relatively rapid decay due to the fact that the region does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms. (Justification: Geologic and Climatic - see justification C in the attached matrix)

Section IA – 54.
1807.1.6 Prescriptive design of concrete and masonry foundation walls.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment requires foundation walls be designed by licensed professionals and deletes references to prescriptive tables which allow plain concrete or excessively slender walls. With the higher seismic demand placed on buildings and structures in this region, it is deemed necessary to take precautionary steps to reduce or eliminate potential problems that may result by following prescriptive design provisions that does not take into consideration the surrounding environment. Plain concrete performs poorly in withstanding the cyclic forces resulting from seismic events. In addition, no substantiating data has been provided to show that under-reinforced foundation walls are effective in resisting seismic loads and may potentially lead to a higher risk of failure. It is important that the benefit and expertise of a registered design professional be obtained to properly analyze the structure and take these issues into consideration.
(Justification: Geologic - see justification B in the attached matrix)

Section IA – 55.
1807.2 Retaining walls.

This amendment is the same as in the 2020 and 2023 Glendale Building and Safety Code. This proposed amendment is a continuation of an amendment adopted during previous code adoption cycles. No substantiating data has provided to show that wood foundation systems are effective in supporting buildings and structures during a seismic event while being subject to deterioration caused by the combined detrimental effects of constant moisture in the soil and wood-destroying organisms. Wood foundation systems not properly treated and protected against deterioration, have performed very poorly and have led to slope failures. Most contractors are typically accustomed to construction in dry and temperate weather in the Southern California region and are not generally familiar with the necessary precautions and treatment of wood that makes it suitable for both seismic events and wet applications.

The proposed amendment takes the precautionary steps to reduce or eliminate potential problems that may result in using wood foundation systems that experience relatively rapid decay due to the fact that the region does not experience temperatures cold enough to destroy or retard the growth and proliferation or wood-destroying organisms.
(Justification: Geologic - see justification B in the attached matrix)

Section IA – 56.
1807.3.1 Limitations.

This amendment is the same as in the 2020 and 2023 Glendale Building and Safety Code..

This proposed amendment is a continuation of an amendment adopted during previous code adoption cycles. No substantiating data has provided to show that wood foundation systems are effective in supporting buildings and structures during a seismic event while being subject to deterioration caused by the combined detrimental effects of constant moisture in the soil and wood-destroying organisms. Wood foundation systems not properly treated and protected against deterioration, have performed very poorly and have led to slope failures. Most contractors are typically accustomed to construction in dry and temperate weather in the Southern California region and are not generally familiar with the necessary precautions and treatment of wood that makes it suitable for both seismic events and wet applications.

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12 region does not experience temperatures cold enough to destroy or retard the growth and proliferation or wood-destroying organisms.
(Justification: Geologic - see justification B in the attached matrix)

Section IA – 57.
1809.3 Stepped Footings.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment clarifies additional reinforcing for stepped footing assigned to higher Seismic Design Category. With the higher seismic demand placed on buildings and structures in this region, precautionary steps are proposed to reduce or eliminate potential problems that may result for under reinforced footings located on sloped surfaces. Requiring minimum reinforcement for stepped footings is intended to address the problem of poor performance of plain or under-reinforced footings during a seismic event.
(Justification: Geologic - See justification B in the attached matrix)

Section IA – 58.
1809.7 Prescriptive footings for light-frame construction.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment restricts the use of plain concrete in foundations supporting light frame construction. No substantiating data has been provided to show that under-reinforced footings are effective in resisting seismic loads and may potentially lead to a higher risk of failure. Therefore, this proposed amendment requires minimum reinforcement in continuous footings to address the problem of poor performance of plain or under-reinforced footings during a seismic event. With the higher seismic demand placed on buildings and structures in this region, precautionary steps are proposed to reduce or eliminate potential problems that may result by following prescriptive design provisions for footing that does not take into consideration the surrounding environment. It was important that the benefit and expertise of a registered design professional be obtained to properly analyze the structure and take these issues into consideration.

This amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Task Force that investigated the poor performance observed in the 1994 Northridge Earthquake.
(Justification: Geologic - See justification B in the attached matrix)

Section IA – 59.

TABLE 1809.7 PRESCRIPTIVE FOOTINGS SUPPORTING WALLS OF LIGHT-FRAME CONSTRUCTION.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IA – 60.
1809.12 Timber footings.
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13 This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of timber footings.

No substantiating data has been provided to show that timber footings are effective in supporting buildings and structures during a seismic event, especially while being subjected to deterioration caused by the combined detrimental effects of moisture in the soil and wood-destroying organisms. Timber footings, when they are not properly treated and protected against deterioration, have performed very poorly. Most contractors are typically accustomed to construction in dry and temperate weather in the Southern California region and are not generally familiar with the necessary precautions and treatment of wood that makes it suitable for both seismic event and wet applications. The proposed amendment takes the precautionary steps to reduce or eliminate potential problems that may result by using timber footings that experience relatively rapid decay due to the face that the region does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms. (Justification: Geologic and Climatic - See justification B and C in the attached matrix)

Section IA – 61.
1810.3.2.4 Timber.

This amendment is similar to the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. This amendment prohibits the use of timber footings.

No substantiating data has been provided to show that timber deep foundation is effective in supporting buildings and structures during a seismic event while being subject to deterioration caused by the combined detrimental effect of constant moisture in the soil and wood-destroying organisms. Timber deep foundation, when they are not properly treated and protected against deterioration, has performed very poorly. Most contractors are typically accustomed to construction in dry and temperate weather in the Southern California region and are not generally familiar with the necessary precautions and treatment of wood that makes it suitable for both seismic event and wet applications. The proposed amendment takes the precautionary steps to reduce or eliminate potential problems that may result by using timber deep foundation that experience relatively rapid decay due to the face that the region does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms. (Justification: Geologic and Climatic - See justification C in the attached matrix)

Section IA – 62.
1905.1 General.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, to add sections necessary to address deficiencies in ACI 318, as described in the adoption of Sections IA – 66 through IA- 69. If such amendment to the Building Code requires further Justification pursuant to HSC 17958 and / or HSC 18941, such justifications are provided with the pursuant sub-sections. (Justification: Geologic- See justification A in the attached matrix)

Section IA – 63.
1905.6 ACI 318 Section 14.1.4.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Sections 1905.1.7 to match the new code. This amendment addresses a deficiency in ACI 318. This proposed amendment requires minimum reinforcement in continuous footings to address the problem of poor performance of plain or under-reinforced footings during a seismic event. This amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake.
(Justification: Geologic- See justification B in the attached matrix)

Section IA – 64.
1905.6.3 ACI 318 Section 18.7.5.
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14 This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1905.1.9 and to address a deficiency in ACI 318. This amendment is intended to carry over critical provisions for the design of concrete columns in moment frames from the legacy 1997 Uniform Building Code. Increased confinement is critical to the integrity of such columns and these modifications ensure that it is provided when certain thresholds are exceeded. (Justification: Geologic- See justification B in the attached matrix)

Section IA – 65.
1905.6.4 ACI 318 Section 18.10.4.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code, renumbered from Section 1905.6.5 and to address a deficiency in ACI 318. This amendment carries over from the legacy 1997 Uniform Building Code a critical provision for the design of concrete shear walls. It essentially limits the use of very highly gravity-loaded walls in being included in the seismic load resisting system, since their failure could have catastrophic effect on the building. (Justification: Geologic- See justification B in the attached matrix)

Section IA – 66.
1905.6.5 ACI 318 Section 18.12.6.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 1905.1.11 and to address a deficiency in ACI 318. This amendment was incorporated in the code based on observations from the 1994 Northridge Earthquake. Rebar placed in very thin concrete topping slabs have been observed in some instances to have popped out of the slab due to insufficient concrete coverage. This modification ensures that critical boundary and collector reinforcing bars are placed in sufficiently thick topping slab to prevent buckling of such reinforcements. (Justification: Geologic - See justification B in the attached matrix)

Section IA – 67.
2113.1 General.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. It defines the requirements for a partial repair of an existing masonry chimney. (Justification: Geologic - See justification B in the attached matrix)

Section IA – 68.
2304.10.2 Fastener Requirements.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of staples as fasteners to resist or transfer seismic forces and shall not be permitted without being substantiated by cyclic testing. Due to the high geologic activities in the Southern California area and the expected higher level of performance on buildings and structures, this proposed local amendment limit the use of staple fasteners in resisting or transferring seismic forces. In September 2007, limited cyclic testing data was provided to the ICC Los Angeles Chapter Structural Code Committee showing that stapled wood structural shear panels do not exhibit the same behavior as the nailed wood structural shear panels. The test results of the stapled wood structural shear panels appeared much lower in strength and drift than the nailed wood structural shear panel test results.

Therefore, the use of staples as fasteners to resist or transfer seismic forces shall not be permitted without being substantiated by cyclic testing.
(Justification: Geologic - See justification B in the attached matrix)

Section IA – 69.
2304.10.3.1 Quality of nails.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. 363 of 918

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15 The overdriving of nails into the structural wood panel still remains a concern when pneumatic nail guns are used for wood structural panel shear wall nailing. Box nails were observed to cause massive and multiple failures of the typical 3/8-inch thick plywood during the 1994 Northridge Earthquake. The use of clipped head nails as allowed in Table A1 of AFPA SDPWS footnote referencing to ASTM F1667, continues to be restricted from being used in wood structural panel shear walls where the minimum nail head size must be maintained in order to minimize nails from pulling through sheathing materials.

Clipped or mechanically driven nails used in wood structural panel shear wall construction were found to perform much less in previous wood structural panel shear wall testing done at the University of California Irvine. The existing test results indicated that, under cyclic loading, the wood structural panel shear walls were less energy absorbent and less ductile. The panels reached ultimate load capacity and failed at substantially less lateral deflection than those using same size hand-driven nails. This amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake. (Justification: Geologic- See justification B in the attached matrix)

Section IA – 70.
2304.12.2.8 Wood used in retaining walls and cribs.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

To address a design deficiency not addressed in the base code. No substantiating data has been provided to show that wood used in retaining or crib walls are effective in supporting buildings and structures during a seismic event while being subject to deterioration caused by the combined detrimental effect of constant moisture in the soil and wood-destroying organisms. Wood used in retaining or crib walls, when they are not properly treated and protected against deterioration, have performed very poorly. Most contractors are typically accustomed to construction in dry and temperate weather in the Southern California region and are not generally familiar with the necessary precautions and treatment of wood that makes it suitable for both seismic event and wet applications. The proposed amendment takes the precautionary steps to reduce or eliminate potential problems that may result by using wood in retaining or crib walls that experience relatively rapid decay due to the face that the region does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms. (Justification: Geologic - See justification B and C in the attached matrix)

Section IA – 71.
2305.4 Hold-down connectors.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment requires seismic hold-down connectors to be designed based on cyclic load values, or 75 percent of non-cyclic load values. Additionally, steel plate washers are required when connection involves wood framing members. ICC-ES AC 155 Acceptance Criteria for Hold-downs (Tie-Downs) Attached to Wood Members is widely used to establish allowable values for hold-down connectors in evaluation reports. AC 155 uses monotonic loading to establish allowable values. Yet, cyclic and dynamic forces imparted on buildings and structures by seismic activity cause more damage than equivalent forces that are applied in a monotonic manner. However, the engineering, regulatory and manufacturing industries have not reached consensus on the appropriate cyclic or dynamic testing protocols. This condition is expected to continue for some time. In the interim, this proposed amendment continues to limit the allowable capacity to 75% of the evaluation report value to provide an additional factor of safety for statically tested anchorage devices. Steel plate washers will reduce the additional damage that can result when hold-down connectors are fastened to wood framing members. This amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake.
(Justification: Geologic - See justification B in the attached matrix)

Section IA – 72.
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16 2306.2 Wood-frame diaphragms.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment disallows the use of higher allowable (horizontal) diaphragm shear stress based on numerical calculation, and requires the use of unit shear strength values as specified by the Code. The Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the damages to buildings and structures during the 1994 Northridge Earthquake recommended reducing allowable shear values in wood structural panel shear walls or diaphragms that are not substantiated by cyclic testing. That recommendation was consistent with a report to the Governor from the Seismic Safety Commission of the State of California recommending that code requirements be "more thoroughly substantiated with testing.” The allowable shear values for wood structural panel shear walls or diaphragms fastened with staples are based on monotonic testing and does not take into consideration that earthquake forces load shear wall or diaphragm in a repeating and fully reversible manner.

In September 2007, limited cyclic testing was conducted by a private engineering firm to determine if wood structural panels fastened with staples would exhibit the same behavior as the wood structural panels fastened with common nails. The test result revealed that wood structural panel fastened with staples appeared to be much lower in strength and stiffness than wood structural panels fastened with common nails. It was recommended that the use of staples as fasteners for wood structural panel shear walls or diaphragms not be permitted to resist seismic forces in structures assigned to Seismic Design Category D, E and F unless it can be substantiated by cyclic testing.

Furthermore, the cities and county within the Los Angeles region has taken extra measures to maintain the structural integrity of the framing of shear walls and diaphragms designed for high levels of seismic forces by requiring wood sheathing be applied directly over the framing members and prohibiting the use of panels placed over gypsum sheathing. This proposed amendment is intended to prevent the undesirable performance of nails when gypsum board softens due to cyclic earthquake displacements and the nail ultimately does not have any engagement in a solid material within the thickness of the gypsum board. (Justification: Geologic- See justification B in the attached matrix)

Section IA – 73.
2306.3 Wood-frame shear walls.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment disallows the use of higher allowable diaphragm shear stress based on numerical calculation, and requires the use of unit shear strength values as specified by the Code. This amendment also limits the minimum thickness of wood structural panel sheathing and establishes minimum nail spacing requirements. This amendment is necessary because unit shear strength values specified in the Code are based on actual cyclic tests, thereby providing a more reliable design strength. Furthermore, review of actual damage caused by recent earthquakes has revealed that diaphragms sheathed with thinner wood structural panels performed poorly, and may have contributed to increased structural damage. (Justification: Geologic- See justification B in the attached matrix)

Section IA – 74.
2307.2 Wood-frame shear walls.

This amendment is the same as in the 2020 and 2023 Glendale Building and Safety Code. This proposed amendment continues the previous amendment adopted during the 2010 code adoption cycle.

The greater Los Angeles region is a densely populated area having buildings and structures constructed over and near a vast array of fault systems capable of producing major earthquakes, including but not limited to the recent 1994 Northridge Earthquake. The proposed modification to place design and construction limits on stapled nail fasteners used in wood structural panel shear walls or diaphragms not substantiated with cyclic testing will help to maintain minimum quality of construction and performance standards of structures and therefore need to be incorporated into the code to assure that new buildings 365 of 918

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17 and structures and additions or alterations to existing buildings or structures are designed and constructed in accordance with the scope and objectives of the International Building Code. (Justification: Geologic- See justification B in the attached matrix)

Section IA – 75.

TABLE 2308.10.1 WALL BRACING REQUIREMENTS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code to address a design deficiency not addressed in the base code, renumbered from Section 2308.6.1 to match the new code format. During the Northridge Earthquake, 3/8” thick, 3 ply-plywood shear walls experienced many failures. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. This proposed amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow. This is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands and reduce and limit potential damages to property. This proposed amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake. (Justification: Geologic See justification B in the attached matrix)

Section IA – 76.
2308.10.5.1 Alternative braced wall (ABW).

This amendment is the same as in the 2014, 2017, 2020, and 2023 Building and Safety Code, renumbered from Section 2308.6.5.1 to match the new code format. During the Northridge Earthquake, 3/8” thick, 3 ply-plywood shear walls experienced many failures. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. This proposed amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow. This is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands and reduce and limit potential damages to property. This proposed amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake. (Justification: Geologic See justification B in the attached matrix)

Section IA – 77.

Figure 2308.10.5.1 ALTERNATE BRACED WALL PANEL (ABW).

Section IA – 78.

Figure 2308.10.5.2 Portal frame with hold-downs (PFH).

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 2308.6.5.2 to match the new code format. 366 of 918

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18 During the Northridge Earthquake, 3/8” thick, 3 ply-plywood shear walls experienced many failures. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. This proposed amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow.

This is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands and reduce and limit potential damages to property. This proposed amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake.
(Justification: Geologic See justification B in the attached matrix)

Section IA – 79.

Figure 2308.10.5.2 PORTAL FRAME WITH HOLD-DOWNS (PFH).

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 2308.6.5.2 to match the new code format.

During the Northridge Earthquake, 3/8” thick, 3 ply-plywood shear walls experienced many failures. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. This proposed amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow.

Section IA – 80.
2308.10.8.1 Foundation requirements.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 2308.6.8.1 to match the new code format.

This amendment requires interior braced walls (shear walls) to be supported by continuous foundations, thereby ensuring a substantial means of transferring loads to the supporting material.

With the higher seismic demand placed on buildings and structures in this region, interior walls can easily be called upon to resist over half of the seismic loading imposed on simple buildings or structures.

Without a continuous foundation to support the braced wall line, seismic loads would be transferred through other elements such as non-structural concrete slab floors, wood floors, etc. The proposed change is to limit the use of the exception to structures assigned to Seismic Design Category A, B or C where lower seismic demands are expected. Requiring interior braced walls be supported by continuous foundations is intended to reduce or eliminate the poor performance of buildings or structures. This proposed amendment is a continuation of an amendment adopted during previous code adoption cycles. (Justification: Geologic See justification B in the attached matrix)

Section IA – 81.
2308.10.9 Attachment of sheathing.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 2308.6.9 to match the new code format.

This amendment eliminates a provision which would otherwise allow reduced nailing of floor diaphragm sheathing when wood structural panel floors are glued to joists. This proposed amendment is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands placed on buildings or structure in this region. This proposed amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake. 367 of 918

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19 (Justification: Geologic - See justification B in the attached matrix)

Section IA – 82.
3101.1 Scope.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment is based on similar code provision adopted into the 2021 Edition of the International Building Code. It is intended to assist code officials address the environmental impact of unused materials, reduce consumption of traditional raw materials, minimize non-industrial waste, and ensure minimum design and safety standards associated with the repurposing of existing intermodal shipping containers as buildings or structures or component of buildings and structures are achieved. (Justification: Administrative and Topographic - See justification A and D in the attached matrix)

Section IA – 83.
3102 Enclosure; required characteristic.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 3109.4.4.3 to match the new code format.

This amendment modifies the requirements for swimming pool enclosures in a hillside location. (Justification: Topographic see justification D in the attached matrix)

Section IA – 84.
3102.2.1 Membrane Structures Used as Shade Covers for Specific Uses.

Section IA – 85.
3102.6.2 Membrane less than 20 feet (6096 mm).

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment codifies conditions of approvals for a building code modification to allow membranes less than 20 feet above finish floor. This amendment will help expedite Building and Safety’s plan review process.
(Justification: Administrative and Topographic - See justification A in the attached matrix)

Section IA – 86.
3109.2 California swimming pool safety act (statewide)
This amendment is similar to the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section 3109.4.4.2 to match the new title and code format. This amendment modifies the requirements for swimming pool alarms at residences in hillside locations. This amendment requires the plan review and permitting of swimming pool alarms on a case-by-case basis to ensure that the proposed swimming pool alarm design meets the intent of the code, given the remoteness and topographical conditions surrounding the residence and or pool location. (Justification: Topographic see justification D in the attached matrix)

Section IA – 87.
3114 Intermodal Shipping Containers.

This amendment is similar to the 2020 and 2023 Glendale Building and Safety Code, This amendment is based on similar code provision adopted into the 2021 Edition of the International Building Code. It is intended to assist code officials address the environmental impact of unused materials, reduce consumption of traditional raw materials, minimize non-industrial waste, and ensure minimum design and 368 of 918

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20 safety standards associated with the repurposing of existing intermodal shipping containers as buildings or structures or component of buildings and structures are achieved. (Justification: Administrative and Topographic - See justification A and D in the attached matrix)

Section IA – 88.
3202.1.2.1 Change of use/occupancy.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes additional requirements for work to existing structures below grade within the public right of way which is not addressed in the 2016 California Building Code. (Justification: Administrative and Topographic - See justifications A in the attached matrix)

Section IA – 89.
3202.3.2 Windows, architectural features and mechanical equipment.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the encroachment of balconies into the public right-of-way. (Justification: Administrative - See justifications A in the attached matrix)

Section IA – 90.
3203 PROJECTIONS INTO ALLEYS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes additional requirements for work below grade and above grade within the public right-of-way of alleys.

This amendment prohibits part of any structure or appendage to project into any alley with an exception of footings located at least 8 feet below grade may project no more than 12 inches. (Justification: Administrative and Topographic - See justifications A and D in the attached matrix)

Section IA – 91.
3303.8 Storm water drainage and retention during demolition.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations and contributes to current states mandated storm water drainage and retention objectives during construction.

This amendment is necessary to clarify storm water drainage and retention as mandated by the state shall also be provided during the demolition phase of construction. (Justification: Administrative, Climatic, Topographic - See justification A in the attached matrix.)

Section IA – 92.
3306.2 Walkways.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding the construction of protective walkways adjacent to construction sites.
(Justification: Administrative See justification A in the attached matrix)

Section IA – 93.
3306.9.1 Shoring.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding the construction of shoring to protect the public right-of-way.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 94.
3306.10 Protection of sidewalk excavations.
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21 This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding excavations within the public right-of- way or other public property.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 95.
3306.11 Protection of obstructions.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding the placement of protective barriers to prevent accidents resulting from excavations or obstructions within the public right-of-way. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 96.
3308.3 Street Use Permits.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding the use of the public right-of-way. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 97.
3308.4 Mixing mortar on public property.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding the use of public property to mix mortar, concrete or similar material.
(Justification: Administrative - See justification A in the attached matrix)

Section IA – 98.

Appendix I PATIO COVERS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adopts Appendix Chapter I which permits patio covers meeting the requirements of the appendix section to be designed for different loads than the residence to which it is accessory. (Justification: Administrative - See justification A in the attached matrix)

Section IA – 99.

Appendix I 505.1 Design loads.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the installation of any solar energy systems on patio covers designed by this section.
(Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IA – 100.

Appendix J. GRADING.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes grading standards for the 2026 Glendale Building and Safety Code by adopting and amending Appendix Chapter J of the 2025 California Building Code (CBC). In general, the basic grading standards are similar, but not identical, to previous standards. Local amendments are proposed where such amendments are deemed necessary to provide adequate protection from personal injury and property protection due to specific local conditions. (Justification: Administrative, Geologic, Climatic and Topographic - See justifications E, F, G and H in the attached matrix.)

Section IA – 101.

Appendix J101.1 Scope.
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22 This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment clarifies the scope of the Glendale Building and Safety Code pertaining to grading. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 102.

Appendix J101.3 Hazards.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards to regulate the manner in which hazardous grading conditions must be addressed.
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 103.

Appendix J101.4 Safety precautions.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards to establish minimum standards which are necessary to ensure that grading operations are conducted in a safe manner, and establishes the authority for the building official to require a property owner to correct and/or abate unacceptable grading conditions.

This amendment also identifies areas of the City that are subject to specific hillside grading standards. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 104.

Appendix J101.5 Protection of utilities.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards to establish the permittee’s responsibility related to protection of utilities during all grading operations. Such express responsibility is not contained within the model International Building Code (IBC).
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 105.

Appendix J101.6 Protection of adjacent property.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards to establish the permittee’s responsibility related to protection of adjacent property during all grading operations. Such express responsibility is not contained within the model International Building Code (IBC).
(Justification: Administrative – See justification E in the attached matrix.)

Section IA – 106.

Appendix J101.7 Storm water control measures.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards and construction standards to establish the permittee’s responsibility related to control of storm water contamination. This amendment ensures that grading operations are conducted in a manner that is consistent with mandatory requirements under regional and federal storm water protection statutes.
(Justification: Administrative and Climatic - See justifications E and G in the attached matrix.)

Section IA – 107.

Appendix J101.8 Conditions of approval.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards to establish standard conditions of approval for all grading permits.
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23 (Justification: Administrative - See justification E in the attached matrix.

Section IA – 108.

Appendix J101.9 Rules and regulations.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds administrative standards to establish standard rules and regulations that apply to the issuance of all grading permits. This amendment establishes the preemptive application of more restrictive standards when multiple, conflicting standards exist. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 109.

Appendix J102 DEFINITIONS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds and clarifies various definitions for terms used within Appendix Chapter J. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 110.

Appendix J103.1 Permits required.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds and modifies administrative standards pertaining to permit requirements for grading operations.
(Justification: Administrative - See justification E in the attached matrix.) Section IA – 111.

Appendix J103.2 Exemptions.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adds and modifies the types of projects which are exempt from grading permit requirements. In general, the types of grading projects for which a grading permit is not required are similar to exempted projects under the 2026 Glendale Building and Safety Code. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 112.

Appendix J103.3 Unpermitted grading.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative standards, including the permittee’s responsibility, pertaining to grading operations that are performed which exceed the scope of a validly issued grading permit. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 113.

Appendix J103.4 Grading fees.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative standards necessary to determine fees that are associated with grading plan check and grading permit issuance. Furthermore, this amendment establishes said fees by resolution of the City Council.
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 114.

Appendix J103.5 Bonds and insurance.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes various administrative standards related to grading bonds that are required as a condition of permit issuance.
(Justification: Administrative - See justification E in the attached matrix.) 372 of 918

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24 Section IA – 115.

Appendix J104.2 Grading plan requirements.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative requirements related to information required on grading plans. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 116.

Appendix J104.2.1 Grading designation.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative and technical standards related to grading plan requirements for projects that are located within hillside areas (mountainous terrain) or exceeding 5,000 cubic yards in all other areas. Projects that are located within hillside areas or which exceed 5,000 cubic yards shall comply with “engineered grading” standards.
(Justification: Administrative, Geologic, Climatic and Topographic - See justifications E, F, G and H in the attached matrix.)

Section IA – 117.

Appendix J104.2.2 Regular grading requirements.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative and technical standards related to grading plan requirements for projects that are not located within hillside areas (mountainous terrain) or involve less than 5,000 cubic yards in all other areas. Projects that are not located within hillside areas and which involve less than 5,000 cubic yards shall comply with “regular grading” standards. This amendment also clarifies a licensed professional shall prepare such grading plans for projects which slope of grade exceeds 3:1. (Justification: Administrative, Geologic, Climatic and Topographic – See justifications E, F, G and H in the attached matrix.)

Section IA – 118.

Appendix J104.2.3 Engineered grading requirements.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IA – 119.

Appendix J104.3 Geotechnical engineering and engineering geology report.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment identifies that a geotechnical report shall be required on all projects requiring a grading permit.

This amendment establishes minimum requirements for information that is to be included in soils engineering and engineering geology reports, by adding additional requirements beyond what is required under the 2025 California Building Code (CBC).
(Justification: Administrative, Geologic, Climatic and Topographic - See justifications E, F, G and H in the attached matrix.)

Section IA – 120.

Appendix J104.4 Liquefaction study.
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25 This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes parameters to identify when a liquefaction study is required. These amended standards are consistent with state-mandated requirements associated with the California Seismic Hazard Map Act.
(Justification: Geologic and Topographic - See justifications F and H in the attached matrix.)

Section IA – 121.

Appendix J104.5 Slope failure reports.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes minimum requirements for information that is to be included in slope failure reports, by adding additional requirements that are deficient in the 2025 California Building Code (CBC).

Slope failure report requirements will be based on the classification of the failure, as either a Class I, Class II or Class III slope failure as defined in Appendix J. (Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 122.

Appendix J104.6 Permit issuance.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes various administrative standards related to the issuance of grading permits. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 123.

Appendix J105.3 Field engineer.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the field engineer for all grading projects. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 124.

Appendix J105.4 Geotechnical engineer.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the soils engineer for all grading projects. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 125.

Appendix J105.5 Engineering geologist.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the engineering geologist for all grading projects.
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 126.

Appendix J105.6 Permittee.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the permittee for all grading projects. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 127.

Appendix J105.7 Building official.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the authority of the building official, and identifies various stages of grading inspection activity that are generally required for, and must be approved for, all grading projects. (Justification: Administrative - See justification E in the attached matrix.) 374 of 918

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26 Section IA – 128.

Appendix J105.8 Notification of noncompliance.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the field engineer, the soils engineer and the engineering geologist in reporting any observation that work is not being performed in conformance with the approved grading plans.
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 129.

Appendix J105.9 Transfer of responsibility.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the permittee’s responsibility in identifying changes in responsibility when there is a change in the field engineer, the soils engineer or the engineering geologist. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 130.

Appendix J105.10 Non-inspected grading
This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment expressly prohibits any person from owning, using, occupying or maintaining any grading which is not authorized by a grading permit and an approved grading plan. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 131.

Appendix J105.11 Routine field inspections and reports.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes various administrative standards pertaining to grading inspection reports. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 132.

Appendix J105.12 Completion of work.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes various administrative requirements related to final plans and technical reports that shall be submitted to the building official upon completion of all grading projects. (Justification: Administrative - See justification E in the attached matrix.)

Section IA – 133.

Appendix J105.13 Notification of completion.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the permittee to notify the building official of completion of grading operations.
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 134.

Appendix J105.14 Change of ownership.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the administrative responsibility of the property owner to secure a new grading permit when property ownership changes.
(Justification: Administrative - See justification E in the attached matrix.)

Section IA – 135.

Appendix J106.1 Maximum cut slope.
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27 This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the maximum permissible slope for grading projects that involve cut slopes. (Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 136.

Appendix J106.2 Drainage.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes drainage parameters to ensure the proper disposal of excess storm water from a site.
(Justification: Climatic and Topographic - See justifications G and H in the attached matrix.)

Section IA – 137.

Appendix J107.1 General.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes general provisions applicable to the placement of fill material on a site. (Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 138.

Appendix J107.2 Surface preparation.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes specific requirements pertaining to the proper surface preparation of a site prior to the placement of fill material.
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 139.

Appendix J107.3 Benching.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes general provisions applicable to the construction of bench cuts within the supporting surface beneath certain fill slopes to increase stability. (Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 140.

Appendix J107.6 Maximum slope.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the maximum permissible slope for grading projects that involve fill slopes. (Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 141.

Appendix J107.7 Slopes to receive fill.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes a minimum setback for certain fill slopes from the top edge of a slope, when such fill is placed above an existing slope.
(Justification: Geologic, Climatic and Topographic – See justifications F, G and H in the attached matrix.)

Section IA – 142.

Appendix J107.8 Inspection of fill
This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes minimum inspection and observation responsibilities for the soils engineer during the placement of fill material.
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 143.
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28 Appendix J107.9 Testing of fills.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes minimum soil testing requirements for grading activities that involve the placement of fill material.
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 144.

Appendix J108 SETBACKS AND RETAINING WALLS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes standards related to setbacks for graded slopes and retaining walls relative to both the top and/or toe of a graded slope in relationship to property lines or structures. This amendment also establishes specific requirements that are applicable to the design, construction and inspection of retaining walls and crib walls that are intended to retain earth material. Additionally, this amendment authorizes the building official to approve an alternate setback dimension from a graded slope and authorizes the building official to require an investigation and recommendation from a qualified soils engineer or engineering geologist.
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 145.

Appendix J109.1 General.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes general requirements pertaining to drainage facilities associated with sites which will involve grading activities.
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 146.

Appendix J109.3 Interceptor drains and overflow protection.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes drainage requirements that are specifically associated with interceptor drains and overflow protection.
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 147.

Appendix J109.5 Disposal.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes specific requirements to regulate the disposal of concentrated storm water that is collected by drainage facilities that are constructed as part of an approved grading plan. (Justification: Geologic, Climatic and Topographic – See justifications F, G and H in the attached matrix.)

Section IA – 148.

Appendix J110.1 General.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes general requirements to control erosion of graded slopes. (Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

Section IA – 149.

Appendix J111 REFERENCED STANDARDS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment identifies referenced standards that are applicable to the proper design, construction and inspection of grading projects.
(Justification: Administrative - See justification E in the attached matrix.)

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29 Section IA – 150.

Appendix J112 NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) COMPLIANCE.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code, renumbered from Section J113 to match the new code format.

This amendment establishes minimum standards that apply to all grading and construction related projects to comply with statutorily mandated requirements associated with the National Pollutant Discharge Elimination System (NPDES).
(Justification: Geologic, Climatic and Topographic - See justifications F, G and H in the attached matrix.)

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30 Volume IB
Residential Standards

Section 1B – 2.

Chapter 1 Division II, Section R104.2.2.7 Fire code official concurrence.

This amendment is the same as in the 2011, 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IB – 3.

Chapter 1 Division II, Section R104.2.3.2 Fire code official concurrence.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB - 4.

Chapter 1 Division II, Section R104.3.1 Determination of substantially improved or substantially damaged existing buildings in flood hazard areas.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment is necessary to be consistent with building code language. (Justification: Administrative - See justification A in the attached matrix)

Section IB – 5.

Chapter 1 Division II, Section R105.3 Application for permit.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the requirement for a plan review fee to be paid. (Justification: Administrative - See justification A in the attached matrix)

Section IB - 6.

Chapter 1 Division II, Section R105.3.1.1 Small residential rooftop solar energy system review process.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment is necessary to be consistent with the State’s Assembly Bill 2188 and to establish administrative regulations and provide an expedited, streamlined review process for the permitting and installation of small rooftop solar energy systems as adopted by Ordinance 5937. (Justification: Administrative, Geologic, Climatic, Topographic - See justification A, B, C, and D in the attached matrix.)

Section IB – 7.

Chapter 1 Division II, Section R105.3.2 Time limitation of application.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes a time limit for plan review to match legislation passed by City Council in 2005.
(Justification: Administrative – See justification A in the attached matrix)

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31 Section IB – 8.

Chapter 1 Division II, Section R105.3.3 Plan review fees.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative - See justification A in the attached matrix)

Section IB – 9.

Chapter 1 Division II, Section R105.5 Expiration.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB- 10.

Chapter 1 Division II, Section R105.8 Responsibility of permittee.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB - 11.

Chapter 1 Division II, Section R106.3.4 Deferred submittals.

This amendment is the same as in the 2011, 2014, 2017 and 2020 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2017 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2017 Glendale Building and Safety Code. This amendment provides portions of design work to be deferred and submitted within a specified period.
(Justification: Administrative - See justification A in the attached matrix)

Section IB - 12.

Chapter 1 Division II, Section R108.6 Work commencing before permit issuance.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 13.

Chapter 1 Division II, Section R109.1.5.4 Structural observation.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when structural observation is required.
(Justification: Administrative - See justification A in the attached matrix)

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Chapter 1 Division II, Section R109.1.5.5 Sound transmission control.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when inspecting lath and gypsum board.
(Justification: Administrative - See justification A in the attached matrix)

Section IB – 15.

Chapter 1 Division II, Section R109.5 Reinspections.

This amendment is the same as in the 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment restores and re-introduces a previous requirement in the building code that allows the Building Official to assess re-inspection fees in cases such as when inspection is called and work is not complete or when corrections called for are not made. This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA, Plumbing Standards in Volume II, Mechanical Standards in Volume III, and Electrical Standards in Volume IV of the 2026 Glendale Building and Safety Code. (Justification: Administrative - See justification A in the attached matrix)

Section IB – 16.

Chapter 1 Division II, Section R112 BUILDING AND FIRE BOARD OF APPEALS.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the joint Building and Fire Board of Appeals and the administrative procedures for the board.
(Justification: Administrative - See justification A in the attached matrix)

Section IB – 17.

Chapter 1 Division II, Section R113.1 Unlawful acts.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment re-introduces administrative procedures when working with unsafe buildings and structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IB – 18.

Chapter 1 Division II, Section R113.4 Violation penalties.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment re-introduces administrative procedures when working with unsafe buildings and structures. This amendment is necessary to clarify administrative enforcement procedures, and establishes penalties
(Justification: Administrative - See justification A in the attached matrix)

Section IB – 19.

Chapter 1 Division II, Section R114.1 Authority.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to allow the building official to enforce local regulations.
(Justification: Administrative - See justification A in the attached matrix)

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33 Section IB – 20.

Chapter 1 Division II, Section R114.4 Failure to comply.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment identifies violations as misdemeanors.
(Justification: Administrative - See justification A in the attached matrix) Section IB - 21.

Chapter 1 Division II, Section R115 UNSAFE STRUCTURES AND EQUIPMENT.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when working with unsafe buildings or structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IB – 22.

Chapter 1 Division II, Section R116 CONSTRUCTION TOILET FACILITIES.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment requires construction sites to be equipped with available toilet facilities. (Justification: Administrative - See justification A in the attached matrix)

Section IB – 23.

Chapter 1 Division II, Section R117 ON SITE CONSTRUCTION TRASH AND DEBRIS CONTROL.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment requires trash and debris control for facilities for construction sites. (Justification: Administrative - See justification A in the attached matrix)

Section IB – 24.

Chapter 1 Division II, Section R118 DISASTER REPAIR AND RECONSTRUCTION.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative procedures related to the repair and reconstruction of structures affected by a disaster.
(Justification: Administrative - See justification A in the attached matrix)

Section IB - 25.

Chapter 1 Division II, Section R119 SANDBLASTING.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding sandblasting activities to protect adjoining property from potential damage due to over spray. (Justification: Administrative - See justification A in the attached matrix)

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34 Section IB - 26.

Chapter 1 Division II, Section R120 PROTECTION OF PEDESTRIANS.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. This amendment provides for the protection of pedestrians during construction. (Justification: Administrative - See justification A in the attached matrix)

Section IB - 27.

R301.1.3.1 California licensed architect or engineer.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment require all construction documents submitted for permit shall be approved and stamped by a California licensed architect or engineer with the exception when the building official determines, based upon a review of the construction documents submitted, that the scope of work is minor in nature. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IB - 28.

R301.1.3.2 Woodframe structures.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB - 29.

R301.1.3.3 Structures other than woodframe.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB - 30.

R301.1.5 Seismic design provisions for buildings constructed on or into slopes steeper than one unit vertical in three units horizontal (33.3 percent slope).

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits non-engineered wood frame construction on a steep slope greater than 3 to 1. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IB - 31.

Table R301.2(1) CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA.

This table is similar to the table in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code with some updates.

This table establishes the design criteria for the application of the California Residential Code to the regional climatic and geographic conditions that exist in the City of Glendale. (Justification: Administrative - See justification A in the attached matrix.)

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35 Section IB - 32.

R301.2.2.6 Irregular buildings.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment expands the definition of an irregular building by eliminating the exceptions. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IB - 33.

R301.2.2.11 Anchorage of mechanical, electrical, or plumbing components and equipment.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment limits the prescriptive equipment anchorage design weight to a maximum of 400 pounds and a maximum center of gravity height of 4 feet above the floor or attic level or when the equipment weight is 20 lbs maximum or when the distributed system weight is limited to 5 lbs/ft without engineered design.

Requirements from ASCE 7 and the California Building Code would permit equipment weighing up to 400 lbs. with center of gravity height 4 feet or less above the floor or attic level or when the equipment weight is 20 lbs maximum or when the distributed system weight is limited to 5 lbs/ft without engineering design.

Where equipment exceeds these requirements, it is the intent of this proposed amendment that a registered design professional be required to analyze the equipment anchorage. (Justification: Geologic – See justification B and D in the attached matrix) Section IB – 34.

R302.1.1 Construction on contiguous lots under same ownership or occupancy.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 35.

R308.1 Address identification.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 36.

R309 AUTOMATIC FIRE SPRINKLER SYSTEMS.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

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36 Section IB – 37.

R310.6 Power source.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code.
(Justification: Administrative, Geologic, Climatic, Topographic - See justification A, B, C, and D in the attached matrix.)

Section IB – 38.

R401.1 Application.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. This amendment prohibits the use of wood foundations. (Justification: Geologic and Climatic – See justification B and C in the attached matrix)

Section IB – 39.

R401.4 Soils test.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment codifies conditions of approvals for a building code modification for small projects less than 500 square feet in size. This amendment will also help expedite Building and Safety’s plan review process.
(Justification: Geologic – See justification B in the attached matrix)

Section IB – 40.

Section R401.5 Grading.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code.
(Justification: Administrative, Geologic, Climatic, and Topographic: – See justification E, F, G, and H in the attached matrix)

Section IB – 41.

R402.1 Wood Foundation.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. Additionally, the local region is in an area with a very temperate climate, which is not subject to frequent ground freezing. As a combined result of constant moisture and soil which does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms, wood footings experience relatively rapid decay. This amendment will mitigate the detrimental affect of such organisms by prohibiting the use of wood foundations. (Justification: Geologic and Climatic - See justification B and C in the attached matrix)

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37 Section IB – 42.

R403.1.2 Continuous footing in Seismic Design Category D0, D1, and D2.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment requires all interior braced wall panels in buildings be supported on continuous footings. (Justification: Geologic: – See justification B in the attached matrix)

Section IB – 43.

Figure R403.1(2) PERMANENT WOOD FOUNDATION BASEMENT WALL SECTION.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. Additionally, the local region is in an area with a very temperate climate, which is not subject to frequent ground freezing. As a combined result of constant moisture and soil which does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms, wood footings experience relatively rapid decay. This amendment will mitigate the detrimental affect of such organisms by prohibiting the use of wood foundations. (Justification: Geologic and Climatic - See justification B and C in the attached matrix)

Section IB - 44.

Figure R403.1(3) PERMANENT WOOD FOUNDATION CRAWL SPACE SECTION.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. Additionally, the local region is in an area with a very temperate climate, which is not subject to frequent ground freezing. As a combined result of constant moisture and soil which does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms, wood footings experience relatively rapid decay. This amendment will mitigate the detrimental affect of such organisms by prohibiting the use of wood foundations. (Justification: Geologic and Climatic - See justification Band C in the attached matrix)

Section IB – 45.

R403.1.3.6 Isolated concrete footings.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment allows the use of plain concrete footings without reinforcing only in projects located in Seismic Design Category A,B or C.
(Justification: Geologic: – See justification B in the attached matrix)

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38 Section IB - 46.

R403.1.5 Slope.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 47.

R404.2 Wood foundation wall.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. This amendment essentially prohibits the use of spread wood footings. Additionally, the local region is in an area with a very temperate climate, which is not subject to frequent ground freezing.

As a combined result of constant moisture and soil which does not experience temperatures cold enough to destroy or retard the growth and proliferation of wood-destroying organisms, wood footings experience relatively rapid decay. This amendment will mitigate the detrimental affect of such organisms by prohibiting the use of wood foundations.
(Justification: Geologic and Climatic - See justification B and C in the attached matrix)

Section IB – 48.

R501.1 Application.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. There is no limitation for weight of mechanical and plumbing fixtures and equipment in the California Residential Code. It is the intent of this proposed amendment that a registered design professional be required to analyze if the floor/attic/structure support is adequate and structurally sound. (Justification: Geologic: – See justification B in the attached matrix)

Section IB – 49.

R503.2.4 Openings in horizontal diaphragms.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes prescriptive requirements for openings greater than 4 feet without engineering.
(Justification: Geologic: – See justification B in the attached matrix)

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39 Section IB – 50.

FIGURE R503.2.4 OPENINGS IN HORIZONTAL DIAPHRAGMS.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes prescriptive requirements for openings greater than 4 feet without engineering.
(Justification: Geologic: – See justification B in the attached matrix)

Section IB – 51.

R503.3 Particleboard.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Residential Standards in Volume IB of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA of the 2026 Glendale Building and Safety Code. This amendment prohibits the use of particle board diaphragms. This amendment is necessary because the severe lateral ground displacement that is frequently experienced throughout the local region results in very strong lateral forces on buildings. Investigations after the Northridge earthquake revealed that this material performed poorly as a lateral force-resisting element. (Justification: Geologic- see justification B in the attached matrix)

Section IB – 52.

TABLE R602.3(1) FASTENING SCHEDULE.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of staples as fasteners for wood structural panel walls to resist high seismic forces.
(Justification: Geologic: – See justification B in the attached matrix)

Section IB – 53.

TABLE R602.3(2) ALTERNATE ATTACHMENTS TO TABLE R602.3(1).

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of staples as fasteners for wood structural panel walls to resist high seismic forces.
(Justification: Geologic: – See justification B in the attached matrix)

Section IB – 54.

R602.3.2 Top plate.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment eliminates the use of single top plate construction to maintain the structural integrity of the framing of shear wall systems for building and structures subject to high seismic loads.

The performance of modern day braced wall panel construction is directly related to an adequate load path extending from the roof diaphragm to the foundation system. A single top plate is likely to be over nailed due to the nailing requirements at a rafter, stud, top plate splice, and braced wall panel edge in a single location.

In addition, notching on a single top plate for plumbing, ventilation and electrical wiring may reduce the load transfer capacity of the plate without proper detailing. Majority of buildings and structures designed and built per the California Residential Code with a single top plate may not need structural observation and special inspections. The potential construction mistakes mentioned above could not be caught and corrected by knowledgeable engineers and inspectors, and could jeopardize structural performance of buildings and structures located in high seismic areas.
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40 Section IB – 55.

TABLE R602.3.2 SINGLE TOP PLATE SPLICE CONNECTION DETAILS.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment eliminates the use of single top plate construction to maintain the structural integrity of the framing of shear wall systems for building and structures subject to high seismic loads.

Section IB – 56.

R602.10.2.3 Minimum number of braced wall panels.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This proposed amendment is consistent with an amendment adopted during previous code adoption cycles for the California Building Code. Plywood shear walls with high aspect ratio experienced many failures during the Northridge Earthquake. This amendment specifies a minimum braced wall length to meet an aspect ratio consistent with other sections of the Residential Code as to provide a uniform standard of construction for designers and buildings to follow. This is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands and reduce and limit potential damages to property. This amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake. (Justification: Geologic: – See justification B in the attached matrix)

Section IB – 57.

TABLE R602.10.3(3) BRACING REQUIREMENTS BASED ON SEISMIC DESIGN CATEGORY.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment is also consistent with an amendment adopted during previous code adoption cycles for the California Building Code.

Due to the high geologic activities in the Southern California area and the expected higher level of performance on buildings and structures, this amendment increases the length and limits the location where shear walls sheathed with lath, plaster or gypsum board are used in multi-level buildings. In addition, shear walls sheathed with other materials are prohibited in Seismic Design Category D0, D1 and D2 to be consistent with the design limitation for similar shear walls found in the California Building Code. The poor performance of such shear walls in the 1994 Northridge Earthquake was investigated by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Task Force and formed the basis for this proposed amendment. Considering that shear walls sheathed with lath, plaster or gypsum board are less ductile than steel moment frames or wood structural panel shear walls, the cities and county of the Los Angeles region has taken the necessary measures to limit the potential structural damage that may be caused by the use of such walls at the lower level of multi-level building that are subject to higher levels of seismic loads.
(Justification: Geologic: – See justification B in the attached matrix)

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41 Section IB – 58.

TABLE R602.10.4 BRACING METHODS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment is also consistent with an amendment adopted during previous code adoption cycles for the California Building Code.
3/8” thick 3 ply-plywood shear walls experienced many failures during the Northridge Earthquake. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. This amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow. This is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands and reduce and limit potential damages to property. This proposed amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake.

In September 2007, limited cyclic testing was conducted by a private engineering firm to determine if wood structural panels fastened with staples would exhibit the same behavior as the wood structural panels fastened with common nails. The test result revealed that wood structural panel fastened with staples appeared to be much lower in strength and stiffness than wood structural panels fastened with common nails. It was recommended that the use of staples as fasteners for wood structural panel shear walls or diaphragms not be permitted to resist seismic forces in structures assigned to Seismic Design Category D0, D1 and D2 unless it can be substantiated by cyclic testing.
(Justification: Geologic: – See justification B in the attached matrix)

Section IB – 59.

TABLE R602.10.5 MINIMUM LENGTH OF BRACE WALL PANELS.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment is also consistent with an amendment adopted during previous code adoption cycles for the California Building Code.
3/8” thick 3 ply-plywood shear walls experienced many failures during the Northridge Earthquake. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. High aspect ratio shear walls experienced many failures during the Northridge Earthquake. This proposed amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow. This is intended to improve the performance level of buildings and structures that are subject to the higher seismic demands and reduce and limit potential damages to property. This proposed amendment reflects the recommendations by the Structural Engineers Association of Southern California (SEAOSC) and the Los Angeles City Joint Task Force that investigated the poor performance observed in 1994 Northridge Earthquake.
(Justification: Geologic: – See justification B in the attached matrix)

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42 Section IB – 60.

FIGURE R602.10.6.1 METHOD ABW-ALTERNATE BRACED WALL PANEL.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. 3/8” thick 3 ply-plywood shear walls experienced many failures during the Northridge Earthquake. Box nails were observed to cause massive and multiple failures of the typical 3/8” thick 3-ply plywood during the Northridge Earthquake. This proposed amendment specifies minimum sheathing thickness, nail size and spacing so as to provide a uniform standard of construction for designers and buildings to follow.

Section IB – 61.

FIGURE R602.10.6.2 METHOD PFH: PORTAL FRAME WITH HOLD-DOWNS.

Section IB – 62.

FIGURE R602.10.6.4 METHOD CS-PF – CONTINUOUSLY SHEATHED PORTAL FRAME PANEL CONSTRUCTION.

Section IB – 63.

R606.4.4 Parapet walls.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment clarifies the requirement by adding the word “or”. This addition will prevent the use of unreinforced parapets in Seismic Design Category D0, D1 or D2. (Justification: Geologic: – See justification B in the attached matrix)

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43 Section IB – 64.

R606.12.2.2.3 Reinforcement of requirements for masonry elements.

This amendment is the same as in the 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Reinforcement using longitudinal wires for buildings and structures located in high seismic areas are deficient and not as ductile as deformed rebar. Having vertical reinforcement closer to the ends of masonry walls help to improve the seismic performance of masonry buildings and structures. (Justification: Geologic: – See justification B in the attached matrix)

Section IB – 65.

R803.2.4 Openings in horizontal diaphragms.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides a reference to Section R503.2.4 for the prescriptive requirements for openings greater than 4 feet. Section R802 of the Code does not provide any prescriptive criteria to limit the maximum roof opening size nor does Section R803 provide any details to address the issue of shear transfer near larger roof openings. With the higher seismic demand placed on buildings and structures in this region, it is important to ensure that a complete load path is provided to reduce or eliminate potential damages caused by seismic forces. Requiring blocking with metal ties around larger roof openings and limiting opening size is consistent with the requirements of Section R301.2.2.2.5. (Justification: Geologic: – See justification B in the attached matrix)

Section IB – 66.
902.1 Roof assemblies.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment eliminates the acceptance of Class C roofing materials. (Justification: Topographic and Climatic– see justification C and D in the attached matrix)

Section IB – 67.

R902.1.2 Roof coverings within all other areas.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the use of wood roof covering material, and requires other roof coverings to have a Class A rating, or be made of materials meeting the requirements of a Class B roofing assembly in non-high fire hazard areas.
(Justification: Topographic and Climatic– See justification C and D in the attached matrix)

Section IB – 68.

R902.4 Rooftop-mounted photovoltaic (PV) panels and modules.

This amendment is the same as in the 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment is consistent with Volume IA of the 2026 Glendale Building and Safety Code to eliminate the acceptance of Class C roofing assembly.
(Justification: Administrative, Geologic and Climatic- See justification A, B and C attached matrix)

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44 Section IB – 69.

R905.3.8 Application.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 70.

TABLE R905.3.8 CLAY AND CONCRETE TILE ATTACHEMENT.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 71.

R907.6 Structural fire-resistance.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment incorporates the State Fire Marshalls for installation of solar photovoltaic power systems along with local amendments. This amendment is necessary to provide adequate protection from personal injury and property protection due to specific local conditions. (Justification: Administrative, Topographic and Climatic - See justifications A, B and C in the attached matrix)

Section IB – 72.

R908.7 Roof sheathing.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

Section IB – 73.

R1001.3.1 Vertical reinforcing.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code to address structural deficiencies in the base codes.

This amendment establishes fireplace/chimney be adequately anchored into the concrete foundation. The performance of fireplace/chimney without anchorage to the foundation has been observed to be inadequate during major earthquakes. The lack of anchorage to the foundation can result in the overturning or displacement of the fireplace/chimney.
(Justification: Geologic: – See justification B in the attached matrix)

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45 Section IB – 74.

Appendix BF. PATIO COVERS.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment adopts appendix Chapter BF which permits patio covers meeting the requirements of the appendix section to be designed for different loads than the residence to which it is accessory. (Justification: Administrative- see justification A in the attached matrix)

Section IB – 75.

Appendix BF105.1 Design loads.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment prohibits the installation of any solar energy systems on patio covers designed by this section. This amendment is consistent Volume 1A of the 2026 Glendale Building and Safety Code. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

Section IB – 76.

Appendix Chapter A1. SEISMIC STRENGTHENING PROVISIONS FOR UNREINFORCED MASONRY BEARING WALL BUILDINGS.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment clarifies the adoption of the Appendix Chapter A1 of the Existing Building Code as part of Volume IB of the 2026 Glendale Building and Safety Code. (Justification: Geologic and Topographic – See justification B and D in the attached matrix)

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46 Volume IC
Existing Building Standards

Section IC – 2.

Chapter 1 Division II, Section 104.2.3.8 Fire code official concurrence.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section 1C – 3.

Chapter 1 Division II, Section 104.2.4.1.2 Fire code official concurrence.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC – 4.

Chapter 1 Division II, Section 105.1 Permit Required.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment maintains a requirement for a permit to stripe parking lots. (Justification: Administrative - see justification A in the attached matrix)

Section IC – 5.

Chapter 1 Division II, Section 105.3 Application for permit.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment establishes the requirement for a plan review fee to be paid. (Justification: Administrative - See justification A in the attached matrix)

Section IC – 6.

Chapter 1 Division II, Section 105.3.2 Time limitation of application.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. .

This amendment establishes a time limit for plan review to match legislation passed by City Council in 2005.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 7.

Chapter 1 Division II, Section 105.3.3 Plan review fees.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative - See justification A in the attached matrix)

Section IC – 8.

Chapter 1 Division II, Section 105.5 Expiration.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

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47 Section IC- 9.

Chapter 1 Division II, Section 105.8 Responsibility of permittee.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC- 10.

Chapter 1 Division II, Section 106.6 Design professional in responsible charge.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment clearly establishes that all construction documents submitted for review shall be prepared by a registered design professional. This amendment also allows the building official to make a determination to waive the requirement after reviewing the submitted documents and establishes the work is minor in nature.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 11.

Chapter 1 Division II, Section 108.4 Work commencing before permit issuance.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC – 12.

Chapter 1 Division II, Section 109.3.5 Lath and gypsum board inspection.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when inspecting lath and gypsum board.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 13.

Chapter 1 Division II, Section 109.3.8.1 Structural observation.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when structural observation is required.
(Justification: Administrative - see justification A in the attached matrix)

Section IC – 14.

Chapter 1 Division II, Section 109.7 Reinspections.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment allows the Building Official to assess re-inspection fees in cases such as when inspection is called and work is not complete or when corrections called for are not made. This amendment makes the Building Standards in Volume IC of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA, Residential Standards in Volume IB, Plumbing Standards in Volume II, Mechanical Standards in Volume III, and Electrical Standards in Volume IV of the 2026 Glendale Building and Safety Code.

Justification: Administrative - See justification A in the attached matrix)

Section IC – 15.

Chapter 1 Division II, Section 112 BUILDING AND FIRE BOARD OF APPEALS. 396 of 918

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48 This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment establishes the joint Building and Fire Board of Appeals and the administrative procedures for the board.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 16.

Chapter 1 Division II, Section 113.1 Unlawful acts.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment re-introduces administrative procedures when working with unsafe buildings and structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 17.

Chapter 1 Division II, Section 113.4 Violation penalties.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. amendment re-introduces administrative procedures when working with unsafe buildings and structures.

This amendment is necessary to clarify administrative enforcement procedures, and establishes penalties. (Justification: Administrative - See justification A in the attached matrix)

Section IC – 18.

Chapter 1 Division II, Section 114.1 Authority.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to allow the building official to enforce local regulations.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 19.

Chapter 1 Division II, Section 114.4 Failure to comply.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment identifies violations as misdemeanors.
(Justification: Administrative - see justification A in the attached matrix)

Section IC – 20.

Chapter 1 Division II, Section 115.6 Non-compliance.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when working with unsafe buildings or structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 21.

Chapter 1 Division II, Section 115.7 Vacated buildings.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to be followed when working with unsafe buildings or structures.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 22.

Chapter 1 Division II, Section 118 CONSTRUCTION TOILET FACILITIES.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment requires construction sites to be equipped with available toilet facilities. (Justification: Administrative - See justification A in the attached matrix

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49 Section IC – 23.

Chapter 1 Division II, Section 119 ON SITE CONSTRUCTION TRASH AND DEBRIS CONTROL.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment requires trash and debris control for facilities for construction sites, (Justification: Administrative - See justification A in the attached matrix)

Section IC – 24.

Chapter 1 Division II, Section 120 DISASTER REPAIR AND RECONSTRUCTION.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC – 25.

Chapter 1 Division II, Section 121 SANDBLASTING.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC – 26.
502.1 General.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment determines when a building is being altered over 50% of its replacement value, the Building Official may require that all portions of the building be brought up to the standards of the current California Building Code or California Residential Code. (Justification: Administrative- See justification A in the attached matrix)

Section IC – 27.
503.1 General.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment determines when a building is being altered over 50% of its replacement value, the building official may require that all portions of the building be brought up to the standards of the current California Building Code or California Residential Code. (Justification: Administrative- See justification A in the attached matrix)

Section IC – 28.
505.1 Replacement glass and windows.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment keeps in place the standards that have been used in Building and Safety as we adopt the existing building code.
(Justification: Climatic, Topographic - See justification C, and D in the attached matrix.)

Section IC – 29.
1504.1.1 Walkways.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. amendment establishes administrative regulations regarding the construction of protective walkways adjacent to construction sites.
(Justification: Administrative See justification A in the attached matrix)

Section IC – 30.
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50 1504.1.7.1 Shoring.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. amendment establishes administrative regulations regarding the construction of shoring to protect the public right-of-way.
(Justification: Administrative - See justification A in the attached matrix)

Section IC – 31.
1504.1.8 Protection of sidewalk excavations.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC – 32.
1504.1.9 Protection of obstructions.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section IC – 33.
1506.4 Street Use Permits.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment establishes administrative regulations regarding the use of the public right-of-way. (Justification: Administrative - See justification A in the attached matrix)

Section IC – 34.
1506.5 Mixing mortar on public property.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

399 of 918

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51 Volume ID
Wildland-Urban Interface Standards

Section ID – 2.

Chapter 1 Division II, Section 104.2.2.8 Fire code official concurrence.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section 1D – 3.

Chapter 1 Division II, Section 104.2.3.1 Fire code official concurrence.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section ID– 4.

Chapter 1 Division II, Section 105.2 Permits required.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. .

This amendment maintains a requirement for a permit to stripe parking lots. (Justification: Administrative - see justification A in the attached matrix)

Section ID – 5.

Chapter 1 Division II, Section 105.4 Application for permit.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment establishes the requirement for a plan review fee to be paid. (Justification: Administrative - See justification A in the attached matrix)

Section ID – 6.

Chapter 1 Division II, Section 105.4.2 Time limitation of application.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment establishes a time limit for plan review to match legislation passed by City Council in 2005.
(Justification: Administrative - See justification A in the attached matrix)

Section ID – 7.

Chapter 1 Division II, Section 105.4.3 Plan review fees.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative - See justification A in the attached matrix)

Section ID – 8.

Chapter 1 Division II, Section 105.8 Expiration.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

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52 Section ID- 9.

Chapter 1 Division II, Section 105.11 Responsibility of permittee.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code. amendment clearly establishes the permit applicant's responsibilities in express fashion, rather than reliance upon implicit understanding of same.
(Justification: Administrative - See justification A in the attached matrix)

Section ID – 10.

Chapter 1 Division II, Section 108.4 Work commencing before permit issuance.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section ID – 11.

Chapter 1 Division II, Section 109.7 Reinspections.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Justification: Administrative - See justification A in the attached matrix)

Section ID – 12.

Chapter 1 Division II, Section 109.3.7 Violation penalties.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

Section ID – 13.

Chapter 1 Division II, Section 109.3.7.1 Unlawful acts.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment re-introduces administrative procedures when working with unsafe buildings and structures.
(Justification: Administrative - See justification A in the attached matrix)

Section ID – 14.

Chapter 1 Division II, Section 113.1 Authority.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment refers to administrative procedures to allow the building official to enforce local regulations.
(Justification: Administrative - See justification A in the attached matrix)

Section ID – 15.

Chapter 1 Division II, Section 113.4 Failure to comply.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment identifies violations as misdemeanors.
(Justification: Administrative - see justification A in the attached matrix) 401 of 918

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53 Section ID – 16.

Chapter 1 Division II, Section 114 GENERAL.

The creation of WUI (Wildland-Urban Interface) codes is to reduce wildfire risks by requiring fire- resistant building materials, creating defensible spaces around homes, and ensuring adequate fire access and water supply in areas where urban development meets wildlands. (Justification: Administrative - see justification A in the attached matrix)

402 of 918

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54 Volume II
Plumbing Standards

Section II – 2.

Chapter 1 Division II, 104.3.2 Plan Review Fees.

This amendment is the same as in the 1999, 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative- See justification A in the attached matrix)

Section II – 3.

Chapter 1 Division II, 104.5 Fees.

This amendment is the same as in the 1999, 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative- See justification A in the attached matrix)

Section II – 4.

Chapter 1 Division II, 105.2.6 Reinspections.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment makes the Plumbing Standards in Volume II of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA, Residential Standards in Volume IB, Mechanical Standards in Volume III, and Electrical Standards in Volume IV of the 2026 Glendale Building and Safety Code.
(Justification: Administrative- See justification A in the attached matrix)

Section II – 5.

Chapter 1 Division II, 107 Building and Fire Board of Appeals.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017,2020 and 2023 Glendale Building and Safety Code.

This amendment establishes administrative procedures regarding appeals. (Justification: Administrative- See justification A in the attached matrix)

Section II – 6.
815 Water Softener Using Dry Wells for Discharge.

This amendment is the same as in the 1999, 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment restricts the use of water softener systems using dry wells for the discharge of effluents.

Use of dry wells to dispose of effluents cannot be controlled in a manner which will prevent pollution of ground water.
(Justification: Geologic- See justification B in the attached matrix) 403 of 918

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55 Volume III
Mechanical Standards

Section III – 2.

Chapter 1 Division II, 104.3.2 Plan Review Fees.

This amendment is essentially the same as in the 1999, 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative - See justification A in the attached matrix)

Section III – 3.

Chapter 1 Division II, 104.5 Fees.

This amendment is the same as in the 1999, 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment provides for the establishment of fees by resolution of the City Council. (Justification: Administrative - See justification A in the attached matrix)

Section II – 4.

Chapter 1 Division II, 105.2.6 Reinspections.

This amendment is the same as in the 2017, 2020 and 2023 Glendale Building and Safety Code, This amendment makes the Mechanical Standards in Volume III of the 2026 Glendale Building and Safety Code consistent with the Building Standards in Volume IA, Residential Standards in Volume IB, Plumbing Standards in Volume II and Electrical Standards in Volume IV of the 2026 Glendale Building and Safety Code.
(Justification: Administrative- See justification A in the attached matrix)

Section III – 5.

Chapter 1 Division II, 107.0 Building and Fire Board of Appeals.

This amendment is the same as in the 1999, 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the creation of the Building and Fire Board of Appeals. (Justification: Administrative - See justification A in the attached matrix) 404 of 918

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56 Volume IV
Electrical Standards

Section IV – 2.

90.10 Materials and equipment.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. This amendment establishes administrative standards used to consider electrical materials and equipment as approved for use. Such administrative standards include determinations by the building official.
(Justification: Administrative - See justification A in the attached matrix)

Section IV – 3.

90.11 Revocation and approval for use.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. This amendment establishes administrative standards regarding the revocation of approvals granted by the building official to use electrical materials and equipment. (Justification: Administrative - See justification A in the attached matrix)

Section IV – 4.

90.12 Building and Fire Board of Appeals.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. This amendment establishes the creation of the joint Building and Fire Board of Appeals.
(Justification: Administrative- see justification A in the attached matrix)

Section IV – 5.

Article 91 ENFORCEMENT.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code. This amendment establishes administrative procedures regarding the enforcement of electrical standards throughout the city.
(Justification: Administrative - See justification A in the attached matrix)

Section IV – 6.

Article 92 PERMITS AND FEES.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2026 Glendale Building and Safety Code. This amendment establishes administrative provisions regarding the determination and collection of fees for services, and the administration of permits and inspections and deleting the special annual permit for maintenance work. This amendment also deleted the special permit to owners for work in own residence which is already contained in the state license laws. (Justification: Administrative - See justification A in the attached matrix)

Section IV – 7.
690.96 Solar Photovoltaic panels/modules.

This amendment is the same as in the 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the requirements for the design and installation of photovoltaic panels/modules which is not provided in the base codes. This amendment is necessary to provide adequate protection from personal injury and property protection due to specific local conditions. (Justification: Administrative, Topographic and Climatic - See justifications A, B and C in the attached matrix)
405 of 918

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57 Volume V
Housing Standards

Section V – 2.
203 BUILDING AND FIRE BOARD OF APPEALS.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment establishes the creation of the joint Building and Fire Board of Appeals. (Justification: Administrative - See justification A in the attached matrix)

Section V – 3.
1101.2 Notice and Order.

This amendment is the same as in the 2002, 2008, 2011, 2014, 2017, 2020 and 2023 Glendale Building and Safety Code.

This amendment replaces references to "substandard" and "dangerous" conditions with the term "unsafe", as determined by the building official. Additionally, this amendment makes proper reference to the Building and Fire Board of Appeals.
(Justification: Administrative - See justification A in the attached matrix) 406 of 918

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58 Volume VI
Fire Standards

Section VI – 2.

Chapter 1, division II, Scope and Administration
Since this chapter is not adopted by the State Fire Marshal, this amendment is required in order to adopt the administrative provisions of the model code related to the fire prevention bureau’s organization, authority, duties, permits, fees, and similar administrative subjects. This amendment adopts the chapter overall; subsequent amendments (VI-3 through VI-12) make amendments to specific sections within the chapter. This chapter is similar to the provisions of the 2023 Glendale Building and Safety Code Chapter

1. This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 3.
103.1 Creation of agency
This amendment specifies that the authority having jurisdiction shall be the Glendale Fire Department, Fire Prevention Bureau as responsible for the implementation, administration and enforcement of the provisions of the Fire Code.
(Justification: Administrative)

Section VI – 4.
104.1.1 Environmental protection
This amendment is essentially the same as the 2023 Glendale Building and Safety Code which summarizes the existing environmental programs the Glendale Fire Department is responsible for which have effective dates ranging between 1986 and 1997. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 5.
105.6 Required operational permits
This amendment is administrative in nature to adjust code section numbering to be consistent with the amendment of Section VI-5 and is the same as the 2023 Glendale Building and Safety Code. This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 6.
105.6.51 Additional operational permits
This amendment is the same as the 2023 Glendale Building and Safety Code which adds permits that are not addressed by the model code. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 7.
105.6 Required construction permits
This amendment is administrative in nature to adjust code section numbering to be consistent with the amendment of Section VI-8 and is the same as the 2023 Glendale Building and Safety Code. This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 8.
105.6.25 Additional construction permits
This amendment is the same as the 2023 Glendale Building and Safety Code which adds permits that are 407 of 918

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59 not addressed by the model code. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 9.
107.7 Fees for services
This amendment is essentially the same as the 2023 Glendale Building and Safety Code. This amendment provides the Fire Department with administrative provisions for the establishment of fees for services. Essentially, all issues associated with fees are established by Resolution of the City Council.

This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 10.
107.8 False alarms or nuisance alarms
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment authorizes a service charge for Fire Department response to false or nuisance alarms. As described in other provisions related to fees, all issues related to fees are established by Resolution of the City Council. This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 11.
109 building and fire board of appeals
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment establishes the joint Building and Fire Board of Appeals, establishes administrative appeals procedures, and refers to the detailed provisions contained in Volume IA. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 12.
112.4 Violation penalties
This amendment is the same as the 2023 Glendale Building and Safety Code. It revises the provisions for penalties associated with fire code violations and refers such provisions to Volume IA and Volume VI Chapter 49, as applicable. Essentially, all issues associated with fees are established by Resolution of the City Council as well as the Glendale Municipal Code. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 13.
202 FALSE ALARMS
This amendment is the same as the 2023 Glendale Building and Safety Code. It provides for a more comprehensive definition of the term “false alarm”. This amendment is administrative, and does not affect any building standards. It is also related to Sections VI-9. (Justification: Administrative)

Section VI – 14.

CHAPTER 3 GENERAL REQUIREMENTS
This amendment is the same as in the 2023 Glendale Building and Safety Code. Since chapter 3 of the International Fire Code is not entirely adopted by the State Fire Marshal, this amendment is necessary in order to apply the guidelines not adopted by the State Fire Marshal. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

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60 Section VI-15.
307.4.3 Portable outdoor fireplaces.

This amendment is the same as in the 2023 Glendale Building and Safety Code. This amendment adds restrictions related to the use of portable outdoor fireplaces when used in conjunction with one- and two- family dwellings located within a wildland-urban interface fire area. Glendale is located in a region that has a seasonally dry climate, which often experiences strong Santa Ana wind conditions. The additional restrictions require a minimum separation of 15 feet between the portable outdoor fire place and any structure, combustible material or vegetation, to address the increased fire hazards that are associated with seasonal high-wind conditions which increase the risk of open-flame devices in the wildland-urban interface fire areas. The wildland-urban interface fire areas are located in areas of the city where steep, hillside topography increase the difficulty in addressing wind-driven fire events. (Justification: Climatic)

Section VI-16.
307.4.4 “Red-flag” and other high fire risk conditions.

This amendment is essentially the same as in the 2023 Glendale Building and Safety Code with some minor editorial updates. This amendment adds restrictions on open burning activities, including recreational fires and fires within portable outdoor fireplaces, on “red-flag” days or other days which pose a high fire risk. Glendale is located in a region that has a seasonally dry climate, which often experiences strong Santa Ana wind conditions. The additional restrictions reduce the risk of wind-driven fires that could occur on “red-flag” days that result from a combination of dry conditions and strong winds that frequently occur as a result of Glendale’s seasonal climate. (Justification: Climatic)

Section VI-17.
308.1.5 Location near combustibles.

This amendment is the same as in the 2023 Glendale Building and Safety Code. This amendment expands restrictions on open flame sources located in wildland-urban interface fire areas and located within 10 feet of combustible construction or vegetation. Glendale is located in a region that has a seasonally dry climate, which often experiences strong Santa Ana wind conditions. The additional restrictions reduce the risk of unintentional fire ignition of combustible construction and/or vegetation, which would pose an extreme safety risk due to the dry and windy climate. (Justification: Climatic)

Section VI-18.
308.1.9 Outdoor fires.

This amendment was part of Section VI-40 in Chapter 49 of the 2023 Glendale Building and Safety Code but is being relocated to Chapter 3 . This amendment provides for restrictions on outdoor fires located in the wildland-urban interface fire areas, or High Fire Hazard Areas. Glendale is located in a region that has a seasonally dry climate, which often experiences strong Santa Ana wind conditions. The additional restrictions reduce the risk of unintentional fire ignition of combustible construction and/or vegetation, which would pose an extreme safety risk due to the dry and windy climate. (Justification: Climatic)

Section VI – 19.
503 FIRE APPARATUS ACCESS ROADS
This amendment is the same as in the 2023 Glendale Building and Safety Code. Since Section 503 of the International Fire Code is not adopted by the State Fire Marshal, this amendment is necessary in order to apply the important provisions they contain. Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of earthquake-induced fires. Climatically, seasonal Santa Ana wind conditions have the potential to exacerbate fire conditions, thereby requiring reliable access by fire suppression crews and equipment. Topographically, portions of Glendale are located 409 of 918

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61 within hillside areas that are accessible by steep, narrow and winding streets. All of these conditions contribute to the need to maintain minimum fire access standards to enable fire suppression crews to properly respond to structure and wildland fires in a manner that will prevent rapid spread throughout the community. This is related to Section VI-46.
(Justification: Administrative, Geologic, Climatic, Topographic)

Section VI – 20.
510.3 Permit required
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment facilitates emergency responder communication coverage within buildings. This amendment established administrative standards for the proper radio coverage within buildings located within the City of Glendale.
(Justification: Administrative)

Section VI – 21.
806 Natural decorative vegetation in new and existing building This amendment facilitates the enforcement of natural cut trees used for decorative purposes. The amendment also includes the enforcement of fire retardant treatment used for natural cut trees within the City of Glendale.
(Justification: Administrative)

Section VI – 22.
807 Decorative materials and artificial decorative vegetation in new and existing materials This amendment facilitates the enforcement of natural and decorative vegetation materials. The amendment also includes the enforcement of fire retardant treatment used for combustible decorative materials within the City of Glendale.
(Justification: Administrative)

Section VI – 23.
901.1.1 Aesthetics
This amendment is the same as the 2023 Glendale Building and Safety Code and is provided to ensure aesthetics of fire protection systems are taken into consideration by designers and installers, and to provide consistency with the city’s zoning code and with direction from City Council in passing the sprinkler ordinance of 1989. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 24.
901.6 Inspection, testing, and maintenance
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment identifies the inspection, testing, and maintenance intervals of fire protection equipment and other critical systems.

This amendment also establishes professional credential requirements for those performing such services.

This amendment is administrative, and does not affect any building standards. It is associated with the next amendment, VI-22.
(Justification: Administrative)

Section VI – 25.

TABLE 901.6 REQUIRED TESTING, TESTER QUALIFICATIONS, AND CERTIFICATION

SUBMITTAL INTERVALS
This amendment is a continuation of the previous section, VI-21, and is essentially the same as the 2023 Glendale Building and Safety Code. The changes involve the removal electrical buss duct testing and infrared testing This amendment also identifies the requirements of testing equipment in one convenient 410 of 918

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62 table format, making it much easier and faster to understand the expectations of system maintenance / testing. This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 26.
901.11 Critical equipment
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment defines “critical equipment”, and then establishes criteria for its location, ventilation, signage, and graphics.

Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of structural damage within buildings. Placement of critical equipment above the first floor of a building increases the likelihood that such equipment will be inaccessible for proper use after an earthquake.

Furthermore, earthquake-induced fires are more likely to occur in regions of high seismicity, and proper ventilation of critical equipment is necessary to maintain a tenable environment where such critical equipment must be accessed during an earthquake-induced fire. (Justification: Geologic)

Section VI – 27.
903.2.22 Where required
This amendment is the same as the 2023 Glendale Building and Safety Code reflecting Glendale’s fire sprinkler ordinance for both new and existing buildings originally adopted in 1989. Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of earthquake-induced fires. Climatically, seasonal Santa Ana wind conditions have the potential to exacerbate fire conditions, thereby placing a higher degree of reliance upon automatic fire sprinkler systems to assist in the early abatement of structure fires. Topographically, portions of Glendale are located within hillside areas that are accessible by steep, narrow and winding streets, which can delay the arrival of fire suppression resources; automatic fire sprinkler systems can provide early suppression until fire suppression resources can arrive on scene. All of these conditions contribute to the need for increased fire sprinkler standards.

This amendment also includes administrative procedures for notification and enforcement. (Justification: Administrative, Geologic, Climatic, Topographic)

Section VI – 28.
906.8 Cabinets
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment establishes administrative standards for the placement of fire extinguisher cabinets, to ensure that fire extinguishers are located in cabinets to ensure location control of fire extinguishers. The height provision contained in the amendment is intended to coordinate with disabled access provisions to ensure fire extinguishers are accessible to individuals with physical disabilities. This amendment is administrative, and does not affect any building standards.
(Justification: Administrative)

Section VI – 29.
906.9.1 Extinguishers weighing 40 pounds or less
This amendment is the same as in the 2023 Glendale Building and Safety Code and is also the same as VI-26. The code has two separate provisions for fire extinguishers weighing less than or more than 40 pounds. This amendment establishes administrative standards for the placement of fire extinguisher cabinets, to ensure that fire extinguishers are located in cabinets to ensure location control of fire extinguishers. The height provision contained in the amendment is intended to coordinate with disabled access provisions to ensure fire extinguishers are accessible to individuals with physical disabilities. This amendment is administrative, and does not affect any building standards. (Justification: Administrative)

Section VI – 30.
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63 907.6.6 Monitoring
This amendment is essentially the same as the 2023 Glendale Building and Safety Code with a revision to further ensure the reliability of fire alarm monitoring systems by requiring monitoring systems to comply with NFPA 72’s provisions for central station monitoring service, a more reliable and accountable monitoring method. This amendment is administrative, and does not affect any building standards.

Section VI-29 is also related to this amendment.
(Justification: Administrative)

Section VI – 31.
907.11 Certification and Identification of Certificated Systems This amendment is essentially the same as the 2023 Glendale Building and Safety Code with revised language to clarify requirements related to alterations of existing fire alarm systems. This amendment originally appeared in the 1989 Glendale Building and Safety Code and has remained essentially the same in all editions since. This amendment establishes an administrative requirement that all new fire alarm systems, and certain existing systems, such as those that have proven to be unreliable or undergo extensive alteration, to be certificated with a nationally recognized testing laboratory and to have maintenance contract in force. This amendment is related to Section VI-28. (Justification: Administrative)

Section VI – 32.
1032 Special egress graphics
This amendment is the same as the 2023 Glendale Building and Safety Code. This amendment establishes administrative standards for signage and graphics which may be required by the fire code official to address special circumstances.
(Justification: Administrative)

Section VI – 33.
1103.2 Emergency responder communication coverage in existing buildings This amendment contains the provisions for adequate signal strength for emergency responder communications. which may be required by the fire code official to address special circumstances. (Justification: Administrative)

Section VI – 34.
1103.3 Existing elevators
This amendment contains the provisions for maintenance and inspection of existing elevators which may be required by the fire code official to address special circumstances. (Justification: Administrative)

Section VI – 35.
1104 Means of egress for existing buildings
This amendment contains provisions for required exiting of all buildings with the continue maintenance of properly functioning door hardware which may be required by the fire code official to address special circumstances.
(Justification: Administrative)

Section VI – 36.

Chapter 49 - Move to WUI Code
(Justification: Administrative, Climatic, Geologic, Topographic)

Section VI – 37.

Chapter 53, Section 5303 COMPRESSED GASES.

Securing methods of compressed gases, cylinders and tanks shall be of a non-combustible material to 412 of 918

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64 avoid ignition with incompatible materials.
(Justification: Administrative)

Section VI – 38.
5707 On-demand mobile fueling operations
This amendment contains the safety provisions for mobile fueling operations that dispense Class I, II and III liquids into the fuel tanks of motor vehicles.
(Justification: Administrative)

Section VI – 39.

Appendix B, Table B105.2, Required fire flow for buildings other than one- and two-family dwellings, group R-3 and R-4 buildings and townhouses
This amendment is the same as the 2023 Glendale Building and Safety. This amendment revises the model code’s reduction of fire flow from 75% to no more than 50% for buildings other than one- and two- family dwellings. Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of earthquake-induced damage to municipal water supply lines. Additionally, large magnitude seismic events often result in loss of power at water distribution pump stations, thereby interfering with water pressure throughout the city. The proposed amendment requires a greater fire flow requirement for buildings other than one- and two-family dwellings, thereby increasing the likelihood of adequate water supply to fight fires after a major seismic event that compromises the municipal water supply.
(Justification: Geologic)

Section VI – 40.

Appendix C, Table C102.1, Required number and spacing of fire hydrants This amendment is the same as the 2023 Glendale Building and Safety Code which establishes fire hydrant spacing requirements, with some minor editorial clarifications. The amendment requires the average spacing between fire hydrants to be closer than permitted by the model code. Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of earthquake- induced damage to municipal water supply lines. Additionally, large magnitude seismic events often result in loss of power at water distribution pump stations, thereby interfering with water pressure throughout the city. The proposed amendment requires a closer spacing of fire hydrants, thereby resulting in better access to water to fight fires after the municipal water supply is compromised after an earthquake.
(Justification: Geologic)

Section VI – 41.

Appendix D, Fire apparatus access roads
This amendment is the same as the 2023 Glendale Building and Safety Code. Since this appendix is not adopted by the State Fire Marshal, this amendment is required in order to adopt the provisions they contain. This is related to VI-18. Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of earthquake-induced fires. Climatically, seasonal Santa Ana wind conditions have the potential to exacerbate fire conditions, thereby requiring reliable access by fire suppression crews and equipment. Topographically, portions of Glendale are located within hillside areas that are accessible by steep, narrow and winding streets. All of these conditions contribute to the need to maintain minimum fire access standards to enable fire suppression crews to properly respond to structure and wildland fires in a manner that will prevent rapid spread throughout the community. (Justification: Administrative, Geologic, Climatic, Topographic)

Section VI – 42.

Appendix D107, one or two-family residential developments This amendment requires new developments of one- or two-family dwellings where the number of 413 of 918

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65 dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. This is related to VI-18. Geologically, the City of Glendale is exposed to a high degree of seismicity that increases the likelihood of earthquake-induced fires. Climatically, seasonal Santa Ana wind conditions have the potential to exacerbate fire conditions, thereby requiring reliable access by fire suppression crews and equipment. Topographically, portions of Glendale are located within hillside areas that are accessible by steep, narrow and winding streets. All of these conditions contribute to the need to maintain minimum fire access standards to enable fire suppression crews to properly respond to structure and wildland fires in a manner that will prevent rapid spread throughout the community. (Justification: Administrative, Geologic, Climatic, Topographic)

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66 Volume VII
Security Standards

Volume VII is hereby added to the 2026 Glendale Building and Safety Code for administrative reasons to establish Security Standards, with no changes from its previous form as it appears in the 2023 Glendale Building and Safety Code.
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67 Volume VIII
Commercial and Industrial Property Maintenance Standards

Volume VIII is hereby added to the 2026 Glendale Building and Safety Code for administrative reasons to establish Commercial and Industrial Property Maintenance Standards, with minor changes from its previous form as it appears in the 2023 Glendale Building and Safety Code. 416 of 918

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68 Volume IX
Green Building Standards

Section IX – 2.
301.1 Scope.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment clarifies the scope of the green building standards. (Justification: Administrative and Climatic - See justification A and I in the attached Key to Justifications)

Section IX – 3.

4.106.5 Water permeable surfaces.

This amendment is the same as in the 2014, 2017, 2020, and 2023 Glendale Building and Safety Code.

This amendment reduces water runoff from exposed paved areas associated with residential development, and encourages natural percolation and on-site water retention which provides many environmental benefits.
(Justification: Climatic - See justification I in the attached Key to Justifications)

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Volume IA
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IA-2 Chapter 1 Division II, 101.2 Scope X A
IA-3 Chapter 1 Division II, 104.2.3.9 Fire code official concurrence X A IA-4 Chapter 1 Division II, 104.2.4.2 Fire code official concurrence X A IA-5 Chapter 1 Division II, 105.1 Required X A
IA-6 Chapter 1 Division II, 105.3 Application for permit X A IA-7 Chapter 1 Division II, 105.3.1.1 Electric vehicle charging station review process X A, B, C & D IA-8 Chapter 1 Division II, 105.3.2 Time limitation of application X A IA-9 Chapter 1 Division II, 105.3.3 Plan review fees X A IA-10 Chapter 1 Division II, 105.5 Expiration X A
IA-11 Chapter 1 Division II, 105.8 Responsibility of permittee X A IA-12 Chapter 1 Division II, 107.3.4 Design professional in responsisble charge X A, B & C IA-13 Chapter 1 Division II, 109.4 Work commencing before permit issuance X A IA-14 Chapter 1 Division II, 110.3.6 Lath, gypsum board and gypsum panel product inspection X A IA-15 Chapter 1 Division II, 110.3.10.1 Structural observation X A IA-16 Chapter 1 Division II, 110.7 Re-inspections X A
IA-17 Chapter 1 Division II, 113 BUILDING AND FIRE BOARD OF APPEALS X A IA-18 Chapter 1 Division II, 114.1 Unlawful acts X A
IA-19 Chapter 1 Division II, 114.4 Violation penalties X A IA-20 Chapter 1 Division II, 115.1 Authority X A
IA-21 Chapter 1 Division II, 115.4 Failure to comply X A IA-22 Chapter 1 Division II, 116.6 Non-compliance X A
IA-23 Chapter 1 Division II, 116.7 Vacated Buildings X A IA-24 Chapter 1 Division II, 118 117 CONSTRUCTION TOILET FACILITIES X A 1 418 of 918

IA-25 Chapter 1 Division II, 119 118 ON SITE CONSTRUCTION TRASH AND DEBRIS CONTROL X A IA-26 Chapter 1 Division II,120 119 DISASTER REPAIR AND RECONSTRUCTION X A IA-27 Chapter 1 Division II, 121 120 SANDBLASTING X A
IA-28 Chapter 1 Division II, 202 DEFINITIONS A
[F] 403.3 Combination automatic sprinkler/standpipe system X B, C, & D [F] 403.3.3 Secondary water supply X B, C, & D
IA-29 503.2 Construction on contiguous lots under same ownership or occupancy X A IA-30 [F] 903.2.22 Where required X A, B, C & D
IA-31 [F] 906.8 Cabinets X B, C, & D
IA-32 [F] 906.9.1 Extinguishers weighing 40 pounds or less. X A IA-33 [F] 907.6.6 Monitoring X B, C, & D
IA-34 [F] 907.9 Certification and Identification of Certificated Systems X A [F] 913.7 Fire pumps and pump rooms. X B, C, & D
TABLE 1004.1.2 MAXIMUM FLOOR AREA ALLOWANCES PER OCCUPANT X A TABLE 1006.2.1 SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY X A IA-35 1505.1 General X C & D
IA-36 TABLE 1505.1 MINIMUM ROOF COVERING X C & D

CLASSIFICATION FOR TYPES OF CONSTRUCTION
IA-37 1505.1.2 Roof coverings within all other areas other than Fire Hazard Severity Zones or a Wildland-Urban Interface (WUI). X C & D 1507.3.1 Deck Requirements X B
IA-38 TABLE 1507.3.7 CLAY AND CONCRETE TILE ATTACHMENT X B & C IA-39 1512.6 Roof sheathing X B & D
IA-40 1613.8 Amendments to ASCE 7 X B & D
IA-41 1613.8.1 Values for Vertical Combinations X B & D Volume IA
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IA-42 1613.8.2 Wood Diaphragms X B & D
IA-43 1613.8.3 Structural Separation X B
IA-44 1613.9 Seismic design provisions for hillside buildings X B & D IA-45 1613.10 Suspended ceilings X B
IA-46 1701.2 Technical specialties X B & D
IA-47 1704.2 Special inspections and tests X B & D
IA-48 1704.6 Structural Observation X A & B
IA-49 1704.6.1 Structural observation for seismic resistance X B IA-50 1705.3 Concrete construction X B & D
IA-51 1705.13 Special inspections for seismic resistance X B IA-52 1805.4.3 Drainage discharge X C & D
IA-53 1807.1.4 Permanent wood foundation systems X C
IA-54 1807.1.6 Prescriptive design of concrete and masonry foundation walls X B IA-55 1807.2 Retaining walls X B
IA-56 1807.3.1 Limitations X B
IA-57 1809.3 Stepped footing X B
IA-58 1809.7 Prescriptive footings for light-frame construction X B IA-59 TABLE 1809.7 PRESCRIPTIVE FOOTINGS SUPPORTING WALLS X B

OF LIGHT FRAME CONSTRUCTION
IA-60 1809.12 Timber footings X B & C
IA-61 1810.3.2.4 Timber X C
IA-62 1905.1 General X A
IA-63 1905.6 1905.6 Structural plain concrete X B
IA-64 1905.6.3 1905.6.3 ACI 318, Section 18.7.5. X B
IA-65 1905.6.4 1905.6.4 ACI 318, Section 18.10.4. X B
IA-66 1905.6.5 1905.6.5 ACI 318, Section 18.12.6. X B
IA-67 2113.1 Genereal X B
IA-68 2304.10.2 Fastener requirements X B
IA-69 2304.10.3.1 Quality of nails X B
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IA-70 2304.12.2.8 Wood used in retaining walls and cribs X B & C IA-71 2305.4 Hold-down connectors X B
IA-72 2306.2 Wood-frame diaphragms X B
IA-73 2306.3 Wood-frame shear walls X B
IA-74 2307.2 Wood-frame shear walls X B
IA-75 TABLE 2308.10.1 WALL BRACING REQUIREMENTS X B
IA-76 2308.10.5.1 Alternate bracing wall (ABW). X B
IA-77 Figure 2308.10.5.1 ALTERRNATE BRACED WALL PANEL (ABW) X B IA-78 2308.10.5.2 Portal frame with hold-downs (PFH) X B IA-79 Figure 2308.10.5.2 PORTAL FRAMES WITH HOLDDOWNS (PFh) X B IA-80 2308.10.8.1 Foundation requirements X B
IA-81 2308.10.9 Attachment of sheathing X B
IA-82 3101.1 Scope X A & D
IA-83 3102 Enclosure; required characteristics X D
IA-84 3102.2.1 Membrane Structures Used as Shade Covers for Specific Uses X A & D IA-85 3102.6.2 Membrane less than 20 feet (6096 mm) X A IA-86 3109.2 California swimming pool safety act (statewide) X D IA-87 3114 Intermodal Shipping Containers. X A & D
IA-88 3202.1.2.1 Change of use/occupancy X A
IA-89 3202.3.2 Windows, architectural features and mechanical equipment X A IA-90 3203 PROJECTIONS INTO ALLEYS X A & D
IA-91 3303.8 Storm water drainage and retention during demolition X A IA-92 3306.2 Walkways X A
IA-93 3306.9.1 Shoring X A
IA-94 3306.10 Protection of sidewalk excavations X A
IA-95 3306.11 Protection of obstructions X A
IA-96 3308.3 Street Use Permits X A
IA-97 3308.4 Mixing mortar on public property X A

APPENDIX F RODENTPROOFING X A
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IA-98 Appendix I PATIO COVERS X A
IA-99 Appendix I 105.1 Design Loads X B & D
IA-100 Appendix J GRADING X E, F, G, H
IA-101 Appendix J101.1 Scope X E
IA-102 Appendix J101.3 Hazards X E
IA-103 Appendix J101.4 Safety precautions X E
IA-104 Appendix J101.5 Protection of utilities X E
IA-105 Appendix J101.6 Protection of adjacent property X E IA-106 Appendix J101.7 Storm water control measures X E & G IA-107 Appendix J101.8 Conditions of approval X E
IA-108 Appendix J101.9 Rules and regulations X E
IA-109 Appendix J102 DEFINITIONS X E
IA-110 Appendix J103.1 Permits required X E
IA-111 Appendix J103.2 Exemptions X E
IA-112 Appendix J103.3 Unpermitted grading X E
IA-113 Appendix J103.4 Grading fees X E
IA-114 Appendix J103.5 Bonds and insurance X E
IA-115 Appendix J104.2 Grading plan requirements X E
IA-116 Appendix J104.2.1 Grading designation X E, F, G & H IA-117 Appendix J104.2.2 Regular grading requirements X E, F, G & H IA-118 Appendix J104.2.3 Engineered grading requirements X E, F, G & H IA-119 Appendix J104.3 Geotechnical engineering and engineering geology report X E, F, G & H IA-120 Appendix J104.4 Liquefaction study X F & H
IA-121 Appendix J104.5 Slope failure reports X F, G & H IA-122 Appendix J104.6 Permit issuance X E
IA-123 Appendix J105.3 Field engineer X E
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IA-124 Appendix J105.4 Geotechnical engineer X E
IA-125 Appendix J105.5 Engineering geologist X E
IA-126 Appendix J105.6 Permittee X E
IA-127 Appendix J105.7 Building official X E
IA-128 Appendix J105.8 Notification of noncompliance X E IA-129 Appendix J105.9 Transfer of responsibility X E
IA-130 Appendix J105.10 Non-inspected grading X E
IA-131 Appendix J105.11 Routine field inspections and reports X E IA-132 Appendix J105.12 Completion of work X E
IA-133 Appendix J105.13 Notification of completion X E
IA-134 Appendix J105.14 Change of ownership X E
IA-135 Appendix J106.1 Maximum cut slope X F, G & H
IA-136 Appendix J106.2 Drainage X G & H
IA-137 Appendix J107.1 General X F, G & H
IA-138 Appendix J107.2 Surface preparation X F, G & H
IA-139 Appendix J107.3 Benching X F, G & H
IA-140 Appendix J107.6 Maximum slope X F, G & H
IA-141 Appendix J107.7 Slopes to receive fill X F, G & H IA-142 Appendix J107.8 Inspection of fill X F, G & H
IA-143 Appendix J107.9 Testing of fills X F, G & H
IA-144 Appendix J108 SETBACKS AND RETAINING WALLS X F, G & H IA-145 Appendix J109.1 General X F, G & H
IA-146 Appendix J109.3 Interceptor drains and overflow protection X F, G & H IA-147 Appendix J109.5 Disposal X F, G & H
IA-148 Appendix J110.1 General X F, G & H
IA-149 Appendix J111 REFERENCED STANDARDS X E
IA-150 Appendix J112 NATIONAL POLLUTANT DICHARGE X F, G & H

ELIMINATION SYSTEM (NPDES) COMPLIANCE
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Volume IB
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IB-2 Chapter 1 Division II, R104.2.2.7 Fire code official concurrence X A IB-3 Chapter 1 Division II, R104.2.3.2 Fire code official concurrence X A IB-4 Chapter 1 Division II, R104.3.1 Determination of substantially improved or substantially damaged existing buildings in flood hazard areas X A
IB-5 Chapter 1 Division II, R105.3 Application for permit X A IB-6 Chapter 1 Division II, R105.3.1.1 Small residential rooftop solar energy system review process X A, B, C & D IB-7 Chapter 1 Division II, R105.3.2 Time limitation of application X A IB-8 Chapter 1 Division II, R105.3.3 Plan review fees X A IB-9 Chapter 1 Division II, R105.5 Expiration X A
IB-10 Chapter 1 Division II, R105.8 Responsibility of permittee X A IB-11 Chapter 1 Division II, R106.3.4 Deferred submittals X A IB-12 Chapter 1 Division II, R108.6 Work commencing before permit issuance X A IB-13 Chapter 1 Division II, R109.1.5.4 Structural observation X A IB-14 Chapter 1 Division II, R109.1.5.5 Sound transmission control X A IB-15 Chapter 1 Division II, R109.5 Reinspections X A
IB-16 Chapter 1 Division II, R112 BUILDING AND FIRE BOARD OF APPEALS X A IB-17 Chapter 1 Division II, R113.1 Unlawful acts X A
IB-18 Chapter 1 Division II, R113.4 Violation penalties X A IB-19 Chapter 1 Division II, R114.1 Authority X A
IB-20 Chapter 1 Division II, R114.4 Failure to comply X A IB-21 Chapter 1 Division II, R115 UNSAFE STRUCTURES AND EQUIPMENT X A IB-22 Chapter 1 Division II, R116 CONSTRUCTION TOILET FACILITIES X A IB-23 Chapter 1 Division II, R117 ON SITE CONSTRUCTION TRASH AND DEBRIS CONTROL X A IB-24 Chapter 1 Division II, R118 DISASTER REPAIR AND RECONSTRUCTION X A 7 424 of 918

IB-25 Chapter 1 Division II, R119 SANDBLASTING X A
IB-26 Chapter 1 Division II, R120 PROTECTION OF PEDESTRIANS X A IB-27 R301.1.3.1 California licensed architect or engineer X B & D IB-28 R301.1.3.2 Woodframe structures X B
IB-29 R301.1.3.3 Structures other than woodframe X B
IB-30 R301.1.5 Seismic design provisions for buildings constructed on or into slopes steeper than one-unit vertical in three units horizontal (33.3 percent slope) X B & D IB-31 TABLE R301.2(1) CLIMATIC AND GEOGRAPHIC DESIGN CRITERIA X A IB-32 R301.2.2.6 Irregular buildings X B & D
IB-33 R301.2.2.11 Anchorage of mechanical, electrical, or plumbing components and equipment X B & D IB-34 R302.1.1 Construction on contiguous lots under same ownership or occupancy X A IB-35 R308.1 Address identification X A
IB-36 R309 AUTOMATIC FIRE SPRINKLER SYSTEMS X X B, C & D IB-37 R310.6 Power source X A, B, C & D
IB-38 R401.1 Application X B & C
IB-39 R401.4 Soils test X B
IB-40 R401.5 Grading X E, F, G, H
IB-41 R402.1 Wood foundation X B & C
IB-42 R403.1.2 Continuous footing in Seismic Design Category D0, D1 and D2 X B IB-43 FIGURE R403.1(2) PERMANENT WOOD FOUNDATION BASEMENT WALL SECTION X B & C IB-44 FIGURE R403.1(3) PERMANENT WOOD FOUNDATION CRAWL SPACE SECTION X B & C IB-45 R403.1.3.6 Isolatted concrete footings X B
IB-46 R403.1.5 Slope X B
IB-47 R404.2 Wood foundation walls X B & C
IB-48 R501.1 Application X B
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IB-49 R503.2.4 Openings in horizontal diaphragms X B
IB-50 FIGURE R503.2.4 OPENINGS IN HORIZONTAL DIAPHRAGMS X B IB-51 R503.3 Particleboard X B
IB-52 TABLE R602.3(1) FASTENING SCHEDULE X B
IB-53 TABLE R602.3(2) ALTERNATE ATTACHMENTS TO TABLE R602.3(1) X B IB-54 R602.3.2 Top plate X B
IB-55 TABLE R602.3.2 SINGLE TOP PLATE SPLICE CONNECTION DETAILS X B IB-56 R602.10.2.3 Minimum number of braced wall panels X B IB-57 TABLE R602.10.3(3) BRACING REQUIREMENTS BASED ON SEISMIC DESIGN X B

CATEGORY
IB-58 TABLE R602.10.4 BRACING METHODS X B
IB-59 TABLE R602.10.5 MINIMUM LENGTH OF BRACED WALL PANELS X B IB-60 FIGURE R602.10.6.1 METHOD ABW-ALTERNATE BRACED WALL PANEL X B IB-61 FIGURE R602.10.6.2 METHOD PFH: PORTAL FRAME WITH HOLD-DOWNS X B IB-62 FIGURE R602.10.6.4 METHOD CS-PF-CONTINUOUSLY SHEATHED X B

PORTAL FRAME PANEL CONSTRUCTION
IB-63 R606.4.4 Parapet walls X B
IB-64 R606.12.2.2.3 Reinforcement of requirements for masonry elements X B IB-65 R803.2.4 Openings in horizontal diaphragms X B
IB-66 R902.1 Roofing covering materials X C & D
IB-67 R902.1.2 Roof coverings in all other areas X C & D IB-68 R902.4 Rooftop-mounted photovoltaic (PV)panels systems X A, B & C IB-69 R905.3.8 Application X A
IB-70 TABLE R905.3.8 CLAY AND CONCRETE TILE ATTACHMENT X A IB-71 R907.6 Structural fire-resistance X A, B & C
IB-72 R908.7 Roof sheathing X B & D
IB-73 R1001.3.1 Vertical reinforcing X B
IB-74 APPENDIX BF PATIO COVERS X A
IB-75 Appendix BF105.1 Design loads X B & D
IB-76 SEISMIC STRENGTHENING PROVISIONS FOR
X B & DAppendix Chapter A1 UNREINFORCED MASONRY BEARING WALL BUILDINGS Volume IB
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Volume IC
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IC-2 Chapter 1 Division II, 104.2.3.8 Fire code official concurrence X A IC-3 Chapter 1 Division II, 104.2.4.1.2 Fire code official concurrence X A IC-4 Chapter 1 Division II, 105.1 Permit Required X A
IC-5 Chapter 1 Division II, 105.3 Application for permit X A IC-6 Chapter 1 Division II, 105.3.2 Time limitation of application X A IC-7 Chapter 1 Division II, 105.3.3 Plan review fees X A IC-8 Chapter 1 Division II, 105.5 Expiration X A
IC-9 Chapter 1 Division II, 105.8 Responsibility of permittee X A IC-10 Chapter 1 Division II, 106.6 Design professional in responsisble charge X A IC-11 Chapter 1 Division II, 108.4 Work commencing before permit issuance X A IC-12 Chapter 1 Division II, 109.3.5 Lath and gypsum board inspection X A IC-13 Chapter 1 Division II, 109.3.8.1 Structural observation X A IC-14 Chapter 1 Division II, 109.7 Reinspections X A
IC-15 Chapter 1 Division II, R112 BUILDING AND FIRE BOARD OF APPEALS X A IC-16 Chapter 1 Division II, 113.1 Unlawful acts X A
IC-17 Chapter 1 Division II, 113.4 Violation penalties X A IC-18 Chapter 1 Division II, 114.1 Authority X A
IC-19 Chapter 1 Division II, 114.4 Failure to comply X A IC-20 Chapter 1 Division II, 115.6 Non-compliance X A
IC-21 Chapter 1 Division II, 115.7 Vacated buildings X A IC-22 Chapter 1 Division II, 118 CONSTRUCTION TOILET FACILITIES X A IC-23 Chapter 1 Division II, 119 ON SITE CONSTRUCTION TRASH AND DEBRIS CONTROL X A IC-24 Chapter 1 Division II,120 DISASTER REPAIR AND RECONSTRUCTION X A 10 427 of 918

IC-25 Chapter 1 Division II, 121 SANDBLASTING X A
IC-26 502.1 General X A
IC-27 503.1 General X A
IC-28 505.1 Replacement glass and windows X C & D
IC-29 1504.1.1 Walkways X A
IC-30 1504.1.7.1 Shoring X A
IC-31 1504.1.8 Protection of sidewalk excavations X A
IC-32 1504.1.9 Protection of obstructions X A
IC-33 1506.4 Street Use Permits X A
IC-34 1506.5 Mixing mortar on public property X A
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Volume ID
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ID-2 Chapter 1 Division II, 104.2.2.8 Fire code official concurrence X A ID-3 Chapter 1 Division II, 104.2.3.1 Fire code official concurrence X A ID-4 Chapter 1 Division II, 105.2 Permits required X A
ID-5 Chapter 1 Division II, 105.4 Application for permit X A ID-6 Chapter 1 Division II, 105.4.2 Time limitation of application X A ID-7 Chapter 1 Division II, 105.4.3 Plan review fees X A ID-8 Chapter 1 Division II, 105.8 Expiration X A
ID-9 Chapter 1 Division II, 105.11 Responsibility of permittee X A ID-10 Chapter 1 Division II, 108.4 Work commencing before permit issuance X A ID-11 Chapter 1 Division II, 109.1.3 Reinspections X A
ID-12 Chapter 1 Division II, 109.3.7 Violation penalties X A ID-13 Chapter 1 Division II, 109.3.7.1 Unlawful acts X A ID-14 Chapter 1 Division II, 113.1 Authority X A
ID-15 Chapter 1 Division II, 113.4 Failure to comply X A ID-16 Chapter 1 Division II, 114 GENERAL X A
10 429 of 918

Volume II
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II-2 Chapter 1 Division II, 104.3.2 Plan Review Fees X A II-3 Chapter 1 Division II, 104.5 Fees X A
II-4 Chapter 1 Division II, 105.2.6 Reinspections X A
II-5 Chapter 1 Division II, 107 Building and Fire Board of Appeals X A II-6 815 Water Softener Using Dry Wells for Discharge X B 12 430 of 918

Volume III
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III-2 Chapter 1 Division II, 104.3.2 Plan Review Fees X A III-3 Chapter 1 Division II, 104.5 Fees X A
III-4 Chapter 1 Division II, 105.2.6 Reinspections X A
III-5 Chapter 1 Division II, 107.0 Building and Fire Board of Appeals X A 13 431 of 918

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IV-2 90.10 Materials and equipment X A
IV-3 90.11 Revocation of approval for use X A
IV-4 90.12 Building and Fire Board of Appeals X A
IV-5 Article 91 ENFORCEMENT X A
IV-6 Article 92 PERMITS AND FEES X A
IV-7 690.86 Solar photovoltaic panels/modules X A
14 432 of 918

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V-2 203 BUILDING AND FIRE BOARD OF APPEALS X A
V-3 1101.2 Notice and Order X A
15 433 of 918

Volume VI
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VI-2 Chapter 1, Part 2 ADMINISTRATIVE PROVISIONS X A
VI-3 103.1 Creation of agency X A
VI-4 104.1.1 Environmental protection X A
VI-5 105.6 Required operational permits X A
VI-6 105.6.51 Additional operational permits X A
VI-7 105.6 Required construction permits X A
VI-8 105.6.25 Additional construction permits X A
VI-9 107.7 Fee for services X A
VI-10 107.8 False alarms or nuisance alarms X A
VI-11 109 Building and fire board of appeals X A
VI-12 112.4 Violation penalties X A
VI-13 202 False alarms X A
VI-14 Chapter 3 Chapter 3 GENERAL REQUIREMENTS X C & D
VI-15 307.4.3 Portable outdoor fireplaces X C
VI-16 307.4.4 Red-flag and other high fire risk conditions X C VI-17 308.1.5 Location near combustibles X C
VI-18 308.1.9 Outdoor fires X A, B, C, & D
VI-19 503 Fire Apparatus Access Roads X A
VI-20 510.3 Permit required X A
VI-21 806 Natural vegetation X A
VI-22 807 Decorative materials X A
VI-23 901.1.1 Aesthetics X B
VI-24 901.6 Inspection, testing and maintenance X A, B, C & D VI-25 Table 901.6 Inspection intervals X B, C, & D
VI-26 901.11 Critical equipment X A
VI-27 903.2.21 Where requied X A
VI-28 906.8 Cabinets X A
VI-29 906.9.1 Extinguisher weighing 40 pounds or less X A VI-30 907.6.6 Monitoring X A & B
VI-31 907.11 Certification of systems X B
VI-32 1032 Special egress graphics X B
VI-33 1103.2 ERCC in existing buildings X A16
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VI-34 1103.3 Existing elevators X A
VI-35 1104 Means of egress for existing buildings X A
VI-36 Chapter 49 Wildland urban interface X A, C, &D
VI-37 5303 Compressed gases X A
VI-38 5707 On-demand mobile fueling X A, C, & D
VI-39 Appendix B Table B105.2 Rrequired fire flow X A, C, & D VI-40 Appendix C Table C102.1 Number and Distribution of Fire Hydrants X A, C, & D VI-41 Appendix D Fire Apparatus Access Roads X A, C, & D VI-42 Appendix D107 One or two-family residential developments X A, C, & D Volume VI
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C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15638\1.docx 1 KEY TO JUSTIFICATIONS FOR AMENDMENTS
TO
TITLE 24 OF THE CALIFORNIA CODE OF REGULATIONS
A. This amendment is necessary for administrative clarification and does not modify a California Building Standard pursuant to California Health and Safety Code Sections 17958, 17958.5 and 17958.7. This amendment establishes administrative standards for the effective enforcement of building standards throughout the City of Glendale.

B. This amendment is justified based on a local geologic condition. The City is subject to earthquake hazards caused by its location on the Sierra Madre fault near the base of the San Gabriel Mountains. Said fault is the eastward extension of the same fault upon which the 1971 San Fernando earthquake originated. Other faults which potentially could cause seismic activity in the City include the Verdugo fault located near the southwest edge of the Verdugo Mountains and its branches to the east, the Sycamore Canyon fault, the Scholl Canyon fault and the Eagle Rock and San Rafael faults. The York Boulevard fault is also important in that it is a western extension of the Raymond Hill fault for which there is considerable evidence for recent geologic activity. Said faults are generally considered major Southern California earthquake faults which may experience rupture at any time. Thus, because the City is within a seismic area which includes earthquake faults within and through the jurisdictional limits of the City, the modifications and changes cited herein are designed to better limit property damage as a result of seismic activity and to establish criteria for repair of damaged property following a local emergency.

C. This amendment is justified based on a local climatic condition. The seasonal climatic conditions during the late summer and fall create severe fire hazards to the public health and welfare in the city. The hot, dry weather in combination with Santa Ana winds frequently results in wildland fires in the thousands of acres of brush- covered slopes in the Verdugo and San Rafael Hills, Chevy Chase Hills, and Repetto Hills area of the City. These areas extend from the City's boundary on the east to the Angeles National Forest in the north and the Verdugo Mountains at the Burbank boundary to the west. The aforementioned conditions combined with the geological characteristics of the hills within the City create hazardous conditions for which departure from the California Building Standards Code is required.

D. Glendale topography includes significant hillsides with narrow and winding access, which makes timely response by fire suppression vehicles difficult.

Additionally, long periods of dry, hot weather, combined with unpredictable seasonal winds (Santa Ana wind conditions) result in increased exposure to fire risk. The modifications and additions to the California Building Standards Code are reasonably necessary to combat the hazards brought about by local climatic conditions. Glendale has a desert weather pattern with monsoon type rain followed by long periods of hot, dry weather. The heavy rains tend to oversaturate the soil for a short time period during the year, having a detrimental effect on in-ground structures affected by varying moisture conditions. The City is situated on the alluvial flood plains of the Arroyo Verdugo Wash, Sycamore, Verdugo and Scholl Canyons and the Verdugo and San Gabriel Mountain drainages which have an 439 of 918

C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15638\1.docx 2 extensive history of slope failures causing serious floods and mud slides especially when a heavy rainy season occurs after a severe brush fire. New constructions or additions in said areas must be regulated to assure that hillside slides will not be exacerbated, and if possible, will be improved.

E. This amendment is necessary for administrative clarification, which does not modify a California Building Standard pursuant to California Health and Safety Code Sections 17958, 17958.5 and 17958.7. This amendment establishes administrative standards for the effective enforcement of grading standards throughout the City of Glendale.

F. This amendment is justified based on a local geologic condition. The City of Glendale is subject to earthquake hazards caused by its location on the Sierra Madre fault near the base of the San Gabriel Mountains. Said fault is the eastward extension of the same fault upon which the 1971 San Fernando earthquake originated. Other faults which potentially could cause seismic activity in the City include the Verdugo fault located near the southwest edge of the Verdugo Mountains and its branches to the east, the Sycamore Canyon fault, the Scholl Canyon fault and the Eagle Rock and San Rafael faults. The York Boulevard fault is also important in that it is a western extension of the Raymond Hill fault for which there is considerable evidence for recent geologic activity.

Said faults are generally considered major Southern California earthquake faults which may experience rupture at any time. This amendment establishes grading standards that are intended to improve the performance of graded sites that may be subjected to seismic movement, including both vertical and lateral ground surface acceleration. Thus, because the City is within a seismic area which includes earthquake faults within and through the jurisdictional limits of the City, the modifications and changes cited herein are necessary to better limit personal injury and property damage as a result of seismic activity and to establish criteria for repair of damaged property following a local emergency.

G. This amendment is justified based on a local climatic condition. The seasonal climatic conditions during the late summer and fall create severe fire hazards as hot, dry weather in combination with Santa Ana winds frequently result in wildland fires in the thousands of acres of brush-covered slopes in the Verdugo and San Rafael Hills, Chevy Chase Hills and Repetto Hills areas of the city, which can rapidly denude natural vegetation. The City of Glendale is also subjected to heavy seasonal rains, which are generally more intense than most regions in California. The City’s orientation within the Verdugo Mountains results in a concentration of rainfall during the fall and winter seasons, which often result in severe ground and slope saturation. The City is situated on the alluvial flood plains of the Arroyo Verdugo Wash, Sycamore, Verdugo and Scholl Canyons and the Verdugo and San Gabriel Mountain drainages which have an extensive history of slope failures causing serious floods and mud slides especially when a heavy rainy season occurs after a severe brush fire. New construction and additions in said areas must be regulated to assure that hillside slides will not be exacerbated, and if possible, will be improved. 440 of 918

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C:\PGCompilerServiceRelease\temp\glendale\MeetingId_10613\Packet\Pdf\60176\15638\1.docx 3 H. This amendment is justified based on a local topographic condition. The City of Glendale is situated in an area of significant hillside terrain, which includes areas that are very steep and prone to both surficial and deep-seated slope failures. The topography of portions of the City of Glendale include steep, continuous slopes that are several hundred feet in height, and extend across multiple parcels including privately owned property as well as public right-of-way and publicly owned open space. The topography in many areas is too steep to support significant vegetation and is prone to erosion during seasonal heavy rains. Other portions of Glendale include lower elevation topography that is located in close proximity to natural waterways which result in high water table conditions. Such topography is typically associated with liquefaction-prone property, and many such regions have been identified on the state’s Seismic Hazard Maps as candidates for potential liquefaction activity.

I. This amendment is justified based on a local climatic condition, which makes amendment of Green Building Standards reasonably necessary pursuant to Health and Safety Code (HSC) 17958.5. The seasonal hot, dry weather during the summer combined with arid conditions throughout the Los Angeles Basin region (including regional drought conditions), contribute to excessive energy demand to support cooling loads. Such conditions also contribute to a regional shortage of potable water supply. Similarly, periods of extremely cold weather during the fall and winter seasons result in significant heat loss in and around buildings.

J. This amendment is justified based on a local topographic condition, which makes amendment of Green Building Standards reasonably necessary pursuant to Health and Safety Code (HSC) 17958.5. The mountainous terrain that surrounds the Los Angeles Basin region contributes to the thermal inversion of trapped air. Such air becomes atypically warm or cold, depending on the season, thereby significantly increasing energy and water consumption. Furthermore, the thermal inversion traps all forms of air pollution, especially exhaust from hydrocarbon combustion (such as vehicle exhaust), and creates unhealthful respiratory conditions on a frequent basis.
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Status Update on the Activities of the Charter Review Committee Pertaining to Council Districts, Directly Elected Mayor, Council Compensation and Miscellaneous Matters

1. Motion Providing Direction

COUNCIL ACTION
Item Type: Action Item
Approved for November 4, 2025 calendar

EXECUTIVE SUMMARY
The Glendale Charter Review Committee, established in 2024, was tasked with reviewing potential amendments related to Council districts, a directly elected mayor, council size, Council compensation, Civil Service, and other Charter provisions. After extensive study and deliberation in 2025, the Committee voted 7–5 to recommend maintaining the current at-large election system and five-member Council, opposing a shift to district-based elections and a directly elected mayor. While arguments in favor of districts emphasized increased representation, lower campaign costs, and stronger neighborhood voices, those opposed highlighted risks of divisiveness, parochialism, and diminished citywide accountability. The Committee declined to provide recommendations on the number of districts or mayoral duties should Charter amendments nevertheless be placed on the ballot, given its position to retain the existing system.

Beyond governance structure, the Committee recommended amending the Charter to require the City Council to review councilmember compensation at least once every two years, maintaining alignment with state law while ensuring regular accountability. It also recommended smaller updates, including allowing special meetings outside Council Chambers, removing obsolete job titles, and clarifying post-service employment restrictions. Further issues currently under review by the Committee include Civil Service modernization.

Staff seeks feedback relative to districts, directly elected mayor, Council size and Council compensation and any other matters related to Charter amendments the Council chooses to provide.
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RECOMMENDATION
Staff has no recommendation. Staff seeks direction and feedback regarding potential Charter amendments related to the matters discussed.

ANALYSIS
I. Background
On May 2, 2023, the Council adopted a resolution declaring its intent to transition to City Council districts, with an expanded Council size, and a directly elected mayor, for consideration by the City’s voters at the March 2024 election. The Council also directed staff on preparation of a Charter amendment pertaining to the compensation of the mayor and councilmembers. After continued discussion on these topics through 2023 and 2024, the Council deferred placing these issues on the ballot for either of the March or November 2024 elections, subject to further consideration for placement on the ballot in a future election. The Council established the Charter Review Committee (“Committee”) in 2024 to study potential amendments relating to the Charter.

II. Establishment of Charter Review and Appointment of Members The Council established the Committee by resolution on February 27, 2024. The Council resolution establishing the Committee directs the Committee to prioritize review of City Council districts, expanded Council size, directly elected mayor and the Civil Service system and provide a report and recommendations on those items. The Council appointed 12 members to the Committee in May of 2024.

The Committee commenced meetings in Fall of 2024 and spent the Fall meetings receiving training, receiving an overview of the Charter, and addressing three concrete Charter provisions related to location of Council meetings, removal of obsolete job titles from the Charter, and a clarifying amendment to the provision relative to councilmembers holding City employment after leaving Council (discussed further below).

Districts and Directly Elected Mayor
The Committee commenced the study, review and deliberation of Council districts in January 2025. The Committee received presentations on the council-manager form of government, council districts, forms of governance involving directly elected mayors, including the roles and duties of directly elected mayors, the California Voting Rights Act and provisions of the Elections Code addressing council districts. On April 3, 2025, after deliberation, the Committee held a vote on a motion to recommend that the Council place a Charter amendment on the ballot to transition to a directly elected mayor and six council districts. That motion tied 5-5 (with two members absent). Subsequently, the Committee held another vote at the August 7, 2025, meeting with a full Committee. That motion was to recommend that the Council not place a Charter amendment on the ballot to transition to a directly elected mayor and council districts, i.e., to preserve the status quo. That motion passed with 7 members in favor and 5 against. Thus, the effect of the Committee’s 444 of 918

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recommendation would be to retain the current system.

The following is a representative list of arguments raised by Committee members regarding a transition from an at-large method to elect councilmembers to a district-based method of election, and establishment of an office of mayor separately elected from councilmembers. The Committee generally viewed a directly elected mayor in conjunction with transitioning to a district-based method of election, such that fewer arguments were independently raised in favor of and against a directly elected mayor.

Council Districts - Arguments Against
Glendale is not required by law to switch to districts In an at-large system, residents can turn to any councilmember rather than the councilmember of their district; this is especially important if the constituent and the district councilmember do not agree on an issue or do not get along. A from-district councilmember cares more for their district than the City as a whole Conflict is created where district councilmembers place competing demands on the City
Districts could lead to greater divisiveness within the community Councilmembers should be elected by a majority of people rather than those in a section of the City, and be responsible for the City and everyone in it, rather than those in their districts
There are major issues and priorities in Glendale upon which Council should focus (e.g., budget and electricity rates)
There are ways other than districts to make the public feel they have representation
Glendale is a medium-size city where residents have more in common than in other cities, like L.A, where there is greater strata in terms of economics and neighborhoods
Have not found a reason for the City to transition to district-based elections, and by extension, a directly elected mayor
oDoes not know what issue switching to districts will solve A minor issue in a particular district could be a significant issue to the rest of the City, and not receive appropriate attention
City has broad, citywide issues that need to be deliberated in a broad, citywide way
Not convinced that funding is the only impediment to candidates from underrepresented areas like South Glendale
Council Districts/Expanded Council - Arguments in Favor Fair chance at representation, because it costs less to run in a district campaign than a citywide election (ex: renters have a better chance at getting elected) oA councilmember can elicit support from a much smaller constituency, which makes for a cheaper election, in turn making government more representative
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oSociety is better when people can more easily participate in the system; and, by that measure, districts are preferable
oExpanding the size of Council gives more people the opportunity to have a voice on the Council
Districts will make it easier for the most vulnerable to have representation and voice their concerns (easier to voice your concern to a neighbor) Glendale is a full-service city and the level of complexity warrants more people who can devote time to the City’s issues
Districts ensure that the interests of different parts of the City are represented on Council
oPolicies beneficial to a particular area are likely to be overlooked without districts
The same group of people cannot elect all five councilmembers oIf a resident perceives all councilmembers to be the same, they will not talk to any of them about their issues
It is easier for residents to unseat an incumbent councilmember representing a single district
A council districts/elected mayor model supports the kind of government that the community wants to see in 10-15 years, which is government that is more responsive, representative, and democratic
Expanding the size of Council without districts will run a risk down the road of exacerbating any polarization
Directly Elected Mayor - Arguments Against
A directly elected mayor does not work unless there are districts One person setting the Council agenda for the entire mayoral term can have negative consequences
Directly Elected Mayor - Arguments in Favor
A significant, citywide issue requires a point-person in a directly elected mayor who speaks for the City and to whom residents can turn
The at-large mayor will provide balance to district councilmembers oIf there are districts, residents can go to the mayor in addition to their councilmember with their concerns
During Committee discussions on council districts and mayor, staff requested feedback for recommendations on the number of districts and the role and duties of a directly elected mayor even if the Committee were inclined not to recommend a change from the current at-large system. At the September 4, 2025, meeting, the Committee discussed this point and voted to table the discussion, with many members expressing that they would not feel comfortable making recommendations on a governance system with which they did not agree, while others believed the discussion would take time from other matters the Committee still has to discuss, including Civil Service. Hence, the Committee has no recommendations on the number of districts or the role and duties of the directly 446 of 918

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elected mayor if the Council is inclined to move forward with these proposals.

Council compensation
Article IV, Section 3 of the Charter establishes Council compensation in accordance with the “schedule” and “procedure for adjustment” applicable to Glendale in the California Government Code provisions for general law cities, Government Code Section 36516.

Section 36516 was amended in 2023 (eff. 1/1/24). As amended, the “schedule” is set forth in subsection (a), which allows a city council of a city with more than 150,000 and up to 250,000 in population to adopt an ordinance to establish a salary in an amount up to $2,550 per month. The salary of $2,550 per month may be increased by amendment to the ordinance that does not exceed the greater of (i) 5% per year since the operative date of the last adjustment in salary when the ordinance or amendment is enacted, or (2) an amount equal to inflation since January 1, 2024 based upon CPI, which shall not exceed 10 percent per year. Pursuant to State law and the Charter, salary adjustments adopted by Council do not become effective until after the next general municipal election after the adjustment is adopted. The current Council salary established under a prior version of Section 36516 is $1,430 per month, established by Ordinance No. 5764 adopted in 2011 and effective in April 2013.

The Committee took up the study, consideration and deliberation of Council salaries and compensation starting at the May 2025 meeting. The Committee reviewed the different compensation models that were presented to Council in 2023. The Committee initially considered a proposal for a Charter amendment that would establish a Charter-created Council Compensation Commission that would review Council compensation issues at least every two years. However, consensus on this concept did not materialize and a consensus coalesced around a Charter amendment that would simply require the Council to consider adjustments in accordance with the Charter, and incorporated State law provisions at least once every two years. The proposed Charter language recommended by the Committee is as follows:
“Article IV Officers and Employees Generally
§ 3 Compensation.
(1) Compensation and increase in compensation of council members.

Compensation for council members is hereby set, and from time to time shall be changed, in accordance with the schedule and procedure for adjustment applicable to the City of Glendale set forth in the provisions of the Government Code relating to salaries of council members in general law cities. No later than one year following each general municipal election, and no less frequently than once every two years, the council shall determine at a public meeting whether and the extent to which compensation for council members shall be changed in accordance with the Government Code. Any such determination shall be supported with written findings setting forth the basis for the decision, including any reasons for maintaining the current compensation. The compensation of 447 of 918

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council members may also be increased during the terms of their respective offices by vote of the electors.” (See also Exhibit 1)
The Committee expressed its opinion that maintaining the current structure utilizing the State law schedule and procedure for adjustment for salary setting is the best approach, with a requirement for a biennial check-in, for the following reasons:

The Charter currently provides a mechanism for the Council to adjust compensation; the recommendation cures avoidance of the subject by requiring the Council to regularly address it
Requiring the Council to regularly determine whether to adjust compensation changes the status quo because compensation has not been adjusted for 12 years Requiring the Council to regularly determine whether to adjust compensation affords the public an opportunity to voice whether councilmembers are paid too much, too little, or appropriately
Requiring the Council to make findings in order to adjust compensation would serve posterity and benefit future councils as well as the public Other Charter Provisions
The Committee also recommended revisions to a couple of other smaller, more finite Charter provisions (Exhibit 1).
Location of Council meetings: The Charter currently requires all Council meetings to be held in the Council Chambers absent an emergency. Any Council item requiring deliberation and a Council vote must occur in Chambers. As recommended by the Committee, this requirement would remain for regular meetings of the Council, but the Charter would be amended to allow flexibility for special meetings to occur outside of Chambers in the community. Obsolete job titles and positions: This amendment would remove some obsolete job titles from the Charter – including Director of Administrative Services (now Director of Finance), Maintenance Services Administrator, and City Assessor. Holding Compensated City Office or City Employment After Council Service: This proposed amendment would confirm the current interpretation of a current provision of the Charter that the prohibition on holding compensated City office or employment within two years of Council service does not apply to the elected positions of Clerk or Treasurer or that of a councilmember appointed to Council in the event of a vacancy.

Additional Issues for Committee Review
The Committee will be reviewing the following matters, either per the Council direction or upon its own request:
Civil Service: As previously discussed, the City is reviewing potential amendments 448 of 918

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to the Charter relating to the Civil Service in an attempt to modernize or provide flexibility to the current system. The Committee will review and provide recommendations. Any potential changes will also require meet-and-confer with the City’s employee associations and review by the Civil Service Commission prior to consideration by Council. Among the topics to be studied are the Rule of Three, limitation on the probationary period to 12 months, length of eligibility lists, department heads in Civil Service, bumping rules during layoffs, and duration of layoff and reinstatement lists.
Appointed City Treasurer: The Committee recently asked to have a discussion of making the City Treasurer an appointed position. The Committee had previously asked to have a discussion about adding to the qualifications of the Treasurer, presumably if the position remains as an elected position. Elected City Attorney: The Committee asked to have a discussion of making the City Attorney an elected position.
Gender Neutral Terms: In several places, the Charter uses masculine gender terms such as “his” or “him.” The Charter was amended in 2005 to provide that the “masculine gender shall include the feminine.” Article I, Sec. 2. However, there may be a desire to further address this issue.
Financial Provisions: A request was made to study a cleanup of antiquated language in the Charter pertaining to finance and accounting.

Timing and Procedural Considerations
There are timing and procedural issues the Council should consider. The City’s voters may approve Charter amendments at a general municipal election, statewide general election or statewide primary election. However, pursuant to Elections Code §1415, any “Charter proposal that proposes to amend a Charter alter any procedural or substantive protection, right, benefit, or employment status of any local government employee” must be placed on the statewide general election ballot, e.g., November 2026, 2028. Because any amendments to the Charter Civil Service provisions (or at least some of them) implicate substantive protections, rights, benefits or status of local government employees, those amendments – if the Council chooses to pursue them – will have to be considered at the November 2026 election.

Additionally, if the Council chooses to pursue a plan involving Council districts and directly elected mayor and chooses to do so by picking the maps subject to voter approval of the Charter amendments (as previously discussed), given the time gap since the last public outreach and education effort on the proposed maps, it is advisable to conduct additional public outreach on those maps. The Council may choose to start the district map process anew, with the understanding of incurring additional costs in doing so. It is worth noting if the Council is inclined to defer Charter amendments to the November election, it will have more time to consider the direction it wants to provide related to council districts and a directly elected mayor if different than the Committee.

The next statewide primary election is June 2, 2026, which is also the date of the City’s general municipal election, and the statewide general election date is November 3, 2026. 449 of 918

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The last date to place Charter amendments on the ballot for the June 2, 2026, election is Tuesday, March 3, 2026, and the last date to place Charter amendments on the ballot for the statewide general election is Tuesday, August 4, 2026.

Direction – Options
The Committee will continue its work through the remainder of 2025 and into 2026 per Council direction and provide a final report and recommendations for Council consideration. Given the additional staff work and outreach that may be required related to Charter amendments related to districts, expanded Council size, directly elected mayor, and Council compensation, staff seeks feedback and direction.

Council Districts/Directly Elected Mayor
The Council may:
Accept the Committee’s recommendation to make no change to the City’s at-large election system and five-seat City Council, and direct staff to take no further action relative to Council districts and a directly elected mayor Reject the Committee’s recommendation to not transition to Council districts and have a directly elected mayor, and direct staff to return with proposed language on districts and a directly elected mayor, including the role and duties of the mayor Reject the Committee’s recommendation to not transition to Council districts and have a directly elected mayor, and refer the matter back to the Committee to make recommendations on the size of the Council and role and duties of the Mayor The Council can choose an alternative not identified by staff Council compensation
The Council may:
Accept the Committee’s recommendation to submit a measure to the voters that would amend the Charter to require the City Council to review Council compensation at least once every other year
Reject the Committee’s recommendation and direct staff to prepare Charter language on alternative proposals for Council compensation Reject the Committee’s recommendation and direct staff to take no further action on a Charter amendment pertaining to Council compensation Choose an alternative not identified by staff
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Other Charter provisions
The Council can accept some or all of the Committee’s recommendations to amend the Charter pertaining to location of Council meetings, removal of obsolete titles/positions, and City employment after Council service.

Other Matters
The Council can provide whatever other direction it deems appropriate on other matters being reviewed by the Committee.

Timing
Although the Council is not being asked to make any specific decision at this meeting to place Charter amendments on any particular election ballot, Council may provide feedback or input on the timing of placement of these measures on the ballot for planning purposes. To summarize, the options will include:
Council may place all Charter amendments on the ballot at the November 2026 election
Council may place potential Civil Service amendments on the ballot at the November 2026 election and other Charter amendments, including districts, directly elected mayor, and compensation on the ballot at the June 2026 election; Council may choose a mix of the above options as long as potential Civil Service amendments are placed on the November 2026 ballot
Council may choose not to place any potential Charter amendments on the ballot Council may choose an alternative not identified by staff

STAKEHOLDERS/OUTREACH
The Charter Review Committee is comprised of 12 Glendale residents representing a broad cross-section of the community.

FISCAL IMPACT
There is no fiscal impact associated with this report. Creation of an office of directly elected mayor, establishment of council districts, an expansion of the number of council seats and adjustments to Council compensation will have fiscal impacts that will be provided if Council provides direction to move forward with Charter amendments incorporating any of those components of potential Charter revisions. Staff will provide an assessment of fiscal impacts if Council directs staff to prepare Charter amendments.

ENVIRONMENTAL REVIEW (CEQA/NEPA)
This activity involves organizational and administrative activities of the government related to election procedures and eligibility requirements, and such internal procedural and eligibility changes have no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the 451 of 918

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environment. As such, this action is not a “project” subject to the requirements of the California Environmental Quality Act (CEQA) 14 Cal. Code Regs § 15378.

CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.

ALTERNATIVES TO STAFF RECOMMENDATION
There is no staff recommendation. Staff seeks direction or input as discussed above.

ADMINISTRATIVE ACTION
Submitted by:

Michael J. Garcia, City Attorney
Prepared by:

Michael J. Garcia, City Attorney
Aaron M. Israel, Senior Assistant City Attorney
Sylvia Quach, Assistant City Attorney
Approved by:

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

EXHIBITS/ATTACHMENTS

1. Charter Amendment Language Approved by Charter Review Committee Related to location of Council meetings, obsolete job titles, City employment after Council service, and Council compensation

2. Minutes and Draft Minutes of Charter Review Committee Meetings 452 of 918

M O T I O N
Moved by Council Member _________________________, seconded by Council Member ___________________________, that regarding the Report to Council dated November 4, 2025, pertaining to the Status Update on the Activities of the Charter Review Committee Pertaining to Council Districts, Directly Elected Mayor, Council Compensation and Miscellaneous Matters, the Council directs staff as follows:
Council Districts, Expanded Council, & Directly Elected Mayor:
___________________________________________________________ ___________________________________________________________ _____________________________________________________
Council Compensation:
___________________________________________________________ ___________________________________________________________ _______________________________________________
Location of Council Meetings, Obsolete Titles/Positions, Compensated Employment After Council Service:
___________________________________________________________ ___________________________________________________________ ___________________________________________________________ Other Matters
___________________________________________________________ ___________________________________________________________ 453 of 918

Timing
___________________________________________________________ ___________________________________________________________ Vote as follows:

Ayes:

Noes:

Absent:

Abstain:
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Location of City Council Meetings
Article VI The Council Generally

§ 2 Council meetings.

The council shall hold regular meetings at such times as it shall fix by ordinance or resolution. If a regular meeting falls on a holiday such meeting shall be held on the next business day.

Special council meetings may be called at any time by the mayor, or by three members of the council, acting in accordance with State law.

Any regular, adjourned regular, special, or adjourned special meeting may be adjourned to a time and place specified in the order of adjournment. Any adjourned regular meeting is a regular meeting for all purposes.

All regular council meetings shall be held in the council chamber of the City Hall, or in a place to which any meeting may be adjourned for the purpose of taking evidence or holding hearings.

Final deliberation and actual voting by the council shall take place in the City Hall council chamber. Provided, however, if by reason of fire, flood, reconstruction, or other emergency it shall be unsafe to meet in the council chamber, the regular meetings shall be held for the duration of the reconstruction or emerge ncy at a place designated by the mayor or by three members of the council.

Editor's Note: The catchline of this section originally read as follows: "Meetings." 455 of 918

Obsolete Titles of Oﬃcers & Employees

Note: The Committee approved a recommended amendment to remove the obsolete oﬃces of City Assessor and Maintenance Services Administrator from the City Charter, and to replace references to the Director of Administrative Services with references to the Director of Finance. References to these positions outside of the Charter (i.e., in the Municipal Code) are not included here. Statutory references, editor’s notes, and other reference notes are not included here.

Article IV Oﬃcers and Employees Generally
§ 1 Generally.

The oﬃcers of the City of Glendale shall be ﬁve members of the council, a city assessor, a city tax collector, a city manager, a director of ﬁnance administrative services, a city clerk, a city treasurer, a city attorney, a director of public works, a city engineer, a maintenance services administrator, a building oﬃcial, a chief of police and a ﬁre chief. The council may also provide by ordinance for additional oﬃces and for the duties thereof, and for additional duties of oﬃces herein provided for, but in no such manner as to encroach upon the duties of any oﬃcer as provided for by this Charter. The council may also provide by ordinance for such subordinate oﬃcers, assistants, deputies, clerks, and employees in the several oﬃces and departments as they deem necessary. The members of the council, the city treasurer and the city clerk shall be elected from the city at large, as provided in this Charter. All other oﬃcers, assistants, deputies, clerks and employees shall be appointed as provi ded in this Chart er , or as the c ouncil ma y pr ovide by ordinance in case no provision for their appointment is herein made, and shall hold their respective oﬃces or positions at the pleasure of the appointing power. Where the appointment of any of said oﬃ cers, assistants, deputies, clerks or employees is vested in the council or any commission, such appointment and any removal must be made by a three-ﬁfths (3/5) vote of the members of the appointing power. (1921; 1947; 1953; 1957.)
(Res. No. 18-10 § 1, 2018; Res. No. 04-238 § 1, 2004)

Article VI The Council Generally
§ 5 Certain powers and duties enumerated.

The council shall:

1. Qualiﬁcations of Members and Election Returns. Judge the qualiﬁcations of its members and all election returns;

2. Rules of Proceedings. Establish rules for its proceedings;

3. Record of Proceedings. Cause a correct record of its proceedings to be kept. The ayes and noes shall on demand of any member, be taken and entered therein, and they shall be recorded on all votes passing any ordinance or appointing or dismissing or conﬁrming the appointment or dismissal of any oﬃcer, or authorizing the execution of contracts, or the appropriation or payment of money;

4. Mayor Generally. Choose one of its members as presiding oﬃcer, to be called mayor. The mayor shall preside over the sessions of the council, shall sign oﬃcial documents when the signature of the council or mayor is required by law, and he shall act as the oﬃcial head of the city on public and ceremonial occasions. He shall have power to administer oaths and aﬃrmations. When the mayor is absent from any 456 of 918

Obsolete Titles of Oﬃcers & Employees

meeting of the council, the mayor pro tem shall be selected monthly by alphabetical rotation. The mayor pro tem shall act as mayor if the mayor is absent or unavailable;

5. Appointment of Certain Oﬃcers. Appoint a city assessor, which oﬃce may be combined with that of the city clerk, a city tax collector, a city attorney, and city manager;

6. 5. Supervision of Public Utilities. Exercise general supervision and direction over all persons, ﬁrms, companies and corporations owning, controlling or operating public utilities, in so far as any of them are subject to municipal control. This provision is subject to other Charter provisions relative to such public utilities as now are or may hereafter be owned by the city. (1921; 1947; 1953.)

Article XI Fiscal Administration
§ 1 Powers and duties of director of ﬁnance administrative services generally.

The director of ﬁnance administrative services shall be the general accountant of the city. He shall receive and preserve in his oﬃce all accounts, books, vouchers, documents and papers relating to accounts and contracts of the city, its disbursements, revenues and other ﬁnancial aﬀairs. He shall k eep an account of all moneys paid into and out of the treasury, and shall draw and sign all warrants on the treasurer for payment of money out of the treasury, except as otherwise provided in this Charter or by general law. The city clerk shall furnish the director of ﬁnance administrative services with copies of all ordinances, resolutions and orders of the council making appropriations or authorizing expenditures of money for any purpose. All orders for the purchase of goods, materials or supplies, and all orders or contracts proposed to be entered into by the city by virtue of which any money shall or may become payable by the city, except contracts, the expense of which is to be paid by assessments upon properties beneﬁted or aﬀected thereby, shall before becoming eﬀective, on behalf of the cit y , be pr esent ed to the dir ector of ﬁnance administrative services and have indorsed thereon his certiﬁcate that there remains unexpended and unapplied in the city treasury as provided by this Charter, a balance of the appropriation or fund applicable thereto suﬃcient to pay the estimated expense to be incurred during the then current ﬁscal year under said order or contract as estimated by the board or oﬃcer making the same, or that adequate provision therefor has been made in the tax levy, or by other revenues to be received by the city as estimated in the budgets. It shall be the duty of the director of ﬁnance administrative services to make such endorsement upon every such contract or order so presented to him if there remains unexpended and unapplied the said estimated amount in any appropriation fund or tax levy, or other estimated revenue applicable thereto, and thereafter he shall hold and retain the said amount to pay the expense to be incurred under said order or contract until the same is fully performed and expense paid. (Res. No. 04-238 § 1, 2004)
§ 4 Procedure as to warrants on treasurer; authority of council as to presentation, approval and payment of demands against city.

All demands approved by the proper board, commission or oﬃcer shall be presented to the director of ﬁnance administrative services, who shall examine the same; and if the amount thereof is legally due and there remains on his books an unexhausted balance or an appropriation against which the same may be charged, he shall approve such demand and draw and sign his warrant on the treasurer therefor, payable 457 of 918

Obsolete Titles of Oﬃcers & Employees

out of the proper fund. Objections of the director of ﬁnance administrative services to any demand may be overruled by the council, and the director of ﬁnance administrative services shall thereupon draw his warrant as directed by the council. Such warrants when presented to the treasurer, shall be paid by him out of the fund therein designated, if there be suﬃcient money in such fund for that purpose. A warrant n ot p aid f or lac k of funds shall be registered, and all registered warrants shall be paid in the order of registration when funds are available therefor. The director of ﬁnance administrative services shall draw his warrants for payment of municipal or other bonds payable out of funds in the treasury upon presentation and surrender of the proper bonds or coupons, without approval of any body or oﬃcer. The council may make further regulations by ordinance regarding the presentation, approval and payment of demands against the city.
(Res. No. 04-238 § 1, 2004)
§ 9 Authority of council to provide for system of taxation; tax liens; authority of council to designate assessor and tax collector.

The council shall have power by ordinance, to provide a system for the assessment, levy, and collection of all city taxes, which system shall conform as nearly as may be to the general laws of this state, provided for the assessment, levy and collection of county taxes. All taxes levied, together with any penalties imposed for delinquency and the cost of collection, shall constitute liens on the property assessed and every tax upon personal property shall be a lien upon the real property of the owner thereo f. The said liens shall attach as of the ﬁrst Monday of March of each year. The council may provide that the city clerk shall be ex oﬃcio assessor and that the city treasurer or other oﬃcer selected by them, shall be ex oﬃcio tax collector.
§ 10 Assessment, collection, etc., of taxes by oﬃcers of County of Los Angeles.

The council shall have power by ordinance to authorize the transfer to and the assumption and discharge by oﬃcers of the County of Los Angeles, of any function of the city relating to the assessment of property for taxation, the equalization of such assessment, the collection of taxes levied for municipal purposes, the collection of assessments levied for local improvements, the sale of property for nonpayment of assessments levied for local improvements, and the redemption of property from sales for either of said purposes, and may repeal any such ordinances.

Until the council shall otherwise provide, the ordinance of said City of Glendale now in eﬀect providing that the duties of assessing property and collecting taxes provided by law to be performed by the assessor and the tax collector of the City of Glendale, shall be performed by the county assessor and the county tax collector of the County of Los Angeles, shall remain in full force and eﬀect. During the time that said present ordinance, or any other ordinance passed by the council in pursuance of this section for the same purpose, shall be in eﬀect, the mode and manner of assessing property for purposes of municipal taxation, the equalization of such assessments, the levying and collecting of taxes for municipal purposes, the nature of the lien therefor and the manner and method of enforcing the same and of the redemption of property sold for nonpayment of taxes, and all proceedings relating to said matters, shall be substantially the same as ma y be provided by law for such matters in relation to county tax es of the County of Los Angeles, so far as applicable, unless the council shall provide otherwise by ordinance. 458 of 918

Obsolete Titles of Oﬃcers & Employees

During the time that the functions of the city, relating to the assessment and collection of city taxes, are b e in g d isc h ar g e d b y t h e oﬃc e r s of t he Cou n t y of Los An g e le s, th e oﬃc es of city assessor and city tax collector shall be deemed suspended and no person shall ﬁll the same, nor shall any salary attach thereto, and all duties of said oﬃces other than the assessment and collection of taxes shall be transferred to and performed by such oﬃcers as the council shall by ordinance determine.

Article XXI Public Works Department
§ 3 Duties of maintenance services administrator.

The maintenance services administrator shall have the general care and supervision of streets and of the maintenance and repair thereof and the care of and custody of tools and implements belonging to the City of Glendale and used for street construction and repair. (1953; 1957.) (Res. No. 04-238 § 1, 2004)

Article XXIII Miscellaneous Provisions
§ 14 Payment into city treasury of moneys received from taxes, licenses, fees, etc.

All moneys received from taxes, licenses, fees, ﬁnes, penalties and forfeitures, and all moneys which may be collected or received by any oﬃcer of the city in his oﬃcial capacity, or by any department of the city, for the performance of any oﬃcial d uty, and all moneys accruing to the city from any source, and all moneys directed by law , or by this Charter , to be paid or deposited in the treasury, shall be paid into the treasury daily.

The treasurer shall receipt for each such deposit in triplicate, giving the original and duplicate to the depositor, who must ﬁle the duplicate with the director of ﬁnance administrative services. § 22 Oﬃcers to report fees, etc., monthly.

On the ﬁrst day of each month every oﬃcer authorized by law to charge any fee, commission, percentage, allowance or compensation, must make a written report to the director of ﬁnance administrative services of all moneys received by him during the preceding month. (Res. No. 04-238 § 1, 2004)

Article XXIV Civil Service
§ 5 Suspension of competition.
(1) In case of a vacancy in a position requiring peculiar and exceptional qualiﬁcations of a scientiﬁc, professional, or expert character, and upon satisfactory evidence that competition is impracticable and that the position can best be ﬁlled by the selection of some designated person of recognized attainments, the commission may, after public hearing and by the aﬃrmative vote of all its members, suspend competition, but no such suspension shall be general in its application to such position, and all such cases 459 of 918

Obsolete Titles of Oﬃcers & Employees

of suspension shall be reported, together with the reasons therefor, in the annual report of the commission.
(2) In case of a vacancy in the position of director of ﬁnance administrative services, city attorney or his assistants or deputies, director of public works, building oﬃcial, city engineer, maintenance services administrator, head or chief librarian, or in an oﬃce created by ordinance, and upon the ﬁling with the commission of a written statement by the appointing agency that it intends to appoint a designated person of recognized attainments to ﬁll such vacancy, competition shall be suspended. (1933; 1937; 1957.) (Res. No. 04-238 § 1, 2004)
§ 7 Application of article; exception as to unclassiﬁed service.

The provisions of this article shall apply to all positions now existing or hereafter created, except those in the unclassiﬁed service.

The unclassiﬁed service shall consist of the following oﬃces and employments:

All oﬃcers elected by the people.

All members of appointive boards and commissions, and persons serving without compensation.

The chief examiner of the civil service commission.

The city assessor.

The city manager.

The assistant city manager.

The secretary of the city manager.

The city tax collector.

One secretary of any oﬃcer elected by the people.

Special oﬃcers of the police and ﬁre departments.

Positions in any unskilled labor class created for a special or temporary purpose and which do not exist for a period of longer than thirty days; provided that the commission may, upon application of the appointing agency and after public notice and hearin g, by the aﬃrmative vot e of f our-ﬁfths (4/5) of its members, exempt any position in any unskilled labor class or any part-time, seasonal or temporary position for such period of time as it may determine; and provided further, that any such exemption sha ll not aﬀect the tenure of any person whose appointment has become complete under this article.

Persons employed to render professional, scientiﬁc, technical or expert service of an occasional and exceptional character. (1933; 1937; 1947; 1953.)
Editor's Note: The catchline of this section originally read as follows: "Unclassiﬁed and classiﬁed service." (Res. No. 13-802 § 1; Res. No. 04-238 § 1, 2004)
§ 10 Procedure as to appointments.
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Obsolete Titles of Oﬃcers & Employees

The person or persons having authority of appointment shall notify the commission of any appointment made, and the commission shall certify such fact to the director of ﬁnance administrative services. The director of ﬁnance administrative services shall not approve any salary or compensation for services to any person holding or performing the duties of a position in the classiﬁed service until the appointment shall have been so certiﬁed. (1933; 1937.)
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Councilmembers Holding Other City Employment
Article VI The Council Generally
§ 12 Councilmembers holding other city oﬃces.

A councilmember shall not hold any other city oﬃce or city employment except as authorized by State law or ordinarily necessary in the performance of the duties as a councilmember. No former councilmember shall hold any compensated city oﬃce or city employment until two years after leaving the oﬃce of councilmember. The preceding sentence shall not apply to the elected positions of city clerk or city treasurer, or an appointment of a councilmember in the event of a vacancy. 462 of 918

Councilmember Compensation
Article IV Oﬃcers and Employees Generally

§ 3 Compensation.

(1) Compensation and increase in compensation of council members. Compensation for council members is hereby set, and from time to time shall be changed, in accordance with the schedule and procedure for adjustment applicable to the City of Glendale set forth in the provisions of the Government Code relating to salaries of council members in general law cities. No later than one year following each general municipal election, and no less fr equen tly than onc e e ve ry t w o yea r s, the council shall determine at a public meeting whether and the extent to which compensation for council members shall be changed in accordance with the Government Code. Any such determination shall be supported with writing ﬁndings setting forth the basis for the decision, including any reasons for maintaining the current compensation.

The compensation of council members may also be increased during the terms of their respective oﬃces by vote of the electors.
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes of Meeting
October 3, 2024, at 5:00 PM

1. Regular Business Agenda
a. The Agenda for the October 3, 2024 meeting of the Charter Review Committee
was posted September 30, 2024, on the Bulletin Board
Outside City Hall.
b. Roll Call
• The meeting was called to order on October 3, 2024 at 5:00 PM • Present: Commissioner Durham, Commissioner Garibyan, Commissioner Smith, Commissioner Povalitis, Commissioner Miller, Commissioner Harutyunyan, Commissioner Megerdichian, Commissioner Karapetian, Commissioner Yoo, Commissioner Meek, Commissioner Flower
• Absent: Commissioner Manasserian

1. ORAL COMMUNICATIONS
• None.

2. APPROVAL OF MINUTES
• There were no previous minutes to approve.

3. BUSINESS/DISCUSSION ITEMS
a. Introductions

4. REPORTS – INFORMATION ONLY
a. Review of Applicable Laws – Brown Act, Public Records Act, and City of Glendale’s Code of Conduct
b. City Charter Basics
c. Scope of Work
• Primary topics for review:
▪ Directly elected Mayor
▪ Council districts
▪ Expansion of Council
▪ Role and duties of the Mayor, Council, and City Manager 464 of 918

▪ Compensation of Council Members
▪ Civil Service System
▪ Location of Council Meetings
▪ Urgency Ordinances
▪ Cleanup items
▪ Additional Issues as Directed by Council
• The Committee aims to complete recommendations to Council by the end of 2025 in preparation for the June 2026 election.
• It was clarified that while the Council provided initial topics, the committee could propose additional items, coordinating with the Council for alignment. • The Committee will focus on recommendations and the City Attorney’s office will draft the legal language, with opportunities for the Committee to review. • In the event of a tie vote in the Committee, the recommendation would not move forward as an approved recommendation, but the Council would be informed of the split.
• The importance of public input throughout the process was emphasized and a discussion was had on ways to share information with the public while adhering to the Brown Act.

5. FUTURE AGENDAS
• Members will discuss whether to adopt a chair model or have staff continue to facilitate meetings
• Charter sections will be reviewed by topic rather than sequentially through the Charter
• Members requested advance notice of agenda items to allow time for preparation and research
• Staff will explore providing city emails to committee members for official communication

6. ADJOURNMENT @ 6:47PM
• Meeting Adjourned at 6:47 p.m.
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Roll Ca
ll

CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes of Meeting
November 7, 2024, at 5:00 PM
• The meeting was called to order on November 7, 2024, at 5:00 PM • Present: Commissioner Durham, Commissioner Smith, Commissioner Povalitis, Commissioner Miller, Commissioner Harutyunyan, Commissioner Megerdichian, Commissioner Yoo, Commissioner Meek, Commissioner Flower, • Absent: Commissioner Garibyan, Commissioner Manasserian, Commissioner Karapetian (arrived during Item 5.a.)
Regular Business Agenda
The Agenda for the November 7, 2024, meeting of the Charter Review Committee was posted
November 5, 2024, on the Bulletin Board Outside City Hall.

ORAL COMMUNICATIONS
• None.

APPRO

VAL OF MINUTES
• Motion to approve: Commissioner Flower
• Second: Commissioner Durham
REPO
RTS – INFORMATION ONLY
Overview of Glendale City Charter
Recent Charter Amendment History
Timeline for Charter Review Committee Work
BUSI

NESS/DISCUSSION ITEMS
Selection of a Chair
• The Committee expressed a desire to elect a chair soon but wanted more time together before making this decision. This item will be tabled for future meetings.

FUTURE

AGENDAS
• Commissioners requested starting with a smaller item to get used to the process, then move to a larger priority item.

ADJOURNM
ENT @ 6:20 PM
• Motion: Commissioner Flower
• Second: Commissioner Povalitis
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes of Meeting
December 12, 2024, at 5:00 PM

1. Roll Call
• The meeting was called to order on December 12, 2024 at 5:00 PM • Present: Committee Member Durham, Committee Member Flower, Committee Member Garibyan, Committee Member Karapetian, Committee Member Manasserian, Committee Member Megerdichian, Committee Member Meek, Committee Member Povalitis, Committee Member Smith
• Absent: Committee Member Harutunyan, Committee Member Miller, Committee Member Yoo

2. Regular Business Agenda
a) The Agenda for the December 12, 2024 meeting of the Charter Review Committee was posted November 26, 2024, on the
Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• None

4. APPROVAL OF MINUTES
• Motion to approve: Committee Member Meek
• Second: Committee Member Durham

5. REPORTS – INFORMATION ONLY

6. BUSINESS/DISCUSSION ITEMS
a) Review of Charter Language for Potential Revisions
i. Location of City Council Meetings
• The Committee requested draft language from the City Attorney’s Office for options for special meetings and flexibility for regular meetings.
ii. Removal of Obsolete Officer/Employee Positions
• A Motion was passed to make the following changes:

DRAFT
467 of 918

o Elimination of the outdated City Assessor and Maintenance Services Administrator positions (Article IV, Section 1)
o Change of the outdated Director of Administrative Services title to Director of Finance (Article IV, Section 1)
• Motion to approve: Committee Member Meek
• Second: Committee Member Flower
iii. Cleanup of Article VI, Section 12 Pertaining to
Councilmembers holding other offices during term and 2
years after leaving office
• The Committee requested draft language from the City Attorney’s Office to vote on during a future meeting.
b) Review of items regarding Committee scope and timeline c) Continued discussion regarding selection of a Chair
• The Committee determined that a Chair will be selected during the next meeting.

7. FUTURE AGENDAS
• The next meeting will take place on January 9th, 2025 in the Council Chambers • The Committee requested an Agenda Item to establish a schedule for the 2025 calendar year

8. ADJOURNMENT @ 6:19 PM
• Motion: Committee Member Meek
• Second: Committee Member Manasserian
DRAFT
468 of 918

CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
January 16, 2025, at 5:00 PM

1. ROLL CALL
• The meeting was called to order on January 16, 2025 at 5:14 PM

Present: Durham, Flower, Garibyan, Harutunuan, Karapetian, Manasserian, Megerdichian, Miller, Meek, Povilaitis, Smith, Yoo

Absent: None

2. REGULAR BUSINESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the January 16, 2025 Regular Meeting of the Charter Review Committee was Posted on January 14, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• One speaker was heard from the audience.

4. APPROVAL OF MINUTES
• Motion to approve: Committee Member Durham
• Second: Committee Member Flower
Ayes: Durham, Flower, Garibyan, Harutunuan, Karapetian, Manasserian, Megerdichian, Meek, Povilaitis, Smith, Yoo
Noes: None

Absent: None
Abstain: Miller

5. BUSINESS/DISCUSSION ITEMS
a. Selection of a Chair
• Committee Member Flower, Povilaitis, and Miller were nominated for Chair • Miller did not accept her nomination
• Flower was voted as Chair with 7 votes; Povilaitis received 5 votes • Chair Flower requested to agendize selection of a Vice Chair for the next meeting. 469 of 918

b. Review of Proposed Charter Language Regarding the Location of City Council Meetings
• Version 2 of the proposed Charter language was approved with 7 votes. o Motion: Committee Member Karapetian
o Second: Committee Member Povilaitis
Ayes: Durham, Harutunyan, Karapetian, Manasserian, Miller, Povilaitis, Smith
Noes: Flower, Garibyan, Meek, Yoo

Absent: None
Abstain: Megerdichian
c. Review of Proposed Charter Language Removing Obsolete Officer/Employee Positions
• Proposed Charter language was approved with 12 votes. o Motion: Committee Member Meek
o Second: Committee Member Manasserian
Ayes: Durham, Flower, Garibyan, Harutunuan, Karapetian, Manasserian, Megerdichian, Miller, Meek, Povilaitis, Smith, Yoo
Noes: None

Absent: None
Abstain: None
• The Committee requested bringing back an agenda item addressing gender-neutral language across the entire Charter
d. Review of Proposed Charter Cleanup Language to Article VI, Section 12 Pertaining to Councilmembers Holding Other Offices During Term and 2 Years After Leaving Office
• The Committee approved Charter language for 9 votes.
o Motion: Committee Member Durham
o Second: Committee Member Miller
Ayes: Durham, Flower, Garibyan, Harutunuan, Manasserian, Megerdichian, Miller, Meek, Povilaitis
Noes: Karapetian, Smith, Yoo

Absent: None
Abstain: None
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• One public comment was heard from the audience.
e. Discussion of Subjects Pertaining to Council Districts, Expanded Council, Directly Elected Mayor and Role of Directly Elected Mayor • The Committee discussed the Item and requested information from staff. • Staff indicated they would provide a presentation on the California Voter Rights Act at a future meeting
• Staff offered to provide a curated list of meeting dates and video links for all previous Council discussions related to districts, directly elected Mayor considerations, and public hearings related to the district mapping process
• Committee Member Garibyan left the meeting at 6:37 PM. • One caller was accepted but was not present during the item. • One public comment was made from the audience.
f. Resolution to establish a 2025 meeting calendar
• Staff will present a draft resolution at the next meeting.

6. REPORTS - INFORMATION ONLY

7. FUTURE AGENDAS
• Districting and directly elected mayor discussions
• Vice Chair election
• Information regarding Civil Service Designations
• Frequency of Council meetings by Charter

8. ADJOURNMENT @ 7:35 PM
• Motion: Committee Member Megerdichian
• Second: Committee Member Povilaitis
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
February 6, 2025, at 5:00 PM

1. ROLL CALL
• The meeting was called to order on February 6, 2025 at 5:00 PM

Present: Durham, Flower, Garibyan, Harutunuan, Karapetian, Manasserian, Megerdichian, Meek, Miller, Povilaitis, Smith, Yoo

Absent: None

2. REGULAR BUSINESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the February 6, 2025 Regular Meeting of the Charter Review Committee was Posted on January 31, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• One speaker and one caller were heard

4. APPROVAL OF MINUTES
• Motion to approve: Committee Member Meek
• Second: Committee Member Miller
Ayes: Durham, Flower, Garibyan, Harutunuan, Karapetian, Manasserian, Megerdichian, Meek, Miller, Povilaitis, Smith, Yoo
Noes: None

Absent: None
Abstain: Miller

5. BUSINESS/DISCUSSION ITEMS
a. Selection of a Vice Chair
• Committee Member Povilaitis was nominated for Vice Chair • Povilaitis was voted as Vice Chair with 12 votes
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b. Resolution of the Charter Review Committee Establishing a Regular Meeting Schedule
• A Resolution establishing a regular meeting schedule of the first Thursday of every month was approved with 12 votes.
o Motion: Committee Member Durham
o Second: Committee Member Megerdichian
Ayes: Durham, Flower, Garibyan, Harutyunyan, Karapetian, Manasserian, Megerdichian, Miller, Meek, Povilaitis, Smith, Yoo
Noes: None

Absent: None
Abstain: None
c. Composition of the City Council (At-Large District Elections, Number of City Council Seats, Appointed Versus Directly-Elected Mayor)

1. California Voting Rights Act

2. California Election Code Applicability

3. Expanded Council Costs
• One speaker and one caller were heard

6. REPORTS - INFORMATION ONLY

7. FUTURE AGENDAS
• Composition of City Council

8. ADJOURNMENT @ 7:14 PM
• Motion: Committee Member Megerdichian
• Second: Committee Member Meek
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
March 6, 2025, at 5:00 PM

1. ROLL CALL
• The meeting was called to order on March 6, 2025 at 5:00 PM

Present: Durham, Flower, Garibyan, Harutunian, Karapetian, Manasserian, Megerdichian, Meek, Miller, Povilaitis, Smith, Yoo

Absent: None

2. REGULAR BUSINESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the March 6, 2025 Regular Meeting of the Charter Review Committee was Posted on March 3, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• One speaker and was heard

4. APPROVAL OF MINUTES
• Motion to approve: Vice Chair Povilaitis
• Second: Committee Member Meek
Ayes: Durham, Flower, Garibyan, Harutunian, Karapetian, Manasserian, Megerdichian, Meek, Miller, Povilaitis, Smith, Yoo
Noes: None

Absent: None
Abstain: None

5. STAFF COMMENTS

6. BUSINESS/DISCUSSION ITEMS
a. Composition of the City Council (At-Large District Elections, Number of City Council Seats, Appointed Versus Directly-Elected Mayor) • Two speakers were heard
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7. REPORTS - INFORMATION ONLY

8. FUTURE AGENDAS
• Composition of City Council

9. ADJOURNMENT @ 7:19 PM
• Motion: Vice Chair Povilaitis
• Second: Committee Member Miller
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
April 3, 2025, at 5:00 PM

1. ROLL CALL
• The meeting was called to order on April 3, 2025 at 5:10 PM

Present: Durham, Flower, Garibyan, Harutunian, Karapetian, Manasserian, Meek, Povilaitis, Smith, Yoo

Absent: Megerdichian, Miller

2. REGULAR BUSINESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the April 3, 2025 Regular Meeting of the Charter Review Committee was Posted on March 28, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• Two speakers were heard

4. APPROVAL OF MINUTES
• Motion to approve: Member Manasserian
• Second: Committee Member Meek
Ayes: Durham, Flower, Garibyan, Harutunian, Karapetian, Manasserian, Meek, Povilaitis, Smith, Yoo
Noes: None

Absent: Megerdichian, Miller
Abstain: None

5. STAFF COMMENTS

6. REPORTS - INFORMATION ONLY
a. Restricting Termed-Out Official from Seeking Other Office Precluded (Oral Report)

7. BUSINESS/DISCUSSION ITEMS
a. Council Governance
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1. Discussion Regarding the Office of Mayor (i.e., Appointed or Directly Elected) and, if Directly Elected, the Powers, Duties, and Term Thereof, and Term Limit Therefor
a. Motion Making Recommendations to City Council
• Three speakers were heard

2. Discussion Regarding City Council Method of Election (i.e., At-Large or District-Based and, if District-Based, Number of Districts) a. Motion Making Recommendations to City Council
• Motion from Member Meek: Introduce 6 districts with an at-large mayor • Second: Member Garibyan
Ayes: Flower, Garibyan, Meek, Smith, Yoo
Noes: Durham, Harutyunyan, Karapetian, Manasserian, Povilaitis

Absent: Megerdichian, Miller
Abstain: None
• The Motion was tied and did not pass.
• Committee members discussed bringing this item back at a future meeting.

8. FUTURE AGENDAS
• Districting, Directly Elected Mayor
• Council Compensation
• Campaign Contribution Limits
• One speaker was heard.

9. ADJOURNMENT @ 7:23 PM
• Motion: Member Meek
• Second: Member Karapetian
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
May 1, 2025, at 5:00 PM

1. ROLL CALL
 The meeting was called to order on May 1, 2025 at 5:15 PM

Present: Durham, Flower, Garibyan, Karapetian, Megerdichian, Meek, Miller, Povilaitis, Smith

Absent: Harutyunyan, Manasserian, Yoo

2. REGULAR BUSINESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the May 1, 2025 Regular Meeting of the Charter Review Committee was Posted on April 28, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
 The Committee heard from two callers and two speakers in the audience

4. APPROVAL OF MINUTES
 Motion to approve: Committee Member Meek
 Second: Committee Member Povilaitis
Ayes: Durham, Flower, Garibyan, Karapetian, Meek, Povilaitis, Smith
Noes: None

Absent: Harutyunyan, Manasserian, Yoo
Abstain: Megerdichian, Miller

5. STAFF COMMENTS

6. REPORTS - INFORMATION ONLY

7. BUSINESS/DISCUSSION ITEMS
a. Council Salaries
 The Committee heard from one speaker in the audience
DRAFT
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b. Campaign Contribution Limits
 Committee Member Garibyan left the meeting at 6:32 p.m.  The Committee heard from one speaker in the audience.

8. FUTURE AGENDAS
 Special Meeting in June
 The Committee heard from one speaker in the audience

9. ADJOURNMENT @ 7:14 PM
 Motion: Member Karapetian
 Second: Member Miller
DRAFT
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CITY OF GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
June 5, 2025, at 5:00 PM

1. ROLL CALL
• The meeting was called to order on June 5, 2025 at 5:00 PM

Present: Durham, Flower, Garibyan (arrived at 5:39), Harutyunyan, Karapetian, Manasserian, Megerdichian, Meek, Miller,
Povilaitis, Smith, Yoo

Absent: None

2. REGULAR BUSINESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the June 5, 2025 Regular Meeting of the Charter Review Committee was Posted on June 2, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• The Committee heard from one caller and one speaker in the audience.

4. APPROVAL OF MINUTES
• Motion to approve: Committee Member Meek
• Second: Committee Member Megerdichian
Ayes: Durham, Flower, Karapetian, Meek, Megerdichian, Miller, Povilaitis, Smith
Noes: None

Absent: Garibyan (arrived at 5:39)
Abstain: Harutyunyan, Manasserian, Yoo

5. STAFF COMMENTS

6. REPORTS - INFORMATION ONLY

7. BUSINESS/DISCUSSION ITEMS
a. Follow-Up Discussion of Council Salaries/Compensation • Committee Member Garibyan arrived at 5:39
• The Committee heard from one speaker in the audience. 480 of 918

8. FUTURE AGENDAS

9. ADJOURNMENT @ 7:24 PM
• Motion: Member Povilaitis
• Second: Member Miller
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CITY OF GLENDALE

SPECIAL MEETING CHARTER

REVIEW COMMITTEE
Minutes
August 7, 2025, at 5:00 PM

ROLL CALL
• T
he meeting was called to order on August 7, 2025 at 5:00 PM

Present: Durham, Flower, Garibyan (arrived at 5:46), Harutyunyan, Karapetian, Manasserian, Megerdichian, Meek, Miller,
Povilaitis, Smith, Yoo

Absent: None
Report of Recording Secretary, re: Posting of Agenda. The Agenda for the August 7, 2025, SPECIAL MEETING of the Charter Review Committee was Posted on August 6, 2025, before 5:00pm, on the Bulletin Board Outside City Hall.

1. ORAL COMMUNICATIONS
• The Committee heard from one caller and three speakers in the audience.

2. APPROVAL OF MINUTES
• Motion to approve: Committee Member Meek
• Second: Committee Member Miller
Ayes: Durham, Flower, Harutyunyan, Karapetian, Manasserian, Meek, Megerdichian, Miller, Povilaitis, Smith, Yoo
Noes: None

Absent: Garibyan (arrived at 5:46)
Abstain: None

3. Continue
d Discussion of Directly Elected Mayor and Council Districts a. Motion Making Recommendations to the City Council Regarding the Office of Mayor
• The Committee heard from two callers and four speakers in the audience.

Motion to approve a recommendation to City Council not to place on the ballot an amendment to the City Charter transitioning from an “at-large” method to elect members of the City Council to a “district-based” method of election, as well as, not placing on the ballot an amendment to the City Charter establishing the office of Mayor separately elected from members of the City Council: Committee Member Karapetian
• Second: Comm ittee Member Miller
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Ayes: Durham, Harutyunyan, Karapetian, Manasserian,
Megerdichian, Miller, Povilaitis
Noes: Garibyan, Meek, Smith, Yoo, Flower

Absent: None
Abstain: None

4. Review of Pr
oposed Charter Language Regarding Councilmember
Compensation
• The Committee heard from two callers and two speakers in the audience. • Motion to bring back language for the City Charter requiring City Council to take on a discussion of Council salary once every two years: Committee Member Karapetian.
• Second: Committee Member Meek
• Motion to Amend to add language that the minimum salary be raised to the maximum for Council Members: Committee Member Garibyan. • Second for Motion to Amend: Committee Member Megerdichian. • The voice vote/by show of hands on the motion to amend failed. • Vote on the main motion:

Ayes: Durham, Flower, Garibyan, Harutyunyan, Karapetian, Manasserian, Meek, Megerdichian, Miller, Povilaitis, Smith, Yoo
Noes: None

Absent: None
Abstain: None

5. FUTURE AG
ENDAS

9. ADJOURNME
NT @ 8:00 PM
• Motion: Committee Member Flower
• Second: Committee Member Meek
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CITY OF

GLENDALE

CHARTER REVIEW COMMITTEE
Minutes
September 4, 2025, at 5:00 PM

1. ROLL
CALL
• The meeting was called to order on September 4, 2025 at 5:00 PM

Present: Durham, Flower, Harutyunyan, Karapetian, Manasserian, Megerdichian (arrived at 5:20), Meek, Miller, Povilaitis, Yoo

Absent: Garibyan, Smith

2. REGULAR BUSI

NESS AGENDA
a. Report of Clerk, re: Posting of Agenda. The Agenda for the September 4, 2025 Regular Meeting of the Charter Review Committee was Posted on August 29, 2025, on the Bulletin Board Outside City Hall.

3. ORAL COMMUNICATIONS
• The Committee heard from four speakers in the audience.

4. APPROVAL OF MINUTES
• Motion to approve: Committee Member Karapetian
• Second: Committee Member Manasserian
Ayes: Durham, Flower, Harutyunyan, Karapetian, Manasserian, Meek, Megerdichian, Miller, Povilaitis, Yoo
Noes: None

Absent: Garibyan, Smith

5. STAFF CO
MMENTS

6. REPO

RTS - INFORMATION ONLY

7. BUSINES

S/DISCUSSION ITEMS
a. Resolution Amending the Charter Review Committee’s Regular Meeting Schedule
• Resolution amending the Charter Review Committee meeting schedule to revise the meeting time 5:00pm to 5:30pm.
• Motion to approve: Committee Member Karapetian
• Second: Committee Member Povilaitis
• Resoluti
on Vote:

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Ayes: Durham, Flower, Harutyunyan, Karapetian, Manasserian, Meek, Megerdichian, Miller, Povilaitis, Yoo
Noes: None

Absent: Garibyan, Smith
• The Resolution is adopted.
b. Review of Proposed Charter Language Regarding Councilmember Compensation
• Motion by Committee Member Karapetian to approve a recommended revision to the City Charter
amending Article IV, section 3, by inserting the following language between
the second and third sentences: “No later than one year following each general
municipal election, and no less frequently than once every two years, the
council shall determine at a public meeting whether and the extent to which compensation for c
ouncil members shall be changed in accordance with
the Government Code.

Any such determination shall be supported with written
findings setting forth the basis for the decision, i ncluding any reasons for maintaining the current com
pensation.”
• Second: Committee Member
Megerdichian
o Motion to Amend by Committee Member Povilaitis that the inserted language read
as follows: “No later than one year following each general municipal election, and no less frequently than once every two years, the council shall determine at a public meeting whether and the extent to which compensation for counc
il members shall be changed in accordance
with the Government
Code, provided that it not exceed the Area Median
Income in Los
Angeles County for a household size of four persons. Any such determination shall be supported with written findings setting forth the basis
for the decision, including any reasons for maintaining the current compensation.” Second: Committee Member K arapetian o Motion to Amend Vote:

Ayes: Durham, Karapetian, Manasserian, Meek, Povilaitis Noes: Flower, Harutyunyan, Megerdichian, Miller, Yoo

Absent: Garibyan, Smith
o The Motion to Amend fails.
• Main Moti
on Vote:

Ayes: Durham, Flower, Harutyunyan, Karapetian, Manasserian, Meek, Megerdichian, Povilaitis
Noes: Miller, Yoo

Absent: Garibyan, Smith
• The Main Motion passes.
• Committ
ee Member Manasserian leaves the meeting at 6:56 pm.
c. Continued Di
scussion of Directly Elected Mayor and Council Districts DRAFT
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1. Motion Making Recommendations to the City Council Regarding City Council Size

2. Motion Making Recommendations to the City Council Regarding the Office of Mayor
• Motion by Committee Member Karapetian:

Whereas the Charter Review Committee of the City of Glendale, 2024 to 2026, over 5 meetings, has extensively conferred and deliberately on the matters of transitioning Council Members, method of election from at-large to district-based, expanding the size of council, and providing for a directly elected mayor rather than council-selected mayor. And whereas the Committee has completed deliberations on these matters, fulfilling its charge from the Council. And whereas the discussion of these matters is being continued on Agenda Item 7.c., and that the motions presented in Item 7.c. are substantively consistent with motions presented by City Staff to this Committee on April 3, 2025. And whereas these motions failed by a Committee vote on April 3, 2025, and when reintroduced on August 7, 2025, did not advance to a vote with the committee concluding it is not in the best interest of the City to transition from an at-large to a district-based method of electing city councilmembers, not establish the office of mayor separately elected from members of the city council. And whereas by at 7 to 5 vote on August 7, 2025, the Committee recommended that the City not place on the ballot an amendment to the City Charter transitioning from an at-large method of election, nor an amendment to the City Charter establishing an Office of Mayor separately elected from members of the City Council. And where a continued discussion of these settled matters would impede the Committee’s obligation under City Council Resolution 2437 to revise the City Charter and address other matters, including the Civil Service system, an elected City Attorney, and appointed City Treasurer, therefore I move to indefinitely postpone Item 7.c. and related motions.
• Second: Committee Member Harutyunuan
• Motion Vote:

Ayes: Durham, Harutyunyan, Karapetian, Povilaitis
Noes: Flower, Meek, Megerdichian, Miller, Yoo

Absent: Garibyan, Manasserian, Smith
• The Motion fails.
• Motion by C
ommittee Member Povilaitis to table Item 7.c.
• Second: Committee Member Karapetian
• Motion Vote:

Ayes: Durham, Flower, Harutyunyan, Karapetian, Meek,
Megerdichian, Miller, Povilaitis, Yoo
Noes: None

Absent: Garibyan, Manasserian, Smith
• The Motion passes.
d. Discussi
on of Directly Elected City Attorney and Appointed City Treasurer DRAFT
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• Motion by Committee Member Meek to continue Item 7.d. to the next meeting. • Second: Committee Member Durham
• Motion Vote:

Ayes: Durham, Flower, Harutyunyan, Karapetian, Meek,
Megerdichian, Povilaitis, Yoo
Noes: Miller

Absent: Garibyan, Manasserian, Smith
• The Motion Passes
• Motion by Com
mittee Member Karapetian to reconsider the prior Motion • Second: Committee Member Meek
• Motion Vote:

Ayes: Durham, Flower, Harutyunyan, Karapetian, Meek,
Megerdichian, Miller, Povilaitis, Yoo
Noes: None

Absent: Garibyan, Manasserian, Smith
• The Motion Passes.
• Committ
ee Member Megerdichian leaves at 8:12 pm.
• Motion by Com
mittee Member Miller to revisit Item 7.d., directly elected City Attorney and appointed City Treasurer, at the completion of discussion on Civil Service System.
• Second: Committee Member Meek
• Motion Vote:

Ayes: Durham, Harutyunyan, Meek, Miller, Povilaitis, Yoo Noes: Flower, Karapetian

Absent: Garibyan, Manasserian, Megerdichian, Smith
• The Motion passes.
e. Introd
uction to the Civil Service System

8. FUTURE AGENDAS
• Introduction to the Civil Service System continued
• Civil Service protections and whistleblower protections • Item 7.d.

9. ADJOURNMENT @ 9:05 PM
• Motion: Member Karapetian
• Second: Member Povilaitis
DRAFT
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You don't often get email from [email protected]. Learn why this is important From: Abajian, Suzie
To: Simon, Jinette
Subject: FW: GCC - 9/30/25, Item 9d
Date: Monday, September 29, 2025 12:13:02 PM
Attachments: glendaleca_logo.png

Suzie Abajian | City Clerk
City Clerk
613 E. Broadway, Room 110, Glendale, CA 91206
P: +1 (818) 548-2090
[email protected] |
GlendaleCA.gov | Follow us!
From: Susan Bolan CVCA <[email protected]> Sent: Monday, September 29, 2025 11:58 AM
To: Najarian, Ara <[email protected]>; Kassakhian, Ardashes <[email protected]>; Brotman, Daniel <[email protected]>; Asatryan, Elen <[email protected]>; Gharpetian, Vartan <[email protected]> Cc: Abajian, Suzie <[email protected]>
Subject: GCC - 9/30/25, Item 9d

CAUTION: This email was delivered from the Internet. Do not click links, open attachments, or reply if you are unsure as to the sender.

Dear Mayor and Councilmembers,

Per Dan Brotman at the September 20 public meeting at St Gregory church -- it's all about the budget shortfall. Any special election will cost the City and the taxpayers more than we have.

I oppose any special election. I oppose Council Districts and Elected Mayor as this change will dilute our voices. I support the Charter Review Committee's recommendation and the
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"no" Council Districts vote.

Thank you for your consideration.

Susan Bolan
La Cresenta/Glendale
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Local Amendments to the 2026 Edition of the California Building and Energy Code to require projects in single-family homes, duplexes and townhomes involving replacement or alteration (but not repair) of an existing air conditioning system or installation of new air conditioning systems to include either a heat pump space conditioner as the primary heating system, or install specific energy efficiency measures in addition to a new air conditioner.

1. Intro. of Ordinance of the Council of the City of Glendale, California Amending the 2026 Glendale Building and Safety Code, Volume IX (Green Building Standards) to Require Energy Conservation Measures for Air Conditioner Alterations, Replacements and Installations in Existing Single-Family Residential Buildings, and Required Findings Related Thereto.

COUNCIL ACTION
Item Type: Action Item
Approved for November 4, 2025 calendar

EXECUTIVE SUMMARY
In 2022, the City of Glendale adopted local Reach Codes requiring all-electric new construction, photovoltaic (PV) systems, and electric vehicle (EV) charging infrastructure.

Enforcement of the all-electric requirement was suspended in June 2024 following the Federal 9th Circuit Court of Appeals ruling invalidating Berkeley’s natural gas ban, while PV, EV, and electric-readiness measures remained in effect.

On August 12, 2025, the City Council directed staff to begin developing an Air Conditioner to Heat Pump (AC2HP) Reach Code to reduce greenhouse gas emissions by encouraging electrification in existing single-family homes, duplexes, and townhomes.

The proposed ordinance is based on modified CALGreen voluntary provisions and would 490 of 918

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require that when a new or replacement air conditioning system (excluding repairs) is installed, property owners must either install a heat pump for heating and cooling; or, retain a gas furnace but implement additional energy-efficiency upgrades.

The ordinance aims to reduce greenhouse gas emissions, advance state and local climate goals, and align with Glendale’s General Plan Safety Element, Climate Action and Adaptation Plan (CAAP), and Greener Glendale Plan. Compliance provisions vary based on whether existing ducts are reused or replaced, with specific duct sealing, airflow, and insulation requirements.

City Council also directed staff to create a heat pump rebate program that provides direct payments—rather than utility bill credits—to offset the cost difference between a heat pump and a standard air conditioner.

The ordinance was originally introduced on August 19, 2025, but failed adoption on August 26, 2025. Consequently, it could not take effect before the new September 30, 2025, statutory deadline establish by AB 130 for local code amendments to existing Building and Safety Code. However, the City still has the option to pursue reach code adoption if the proposed amendments meet certain statutory conditions in AB 130, which includes the “General Plan Exception” (Health and Safety Code §17958(b)(5)). This exception allows building and safety code amendments that are aligned with a General Plan adopted before June 10, 2025, that permit mixed-fuel construction, and support greenhouse gas reduction. Glendale adopted its updated General Plan Safety Element in April 2025. The 2025 Safety Element provides a qualifying framework for the proposed AC2HP amendments under the General Plan Exception. Additionally, the ordinance permits mixed-fuel construction in compliance with federal law, and the ordinance aligns with the goals, policies, measures and actions in the City’s Greener Glendale Plan and Climate Action and Adaptation Plan. The proposed ordinance incorporates the necessary findings for adoption of local amendments to the newly adopted 2026 Building and Safety Code.

RECOMMENDATION
That the City Council introduce an ordinance adopting local amendments to the 2026 California Building and Safety Code in the form of the proposed AC2HP reach code and make findings in accordance with Health and Safety Code section 17958, et seq..

ANALYSIS
In 2022, Glendale adopted local Reach Codes requiring all-electric new construction, photovoltaic (PV) systems, and electric vehicle (EV) charging infrastructure. Following a 2023 court ruling overturning Berkeley’s natural gas ban, the City suspended enforcement of the all-electric requirement in June 2024 but continued PV, EV, and electric-readiness 491 of 918

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provisions.

In April 2025, the City Council directed staff to begin exploring an air conditioner to heat pump (AC2HP) reach code applicable to existing single-family homes, duplexes, and townhomes. On August 12, 2025, Council directed staff to introduce an ordinance based on modified CALGreen voluntary provisions that would require installation of a heat pump as the primary heating source; or permit the gas furnace to be retained, but require installation of additional energy-efficiency upgrades where an air conditioning system (not including repair of existing systems) is being replaced or added. The ordinance aims to reduce greenhouse gas emissions by promoting high-efficiency heat pump technology and aligns with state climate goals, the City’s General Plan Safety Element, recently adopted Climate Action and Adaptation Plan (CAAP), the City’s Greener Glendale Plan, and which allows for mixed-fuel alternatives consistent with federal law. Compliance requirements vary depending on whether existing ducts are reused or replaced, with specific duct sealing, airflow, and insulation standards.

Further, the Council also requested staff develop a heat pump rebate program with direct payments to eligible residents (as opposed to utility bill statement credits) designed to cover the cost difference between a heat pump and a standard air conditioner replacement, and that the rebate program be considered together with the reach code ordinance.

On August 19, 2025, the Council introduced an ordinance based on modified CALGreen voluntary provisions that would amend the 2022 Glendale Building and Safety Code to require projects in single-family homes, duplexes and townhomes involving replacement or alteration (but not repair) of an existing air condition system or installation of new air conditioning systems to either include a heat pump space conditioner as the primary heating system or install specific energy efficiency measures in addition to a new air conditioner. The ordinance would require installation of a heat pump as the primary heating source; or permit the gas furnace to be retained but require installation of additional energy-efficiency upgrades where an air conditioning system (not including repair of existing systems) is being replaced or added.

At its August 26, 2025, meeting, the proposed AC2HP ordinance did not receive the votes for passage, and it was too late to bring back for later adoption in sufficient time take effect by the AB 130 September 30, 2025 deadline for adoption of local amendments to state building codes applicable to residential units. However, AB 130 (Health & Safety Code section 17958(b)) allows cities to amend, add, or repeal ordinances or regulations in the adopted Building & Safety Code which impact new requirements if express written findings can be made based on meeting one of six conditions. Here, the proposed 492 of 918

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AC2HP ordinance is able to meet one of the following conditions to allow amendment:
“….(5) The changes or modifications are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10th 2025, and that permits mixed fuel residential construction consistent with federal law while also incentivizing all electric construction as part of an adopted greenhouse gas emissions reduction strategy.”
Staff refers to this exception as the “General Plan Exception”, which consists of three components. First, that the amendments are aligned with a general plan adopted before June 10, 2025. Second, that the amendments permit mixed-fuel residential construction consistent with federal law, and third, that the amendments incentivize electrification as part of a greenhouse gas reduction strategy. The following analysis demonstrates the proposed AC2HP reach code qualifies under all three components of the “General Plan Exception”.

First, Glendale adopted the General Plan Safety Element on April 1, 2025, before the June 10, 2025 deadline. The proposed AC2HP reach code aligns with the following 2025 Safety Element goals and policies:
Safety Element, Policy 5-2: Building Resilience, states that the City shall amend the building code to increase the resiliency of existing and new buildings, thereby protecting residents from the impacts of extreme heat and poor air quality.
oThe AC2HP ordinance aligns with this Policy because the ordinance proposes an amendment to the 2026 Building Code that applies to existing and new residential buildings and increases climate resiliency because heat pumps can completely or partially replace natural gas powered HVAC that relies on fossil fuel. Heat pumps rely on electric power which power is increasingly generated by non- carbon power sources and therefore reduces GHGs.
The 2025 Safety Element, Program 5-2.3, specifies that the City shall consider amending the building code to require all newly installed HVAC units for existing buildings to have a two-way air conditioning unit capability to provide heating and cooling by the next CBC update cycle (which is the current 2026 cycle).
oThe proposed AC2HP reach code aligns with this Program because it is a two-way air conditioning system and is being proposed to amend the Building and Safety code in the next CBC update cycle.

Second, the proposed AC2HP reach code permits mixed-fuel residential construction that is consistent with federal law in the following ways:
The AC2HP reach code does not preclude a residential property owner 493 of 918

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from using natural gas. The ordinance does not require installation of the heat pump; compliance may also be achieved by installation of energy efficiency upgrades when installing, replacing or altering an air conditioning system but relying on a gas furnace for space heating. See Reach Code Sections A4.204.1.1a and A4.2041.1b.

Third, the proposed AC2HP reach code incentivizes all-electric construction consistent with Glendale’s adopted 2012 Greener Glendale Plan and the Climate Action and Adaptation Plan (CAAP) adopted on August 12, 2025. The Greener Glendale Plan has strategies to reduce GHGs which include reduction in citywide energy consumption by facilitating permitting and construction of alternative building structures, materials and site location, retrofitting existing development for increased energy and water efficiency, and promoting and supporting use of renewable energy. The following GGP strategies incentivize all-electric construction:
Objective Urban Design 3 – Consider expansion of the City’s Green Building Standards CAL Green provides for cities to adopt a wide range of green building standards in addition to the state requirement. In 2011, These requirements included Urban Design energy efficiency measures as:
oStrategy UD 3-A: Expand Green Building Standards to exceed the minimum requirements as set forth in the California Green Building Code (CALGreen) Projects must exceed California Energy Code requirements by 15%.
Objective Energy 4 – Encourage the reduction of energy consumption through City municipal codes and policies:
oStrategy EC 4: Facilitate permitting and construction of alternative building structures, materials, and site locations.

Further, Glendale’s CAAP includes specific measures and actions to reduce greenhouse gas emissions by incentivizing all-electric construction for new and existing buildings described below:
Measure BLD-2: Require healthy, safe, decarbonized and resilient new buildings by 2026:
oAction BLD 2.1: Based on available legal pathways, implement a new building electrification ordinance which limits the installation of new natural gas infrastructure to improve health, safety, and reduce costs associated with new construction.
oAction BLD 2.4: Amend the building code to require all newly installed HVAC units for new buildings to have two-way air conditioning capabilities to provide heating and cooling. 494 of 918

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Measure BLD-3: Retrofit 25% of existing buildings by 2030 and 95% by 2045 to be zero-carbon and resilient to extreme heat and wildfires:
oAction BLD 3.1: By 2026, complete an existing building electrification study to identify costs and benefits associated with retrofitting residential and commercial building systems, including long-term costs of transitioning fuel use. Based on the findings of the report, identify, and adopt additional cost effective, equitable, and implementable building electrification requirements for existing buildings.
oAction BLD 3.4: Adopt an electrification-on-replacement ordinance for residential hot water heaters and HVAC systems by 2027.

The AC2HP reach code is consistent with the GGP and CAAP objectives, strategies, measures and actions because implementation of the AC2HP reach code will reduce greenhouse gas emissions by replacing fossil fuel-based heating systems with electric heat pumps. The following studies: The California Energy Codes and Standards:
2025 Cost Effectiveness Study Single Family AC to Heat Pump Replacement and the 2025 Custom Cost Effectiveness Analysis City of Glendale Single Family AC to Heat Pump Replacement Study (Exhibit 2)) show AC2HP upgrades increase efficiency and are cost-effective over the system's lifecycle, especially when factoring in utility incentives and future energy savings. Electrification also reduces fire hazards associated with gas lines and appliances, enhancing community resilience.

These facts and the analysis above support the finding that the proposed AC2HP reach code meets the “General Plan Exception”. Further, the proposed AC2HP reach code changes are, pursuant to Health & Safety Code sections 17958.5 and 17958.7, reasonably necessary because of local climactic conditions, specifically, Glendale sits in the Los Angeles Air Basin which is in “nonattainment” status for ozone (a greenhouse gas created by chemical reactions between nitrogen oxides and volatile organic compounds from automobiles, power plants and other sources in the presence of sunlight), and is in “serious non-attainment” for carbon monoxide, which greenhouse gas air pollutant is caused principally from burning fossil fuels for electricity or heat. (See, https://www.epa.gov/ghgemissions/global-greenhouse-gas- overview#:~:text=Carbon%20dioxide%20(CO2):,soil%20health%2C%20and%20other% 20activities. Adoption of the AC2HP reach code will reduce greenhouse gas pollutants and address these climactic conditions since the technology is all-electric. These findings are included in the proposed ordinance for the Council’s consideration.

Proposed Ordinance
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The proposed ordinance would amend the 2026 California Energy Code, Title 24, Part 6, as adopted on November 4, 2025, amended and codified under 2026 Glendale Building and Safety Code Volume IX and effective on January 1, 2026. The proposed ordinance would make mandatory, an amended version of the voluntary requirements of the 2026 Title 24, Part 11 California Green Building Standards Code (CALGreen), Section A4.204.1.1 for heat pump space conditioning alterations in single family homes.

CALGreen includes both mandatory and voluntary measures. Jurisdictions may adopt the voluntary measures as mandatory requirements. If the requirements affect the California Energy Code, as the proposed ordinance does, they must be found to be cost effective and must require that buildings be designed to use less energy than the standard California Energy Code. The attached study commissioned by the California Codes and Standards Program (Exhibit 2) has found that the proposed requirements are both cost effective and will result in a reduction in Long-Term System Cost (LSC) energy relative to the existing building.

Staff has proposed a modified version of the CALGreen Code that would encourage the installation of a heat pump space conditioning system at the time an air conditioner is replaced or added to an existing home. The proposed ordinance is based on the CALGreen code but has been modified to facilitate implementation. As proposed, a project may comply with the ordinance by either installing a heat pump space conditioner and no other measures other than those that are required under the California Energy Code, or maintain a gas furnace as the primary heating source and install additional energy efficiency measures above what is required under the California Energy Code.

There are several different ways a project could comply. The simplest way would be to install a heat pump (an air conditioner that is also configured to function as a space heater). This could be done either by replacing the furnace with a heat pump system (with or without a furnace) to serve as the air handler for the heat pump, and as a back-up heating system. California Energy Code requirements would apply; these vary depending upon whether the duct system is replaced at the same time.

Alternatively, a project could comply by installing an air conditioner but rely on a gas furnace for space heating. Again, certain California Energy Code requirements would apply when replacing an air conditioner. In addition, this alternative would require other energy efficiency measures.

Table 1 presents compliance requirements for heat pump systems under two scenarios, one using the existing ducts, the other with new ducts. Table 2 presents compliance requirements for systems that still use furnaces as the primary heating source, under the same duct scenarios.
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Table 1. Summary of Requirements if Using a Heat Pump
(for both heating and cooling)
Ducts State Code Requirements Additional Local Code
Requirements
Existing
Duct sealing (10% leakage)
Airflow efficiency (300 CFM/ton)
Refrigerant charge verification
None
New
Duct sealing (5% leakage)
Airflow efficiency (350 CFM/ton)
Fan efficacy (0.58 W/CFM)
Refrigerant charge verification
Attic insulation (R-49)
Air sealing
R-8 Duct insulation
None
Note: When installing a heat pump, a homeowner may also opt to keep the existing furnace or install a new furnace to provide supplemental heating only (below 35°F) Table 2. Summary of Requirements if Using a Furnace
(for heating and an air-cooled air conditioner for cooling) Ducts State Code Requirements Additional Local Code
Requirements
Existing
Duct sealing (10% leakage)
Airflow efficiency (300 CFM/ton)
Refrigerant charge verification
Fan efficacy (0.45 watts/CFM)
Attic insulation (R-49)
Air sealing
New
Duct sealing (5% leakage)
Airflow efficiency (350 CFM/ton)
Fan efficacy (0.45 W/CFM)
Refrigerant charge verification
Attic Insulation (R-49)
Air sealing
R-8 Duct insulation
Fan efficacy (0.35 watts/CFM)
Impacts
There are some incremental costs associated with converting to a heat pump, but these costs are offset by utility bill savings over the lifetime of the equipment and the initial investment differential will be incentivized through the GWP rebate program. From a broader societal perspective, the incremental costs are more than offset by the savings that accrue to all utility billpayers (e.g., reductions in utility infrastructure costs). The incremental cost, that is the amount over what would otherwise be needed to just replace the air conditioner and comply with the 2026 California Energy Code, depends on whether the furnace is replaced at the same time as the air conditioner. The lifetime of a furnace and air conditioner are about the same, 10-15 years, so it often makes economic sense 498 of 918

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to replace both if the furnace is near the end of its life. In this scenario, the cost of the furnace replacement is assumed as part of the base project cost. Alternatively, a heat pump could be configured to operate as the primary heating source using the air handler in the existing furnace and using the furnace for supplemental heating on very cold days.

Table 3 below compares the incremental cost and lifecycle savings (net present value of utility bill savings less incremental cost) for each approach.

Table 3. Economic Costs and Savings
Approach Incremental Cost Lifecycle
Savings
Heat pump & new air handler (no furnace) $721 $1,909
Heat pump with existing furnace as backup $1,916 $2,949 Glendale Water and Power heat pump rebates are currently in effect and offer $500 per ton. The proposed and technically approved PBC plan would increase this to $1,000 per ton, better supporting the AC2HP reach code by covering incremental costs and offering up to $1,000 for panel upgrades.

In terms of greenhouse gas emissions, heat pumps can provide significant reductions because heat pumps are far more efficient than gas furnaces (and electric resistance heat) and because an ever-increasing amount of electricity in California is derived from low-carbon energy sources.

Exceptions
The proposed Ordinance offers several exceptions. The first is for situations where the electrical panel capacity is insufficient to meet the load of a heat pump. The second is where the heat pump would need to be sized more than 12,000 Btu/hr (1 ton) over the air conditioner that would be installed in order to meet the heating load. This exception would pertain to colder California climate zones and would not be normally utilized in Glendale.

There are also exceptions in the proposed ordinance to the duct sealing and airflow requirements that specify alternative methods of compliance, outlined in Table 4.

Table 4 Exceptions Summary - Table of exemptions for altered space-conditioning systems serving existing single-family dwelling units (Title 24, Part 11).

Reference
Section
Applies to systems with
existing duct distribution
system
Exception
No.

Exemption Description
A4.204.1.1bIA 1 If not possible to meet duct sealing
requirements, seal all accessible leaks
and verify visually and with a smoke
test by a certified HERS Rater per
RA3.1.4.3.5.

A4.204.1.1bIA
The duct system measured
air leakage shall be equal to
or less than 10 percent of the 2 Existing duct systems
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system air handler airflow
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constructed,
insulated, or
sealed with
asbestos.

A4.204.1.1bIB 1 Systems
unable to meet
airflow/fan
efficacy may
comply by
following
RA3.3.3.1.5,
installing
thermostat per
§110.12, and
meeting filter
grille/pressure
drop per
Tables 150.0-
B/C and
RA3.1.4.4–.5.

A4.204.1.1bIB 2 Multispeed or
variable speed
compressor
systems must
verify airflow
and fan
efficacy at
maximum
compressor
and fan speed.

A4.204.1.1bIB
Demonstrate, in every control mode, airflow greater than or equal to 300 CFM per ton of nominal cooling capacity
through the return grilles, and an air-handling unit fan efficacy less than or equal to 0.45 W/CFM
3 Gas furnace
air-handling
units
manufactured
before July 3,
2019 may
comply with
≤0.58 W/CFM
fan efficacy
verified per
RA3.3.

A4.204.1.1(b)ID 1 Dwelling units
with ≥R-38
existing ceiling
insulation.

A4.204.1.1(b)ID 2 Alterations
disturbing
asbestos are
exempt unless
asbestos
abatement is
performed.

A4.204.1.1(b)ID
Vented attics shall have insulation installed to achieve a U- factor of 0.020 or insulation installed at the ceiling level shall result in an insulated thermal resistance of R-49 or greater for the insulation alone
3 Dwelling units
with knob and
tube wiring in
vented attic.
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A4.204.1.1(b)ID 4 If attic space
cannot
accommodate
full R-value, fill
accessible
space with
insulation
without
violating
§806.3 (Title
24, Part 2.5).

A4.204.1.1bIE 1 Dwelling units
with ≥R-38
existing ceiling
insulation.

A4.204.1.1bIE 2 Alterations
disturbing
asbestos are
exempt unless
asbestos
abatement is
performed.

A4.204.1.1bIE
Air seal all accessible areas of the ceiling plane between the attic and the conditioned space including all joints,
penetrations and other openings that are potential sources of air leakage by caulking, gasketing, weather-stripping or otherwise sealing to limit infiltration and exfiltration 3 Dwelling units
with
atmospherically
vented space
or water
heating
combustion
appliances
inside pressure
boundary.

Reference
Section
Applies to entirely new or
complete replacement duct
systems
Exception
No.

Exemption Description
A4.204.1.1bIIE 1 Alterations disturbing asbestos
are exempt unless asbestos
abatement is performed.

A4.204.1.1bIIE 2 Dwelling units with knob and
tube wiring in vented attic.

A4.204.1.1bIIE
Vented attics shall have insulation
installed to achieve a U-factor of

0.020 or insulation installed at the
ceiling level shall result in an
insulated thermal resistance of R-49
or greater for the insulation alone
3 If attic space cannot
accommodate full R-value, fill
accessible space with insulation
without violating §806.3 (Title
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24, Part 2.5).

A4.204.1.1bIIF 1 Dwelling units with ≥R-19
existing ceiling insulation.

A4.204.1.1bIIF 2 Alterations disturbing asbestos
are exempt unless asbestos
abatement is performed.

A4.204.1.1bIIF
Air seal all accessible areas of the
ceiling plane between the attic and
the conditioned space including all
joints, penetrations and other
openings that are potential sources
of air leakage by caulking, gasketing,
weather-stripping or otherwise
sealing to limit infiltration and
exfiltration.
3 Dwelling units with
atmospherically vented space
or water heating combustion
appliances inside pressure
boundary.

Schedule and Next Steps
Should Council approve staff’s recommendations, work would proceed on the timeline provided in Table 5 below.

Table 5. Schedule and Next Steps
Task Timeframe
Ordinance Introduction (Attachment 1) 11/04/2025
Ordinance Adoption(Attachment 1) and submittal to the California Energy Commission and California Building Standards Commission 11/18/2025 Ordinance goes into effect 1/1/2026
Receive approval from the California Energy Commission and California Building Standards Commission approves for filing TBD

STAKEHOLDERS/OUTREACH
On August 7, 2025, Staff presented the draft reach code to the Sustainability Commission and received direction from the Commission to recommend the City Council adopt the AC2HP reach code. Staff provided a copy of the reach code model language to the City’s Building Official and the GWP Clean Energy Officer in June 2025. Staff presented the proposed ordinance to the City Council at the August 12, 2025, meeting.

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

ENVIRONMENTAL REVIEW (CEQA/NEPA)
The City Council finds and determines that this Ordinance is exempt from review under the California Environmental Quality Act (California Public Resources Code §§15000, et seq., "CEQA"), and the regulations promulgated thereunder (14 California Code of Regulations §§15000, et seq., the "CEQA Guidelines") because it consists of revisions and clarifications to an existing code of construction-related regulations and specification 503 of 918

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of procedures related thereto being taken for enhanced protection of the environment and while there may be added infrastructure resulting from the implementation of the Reach Codes, it does not have the potential to cause significant effects on the environment; to the contrary, the transition from fossil fuel sources is part of the State of California’s overall plan to decrease GHG emissions from stationary and transportation sources. Adoption of the Ordinance is categorically exempt in accordance with CEQA Guidelines §15305 as a minor alteration in land use limitations which do not result in any changes in land use or density and is exempt under CEQA Guidelines §15308 as an action taken by a regulatory agency as authorized by California law to assure maintenance or protection of the environment.

CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.

ALTERNATIVES TO STAFF RECOMMENDATION

1. Not introduce the Ordinance Amending the 2026 Glendale Building and Safety Code, Volume IX, to Adopt Local Amendments to the 2026 Edition of the California Building and Energy Code after October 1, 2025, using the AB 130 General Plan Exemption.

2. The City Council may consider any alternates not presented by staff.

ADMINISTRATIVE ACTION
Submitted by:

John Takhtalian, Assistant City Manager
Prepared by:

David Jones, Sustainability Officer
Approved by:

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

EXHIBITS/ATTACHMENTS

1. 2025 Single Family AC to Heat Pump Cost-Effectiveness Study. 504 of 918

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ORDINANCE NO.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF GLENDALE,
CALIFORNIA AMENDING THE 2026 GLENDALE BUILDING AND SAFETY

CODE, VOLUME IX (GREEN BUILDING STANDARDS) TO REQUIRE ENERGY

CONSERVATION MEASURES FOR AIR CONDITIONER ALTERATIONS,

REPLACEMENTS AND INSTALLATIONS IN EXISTING SINGLE-FAMILY

RESIDENTIAL BUILDINGS, AND REQUIRED FINDINGS RELGATED

THERETO
WHEREAS, this ordinance amends the 2026 Glendale Building and Safety Code to add reach codes to Volume IX Green Building Standards that requires installation of heat pumps or energy efficiency measures when air conditioners are altered, replaced or installed in existing single-family residential buildings – these standards do not apply to repair of existing AC systems (this ordinance is referred to herein as “Ordinance” or “Reach Code”); and
WHEREAS, AB 130 (inclusive of Health & Safety Code section 17958), signed into law and effective in July 2025, allows cities to amend, add, or repeal ordinances or regulations in the adopted Building & Safety Code that are applicable to residential units after September 30, 2025, only if express written findings can be made based on meeting certain conditions; and
WHEREAS, the proposed Ordinance meets a condition set forth in Health and Safety Code section 17958(b)(5) that will allow amendment, which condition requires, “[t]he changes or modifications are necessary to implement a local code amendment that is adopted to align with a general plan approved on or before June 10th 2025, and that permits mixed fuel residential construction consistent with federal law while also incentivizing all electric construction as part of an adopted greenhouse gas emissions reduction strategy.” (the “General Plan Exception”); and WHEREAS, the “General Plan Exception” consists of three components including: (i) that the amendments are aligned with a general plan adopted before June 10, 2025; (ii) that the amendments permit mixed-fuel residential construction consistent with federal law, and (iii) that the amendments incentivize electrification as part of a greenhouse gas reduction strategy; and
WHEREAS, the City Council finds and determines that the proposed Reach Code meets all three components of the General Plan Exception; first, it aligns with policies of the City’s General Plan Safety Element, adopted on April 1, 2025, specifically:
 Safety Element, Policy 5-2: Building Resilience, which states that the City shall amend the building code to increase the resiliency of existing and new buildings, thereby protecting residents from the impacts of extreme heat and poor air quality, because the ordinance proposes an amendment to the 2026 Building Code that applies to existing and new residential buildings and increases climate resiliency because heat pumps can completely or partially 505 of 918

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replace natural gas powered HVAC that relies on fossil fuel. Heat pumps rely on electric power which power is increasingly generated by non-carbon power sources and therefore reduces GHGs; and
Safety Element, Program 5-2.3, specifies that the City shall consider amending the building code to require all newly installed HVAC units for existing buildings to have two-way air conditioning unit capability to provide heating and cooling because heat pumps are a two-way air conditioning system and is being proposed to amend the Building and Safety code in the next CBC update cycle; and
Second, the Reach Code is consistent with the federal Energy Policy and Conservation Act (EPCA) because it permits mixed-fuel residential construction and does not preclude the use of natural gas because the Ordinance allows Reach Code compliance through either installation of the all-electric heat pump, or installation of energy efficiency upgrades when installing, replacing or altering an air conditioning system but relying on a gas furnace for space heating (Reach Code Sections A4.204.1.1a and A4.2041.1b); and
Third, the proposed AC2HP reach code incentivizes all-electric construction consistent with Glendale’s adopted 2012 Greener Glendale Plan and the Climate Action and Adaptation Plan (CAAP) adopted on August 12, 2025, which plans contain strategies to reduce GHGs in citywide energy consumption by facilitating permitting and construction of alternative building structures, materials and site location, retrofitting existing development for increased energy and water efficiency, and promoting and supporting use of renewable energy; and
WHEREAS, the City Council finds and determines that the following GGP objectives and strategies and CAAP measures and action incentivize all-electric construction and that the Ordinance is consistent with and aligns with these plans, specifically:
• GGP Objective Urban Design 3 – Consider expansion of the City’s Green Building Standards CAL Green provides for cities to adopt a wide range of green building standards in addition to the state requirement. In 2011, These requirements included Urban Design energy efficiency measures as:
o Strategy UD 3-A: Expand Green Building Standards to exceed the minimum requirements as set forth in the California Green Building Code (CALGreen) Projects must exceed California Energy Code requirements by 15%.
• GGP Objective Energy 4 – Encourage the reduction of energy consumption through City municipal codes and policies:
o Strategy EC 4: Facilitate permitting and construction of alternative building structures, materials, and site locations; and • CAAP Measure BLD-2: Require healthy, safe, decarbonized and resilient 506 of 918

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new buildings by 2026:
o Action BLD 2.1: Based on available legal pathways, implement a new building electrification ordinance which limits the installation of new natural gas infrastructure to improve health, safety, and reduce costs associated with new construction;
o Action BLD 2.4: Amend the building code to require all newly installed HVAC units for new buildings to have two-way air conditioning capabilities to provide heating and cooling; and
• CAAP Measure BLD-3: Retrofit 25% of existing buildings by 2030 and 95% by 2045 to be zero-carbon and resilient to extreme heat and wildfires:
o Action BLD 3.1: By 2026, complete an existing building electrification study to identify costs and benefits associated with retrofitting residential and commercial building systems, including long-term costs of transitioning fuel use. Based on the findings of the report, identify, and adopt additional cost effective, equitable, and implementable building electrification requirements for existing buildings;
o Action BLD 3.4: Adopt an electrification-on-replacement ordinance for residential hot water heaters and HVAC systems by 2027; and WHEREAS, California Health and Safety Code Sections 17958.5, 17958.7 and 18941.5 allow cities to make changes or modifications to the building standards contained in the California Building Standards based upon express findings that such changes or modifications are reasonably necessary because of local climactic, geological or topographical conditions; and
WHEREAS, the City Council also finds and determines that the Ordinance is, pursuant to Health & Safety Code sections 17958.5 and 17958.7, reasonably necessary because of local climactic conditions because Glendale sits in the Los Angeles Air Basin which is in “nonattainment” status for ozone, and is in “serious non- attainment” for carbon monoxide, which greenhouse gas air pollutants are caused principally from burning fossil fuels for electricity or heat and transportation, and that adoption of the Ordinance will reduce these and other greenhouse gas pollutants and address these climactic conditions through implementation of all-electric technology for household heating and cooling; and
WHEREAS, California Green Building Standards Code Section 101.7.1 provides that local climactic, geological or topographical conditions include environmental conditions established by a city, county, or city and county through findings; and WHEREAS, the City Council finds that each of the amendments, additions and deletions to the California Green Building Standards Code and California Energy Code contained in this Ordinance are reasonably necessary because of local climactic, geological or topographical conditions described in Attachment “A” to this Ordinance; and
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WHEREAS, in addition to these findings, various state orders and statutes are targeted to greenhouse gas emission reduction, including but not limited to, Executive Order N-79-20, the Advanced Clean Cars II program which prohibits the sale of internal combustion passenger vehicles beyond 2035, and the California Green Building Standards Code which contains mandatory green building provisions, as well as a range of voluntary measures, known as CALGreen Voluntary Tier 1 and Tier 2, relating to energy efficiency and renewable energy; and
WHEREAS, California Public Resources Code Section 25402.l(h)2 and Section 10-106, of the Building Energy Efficiency Standards (Standards) establish a process which allows local adoption of energy standards that are more stringent than the statewide Standards, provided that such local standards are cost effective, and that the California Energy Commission finds that the local standards will require buildings to be designed to consume no more energy than permitted by the California Energy Code; and
WHEREAS, the cost effectiveness studies prepared by the California Statewide Investor Owned Utilities Codes and Standards Program, and which are attached to the November 4, 2025 staff report demonstrate that the local amendments are cost- effective and do not result in buildings consuming more energy than is permitted by the 2026 California Energy Code or the 2026 Code updates adopted on November 4, 2025; and
WHEREAS, following adoption of this Ordinance the local amendments to the 2026 California Energy Code as amended into the 2026 Glendale Building and Safety Code will, in accordance with Public Resources Code Section 25402.1(h)(2) and Section 10-106 of the 2022 California Administrative Code (Title 24, Part 1), be submitted to the California Building Standards Commission for filing and will be submitted to the California Energy Commission for approval.

BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF GLENDALE:

SECTION 1. Recitals
The City Council finds the foregoing recitals to be true and correct and hereby incorporates the recitals into this Ordinance.

SECTION 2. Purpose And Intent
It is the purpose and intent of this Ordinance to adopt the local amendments to the 2026 California Energy Code (Title 24, Part 6 and Part 11) that provide local, cost effective standards for existing residential, that exceed the minimum standards of the 2026 California Energy Code and 2026 California Green Building Standards Code to achieve energy savings, reduce local pollution, reduce greenhouse gas emissions, and address unique local climactic, geological, and topographical conditions. The requirements of this chapter shall not affect any other state or local requirements related to the delivery of affordable housing, including but not limited to state and local density bonus 508 of 918

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requirements under Government Code Section 65915 et seq. and G.M.C Chapter 4.11, Chapter 30.35 and Chapter 30.36. Furthermore, nothing in this local amendment negates the requirement of new construction to comply with State code minimums.

SECTION 3. LOCAL AMENDMENTS TO ENERGY CODE
Volume IX (Green Building Standards) of the 2026 Glendale Building and Safety Code, is hereby amended as follows (underlined for additions and strike through for deletions):

A4.204.1 Energy Efficiency. Alterations to existing residential buildings shall comply with Sections A4.204.1.1 and A4.204.1.2.

A4.204.1.1 Altered Space-Conditioning System Serving Existing Single-Family Dwelling Units – Mechanical Cooling. When a space-conditioning system serving an existing single-family dwelling unit is altered in climate zones 1 through 14 and 16 by installation or replacement of an air conditioner, the altered system shall comply with either a or b below in addition to the requirements for installation specified by Title 24, Part 6, Sections 150.2(b)1E and 150.2(b)1F:
a. A heat pump shall be the primary heating source and sized according to the system selection requirements specified by Title 24, Part 6 of Section 150.0(h)5.

Supplemental heating may be provided by an existing gas furnace or existing electric resistance heating as specified in Title 24, Part 6, Sections 150.0(h)7 and 150.0(i); or
b. An air conditioner shall meet the following all the requirements in either subsection I or II below:

I. Systems with Existing Duct Distribution Systems:

I. R-8 duct insulation for ducts located in unconditioned space; and A. II. The duct system measured air leakage shall be equal to or less than 510 percent of the system air handler airflow as confirmed through field verification and diagnostic testing, per the requirements in Title 24, Part 6, Reference Residential Appendix Section RA3.1.4.3.1; and Exception 1 to A4.204.1.1bIA. If it is not possible to meet the duct sealing requirements, all accessible leaks shall be sealed and verified through a visual inspection and a smoke test by a certified ECC-Rater utilizing the methods specified in Reference Residential Appendix Section RA3.1.4.3.5.

Exception 2 to A4.204.1.1bIA: Existing duct systems, constructed, insulated or sealed with asbestos.

B. III. Demonstrate, in every control mode, airflow greater than or equal to 400 300 CFM per ton of nominal cooling capacity through the return grilles, and an air-handling unit fan efficacy less than or equal to 0.45 W/CFM. The airflow rate and fan efficacy requirements in this section shall be confirmed through field verification and diagnostic testing, following the procedures outlined in Title 24, Part 6, Reference Residential Appendix RA3.3; and 509 of 918

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Exception 1 to A4.204.1.1bIB: Systems unable to comply with the minimum airflow rate and system efficacy requirements shall demonstrate compliance by satisfying all of the following:

1. Following the procedures in Section RA3.3.3.1.5;

2. Installing a system thermostat that conforms to the specifications in Section 110.12;

3. For standard ducted systems (without zoning dampers), meet the applicable minimum total return filter grille nominal area requirements in Table 150.0-B or 150.0-C as confirmed by field verification and diagnostic testing in accordance with the procedures in Reference Residential Appendix Sections RA3.1.4.4 and RA3.1.4.5. The design clean-filter pressure drop requirements specified by Section 150.0(m)12D for the system air filter(s) shall conform to the requirements given in Tables 150.0-B and 150.0-C.

Exception 2 to Section A4.204.1.1bIB: Multispeed compressor systems or variable speed compressor systems shall verify air flow (cfm/ton) and fan efficacy (Watt/cfm) for system operation at the maximum compressor speed and the maximum air handler fan speed.

Exception 3 to Section A4.204.1.1bIB: Gas furnace air-handling units manufactured prior to July 3, 2019 shall comply with a fan efficacy value less than or equal to 0.58 W/cfm as confirmed by field verification and diagnostic testing in accordance with the procedures given in Reference Residential Appendix RA3.3.

C. IV. In all climate zones, refrigerant charge verification requirements shall meet the requirements in Title 24, Part 6 Section 150.2(b)1Fiib, including the minimum airflow rate specified in Section 150.2(b)1Fiia; and D. V. Vented attics shall have insulation installed to achieve a U-factor of 0.020 or insulation installed at the ceiling level shall result in an insulated thermal resistance of R-49 or greater for the insulation alone; luminaires not rated for insulation contact must be replaced or retrofitted with a fireproof cover that allows for insulation to be installed directly over the cover; and Exception 1 to Section A4.204.1.1(b)ID: Dwelling units with at least R-38 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1(b)ID: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.

Exception 3 to Section A4.204.1.1(b)ID: Dwelling units with knob and tube wiring located in the vented attic.

Exception 4 to Section A4.204.1.1(b)ID: Where the accessible space in the attic is not large enough to accommodate the required R-value, the entire accessible space shall be filled with insulation provided such installation does not violate Section 806.3 of Title 24, Part 2.5. 510 of 918

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E. VI. Air seal all accessible areas of the ceiling plane between the attic and the conditioned space including all joints, penetrations and other openings that are potential sources of air leakage by caulking, gasketing, weather-stripping or otherwise sealing to limit infiltration and exfiltration.

Exception 1 to Section A4.204.1.1bIE: Dwelling units with at least R-38 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1 bIE: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.

Exception 3 to Section A4.204.1.1bIE: Dwelling units with atmospherically vented space heating or water heating combustion appliances located inside the pressure boundary of the dwelling unit.

II. Entirely New or Complete Replacement Duct Systems:

A. I. R-8 duct insulation shall be installed for all new ducts located in unconditioned space; and
B. II. The total duct system measured air leakage shall be equal to or less than 5 percent of the system air handler airflow as confirmed through field verification and diagnostic testing, per the requirements in Title 24, Part 6, Reference Residential Appendix Section RA3.1.4.3.1; and C. III. Demonstrate, in every control mode, airflow greater than or equal to 400350 CFM per ton of nominal cooling capacity through the return grilles, and an air-handling unit fan efficacy less than or equal to 0.35 W/CFM. The airflow rate and fan efficacy requirements in this section shall be confirmed through field verification and diagnostic testing, following the procedures outlined in Title 24, Part 6, Reference Residential Appendix RA3.3; and D. IV. In all climate zones, refrigerant charge verification requirements shall meet the requirements in Title 24, Part 6 Section 150.2(b)1Fiib; and E. V. In Climate Zones 1-4, 6, and 8-16 if the air handler and ducts are located within a vented attic, vVented attics shall have insulation installed to achieve a U-factor of 0.020 or insulation installed at the ceiling level shall result in an insulated thermal resistance of R-49 or greater for the insulation alone; luminaires not rated for insulation contact must be replaced or retrofitted with a fireproof cover that allows for insulation to be installed directly over the cover; and
Exception 1 to Section A4.204.1.1bIIE: In Climate Zones 1, 3, and 6, dwelling units with at least R-19 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1bIIE: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.
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Exception 3 to Section A4.204.1.1bIIE: Dwelling units with knob and tube wiring located in the vented attic.

Exception 4 to Section A4.204.1.1bIIE: Where the accessible space in the attic is not large enough to accommodate the required R-value, the entire accessible space shall be filled with insulation provided such installation does not violate Section 806.3 of Title 24, Part 2.5.

F. VI. In Climate Zones 2, 4, and 8-16, aAir seal all accessible areas of the ceiling plane between the attic and the conditioned space including all joints, penetrations and other openings that are potential sources of air leakage by caulking, gasketing, weather-stripping or otherwise sealing to limit infiltration and exfiltration.

Exception 1 to Section A4.204.1.1bIIF: Dwelling units with at least R-19 existing insulation installed at the ceiling level.

Exception 2 to Section A4.204.1.1bIIF: Dwelling units where the alteration would directly cause the disturbance of asbestos unless the alteration is made in conjunction with asbestos abatement.

Exception 3 to Section A4.204.1.1bIIF: Dwelling units with atmospherically vented space heating or water heating combustion appliances located inside the pressure boundary of the dwelling unit.

Exception 1 to Section A4.204.1.1: Where the capacity of the existing main electrical service panel is insufficient to supply the electrical capacity of a heat pump and where the existing main electrical service panel is sufficient to supply a new or replacement air conditioner, as calculated according to the requirements of California Electrical Code Article 220.83 or Article 220.87. Documentation of electrical load calculations in accordance with Article 220 must be submitted to the enforcement agency prior to permitting for both the heat pump and proposed air conditioner.

Exception 2 to Section A4.204.1.1: Where the required capacity of a heat pump to meet the system selection requirements of Section 150.0(h)5 is greater than or equal to 12,000 Btu/h more than the greater of the required capacity of an air conditioner to meet the design cooling load OR the capacity of the existing air conditioner. Documentation of heating and cooling load calculations in accordance with 150.0(h) must be submitted to the enforcement agency prior to permitting for both the heat pump and proposed air conditioner.

SECTION 4. Severability.

This Ordinance’s provisions are severable. If any portion of this Ordinance or its application to any person or circumstance is held invalid or unconstitutional, that decision does not affect the validity of the Ordinance’s remaining portions and the Ordinance’s application to other persons and circumstances. The City Council declares that it would have passed the remainder of this Ordinance without the invalid or unconstitutional provision.
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SECTION 5. CEQA Findings.

The City Council finds and determines that this Ordinance is exempt from review under the California Environmental Quality Act (California Public Resources Code §§15000, et seq., "CEQA"), and the regulations promulgated thereunder (14 California Code of Regulations §§15000, et seq., the "CEQA Guidelines") because it consists of revisions and clarifications to an existing code of construction-related regulations and specification of procedures related thereto being taken for enhanced protection of the environment and while there may be added infrastructure resulting from the implementation of the Reach Codes, it does not have the potential to cause significant effects on the environment; to the contrary, the transition from fossil fuel sources is part of the State of California’s overall plan to decrease GHG emissions from stationary and transportation sources. Adoption of the Ordinance is categorically exempt in accordance with CEQA Guidelines §15305 as a minor alteration in land use limitations which do not result in any changes in land use or density and is exempt under CEQA Guidelines §15308 as an action taken by a regulatory agency as authorized by California law to assure maintenance or protection of the environment.

SECTION 6. Effective Date.

This Ordinance shall take effect and be in force thirty (30) days after the date of its passage.

SECTION 7. Certification.

The City Clerk is directed to certify the passage and adoption of this Ordinance; cause it to be entered into the City’s book of original ordinances; make a note of the passage and adoption in the records of this meeting; and within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.

Adopted by the Council of the City of Glendale on the day of , 2025.

Mayor
ATTEST:

City Clerk
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STATE OF CALIFORNIA )
) SS.

COUNTY OF LOS ANGELES )
I, Dr. Suzie Abajian, City Clerk of the City of Glendale, hereby certify that the foregoing Ordinance was adopted by the Council of the City of Glendale, California, at a regular meeting held on the day of , 2025, and that
the same was adopted by the following vote:

Ayes:

Noes:

Absent:

Abstain:

City Clerk
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Attachment A:

Local climactic, geological or topographical conditions

1. Reach Code requiring AC2HP Replacement
Finding No. 1: Climactic:

The burning of fossil fuels used to heat structures, heat water for cooking, and for other uses is a significant contributor to greenhouse gas emissions and climate change.

Combustion of natural gas and petroleum products for heating and cooking emit carbon dioxide, methane, and nitrous oxide. Emissions from natural gas consumption represented 46% of total annual U.S. energy-related CO2 emissions in 20211. Scientists attribute the global warming trend observed since the mid-20th century to the human expansion of the ‘greenhouse effect’ warming that results when the atmosphere traps heat radiating from Earth towards space. Long lived gasses such as carbon dioxide can persist in the atmosphere for more than 100 years, even with efforts to reduce emissions today. Nitrous oxide, carbon dioxide, and methane are gases that contribute to the greenhouse gas effect2.

Global climate change imposes substantial local impacts and risks on the Los Angeles Area, and thus the City of Glendale, including rising temperatures, changing precipitation patterns and amounts, sea level rise, flooding, drought, and wildfire. A general summary of climate risks facing the Los Angeles Area and City of Glendale are as follows:
Increased temperatures and extreme heat events. The Los Angeles region is expected to experience an increase in average maximum temperatures of 4-5 degrees Fahrenheit by mid-century, and 5-8 degrees Fahrenheit by late-century, with the duration and intensity of extreme heat events increasing as well. Changes in Rainfall Intensity. By mid-century, more precipitation is projected to occur in winter in the form of less frequent but larger events. Most climate models predict drying trends across the State by 2100.
Increased Risk of Large Wildfires. A hotter, drier climate is projected to increase wildfires across southern California, though there remains some uncertainty in quantifying future changes of burned area in the region. Exacerbation of Air Quality Problems. If temperatures rise to the medium warming range, there could be 75% to 85% more days with weather conducive to ozone formation, relative to today’s conditions. This is more than twice the increase expected if rising temperatures remain in the lower warming range. This 1 U.S. Energy Information Administration, Where Greenhouse Gases Come From, 2021. https://www.eia.gov/energyexplained/energy-and-the-environment/where-greenhouse-gases-come- from.php#:~:text=In%202021%2C%20petroleum%20accounted%20for,energy%2Drelated%20CO2%20emissions. 2 NASA, Causes of Climate Change, as of November 25, 2020, https://climate.nasa.gov/causes/. 4 NASA, Causes of Climate Change, as of November 25, 2020, https://climate.nasa.gov/causes/. 515 of 918

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increase in air quality problems could result in an increase in asthma and other health-related problems.
Sea Level Rise. 1-2 feet of sea level rise is projected by the mid-century, and most extreme projections lead to 8-10 feet by the end of the century, especially affecting LA County as a whole5.

An AC2HP program has a significant positive effect on energy resource efficiency, waste and pollution generation, and the health of building occupants over the life of the building. As a result of the high temperatures, which are expected to rise in the future due to the effects of climate change, average load demand and peak load demand of energy used in Glendale are important factors impacting public safety and creating the potential for adverse economic impacts due to power outages or power reductions (i.e. “brownouts”). Reduction of total and peak energy use because of incremental conservation measures required by this ordinance will have local benefits in the additional available system energy capacity. Furthermore, the reduction of greenhouse gas emissions from all-electric buildings will help mitigate climate change and its negative effects such as extreme heat, droughts, intense storms, and flooding, thus making these amendments reasonably necessary because of local climactic reasons.

Finding No. 2: Geologic
The Los Angeles area is densely populated and located in an area of high seismic activities. Concern for fire-life safety associated with gas appliances and associated piping located in the ground and in buildings increases with the risk of explosion or fire if there is a structural failure due to a seismic event considering the increasing number of buildings in the region. The risk of natural gas infrastructure and pipeline explosions and fires are magnified in cases of major earthquakes, for example, the 2010 San Bruno pipeline explosion.
oSevere seismic events could disrupt communications, damage gas mains, and place increased demands on the dispersed resources of the Fire Department necessary for the life safety needs of the community
Reducing gas infrastructure in existing single family units will also reduce the risks of fires and explosions, particularly after seismic events, which will further save the City money by reducing disaster response and recovery costs
The elimination of gas infrastructure in future construction will reduce risk of geologic risk via natural gas infrastructure, making these amendments necessary because of local geologic/ seismic reasons.
5 California’s Fourth Climate Change Assessment, Los Angeles Regional Report, 2018. https://www.energy.ca.gov/sites/default/files/2019-11/Reg%20Report-%20SUM-CCCA4-2018- 007%20LosAngeles_ADA.pdf.
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2025 CODE CYCLE:

Custom Cost
Effectiveness Analysis:

City of Glendale
Single Family AC to Heat
Pump Replacement
Prepared by:

Frontier Energy, Inc.

Misti Bruceri & Associates, LLC

Prepared for:

Kelly Cunningham, Codes and
Standards Program, Pacific Gas
and Electric

Revision: 1.0
Last modified: 2025/07/22

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Table 1. Summary of Revisions
Date Description Reference (page or section)
7/22/2025 Original Release N/A

Legal Notice
This report was prepared by
Pacific Gas and Electric Company
and funded by the California utility
customers under the auspices of
the California Public Utilities
Commission.

Copyright 2025, Pacific Gas and
Electric Company. All rights
reserved, except that this
document may be used, copied,
and distributed without
modification.

Neither PG&E nor any of its
employees makes any warranty,
express or implied; or assumes
any legal liability or responsibility
for the accuracy, completeness or
usefulness of any data,
information, method, product,
policy or process disclosed in this
document; or represents that its
use will not infringe any privately-
owned rights including, but not
limited to, patents, trademarks or
copyrights.

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Acronym List
B/C – Lifecycle Benefit-to-
Cost Ratio
CBSC – California Building
Standards Commission
CBECC – California
Building Energy Code
Compliance
CZ – California Climate
Zone
GHG – Greenhouse Gas
GWP – Glendale Water and
Power
IOU – Investor-Owned
Utility
LCC – Lifecycle Cost
LSC – Long-Term
Systemwide Cost
NPV – Net Present Value
PG&E – Pacific Gas and
Electric Company
POU – Publicly Owned
Utility
PV – Solar Photovoltaic
SoCalGas – Southern
California Gas Company
TDV – Time Dependent
Valuation
Title 24 – Title 24, Part 6
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Table of Contents
1 Introduction .................................................................................................................. 3 2 Methodology and Assumptions .................................................................................. 5

2.1 Reach Codes ........................................................................................................ 5

2.1.1 Benefits ............................................................................................................ 5

2.1.2 Costs ................................................................................................................ 5

2.1.3 Lifecycle Cost Assuming Zero-NOx Standards for Space Heating After 2030 ... 8

2.1.4 Metrics .............................................................................................................. 9

2.1.5 Utility Rates .....................................................................................................10

2.2 Greenhouse Gas Emissions ................................................................................ 11 3 Prototype Designs and Measure Packages ............................................................. 12

3.1 Prototype Characteristics .....................................................................................12

3.2 Measure Details ...................................................................................................15 4 Results ........................................................................................................................ 16

4.1 Zero-NOx Scenario Results .................................................................................17 5 Summary .................................................................................................................... 18 6 References ................................................................................................................. 20 7 Appendices ................................................................................................................ 22

7.1 Map of California Climate Zones ..........................................................................22

7.2 Utility Rate Schedules ..........................................................................................23

7.2.1 Glendale Water and Power ..............................................................................23

7.2.2 Southern California Gas ...................................................................................24

7.2.3 Fuel Escalation Rates ......................................................................................25

List of Tables
Table 1. Summary of Revisions ............................................................................................ 1 Table 2. Lifecycle Incremental Cost Breakdown for a 4-Ton DFHP Existing Furnace ............ 7 Table 3. Lifecycle Incremental Cost Breakdown for 4-Ton HPSH ......................................... 7 Table 4. HVAC Measure Cost Assumptions – 4-Ton Electric Replacements ......................... 8 Table 5. SCAQMD Rule 1111 Proposed Manufacturer Compliance Targets ......................... 8 Table 6. Lifecycle Incremental Cost Breakdown for 4-Ton System DFHP Existing Furnace with no Gas Furnaces after 2030 ......................................................................................... 9 Table 7. Residential (Single Family and Detached ADU) Utility Tariffs in City of Glendale ..10 520 of 918

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Table 8. Residential Prototype Characteristics ....................................................................12 Table 9. Efficiency Characteristics for Three Vintage Cases ................................................14 Table 10. Heat Pump Single Family Cost-Effectiveness Summary ......................................16 Table 11. DFHP Existing Furnace On-Bill NPV and 2025 LSC Cost-effectiveness High Gas Escalation (Zero-NOx Rule) ................................................................................................17 Table 12. SoCalGas Monthly Gas Rate ($/therm) ................................................................24 Table 13: Real Utility Rate Escalation Rate Assumptions, CPUC En Banc and 2022 TDV Basis ...................................................................................................................................26 Table 14: Real Utility Rate Escalation Rate Assumptions, 2025 LSC Basis .........................27

List of Figures
Figure 1. Map of California climate zones. ..........................................................................22

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1 Introduction
The California Codes and Standards (C&S) Reach Codes program provides technical support to local governments considering adopting a local ordinance (reach code) intended to support meeting local and/or statewide energy efficiency and greenhouse gas reduction goals. The program facilitates adoption and implementation of the code when requested by local jurisdictions by providing resources such as cost-effectiveness studies, model language, sample findings, and other supporting documentation.

The California Building Energy Efficiency Standards Title 24, Part 6 (Title 24) (CEC, 2025) is maintained and updated every three years by two state agencies: the California Energy Commission (the Energy Commission) and the Building Standards Commission (BSC). In addition to enforcing the code, local jurisdictions have the authority to adopt local energy efficiency ordinances—or reach codes—that exceed the minimum standards defined by Title 24 (as established by Public Resources Code Section 25402.1(h)2 and Section 10-106 of the Building Energy Efficiency Standards). Local jurisdictions must demonstrate that the requirements of the proposed ordinance are cost-effective and do not result in buildings consuming more energy than is permitted by Title 24. In addition, the jurisdiction must obtain approval from the Energy Commission and file the ordinance with the BSC for the ordinance to be legally enforceable.

This report is an addendum to the Single Family Air Conditioner Replacements (AC to HP) Cost-effectiveness Report (Statewide Reach Codes Team, 2025) modified to accurately represent local conditions for the City of Glendale, California with service territory in California Climate Zone 9. The study analyzes the cost-effectiveness of heat pump space heater measure upgrades in existing single family buildings that exceed the minimum state requirements under the 2025 Building Energy Efficiency Standards. Local jurisdictions in California may consider adopting local energy ordinances to achieve energy savings beyond what will be accomplished by enforcing building efficiency requirements that apply statewide. This report was developed in coordination with the California Statewide Investor- Owned Utilities (IOUs) Codes and Standards Program, key consultants, and engaged cities—collectively known as the Statewide Reach Codes Team.

The methodology, prototype characteristics, and measure packages are retained from the main study referenced above except for the energy costs are calculated using local Glendale Water and Power (GWP) utility rates. Measure packages include upgrades in existing single family buildings that meet or exceed the minimum state requirements. A 1,665 square foot single family home prototype with an attached garage was evaluated in this study.

Local jurisdictions may also adopt ordinances that amend different Parts of the California Building Standards Code or may elect to amend other state or municipal codes. The decision regarding which code to amend will determine the specific requirements that must be followed for an ordinance to be legally enforceable. Although a cost-effectiveness study is only required to amend Part 6 of the CA Building Code, it is important to understand the 522 of 918

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economic impacts of any policy decision. This study documents the estimated costs, benefits, energy impacts and greenhouse gas emission reductions that may result from implementing an ordinance based on the results to help residents, local leadership, and other stakeholders make informed policy decisions.

Model ordinance language and other resources are posted on the C&S Reach Codes Program website at LocalEnergyCodes.com. Local jurisdictions that are considering adopting an ordinance may contact the program for further technical support at [email protected].
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2 Methodology and Assumptions

2.1 Reach Codes
This section describes the approach to calculating cost-effectiveness including benefits, costs, metrics, and utility rate selection.

2.1.1 Benefits
This analysis used two different metrics to assess the cost-effectiveness of the proposed upgrades. Both methodologies require estimating and quantifying the incremental costs and energy savings associated with each energy efficiency measure. The main difference between the methodologies is the way they value energy impacts:
• On-Bill: Customer-based lifecycle cost approach that values energy based upon estimated site energy usage and customer on-bill savings using electricity and natural gas utility rate schedules over a 30-year duration, accounting for a three percent discount rate and energy cost inflation per Appendix 0. • Long-term Systemwide Cost (LSC): Formerly known as Time Dependent Valuation (TDV) energy cost savings, LSC reflects the Energy Commission’s current LCC methodology, which is intended to capture the total value or cost of energy use over 30 years. This method accounts for the hourly cost of marginal generation, transmission and distribution, fuel, capacity, losses, and cap-and-trade-based CO2 emissions (California Energy Commission, 2023). This is the methodology used by the Energy Commission in evaluating cost-effectiveness for efficiency measures in the 2025 Energy Code.

The Reach Codes Team performed energy simulations using the 2025 research version of the Residential California Building Energy Code Compliance software (CBECC).

2.1.2 Costs
The Reach Codes Team assessed the incremental costs and savings of the packages over the lifecycle of 30-years. Incremental costs represent the equipment, installation, replacement, and maintenance costs of the proposed measure relative to the 2025 Energy Code minimum requirements or standard industry practices.

In February 2024, the TECH Clean California statewide program completed an incremental cost study from cost data collected from 64 contractor participants (Opinion Dynamics, 2024). This report directly uses the TECH costs for all the scenarios for which there was TECH cost data available. These costs were supplemented with measure costs the Reach Codes Team obtained from a contractor survey conducted in the summer of 2023. Additional details on the contractor cost survey are available in the prior existing building statewide study (Statewide Reach Codes Team, 2025). The following summarizes key assumptions in this costing approach.
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• Average statewide costs from the TECH Study were used, no regional specific costs were applied.
• The TECH study provided cost for a minimum efficiency 60,000 Btu/h gas furnace.

However, beginning in 2028, newly installed residential gas furnaces must comply with updated federal efficiency standards requiring a minimum of 95% AFUE1.

Because the TECH study did not include cost estimates for a 95% AFUE condensing furnace, an adjustment was made using data from the statewide contractor cost survey. For systems requiring larger furnace capacities, cost estimates were derived as follows:
o 100,000 Btu/h furnaces (serving systems 4 tons and larger): The same method was applied using the corresponding cost differential for 100,000 Btu/h units.
• At the time of replacement for a furnace when it fails, the statewide study assumed a fan motor replacement. The TECH costs did not include this option. A $1,200 incremental cost was added to the TECH cost.
• At time of replacement for high efficiency heat pump, the sum of the TECH cost for standard efficiency heat pump and the incremental cost difference from the statewide study for high efficiency and standard efficiency heat pump was applied.

Over the 30-year analysis period, certain changes are assumed when the equipment is replaced that impact both lifetime costs and energy use. Table 2 and Table 3 present the lifetime scenario for the DFHP Existing Furnace and HPSH measures, respectively. The analysis assumed a 20-year effective useful lifetime (EUL) for a furnace, a 15-year EUL for an air conditioner, and a 15-year EUL for a heat pump. Lifetimes are based on the Database for Energy Efficient Resources (DEER) (California Public Utilities Commission, 2021b). The existing furnace is assumed to be halfway through its EUL at the beginning of the analysis period. After 10 years when the furnace reaches the end of its life and needs to be replaced, it will be subject to new federal efficiency standards for residential gas furnaces that go into effect in 2028 requiring 95 AFUE

1. Five years later the air conditioner reaches the end of its life and is replaced with a new air conditioner.

For the DFHP upgrade case, after 10 years when the furnace fails it’s expected that the furnace is abandoned in place since the heat pump serves primary heating and was sized to provide the full design heating load. In this case it is assumed that the fan motor is replaced with a new aftermarket unit and operates another five years until the heat pump fails and is replaced with a new heat pump and air handler. Table 2 and Table 3 presents the lifecycle incremental cost breakdown for a 4-ton system. The heat pump is sized based on the heating and cooling load, and the 4-ton system is used for Climate Zone 9. These surveys reflect the cost to the customer and include equipment, labor, permit fees, and required HERS testing.

1 https://www.energy.gov/articles/doe-finalizes-energy-efficiency-standards-residential-furnaces-save-americans- 15-
billion#:~:text=These%20furnace%20efficiency%20standards%20were,heat%20for%20the%20living%20space. 525 of 918

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Table 2. Lifecycle Incremental Cost Breakdown for a 4-Ton DFHP Existing Furnace Calendar
Year
Baseline
AC
Baseline
Future
Cost
Baseline
Present
Value Cost
Heat Pump
Heat Pump
Future
Cost
Heat Pump
Present
Value Cost
2026 AC fails,
install new
AC, keep
existing
furnace
$10,431 $10,431 AC fails,
install new
HP , keep
existing
furnace
$12,347 $12,347
2036 Furnace
fails, install
new 95AFUE
furnace
$7,879 $5,863 Furnace
fails, replace
fan motor
$1,200 $893
2041 AC fails,
install new
AC
$10,431 $6,695 HP fails,
install new
HP and air
handler
$14,529 $9,326
Total $22,989 $22,566
Incremental Cost -$424
Table 3. Lifecycle Incremental Cost Breakdown for 4-Ton HPSH Calendar
Year
Baseline
AC
Baseline
Future
Cost
Baseline
Present
Value Cost
Heat Pump
Heat Pump
Future
Cost
Heat Pump
Present
Value Cost
2026 AC fails,
install new
AC & furnace
$13,808 $13,808 AC fails,
install new

HP & AHU
$14,529 $14,529
2041 AC fails,
install new
AC
$10,431 $6,695 HP fails,
install new

HP & AHU
$13,529 $8,684
2046 Furnace
fails, install
new 95AFUE
furnace
$7,879 $4,363
- - -
2056 Remaining
useful life for
furnace
-
-$1,623
- - -
Total $23,243 $23,213
Incremental Cost -$30

Table 4 presents estimated first and lifetime costs for the baseline and heat pump scenarios for 4-ton equipment. Costs include all material and installation labor including providing new 240 V electrical service to the air handler location for all new air handler installations and decommissioning of the furnace for the cases where the furnace is removed. DFHP costs incorporate controls installation and commissioning to ensure the heat pump and the furnace communicate properly and don’t operate at the same time. Future replacement 526 of 918

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costs do not include any initial costs associated with 240V electrical service or furnace decommissioning.

Table 4. HVAC Measure Cost Assumptions – 4-Ton Electric Replacements Measure Case
AC +
Evaporator
Coil
Gas
Furnace
/AC
DFHP Existing
Furnace HPSH
High
Efficiency
HPSH
Base Case - - AC +
Evaporator Coil
Gas
Furnace
/AC
Gas
Furnace
/AC
First Cost $10,431 $13,808 $12,347 $14,529 $17,506
Replacement Cost
(Future Value) $18,310 $18,310 $15,729 $13,529 $16,506
Replacement Cost
(Present Value) $12,558 $11,058 $10,219 $8,684 $10,594
Remaining Value at
Year 30 $0 -$1,623 $0 $0 $0
Total Lifecycle Cost $22,989 $23,243 $22,566 $23,213 $28,100 Incremental Cost - - -$424 -$30 $4,857

2.1.3 Lifecycle Cost Assuming Zero-NOx Standards for Space Heating After 2030
The California Air Resource Board proposed a strategy for reducing emissions in their 2022 Scoping Plan for Achieving Carbon Neutrality that includes a zero-emission standard for space and water heaters sold in California that would go into effect in 2030 (California Air Resources Board, 2022). The South Coast Air Quality Management District (SCAQMD) proposed Rule 1111 for the Reduction of NOx Emissions from Natural Gas-Fired Furnaces.

This rule applies to furnaces less than 175,000 Btu/hr and sets compliance goals for manufacturers with the proposed dates in Table 5. The sale of gas furnaces above the compliance target will incur a mitigation fee (SCAQMD, 2025).

Table 5. SCAQMD Rule 1111 Proposed Manufacturer Compliance Targets Target Dates 2027-2028 2029-2032 2033-2035 2036 and after NOx Emitting Units (e.g. gas) 70% 50% 25% 10%
Zero-Emission Units 30% 50% 75% 90%

The Bay Area Air Quality Management District (BAAD) adopted Rule 9-4 that similarly requires zero NOx standards for space heating systems sold in the Bay Area.

Implementation for residential furnaces will begin January 2029 (BAAD, 2025).

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very limited or no longer available in 2030, a sensitivity analysis for this scenario is included in this study for the DFHP Existing Furnace scenario. The other heat pump measures would also be impacted by this ruling; however, for simplicity the team selected one measure to give a sense of the impact on the results. The costs in Table 6 reflect the DFHP Existing Furnace scenario where gas furnaces are not available in 2030. This 30-year lifecycle analysis assumes that in 10 years when the furnace reaches the end of its useful life and needs to be replaced, it will be subjected to the SCAQMD Rule 1111 or California Air Resources Board proposal and will be replaced with a heat pump.

Table 6. Lifecycle Incremental Cost Breakdown for 4-Ton System DFHP Existing Furnace with no Gas Furnaces after 2030
Calendar
Year
Baseline AC
Replacement
Schedule
Baseline
Future
Cost
Baseline
Present
Value
Cost
Heat Pump
Heat
Pump
Future
Cost
Heat
Pump
Present
Value
Cost
2026
AC fails, install new
AC, keep existing
furnace
$10,431 $10,431
AC fails, install new
HP , keep existing
furnace
$12,347 $12,347
2036 Furnace fails, install
new HP $14,529 $10,811 Furnace fails,
replace fan motor $1,200 $893
2041 - - - HP fails, install new
HP and air handler $14,529 $9,326
2051 HP fails, install new
HP $13,529 $6,462 - - -
2056 Remaining useful
life for HP - -$4,459 - - -
Total $23,245 $22,566
Incremental Cost -$679

2.1.4 Metrics
Cost-effectiveness is presented using net present value (NPV) and benefit-to-cost (B/C) ratio metrics.
• NPV: The Reach Codes Team uses net savings (NPV benefits minus NPV costs) as the cost-effectiveness metric. If the net savings of a measure or package is positive, it is considered cost effective. Negative net savings represent net costs to the consumer. A measure that has negative energy cost benefits (energy cost increase) can still be cost effective if the costs to implement the measure are even more negative (i.e., construction and maintenance cost savings). • B/C Ratio: Ratio of the present value of all benefits to the present value of all costs over 30 years (NPV benefits divided by NPV costs). The criteria for cost- effectiveness is a B/C greater than 1.0. A value of one indicates the savings over the 528 of 918

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life of the measure are equivalent to the incremental cost of that measure. A value greater than one represents a positive return on investment.

Improving the energy performance of a building often requires an initial investment. In most cases the benefit is represented by annual on-bill utility or LSC savings, and the cost by incremental first cost and replacement costs. However, some packages result in initial construction cost savings (negative incremental cost), and either energy cost savings (positive benefits), or increased energy costs (negative benefits). In cases where both construction costs and energy-related savings are negative, the construction cost savings are treated as the benefit while the increased energy costs are the cost. In cases where a measure or package is cost-effective immediately (i.e., upfront construction cost savings and lifetime energy cost savings), B/C ratio cost-effectiveness is represented by “>1”.

Because of these situations, NPV savings are also reported, which, in these cases, are positive values.

2.1.5 Utility Rates
In coordination with the City of Glendale, the Reach Codes Team determined appropriate tariffs for each package, summarized in Table 7, based on the annual load profile of the prototype and the corresponding package, and the most prevalent rate for each building type.

For a more detailed breakdown of the rates selected refer to Section 7.2 Utility Rate Schedules.

Table 7. Residential (Single Family and Detached ADU)
Utility Tariffs in City of Glendale
Electric / Gas Utility Electricity Natural Gas
GWP / SoCalGas L-1-A GR

Utility rates are assumed to escalate over time according to the two scenarios described below.
1) Modest Gas Escalation: The first scenario is based on assumptions from the CPUC 2021 En Banc hearings on utility costs through 2030 (California Public Utilities Commission, 2021a). Escalation rates throughout the remainder of the 30-year evaluation period are based on the escalation rate assumptions within the 2022 TDV factors.
2) High Gas Escalation: A second set of escalation rates were also evaluated to demonstrate the impact that utility cost changes have on cost-effectiveness over time. This set was based on those used within the 2025 LSC factors (LSC replaces TDV in the 2025 code cycle) which assumed steep increases in gas rates in the latter half of the analysis period.
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See Section 7.2.3 and the statewide 2022 Single Family Retrofit Cost-effectiveness Study (Statewide Reach Codes Team, 2025) for details.

2.2 Greenhouse Gas Emissions
The analysis uses the greenhouse gas (GHG) emissions estimates built-in to CBECC-Res.

There are 8760 hourly multipliers accounting for time dependent energy use and carbon emissions based on source emissions, including renewable portfolio standard projections.

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3 Prototype Designs and Measure
Packages

3.1 Prototype Characteristics
The Energy Commission defines building prototypes which it uses to evaluate the cost- effectiveness of proposed changes to Title 24 requirements. Average home size has steadily increased over time, and the Energy Commission single family new construction prototypes are larger than many existing single family homes across California. For this analysis, a 1,665 square foot prototype was evaluated. Table 8 describes the basic characteristics of the single family prototype. Additions are not evaluated in this analysis as they are already addressed in Section 150.2 of Title 24, Part 6. The CEC has proposed significant changes to the 2025 Energy Code that would remove the allowance of gas space heating and water heating equipment for additions and instead require additions to follow the same space heating and water heating equipment requirements as new construction (California Energy Commission, 2025).

Table 8. Residential Prototype Characteristics

Three building vintages were evaluated to determine sensitivity of existing building performance on cost-effectiveness of upgrades. For example, it is widely recognized that adding attic insulation in an older home with no insulation is cost-effective, however, newer homes will likely have existing attic insulation reducing the cost-effectiveness of an incremental addition of insulation. The building characteristics for each vintage were determined based on either prescriptive requirements from Title 24 that were in effect or standard construction practice during that time period. Homes built under 2001 Title 24 are subject to prescriptive envelope code requirements very similar to homes built under the 2005 code cycle, which was in effect until January 1, 2010.

Table 9 summarizes the assumptions for each of the three vintages. Additionally, the analysis assumed the following features when modeling the prototype buildings. Efficiencies were defined by year of the most recent equipment replacement based on standard equipment lifetimes.
• Individual space conditioning and water heating systems, one per single family building.
• Split-system air conditioner with natural gas furnace.

Specification
Existing Conditioned Floor Area 1,665 ft2
Num. of Stories 1
Num. of Bedrooms 3
Window-to-Floor Area Ratio 13%
Attached Garage 2-car garage
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o Scenarios with an existing natural gas wall furnace without AC were also evaluated.
• Small storage natural gas water heater.
o Scenarios with an existing electric resistance storage water heater were also evaluated.
• Gas cooktop, oven, and clothes dryer.

The methodology applied in the analysis begins with a design that matches the specifications as described in Table 9 for each of the three vintages. Prospective energy efficiency measures were modeled to determine the projected energy performance and utility cost impacts relative to the baseline vintage.

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Table 9. Efficiency Characteristics for Three Vintage Cases Building Component Efficiency
Feature
Vintage Case
Pre-1978 1978-1991 1992-2010
Envelope
Exterior Walls 2x4, 16-inch on center wood frame,
R-0a
2x4 16 inch on center wood frame,
R-11
2x4 16 inch on center wood frame,
R-13
Foundation Type & Insulation Uninsulated slab (CZ 2-15) Raised floor, R-0 (CZ 1 & 16)
Uninsulated slab (CZ 2-15)
Raised floor, R-0 (CZ 1 & 16)
Uninsulated slab (CZ 2-15)
Raised floor, R-19 (CZ 1 & 16)
Ceiling Insulation & Attic Type
Vented attic, R-5 @ ceiling level for CZ
6 & 7,
Vented attic, R-11 @ ceiling level
(all other CZs)
Vented attic, R-19 @ ceiling level Vented attic, R-30 @ ceiling level Roofing Material & Color Asphalt shingles, dark
(0.10 reflectance, 0.85 emittance)
Asphalt shingles, dark
(0.10 reflectance, 0.85 emittance)
Asphalt shingles, dark
(0.10 reflectance, 0.85 emittance)
Radiant Barrier No No No
Window Type: U-factor/SHGCb Metal, single pane: 1.16/0.76 Metal, dual pane: 0.79/0.70 Vinyl, dual pane Low-E: 0.55/0.40 House Infiltration at 50 Pascals 15 ACH50 10 ACH50 7 ACH50 HVAC Equipment
Heating Efficiency 78 AFUE (assumes 2 replacements) 78 AFUE (assumes 1 replacement) 78 AFUE Cooling Efficiency 10 SEER (assumes 2 replacements) 10 SEER (assumes 1 replacement) 13 SEER, 11 EER Duct Location & Details Attic, R-2.1, 30% leakage at 25 Pa Attic, R-2.1, 25% leakage at 25 Pa Attic, R-4.2, 15% leakage at 25 Pa Whole Building Mechanical
Ventilation None None None
Water Heating Equipment
Water Heater Efficiency 0.575 Energy Factor (assumes 2
replacements)

0.575 Energy Factor (assumes 1
replacement) 0.575 Energy Factor
Water Heater Type 40-gallon gas storage 40-gallon gas storage 40-gallon gas storage Pipe Insulation None None None
Hot Water Fixtures Standard, non-low flow Standard, non-low flow Standard, non-low flow a Pre-1978 wall modeled with R-5 cavity insulation to better align wall system performance with monitored field data and not overestimate energy use. b Window type selections were made based on conversations with window industry expert, Ken Nittler. If a technology was enterin g the market during the time period (e.g., Low-E during 1992-2010 or dual-pane during 1978-1991) that technology was included in the analysis. This provides a conservative assumption for overall building performance and additional measures may be cost -effective for buildings with lower performing windows, for example buildings with metal single pane windows in the 1978-1991 vintage.

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3.2 Measure Details
The following heat pump space heater (HPSH) measures were evaluated as described below. All included HERS verified refrigerant charge, 10% duct sealing, and 300 CFM/ton airflow, aligned with the proposed code requirements for the 2025 Title 24 code.
1) Dual Fuel Heat Pump (DFHP Existing Furnace): Replace existing ducted AC with an electric heat pump and install controls to operate the heat pump as the primary space conditioning source and to use the existing gas furnace (78 AFUE) for backup heat when heating demands cannot be met by the heat pump. In this report, dual fuel heat pumps were modeled to disable furnace operation above an outdoor temperature of 35°F in compliance with Energy Code Section 150.0(h)7, which requires this lockout for any heat pump with supplemental heating. A minimum federal efficiency (14.3 SEER2, 11.7 EER2, 7.5 HSPF2) heat pump was evaluated. Savings are compared to a new AC (14.3 SEER2, 11.7 EER2) alongside the existing furnace (78 AFUE). A new evaporator coil is assumed to be installed with the AC system.
2) HPSH: Replace existing ducted AC and natural gas furnace with an electric heat pump and air handler. Minimum federal efficiency (14.3 SEER2, 11.7 EER2, 7.5 HSPF2) heat pumps were evaluated. Savings are compared to a new ducted natural gas furnace and AC (14.3 SEER2, 11.7 EER2, 80 AFUE).
3) High Efficiency HPSH: Replace existing ducted AC and natural gas furnace with an electric heat pump and air handler. Higher efficiency (17 SEER2, 12.48 EER2, 9.5 HSPF2) heat pumps were evaluated. Savings are compared to a new ducted natural gas furnace and AC (14.3 SEER2, 11.7 EER2, 80 AFUE).

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4 Results
The primary objective of the evaluation is to identify cost-effective energy upgrade measures at the time of air conditioner replacement in single family buildings, to support the design of local ordinances requiring upgrades, which may be triggered by different events, such as at the time of a significant remodel or at burnout of mechanical equipment. Table 10 shows the analysis results for Climate Zone 9 for the standard rate L-1-A rate.

Table 10. Heat Pump Single Family Cost-Effectiveness Summary Vintage
Year Case
Annual
Elec
Savings
(kWh)
Annual
Gas
Savings
(therms)
Average
Annual
GHG
Reductions
(metric
tons)
Utility Cost Savings Incremental Cost On-Bill Cost-Effectiveness 2025 LSC Cost-
Effectiveness
First
Year
Lifecycle
(2025$)
First
Year
Lifecycle
(2025$)
Modest Gas
Escalation
High Gas
Escalation
B/C
Ratio NPV B/C
Ratio NPV B/C
Ratio NPV

Pre 1978
DFHP Existing Furnace (738) 95 0.40 ($66) ($429) $1,916 ($424) 0.99 ($6) >1 $2,949 >1 $4,387 HPSH (Std Efficiency) (879) 99 0.40 ($101) ($1,173) $721 ($30) 0.03 ($1,143) >1 $1,909 >1 $4,415 HPSH (High Efficiency) (478) 99 0.44 $43 $2,018 $3,698 $4,857 0.42 ($2,839) 1.07 $345 1.49 $2,358 1978-
1991
DFHP Existing Furnace (499) 65 0.27 ($44) ($285) $1,916 ($424) 1.49 $139 >1 $2,141 >1 $3,127 HPSH (Std Efficiency) (599) 68 0.27 ($69) ($810) $721 ($30) 0.04 ($780) >1 $1,289 >1 $3,022 HPSH (High Efficiency) (300) 68 0.30 $35 $1,505 $3,698 $4,857 0.31 ($3,352) 0.76 ($1,187) 1.05 $232 1992-
2010
DFHP Existing Furnace (410) 54 0.23 ($36) ($218) $1,916 ($424) 1.94 $206 >1 $1,860 >1 $2,749 HPSH (Std Efficiency) (490) 56 0.23 ($56) ($642) $721 ($30) 0.05 ($612) >1 $1,096 >1 $2,589 HPSH (High Efficiency) (282) 56 0.25 $11 $856 $3,698 $4,857 0.18 ($4,001) 0.54 ($2,231) 0.85 ($750) 535 of 918

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4.1 Zero-NOx Scenario Results
This section presents cost-effectiveness results for the DFHP Existing Furnace under the scenario where proposed air quality district zero-NOx rules go into effect over the next 10 years. In the base case, at time of replacement of the gas furnace at year 10 a heat pump is installed. The energy profile between the base case and the heat pump upgrade case are subsequently identical for the remaining 20 years of the 30-year analysis period. As a result, energy and cost savings only persist for the first 10 years.

Table 11 shows the On-Bill NPV cost-effectiveness results and the LSC cost-effectiveness results for all three vintages. 2025 LSC savings were calculated using individual year multipliers for the first 10 years, 2026 through 2035.

Table 11. DFHP Existing Furnace On-Bill NPV and 2025 LSC Cost-effectiveness High Gas Escalation (Zero-NOx Rule)
Vintage Year
NPV
On-Bill 2025 LSC

Pre 1978 $400 $608
1978-1991 $492 $424
1992-2010 $532 $372
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5 Summary
This analysis evaluated the feasibility and cost-effectiveness of heat pump upgrades at time of air conditioner replacement in GWP territory for homes built before 2010. The Statewide Reach Codes Team used both On-Bill and LSC-based LCC approaches to evaluate cost- effectiveness and quantify the energy cost savings associated with energy efficiency measures compared to the incremental costs associated with the measures.

Conclusions and Discussion:
• The heat pump installation alongside the existing furnace (DFHP Existing Furnace) was found to be cost-effective under the high gas escalation and LSC cost-effective in all vintages.
• The complete heat pump system installation (heat pump and air handler – HPSH) was found to be cost-effective under the high gas escalation and LSC cost-effective in all vintages.
• The complete heat pump system installation with high efficiency heat pump was found to be cost-effective under the high gas escalation in the pre-1978 vintage and LSC cost-effective in all vintages, with exception to the 1992-2010 vintage. • Under the modest gas escalation scenario, only the DFHP Existing Furnace in the 1978-1991 and 1992-2010 vintages were found to be cost-effective. • Challenges to On-Bill cost-effectiveness include higher first costs and higher first- year utility costs due to higher electricity tariffs relative to gas tariffs. However, On- Bill cost-effectiveness improves under GWP rates compared to SCE rates, primarily because GWP electricity rates are lower.
• Given the adopted Bay Area Air Quality Management District Zero NOx rule, and the proposed California Air Resource Board or South Coast Air Quality Management District (SCAQMD) Zero-NOx rules, and gas furnaces may not be available to be installed after 2030. A sensitivity analysis was performed for the Zero NOx scenario using the high gas escalation rate scenario and found that cost-effectiveness decreases in all DFHP cases. Utility cost impacts are experienced over the first 10- year period, during which gas rate escalation is lower and electricity rate escalation higher. As a result, this scenario has higher lifetime increases in utility cost. Even though lifetime incremental costs are lower, the combined impact is a lower net present value.
• While not evaluated in this report, the 2022 Single Family Retrofit Cost-effectiveness Study (Statewide Reach Codes Team, 2025) shows it is beneficial to combine a heat pump space conditioning system with photovoltaics (PV) because the additional electricity required by the heat pump can be met by the PV system and result in reduced utility bills.
• In this study the dual fuel heat pump is evaluated with an existing furnace, however the homeowner could choose to replace the existing furnace with a new furnace at this time as well. This measure (DFHP New Furnace) was evaluated in the 2022 537 of 918

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Single Family Retrofit Cost-effectiveness Study (Statewide Reach Codes Team, 2025) but found to be less cost-effective than the DFHP Existing Furnace case.

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6 References
BAAD. (2025, May 7). Rules 9-4 and 9-6 Building Appliances. Retrieved from Bay Area Air District: https://www.baaqmd.gov/en/rules-and-compliance/rule- development/building-appliances
California Air Resources Board. (2022, August 12). 2022 State Strategy for the State Implementation Plan (2022 State SIP Strategy). Retrieved from California Air Resources Board Web site: https://ww2.arb.ca.gov/sites/default/files/2022- 11/Proposed_2022_State_SIP_Strategy.pdf
California Energy Commission. (2023). 2025 Energy code Hourly Factors. Retrieved from https://www.energy.ca.gov/files/2025-energy-code-hourly-factors California Energy Commission. (2025). Final Express Terms for the Proposed Revisions to 2025 Title 24, Parts 1 and 6. Retrieved from
https://efiling.energy.ca.gov/GetDocument.aspx?tn=261222&DocumentContentId=97 581
California Public Utilities Commission. (2021a). Utility Costs and Affordability of the Grid of the Future: An Evaluation of Electric Costs, Rates, and Equity Issues Pursuant to P.U. Code Section 913.1. Retrieved from https://www.cpuc.ca.gov/-/media/cpuc- website/divisions/office-of-governmental-affairs-division/reports/2021/senate-bill-695- report-2021-and-en-banc-whitepaper_final_04302021.pdf
California Public Utilities Commission. (2021b). Database for Energy-Efficient resources (DEER2021 Update). Retrieved April 13, 2021, from
http://www.deeresources.com/index.php/deer-versions/deer2021 Heinemeier, K. (2025). Residential HVAC Performance. Retrieved from https://title24stakeholders.com/wp-content/uploads/2025/03/Residential-HVAC- Performance.pdf
Opinion Dynamics. (2024). TECH Clean California: Incremental Cost Study. Final Phase I Findings. Retrieved from
https://techcleanca.com/documents/4258/TECH_Cost_Study_- _FINAL_Phase_I_Findings_2.12.24_2.pdf
SCAQMD. (2025, February 21). Space and Water Heating Building Appliances. Retrieved from South Coast AQMD: https://www.aqmd.gov/docs/default- source/Agendas/ssc/ssc-agenda-2-21-2025.pdf
Statewide Reach Codes Team. (2024, September). 2022 Cost-Effectiveness Study: Single Family New Construction. Retrieved from
https://localenergycodes.com/download/1240/file_path/fieldList/2022%20Single%20 Family%20NewCon%20Cost-eff%20Study.docx
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Statewide Reach Codes Team. (2025). Single Family Air Conditioner Replacements (AC to HP) Cost-effectiveness Report. Retrieved from
https://localenergycodes.com/download/2034/file_path/fieldList/2025%20Single%20 Family%20AC%20to%20HP%20Cost-eff%20Study.pdf
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7 Appendices

7.1 Map of California Climate Zones
Climate zone geographical boundaries are depicted in Figure . The map in Figure 1 along with a zip-code search directory is available at:
https://ww2.energy.ca.gov/maps/renewable/building_climate_zones.html Figure 1. Map of California climate zones.

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7.2 Utility Rate Schedules
The Reach Codes Team used City of Glendale electricity and SoCalGas gas tariffs detailed below to determine the On-Bill savings for each package.

7.2.1 Glendale Water and Power
Following shows the City of Glendale electricity tariffs applied in this study. The L-1-A rate was applied to all packages.

L-1-A Standard Service Rate

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7.2.2 Southern California Gas
The SoCalGas monthly gas rate in $/therm applied in this analysis is shown in Table 12. The gas rates were developed based on the latest available gas rate for May 2025 and a curve to reflect how natural gas prices fluctuate with seasonal supply and demand. The seasonal curve was estimated from SoCalGas’s monthly residential tariffs between 2015 and 2024. 12-month curves were created from monthly gas rates for each of the ten years. The ten annual curves were then averaged to arrive at an average normalized annual curve. Long- term historical natural gas rate data was only available for SoCalGas’ procurement charges.

The baseline and excess transmission charges were found to be consistent over the course of a year and applied for the entire year based on May 2025 rates. The costs presented in Table 12 were then derived by establishing the baseline and excess rates from the May 2025 tariff as a reference point and then using the normalized curve to estimate the cost for the remaining months relative to the May rates.

Table 12. SoCalGas Monthly Gas Rate ($/therm)
Month
Total Charge
Baseline Excess
January $1.57 $2.06
February $1.40 $1.88
March $1.34 $1.82
April $1.28 $1.76
May $1.29 $1.77
June $1.32 $1.81
July $1.34 $1.82
August $1.38 $1.86
September $1.34 $1.83
October $1.33 $1.82
November $1.37 $1.86
December $1.43 $1.91
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7.2.3 Fuel Escalation Rates
The average annual escalation rates in Table 13 present the moderate gas escalation scenario used in this study. The electricity and natural gas rates are based on assumptions from the CPUC 2021 En Banc hearings on utility costs through 2030 (California Public Utilities Commission, 2021a). Escalation rates throughout the remainder of the 30-year evaluation period are based on the escalation rate assumptions within the 2022 TDV factors. No data was available to estimate electricity escalation rates for Glendale, therefore electricity escalation rates for SCE and statewide natural gas escalation rates were applied.

Table 14 presents the high gas escalation scenario escalation rates used in this analysis.

Rates were applied for the same 30-year period and are based on the escalation rate assumptions within the 2025 LSC factors from 2026 through 2055. These rates were developed for electricity use statewide (not utility-specific) and assume steep increases in gas rates in the latter half of the analysis period. Data was not available for the year 2026 and so the CPUC En Banc assumptions were applied for those years using the average rate across the three IOUs for statewide electricity escalation.

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Table 13: Real Utility Rate Escalation Rate Assumptions, CPUC En Banc and 2022 TDV Basis

Year
Statewide Natural
Gas Average Rate
(%/year, real)
SCE Electric
Average Rate
(%/year, real)
2026 4.6% 1.6%
2027 4.6% 1.6%
2028 4.6% 1.6%
2029 4.6% 1.6%
2030 4.6% 1.6%
2031 2.0% 0.6%
2032 2.4% 0.6%
2033 2.1% 0.6%
2034 1.9% 0.6%
2035 1.9% 0.6%
2036 1.8% 0.6%
2037 1.7% 0.6%
2038 1.6% 0.6%
2039 2.1% 0.6%
2040 1.6% 0.6%
2041 2.2% 0.6%
2042 2.2% 0.6%
2043 2.3% 0.6%
2044 2.4% 0.6%
2045 2.5% 0.6%
2046 1.5% 0.6%
2047 1.3% 0.6%
2048 1.6% 0.6%
2049 1.3% 0.6%
2050 1.5% 0.6%
2051 1.8% 0.6%
2052 1.8% 0.6%
2053 1.8% 0.6%
2054 1.8% 0.6%
2055 1.8% 0.6%
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Table 14: Real Utility Rate Escalation Rate Assumptions, 2025 LSC Basis

Year
Statewide Natural
Gas Residential
Average Rate
(%/year, real)
Statewide
Electricity
Residential
Average Rate
(%/year, real)
2026 4.6% 2.1%
2027 4.2% 0.6%
2028 3.2% 1.9%
2029 3.6% 1.6%
2030 6.6% 1.3%
2031 6.7% 1.0%
2032 7.7% 1.2%
2033 8.2% 1.1%
2034 8.2% 1.1%
2035 8.2% 0.9%
2036 8.2% 1.1%
2037 8.2% 1.1%
2038 8.2% 1.0%
2039 8.2% 1.1%
2040 8.2% 1.1%
2041 8.2% 1.1%
2042 8.2% 1.1%
2043 8.2% 1.1%
2044 8.2% 1.1%
2045 8.2% 1.1%
2046 8.2% 1.1%
2047 3.1% 1.1%
2048 -0.5% 1.1%
2049 -0.6% 1.1%
2050 -0.5% 1.1%
2051 -0.6% 1.1%
2052 -0.6% 1.1%
2053 -0.6% 1.1%
2054 -0.6% 1.1%
2055 -0.6% 1.1%
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Glendale Municipal Code Amendment Pertaining to Selection of the Mayor

1. Introduction of Ordinance of the Council of the City of Glendale, California Amending Section 2.04.020 of the Glendale Municipal Code, 1995, Relating to the Mayoral Selection Process

COUNCIL ACTION
Item Type: Action Item
Approved for November 4, 2025 calendar

EXECUTIVE SUMMARY
As directed by the Council, the City Attorney’s Office presents an ordinance for introduction and adoption that will amend the mayoral selection process set forth in Glendale Municipal Code Section 2.04.020. If adopted, the ordinance will revise the mayoral selection process by eliminating the provisions pertaining to the order of precedence of mayoral selection. The ordinance also provides two options for moving the mayoral selection date from April to July, either commencing in 2026 or 2027. The ordinance will also bifurcate the mayor selection from the date the new mayor takes office by providing that the mayor’s appointment becomes effective at the regular meeting following the meeting where the mayor is selected. 548 of 918

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RECOMMENDATION
Staff recommends the Council introduce and adopt the ordinance.

ANALYSIS
On March 30, 2021, the Council adopted Ordinance No. 5963, amending the Glendale Municipal Code (“GMC”) relating to the annual selection of the mayor. GMC Section

2.04.020 provides for an order of precedence for selection of mayor based on longest continuous service since last serving as Mayor, limitations on appointments, and a “best interest” clause that permits the Council to make a selection that it deems to be in the City’s best interest.

Elimination of Mayoral Selection Process
On July 1, 2025, the Council reviewed Section 2.04.020 as well as alternative language that could be considered to address concerns raised regarding its implementation and fairness. Ultimately, the Council directed staff to prepare an ordinance amending Section 2.040.020 that will remove the selection policy from the GMC; the Council will select the mayor by majority vote with no restrictions on who can be selected.

Change of Mayoral Selection Date to July
The Council also directed a change to the mayoral selection date from April to July. This is intended to allow councilmembers elected in June during statewide primary election years to participate in the mayor selection for the upcoming year. As requested, two options are presented for when the new mayor selection date will occur, in 2026 or 2027:

Option 1 – 2026
Commencing in 2026, the date and time for selection of the mayor shall be during the first regular meeting of the council occurring after the third Monday of July of each year.

Option 2 - 2027
In 2026, the date and time for the selection of the mayor shall be during the first regular meeting of the council occurring after the first Monday in April. Commencing in 2027, the date and time for selection of the mayor shall be during the first regular meeting of the council occurring after the third Monday of July of each year.

Staff recommends that if the mayoral selection date is moved to July, then it should be after the third Monday in July to provide sufficient time after the June statewide primary elections for the new Council to be sworn in. Los Angeles 549 of 918

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County has up to 30 days to certify election results which then must be approved by the Council. In the past, the County has taken the full 30 days.

Effective Date of Mayoral Appointment
As directed by the Council, the ordinance also amends the GMC to make the mayoral appointment effective at the regular meeting after the mayor is selected.

STAKEHOLDERS/OUTREACH
Not applicable.

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

ENVIRONMENTAL REVIEW (CEQA/NEPA)
This activity involves organizational and administrative activities of the government related to the process for selecting the mayor, and such internal procedural changes have no potential for resulting in either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment. As such, this action is not a “project” subject to the requirements of the California Environmental Quality Act (CEQA) 14 Cal. Code Regs § 15378.

CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.

ALTERNATIVES TO STAFF RECOMMENDATION

1. The Council can choose not to introduce and adopt the ordinance amending GMC Section 2.04.020, in which case the current mayoral selection policy will remain in place.

2. The Council can choose an alternative not identified by staff. 550 of 918

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ADMINISTRATIVE ACTION
Submitted by:

Michael J. Garcia, City Attorney
Prepared by:

Michael J. Garcia, City Attorney
Dorine Martirosian, Principal Assistant City Attorney
Approved by:

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

EXHIBITS/ATTACHMENTS
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1 ORDINANCE NO.____________

AN ORDINANCE OF THE COUNCIL OF THE CITY OF GLENDALE,
CALIFORNIA AMENDING SECTION 2.04.020 OF THE GLENDALE
MUNICIPAL CODE, 1995, RELATING TO MAYORAL SELECTION PROCESS WHEREAS, the City of Glendale (City) Councilmembers are elected at-large and serve four-year terms; and
WHEREAS, in April of each year, the City Council appoints one of its own members to serve as Mayor for the following year, pursuant to the City’s Charter, Article IV, Section 5(4); and
WHEREAS, on March 30, 2021, after having considered a staff report wherein 134 municipalities were surveyed relating to best practices governing procedures for the selection of Mayor, the City Council adopted Ordinance 5963 amending Glendale Municipal Code, 1995 (“GMC”) Section 2.04.020, establishing criteria and procedures to be considered and followed by the City Council in selecting a Mayor each year; and WHEREAS, on July 1, 2025, after considering various alternatives, the City Council directed that the City Attorney prepare an ordinance to amend GMC Section 2.04.020 to:
Eliminate the provisions pertaining to order of precedence of mayoral selection contained in subsections B through H.
Revise the date of mayoral selection from April to July, with options for the effective date of the new July selection date.
Provide for the seating and appointment of the mayor to be effective at the first regular meeting after the council meeting where the Council selects the new mayor; and
WHEREAS, the City Council has considered the reports dated July 1, 2025 and August 19, 2025 by the City Attorney presenting the above as directed by Council, and by this Ordinance amends the provisions of Glendale Municipal Code, 1995 (GMC) Section

2.04.020 relating to the Mayor selection process.

NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF GLENDALE:

SECTION 1. The above recitals are true and correct.

SECTION 2. Section 2.04.020 of the Glendale Municipal Code, 1995, regarding Selection of mayor, is hereby amended to read as follows:
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2 “2.04.020 Selection of Mayor
Pursuant to Article VI, Section 5(4) of the Charter, the council shall annually select one of its members to be the mayor, in accordance with the procedures set forth herein.

The date and times for appointment shall be during the first regular meeting of the council after the first Monday in April of each year. The mayor shall serve as presiding officer and perform the other duties of mayor at the pleasure of the council. [July selection – Option 1: July selection commences in 2026] A. Commencing in 2026, the date and time for selection of the mayor shall be during the first regular meeting of the council occurring after the third Monday of July of each year.
[July selection – Option 2: July selection commences in 2027] A. In 2026, the date and time for the selection of the mayor shall be during the first regular meeting of the council occurring after the first Monday in April.

Commencing in 2027, the date and time for selection of the mayor shall be during the first regular meeting of the council occurring after the third Monday of July of each year.

B. The appointment of the mayor shall become effective and the mayor’s term shall commence at the next regular meeting occurring after the council meeting where the council selects the new mayor.”
B. The council shall select and appoint a mayor to serve for the upcoming year in the following order of precedence:

1. The councilmember with the longest, continuous uninterrupted service on the council since last serving as mayor, and who is not serving as the mayor at the time of mayoral selection, shall be selected as mayor.

2. In the event of a tie between councilmembers with the longest continuous service since last serving as mayor as set forth in subsection (B)(1), the councilmember who received the most votes in the councilmembers' most recent election shall be selected mayor. In the event the tie is between councilmembers who were elected during different elections, then the councilmember with the highest percentage of votes received in each councilmembers' most recent elections to the city council shall be selected mayor.

Notwithstanding the election votes tiebreakers set forth in this subsection (B)(2), if either tiebreaker would result in a councilmember who has previously served as mayor since being elected to the council being appointed over a councilmember of equal continuous uninterrupted service who has never served as mayor since being elected to the council, then the councilmember who has not previously served as mayor shall be appointed mayor. 553 of 918

3 3. In the event that the procedure set forth in subsections (B)(1) and (2) do not control the selection of mayor, the council shall select the mayor by majority vote.

C. A councilmember whose council term will expire in the same year that the mayor's term would also expire if said councilmember was selected mayor shall not be selected to serve as mayor. A councilmember whose council term will expire within 180 days after the date of the selection of the mayor shall not be selected mayor.

D. A councilmember who has served as a mayor shall not be appointed mayor for the immediately subsequent term, unless all other councilmembers decline to serve.

E. If a councilmember is in line to be selected mayor in accordance with the procedures of this section but is unable or unwilling to serve as mayor at the time of selection, then the council shall select the next councilmember in line and the councilmember who is unwilling or unable to be the mayor shall be placed next in line for mayoral appointment under the procedure in subsection (B)(2).

F. If a councilmember who is serving as mayor vacates or is removed from the mayoral position or from his or her council position, the council may fill the vacancy of mayor by selecting and appointing any councilmember to fill said unexpired term. The councilmember selected pursuant to this subsection shall not be prejudiced or prevented from serving a scheduled term pursuant to the provisions of this section.

G. A councilmember appointed to the council to fill a vacancy in accordance with Article VI, Section 13 of the Charter shall not serve as mayor during such appointed term unless there is no available alternative. Under circumstances with no available alternatives, the appointed councilmember(s) having served the longest in such temporary capacity shall serve as mayor in accordance with the provisions set forth in this chapter.

H. Notwithstanding the provisions of this section, in the event the council determines in its discretion that it is in the best interest of the city not to appoint the councilmember next in line to serve as mayor in accordance with the procedure of this section, including, but not limited to, because of reason of mental or physical incapacity significantly limiting the ability to perform mayoral duties or a criminal conviction, then the council may appoint the next qualified councilmember pursuant to subsection (B)(2) to serve as mayor.

SECTION 3. Compliance with California Environmental Quality Act.

The City Council finds and determines that this ordinance is not subject to the California Environmental Quality Act (CEQA), because it is an organizational and administrative activity related to the City government structure that will not result in direct or indirect physical changes in the environment and is therefore not a “project” pursuant to Section 15378(b)(5) of Title 14 of the California Code of Regulations (the CEQA Guidelines) 554 of 918

4 SECTION 4. Severability.

This Ordinance is adopted under the authority of the Charter of the City of Glendale and State law. If any section, subsection, clause or phrase is declared invalid or otherwise void by a court of competent jurisdiction, it shall not affect any remaining provision hereof. In this regard the city council finds and declares that it would have adopted this measure notwithstanding any partial invalidity hereof.

SECTION 5. Effective Date.

This Ordinance shall take effect and be in force thirty (30) days after the date of its adoption.

Passed and adopted by the Council of the City of Glendale on the ___ day of ________, 2025.
_____________________________
Mayor
ATTEST:
_________________________
City Clerk
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5 STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF GLENDALE )
I, Suzie Abajian, PhD, City Clerk of the city of Glendale, certify that the foregoing Ordinance No. ___________ was passed by a majority vote of the Council of the city of Glendale, California, at a regular meeting held on the _____ day of __________, 2025, and that the same was passed by the followed vote.

Ayes:

Noes:

Absent:

Abstain:
______________________________
City Clerk
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Public Hearing for Stage II (final review) for Design Review Case No. PDR- 002693-2023 to demolish an existing 5,688 square-foot commercial building (restaurant) and two surface parking lots, located at 820 North Central Avenue, 208 Arden Avenue, and 212 Arden Avenue and to construct a new 105-unit, 8-story multi- family building with 186 onsite parking spaces and a 3,388 square-foot publicly accessible open space. The 36,170 square-foot project site is zoned DSP/Gateway (Downtown Specific Plan/Gateway District).

1. Motion to approve Stage II Design Review Application.

2. Motion to continue the matter, directing the City Attorney to draft findings denying Stage II Design Review.

COUNCIL ACTION
Item Type: Public Hearing
Approved for November 4, 2025 calendar

EXECUTIVE SUMMARY
The developer, Arden Residences LLC, is proposing to demolish an existing 5,688 square-foot commercial building (restaurant) and two surface parking lots to construct a new 105-unit, 131,846 square-foot, 8-story multi-family residential building with 186 parking spaces within the ground floor and two levels of subterranean parking garage.

The project includes a 3,388 square-foot publicly accessible open space area. The 36,173 square-foot project site is located at the southeast corner of Central and Arden Avenue, in the Downtown Specific Plan, Gateway District (DSP/Gateway) zone.

The Project includes:
One studio unit, 23 one-bedroom units, eight one-bedroom units with den, and 73 two-bedroom units
186 parking spaces (120 standard spaces and 66 tandem spaces) on the ground floor and within two levels of subterranean parking garage Six bicycle parking spaces (racks)
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Publicly accessible open space on the ground floor (southwest corner of the site, fronting Central Avenue)
A minimum 40 square-foot private balcony for each unit Indoor gym, recreation room, and pool room on the ground floor Outdoor pool deck on the second floor
The proposed FAR is 3.65 and the building height is 95 feet. An FAR of 7.25 and building height of 275 feet are the maximums for projects without utilizing the DSP Community Benefits. While the Project provides 105 residential units, the maximum allowed density for the Project is 207 residential units (250 units per acre).

RECOMMENDATION
That the City Council approve the Stage II Design for the proposed development located at 820 North Central Avenue, 208 Arden Avenue, and 212 Arden Avenue subject to staff’s recommendations.

ANALYSIS

BACKGROUND AND SITE DESCRIPTION
Stage I Preliminary Design Review
On November 12, 2024, the Project was reviewed and approved by the City Council as Stage I Preliminary Design Review (Exhibit 5). Although the overall site planning, massing, and design have not changed since the Stage I review, the parking design has since been revised. Under the current proposal, the project utilizes AB2097 provisions to reduce the total parking spaces from the originally proposed 215 (ground floor and three-level subterranean garage) to 186 (ground floor and two-level subterranean garage). Additionally, the unit breakdown has been modified from the previously reviewed configuration (one studio unit, 37 one-bedroom units, 61 two-bedroom units, and six three-bedroom units). While the total number of units remains at 105, the revised layout now includes one studio unit, 23 one-bedroom units, eight one-bedroom units with a den, and 73 two-bedroom units.

On June 26, 2025, the Design Review Board concurred with the Council’s Stage I approval of the Project and provided the following comments:

1. Exterior lighting should not be excessive and very bright.

2. Incorporate commercial/service type uses to the project.

3. Add top-level balconies on the left side of the north elevation, similar to those at the corner feature. These balconies should wrap the corners on the east and south elevations to help reduce the boxy appearance of the project and create more articulation on facades, practically the east façade. 558 of 918

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Since then, the design has been revised in response to Comment No. 3, incorporating a top-level balcony on the left side of the north elevation. The Project will not produce excessive lighting, as detailed in the lighting plans (Sheets LI-1 to LI-4, in Exhibit 1).

However, the Project has opted not to include any commercial or service-oriented use intended for public access/use.

Proposed Project
The 36,173 square-foot (0.8 acres) Project site consists of three adjoining parcels and is located at the southeast corner of Central Avenue and Arden Avenue. The site is currently developed with a vacant commercial restaurant building (formerly Conrad’s Restaurant), built in 1980, and two surface parking lots. All existing developments on the site will be demolished as part of the Project. The proposed 8-story, 95-foot-tall multi-family residential building features 105 residential units with associated amenities including a publicly accessible open space, outdoor open space (pool deck), balconies, recreation room, leasing center, and gym. The Project provides a total of 186 parking spaces within the ground floor and two-level subterranean parking garage. The Project will have pedestrian access from Central Avenue and vehicular access from Arden Avenue.

Zoning and Surrounding Uses
The Downtown Specific Plan (DSP) designates the Project site as well as the blocks east and west of Brand Boulevard between Glenoaks Boulevard to the north and Lexington Boulevard to the south as the Gateway District. The Gateway District is located at the northern portion of the Downtown Specific Plan area and features the most visibly noted skyline of Downtown Glendale, characterized by high-rise development featuring numerous corporate headquarters. The focus of the Gateway District is the continued promotion and location of corporate headquarters, mixed-use and residential buildings, complementary/accessory services, and retail businesses at the street level, as well as the introduction of appropriate night-time entertainment uses.

Zoning Existing Uses
North DSP – Gateway District
(across Arden Ave.)
1-story restaurant, surface parking lot, 19-story
hotel (Hilton)
South DSP – Gateway District 12-story hotel (Embassy Suites by Hilton)

East DSP – Gateway District 5-story parking structure
West C2-II – Commercial -
High District II
(across Central Ave.)
1-story gas station
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Parking and Circulation
As noted above, the Project provides a total of 186 parking spaces (120 standard spaces and 66 tandem spaces) in the ground level and two levels of subterranean parking garage. Although the Project is required to provide a minimum of 197 parking spaces (in accordance with the Glendale Municipal Code (GMC), Chapter 30.32.050, Table 30-32-A), it is qualified for an 11 parking reduction, pursuant to the State’s AB2097 and Government Code Section 65863.2, as it is located within one-half mile radius of a major transit stop.

In accordance with the GMC Chapter 30.32.173, the Project provides six bicycle parking spaces (racks), subject to standards outlined in the above chapter.

The Project complies with the GMC Chapter 30.32.040(B)(1), which allows up to 50 percent of the required off-street parking spaces to be provided as tandem spaces for residential uses in the DSP zone. The Project proposes 66 tandem parking spaces, representing 33.5 percent of the required 197 off-street parking spaces.

Housing Element Sites Inventory Assumptions
The Project proposes construction of a new 105-unit multi-family residential building. All of the units will be market rate and affordable to above moderate-income households.

This site includes three parcels (APNs: 5644-003-081, 5644-003-033, and 5644-003- 073), all three of which are listed in the Housing Element Sites Inventory. The following table summarizes the affordability and unit capacity assumptions listed in the Housing Element Sites Inventory for each parcel.

Table 1.1: Sites Inventory Capacity Assumptions
Address APN
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
820 N Central Ave. 5644-003-081 - 23 23 46
208 Arden Ave. 5644-003-033 - 12 12 24
212 Arden Ave. 5644-003-073 - 23 23 46
Total Assumed Site Capacity - 58 58 116
Project
Site
DSP – Gateway District 1-story vacant restaurant, two surface parking lots (to be demolished for the currently proposed
project)
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The Project proposes less than the affordability assumptions for moderate-income unit capacity and more than the affordability assumptions for above moderate-income unit 561 of 918

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capacity. The Project also proposes to provide fewer total units overall, when considering all the parcels in the Project. There is a net decrease of 58 moderate- income units, a net increase of 47 above moderate-income units, and a net decrease of 11 units in total capacity.

Table 1.2: Remaining Sites Inventory Capacity
Lower
Income
Capacity
Moderate
Income
Capacity
Above
Moderate
Capacity
Total
Capacity
Total Proposed Site Capacity - - 105 105
Total Sites Inventory
Capacity - 58 58 116
Capacity Surplus (+)/Deficit
(-) - -58 +47 -11
No Net Loss
State law requires jurisdictions to ensure that sufficient adequate site capacity is available to accommodate the remaining RHNA by income category. This requires a careful accounting of development on the sites identified in the Housing Element and residential projects throughout the jurisdiction. A jurisdiction must make written findings or identify additional site capacity if a development is allowed with a lower density than was assumed in the sites inventory of the Housing Element (Government Code Section 65863 (b)(1)). A lower residential density sometimes results from a jurisdiction either approving a development with residential units less than what was assumed for the site or affordable to a different income category than the site was assumed to accommodate.1 As shown in Table 1.2, the Project results in net decreases to both the moderate-income categories and overall total unit capacity. In accordance with state law, at the time of project approval, written findings must be made and supported by substantial evidence indicating:
Remaining sites identified in the Housing Element are adequate to meet the jurisdiction’s remaining RHNA for the planning period by income category. The findings should include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each income level and the remaining capacity of site identified in the Housing Element, to accommodate that need by income level.

If the approval of a development at a lower residential density results in the remaining sites capacity becoming inadequate to accommodate the RHNA by income category, a jurisdiction has up 180 days from the approval to identify, or rezone, “sufficient 1 California Department of Housing and Community Development, No Net Loss Law Memo, October 2, 2019.
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additional, adequate, and available sites” to accommodate the remaining RHNA for each income category.

Tables 2.1, 2.2, and 2.3 reflect the City’s accounting of all residential development in the City to assess remaining RHNA and maintenance of site capacity. Based on building permits issued and approved projects (see Table 2.1) and remaining sites inventory capacity (Table 2.2), the project does not result in a shortfall in capacity (Table 2.3).

The City still has adequate capacity to accommodate the remaining RHNA and Sites Inventory. Table 2.3 shows that the city still has surplus in all income categories. As such, the City does not need to identify and make available adequate sites by income level within 180 days of project approval.

No Net Loss Calculations - 820 N Central Project (current Project) Table 2.1: Remaining RHNA
1 VLI + LI MI AMI Total
2 RHNA

5,602

2,249

5,574

13,425
3 Non-Sites Inventory Sites
4 Year Reported Progress - Permitted Projects (Table B APR) 5 Projection Period
(Jun 30, 2021 - Oct
14, 2021)

98 98
6 2021

2 -

61 63
7 2022

512

612

1,124
8 2023

249

249
9 2024

67 -

220

287
10 Subtotal

514

1,020

1,534
11 RHNA Credit
12 Completed/Under
Construction

9 -

243

252
13 Units
Approved/Entitled

11 -

466

477
14 Subtotal

20 -

709

729
15 Year
Projects approved/entitled anticipated to pull permits (Table A2 APR)
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Table 2.1: Remaining RHNA
1 VLI + LI MI AMI Total
17 Projects with
Entitlements Only

- 40 40
18 Subtotal

- 40

40 19 Current Year Progress
20 ADR & DRB
Projects (Jan-Sep
25, 2025)
3 2 50 55
21 Subtotal 3 2 50 55
22 Total 537 2 1,819 2,358
23 Sites Inventory Sites (Total Site Capacity)
24 Reported Progress - Permitted Projects (Table B APR) 25 2021 (Oct - Dec)

30 30
26 2022

3 -

47 50
27 2023

50 50
28 2024

27 27
29 Subtotal

3 -

154

130
30 Projects approved/entitled anticipated to pull permits (Tables A2 APR)
32 Projects with
Entitlements Only

24 -

194

218
33 Subtotal

24 -

194

218
34 Current Year Progress
35 ADR & DRB
Projects (Jan-Sep
25, 2025)
14 5 130 149
36 Subtotal

14 5

130

149
37 Total

41 5

478

497
38 Remaining RHNA to Date
39 Remaining (Non-Sites Inventory + Sites Inventory Sites - RHNA)
40 5,024

2,242

3,277

10,570
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Table 2.1: Remaining RHNA
1 VLI + LI MI AMI Total
41 42 Proposed Projects RHNA
43 820 N Central

105

105
44 208 Arden

-
45 212 Arden

-
46 Subtotal
-
- 105 105
47 Remaining RHNA with Proposed Projects
48 5,024

2,242

3,172

10,465
Table 2.2: Remaining Capacity
1 VLI + LI MI AMI Total
2 Identified Capacity from Sites
3 Proposed Projects

61 -

900

961
4 ADUs

868

26 378

1,272
5 Vacant and
Underutilized Sites

4,352

2,317

4,211

10,880
6 Subtotal

5,281

2,343

5,489

13,113
7 Sites Inventory RHNA from Permitted or Entitled Projects 8 Permitted Projects

153

153
10 Projects with
Entitlements Only

3 -

135

138
11 ADR & DRB Projects
(Jan-Sep 25, 2025)
13 - 102 115
12 Subtotal 16 - 390 406
13 Remaining Sites Inventory Capacity to Date
14 5,265 2,343 5,099 12,707
15 16 Sites Inventory Capacity from Proposed Projects
17 820 N Central - 23 23 46
18 208 Arden - 12 12 24
19 212 Arden - 23 23 46
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20 Subtotal

58 58

116
21 Remaining Sites Inventory Capacity with Proposed Projects 22 5,265

2,285

5,041

12,591
Table 2.3: No Net Loss Calculation
VLI + LI MI AMI Total
Remaining Capacity (Table 2.2) 5,265 2,285 5,041 12,591 Remaining RHNA (Table 2.1) 5,024 2,242 3,172 10,465 No Net Loss Calculation (Current Surplus (+)/Deficit (-)) +241 +43 +1,869 2,126 Originally estimated surplus/deficit 203 94 763 1,060 Stage II Design Review Analysis
The current Project as stage II Design Review is being presented to the City Council for final review and approval as the Project complies with the applicable DSP objective design standards for Gateway District. Below is a summary of the staff’s analysis of the Sage II site planning, mass and scale, and architectural style and details.

SITE PLANNING – DSP Chapter 4.1 Urban Design
Overall Site Plan – The overall site plan remains the same as in the Stage I submission and review. The proposed building is rectangular in design and occupies the entire Project site. The ground level of the Project contains a recreation room, gym, leasing office, entry lobby, pool room, parking spaces and a secondary exit. Residential dwelling units are located on the upper floors and the Project is proposing a total of 6,932 square-foot private open space (balconies) and an 8,444 square-foot outdoor open space at the second-floor pool deck for the use of the residents. The Project is proposing a new 3,388 square-foot publicly accessible open space (plaza/courtyard), located on the southwest side of the building oriented towards Central Avenue.

4.1.1 Historic Preservation / Adaptive Reuse
The standards outlined in this section of the DSP are not applicable to the Project because the Project site does not contain a historic building.

4.1.2 Building Heights & Floor Area Ratios
DSP Standards
Gateway District Project Design
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Height (by right) 275 FT maximum
Height (w/ incentive) 380 FT maximum
95 FT
Density (by right) 7.25 FAR maximum
Density (w/
incentive) 7.50 FAR maximum

3.6 FAR
As noted in the table, the proposed Project is 95 feet high and will have a 3.6 FAR, in compliance with the height and FAR permitted by right.

4.1.3 Building Setbacks
The Project site features a Mixed-Use Commercial designation along Central and Arden Avenue. Projects in the DSP that are located along Mixed-Use Commercial streets are required to have a minimum of 18-foot street setback from the street curb face (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone). The Project complies with the minimum required streetscape and setback standards along both Central Avenue and Arden Avenue frontages.

4.1.4 Publicly Accessible Open Space
The Project is required to provide a minimum of 3,336 square feet of publicly accessible open space. The current proposed 3,388 square-foot publicly accessible open space (plaza/courtyard) is slightly larger than the Stage I proposal of 3,345 square feet, which will be located on the southwest side of the building and is oriented towards Central Avenue. This publicly accessible open space is appropriately integrated within the Project’s site planning. This area is 100 percent open to the sky and includes landscaping with an acrylic sphere fountain, creating a focal point, raised planters, and paved areas with seating benches in compliance with the DSP requirements.

Landscape plans and programming of the publicly accessible open space are included with Exhibit 1, Sheet L-0 to L-2.0. For more detail, see the discussion on Open Space – Chapter 5, beginning on page 17.

BUILDING DESIGN – DSP Chapter 4.2 Urban Design
Overall Building Design – The overall height and massing of the Project have not changed since the Stage I review. The proposed 95-foot-tall residential development has appropriately incorporated the required height and façade modulations into the design which add visual interest to both the skyline, as well as at the street-levels. The Project features a building frontage of 141’- 4” along Central Avenue and 240’-7” frontage along Arden Avenue with the height modulation at the uppermost floor. The design also incorporates upper floor stepbacks with the bulk of buildings reduced through articulation of the building massing and façades. The proposed design provides 568 of 918

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visual interest at the pedestrian level and reduces the imposing appearance of the building’s mass over the public right-of-way through articulation.

The Project continues to display a contemporary design and utilizes architectural solutions through the use of various building materials, colors, texture, offset massing, projections, publicly accessible open space, recessed entries, awnings, and windows to articulate the street-facing facades along Central and Arden Avenue. The design addresses the public sidewalks with street-level facades detailed with human-scaled and high-quality materials, as well as a significant amount of glazing.

The Project is consistent with the design standards, policies, and intent of the DSP. A general analysis of the Project’s architectural elements is provided below.

4.2.1 Massing & Scale: Tall Buildings
The standards outlined in this section of the DSP are not applicable to the Project because this section applies to all developments greater than 95 feet in height.

4.2.2 Massing & Scale: Modulation of Height
Of the four options available in this DSP section, the Project has incorporated a corner feature on the building corner at the intersection of Central and Arden Avenue. The prominent corner feature is required to be differentiated by height and design features from the primary massing of the building by a minimum of 10 feet. The Project provides 10’- 6” height differentiation and utilizes a combination of blue and grey color metal and fiber cement panels at the corner feature to be different from the adjacent light grey metal panels. The proposed corner feature coveys a visual prominence with the use of horizontal decorative metal belts at the top and bottom of the corner feature and LED lighting system to help highlight the building corner.

The DSP requires a visible and delineated roofline to visually demarcate where the building silhouette meets the sky. The overall termination at the roofline is suitable as the building facades of these areas feature roofline setbacks, a different material and color, landscaping planters along balconies of the lower levels, and canopies to add visual interest to the skyline and help reduce the imposing appearance of the building’s mass over the public right-of-way.

4.2.3 Massing & Scale: Façade Modulation
This section of DSP standards applies to buildings less than 95 feet in height.

To comply with the façade modulation requirements, the Project has incorporated a clearly delineated base, middle, and top in accordance with the standards outlined in this section. The ground level includes the residential entrances 569 of 918

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(lobby and secondary exit) and the residential associated spaces such as leasing center, recreation room, gym, storage, and mechanical rooms. This floor will have stone veneer wall finishes in cream color. The middle of the Project is defined by the consistent use of blue color metal and fiber cement cladding system (panels) and the two horizontal metal belts in russet mica color, creating a top and bottom borders for the middle of the Project on the north façade and partially on the east façade. The top of the Project is defined by gray color metal panels and steps back slightly from the middle of the building on three façades.

The very top floor will include smooth stucco finish in a lighter color with a larger setback on the north and west façades. The current design has been modified to address the Design Review Board comment and appropriately incorporates a top-level balcony on the left side of the north elevation. The Project has also incorporated the major and minor façade modulation standards outlined in this section into the overall building design. These major and minor façade modulations are illustrated on the Project plans and comply with the DSP standards. Along with detailing, articulation, and window patterns, these modulations provide visual interest at the pedestrian level.

4.2.4 Massing & Scale: Building Separations
The standards outlined in this section of the DSP are not applicable to the Project because this section applies to the buildings with façade length of 250 feet or greater.

4.2.5 Massing & Scale: Building Separations
The standards outlined in this section of the DSP are not applicable to the Project because this section applies to the sites located at the edge of the Downtown Specific Plan area and are typically adjacent to low-rise residential neighborhoods, consisting largely of 2- and 3-story development.

4.2.6 Massing & Scale: Landmark Architectural Features
The standards outlined in this section are not applicable to the Project because the site is not identified as an entry location (primary intersection), terminated vistas, or corners at primary intersections that mark or a terminated vista in the downtown.

4.2.7 Architectural Elements: Façade Design
The proposed contemporary design incorporates architectural solutions and design features including high quality and varied building materials, various colors and textures, recessed and visible entrances, recessed balconies, uniform and divided larger windows, and canopies. These features create a unique and identifiable design, while recognizing the priorities of the DSP to promote 570 of 918

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pedestrian activities and create human-scaled architectural elements at the ground level. The ground floor includes habitable uses so the ground level parking, except for the parking entry, is not visible from street frontages. Overall, the street-level façades are incorporated into the building design while also addressing the public sidewalk through the use of high-quality materials as well as providing a differentiation in the base of the building. To improve the pedestrian environment, the Project proposes a 3,388 square-foot publicly accessible plaza/courtyard and landscaping at the ground level, along street frontages. The Project’s large glass expanses are divided into smaller units and the glazing at the base of the building is differentiated from the top; and the ground floor is visually separated from the floors above through the use of a metal canopy and the application of a different material (thin stone veneer in cream color). The improvements to the public right-of-way and programming of the publicly accessible open space are provided in detail (Exhibit 1, Sheet L-0 to L-2.0).

4.2.8 Architectural Elements: Materials
The overall proposed materials are consistent with the contemporary aesthetic of the design and the standards outlined in this section of the DSP which encourage high-quality, human-scaled materials to reinforce the pedestrian character of the public realm. The proposed materials reinforce the Project’s contemporary architectural style. At the ground level, the Project includes significant clear glass walls and windows along with cream color stone veneer. The materials wrap the corners of all facades and terminate at logical locations. A metal canopy is proposed between the first and second floor of the front façade, facing Central Avenue. This canopy is partially wrapping the side façades. At the upper floors, the Project proposes gray color metal panels and a stucco finish. Railings on the residential balconies will be clear glass. The use of the materials, colors, and lighting system create differentiation between the base and middle of the Project.

4.2.9 Architectural Elements: Storefronts
The standards outlined in this section are not applicable to the Project because the Project is a residential building and does not include any retail storefronts.

4.2.10 Architectural Elements: Building Lobbies & Entries The building’s primary entrance (lobby) is located along Central Avenue and meets the DSP standards as it provides visual queues and interest along the building façade. The primary entrance is recessed from the sidewalk and is highlighted by a metal canopy that features the building name. The base of the building along with the primary entrance will have a thin stone veneer cladding. 571 of 918

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The paving material (porcelain wood-look pavers) differentiates the entry area from the adjacent paving materials (sidewalk and publicly accessible open space.

4.2.11 Architectural Elements: Stoops & Ground Level Residential Entries The Project has incorporated stoops into the entry design at the ground level with planters which are located adjacent to the sidewalk. The stoops comply with the applicable DSP requirements and do not exceed the maximum 36” height above grade and are more than 4-feet wide.

4.2.12 Architectural Elements: Corners
The DSP standards for this section apply only for projects that incorporate the corner feature into their design to comply with the height modulation required by Section 4.2.2 of the DSP. As detailed above, the Project is incorporating a corner feature into its design at the Central and Arden Avenue intersection. The Project’s corner feature introduces a distinct but complimentary design from the overall mass of the building and includes canopies, decorative borders, distinct materials and colors along with a distinct lighting system, meeting this DSP section.

4.2.13 Architectural Elements: Canopies
The DSP requires a minimum of 50% of the street elevations to include canopies or marquees. The proposed design incorporates metal canopies at the ground floor of the street-facing façades that complement the overall building aesthetic and material palette. At the street facades, at least half of the ground floor façades include canopies, as required.

4.2.14 Architectural Elements: Balconies
The Project includes private balconies for the residential units. The balconies meet the DSP requirements as no balconies overhang the public right-of-way or building setback, and no more than 40% of the balconies extend beyond the façade of the building (25% maximum projection of balcony’s full depth is allowed). The proposed balcony materials include glass railings that are compatible with the overall contemporary design of the Project. The proposed recessed balconies are well designed and create visually interesting façades within the well-articulated building elevations. The current design responded to Design Review Board recommendations and incorporated a top-level balcony on the left side of the north elevation and the balcony wraps the corner. 572 of 918

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4.2.15 Architectural Elements: Fenestration
The Project’s fenestrations include operable and fixed, aluminum, recessed windows that create an identifiable character and enhance the modern aesthetic of the building design. The larger expanses of glazing are divided into smaller units, and the Project provides a variety of window sizes reflecting the different internal uses. This creates visual complexity that helps improve the façade modulations and is complementary to the design and scale of the building.

4.2.16 Architectural Elements: Fences, Walls, and Gates The Project includes steel gates on the north façade for access to the east side yard and utility rooms, facing Arden Avenue. The design of the steel gates complements the building contemporary style. The Project does not include any boundary walls or fences.

4.2.17 Architectural Elements: Planters
The landscape plan primarily shows at-grade landscaping along building street frontages and within the public open space. Raised planters which do not exceed a height of 18 inches above grade are designed to direct pedestrians from the street intersection to the main area of the publicly accessible open space. In general, the design minimizes the use of planters and includes cast-in-place concrete planters, which can be used as seatwalls with an 18" wide seating ledge.

4.2.18 Architectural Elements: Arcades
Arcades are not permitted on mixed-use commercial streets (Central and Arden Avenue), and the Project does not include this architectural element. The standards outlined in this section are not applicable to the Project.

4.2.19 Architectural Elements: Porte-Cocheres
Porte-cocheres are not permitted on mixed-use commercial streets (Central and Arden Avenue), and the Project does not include this architectural element. The standards outlined in this section are not applicable to the Project.

4.2.20 Architectural Elements: Garage Entries
Vehicular access to the parking garage will be from a new driveway entrance located along the far eastern portion of the Arden Avenue frontage. The location of the parking garage supports the overall building design and does not detract from the streetscape and pedestrian realm consistent with the DSP 573 of 918

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requirements. The Public Works Department has not cited any concerns with the proposed driveway location, and the garage entry is consistent with the DSP standards as no utilities or ground level parking, except for the parking entry is visible from the street. The width of the garage opening is narrow, and a unique paving pattern will be provided on the driveway to create visual separation and acknowledge potential conflicts with other modes of transportation.

4.2.21 Architectural Elements: Utilities
The DSP requires that utility rooms be screened and incorporated into the building design. Utility rooms for the Project are proposed at ground level within the main body of the building and are screened from public view.

4.2.22 Architectural Elements: Lighting
The proposed exterior lighting plan creates a unique aesthetic and enhances the significant architectural features such as the building corners and cornices. It also provides necessary illumination for safety of pedestrians and future users of the building. The lighting plan (Sheet LI-1 to LI-4) is appropriate to the overall design and complies with the DSP standards outlined in this section. As advised by the Design Review Board, the exterior lighting throughout the building is not excessive and is shielded to minimize spillover on adjacent buildings. The exterior lighting includes horizontal and vertical recessed LED lights that bring attention to the architectural features on the façades, monopoint illumination for under canopies, and wall sconces on the ground floor walls.

4.2.23 Architectural Elements: Signage
This section of the DSP outlines standards related to signage to enhance the pedestrian experience along commercial streetscapes. Due to the multi-family nature of the Project, a sign program is not required for the Project.

THE PEDESTRIAN REALM – DSP Chapter 4.3 Urban Design
The subject site has frontage on two streets: Central Avenue and Arden Avenue which are designated as “Mixed-Use Commercial” streets. The Project complies with the applicable standards outlined in this DSP section, which focus on improvements to the public right-of-way to enhance the pedestrian experience. Necessary improvements to the public right-of-way will include widened sidewalks, new sidewalk paving, and parkway improvements that encourage the installation of live plant materials and street trees as shown on the landscape plans (Sheet L-0 to L-2.0). 574 of 918

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4.3.2 Mixed-Use Commercial Street
Projects in the DSP that are located along Mixed-Use Commercial streets are required to have a minimum of 18-foot street setback from the street curb face (5-ft. parkway, 10-ft. sidewalk, and 3-ft. building adjacent zone). The Project complies with the minimum required streetscape and setback standards along both Central Avenue and Arden Avenue. The Project also complies with the following standards:
All parkways shall be a minimum of 5 feet in width from face of curb and provide a 4-foot-wide paved area every 20 feet to allow for unloading of vehicles.
Sidewalks shall be a minimum of 10 feet wide with no overlapping use by urban amenities such as seating, trash receptacles and signage. The building adjacent zone shall be a minimum of 3 feet in depth and used for a minimum of 50% outdoor seating. The balance shall be used for landscaping.
The ground floor of the building frontage shall be a minimum 16 feet in height and a maximum of 20 feet.
75% of the street elevation shall be transparent.

OPEN SPACE – DSP Chapter 5

5.3.1, 5.3.2 and 5.3.3 Open Space Requirements
For developments with an FAR greater than 3.0, the DSP requires 20% of the gross site area to be open space and 50% of the required open space to be dedicated as publicly accessible open space. An additional 140 square feet of residential open space is required per residential unit (can be provided as publicly accessible open space, common open space, or private open space). The Project meets and exceeds the DSP open space requirements as follows:

DSP Open Space
Requirements Requirement Proposed
20% Open Space for projects
with over 3.0 FAR
20% x 33,358.33 SF (lot size
after street dedications) =
6,671.67 SF min.
18,764 SF
Publicly Accessible Open
Space (50% of required open
space)
50% x 6,671.67 SF =
3,335.9 SF min. 3,388 SF
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Residential Open Space
(140 SF per residential unit)
140 x 105 units =
14,700 SF min.
15,376 SF
(private
balconies +
pool deck)
As detailed in the chart above, the entire 33,358 SF Project site provides a total of 3,388 SF of publicly accessible open space. The Project features a total of 15,376 SF of residential open space in the form of private residential balconies and pool deck on the second floor. These areas are accessible to the residents of the Project and will not be publicly accessible. Landscape plans are included with the submittal and provide programming and details of the pool deck and publicly accessible open space. The Stage II submittal also includes landscape plans showing programming of the proposed publicly accessible plaza/courtyard along Central Avenue, adjacent to the sidewalk.

5.4.1 Publicly Accessible Open Space - Courtyards & Plazas The Project’s 3,388 SF publicly accessible open space includes a plaza/courtyard located along the southwest portion of the site and accessed from sidewalk along Central Avenue. The primary function of publicly accessible open spaces is to encourage social interaction and activities, to expand and reinforce the public realm, and contribute to the livability of the downtown. Specific design and details of the proposed publicly accessible open space are provided in compliance with the DSP standards (Exhibit 1, Sheet L-0 to I-5). The entire plaza/courtyard area is visually open from the street and features low carefree plantings of blue sedge, Cotyledons, silver variegated Flax Lilies, dwarf Blue Chalk Stick Kleinias, which soften the natural low accent boulders under 18" in height and thus creating an inviting and attractive transition into the public garden. Low voltage, soft LED landscape lighting showcases the landscape features and paths at night in an inviting manner. The design and programming for the publicly accessible open space comply with the DSP requirements as follows:
Opens to the sky;
Is fully accessible on one or two sides;
Located at the sidewalk level;
Includes a special feature (recirculating bubbling water feature); Includes large canopy trees of mature growth Olive trees, Strawberry trees and Shoestring Acacias (1 tree per 600 SF minimum);
Provides landscaping primarily at grade (minimum 25% of open space with maximum 25% in raised planters featuring 16" high serpentine cast-in-place concrete planter which functions as seatwalls with an 18" wide seating ledge).
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5.5 Residential Development Open Space.

Open space is required for multi-family residential developments to ensure a quality of life standard, and access to light and air for building residents and guests. This open space may be provided in the form of common open space (interior courtyards and rooftop decks), private outdoor space (balconies, decks and patios), or a combination. The Project provides a total of 15,376 square feet of residential open space that includes a total of 6,932 SF private balconies and 8,444 SF common outdoor space. The common outdoor space is designed as a pool deck and is located in a private podium on the second floor. The landscape plans and details included with the Stage II submittal comply with the DSP standards outlined in this section.

5.6 Public Art Program
Development in the DSP is required to include on-site public art, equal to 2% of Project value, subject to review by the Arts & Culture Commission and approval by the City Council. Alternatively, this requirement may be met by paying an amount equivalent to 1% of Project value to the City’s Urban Art Fund. The Project will be paying the in-lieu fee.

MOBILITY – DSP Chapter 6 Mobility
The DSP designates Central Avenue at this location as a Vehicular Priority Street.

Vehicular Priority streets give priority to moving automobile traffic. An existing Glendale Beeline Bus stop is located adjacent to the Project site on Central Avenue.

Central Avenue and Colorado Street are the primary vehicular connectors of Downtown with the regional freeway networks and other communities. Therefore, these streets are the primary automobile streets in Downtown, where vehicular through traffic as well as truck and service delivery traffic should be directed. Parts of both Central Avenue and Colorado street are also major bus routes for regional service such as Metro buses. Central Streetscape includes substantial street trees and pedestrian improvements, recognizing the role in accommodating through regional traffic and linking 134 freeway and Colorado Street. This can be a combination of primary and secondary transit boulevards lined by moderate density 4-6 story residential and mixed-use buildings. Balancing the needs of different modes of transportation as they compete for limited space is crucial, and the DSP calls for a rational, practical method of compromise whereby the net gain for the community can be maximized while the net impact on different modes and context can be minimized. 577 of 918

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The Project site is located within 0.5 miles of the LA Metro North Hollywood to Pasadena Bus Rapid Transit (BRT) line, which will connect the cities of Los Angeles, Burbank, Glendale, and Pasadena. BRT transit stops will be located at the intersection of Glenoaks Boulevard and Pacific Avenue, 0.5 miles to the northwest of the Project site.

COMMUNITY BENEFITS – DSP Chapter 7
This residential Project does not utilize the “Community Benefit”.

SUMMARY COMMENTS & RECOMMENDATION
The Stage II submittal is consistent with the design standards, policies, and intent of the Downtown Specific Plan. Based on the above analysis of the Project documents, staff recommend that City Council approve the Stage II Design Review.

STAKEHOLDERS/OUTREACH
The Code requires publication of public notices when the Council considers approval of entitlements such as design review. Staff has published all required notices and has mailed copies of the notices to all property owners and occupants within 500 feet of the Project. Public notices have also been posted on the site.

FISCAL IMPACT
Approving the Project will have a fiscal impact consistent with other quality residential projects, including new property taxes, building permit/plan check fees, development impact fees, a public art fee, and an inclusionary housing requirement fee.

The applicant estimates a total Project cost of $12.0 million. Based on this, the building permit/plan check fee is estimated to be approximately $950,000, which would be revenue into the General Fund.

The development impact fees to be paid to offset impact on parks, recreation, and library facilities is estimated to be $1,968,855, which would be revenue into the Parks Mitigation Fee fund (4050) and the Library Mitigation Fee fund (4070).

According to GMC Chapter 30.37, developments in the DSP and with an improvement valuation of $500,000 or more are required to include on-site public art, equal to 2% of Project value, subject to review by the Arts & Culture Commission and approval by the City Council. Alternatively, this requirement may be met by paying an amount equivalent to 1% of Project value to the City’s Urban Art Fund (2100). The Project will pay an in- lieu Art fee of approximately $120,000.
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The Project is subject to Inclusionary Housing requirements and is required to provide sixteen affordable units to low-income households (15 percent of 105 base density units (15.75 rounded up to 16)). In accordance with the GMC Chapter 30.35.060, developers of housing development projects may choose to pay a fee, or a combination of payment of a fee and the provision of units, in-lieu of providing all inclusionary units on site. The IZO imposes a $55 per square foot fee for a rental development project of twenty-one or more units. The total IZO fee, in-lieu of sixteen (16) affordable units to low-income households would be $7,251,530, deposited into the Affordable Housing Trust Fund (2090). The applicant is proposing to pay the in-lieu fee.

ENVIRONMENTAL REVIEW (CEQA/NEPA)
The Project is exempt from CEQA review as Class 32 “In-Fill Development Projects”, exemption pursuant to Section 15332 of the State CEQA Guidelines. As detailed in the Class 32 Categorical Exemption document (Exhibit 2), the Project meets all following findings required by Section 15332 to qualify for this categorical exemption:
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.
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 has no value as habitat for endangered, rare or threatened species.
Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
The 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 attached in Exhibit 3, in accordance with the City Campaign Finance Ordinance No. 5744.

ALTERNATIVES TO STAFF RECOMMENDATION

1. Approve Stage II Design Submission subject to design recommendations made by the City Council.

2. Continue the matter and direct the City Attorney to make findings to deny approval of the Stage II Design Submission or direct a redesign of the project.

3. The City Council may consider any other alternative for Stage II Design 579 of 918

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Submission, not proposed by staff.

ADMINISTRATIVE ACTION
Submitted by:

Bradley Calvert, Director of Community Development
Prepared by:

Aileen Babakhani, Senior Planner
Reviewed by:

Erik Krause, Assistant Director of Community Development Approved by:

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

EXHIBITS/ATTACHMENTS
Exhibit 1: Stage II Design Review Drawings
Exhibit 2: CEQA Class 32 Categorical Exemption Findings Exhibit 3: Campaign Finance Disclosure
Exhibit 4: Location map and Photographs
Exhibit 5: Stage I Preliminary Design Review City Council Packet, dated November 12, 2024 (https://glendaleca.primegov.com/Portal/Meeting?meetingTemplateId=38185 ) Exhibit 6: City Council Motion for Stage I Preliminary Design Review, dated November 12, 2024
Exhibit 7: Design Review Board (Advisory) Record of Decision, dated June 26, 2025 580 of 918

1 5
7 5
2 MOTION
Moved by Council Member _____________, seconded by Council Member __________, that upon review and consideration of all documents, materials and exhibits relative to Stage II Design Review application for a proposed new 105-unit, 8-story residential development with parking and a public open space area in the Downtown Specific Plan (DSP) Gateway District, to be located at 820 N. Central Avenue, 208 Arden Avenue, and 212 Arden Avenue Glendale, California (Case No. PDR-002693-2023) (“Design Review Case”), and after having conducted a public hearing on November 4, 2025, pursuant to the Glendale Municipal Code, 1995, and after having reviewed the materials, and receiving testimony, the Council of the City of Glendale, California, based upon all of the evidence in the record, hereby APPROVE the Design Review Case based on all of the findings and conclusions contained in the November 4, 2025 Staff Report from the Director of Community Development (“Report”), and subject to all staff recommended conditions of approval contained therein or attached hereto, and subject to Council comments thereon.

Vote as follows:

Ayes:

Noes:

Abstain:

Absent:
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MOTION
Moved by Council Member , seconded by Council Member that upon review and consideration of all documents, materials and exhibits relative to Stage II Design Review application for a proposed new 105-unit, 8-story residential development with parking and a public open space area in the Downtown Specific Plan (DSP) Gateway District, to be located at 820 N. Central Avenue, 208 Arden Avenue, and 212 Arden Avenue Glendale, California (Case No. PDR-002693-2023) (“Design Review Case”), and after having conducted a public hearing on November 4, 2025, pursuant to the Glendale Municipal Code, 1995, and after having reviewed the materials, and receiving testimony, the Council of the City of Glendale, California, based upon all of the evidence in the record, hereby continue this matter for two weeks until the November 18, 2025 City Council meeting, without further public notice, and directs the City Attorney to prepare written findings in support of DENYING the Design Review Case.

Vote as follows:

Ayes:

Noes:

Absent:

Abstain:
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820 N

CENTRAL
Glendale, California
CC_11042025_Exhibit 1_Stage II Design Review Drawings
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4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
10/6/2025 9:44:45 AM

CENTRAL LOFTS
A1-1

BUILDING
DATA
105-UNIT APARTMENT BUILDING

PROJECT ADDRESS
820 N.CENTRAL AVE, GLENDALE, CA 91203

LEGAL DESCRIPTION
APN: 5644-003-081 , 5644-003-073 , 5644-003-033

1. 2.

ZONING : DSP/GATEWAY3.

LAND AREA:

AREA BEFORE DEDICATION : 36,173.00 S/F

4. DEDICATION (SEE SITE PLAN SHEET A2-1)
BETWEEN 5'-0" TO 11'-0" @ ARDEN, FOR WALKWAY AND PARKWAY, PER DSP 7'-0" @ CENTRAL AVENUE , FOR WALKWAY PER DSP
MAXIMUM ALLOWED FAR BY RIGHT:

7.25 X LAND AREA

6. 7.25 X 36,173 = 262,254.25 S/F

8. 9.

OPEN SPACE REQUIRED 12.

14. BUILDING DATA BUILDING DATA BUILDING DATA
DEVELOPER :

VK GROUP
700 N. BRAND BLVD. SUITE 600
GLENDALE, CA 91203
CONTACT: ARMEN UGURYAN, RODNEY KHAN
EMAIL: [email protected], [email protected]
ARCHITECT :

URBAN DESIGN SPECIALISTS
4519 ADMIRALTY WAY SUITE A
MARINA DEL REY, CA 90292
TOTAL REQUIRED:

SITE AREA = 36,173.00 S/F
SITE AREA POST DEDICATION = 33,358.33 S/F
33,358 S/F X 20% = 6,671.67 S/F TOTAL REQUIRED

PUBLICLY ACCESSIBLE OPEN SPACE
50% OF TOTAL REQUIRED
6,671.67 S/F X 50% = 3,335.83 S/F TOTAL

REQUIRED TO BE PUBLICLY ACCESSIBLE
OPEN SPACE PROVIDED13.

OPEN SPACE CALC.

NAME Area Level Comments
BALCONY 6,932 SF <varies> 40 S/F MIN. (EACH

BALCONY)
OPEN SPACE #1 3,388 SF 1ST FLOOR

PUBLICLY

ACCESSIBLE OPEN
SPACE
OPEN SPACE #2 8,444 SF 2ND FLOOR POOL DECK (FOR

TENANTS ONLY)

TOTAL OPEN
SPACE 18,764 SF
20% OF OVERALL SITE

CENTRAL APARTMENTS

BUILDING DATA
8- STORY BUILDING WITH 2-LEVELS OF SUBTERRANEAN GARAGE
105 UNIT APARTMENT BUILDING
820 N.CENTRAL AVE,
GLENDALE, CA 91203

PROVIDED UNITS

15. PROJECT TEAM
i
TEL: (310) 301-1810
CONTACT: FARZAD EBRAHIMZADEH
EMAIL: [email protected]

ALLOWABLE
BUILDING HEIGHT:

SETBACKS AT CENTRAL
& ARDEN AVE:
(Mixed-Use Commercial)
REQUIRED :
18' MIN. FROM STREET CURB, @
GROUND FLR 15' MIN. ( 10'
WALKWAY + 5' PARKWAY) @

LEVELS ABOVE GROUND FLOOR
95'

PROVIDED
-
275'

MAXIMUM ALLOWED

HEIGHT BY RIGHT

FAR PROVIDED
TYPE OF STALL P1P2 1ST

STANDARD

ACCESSIBLE

CLEAN AIR / VANPOOL / EV
(NUMBER OF EVSE SPACES)
TOTAL
45 -
47 X
(X)
X
(X)
28 120
TOTAL PROVIDED 186
X
(X)
1-BEDROOM / STUDIO

72 4074

VAN ACCESSIBLE - - - -

VAN ACCESSIBLE EV
(EVSE SPACE) - - X (X) X (X)

X (X)- - X (X)
BICYCLE PARKING11.

REQUIRED

PROVIDED

LONG TERM

REQUIRED PROVIDED LOCATION
1 SPACE PER TWENTY (20) UNITS
PER TABLE 30.32-F
105 / 20 ≈ 6

SHORT TERM -
6 TOTAL REQUIRED
6 P1 LEVEL
1 FLOOR-
6 TOTAL PROVIDIED
24 X 1 =
2-BEDROOM /
1-BEDROOM + DEN 81 X 2 =
GUEST 105 X 0.1 = 11 PARKING 197 PARKING
105

UNITS TOTAL

PROVIDED UNIT
1-BD
2ND FLR.
3RD FLR.

TOTAL
23 4TH FLR.
1-BD+
DEN
73 2-BD
5TH FLR.
6TH FLR.
7TH FLR.
8TH FLR.
24 PARKING
162 PARKING
MINIMUM 140 S/F OF OPEN SPACE FOR EACH RESIDNETIAL UNIT 140 X 105 ( NUMBER OF UNITS) = 14,700 S/F MINIMUM

REQUIRED
DENSITY: 7.
250 UNIT PER ACRE ALLOWED
36,173 / 43,560 = 0.83 X 250 = 207 UNITS MAX
3 12 15
15 X
(X)
XX
X (X)
-
DEDICATION (SEE SITE PLAN SHEET A2-1)
BETWEEN 5'-0" TO 11'-0" @ ARDEN, FOR WALKWAY AND PARKWAY, PER DSP 7'-0" @ CENTRAL AVENUE , FOR WALKWAY PER DSP
STANDARD TANDEM 27 27 12 66

TOTAL REQUIRED
4 11
15 15
15 15
15 3 12
3 12
3 12
3 12
4 2
STUDIO
1 1
-
-
-
-
-
-
LANDSCAPE ARCHITECT :

RUSH LEISURE INC. & LUSK LANDSCAPE DESIGNERS
56883 JOSHUA DR.

YUCCA VALLEY, CA 92284
CONTACT: RYAN RUSH
TEL: 760-521-3197
EMAIL: [email protected]

10. CAR PARKING
SEE SHEET A1-15 TO A1-18 FOR CALCULATION
Area Schedule (FAR)
Name AREA
1ST FLOOR 6,440 SF
2ND FLOOR 18,668 SF
3RD FLOOR 18,178 SF
4TH FLOOR 18,178 SF
5TH FLOOR 18,091 SF
6TH FLOOR 18,091 SF
7TH FLOOR 17,949 SF
8TH FLOOR 16,252 SF
TOTAL PROVIDED FAR 131,846 SF
SEE SHEET A1-10 TO A1-13 FOR CALCULATION
< 262,254 S/F

PUBLICLY ACCESSIBLE OPEN SAPCE SHALL HAVE
A MINIMUM AREA OF 1,200 S/F AND A MINIMMUM
DIMENSION OF 30 FEET BY 40 FEET
GLENDALE MOUNTAIN VIEW TR EX OF STS LOT 17
AND ALL OF LOTS 18, 19, 20 AND 21.

MAX. ALLOWED
DEMOLITION: 5.

EXISTING BUILDING USE: RESTAURANT
AREA OF THE BLDG TO BE DEMOLISEHD: 5,688 S/F
AREA AFTER DEDICATION : 33,358.33 S/F
--- -FAçADE LIGHTING DESIGN :

SURVEYOR:

CHRISTENSEN & PLOUFF LAND SURVEYING
25570 RYE CANYON ROAD, SUITE A
VALENCIA, CA 91355
CONTACT: KACIE A. PLOUFF
TEL: (661) 645-9320
WEBSITE: www.cplandsurveying.com
8 8

PROJECT DESCRIPTION (ARCHITECTURE)
OVERVIEW:

NESTLED AT CENTRAL AND ARDEN AVENUES IN GLENDALE, OUR 8-STORY APARTMENT BUILDING

HARMONIZES WITH THE URBAN ENVIRONMENT, PRIORITIZING ALIGNMENT WITH NEIGHBORING STRUCTURES AND COMPLIANCE WITH LOCAL DEVELOPMENT STANDARDS.

KEY DESIGN ASPECTS:

RESPECTFUL INTEGRATION: NOTABLY, WE'VE STRATEGICALLY CREATED AN OPEN SPACE TO THE SOUTH, ENSURING AN UNOBSTRUCTED VIEW FOR THE NEIGHBORING EMBASSY SUITE BUILDING. OUR STRUCTURE IS INTENTIONALLY SHORTER, MAINTAINING A CONSIDERATE VISUAL RELATIONSHIP.

CORNER EMPHASIS: POSITIONED AT THE INTERSECTION, OUR BUILDING FULFILLS GLENDALE'S CORNER FEATURE REQUIREMENTS, ENHANCING ITS ARCHITECTURAL SIGNIFICANCE.

PUBLIC OPEN SPACE: ALLOCATED TO THE SOUTHERN SECTION, OUR DESIGN PROMOTES COMMUNITY ACCESSIBILITY AND ENGAGEMENT WHILE MEETING STIPULATED GUIDELINES.

EXTERIOR FINISHES:

GROUND LEVEL: WELCOMING STONE VENEER FOSTERS A PEDESTRIAN-FRIENDLY ENVIRONMENT.

MID-LEVELS: MODERN METAL PANELS AND FIBER CEMENT BOARD CREATE VISUAL INTEREST.

UPPER LEVELS: ELEGANT STUCCO FINISHES ADORN THE BUILDING'S APEX, ENSURING AESTHETIC COHERENCE.

CONCLUSION:

OUR DESIGN EMPHASIZES ARCHITECTURAL SYNERGY, THOUGHTFUL COMMUNITY INTEGRATION, AND ADHERENCE TO GLENDALE'S REGULATIONS. IT AIMS TO SEAMLESSLY BLEND INTO ITS SURROUNDINGS WHILE OFFERING A CONTEMPORARY AND INVITING RESIDENTIAL SPACE.

PROJECT DESCRIPTION (LANDCAPE)

THE LANDSCAPE PROGRAM INCLUDES A GENEROUS PUBLIC

OPEN SPACE WITH MATURE OLD GROWTH OLIVE TREES,
STRAWBERRY TREES AND SHOESTRING ACACIAS. GENEROUS
USE OF CAFE TABLES AND CHAIRS AND A 16" HIGH

SERPENTINE CAST-IN-PLACE CONCRETE PLANTER/ SEAT
WALL WITH AN 18" WIDE SEATING LEDGE INVITE GATHERING,
SOCIALIZING, DINING AND LEISURE. THE SEAT-WALL IS

FLANKED BY LANDSCAPE ACCENT BOULDERS TO CREATE A

RUGGED NATURE AESTHETIC THAT JUXTAPOSES WITH THE
FLUID CURVES OF THE SEATWALL. FOR SHADE THERE ARE 36"

BOX STRAWBERRY TREES AND MATURE FIELD-DUG OLIVES

TO BE PLANTED ON GRADE ABOVE THE SUBTERRANEAN
GARAGE. FOR SOOTHING AND WHIMSICAL EFFECT, INCLUDED

IS AN UNDERSTATED AND CONTEMPORARY ACRYLIC SPHERE

WATER FEATURE WITH LOW BOULDER ACCENTS SET INTO
STABILIZED D.G. WITH PEBBLE ACCENTS. MOVEABLE

FURNITURE ALLOWS FOR FLEXIBLE AND DYNAMIC USE OF THE
"OUTDOOR LIVING ROOM" SPACE. THE ENTIRE COMMON AREA

IS VISUALLY OPEN FROM THE STREET AND FEATURES LOW

CAREFREE PLANTINGS OF BLUE SEDGE, COTYLEDONS,

SILVER VARIEGATED FLAX LILIES, DWARF BLUE CHALKSTICK

KLEINIAS- ALL SOFTENING NATURAL LOW ACCENT BOULDERS
UNDER 18" IN HEIGHT AND THUS CREATING A INVITING AND
ATTRACTIVE TRANSITION INTO THE PUBLIC GARDEN.

UNIT MIX
2ND FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
201 2-BD 1,021 SF
202 1-BD 842 SF
203 2-BD 981 SF
204 2-BD 1,125 SF
205 1-BD 643 SF
206 2-BD 1,113 SF
207 2-BD 1,138 SF
208 2-BD 1,119 SF
209 2-BD 1,114 SF
210 2-BD 1,127 SF
211 2-BD 1,108 SF
212 2-BD 1,115 SF
213 1-BD 729 SF
214 1-BD 714 SF
215 2-BD 1,011 SF
TOTAL NUMBER OF UNIT: 15
3RD FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
301 2-BD 1,023 SF
302 2-BD 956 SF
303 2-BD 981 SF
304 2-BD 1,125 SF
305 1-BD 643 SF
306 2-BD 1,113 SF
307 2-BD 1,138 SF
308 2-BD 1,119 SF
309 2-BD 1,114 SF
310 2-BD 1,127 SF
311 2-BD 1,108 SF
312 2-BD 1,115 SF
313 1-BD 729 SF
314 1-BD 714 SF
315 2-BD 1,011 SF
TOTAL NUMBER OF UNIT: 15
4TH FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
401 2-BD 1,025 SF
402 2-BD 969 SF
403 2-BD 977 SF
404 2-BD 1,123 SF
405 1-BD 649 SF
406 2-BD 1,191 SF
407 2-BD 1,137 SF
408 2-BD 1,123 SF
409 2-BD 1,114 SF
410 2-BD 1,204 SF
411 2-BD 1,109 SF
412 2-BD 1,115 SF
413 1-BD 749 SF
414 1-BD 717 SF
415 2-BD 1,034 SF
TOTAL NUMBER OF UNIT : 15
6TH FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
601 2-BD 1,025 SF
602 2-BD 969 SF
603 2-BD 972 SF
604 2-BD 1,007 SF
605 1-BD 641 SF
606 2-BD 1,114 SF
607 2-BD 1,130 SF
608 2-BD 1,123 SF
609 2-BD 1,112 SF
610 2-BD 1,127 SF
611 2-BD 1,106 SF
612 2-BD 1,115 SF
613 1-BD 747 SF
614 1-BD 718 SF
615 2-BD 1,028 SF
TOTAL NUMBER OF UNIT : 15
7TH FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
701 2-BD 1,025 SF
702 2-BD 969 SF
703 2-BD 972 SF
704 2-BD 1,007 SF
705 1-BD 641 SF
706 2-BD 1,114 SF
707 2-BD 1,130 SF
708 2-BD 1,123 SF
709 2-BD 1,112 SF
710 2-BD 1,127 SF
711 2-BD 1,106 SF
712 2-BD 1,115 SF
713 1-BD 747 SF
714 1-BD 718 SF
715 2-BD 1,028 SF
TOTAL NUMBER OF UNIT : 15
8TH FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
801 1-BD 685 SF
802 1-BD+DEN 902 SF
803 1-BD 706 SF
804 2-BD 878 SF
805 1-BD 642 SF
806 1-BD+DEN 1,048 SF
807 1-BD+DEN 982 SF
808 1-BD+DEN 1,058 SF
809 1-BD+DEN 1,014 SF
810 1-BD+DEN 1,061 SF
811 1-BD+DEN 1,007 SF
812 1-BD+DEN 1,049 SF
813 STUDIO 579 SF
814 1-BD 718 SF
815 2-BD 987 SF
TOTAL NUMBER OF UNIT : 15
5TH FLOOR UNIT MIX
Unit
Number
Number of
BD RM Area
501 2-BD 1,025 SF
502 2-BD 972 SF
503 2-BD 1,122 SF
504 1-BD 649 SF
505 2-BD 969 SF
506 2-BD 1,114 SF
507 2-BD 1,130 SF
508 2-BD 1,123 SF
509 2-BD 1,112 SF
510 2-BD 1,127 SF
511 2-BD 1,106 SF
512 2-BD 1,115 SF
513 1-BD 747 SF
514 1-BD 718 SF
515 2-BD 1,028 SF
TOTAL NUMBER OF UNIT : 15
NOTE :

THE UNIT AREA IS CALCULATED IN ACCORDANCE

WITH BOMA (BUILDING OWNERS AND MANAGERS
ASSOCIATION) STANDARDS.SHEET INDEX - ARCHITECTURAL -
Sheet
Number Sheet Name
A1-1 BUILDING DATA
A1-10 FAR CALCULATION
A1-11 FAR CALCULATION
A1-12 FAR CALCULATION
A1-13 FAR CALCULATION
A1-15 OPEN SPACE CALCULATION
A1-16 OPEN SPACE CALCULATION
A1-17 OPEN SPACE CALCULATION
A1-18 OPEN SPACE CALCULATION
A2-0 SURVEY
A2-0.1 ADDITIONAL SURVEY FOR SRTEET
A2-0.2 ADDITIONAL SURVEY FOR STREET
A2-1 SITE PLAN
A3-0.1 P2- GARAGE PLAN
A3-0.2 P1 GARAGE PLAN

SHEET INDEX - LANDSCAPE
Sheet
Number Sheet Name
I-1 IRRIGATION GROUND LEVEL
I-2 IRRIGATION POOL DECK & 8TH FLOOR
I-3 IRRIGATION NOTES & MWELO
I-4 IRRIGATION DETAILS
I-5 IRRIGATION SPECS & MAINTENANCE
L-0 COVER SHEET
L-1 LANDSCAPE AREA SUMMARY
L-1.1 HARDSCAPE
L-1.2 LANDSCAPE
L-1.3 POOL TERRACE
L-1.4 8TH FLOOR LANDSCAPE
L-1.5 GROUND FLOOR IMAGERY
L-1.6 PLANTING DETAILS & NOTES
L-1.7 POOL TERRACE IMAGERY
L-1.8 LV LANDSCAPE LIGHTING
L-1.9 LV LANDSCAPE LIGHTING POOL DECK
L-2.0 PLANTER STEM WALLS & SECTION / ELEV
L-3 GROUND FLOOR IMAGERY
L-4 POOL TERRACE IMAGERY
L-5 LANDSCAPE LIGHTING

SHEET INDEX - LIGHTING
Sheet
Number Sheet Name
LI-1 LIGHTING COVERSHEET
LI-2 LIGHTING ELEVATION
LI-3 LIGHING ELEVATION AND DETAILS
LI-4 LEVEL 1 WALKWAY ELEVATION AND DETAILS
RUZIKA

SHEET INDEX - ARCHITECTURAL -
Sheet
Number Sheet Name
A3-1 1ST FLOOR PLAN
A3-2 2ND FLOOR PLAN
A3-3 3RD FLOOR PLAN
A3-4 4TH FLOOR PLAN
A3-5 5TH FLOOR PLAN
A3-6 6TH FLOOR PLAN
A3-7 7TH FLOOR PLAN
A3-8 8TH FLOOR PLAN
A3-9 ROOF PLAN
A4-1 WEST ELEVATION - CENTRAL AVE
A4-2 NORTH ELEVATION - ARDEN AVE
A4-3 EAST ELEVATION
A4-4 SECTION-A (SOUTH ELEVATION)
A5-1 SECTION-B
A5-2 SECTION-C
A5-3 SECTION-D
A5-4 SECTION-E
A6-0 DOOR SCHEDULE
A6-1 WINDW & STOREFRONT SCHEDULE 2ND-8TH
FLR.

A6-01 DOOR TYPES
A6-2 STOREFRONT SCHEDULE 1ST FLR.

A7-5 EXTERIOR DETAIL
SHEET INDEX15.

SHEET INDEX, CONTINUED

BUILDING CONSTRUCTION
5-STORY TYPE III-A CONSTRUCTION OVER
OVER 3-STORY TYPE I-A CONSTRUCTION OVER
2 LEVELS OF SUBTERRANEAN PARKING

GARAGE , TYPE I-A
- THIS BUILDING AND GARAGE MUST BE EQUIPPED

WITH AN AUTOMATIC FIRE
EXTINGUISHING SYSTEM, COMPLYING WITH NFPA 13
,

THE SPRINKLER SYSTEM SHALL BE APPROVED BY
PLUMBING DIVISION PRIOR TO INSTALLATION".
(903.2.8)
- THIS BUILDING SHALL BE PROVIDED WITH A MANUAL

ALARM SYSTEM WITH THE CAPABILITY TO SUPPORT

VISIBLE ALARM NOTIFICATIONS APPLIANCES IN
ACCORDANCE WITH NFPA 72 & CFC 907.
- THIS BUILDING SHALL BE PROVIDED WITH TWO WAY

RADIO COMMUNICATION ENHANCEMENT SYSTEMS
PER CFC 510.1
THIS PROJECT IS 100% PRIVATELY FUNDED

BUILDING CODE SUPERSEDE PLANS
NOTE TO CONTRACTOR: REQUEST FOR INFORMATION IF DETECT INCONSISTENCY

IN DRAWINGS
2 EXECUTIVE CIRCLE, SUITE 290
IRVINE, CA 92614
CONTACT: -
TEL: -
WEBSITE: www.ruzika.com
588 of 918

S
15 S
13 S
35 S
25 S
26 S
9 S
7 S
31 S
27 S
28 S
32 S
19 S
20 S
1 S
36 S
11 S
5 UP
DN
S
16 S
14 S
12 DN
S
10 S
8 S
6 S 4
S 3
S
29 S
30 S
2 S
23 S
24 S
17 S
18 S
37 S
39 S
33 S
34 S
38 S
40 S 41
S
21 S
22 EDED EDED
F.E.C.

F.E.C.

UP
DN
UP

ED FD ED
FD
FD
UP DN

FD FDFD
FD
OD
FD
DN
UP

FDFDFDFDFD
FD

FD FD FD
FD
FD
FD
FDFDFD
FDFD
FDFD
FD
FD
FD
FD
OD

OD OD OD ODOD
OD
OD
OD
OD
OD
OD
DN
FD
FD
6,440 SF
1ST FLOOR
GYM.

REC ROOM
(FOR TENANTS ONLY)
(FOR TENANTS ONLY)
18,668 SF
2ND FLOOR
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
10/6/2025 9:48:54 AM

CENTRAL LOFTS
A1-10
FAR

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
1ST FLOOR
N
3/32" = 1'-0"
2ND FLOOR
Area Schedule (FAR)
Name AREA
1ST FLOOR 6,440 SF
2ND FLOOR 18,668 SF
3RD FLOOR 18,178 SF
4TH FLOOR 18,178 SF
5TH FLOOR 18,091 SF
6TH FLOOR 18,091 SF
7TH FLOOR 17,949 SF
8TH FLOOR 16,252 SF
TOTAL PROVIDED FAR 131,846 SF < 262,254 S/F
MAX. ALLOWED
589 of 918

DN
F.E.C.

F.E.C.

UP
UP
DN
F.E.C.

F.E.C.

FD
OD
FD
UP
DN
DN
UP
18,178 SF
3RD FLOOR
18,178 SF
4TH FLOOR
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
8/29/2025 4:51:47 PM

CENTRAL LOFTS
A1-11
FAR

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
3RD FLOOR
N
3/32" = 1'-0"
4TH FLOOR
590 of 918

UP
UP
DN
DN
UP DN
UP
DN
18,091 SF
5TH FLOOR
18,091 SF
6TH FLOOR
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
8/29/2025 4:51:50 PM

CENTRAL LOFTS
A1-12
FAR

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
5TH FLOOR
N
3/32" = 1'-0"
6TH FLOOR
591 of 918

UP DN
UP
DN
DN
DN
FD
FD
FDFD
UP
UP
OD
ODOD
17,949 SF
7TH FLOOR
16,252 SF
8TH FLOOR
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
8/29/2025 4:51:52 PM

CENTRAL LOFTS
A1-13
FAR

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
7TH FLOOR
N
3/32" = 1'-0"
8TH FLOOR
592 of 918

S
15 S
13 S
35 S
25 S
26 S
9 S
7 S
31 S
27 S
28 S
32 S
19 S
20 S
1 S
36 S
11 S
5 S
27 S
16 S
14 S
12 UP
S
10 S
8 S
6 S 4
S 3
S
29 S
30 S
2 S
23 S
24 S
17 S
18 S
37 S
39 S
33 S
34 S
38 S
40 S 41
S
21 S
22 EDED EDED
F.E.C.

F.E.C.

DN
UP

ED FD ED
FD
FD
UP DN
F.E.C.

F.E.C.

DN
UP

FDFDFDFDFD
FD

FD FD FD
FD
FD
FD
FDFDFD
FDFD
FDFD
FD
FD
FD
FD
OD

OD OD OD ODOD
OD
OD
OD
OD
OD
OD
DN
FD
FD
3,388 SF
OPEN SPACE #1
36' - 5"
93' - 1"
CANOPY, 9'-0" ABOVE FINISH FLOOR
88 SF

BALCONY
70 SF

BALCONY
79 SF

BALCONY
8,444 SF
OPEN SPACE #2
65 SF

BALCONY
65 SF

BALCONY
5' - 4"
5' - 8"
5' - 8"
15' - 6"
5' - 8"
5' - 8"
5' - 4 1/4"
5' - 4 1/4"
5' - 4 1/4"
5' - 3"
12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 13' - 11 3/8"12' - 4 1/8"12' - 4 1/2"
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
10/6/2025 9:50:27 AM

CENTRAL LOFTS
A1-15

OPEN SPACE

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
1ST FLOOR
N
3/32" = 1'-0"
2ND FLOOR
OPEN SPACE CALC.

NAME Area Level Comments
BALCONY 6,932 SF <varies> 40 S/F MIN. (EACH

BALCONY)
OPEN SPACE #1 3,388 SF 1ST FLOOR

PUBLICLY

ACCESSIBLE OPEN
SPACE
OPEN SPACE #2 8,444 SF 2ND FLOOR POOL DECK (FOR

TENANTS ONLY)

TOTAL OPEN
SPACE 18,764 SF
593 of 918

DN
F.E.C.

F.E.C.

UP
UP
DN
F.E.C.

F.E.C.

UP
DN
DN
UP
88 SF

BALCONY
70 SF

BALCONY
79 SF

BALCONY
65 SF

BALCONY
5' - 8"
12' - 4 1/2" 12' - 4 1/4"
5' - 8 1/8"
13' - 11 1/2"
5' - 8 1/8"
5' - 3"
12' - 4 1/4" 12' - 4 1/4"
5' - 3"
5' - 3"
12' - 4 1/4" 12' - 4 1/4"
5' - 3"
12' - 4 1/4"
5' - 3"
5' - 7 3/4"
15' - 6 1/4"
88 SF

BALCONY
70 SF

BALCONY
79 SF

BALCONY
65 SF

BALCONY
15' - 6 1/4"
5' - 7 3/4"
12' - 4 1/4"
5' - 3"
5' - 3"
12' - 4 1/4" 12' - 4 1/4"
5' - 3"
12' - 4 1/4"
5' - 3"
12' - 4 1/4"
5' - 3"
5' - 8 1/8"
13' - 11 1/2"
5' - 8 1/8"
12' - 4 1/4"
5' - 8"
12' - 4 1/2"
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
8/29/2025 5:26:39 PM

CENTRAL LOFTS
A1-16

OPEN SPACE

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
3RD FLOOR
N
3/32" = 1'-0"
4TH FLOOR
594 of 918

UP DN
UP
DN
F.E.C.

F.E.C.

UP
UP
F.E.C.

F.E.C.

DN
DN
88 SF

BALCONY
91 SF

BALCONY
103 SF

BALCONY
87 SF
BALCONY87 SF

BALCONY
87 SF

BALCONY
142 SF

BALCONY
5' - 8"
15' - 6"
12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 13' - 11 1/2"12' - 4 1/4"
7' - 0 1/2"
7' - 0 1/2"
7' - 0 1/2"
7' - 0 1/2"
7' - 0 1/2"
18' - 11 1/4"
7' - 5 3/4" 12' - 4 1/2"
88 SF

BALCONY
91 SF

BALCONY
103 SF

BALCONY
65 SF

BALCONY
5' - 8"
15' - 6"
12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 13' - 11 1/2"12' - 4 1/4"12' - 4 1/2"
5' - 3"
5' - 3"
5' - 3"
5' - 3"
5' - 3"
7' - 4 3/8"
6' - 11 3/8"
6' - 11 1/2"
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
8/29/2025 5:26:40 PM

CENTRAL LOFTS
A1-17

OPEN SPACE

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
5TH FLOOR
N
3/32" = 1'-0"
6TH FLOOR
595 of 918

DN
DN
F.E.C.

F.E.C.

UP
UP
OD
ODOD
UP DN
UP
DN
F.E.C.

F.E.C.
767 SF

BALCONY
148 SF

BALCONY
137 SF

BALCONY
144 SF

BALCONY
145 SF

BALCONY
173 SF

BALCONY
124 SF
BALCONY 103 SF

BALCONY
144 SF

BALCONY
268 SF

BALCONY
7' - 0"
7' - 7"
5' - 3"
5' - 2"
14' - 2 1/4"
7' - 3"
7' - 3"
12' - 7 5/8" 10' - 9 1/4" 26' - 1 1/4"23' - 5 5/8"
7' - 3"
7' - 0 1/2"
7' - 0 1/2"
12' - 4 1/4" 11' - 0 5/8"24' - 9 3/8"
34' - 10 15/16"
46' - 3 1/2"
6' - 9 3/8"
16' - 1 3/8"
35' - 2 1/8"
88 SF

BALCONY
90 SF

BALCONY
102 SF

BALCONY
87 SF

BALCONY
142 SF

BALCONY
12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 12' - 4 1/4" 13' - 11 1/2"12' - 4 1/4"12' - 4 1/2"
7' - 3 3/8"
7' - 0 1/2"
7' - 0 1/2"
7' - 0 1/2"
7' - 0 1/2"
7' - 0 1/2"
7' - 3 3/8"
7' - 3 3/8"
18' - 11 1/4"
7' - 5 3/4"
4519 ADMIRALTY WAY, SUITE A, MARINA DEL REY, CA 90292 TEL: 310.301-1810 WWW.URBANDESIGNSPECIALISTS.COM

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTS AND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
-
8/29/2025 5:26:40 PM

CENTRAL LOFTS
A1-18

OPEN SPACE

CALCULATION
105-UNIT APARTMENT BUILDING
N
3/32" = 1'-0"
7TH FLOOR
N
3/32" = 1'-0"
8TH FLOOR
596 of 918

SHEET NUMBER:

SHEET TITLE:

DATE:

REVISIONS:

SUBMITTAL:

JOB NUMBER:

THIS DRAWING AND THE INFORMATION CONTAINED

HEREIN ARE THE COPYRIGHTED WORK OF URBAN

DESIGN SPECIALISTSAND MAY NOT BE REPRODUCED

WITHOUT WRITTEN PERMISSION
DEVELOPER: VK GROUP
700 N. BRAND BLVD,
SUITE 600
GLENDALE, CA 91203
820 N. CENTRAL AVENUE
GLENDALE, CA 91203
1/12/2024 12:31:28 PM
A2-0
SURVEY
105-UNIT APARTMENT BUILDING
597 of 918

N89°26'00"E
171.00'
L10L9
L8
L7
L5
L6
L16
L15
L19
S0°09'45"E
379.64'
S0°09'45"E
239.51'
L17
N89°26'15"E
287.05'
L3
L2
N89°26'15"E
250.06'
S0°15'30"E
HELD DIST. PER PWFB
1620-147/148; 186.00'
L4
S0°15'30"E
146.57'
N89°26'15"E
249.98'
S0°13'24"E
146.59'
N89°26'00"E
250.07'
N0°13'42"W
186.00' HELD DIST. PER
PWFB 1620-147/148
S0°15'30"E
392.57'
L14 L13
L12 L11
L1
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
L19

30.00'

14.86'

15.14'

6.50'

70.47'
122.58'

59.21'

59.79'

60.04'

59.32'

56.31'

47.82'

54.99'

57.32'
588.82'
642.04'
594.70'

6.32'

13.00'
S0°13'24"E
N0°13'42"W
S0°13'42"E
N89°26'15"E
N79°56'13"W
N89°26'00"E
N69°24'46"E
N36°56'49"W
S69°21'24"W
N41°39'54"W
N68°19'23"E
N68°47'15"W
N68°48'34"W
N68°54'19"E
N89°26'00"E
N89°26'00"E
S89°26'15"W
S89°26'15"W
S0°09'45"E
L18
Line #LengthDirection

PROPERTY LINE PROPERTY LINE
A
A
A
B
C
D
E
F
G
J
H
H
H
H
K

CENTRAL AVE

BURCHETT ST

BRAND BLVD

ARDEN AVE
820 N CENTRAL AVE

SURVEYOR'S STATEMENT
This Corner Record was prepared by me or under my direction in conformance with the Professional Land Surveyors' Act on
SignedP.L.S. No.

COUNTY SURVEYOR'S STATEMENT
This Corner Record was received
and examined and filed
SignedP.L.S. or R.C.E. No.

Title
County Surveyor's Comment
BPELSG-2016Page 1 of 2
N.

U.S. Survey FootMetric Units
Horizontal Datum
Zone
Vertical Datum
Epoch Date
Elevation
E.

CORNER RECORD

CORNER TYPE
City of
Brief Legal Description
Agency Index
Document Number
County of, California
Other: 87718773
Found and tagged
Left as foundEstablishedRebuiltPre-Construction
ReestablishedReferencedPost-Construction
Narrative of corner identified and monument as found, set, reset, replaced, or removed:

Government Corner
Meander
Rancho
Control
Property
Other
Date of Survey
Complies with Public Resources Code §§8801-8819
Complies with Public Resources Code §§8890-8902
COORDINATES (Optional )
(s): See sheet #2 for description
8765(d)

LOS ANGELES
LOTS 17-21 OF THE GLENDALE MOUNTAIN VIEW TRACT M.B. 11-126A

GLENDALE
ESTAB. & MON. NOTES:

Page 2 of 2 ends

Glendale City CouncilNovember 4, 2025

Glendale City Council
November 4, 2025