A G E N D A
SPECIAL MEETING: GLENDALE CITY COUNCIL
COUNCIL CHAMBERS
613 E. Broadway, 2nd Floor
Glendale, CA 91206
PUBLIC PARTICIPATION AND ACCESSIBILITY
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PUBLIC COMMENT GUIDELINES
The City Council welcomes public input at City Council meetings. Public input at Council meetings is regulated by the City Council’s Rules of Order, Procedure and Decorum for the Conduct of City Council Meetings as set forth in Resolution No. 25-76, which will be summarized below.
Written Comments and Documents
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Public comments received in writing will NOT be read aloud at the meeting but will be part of the meeting record. Written public comments can be emailed to [email protected], and will be uploaded to the City website as an attachment to the agenda item. When submitting a public comment, please make sure to include the following
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1. Name (optional); and
2. Agenda item to which you are submitting public comment
3. Submit no later than 12:00 p.m. on the day of the City Council meeting. Correspondence received after this time may not be distributed until the following business day.
All documents related to open session items on this agenda that are received less than 72 hours prior to this meeting, and are public records, will be available for review in the Office of the City Clerk, 613 E. Broadway, Room 110, Glendale, CA 91206.
Submitting Speaker Cards or Calling In for Public Comment :
Speaker cards must be submitted, and telephonic participants must call in and be in the call-in queue PRIOR to the completion of the verbal staff report on the agenda item (unless waived by the Mayor). Any audio-visual files displayed by speakers must be emailed to the Clerk’s office by 12:00 pm on the day before a Council meeting.
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NOVEMBER 4, 2025
ROLL CALL
-
3:00 PM
-
Report of the City Clerk of the City Council, re: Posting of Agenda. The Agenda for the Tuesday, November 4, 2025 Special Public Meeting of the City Council was posted on October 30, 2025, on the Bulletin Board Outside City Hall.
A
SPECIAL PUBLIC MEETING
of the City Council is hereby called to meet at
3:00
PM
on
Tuesday, November 4, 2025
, in the Council Chamber, 613 E. Broadway, 2nd Floor
,
Glendale, CA 91206 to consider the following item(s) of business, to wit;
1. Police Department, re: Jail Medical Services Request for Proposals a. Resolution Adopting the Police Department’s Request for Proposals for Jail Medical Services and Authorizing the City Clerk to Advertise for Proposals
2. Community Development, re:
Release of a Request for Proposals to Develop City
Owned Property Located at 210 N. Maryland Avenue (City Parking Lot No. 4) a. Motion Directing Staff to Release a Request for Proposals for the Development of City Parking Lot No. 4
3. Community Development, re:
Initiation of Code Amendments to Title 16 and Title 30
of the Glendale Municipal Code Related to Accessory Dwelling Unit Condominiums a. Motion Providing Direction and Initiating Amendments to Title 16 and Title 30 of the Glendale Municipal Code Related to Accessory Dwelling Unit Condominiums
ADJOURNMENT
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1 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Report: Jail Medical Services Request for Proposals.
1. Resolution Adopting the Police Department’s Request for Proposals for Jail Medical Services and Authorizing the City Clerk to Advertise for Proposals.
COUNCIL ACTION
Item Type: Action Item
Approved for November 4, 2025 calendar
EXECUTIVE SUMMARY
The Glendale Police Department currently contracts with an outside vendor to provide medical services for Police Department arrestees and inmates. The current contract expires on June 30, 2026. In anticipation of the expiration of this contract, the Police Department seeks to release a Request for Proposals (RFP) for jail medical services. 4 of 40
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9 RECOMMENDATION
Adopt the Police Department’s Request for Proposals for Jail Medical Services and Authorize the City Clerk to Advertise for Proposals.
ANALYSIS
On October 21, 2014, the City Council authorized the Glendale Police Department (GPD) to enter into a Professional Services Agreement (PSA) with Vital Medical Services LLC for professional medical services for arrestees and inmates in the GPD jail. In October 2017, the City Council authorized a second three-year agreement with Vital. In April 2020, the City Council approved a five-year extension of the contract, which was set to expire on June 30, 2025. In April of 2025, the City Council authorized a one-year extension of the Vital contract to allow time to prepare a Request for Proposals. The current contract expires on June 30, 2026.
Through the RFP, the Police Department will be seeking a vendor to provide the following jail medical services:
• Blood draws
• Pre-booking medical screenings (in person and/or via telehealth) • Treatment of minor injuries
The successful vendor will have to be able to respond to the Glendale City Jail in 30 minutes or less. The services sought are important because they reduce the need to take arrestees to local hospitals and as a result allow officers to return to the field more quickly.
This service was undertaken in 2014 as a pilot program when there was only one local provider of the services. This will be the first time that the Police Department has issued an RFP for these types of services.
STAKEHOLDERS/OUTREACH
N/A
FISCAL IMPACT
There is no fiscal impact associated with this report at this time. Funding for the services are planned as a part of the Annual Budget process within Police Department’s general fund. Staff will return to Council to award the contract.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
The action being considered does not constitute a “project” within the meaning of the CEQA pursuant to CEQA Guidelines Section 15378(b)(4) as it has no potential for resulting in either a direct physical change in the environment or a reasonable foreseeable indirect change in the environment. Even if it is a project, it is exempt pursuant to 14 C.C.R. Section 15061(b)(3).
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9 CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
1. The City Council may elect to not authorize the Police Department to move forward with the Request for Proposals. If that occurs, the Police Department will either have to extend the current contract or take all arrestees to a local hospital for all medical services.
2. The City Council may consider any other alternative not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Manuel Cid, Police Chief
Prepared by:
Steven Corrigan, Police Captain
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1 – Request for Proposals
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RESOLUTION NO. ______
A RESOLUTION OF THE COUNCIL OF THE CITY OF GLENDALE, CALIFORNIA ADOPTING THE POLICE DEPARTMENT’S REQUEST FOR PROPOSALS
FOR JAIL MEDICAL SERVICES AND AUTHORIZING THE
CITY CLERK TO ADVERTISE FOR PROPOSALS
WHEREAS, in 2014, the City Council authorized the Glendale Police Department (GPD) to enter into a Professional Services Agreement (PSA) for professional medical services for arrestees and inmates in the GPD jail; and WHEREAS, that PSA was extended three times, with the current PSA expiring in Jule of 2026; and
WHEREAS, the first contract was entered into as a pilot program; and WHEREAS, GPD now seeks to issue a Request for Proposals for jail medical services; and
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Glendale as follows:
SECTION 1. The Request for Proposals for Jail Medical Services as presented to the Council on November 4, 2025, its specifications and the various documents incorporated therein is approved and adopted.
SECTION 2. By this Resolution, the City Clerk shall advertise for proposals.
SECTION 3. In accordance with the RFP’s selection procedures, the Chief of Police shall prepare a report to the City Council with recommendations regarding the most qualified proposer for its deliberation and decision on awarding the Jail Medical Services contract.
SECTION 4. This Resolution takes effect immediately upon its adoption.
APPROVED AND ADOPTED this _______ day of ________________, 2025. _________________________________
Mayor
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ATTEST:
_______________________________
City Clerk
STATE OF CALIFORNIA )
) SS
COUNTY OF LOS ANGELES )
I, Suzie Abajian, PhD, Clerk of the City of Glendale, certify that the foregoing Resolution No. ________________ was adopted by the Council of the City of Glendale, California, at a regular meeting held on the _______ day of ____________________, 2025, and that same was adopted by the following vote:
Ayes:
Noes:
Absent:
Abstain:
________________________________
City Clerk
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CITY OF GLENDALE
POLICE DEPARTMENT - CUSTODY BUREAU
REQUEST FOR PROPOSALS (RFP)
To: All Qualified Companies
Date: November 10, 2025
Subject: Notice inviting proposals for medical services in the City’s Jail _____________________________________________________________________ Due Date: By 3:00 p.m. on December 19, 2025
(RFPs received after this date and time will not be considered.) Submit responses to RFPs to:
Lt. Ernesto Gaxiola
Interim Jail Administrator
Glendale Police Department
131 North Isabel Street
Glendale, CA 91206
[email protected]
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TABLE OF CONTENTS
I. Introduction ................................ ................................ ................................ ......................... 1 A. Summary ................................ ................................ ................................ ........................ 1 B. Assumptions/Definitions ................................ ................................ ................................ .. 1 C. About the City of Glendale and the City of Glendale Jail ................................ ................. 2 D. Project Overview ................................ ................................ ................................ ............ 2 E. Term of Service and Contract ................................ ................................ ......................... 4 F. Minimum Qualifications ................................ ................................ ................................ ... 4 G. Prevailing Wages ................................ ................................ ................................ ........... 5 H. Criminal Background Check ................................ ................................ .......................... 5 I. Compliance with the Prison Rape Elimination Act (PREA) Standards and Training ........ 5 J. Compliance with the Criminal Justice Information Services (CJIS) Security Policy ......... 5 K. City’s Representatives ................................ ................................ ................................ .... 5
II. RFP Process ................................ ................................ ................................ ........................ 6 A. Schedule of Events ................................ ................................ ................................ ......... 6 B. Proposal Submission and Deadline ................................ ................................ ................ 6 C. Inquiries and Responses; Interpretation or Correction of RFP ................................ ........ 7 D. Addenda ................................ ................................ ................................ ......................... 7
III. General Requirements ................................ ................................ ................................ ....... 7 A. Review of Request for Proposal (RFP) ................................ ................................ ........... 7 B. Proposer’s Representations in the Response ................................ ................................ . 7 C. Withdrawal, Cancellation, or Modification of a Proposal ................................ .................. 8 D. Proposal Preparation Expenses ................................ ................................ ...................... 9 E. Insurance ................................ ................................ ................................ ........................ 9 F. Proposer’s Indemnification of the City ................................ ................................ ............. 9
IV. Proposal ................................ ................................ ................................ ............................. 9 A. Using the Attached Proposal Forms. ................................ ................................ ............... 9 B. Qualifications ................................ ................................ ................................ ................ 10 C. Identifying Proprietary Information; Public Records Act ................................ ................. 10 D. Proposal Signature(s) ................................ ................................ ................................ ... 10
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V. Method of Selection ................................ ................................ ................................ .......... 11 A. Basis for Award and Evaluation Criteria ................................ ................................ ........ 11 B. Selecting the Proposer ................................ ................................ ................................ .. 11 C. City’s Reservation of Rights ................................ ................................ .......................... 12
VI. Award of Contract ................................ ................................ ................................ ............ 12
VII. Exhibits ................................ ................................ ................................ ........................... 13 EXHIBIT 1 – Sample Contract ................................ ................................ ............................ 14 EXHIBIT 2 – Insurance Requirements ................................ ................................ ................ 38 EXHIBIT 3 – Evaluation Matrix ................................ ................................ ........................... 56 EXHIBIT 4 – Proposal Form ................................ ................................ ............................... 57 EXHIBIT 5 – Proposed Fees Form ................................ ................................ ..................... 91 11 of 40
CITY OF GLENDALE - POLICE DEPARTMENT REQUEST FOR PROPOSALS :
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1 I. Introduction
A. Summary
The City of Glendale/Glendale Police Department (CITY and/or GPD) is accepting proposals from qualified bidders to provide contractual medical services in the city jail, medical directive oversight and Narcan administration services. The City of Glendale is requesting services solely from companies that specialize in providing medical services that include but are not limited to the following:
1. Blood Draws
2. Pre-booking and medical screening examinations (in-person and/or via telehealth)
3. Treatment of minor injuries
4. Narcan Administration
5. Narcan education
6. Narcan Training
7. Medical director oversight and implementation assistance of related programs
8. Ability to respond to the Glendale Police Department’s Jail Facility in 30 minutes or less when dispatched.
B. Assumptions/Definitions
The following assumptions and definitions were used in preparing this RFP, and should be adopted by the Proposer:
• The term RFP refers to this Request for Proposals and all of its attachments, including any materials from the City and relevant third parties. • The term Proposal refers to the materials submitted by the Proposer in response to this RFP. • The term Proposer refers to the vendor.
• The term Project refers to the labor, materials, equipment, and services that this RFP describes.
• The term Work refers to the services required by, and reasonably inferable from the Contract, whether completed or partially completed, and includes all other labor, materials, equipment, and services provided or to be provided by the Proposer to fulfill the Proposer’s obligations. The Work may constitute the whole or a part of the Project.
• This RFP is based on the best available information. Information not in this document, and not said to be forthcoming, should be assumed to be unavailable.
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2 C. About the City of Glendale and the City of Glendale Jail
The City of Glendale was incorporated as a Charter City in 1906 and has a population of approximately 200,000, making it the fourth largest city in Los Angeles County. Glendale is a full service city with 14 City Departments including: Public Works, Water & Power, Police, Fire, and Community Services and Parks.
The Glendale City Jail opened its fully automated podular jail facility on January 26, 2005. The Glendale City Jail is certified as a Type I Jail Facility.
A “Type 1 facility” refers ti a local detention center used to hold individuals for not more than 96 hours excluding holidays after booking. A Type I facility may also detain persons on court order either for their own safekeeping or sentenced to a city jail as an inmate worker, and may house inmate workers sentenced to the county jail provided such placement in the facility is made on a voluntary basis on the part of the inmate. As used in this section, an inmate worker is defined as a person assigned to perform designated tasks outside of his/her cell or dormitory, pursuant to the written policy of the facility, for a minimum of four hours each day on a five day scheduled work week.
D. Project Overview
(1) Medical Services
Vendor shall provide on-demand medical services by qualified personnel either in-person or via telehealth (where applicable). Medical personnel shall be available on-call, twenty- four (24) hours per day, seven (7) days per week. Medical services include legal specimen collection, Driving Under the Influence (“DUI”) blood draws, transporting and booking of blood for forensic analysis (in accordance with all legal requirements). Vendor shall conduct pre-booking and medical screening examinations, including with respect to mental health and communicable diseases and make appropriate determinations. Vendor shall perform forced blood draws in accordance with GPD polices and/or McNeely Warrants.
Vendor shall also perform treatment of minor injuries and conditions. Vendor shall ensure a response time to the Glendale Police Department of 30 minutes or less.
Vendor shall be available to assist with medical screening exams and blood draws at all DUI checkpoints/assignments established by GPD. Vendor shall be able to respond to field evidence collection requests such as a hospital and or scene or a fatal or pedestrian involved accident. Vendor shall be available for depositions, courtroom testimony and responding to subpoenas. Vendor shall have ability to perform telehealth arrestee pre-booking and inmate medical screening examinations. Preference of partnership with local hospital(s)l to help expedite delivery of services.
Vendor shall provide proposed pricing for the following work for the 2026-2027 fiscal year, including any annualized increases (See Exhibit 5).
• 40 Medical Clearances & 40 Blood Draws (Monthly)
• 45 Medical Clearances & 40 Blood Draws (Monthly)
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3 • 50 Medical Clearances & 40 Blood Draws (Monthly)
• 55 Medical Clearances & 40 Blood Draws (Monthly)
• 60 Medical Clearances & 40 Blood Draws (Monthly)
• Pre-Booking and Medical Clearance Examination “Okay to Book” Overage • Evidentiary Blood Collection or Warrant Blood Draw Overage • In-Field Blood Draw without Medical Clearance
• In-Field Blood Draw with Medical Clearance
• Communicable Disease Exposure Testing and Counseling
• Cancellation Charge
• Maximum Standby Hourly Rate
• Testimony Maximum Hourly Rate
• DUI Checkpoint / Saturation Patrol
(2) Nasal Narcan Program Management
Vendor shall perform the following services in connection with the Nasal Naloxone (Narcan) Administration Program including:
• Medical Director oversight for Nasal Naloxone (Narcan) administration • Executed Standing order for Medication Administration • Nasal Naloxone (Narcan) Education
• Nasal Naloxone (Narcan) Training – The use of Naloxone via a nasal injector is relatively simple and generally not dangerous or difficult.
Vendor shall create a comprehensive curriculum in accordance with the manufacturer’s suggested training recommendation, for a 1 -2 hour training course to be required for all officers who will deploy with Naloxone kits. The course shall include the following: Course of Instruction, Demonstrations, Brief competency skills and demonstrative examination. • Nasal Naloxone (Narcan) Program Oversight and Implementation • Nasal Naloxone (Narcan) Customized Policy Implementation • Mandatory reporting of usage to EMS Agency
• QA-QI reporting quarterly to EMS Agency
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4 Vendor shall serve as the CITY’s Program Coordinator. The Program Coordinator will be responsible for reporting requirements.
(3) Compliance
Vendor shall comply with all applicable federal, state and local laws, rules and regulations in performing the services contemplated in this RFP. Any services that constitute the practice of medicine under California law shall be provided by physician(s) or physician’s assistants licensed to practice medicine in the State of California (and with respect to physicians’ assistants, under the supervision of a medical doctor).
(4) Equipment Requirements
Vendor shall, at its own costs and expense, provide all equipment that may be required for performance of the services required by this RFP.
(5) Vendor/Employee Quailfications
Vendor shall ensure that all employees assigned to this program shall be a phlebotomist, registered nurse, nurse practitioner or equivalent.
(6) Transportation Requirements
Vendor shall provide their own transportation at all times.
(7) Hours of Operation
Vendor shall be available to respond to calls twenty-four (24) hours per day, seven (7) days per week, including holidays.
(8) Invoices
Vendor shall submit statements of service charges to be paid by the CITY on a monthly basis, in a format approved by the GPD. Each invoice shall detail, with specificity, the services for which the City is being charged in the prior month.
E. Term of Service and Contract
The Project described in this RFP and in the proposed Contract are for a period of one year, beginning on July 1, 2026, and ending on June 30, 2027. At its option, the City may extend the contract for up to five additional years (in one (1) year intervals). A proposed contract is attached as Exhibit 1 (“Sample Contract”).
F. Minimum Qualifications
A proposer may be rejected as non-responsive if the Proposal fails to document that the Proposer meets the essential requirements for qualification. As part of the Proposer’s Qualifications Statement, each Proposal must provide satisfactory evidence that:
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5 Proposer satisfactorily completed:
1. At least one (1) public jail contract within five (5) years prior to the Proposal Deadline:
a. In California; and
b. Comparable in scope and scale to this Project; and
c. Having a dollar value equal to or in excess of the Proposal submitted for this Project
G. Prevailing Wages
This Project is subject to the provisions of California Labor Code Sections 1720 and 1720.2. The successful Proposer shall not pay less than the minimum prevailing rate of per diem wages for each type of worker needed to perform the Work.
H. Criminal Background Check
The successful Proposer shall comply with a Fingerprint-supported Criminal Record Check.
Fingerprint-supported criminal record checks will be conducted annually for each person who works on this project. The City will make a suitability decision on each individual based upon the results of these checks.
I. Compliance with the Prison Rape Elimination Act (PREA) Standards and Training
In accordance with the National Standards to Prevent, Detect, and Respond to Prison Rape (also known as the Prison Rape Elimination Act or PREA standards), all jails must train volunteers and contractors who have contact with inmates on their responsibilities under the agency’s sexual abuse and sexual harassment prevention, detection, and response policies and procedures (§115.32 Volunteer and contractor training). According to the PREA standards, a contractor is defined as a person who provides services on a recurring basis pursuant to a contractual agreement with the agency.
J. Compliance with the Criminal Justice Information Services (CJIS) Security Policy
If required by law, the successful Proposer shall comply with The Federal Bureau of Investigation Criminal Justice Information Services (CJIS) Security Policy in the performance of the services and work called for under this RFP. The successful Proposer shall complete the CJIS Security and Awareness Training and submit proof of compliance to City within 30 (thirty) days of Proposer’s execution of an Agreement.
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6 K. City’s Representatives
Lt. Ernesto Gaxiola, Interim Jail Administrator, is the Project Manager in charge of this RFP. The executive in charge of the process is Chief of Police Manuel Cid.
II. RFP Process
A. Schedule of Events
The following is the City’s anticipated schedule for the selection of the most qualified vendor:
Event Date
Issuance of Request for Proposals November 10, 2025
Deadline for Written Questions November 24, 2025
Deadline for submitting responses to RFP December 19, 2025 by 3:00 p.m.
City staff review of Proposal responses January 5- January 8, 2026
Possible Interview with top Proposer(s) January 20-January 22, 2026
City staff recommendation of Proposer / Contract Award (City Council Approval)
January 29, 2026/
February 24, 2026
Signed Contract and Insurance Due March 31, 2026
Project Commencement July 1, 2026
The City of Glendale reserves the right to revise any of the dates shown above by written notice.
B. Proposal Submission and Deadline
The distribution of the RFP in no way represents the City’s acceptance of a Proposer’s qualifications, reputation, or ability to perform the Work.
A Proposal must be in writing, and must be delivered by mail, in person or electronically by 3:00 p.m. on December 19, 2025. Late RFPs will be rejected.
Mailing Address
Glendale Police Department
131 North Isabel Street
Glendale, California 91206-4310
Attention: Lt. Ernesto Gaxiola, Interim Jail Administrator 17 of 40
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7 *If mailed or hand delivered, an original and three (3) copies are required.
Email Address
C. Inquiries and Responses; Interpretation or Correction of RFP If a Proposer has any questions about this RFP, the proposed Contract, or the scope of the Work― or if a Proposer finds any error, inconsistency, or ambiguity in the RFP, or the proposed Contract, or both― the Proposer must make a “Request for Clarification” before submitting its Proposal.
The Proposer must submit a Request for Clarification to : Lt. Ernesto Gaxiola Interim Jail Administrator, via email at: [email protected].
The City must receive the Request for Clarification on or before 3:00 p.m. November 24, 2025.
If necessary, the City will make clarifications, interpretations, corrections, or changes to the RFP, or the proposed Contract, or both, in writing by issuing Addenda, as described in Section D of this RFP. A Proposer must not rely upon, and the City is not bound by, purported clarifications, interpretations, corrections, or changes to the RFP and the proposed Contract, that are made verbally or in a manner other than a written advisory from the City.
D. Addenda
The City will issue Addenda in writing only. The City will make reasonable efforts to email Addenda to all Proposers whom the City knows have received the RFP and have provided an email address for receipt of Addenda. The City cannot guarantee that all P roposers will receive all Addenda.
III. General Requirements
A. Review of RFP
Before submitting an RFP Response, the Proposer must thoroughly examine the RFP, make all necessary investigations and inquiries, and understand the Work that the City requires. Submission of a Proposal will be conclusive evidence that the Proposer has investigated and is satisfied about the Work to be performed and materials to be furnished, the difficulties to be encountered, and the requirements of the Contract Documents.
B. Proposer’s Representations in the Response
By submitting a Proposal, a Proposer represents that:
1. The RFP is sufficient in scope and detail to indicate and convey reasonable understanding of all requirements, terms, and conditions for performance of the Work required in this Project;
2. The Proposer has exercised all necessary due diligence in making investigations and inquiries as needed;
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8 3. The Proposer is fully familiar with — and has fully considered — all facts, conditions, circumstances, and matters that may affect, in any way, the Proposer’s services or costs;
4. If the Proposer is awarded the Contract, the Proposer will not make a claim against City based upon ignorance of local conditions or misunderstanding of any of the Contract’s provisions. If the conditions turn out otherwise than what the Proposer anticipated, the Proposer agrees to assume all risks incident to it;
5. The Proposal includes all costs necessary to complete the Work;
6. The Proposal is an irrevocable offer for a period of at least ninety (90) calendar days following City’s opening of all Proposals; and
7. The Proposer is, and will be, in compliance with the RFP’s requirements, terms, and conditions.
C. Withdrawal, Cancellation, or Modification of a Proposal
Before the Proposal Deadline, a Proposer may withdraw and then modify a Proposal, by giving written notice, signed by the Proposer. A withdrawal request must be delivered to: Lt. Ernesto Gaxiola, Interim Jail Administrator ,131 N. Isabel St. , Glendale, CA 91206, [email protected].
For a withdrawal to become effective, the City must receive the Proposer’s request for withdrawal before the Proposal Deadline. The City will not accept or consider a Proposer’s verbal request for modification or withdrawal of a Proposal.
If a Proposer withdraws its Proposal, the withdrawal will not prejudice the Proposer’s right to submit a new Proposal, if the new Proposal is submitted: (a) in accordance with the RFP’s requirements, and (b) before the Proposal Deadline.
After the Proposal Deadline, a Proposer must not withdraw, cancel, or modify its Proposal for a period of at least ninety (90) calendar days following the Proposals’ opening on January 5, 2026, subject to the exception described in the next paragraph below. The City may extend the 90 day period upon the City’s written request and upon the affected Proposers’ written approval.
The City may allow a Proposer to withdraw or cancel a Proposal after the opening of the Proposals, if the Proposer establishes, to the City’s satisfaction, that all of the following circumstances exist:
1. The Proposer made a mistake in its Proposal;
2. Within five (5) days after the Proposal’s opening, the City receives from the Proposer written notice of the mistake, and the notice specifies in detail how the mistake occurred;
3. The mistake made the Proposal materially different from what the Proposer had intended it to be; and
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9 4. The mistake was made in filling out the Proposal and was not due to error in judgment, or carelessness in reading the RFP or the proposed Contract.
D. Proposal Preparation Expenses
Expenses for developing the RFP response are entirely the responsibility of the Proposer and are not chargeable to the City in any manner. The City is not liable for any pre-contractual expenses, which are defined as expenses incurred by Proposer in:
• Preparing its Proposal in response to this RFP.
• Negotiating with the City any matter related to the Proposal.
• Any other expense incurred by Proposer prior to the date of award of the Contract for this RFP.
E. Insurance
Specific insurance requirements are noted in Exhibit 2 (“Insurance Requirements”), and evidence of the insurance coverages will need to be in place before the start of the Work. A Proposer does not need to submit proof of insurance to submit a Proposal, but must be prepared to meet all City insurance requirements (with no additional cost to the City), if the Proposer is awarded a Contract
F. Proposer’s Indemnification of the City
At its expense, Proposer agrees to indemnify, defend, and hold harmless the City and its officers, agents, employees, and representatives from and against any and all liability, suits, actions, proceedings, judgments, claims, demands, liens, losses, damage s, costs, and expenses (including attorneys’ fees, litigation, arbitration, mediation, appeal expenses) if a dispute, lawsuit, or other proceeding arises out of any one or more of the following:
• Proposer’s submitting the Proposal;
• The City’s accepting Proposer’s Proposal; or
• The City’s awarding a Contract to Proposer in compliance with this RFP, or state, federal, or local laws.
IV. Proposal
A. Using The Attached Proposal Forms
“Proposal Form” is attached to this RFP. A Proposer must submit its Proposal only on those forms. The Proposer must fill in the blanks on the Proposal Forms using Word or a PDF form filler.
The Proposer must respond to the Proposal Forms’ questions with all applicable information, in order for the City to consider the Proposal as “responsive.” If a Pr oposer fails to provide the information that the forms require, fails to return all of the forms, or fails to submit the required attachments, the City may treat the Proposal as “non-responsive.”
The Proposer must place initials next to all interlineations, alterations, and erasures on the Proposal Forms.
The Proposer must not modify or qualify the Proposal Forms in any manner. Unauthorized conditions, exemptions, limitations, or provisions attached to a Proposal will render it informal and
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10 may cause its rejection.
B. Qualifications
The Proposer must establish the competence, experience, expertise, skill, equipment, personnel, financial wherewithal, and other resources necessary to perform the Work in a professional, ethical, dependable, and competent manner.
C. Identifying Proprietary Information; Public Records Act
A Proposer must identify and list all copyrighted material, trade secrets, or other proprietary information (“protectable documents”) that the Proposer included in its Proposal which Proposer believes should be exempt from disclosure under California’s Public Records Act, Governm ent Code Section 7923.000, et seq.
By listing the documents, the Proposer agrees to indemnify, defend, and hold harmless the City and its officers, agents, employees, and representatives from and against any action, claim, lawsuit, or proceeding, including costs and expenses, arising out of or connected with the City’s refusal to disclose the protectable documents to any party making a request for identifying those items.CITY will not withhold documents listed by Proposer if CITY concludes said documents are not subject to an exemption.
The City will treat any Proposer, who fails to identify documents that the Proposer believes should be exempt from disclosure, as having waived its right to an exemption from disclosure, as the Public Records Act provides.
All Proposals and other material submitted become the property of the City and may be returned only at the City’s option. The City reserves the right to use any ideas presented in any response to the RFP. Selection or rejection of the Proposal does not affect this right.
D. Proposal Signature(s)
The person or persons legally authorized to bind the Proposer to the RFP must sign the Proposal in ink. The individuals signing the Proposal must represent that they are authorized to bind the Proposer’s legal entity.
• A corporation must execute the Proposal by its duly authorized officer(s) in accordance with its corporate bylaws.
• A partnership must execute the Proposal by all of its partners. After each signature, each partner must list a residential address or the Proposer’s address, either of which must include the state, zip code, and telephone number.
• If the Proposer is a joint venture consisting of a combination of any of the above entities, each entity in the joint venture must sign the Proposal.
• An individual signing a Proposal as an agent of another or others must attach to the Proposal evidence of that person’s legal authority to sign on behalf of another or others.
V. Method of Selection
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11 All Proposals received on time will be reviewed beginning on January 5, 2026. Proposals will first be reviewed to ensure compliance with the terms of this RFP. Non-compliant or non-responsive Proposals may be rejected. The City will then evaluate the Proposals in accordance with the criteria listed below.
A. Basis for Award and Evaluation Criteria
Evaluation of a Proposal will be based on a competitive selection process. Technical merit, experience, references, demonstrated successes, and the proposed fee will be considered in the selection process. CITY reserves the right to award the Contract not necessarily to a Proposer with the lowest cost proposal, but to a Proposer who will provide the best overall match to the RFP requirements and who best serves the City’s interests.
Description Weight
Experience with similar scope of work,
including with one comparable jail in the last
five (5) years. Quality and history of
satisfactory service and performance rated as
follows based on information provided in
Proposal, interview and/or reference checks.
40 points
Nature and extent of services provided,
including services set forth in RFP, any
additional services, and demonstrated
response times.
30 Points
Fee Structure (Cost) including overall cost and
business value to the City and easibility and
probable effectiveness of Proposer’s approach
to cost containment.
30 Points
The City may investigate the qualifications of any Proposer under consideration, require confirmation of information furnished by the Proposer, and require additional information or evidence of qualifications to provide the Work described in this RFP.
B. Selecting the Proposer
An Evaluation Committee comprised of CITY representatives will evaluate each RFP submission.
A recommendation will be made to the Police Chief, who in turn will make a recommendation to the City Council, which may select a Proposer.
The City Council must approve an award of a Contract to the successful Proposer and no rights or obligations begin under an award until the approval is secured and a Contract has been duly signed by all parties.
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12 C. City’s Reservation of Rights
This RFP and the proposal evaluation process do not:
• Obligate the City to accept or select any Proposal;
• Constitute an agreement by the City that it will actually enter into any contract with any Proposer.
When it best serves the City’s interests, the City may do any one or more of the following:
• Reject any Proposal or all Proposals at its sole discretion. • Extend the deadline for accepting Proposals.
• Accelerate the pace of the RFP process if only one or a handful of Proposals are received. • Waive any or all information, defects, irregularities, or informalities in a Proposal. • Accept amendments to Proposals after the Proposal Deadline. • Amend, revise, or change the RFP’s evaluation or selection criteria. • Cancel, withdraw, amend, revise, change, or negotiate the terms of this RFP, the proposed Contract, or both.
• Reissue a Request for Proposals.
• Conduct oral interviews.
• Examine financial records of Proposer to the extent necessary to ensure financial stability. • Make a partial award.
• Negotiate with one or more Proposers.
• Award contracts to one or more Proposers.
• Require a best and final offer from one or more Proposers.
VI. Award of Contract
Once selected by the City Council, the selected Proposer must enter into a written Agreement following receipt of CITY’s “Notice of Intent to Award Contract,” which shall specify the anticipated “start date” for performing the Contract’s services. The RFP, or any part of it, and the Proposer’s responses, will be incorporated into and made a part of the Contract. A copy of the proposed Contract is provided as Exhibit 1.
By submitting a Proposal to the City in response to this RFP, each Proposer is deemed to have provided its approval to the Contract, accepting it without qualification. If a Proposer seeks limited modification of the Contract, then in the Proposal a Proposer must identify the proposed changes.
The City reserves the right to further negotiate the terms and conditions of the Contract. The Proposer whom the City Council selects must cooperate with the City in good faith to negotiate, sign, and deliver the final Contract. The City will draft the Co ntract and may require the selected Proposer to attend one or more Contract negotiation conferences to discuss possible:
• Revisions to the Contract’s service-related terms, conditions, requirements, specifications, or minimum performance standards, other than the insurance and the indemnity provisions; and
• Additions to the Contract, by the parties’ mutual agreement, or as a City Ordinance or Resolution, the City’s Charter or Municipal Code, or any other law may require. 23 of 40
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13 At any time, and for any reason, if contract negotiations with the selected Proposer fail to progress to the City’s reasonable satisfaction, the City reserves the right to not only end negotiations with the selected Proposer, but also cancel the award and reject the Proposal. At its discretion, the City may then: reopen the proposal process; choose from among the remaining, if any, qualified proposers; reissue the RFP; negotiate directly with any Proposer for services; or choose not to contract for services.
VII. Exhibits
Exhibit 1 – Sample Contract
Exhibit 2 – Insurance Requirements
Exhibit 3 – Evaluation Criteria
Exhibit 4 – Proposal Form
Exhibit 5 – Proposed Fees Form
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91 EXHIBIT “3” TO RFP
EVALUATION MATRIX
Contractor_____________________________ Reviewer __________ Date _______
Evaluation Criteria
Score
Experience with similar scope of work, including with one comparable jail in the last five (5) years. Quality and history of satisfactory service and performance based on information provided in Proposal, interview and/or reference checks.
(40 possible points)
Nature and Extent of Services Provided, including: Services set forth in RFP , additional services, demonstrated response times.
(30 possible points)
Fee Structure (Cost): Overall cost and business value to the City , feasibility and probable effectiveness of Proposer’s approach to cost containment.
(30 possible points)
Total Points (Maximum 100)
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2 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE CITY COUNCIL
AGENDA ITEM
Report: Release of a Request for Proposals to Develop City Owned Property Located at 210 N. Maryland Avenue (City Parking Lot No. 4)
1. Motion Directing Staff to Release a Request for Proposals for the Development of City Parking Lot No. 4.
COUNCIL ACTION
Item Type: Action Item
Approved for November 4, 2025 calendar
EXECUTIVE SUMMARY
As part of a strategy to balance future budgets and meet the City’s affordable housing goals, the City Council directed staff to explore ground leasing and developing certain City-owned parking lots. On March 5, 2025, the City Council declared ten city-owned parking lots as “exempt surplus property” and received the State Department of Housing and Community Development’s (HCD) concurrence of the findings on May 22, 2025. Staff is requesting authorization to issue a Request for Proposals for Parking Lot No. 4 (located at 210 North Maryland Avenue) to ground lease the site for a development that provides a financial return to the City and complies with objectives and standards of the Downtown Specific Plan.
RECOMMENDATION
That the City Council authorize staff to move forward with the release of a Request for Proposals to develop City Parking Lot No. 4.
ANALYSIS
During the 2023 budget study sessions, as part of a strategy to balance future budgets and meet the City’s affordable housing goals, the City Council directed staff to explore potentially ground leasing and developing City-owned parking lots. As an initial step, on March 5, 2025, the City Council made findings declaring ten parking lots as “exempt 26 of 40
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0 surplus property” under the Surplus Land Act (“SLA”) because the properties were under one-half acre and met other criteria to qualify for the exemption. On May 22, 2025, the City received concurrence from the HCD that the properties qualify as “exempt surplus land”.
This determination allows the City to bypass certain SLA requirements involving bid solicitation procedures, negotiating and documentation procedures, and prioritization of negotiations in situations with multiple interested parties which facilitates the property disposition and entitlement process.
City Parking Lot No. 4
City Parking Lot No. 4 was determined to be exempt surplus land. The property is located at 210 North Maryland Avenue mid-block between California and Wilson Avenues behind the Alex Theater and adjacent to the Mid-Brand district (Exhibit 1). The site is comprised of two City-owned lots totaling 14,250 square feet and currently operates as a surface parking lot with 43 spaces.
The property is located within the Downtown Specific Plan (“DSP”) Transitional District, which is characterized by a transition from the high-intensity, mixed activity of Downtown to the higher-density residential neighborhood to the east. The Transitional District currently features lower-scale office and commercial buildings. The permitted height limit is four stories (65 feet) and a maximum floor-area ratio (FAR) of 2.50. Projects within the Transitional District may use the DSP incentives to increase the permitted height to six stories (95 feet) and FAR of 3.00.
Request for Proposals
Staff is requesting authorization to issue a RFP seeking qualified developers for the site.
The RFP lists the minimum parameters and objectives for the site’s development. The RFP seeks a ground lease for the site’s conveyance. Staff anticipates a 55-year initial term with option(s) to extend. The project would be subject to prevailing wage to the extent applicable. Development concepts are expected to conform to the applicable DSP land use regulations including height, floor area ratio, open space, and parking standards. Proposals are requested to demonstrate the long-term financial return to the City through ground rent, Transient Occupancy Taxes, sales tax, or any other applicable revenue streams generated to the City. No City financial subsidies will be provided. In addition, the RFP requests, where possible, the provision of amenities or improvements that serve as a public benefit. There isn’t a requirement to replace the 43 public parking spaces.
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0 If directed to proceed with the RFP, the process and tentative dates would include the following:
Issue RFP: November 21, 2025
Submission deadline for proposals: January 2026
Staff review of proposals: February 2026
Developer recommendation and City Council consideration of an Exclusive Negotiating Agreement: March 2026
Once these steps are complete, staff will then work with the developer on project pre- entitlement and negotiation of ground-lease terms. The final step is City Council consideration of project entitlements and approval of the ground lease.
STAKEHOLDERS/OUTREACH
N/A
FISCAL IMPACT
There is no fiscal impact associated with this report at this time. If a successful developer is identified with the RFP process, the City can anticipate additional revenues associated with the ground lease. The amount of the revenues is uncertain at this moment. The result of the RFP will provide the City better estimate on additional revenues to include in the future financial forecast.
ENVIRONMENTAL REVIEW (CEQA/NEPA)
CEQA does not apply to projects where the lead agency determines "with certainty that there is no possibility that the activity in question may have a significant effect on the environment." CEQA Guidelines (14 Cal. Code Regs.) § 15061(b)(3). Here, the action involves Council authorization to release an RFP seeking development proposals for Parking Lot #4. There is no possibility that the action of issuing the RFP may have a significant effect on the environment.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
1. Direct staff to release the Request for Proposals as proposed or release contingent upon modification made by the City Council. Staff would proceed to distribute the RFP to a list of qualified and/or interested development teams, review and evaluate proposals, and return to the City Council with a recommendation on a preferred project and authorization to enter into an exclusive negotiating agreement with the selected development team.
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0 2. Any other alternative not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
Prepared by:
Mark Berry, Deputy Director of Community Dev/Economic Dev Approved by:
Roubik Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
1) Site Map
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1 MOTION
Moved by Council Member , seconded by Council Member , that the Council of the City of Glendale directs staff to release a request for proposals for the development of City Parking Lot No. 4 located at 210 North Maryland Avenue, as described in the Report to Council dated November 4, 2025.
Vote as Follows:
Ayes:
Noes:
Absent:
Abstain:
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Exhibit 1- Site Map
Subject Property
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3 CITY OF GLENDALE, CALIFORNIA
REPORT TO THE SPECIAL CITY COUNCIL
AGENDA ITEM
Report: Initiation of Code Amendments to Title 16 and Title 30 of the Glendale Municipal Code Related to Accessory Dwelling Unit Condominiums
1. Motion Providing Direction and Initiating Amendments to Title 16 and Title 30 of the Glendale Municipal Code Related to Accessory Dwelling Unit Condominiums.
COUNCIL ACTION
Item Type: Action Item
Approved for November 4, 2025 calendar
EXECUTIVE SUMMARY
Zoning standards for accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) were first established in 2017 and have since been amended several times to bring them into compliance with constantly evolving State law which requires cities to ministerially approve ADUs and JADUs subject to extremely limited standards. In an effort to create more affordable options for homeownership the Governor signed Assembly Bill (AB) 1033 into law, effective January 1, 2024. Prior to AB 1033, the law already required, and still requires a local agency to ministerially approve an ADU condominium development by a qualified nonprofit organization when sold to a qualified buyer (persons of low or moderate income) and when other specific criteria are met. In addition to this requirement, AB 1033 allows a local agency to adopt an ordinance that permits the sale of an ADU as a condominium with no restrictions on developer or owner. Staff has provided some background on the legislation as well as how some cities have implemented the law, as well as different options for City Council to consider. At this time, staff is seeking direction from City Council as to whether or not the city should proceed with amendments to Title 16 and Title 30 of the Glendale Municipal code opting in to allow ADU condominium sales, and is providing different options for City Council to consider.
RECOMMENDATION
That the City Council review this report and provide direction regarding amendments to Title 16 and Title 30 of the Glendale Municipal Code related to regulations for ADU condominiums.
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1 BACKGROUND/ANALYSIS_______________________________________________ The City of Glendale first established zoning standards for ADUs in 2017 as a result of State legislation (AB 2299 and SB 1069) that required local agencies to ministerially approve ADUs subject to very limited standards. Since then, and in response to changing legislation from the State, the City has adopted a series of ordinances regarding zoning requirements for ADUs and JADUs on residential properties. The most recent update to the ordinance (Ordinance No. 6034) was adopted by City Council on December 3, 2024, and is codified in Glendale Municipal Code (GMC) Section 30.34.080 (“ADU/JADU Ordinance”). Until recently, the separate sale of ADUs was allowed only if developed by certain nonprofits and sold to low income households, with ADUs and JADUs only being allowed as rental units in all other circumstances. Geared towards increasing homeownership opportunities, AB 1033 was signed into law by the Governor and became effective January 2024. AB 1033 allows cities to opt-in to permit ADUs to be sold as condominiums. This law does not apply to JADUs. The provisions of AB 1033 are codified in Government Code Sections 66340 – 66342, and a copy is included as Exhibit 1 to this report. There are two separate provisions allowing ADUs to be sold as condominiums; the first establishes a state-mandated program for ADU sales that meet certain criteria related to affordability, and the second allows a local agency to opt-in and allow ADU condominiums beyond what is mandated by the state.
State-Mandated ADU Condominiums
Government Code Sections 66340-66341 require a local agency to allow an ADU to be sold or conveyed separately from the primary residence as a condominium when certain criteria established in the law are met. While the City has not received any requests under this part of the law to date, it is a state-mandated requirement, and we would fully comply with its provisions. Some of the key criteria include:
The ADU or the primary residence are built by a qualified nonprofit corporation, which is defined in the legislation (generally those non-profits engaging in affordable housing development).
The ADU that is being sold from the primary residence must be sold to a qualified buyer, which is defined to mean individuals and families of low or moderate income.
The qualified buyer is required to occupy either the ADU or primary dwelling as their principal residence.
Affordability restrictions are used to ensure the ADU and primary dwelling will be preserved for low-income housing for 45 years for owner-occupied housing units and will be sold or resold to a qualified buyer.
The ADU can be required to have separate water, sewer, or electrical connections to the utility.
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1 Opt-In to Allow ADU Condominiums
AB 1033, codified in Government Code Section 66342, allows a local agency to adopt an ordinance to permit the separate sale or conveyance of the primary dwelling unit and the ADU as condominiums. Since the law went into effect in 2024, there are a few cities have adopted ordinances to allow ADU condominium sales, including San Jose, San Diego, Santa Monica and San Francisco. Some of the key requirements under AB 1033 for ADU condominiums include the following:
Comply with the Davis-Stirling Common Interest Development Act which governs common interest developments, such as condominiums, and regulates homeowner associations (HOAs) to ensure transparency, accountability, and protect homeowners’ rights.
Comply with the objective requirements of the Subdivision Map Act and any applicable local ordinance related to subdivisions.
Conduct a safety inspection of the ADU before recording the condominium plan.
This can be done through a Certificate of Occupancy issued by the Building Official or a building inspector certified by HUD.
Obtain consent from each lienholder before recording the condominium plan. A lienholder may choose to consent subject to certain terms and conditions being met, or they can choose not to consent which would prohibit the condominium plan.
Written evidence of lienholder consent is also required to be provided at recordation.
Options for ADU Condominiums
Title 16 of the Glendale Municipal Code establishes the requirements for Subdivision applications, including requests for condominiums. There are two types of approval for a condominium – either a New Condominium Map which is for new construction projects where the units have not been occupied, or a Condominium Conversion Map which is for the conversion of existing rental units. Approval of a new condominium is subject to Planning Commission review through a public hearing. Approval of a condominium conversion is under the purview of the Director of Community Development with the hearing waived, unless a hearing is requested by someone who receives a notice. Those jurisdictions that have opted in to allow ADU condominiums have done so through a condominium conversion process, with Santa Monica also requiring that the sale be to a qualified buyer which is defined as an individual or family of low or moderate income. The City of Long Beach is also in the process of amending their ordinance to allow ADU condominiums as a conversion.
Should the Council direct staff to pursue amendments to the GMC to allow ADU condominiums, it is recommended that they be done through a condominium conversion 34 of 40
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1 process. This gives owners flexibility in pursuing building permits and undertaking construction and without a mandated public hearing, it offers them a more streamlined application process. Some additional considerations for the council to consider when providing direction to staff:
Create a condominium conversion application and submittal requirements that are tailored to ADUs which are not subject to parking, private storage, and open space requirements that are typically required for multi-family developments. Create a modified process for ADU condominium conversions similar to other administrative planning applications.
Establish criteria similar to Santa Monica that requires the ADU to be sold to a qualified buyer to establish more affordable housing options.
STAKEHOLDERS/OUTREACH
Not applicable for initiation. Stakeholder and public outreach may be conducted during policy studies. Council may provide any additional direction regarding outreach methods.
FISCAL IMPACT
There is no fiscal impact associated with this report.
ENVIRONMENTAL REVIEW (CEQA)
No environmental review is required for City Council to initiate code changes, as it can be seen with certainty that there is no possibility that this activity will have a significant effect on the environment. Environmental review will be conducted prior to scheduling any hearings should the Council initiate code changes.
CAMPAIGN DISCLOSURE
This item is exempt from campaign disclosure requirements.
ALTERNATIVES TO STAFF RECOMMENDATION
1. Decline to direct staff to begin the process of modifying Title 16 and Title 30 of the GMC for regulations concerning ADU condominiums.
2. Choose any other alternative not proposed by staff.
ADMINISTRATIVE ACTION
Submitted by:
Bradley Calvert, Director of Community Development
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1 Prepared by:
Vista Ezzati, Principal Planner
Approved by:
Roubik R. Golanian, P.E., City Manager
EXHIBITS/ATTACHMENTS
Exhibit 1:California Government Code § 66340 et seq.
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MOTION
Moved by Council Member _____________ seconded by Council Member ________________, that with respect to the Report to Council dated November 4, 2025 regarding Initiation of Code Amendments to Title 16 and Title 30 of the Glendale Municipal Code Related to Accessory Dwelling Unit Condominiums (“Report”), the Council hereby provides direction to staff to initiate the preparation of amendments to Titles 16 and 30 of the Glendale Municipal Code, 1995, to permit the separate sale or conveyance of a primary dwelling unit and an ADU as condominiums, as follows:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ ______.
Staff is directed to prepare and finalize such amendments for consideration of recommendation(s) by the Planning Commission, prior to presenting such amendments to the Council for adoption.
Vote as Follows:
Ayes:
Noes:
Absent:
Abstain:
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Code: Select Code Section: 1 or 2 or 1001 Search
66340.
66341.
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GOVERNMENT CODE - GOV
TITLE 7. PLANNING AND LAND USE [65000 - 66499.58] ( Heading of Title 7 amended by Stats. 1974, Ch. 1536. ) DIVISION 1. PLANNING AND ZONING [65000 - 66342] ( Heading of Division 1 added by Stats. 1974, Ch. 1536. ) CHAPTER 13. Accessory Dwelling Units [66310 - 66342] ( Chapter 13 added by Stats. 2024, Ch. 7, Sec. 20. ) ARTICLE 4. Accessory Dwelling Unit Sales [66340 - 66342] ( Article 4 added by Stats. 2024, Ch. 7, Sec. 20. ) For purposes of this article:
(a) “Qualified buyer” means persons and families of low or moderate income, as that term is defined in Section 50093 of the Health and Safety Code.
(b) “Qualified nonprofit corporation” means a nonprofit corporation organized pursuant to Section 501(c)(3) of the Internal Revenue Code that has received a welfare exemption under Section 214.15 of the Revenue and Taxation Code for properties intended to be sold to low-income families who participate in a special no-interest loan program.
(Added by Stats. 2024, Ch. 7, Sec. 20. (SB 477) Effective March 25, 2024.) A local agency shall allow an accessory dwelling unit to be sold or conveyed separately from the primary residence to a qualified buyer if all of the following apply:
(a) The accessory dwelling unit or the primary dwelling was built or developed by a qualified nonprofit corporation. (b) There is an enforceable restriction on the use of the land pursuant to a recorded contract between the qualified buyer and the qualified nonprofit corporation that satisfies all of the requirements specified in paragraph (10) of subdivision (a) of Section 402.1 of the Revenue and Taxation Code. (c) The property is held pursuant to a recorded tenancy in common agreement that includes all of the following:
(1) The agreement allocates to each qualified buyer an undivided, unequal interest in the property based on the size of the dwelling that each qualified buyer occupies. (2) A repurchase option that requires the qualified buyer to first offer the qualified nonprofit corporation to buy the accessory dwelling unit or primary dwelling if the buyer desires to sell or convey the property. (3) A requirement that the qualified buyer occupy the accessory dwelling unit or primary dwelling as the buyer’s principal residence.
(4) Affordability restrictions on the sale and conveyance of the accessory dwelling unit or primary dwelling that ensure the accessory dwelling unit and primary dwelling will be preserved for low-income housing for 45 years for owner-occupied housing units and will be sold or resold to a qualified buyer. (5) If the tenancy in common agreement is recorded after December 31, 2021, it shall also include all of the following:
(A) Delineation of all areas of the property that are for the exclusive use of a cotenant. Each cotenant shall agree not to claim a right of occupancy to an area delineated for the exclusive use of another cotenant, provided that the latter cotenant’s obligations to each of the other cotenants have been satisfied. (B) Delineation of each cotenant’s responsibility for the costs of taxes, insurance, utilities, general maintenance and repair, improvements, and any other costs, obligations, or liabilities associated with the Home Bill Information California Law Publications Other Resources My Subscriptions My Favorites 10/21/25, 3:21 PM Codes Display Text
https://leginfo.legislature.ca.gov/faces/codes_displayText.xhtml?article=4.&chapter=13.&division=1.&lawCode=GOV&part=&title=7. 1/3 Exhibit 1
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66342.
property. This delineation shall only be binding on the parties to the agreement, and shall not supersede or obviate the liability, whether joint and several or otherwise, of the parties for any cost, obligation, or liability associated with the property where such liability is otherwise established by law or by agreement with a third party.
(C) Procedures for dispute resolution among the parties before resorting to legal action. (d) A grant deed naming the grantor, grantee, and describing the property interests being transferred shall be recorded in the county in which the property is located. A Preliminary Change of Ownership Report shall be filed concurrently with this grant deed pursuant to Section 480.3 of the Revenue and Taxation Code. (e) Notwithstanding Section 66324, if requested by a utility providing service to the primary residence, the accessory dwelling unit has a separate water, sewer, or electrical connection to that utility. (f) Nothing in this section limits the ability of an accessory dwelling unit to be sold or otherwise conveyed separate from the primary residence as a condominium pursuant to an ordinance adopted under Section 66342. (Added by Stats. 2024, Ch. 7, Sec. 20. (SB 477) Effective March 25, 2024.) In addition to the requirement that a local agency allow the separate sale or conveyance of an accessory dwelling unit pursuant to Section 66341, a local agency may also adopt a local ordinance to allow the separate conveyance of the primary dwelling unit and accessory dwelling unit or units as condominiums. Any such ordinance shall include all of the following requirements:
(a) The condominiums shall be created pursuant to the Davis-Stirling Common Interest Development Act (Part 5 (commencing with Section 4000) of Division 4 of the Civil Code). (b) The condominiums shall be created in conformance with all applicable objective requirements of the Subdivision Map Act (Division 2 (commencing with Section 66410)) and all objective requirements of a local subdivision ordinance.
(c) Before recordation of the condominium plan, a safety inspection of the accessory dwelling unit shall be conducted as evidenced either through a certificate of occupancy from the local agency or a housing quality standards report from a building inspector certified by the United States Department of Housing and Urban Development.
(d) (1) Neither a subdivision map nor a condominium plan shall be recorded with the county recorder in the county where the real property is located without each lienholder’s consent. The following shall apply to the consent of a lienholder:
(A) A lienholder may refuse to give consent.
(B) A lienholder may consent provided that any terms and conditions required by the lienholder are satisfied. (2) Prior to recordation of the initial or any subsequent modifications to the condominium plan, written evidence of the lienholder’s consent shall be provided to the county recorder along with a signed statement from each lienholder that states as follows:
“(Name of lienholder) hereby consents to the recording of this condominium plan in their sole and absolute discretion and the borrower has or will satisfy any additional terms and conditions the lienholder may have.” (3) The lienholder’s consent shall be included on the condominium plan or a separate form attached to the condominium plan that includes the following information:
(A) The lienholder’s signature.
(B) The name of the record owner or ground lessee.
(C) The legal description of the real property.
(D) The identities of all parties with an interest in the real property as reflected in the real property records. (E) The lienholder’s consent shall be recorded in the office of the county recorder of the county in which the real property is located.
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(e) The local agency shall include the following notice to consumers on any accessory dwelling or junior accessory dwelling unit submittal checklist or public information issued describing requirements and permitting for accessory dwelling units, including as standard condition of any accessory dwelling unit building permit or condominium plan approval:
“NOTICE: If you are considering establishing your primary dwelling unit and accessory dwelling unit as a condominium, please ensure that your building permitting agency allows this practice. If you decide to establish your primary dwelling unit and accessory dwelling unit as a condominium, your condominium plan or any future modifications to the condominium plan must be recorded with the County Recorder. Prior to recordation or modification of your subdivision map and condominium plan, any lienholder with a lien on your title must provide a form of written consent either on the condominium plan, or on the lienholder’s consent form attached to the condominium plan, with text that clearly states that the lender approves recordation of the condominium plan and that you have satisfied their terms and conditions, if any.
In order to secure lender consent, you may be required to follow additional lender requirements, which may include, but are not limited to, one or more of the following:
(a) Paying off your current lender.
You may pay off your mortgage and any liens through a refinance or a new loan. Be aware that refinancing or using a new loan may result in changes to your interest rate or tax basis. Also, be aware that any subsequent modification to your subdivision map or condominium plan must also be consented to by your lender, which consent may be denied.
(b) Securing your lender’s approval of a modification to their loan collateral due to the change of your current property legal description into one or more condominium parcels. (c) Securing your lender’s consent to the details of any construction loan or ground lease.
This may include a copy of the improvement contract entered in good faith with a licensed contractor, evidence that the record owner or ground lessee has the funds to complete the work, and a signed statement made by the record owner or ground lessor that the information in the consent above is true and correct.” (f) If an accessory dwelling unit is established as a condominium, the local government shall require the homeowner to notify providers of utilities, including water, sewer, gas, and electricity, of the condominium creation and separate conveyance.
(g) (1) The owner of a property or a separate interest within an existing planned development that has an existing association, as defined in Section 4080 of the Civil Code, shall not record a condominium plan to create a common interest development under Section 4100 of the Civil Code without the express written authorization by the existing association.
(2) For purposes of this subdivision, written authorization by the existing association means approval by the board at a duly noticed board meeting, as defined in Section 4090 of the Civil Code, and if needed pursuant to the existing association’s governing documents, membership approval of the existing association. (h) An accessory dwelling unit shall be sold or otherwise conveyed separate from the primary residence only under the conditions outlined in this paragraph or pursuant to this article. (Added by Stats. 2024, Ch. 7, Sec. 20. (SB 477) Effective March 25, 2024.) 10/21/25, 3:21 PM Codes Display Text
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