Agenda packet, first session — Glendale City Council, February 3, 2026 (part 1 of 2)

A G E N D A

GLENDALE CITY COUNCIL

COUNCIL CHAMBERS
613 E. Broadway, 2nd Floor
Glendale, CA 91206
FEBRUARY 3, 2026
– 6:00 PM

PUBLIC PARTICIPATION AND ACCESSIBILITY

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•
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City Council meeting agenda packets, any agenda related documents, and additional documents are available at City Hall and online for public viewing on the City’s website:
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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
:

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
:

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.

Public Comments During Council Meeting
:

Public Comments during Community Event Announcements, First and Second Periods of Oral Communications and agenda items will be governed as provided in the descriptions for those items on the agenda below. Pursuant to State law, the City Council may not discuss or take action on any item not appearing on the meeting agenda, except that members of the City Council or staff may ask a question for clarification or briefly respond to statements made or questions posed by persons exercising public testimony rights (Government Code Section 54954.2). Staff may be asked to follow up on such items.

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 as follows:
•
Community Event Announcements or First or Second Period of Oral Communications: PRIOR TO the commencement of the specific comment period
•
Consent Calendar Items: BEFORE a motion is made on the consent calendar •
Other agenda items, including Action items: PRIOR to the completion of the verbal staff report (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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FEBRUARY 3, 2026
– 6:00 PM

ROLL CALL

1. CLOSED SESSION
– 1:00 PM (T o Commence at 6:00 PM
)

2. REGULAR BUSINESS AGENDA
– 6:00 PM
Roll Call
a.

Flag Salute: Council Member
b.

Invocation:
will be delivered by Reverend Bedros Baghramian, founding Pastor of St. Sarkis Church
c.

Report of the City Clerk, re: Posting of Agenda. The Agenda for the February 3, 2026 Regular Meeting of the Glendale City Council was Posted on January 30, 2026, on the Bulletin Board Outside City Hall.

3. PRESENTATIONS AND APPOINTMENTS
a.

Nominations for Appointment
•
Christopher Welch, Design Review Board
(Seat 5 – Vacant)
(Najarian
(A)
/
Brotman
(B), 4/1/2025)
•
Danielle Lockareff, Design Review Board (Seat 2 – Reappointment of Lockareff
)
(
Brotman
(A)/
Kassakhian

(B), 4/1/2025)
•
Izabela Boyajyan, Design Review Board (Seat 4 – Vacant) ( Kassakhian
(A)/
Asatryan (B), 4/1/2025)
•
Joseph Kaskanian, Design Review Board (Seat 1 – Reappointment of Kaskanian
) (
Asatryan
(A)
Gharpetian (B), 4/1/2025)
•
Alek

Zarifian
(Licensed Architect), Design Review Board

City Clerk, re: Minutes of the City Council Meeting of January 13, 2026 and the Special City Council Meeting of January 20, 2026

5. CITY COUNCIL/STAFF COMMENTS
(Including reports from conferences and regional
meetings)

6. COMMUNITY EVENT ANNOUNCEMENTS
(3-minutes per speaker)
Members of the public will be permitted to announce upcoming events taking place in the community.

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agenda item is called. A speaker who addresses the Council on non-agenda items during the First Period of Oral Communications may not speak during the Second Period of Oral Communications.

8. ADOPTION OF ORDINANCES
a.

Community Development, re: Case No. PZC-0014-2025. Amendments to Chapter

30.26 - Advertising Signage Overlay Zone (ASOZ) of the Glendale Municipal Code (GMC). Amendment to the City's Zoning Map to expand the boundary of the Town Center (Americana)-Galleria Districts ASOZ overlay zone onto a portion of the Downtown Arts and Entertainment District of the Downtown Specific Plan to incorporate the properties at 230 – 238 S. Brand Blvd into the overlay zone and identify locations, sizes and elevations of two new animated wall signs to be incorporated into the expanded ASOZ boundary. Statutory Development Agreement to comply with GMC Section 30.26.100, including the provision of certain public benefits
(1/27/2026, Asatryan)

1. Adoption of Ordinance of the Council of the City of Glendale, California amending Sections 30.26.030, 30.26.040, and 30.26.050 of Title 30 of the Glendale Municipal Code, 1995, relating to the Advertising Signage Overlay Zone

2. Adoption of Ordinance of the Council of the City of Glendale, California amending the Zoning Map to reflect an expansion of the Advertising Signage Overlay Zone (ASOZ) onto a portion of the Downtown “Arts and Entertainment” District (230 - 238 South Brand Boulevard) of the Downtown Specific Plan

3. Adoption of Ordinance the Council of the City of Glendale, California, authorizing the Execution of a Development Agreement by and between the City of Glendale and Mt Owner, LLC, a Delaware limited liability company, Colorado & Brand, LLC, a Delaware limited liability company, North Masonic, LLC, a Delaware limited liability company, pertaining to signage in the Advertising Signage Overlay Zone

9. ACTION ITEMS
a.

Management Services, re:

Award of Contract for State Legislative Advocacy
Services

1. Motion Awarding a Professional Services Agreement to California Public Policy Group, Inc. for State Legislative Advocacy Services through December 31, 2026, for a T otal Not-T o-Exceed Amount of $112,500.00 with City Options to Extend for Three One- Year T erms in Annual Amounts Not to Exceed $122,500 Per Year; and (2) Rejecting all other proposals for State Legislative Advocacy Services

10. HEARINGS

11. REPORTS - INFORMATION

12. WRITTEN COMMUNICATIONS

13. DISCUSSION OF COUNCILMEMBER FUTURE AGENDA REQUESTS
a.

Councilmember Asatryan's Request to Agendize a Discussion on Public Hearings for By-Right Developments
b.

Councilmember Asatryan’s request to agendize a discussion on issuing a Council Statement or Resolution Expressing Solidarity with the Iranian People In Their Pursuit of Freedom

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14. SECOND PERIOD OF ORAL COMMUNICATIONS
Discussion is limited to items NOT a part of this agenda. Each speaker is allowed 5 minutes.

Council may question or respond to the speaker, but there will be no debate or decision. The City Manager may refer the matter to the appropriate department for investigation and report.

15. NEW BUSINESS

16. ADJOURNMENT

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M I N U T E S

GLENDALE CITY COUNCIL

COUNCIL CHAMBERS
613 E. Broadway, 2nd Floor Glendale, CA 91206
JANUARY 13, 2026

ROLL CALL

1. CLOSED SESSION – No Scheduled Closed Session

2. REGULAR BUSINESS AGENDA – 6:10 PM
Roll Call – Absent: Asatryan
a. Flag Salute: Mayor Najarian
b. Invocation: Delivered by Kelly Kessinger, Senior Chaplain, Adventist Health c. Report of the City Clerk, re: Posting of Agenda. The Agenda for the January 13, 2026, Regular Meeting of the Glendale City Council was Posted on January 7, 2026, on the Bulletin Board Outside City Hall.

3. PRESENTATIONS AND APPOINTMENTS
a. Recognition of Winter Decorating Contest Winners
A video presented the contest winners.

Public Speakers:

Leslie Little
b. Presentation from the Glendale Police Department on Substance Abuse Staff Comments:

Roubik Golanian, City Manager
Presentation:

Sona Hovsepian, Clinical Program Director, Glendale Police Department Public Speakers:

Herbert Molano
c. Proclamation for Korean American Day
Before the Proclamation, Mayor Najarian took a moment to acknowledge the Korea Student Visitors from Sister City Boeun-gun, South Korea.

Public Speakers:

Tio Kim, Student Visitor Representative from Sister City Boeun-gun, South Korea T.C. Kim, President, Korean American Foundation of Glendale Angela Lee, Hwarang Youth Group
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Proclamation Accepted by:
Yong Koo Kang, Consul, Consulate General of The Republic of Korea In Los Angeles
Jieun Lee, Consul (Educational Affairs), Consulate General of The Republic of Korea In Los Angeles
Chang Lee, President, Korea–Glendale Sister City Association Steve Park, President, Korean American Federation of North Los Angeles T.C. Kim, President, Korean American Foundation of Glendale Korean American Memorial Foundation
Angela Lee, Hwarang Youth Group
d. Nominating Panel for Vacancy on the Arts and Culture Commission Created by Resignation of Sue Bell Yank: Assigned Panel for Seat 1 – Asatryan (A)/Brotman (B)

4. CONSENT ITEMS (Including Minutes)
The following are routine and may be acted upon by one motion. Any Member of Council or the audience requesting separate consideration may do so by making such request before motion is proposed.
a. City Clerk, re: Minutes of the City Council Meeting of December 2, 2025, December 9, 2025, and December 16, 2025
Moved: Brotman Seconded: Gharpetian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None
b. Glendale Water and Power, re: Alternative Project Delivery Method for Engineering, Procurement, and Construction of the Substation Battery, Charger and Rack System Replacement Project

1. Resolution [26-02] authorizing the General Manager of Glendale Water & Power, or his designee, to issue a Request for Proposals (RFP) using the Engineering, Procurement, and Construction Project Delivery Method for Substation Battery, Charger and Rack System Replacement Project for FY 2025-26, RFP No. 3998, and authorizing the City Clerk to solicit proposals Moved: Brotman Seconded: Gharpetian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None
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c. Glendale Water and Power, re: Alternative Project Delivery Method for Engineering, Procurement, and Construction of the Mobile Substation Procurement Project

1. Resolution [26-03] authorizing the General Manager of Glendale Water & Power, or his designee, to issue a Request for Proposals (RFP) using the Engineer, Procure, and Construct (EPC) Alternative Project Delivery Method for the Mobile Substation Procurement Project for FY 2025-26, RFP No. 3941, and authorizing the City Clerk to solicit proposals
Moved: Brotman Seconded: Gharpetian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None
d. Police Department, re: California Office of Traffic Safety (OTS), Request for Authorization to Accept Additional Grant Funding in the amount of $25,000 for the 2025–26 Selective Traffic Enforcement Program (STEP) for costs related to tracking of vehicle and pedestrian stop data as required by the Racial and Identity Profiling Act (RIPA)

1. Motion to accept additional grant funds in the amount of $25,000 from the California Office of Traffic Safety, Selective Traffic Enforcement Program and authorize the City Manager, or his designee, to execute the necessary agreements, certification, and other documents required to accept the Grant

2. Resolution [26-04] of appropriation to appropriate $25,000 from the California Office of Traffic Safety, Selective Traffic Enforcement Program Moved: Brotman Seconded: Gharpetian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None
e. Glendale Water and Power, re: Specification No. 4032 for the Glendale High Recycled Water Booster Pump and Motor No. 2 Repair Project.

1. Resolution [26-05] adopting Specification No. 4032 for the Glendale High Recycled Water Booster Pump and Motor No. 2 Repair and directing the City Clerk to advertise for bids.
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Moved: Brotman Seconded: Gharpetian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None
f. Glendale Water and Power, re: Specification No. 4013 to Furnish Materials, Equipment, and Labor for Testing Transformer, Load Tap Changer, Regulator, and Circuit Breaker Oil for Glendale Water & Power.

1. Resolution [26-06] adopting Specification No. 4013 to Furnish Materials, Equipment, and Labor for Testing Transformer, Load Tap Changer, Regulator, and Circuit Breaker Oil for Glendale Water & Power (GWP) and Directing the City Clerk to Advertise for Bids.

Moved: Brotman Seconded: Gharpetian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None

5. CITY COUNCIL/STAFF COMMENTS (Including reports from conferences and regional meetings)
Councilmember Gharpetian shared that he hopes everyone had a nice holiday season and wished everyone a great 2026.

Councilmember Kassakhian shared that he attended the Armenian National Committee of America – Glendale Chapter (ANCA-Glendale) Holiday Get- Together. He asked staff, again, to look into the use of delivery robots in Glendale. He thanked the Glendale Police Department for the sobriety checkpoint on Glenoaks. Councilmember Kassakhian also asked staff when the last time was that Council received a report on all citations issued by the Glendale Police Department.

Councilmember Brotman chairs the Burbank/Glendale/Pasadena Regional Housing Trust and reported several updates. He shared that the Trust received a $5 million grant from the State for affordable housing projects; Glendale will receive $4 million and Burbank will receive $1 million from the grant. He added that the Trust was awarded $5.4 million to run a first-time homebuyer mortgage assistance program, that each city in the Trust will receive $1.8 million, and that Pasadena will administer the program for the three cities. The Trust is also applying for an additional $5 million grant under the Regional Early Action Planning (REAP) Program. Councilmember Brotman also expressed 37 of 499

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appreciation to David Eisenberg, Chair of the Sierra Club, for organizing the Glendale Art Walk.

Mayor Najarian shared that January 9, 2026, was National Law Enforcement Appreciation Day and that he appreciates law enforcement at the local, county, state, and federal levels. He shared that on January 15, 2026, the City will host the Glendale MLK Day 2026 Community Gathering and Breakfast from 7:00 a.m. to 9:00 a.m. at the Glendale Elks Lodge, 120 East Colorado Street, Glendale, California 91205. He also shared that on January 20, 2026, there will be a City Hall in Your Neighborhood from 6:00 p.m. to 9:00 p.m. at the Fremont Park Community Room, 600 Hahn Avenue, Glendale, California 91203. The City Hall in Your Neighborhood will not be live-streamed, and there will be no phone call option; individuals who want to make comments or ask questions must attend in person. Mayor Najarian wished everyone a great New Year.

6. COMMUNITY EVENT ANNOUNCEMENTS (3-minutes per speaker) Members of the public will be permitted to announce upcoming events taking place in the community.

Herbert Molano
Mike Mohill

7. FIRST PERIOD OF ORAL COMMUNICATIONS (Maximum 3 minutes per speaker, 30- minute aggregate speaking time limit)
Members of the public may address the Council on agenda items or non-agenda items within the City Council’s subject matter jurisdiction. If a speaker addresses the Council on an agenda item during the First Period of Oral Communications, they may not speak again when the agenda item is called. A speaker who addresses the Council on non- agenda items during the First Period of Oral Communications may not speak during the Second Period of Oral Communications.

Tony Passarella
Mike Mohill
Chris Pratt
Herbert Molano
Norair Harutyunian
Ejmin Hakobian
Liz Radley
Elise Kalfayan
Anonymous

8. ADOPTION OF ORDINANCES
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9. ACTION ITEMS
a. City Clerk, re: Calling for and giving notice of the General Municipal Election to be held on Tuesday, June 2, 2026
Staff Comments:

Dr. Suzie Abajian, City Clerk
John Takhtalian, Assistant City Manager
Roubik Golanian, City Manager

1. A Resolution [26-07] Calling and Giving Notice of a General Municipal Election to be Held on Tuesday, June 2, 2026, in the City of Glendale, for the Election of Certain Officers as Required by the Provisions of the Laws of the State of California Relating to Charter Cities

2. A Resolution [26-08] Requesting the Board of Supervisors of the County of Los Angeles to Direct the Registrar-Recorder/County Clerk to Render Full Consolidated Election Services, with the Exception of Candidate Filing, to Said City Relating to the Conduct of a General Municipal Election to be Held on June 2, 2026

3. A Resolution [26-09] Setting Forth Regulations Relating to Candidate Statements for the June 2, 2026, General Municipal Election

4. A Resolution [26-10] of Appropriation in the amount of $669,882 for the June 2, 2026, Election
Moved: Brotman Seconded: Kassakhian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None

10. HEARINGS

11. REPORTS - INFORMATION

12. WRITTEN COMMUNICATIONS

13. DISCUSSION OF COUNCILMEMBER FUTURE AGENDA REQUESTS
a. Request by Mayor Najarian to Agendize a Discussion to Consider Reordering Agenda for Future Agenda Requests to the afternoon portion of Council agendas
Staff Comments:

Gillian van Muyden, Chief Assistant City Attorney
Public Speakers:

Beth Brooks
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Moved: Brotman Seconded: Kassakhian
Vote as Follows:

Ayes: Brotman, Gharpetian, Kassakhian, Najarian
Noes: None

Absent: Asatryan
Abstain: None

14. SECOND PERIOD OF ORAL COMMUNICATIONS
Discussion is limited to items NOT a part of this agenda. Each speaker is allowed 5 minutes. Council may question or respond to the speaker, but there will be no debate or decision. The City Manager may refer the matter to the appropriate department for investigation and report.

Beth Brooks
Fernando Roldan

15. NEW BUSINESS

16. ADJOURNMENT – 8:08 PM
Moved: Kassakhian Seconded: Brotman
Mayor of the City of Glendale
City Clerk of the City of Glendale
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M I N U T E S
SPECIAL MEETING: GLENDALE CITY COUNCIL
Freemont Park Community Room
600 Hahn Ave
Glendale, CA 91203
JANUARY 20, 2026
The Special Public Meeting of the Glendale City Council convened in the Fremont Park Community Room, in said City, at 6:04 PM, on the above date, pursuant to a call for such meeting signed by the City Clerk of the City Council, and on file with the City Clerk, a copy of which is as follows:

January 14, 2026
Date
Written Notice of said meeting was given, which Notice consisted of a copy of the foregoing Call, and was served on each Member of the Council not joining in the Call, and upon the in said City not less than 24 hours before the time fixed in said Call for said meeting, as follows:

Upon Elen Asatryan at 5:00 PM January 14, 2026 Glendale, CA Upon Dan Brotman at 5:00 PM January 14, 2026 Glendale, CA Upon Vartan Gharpetian at 5:00 PM January 14, 2026 Glendale, CA Upon Ardy Kassakhian at 5:00 PM January 14, 2026 Glendale, CA Upon Ara Najarian at 5:00 PM January 14, 2026 Glendale, CA Mayor Najarian called the meeting to order at 6:04 PM.

ROLL CALL – All Present
- 6:04 PM
- Report of the City Clerk of the City Council, re: Posting of Agenda. The Agenda for the Tuesday, January 20, 2026, Special Public Meeting of the City Council was posted on January 14, 2026, on the Bulletin Board Outside City Hall.

A SPECIAL PUBLIC MEETING of the City Council is hereby called to meet at 6:00 PM on Tuesday, January 20, 2026, in the Fremont Park Community Room, 600 Hahn Ave. Glendale, CA 91203 to consider the following item(s) of business, to wit;

1.Fremont Park Update
Staff Comments:

Roubik Golanian, City Manager
Onnig Bulanikian, Director, Community Services & Parks Department Public Speakers:

Fernando Roldan
Ramy
Mike Mohill
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2.E-Bike Safety Presentation
Staff Comments:

Roubik Golanian, City Manager
Lieutenant Peter Robinson, Glendale Police Department
Public Speakers:

Tony Passarella
Mike Mohill
Tamara Mousesyan
Venice Francois and mother
Delilah Huerta
Ejmin Hakobian

3.Zone Zero Update
Staff Comments:

Roubik Golanian, City Manager
Jeff Brooks, Chief, Glendale Fire Department
Public Speakers:

Ejmin Hakobian
Mike Mohill
Patrick Masihi
Allen Dish

4.Public Works Project Updates:
San Fernando Road Beautification Project Phase II
West Glendale Americans with Disabilities (ADA) Curb Ramp Installation and Sidewalk Repair Phase II
West Glendale Pavement Management Program (PMP) Implementation Staff Comments:

Roubik Golanian, City Manager
Victoriya Pakhanyan, Senior Civil Engineer, Public Works Department Public Speakers:

Fernando Roldan
Humberto Ayala
Herbert Molano
Kate Unger
Patrick Masihi
Beth Brooks
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ADJOURNMENT by Consensus – 8:09 PM
Mayor of the City of Glendale
City Clerk of the City of Glendale
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ORDINANCE NO.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF

GLENDALE, CALIFORNIA AMENDING SECTIONS

30.26.030, 30.26.040, AND 30.26.050 OF TITLE 30 OF THE
GLENDALE MUNICIPAL CODE, 1995, RELATING TO THE
ADVERTISING SIGNAGE OVERLAY ZONE.

WHEREAS, in September 2009, the City of Glendale received applications from the owners of the Glendale Galleria and the Americana at Brand requesting the City consider creating an Advertising Signage Overlay Zone (ASOZ) that encompasses the Galleria District and the Town Center District of the Downtown Specific Plan areas; and WHEREAS, in March 2010, the City of Glendale Planning Commission, after conducting a public hearing and reviewing the proposed ordinance, recommended that the City Council approve the text amendment with suggestions made at their public hearing; and
WHEREAS, in March 2010, the City of Glendale City Council determined, after reviewing the proposed ordinance and conducting a public hearing that it is in the best interest of the health, safety and public welfare of the City of Glendale to create an Advertising Signage Overlay Zone process and add a new chapter to and amend the Glendale Municipal Code (GMC) for purposes of establishing regulations for the ASOZ; and
WHEREAS, in March 2010, the City of Glendale City Council adopted Ordinance No. 5688 adding Chapter 30.26 Advertising Signage Overlay Zone (ASOZ) and amending certain provisions of Chapter 30.33 Signs of the GMC; and WHEREAS, in March 2010, the City of Glendale City Council adopted Ordinance No. 5689 placing the ASOZ over the Galleria District and the Town Center District of the Downtown Specific Plan areas; and
WHEREAS; the ASOZ established new sign regulations which permit additional and larger signage designed to improve identification and cross promotion of business transacted at, goods sold or produced, and services rendered on the premises within the Galleria District and Town Center District; and WHEREAS; in May 2013, the City of Glendale received applications from the owners of the Glendale Galleria and the Americana at Brand requesting a text amendment to Chapter 30.26 ASOZ with regard to allowing non-accessory signs, allowing animated signs and expanding the types of signs allowed in the ASOZ; and WHEREAS, in July 2013, the City of Glendale Planning Commission, after conducting a public hearing and reviewing the proposed ordinance, recommended that the City Council approve the text amendment; and
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WHEREAS, in July 2013, the City of Glendale City Council adopted Ordinance No.5804 amending Chapter 30.26 Advertising Signage Overlay Zone (ASOZ) and;
WHEREAS, in July 2025, the City of Glendale received an application from the owners of 228 - 252 South Brand Boulevard (APNs 5642-013-007, 5642-013-008 and 5642-013-014) requesting the City consider a text amendment to Chapter 30.26 ASOZ with regard to defining an ASOZ wall sign, language changes associated with the proposed definition and adding a criteria to approve an ASOZ; and WHEREAS, in December 2025, the City of Glendale Planning Commission, after conducting a public hearing and reviewing the proposed ordinance, recommended that the City Council approve the text amendment; and
WHEREAS, the City of Glendale City Council has determined, after reviewing the proposed ordinance and conducting a public hearing relating thereto that it is in the best interests of the health, safety and public welfare of the City of Glendale to amend GMC Chapter 30.26.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDALE DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council of the City of Glendale finds that the above recitals are true and correct and are hereby incorporated by reference.

SECTION 2. Section 30.26.030 of the Glendale Municipal Code, 1995 is hereby amended to read as follows:

30.26.030 Definitions.

Whenever the following terms are used in this chapter, they shall be construed as defined in this section. Words and phrases not defined here shall be construed as defined in Chapters 30.33 and 30.70 of this code.
“Architectural elements and details” means the unique components that together form the architectural style of a building, including, but not limited to, cornices, moldings, projections, window and door openings and railings.
“ASOZ accessory sign” means a sign allowed by an ASOZ which carries advertisement incidental and related only to the primary use of the premises or within the ASOZ, including signs or sign devices indicating the business transacted at, services rendered, goods sold or produced on the premises or within the ASOZ by either the owner, occupant or developer of the property or within the ASOZ area.
“ASOZ non-accessory sign” means a sign allowed by an ASOZ which carries advertisement incidental and related to the primary use of the premises or within the ASOZ, including signs or sign devices indicating the business transacted at, services rendered, goods sold or produced on the premises or within the ASOZ by either the owner, occupant 45 of 499

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or developer of the property or within the ASOZ area or which carries advertisement incidental and not related to the primary use of the premises or within the ASOZ. “ASOZ wall sign” means a sign attached to or placed on a building wall or a sign attached to or placed on an appurtenant structure, such as an exterior staircase, which is attached to a building wall.
“Compatible or compatibility” means consistent and harmonious as to form, proportion, scales, color, materials, surface treatment, overall sign size, and the size and style of lettering.
“Frame” means a decorative border for enclosing a sign. “Freestanding sign” means those signs identified in the Town Center Specific Plan (TCSP) as unstaffed, stand-alone, self-supporting kiosk structures located in a fixed location, the sole purpose of which is to advertise businesses, services, and goods sold or produced.
“Primarily visible” or “primarily visible from” means that the sign is more readily visible from a city designated primary pedestrian street than from streets which are not so designated. “Thick gauge vinyl” means vinyl material a minimum of 15 mil in size. (Ord. 5688 § 1, 2010; Ord. 5804 § 2, 2013; Ord. 6000 § 2, 2023)
SECTION 3. Section 30.26.040 of the Glendale Municipal Code, 1995 is hereby amended to read as follows:

Section 30.26.040 Criteria to approve an ASOZ.

A. Application. An application for adoption or amendment of an ASOZ shall be submitted to the community development department in a form consistent with the current submittal requirements and shall be processed and considered pursuant to Chapter 30.63 of this title.

B. The city council may, by ordinance, designate a geographic area as an ASOZ if the council finds that the area is:

1. Designated downtown specific plan (DSP) in the city’s land use element of the general plan.

2. Located within the boundaries of the Central Glendale Redevelopment Project Area as of the date of adopting this chapter.

3. A minimum of 20 contiguous acres in size, not including streets and alleys, excluding the areas of streets and alleys from acreage calculations.

4. Devoted to intense retail, restaurant and/or theater uses, and contains a minimum of one million (1,000,000) square feet of gross area of those uses, where each applicant has operational controls of properties with a minimum of 400,000 square feet of gross retail, restaurant and/or theater use.
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5. Occupied by buildings no more than 110 feet in height.

6. Owned by either a single entity or two or more affiliated or related entities.

C. In addition to the findings required by subsection B above, the council may only designate a geographic area as an ASOZ if it finds that:

1. The advertising signage in the ASOZ will contribute to the economic vitality of the geographic location in which the ASOZ is located and the downtown core in general;

2. The ASOZ will advance the purposes of the city’s sign regulations, as set forth in Sections 30.26.010 and 30.33.030 of this code, including, but not limited to, advancing the city’s interests in traffic safety and enhancing and protecting the physical appearance of the community; and

3. With the approval of the ASOZ, the city’s sign regulations contained in this chapter and in Chapter 30.33 of this code continue to advance the purposes thereof, including, but not limited to, advancing the city’s interests in traffic safety and enhancing and protecting the physical appearance of the community.

SECTION 4. Section 30.26.050 of the Glendale Municipal Code, 1995 is hereby amended to read as follows:

30.26.050 Regulations for signs allowed by the ASOZ.

The following regulations shall apply to all signs allowed by an ASOZ:

A. For ASOZ accessory signs, signs shall only be ASOZ wall signs, animated signs, banners, freestanding signs, marquee signs or ground signs as defined by this chapter and Chapter 30.33 of the zoning code.

B. ASOZ non-accessory signs shall be permitted only as ASOZ wall signs, animated signs, freestanding signs or marquee signs, which are permitted under this chapter and allowed by the overlay zone map as ASOZ non-accessory ASOZ wall signs, freestanding signs or marquee signs.

C. ASOZ wall signs permitted under this chapter shall:

1. Be composed of a material to be approved by the director of community development;

2. Be framed in a material compatible with the architectural style of the building(s) or appurtenant structures on which sign(s) are proposed. Compatibility shall be determined with regard to the form, proportion, scale, materials, surface treatment, overall sign size and size and style of the lettering as it related to the building wall or appurtenant structure upon which the sign(s) are proposed;

3. Not cover windows, doors or other openings or details of the building(s) on which they are proposed. ASOZ wall signs located on appurtenant structures may cover the openings of these structures;
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4. Not contain sound effects or projecting elements;

5. Be installed parallel to the face of the building or the appurtenant structure on which they are attached;

6. Only “ASOZ accessory signs” and “ASOZ non-accessory signs” as defined by this chapter shall be permitted;

7. Not be viewed from primary pedestrian streets, as identified in the DSP, unless the impacts from the sign may be eliminated or otherwise minimized if the sign is incorporated as an architectural element in such a way that it will contribute to the pedestrian character of the pedestrian street and to the area in general, subject to the approval of the director of community development. The director of community development is authorized to submit such a proposal to the city council for their consideration if the director of community development deems such a review necessary; and

8. Not have an access platform, ladder or other service equipment installed or attached to any sign or framing.

D. Animated signs permitted under this chapter shall:

1. Only be ASOZ wall signs, freestanding signs or marquee signs which are permitted under this chapter and allowed by the overlay zone map as ASOZ non-accessory ASOZ wall signs, freestanding signs or marquee signs;

2. ASOZ wall signs shall not change images more frequently than each eight seconds, with a transition period of one second or less;

3. Freestanding signs and marquee signs shall not change images more frequently than each eight seconds, with a transition period of one second or less when static images are used. Freestanding signs and marquee signs, if not visible from a public street, may contain a message through a sequence of progressive changes of parts by either action or motion, flashing or color changes, advertising content in animated or motion picture form or having changing display/message formed by the selective illumination of an array of individual light bulbs or light emitting diodes (LEDs) displaying text and/or graphic images;

4. Not have sound effects or projecting elements; and

E. Banner signs permitted under this chapter shall:

1. Be composed of high quality vinyl or other material acceptable to the director; and

2. Be a maximum of 16 feet high and three feet wide.

F. Ground signs permitted under this chapter:
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1. Shall be a maximum of 16 feet high and three feet wide, including any pole or other support structure;

2. Shall not impede the flow of pedestrians to the satisfaction of the building official, city engineer or fire chief; and

3. May be located in the public right-of-way to the satisfaction of the city engineer and approval of an encroachment permit.
i. Downtown business identification signs: Applicant must submit sign design and receive approval of the design from the director of community development within three months from the effective date of the ordinance codified in this section;
ii. Must be installed within eight months from the effective date of the ordinance codified in this section, unless an extension is granted by the director of community development;
iii. At least one sign shall be located in the public right-of-way adjacent to the Glendale Galleria Central Avenue plaza at location(s) to be approved by the directors of community development and public works;
iv. At least one sign shall be located on the Brand Boulevard frontage of the Americana at Brand at location(s) to be approved by the directors of community development and public works;
v. Shall comply with subsections (F)(2) and (F)(3), and the maximum size shall be determined by the director of community development; vi. Shall use directories to guide or direct pedestrian traffic but shall contain no advertising for specific businesses;
vii. Shall provide directions to businesses and other points of interest within the downtown business district to the satisfaction of the director of community development;
viii. Shall not exceed ambient light levels at the location installed. The director may require a lighting study, field measurements or other satisfactory method to verify compliance with this requirement; and
ix. Shall be oriented towards pedestrians and shall not visually interfere with vehicular traffic to the satisfaction of the director of public works.

G. Marquee signs permitted under this chapter:

1. May be located on top of the canopy and may extend up to 13 feet above the top of the canopy to which it is attached;

2. Shall be no more than two feet in width or depth;

3. Shall face within the development in which it is proposed and not be visible from a public street, if the marquee sign is an animated sign that contains a message 53 of 499

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through a sequence of progressive changes of parts by either action or motion, flashing or color changes, advertising in animation or motion picture form or having changing display/ messages formed by the selective illumination of an array of individual light bulbs or light emitting diodes (LED) display text and/or graphic images; and

4. May be located in the public right-of-way to the satisfaction of the city engineer and approval of an encroachment permit, if the marquee sign is an animated sign that contains images that do not change more frequently than each eight seconds, with a transition period of one second or more.

H. Freestanding signs permitted under this chapter:

1. Shall be composed of a material to be approved by the director of community development;

2. Shall be of an architectural style compatible with the surrounding buildings and overall development. Compatibility shall be determined with regard to the form, proportion, scale, materials, surface treatment and overall size as it relates to the surrounding buildings and overall development;

3. Shall not exceed five feet in width or depth and 10 feet in height;

4. Shall only be located on private property;

5. Shall not be closer than 25 feet from the public rights-of-way of Brand Boulevard, Central Avenue, Columbus Street, Colorado Street and Broadway; and

6. Shall not contain sound effects or projecting elements.

I. In addition to other regulations, the following shall apply to all signs permitted under this chapter:

1. Signs shall not be located on residential buildings or portions of buildings containing residential units.

2. Signs shall be maintained in good repair. Damaged signs or signs in poorly maintained conditions, shall be promptly repaired or removed.

3. Signs shall be compatible with the architectural integrity of the building on which the signs are placed and shall be proportional with the massing and scale of the building taking into consideration windows, doors and architectural features. Signs shall not cover windows, doors or other openings or details of the building(s) on which they are proposed.

4. Signs may be directly or indirectly illuminated. Lighting shall be compatible with the sign framing and architectural style of the building(s).

5. Signs shall not negatively impact the flow of traffic or cause confusion for motorists, to the satisfaction of the director of public works.

6. Signs shall not contribute to visual overcrowding, or be incompatible with the 55 of 499

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architecture and siting of adjacent buildings and other public or private improvements, to the satisfaction of the community development director.

7. Signs shall be at locations and of dimensions as specified in the ASOZ map and its attachments and may be modified pursuant to Section 30.26.060.

8. The provisions of Chapter 30.33 shall apply to all signs located within an ASOZ, except for existing signs installed pursuant to a sign program or other pre-existing entitlement. Where the provisions of Chapter 30.33 conflict with the provisions of Chapter 30.26 or the town center specific plan (TCSP), the provisions of Chapter

30.26 or the TCSP shall control.

9. The city may revoke the right to maintain any sign approved under an ASOZ upon a finding that the sign is maintained in a manner that is detrimental to the public health, safety or welfare or so as to constitute a nuisance. The right to maintain a sign approved by an ASOZ may only be revoked after a noticed public hearing by a hearing officer in accordance with the procedure for revocation of variances, conditional use permits and administrative exceptions set forth in Section

30.64.020(A). The decision of the hearing officer shall be subject to appeals to the planning commission under Chapter 30.62 and to the city council under Chapter

2.88 of this code.

10. The building and ground area around signs shall be properly maintained at all times.

All unused frames and mounting devices, hardware and wall perforations shall be removed and building surfaces shall be restored to their original condition. (Ord. 5688 § 1, 2010; Ord. 5747 § 24, 2011; Ord. 5804 § 5, 2013; Ord. 6000 § 5, 2023) SECTION 5. Pursuant to the California Environmental Quality Act (CEQA) the City Council hereby finds that this Ordinance is exempt from further review under the California Environmental Quality Act (CEQA) pursuant to CEA Guidelines Section 15305 – Minor Alterations in Land Use Limitations, because the proposed expansion of the ASOZ is a minor change to existing zoning regulations that does not result in any changes in either permitted land use (commercial) or density. The amendment is also exempt pursuant to CEQA Guidelines Section 15303 – New Construction or Conversion of Small Structures, because the expansion of the ASOZ would allow for a limited number of new, small structures in the form of signage. In addition, the amendment is categorically exempt under Section 15331 – Historical Resource Restoration/Rehabilitation, to the extent it applies to work on historic resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

SECTION 6. 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 7. Effective Date. This ordinance becomes effective on the thirtieth (30th) day after its adoption.

Adopted by the Council of the City of Glendale on the day of , 2026.

Mayor
ATTEST:

City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

CITY OF GLENDALE )
I, Suzie Abajian, Ph.D., City Clerk of the City of Glendale, certify that the foregoing Ordinance No. was adopted by a 4/5ths vote of the Council of the City of Glendale, California, at a regular meeting held on the day of , 2026, and that the same was adopted by the following vote:

Ayes:

Noes:

Absent:

Abstain:

City Clerk
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ORDINANCE NO.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF GLENDALE, CALIFORNIA

AMENDING THE ZONING MAP TO REFLECT AN EXPANSION OF THE ADVERTISING SIGNAGE OVERLAY ZONE (ASOZ) ONTO A PORTION OF THE DOWNTOWN “ARTS AND ENTERTAINMENT” DISTRICT (230-238 SOUTH BRAND BOULEVARD) OF THE

DOWNTOWN SPECIFIC PLAN
WHEREAS, in 2010, the City Council created regulations for an Advertising Signage Overlay Zone (ASOZ) and applied that zoning designation to the Galleria and Town Center Districts of the Downtown Specific Plan; and
WHEREAS, in July of 2025 the City received an application from North Masonic LLC, MT Owner LLC and Colorado and Brand LLC requesting to expand the ASOZ to properties located at 230 - 238 South Brand Boulevard (APNs 5642-013-007, 5642- 013-008 and 5642-013-014) and to locate two ASOZ wall signs on the building located on 234 South Brand Boulevard (APN 5642-013-008); and
WHEREAS, the City Council has reviewed and considered North Masonic LLC, MT Owner LLC and Colorado and Brand LLC’s application and all materials, communications, public testimony, maps and exhibits of current record for the requested Zoning Text Amendment and Zoning Map Amendment; and
WHEREAS, the City Council has taken into consideration the recommendations of the City of Glendale Planning Commission on the requested Zoning Text Amendment and Zoning Map Amendment; and
WHEREAS, the City Council finds that the Zoning Text Amendment and Zoning Map Amendment will protect traffic safety and promote the aesthetics and the public health, safety, comfort convenience and general welfare of the citizens of Glendale; and WHEREAS, the advertising signage in the ASOZ will contribute to the economic vitality of the ASOZ area and generally within the downtown core. The ASOZ wall signs permitted within the ASOZ will enhance revenues of the businesses in the downtown and provide public benefit through the required development agreement, and will increase sales tax and property values within the downtown, further eliminating blighting influences in the Central Glendale Redevelopment project area; and WHEREAS, the expansion of the ASOZ will further the purposes of the City’s sign regulations, as set forth in Sections 30.26.010 and 30.33.010 of the Glendale Municipal Code, including but not limited to, the City’s interest in traffic safety and physical appearance of the community because the ASOZ wall signs will fit proportionally on walls; will not obstruct or obscure window, doors or other architectural features; and those signs which may be animated are restricted in how often images may change; and 58 of 499

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WHEREAS, the ASOZ wall signs will not detract from the architectural integrity of the building at 234 South Brand Boulevard or from the physical character of the area generally; and
WHEREAS, the project is exempt from environmental review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15305 – Minor Alternations in Land Use, Section 15303 – New Construction or Conversion of Small Structures and Section 15331 – Historic Resources Restoration/Rehabilitation; and WHEREAS, the City Council has conducted a noticed public hearing, pursuant to the provisions of Section Chapter 30.61 of the Glendale Municipal Code and Chapter 3, Title 7 of the Government Code of the State of California; and

NOW, THEREFORE, THE COUNCIL OF THE CITY OF GLENDALE, CALIFORNIA DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council of the City of Glendale finds that the above recitals are true and correct and are hereby incorporated by reference.

SECTION 2. The locations, sizes and elevations of the ASOZ wall signs are hereby approved in connection with Zone Change No: PZC 0014-2025, as depicted on Exhibit 1 of this ordinance.

SECTION 3. This Zoning Map Amendment is made in compliance with the California Environmental Quality Act; the project is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15305, Section 15303 and Section 15331.

SECTION 4. 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 provisions.

SECTION 5. Effective Date. This ordinance becomes effective on the thirtieth (30th) day after its adoption.

Adopted by the Council of the City of Glendale on the day of , 2026.

Mayor
ATTEST:

City Clerk
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

Ayes:

Noes:

Absent:

Abstain:

City Clerk
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Exhibit 1
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Zone Change Map – Proposed ZoningExhibit 7
ASOZ
ASOZ
ASOZ
Change the
zoning from
DSP/AE to

DSP/AE - ASOZ
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234 S. BRAND

BLVD GLENDALE,
CA 91204
A-
1 NT
S

CARUSO AVE

E COLORADO ST

EXISTING AERIAL SITE PLAN THE MASONIC T
BRAND
BLVD

PROJECT
SITE

PROPOSED ASOZ

EXPANSION
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234 S. BRAND

BLVD GLENDALE,
CA 91204
A-
2 NT
S
EMPLE 12/03/2025
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234 S. BRAND

BLVD GLENDALE,
CA 91204
A-
2 NT
S
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234 S. BRAND

BLVD GLENDALE,
CA 91204
A-
3 NT
S

ADJACENT PARCEL

SINGLE STORY BUILDING
226-224 SOUTH BRAND BOULEVARD
APN: 5642-013-006

ADJACENT PARCEL

COLORADO
STREET
(E) BUS SHELTER
(E) BUS STOP PAD

SECURITY CAMERA

CMU TRASH
+/- 50' +/- 50' ENCLOSURE
+/- 64' +/- 140'

PROPERTY LINE
(E) TREE PLANTER

STREET CENTERLINE
+/- 125
(E) ACCESSIBLE

PARKING STALL
R 20'
-
0"

NON-OPERATIONAL FIRE

ESCAPE ASSEMBLY SIGN
6 KNOX BOX

EMERGENCY

GENERATOR

DEFERRED SUBMITTAL APPROVAL

NEW UTILITY YARD AND PARKING LOT

TRANSFORMERS

NEW CONCRETE SIDEWALK

EGRESS PATH OF

METER BOARD TRAVEL

KNOX BOX

SECURITY GATE
6 EGRESS PATH OF
TRAVEL

ADJACENT PARCEL ADJACENT PARCEL

SINGLE STORY BUILDING SINGLE STORY BUILDING
226-224 SOUTH BRAND BOULEVARD 240 SOUTH BRAND BOULEVARD APN: 5642-013-006 APN 5642-013-011

ADJACENT PARCEL

SINGLE STORY BUILDING
228-230 SOUTH BRAND BOULEVARD
APN: 5642-013-007
(E) TREE PLANTER

FDC KNOX BOX
6 (E) FIRE HYDRANT

EXISTING EASEMENT AREA FOR

STAIRWAY, EMERGENCY GENERATOR,

TRASH ENCLOSURE, TRANSFORMER, AND
GREASE INTERCEPTOR. (LOCATION
APPROXIMATE).
+/- 64'
DN

PROPOSED ASOZ EXPANSION

PROJECT SITE

EIGHT STORY BUILDING
234-238 SOUTH BRAND BOULEVARD
APN 5642-013-008
ASOZ

EXPANSI
ON

PROPERTY LINE

EASEMENT LINE

PROPOSED SIGNPROPOSED
SIGN
LOCATION 1

PROPOSED
SIGN
LOCATION 2
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234 S. BRAND

BLVD GLENDALE,
CA 91204
A-
4 NT
S
RAMP

RET WALL

SIDEWALK
RAMP
42x72 42x72 42x72
DN "3YD" Bin "3YD" Bin "3YD" Bin
Clear
Area
60x96
"VIP"
Compactor

CONC CU

CONC GU

RET WALL
(E) SIDEWALK
(E) PUBLIC PARKING (E) PARKING LOT LIGHT
(E) PUBLIC PARKING
(E) PARKING METER
(E) PUBLIC ALLEY
(E) SIDEWALK CURB

CMU TRANSFORMER

ENCLOSURE

TRANSFORMERS

GREASE INTERCEPTOR

METER EMERGENCY

BOARDS GENERATOR

ADJACENT PARCEL PROJECT SITE

SINGLE STORY BUILDING EIGHT STORY BUILDING VACANT LOT
228-230 SOUTH BRAND BOULEVARD 234-238 SOUTH BRAND BOULEVARD 240 SOUTH BRAND BOULEVARD APN: 5642-013-007 APN 5642-013-008 APN 5642-013-011
(FUTURE BUILDING)
(E) STREET LIGHT
(E) PUBLIC PARKING (E) PARKING METER (E) BUS SHELTER
(E) BUS STOP PAD

BRAND BOULEVARD
PROPOSED SITE PLAN THE MASONIC TEMPLE 12/03/2025
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234 S. BRAND

BLVD GLENDALE,
CA 91204
A-
5 NT
S
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OVERALL

ELEVATIONS

THE MASONIC
TEMPLE 234 S.

BRAND BLVD

GLENDALE, CA
91204
07/31/20
25 A-
5 SCALE AS
NOTED
VIF
VIF
VIF
VI
F
10"
8' -
0"
0 0 08 90

00.A00
6 0
10 "
10 9 8 7 6 5 4 3.7 3.1 3 2.5 2.3 2 1

TOP OF PARAPET
105' - 0"

ROOF TOP MECHANICAL
98' - 0"

MECHANICAL
90' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"
LEVEL 08
72' - 6"
LEVEL 07
62' - 6"
LEVEL 06
53' - 0"
LEVEL 05
43' - 0"
LEVEL 04
33' - 0"
LEVEL 03
23' - 6"
LEVEL 02.9
22' - 0"
7 7 7 LEVEL
02 13' - 6"

ADJACENT

BUILDING
LEVEL 01
0' - 0"
15' - 6" 1' - 4" 1' - 10"

VIF VIF VIF VIF
4' - 0" 2' - 3" 2' - 3" 2' - 3" 2' - 3" 1' -
11"

VIF VIF

F VIF VIF VIF

VIF VIF VIF
VIF
VIF
VI
F

VIF VIF
VIF
VI
F

VIF VIF
VIF VIF 7' -
0"

VIF VIF
00 02 07
00 04 01
00 02 03

ALIGN ALIGN

VIF VIF
00 02 03

ALIGN ALIGN
03 30 00.A00
00 02 03

ALIGN ALIGN
VIF EQ 3' - 8" EQ EQ 3' - 8" EQ EQ 3' - 8"

EQ ALIGN ALIGN
05 50 00.A09
10' -
6"
00 04 01 00 04 01
08 90 00.A00 0
00 04 02 00 04 02 00 04
SLB 00 04 02 00 04 02
9' -
0"
10 "
10 "
10 "
10 "
10 "
10 "
10 "
8' - 6" 8' -
0"
12' - 8" 7' - 11" 8' - 6" 8' - 10"
6' - 0"
1' - 0"
8' - 0" 9' -
0"
F E C.7 B.2 A.1 A

TOP OF PARAPET
105' -
0"
00 02 13

ROOF TOP

MECHANICAL
98' -
0"
00 04 01
00 04 01

MECHANICAL
90' -
6"
08 90 00.A00

UNOCCUPIED

EQUIPMENT
6 84' -
0"
00 02 03
08 90 00.A00 6 LEVEL
08 72' -
6"
08 90 00.A00
6 04
LEVEL 07
62' -
6"
08 90 00.A00
LEVEL 06
53' -
0"
08 90 00.A00 04
00 02 03
LEVEL 05
43' -
0"
08 90 00.A00 0
LEVEL 04
0 33' -
0"
05 08 90 00.A00 00 02 03 LEVEL
03 23' -
6"
08 90 00.A00 LEVEL

02.9 22' -
0"
LEVEL 02
13' -
6"
08 90 00.A00 10" 05 50 00.A09
04 04
LEVEL 01
0' -
0"

VIF VIF VIF VIF VIF VIF VIF

VIF VIF VIF VIF VIF VIF
2' - 0"

VIF VIF VIF VIF
VIF
VIF

VIF VIF
VIF
VI
F

VIF VIF VIF

VIF VIF
ALIGN
ALIG
N

VIF VIF

VIF VIF
1' - 0"
1' - 8"
10' - 0"
9"
26 51 00.A01
9' -
6"
00 04 04
00 04 04
EQ
EQ
SLB
SLB
44'-4" 38'-0"

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND

FEEL TO THE SIGNAGE FRAME AT THE AMERICANA
AT BRAND. FINAL MATERIALS TO MATCH THE
EXISTING MASONIC TEMPLE.
21'-5"

STRUCTURAL

CONNECTIONS TO

BUILDING AS REQUIRED

PROPOSED LARGE

FORMAT DIGITAL

SIGNAGE PANEL

SIGNAGE
04 VIF
VIF
VIF
VI
F
10"
8' -
0"
0 0 08 90

00.A00
6 0
SIGNA
GE

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND

FEEL TO THE SIGNAGE FRAME AT THE AMERICANA
AT BRAND. FINAL MATERIALS TO MATCH THE
EXISTING MASONIC TEMPLE.

TRIM OD
21'-5"
0 PANEL
19'-1"

STRUCTURAL

CONNECTIONS TO

BUILDING AS REQUIRED

PROPOSED LARGE

FORMAT DIGITAL

SIGNAGE PANEL
B
A-5
A
A-5

BUILDING ELEVATION - NORTH
SCALE: 1/16" : 1'-0"

TRIM OD
38'-0"44'-4"
PANEL
35'-8"
2' -
3"
2' -
3"
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OVERALL

ELEVATIONS

THE MASONIC
TEMPLE 234 S.

BRAND BLVD

GLENDALE, CA
91204
07/31/20
25 A-
6 SCALE AS
NOTED
EQ
E
Q
1' -
0"

BUILDING ELEVATION - EAST
SCALE: 1/16" : 1'-0"
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OVERALL

ELEVATIONS

THE MASONIC
TEMPLE 234 S.

BRAND BLVD

GLENDALE, CA
91204
07/31/20
25 A-
7 SCALE AS
NOTED
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A-
8 BRAND BLVD & CARUSO AVE -

LOOKING SOUTH PROPOSED

PERSPECTIVE
11/12/202
5 NTS

THE MASONIC
TEMPLE 234 S.

BRAND BLVD

GLENDALE, CA
91204
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A-
7 BRAND BLVD & CARUSO AVE -

LOOKING NORTH PROPOSED

PERSPECTIVE
11/12/202
5 NTS

THE MASONIC
TEMPLE 234 S.

BRAND BLVD

GLENDALE, CA
91204
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A-
5 SCALE AS
NOTED

GLENDALE, CA
91204

DIGITAL DISPLAY - ENLARGED FRAME

ELEVATION
SCALE: 3/
19'-1"
1'-0"
1'-0"
2'-0"

PROPOSED LARGE FORMAT DIGITAL

SIGNAGE PANEL

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK

AND FEEL TO THE SIGNAGE FRAME AT THE
AMERICANA AT BRAND. FINAL MATERIALS TO
MATCH THE EXISTING MASONIC TEMPLE.
21'-5"
38'-0"
35'-8"
2'-0"
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A-
6 SCALE AS
NOTED

GLENDALE, CA
91204
16" : 1'-0" THE MASONIC
TEMPLE
234 S. BRAND BLVD
07/31/2025
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A-
6 SCALE AS
NOTED

GLENDALE, CA
91204
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A-
7 SCALE AS
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GLENDALE, CA
91204
0 FOR DIGITAL DISPLAYS

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A-
8 SCALE AS
NOTED

GLENDALE, CA
91204
234 S. BRAND BLVD
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A-
8 SCALE AS
NOTED

GLENDALE, CA
91204
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1522 sf

HISTORIC SIGNAGE ON THE MASONIC

TEMPLE SOUTH

ELEVATION

THE MASONIC
TEMPLE 234 S.

BRAND BLVD
G
L
E
N
61'-6"
24'-9"
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DALE, CA 91204 07/31/2025
NTS A-9
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44'-0"
1023 sf
43'-3"
822 sf

HISTORIC SIGNAGE ON THE MASONIC
TEMPLE

THE MASONIC
TEMPLE
07/31/2025
23'-3"
19'-0"
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NORTH ELEVATION 234 S. BRAND
BLVD

GLENDALE, CA
91204
NTS A-10
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ORDINANCE NO.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF GLENDALE,

CALIFORNIA, AUTHORIZING THE EXECUTION OF A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF GLENDALE AND MT

OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY, COLORADO &

BRAND, LLC, A DELAWARE LIMITED LIABILITY COMPANY, NORTH

MASONIC, LLC, A DELAWARE LIMITED LIABILITY COMPANY, PERTAINING

TO SIGNAGE IN THE ADVERTISING SIGNAGE OVERLAY ZONE
WHEREAS, on December 17, 2025, the Planning Commission of the City of Glendale held a public hearing to consider and recommend the Glendale City Council approve a Development Agreement (“DA”) by and between the City of Glendale and MT Owner, LLC, a Delaware limited liability company, Colorado & Brand, LLC, a Delaware limited liability company (“C&B Owner”), North Masonic, LLC, a Delaware limited liability company (“NM Owner”) , (collectively, “Owners”) in connection with the permitting and installation of non-accessory signs and sign structures and animated signs on a building located at 232-234 South Brand Boulevard (APN 5642-013-008), which signage will extend over adjacent properties on the north located at 228-230 South Brand Boulevard (APN 5642-013-007) and on the south located at 238 South Brand Boulevard (APN 5642-013-014), as shown and described on Exhibit “A” (Site Map and Legal Description) incorporated herein by this reference, and all located in the recently approved expanded Advertising Signage Overlay Zone (“ASOZ”); and
WHEREAS, the applicant (Caruso Property Management, LLC on behalf of MT Owner, LLC, C&B Owner, and NM Owner), has requested the City enter into the DA in order to install new ASOZ signage on properties owned by its affiliated entities in exchange for defined public benefits; and
WHEREAS, the DA, incorporated herein by reference, documents the Owners’ contribution to the City of revenue derived from the ASOZ signs as authorized by Glendale Municipal Code Chapter 30.26; and
WHEREAS, the applicant has a legal and/or equitable interest in the properties subject to the DA in that the property on which the ASOZ signs will be permitted and installed pursuant to the DA is either owned by the applicant or an affiliated entity; and
WHEREAS, in March, 2010, the City certified a Mitigated Negative Declaration (“MND”) that analyzed the impact from adopting Ordinance No. 5688 which added Chapter 30.26 pertaining to signage permitted within the ASOZ, and also prepared an Addendum to the MND to review amendments to Chapter 30.36 and Chapter 30.33 pertaining to ASOZ signs and the requirement that ASOZ applicants enter into DAs with the City; the MND and Addendum for signage in the ASOZ were prepared and adopted by the City pursuant to the requirements of the California Environmental Quality Act (“CEQA”); and
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WHEREAS, City staff have reviewed and analyzed the proposed Zone Text Amendment and Zone Map amendment that would allow certain additional properties to be included in and expanded ASOZ and to allow new types of ASOZ signage and has determined that the proposal is exempt from CEQA pursuant to CEQA Guidelines sections 15305 (Minor Alterations in Land Use Limitations), 15303 (New Construction or Conversion of Small Structures), and 15331 (Historic Resource restoration/rehabilitation); and
WHEREAS, the new ASOZ signage triggers the GMC requirement that the Owners seeking to install new ASOZ signage enter into a DA with the City; and WHEREAS, pursuant to Government Code Section 65864 et seq., the Planning Commission has transmitted its findings, comments and recommendations on the DA to the City Council; and
WHEREAS, the City Council has reviewed and considered the DA and the findings and recommendations of the Planning Commission; and WHEREAS, the City Council has duly considered all terms and conditions of the DA and believes that implementation of the DA is consistent with the City’s General Plan, and the Downtown Specific Plan, and is necessary to implement, and in compliance with the ASOZ requirement for development agreements to document ASOZ signage and public benefits consisting of a share in the percentage of gross revenues generated by the permitted ASOZ signage over the DA term; and
WHEREAS, after considering the DA, the City finds and determines that the DA benefits are in the vital and best interests of the City and the health, safety and welfare of its residents, and in accord with the public purposes and provisions of applicable state and local law.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDALE DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council of the City of Glendale finds that the above recitals are true and correct and are hereby incorporated by reference.

SECTION 2. The City Council of the City of Glendale finds and determines as follows:
(a) The City has complied with the applicable requirements of the California Environmental Quality Act.
(b) The Development Agreement is consistent with the City’s General Plan and the Downtown Specific Plan.
(c) The Development Agreement fully complies with all currently applicable provisions of the Glendale Municipal Code, including the ASOZ requirements. (d) The Development Agreement will not be detrimental to the public health, safety and 95 of 499

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general welfare because it encourages the installation of improvements, which are desirable and beneficial to the public.
(e) The Development Agreement is compatible with the orderly development of property in the surrounding area and will provide enhancements to the surrounding area and public benefit derived from sharing in revenue generated by permitted ASOZ signage.
(f) The Development Agreement constitutes a lawful present exercise of the City’s police power and complies with all applicable City and State regulations governing Development Agreements.
(g) The Development Agreement is necessary to strengthen the public planning process and to reduce the public and private costs of development uncertainty. (h) The implementation of the ASOZ and permitting of signage in the zone are consistent with the Development Agreement.

SECTION 3. The City Council hereby authorizes and directs the City Manager to finalize negotiations of the Development Agreement to include:

A.An increase to the share of revenue generated by the Permitted Sign above the 12% and 15% Percentage Rates defined in Section 2(Y) of the proposed Development Agreement.

B.A provision defining and authorizing a set percentage of time be reserved and available to the City for public service announcements on the ASOZ Permitted Signs.

C.Any ASOZ Signs authorized by the Development Agreement shall comply with all Government Approvals, as defined in the Development Agreement, including, but not limited to conditions that assure illumination of any Permitted Signs complies with Glendale Municipal Code Chapter 30.36 pertaining to signs in the ASOZ.

Pursuant to City Council direction, following completion of said negotiations to the satisfaction of the City Manager, the City Council authorizes the City Manager to execute the Development Agreement on behalf of the City of Glendale, subject to the Development Agreement’s approval as to form by the City Attorney, and further directs the City Clerk to record the fully executed Development Agreement and this Ordinance with the County Recorder within ten (10) days of its execution.

SECTION 4. The City Clerk shall certify as to the passage of this Ordinance and cause the same to be published in the Glendale Independent, consistent with requirements of applicable State and Local law.

SECTION 5. 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 or circumstances. The City Council declares that it would have passed the 97 of 499

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remainder of this Ordinance without the invalid or unconstitutional provisions.

SECTION 6. This Ordinance shall be effective 30 days after the date of adoption.

Adopted by the Council of the City of Glendale on the day of , 2026.

Mayor
ATTEST:

City Clerk
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

Ayes:

Noes:

Absent:

Abstain:

City Clerk
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Exhibit “A”
Site Map and Legal Description
Lots 10 and 11 and Portion of Lot 12 and the vacated alley east of these lots, Tract 2461 (APN 5642-013-008); Lots 13-16, and the vacated alley on east of these lots, and south 11 feet of Lot 12, Tract 2461 (APN 5642-013-014); and Lots 8 and 9 and vacated alley east of these lots, Tract 2461 (APN 5642-013-007)
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ORDINANCE NO.

AN ORDINANCE OF THE COUNCIL OF THE CITY OF GLENDALE,

CALIFORNIA, AUTHORIZING THE EXECUTION OF A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF GLENDALE AND MT

OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY, COLORADO &

BRAND, LLC, A DELAWARE LIMITED LIABILITY COMPANY, NORTH

MASONIC, LLC, A DELAWARE LIMITED LIABILITY COMPANY, PERTAINING

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF GLENDALE DOES ORDAIN AS FOLLOWS:

SECTION 1. The City Council of the City of Glendale finds that the above recitals are true and correct and are hereby incorporated by reference.

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SECTION 3. The City Council hereby approves the Development Agreement and authorizes and directs the City Manager to execute it on behalf of the City of Glendale and further directs the City Clerk to record the Development Agreement and this Ordinance with the County Recorder within ten (10) days of its execution.

SECTION 6. This Ordinance shall be effective 30 days after the date of adoption.

Adopted by the Council of the City of Glendale on the day of , 2026.

Mayor
ATTEST:

City Clerk
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) SS.

Ayes:

Noes:

Absent:

Abstain:

City Clerk
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Exhibit “A”
Site Map and Legal Description
Lots 10 and 11 and Portion of Lot 12 and the vacated alley east of these lots, Tract 2461 (APN 5642-013-008); Lots 13-16, and the vacated alley on east of these lots, and south 11 feet of Lot 12, Tract 2461 (APN 5642-013-014); and Lots 8 and 9 and vacated alley east of these lots, Tract 2461 (APN 5642-013-007)
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CITY OF GLENDALE, CALIFORNIA

REPORT TO THE CITY COUNCIL

AGENDA ITEM
Report: Case No. PZC-0014-2025. Amendments to Chapter 30.26 - Advertising Signage Overlay Zone (ASOZ) of the Glendale Municipal Code (GMC). Amendment to the City's Zoning Map to expand the boundary of the Town Center (Americana)-Galleria Districts ASOZ overlay zone onto a portion of the Downton Arts and Entertainment District of the Downtown Specific Plan to incorporate the properties at 230 – 238 S. Brand Blvd into the overlay zone and identify locations, sizes and elevations of two new animated wall signs to be incorporated into the expanded ASOZ boundary. Statutory Development Agreement to comply with GMC Section 30.26.100, including the provision of certain public benefits.

1. Introduction of Ordinance of the Council of the City of Glendale, California amending Sections 30.26.030, 30.26.040, and 30.26.050 of Title 30 of the Glendale Municipal Code, 1995, relating to the Advertising Signage Overlay Zone.

2. Introduction of Ordinance of the Council of the City of Glendale, California amending the Zoning Map to reflect an expansion of the Advertising Signage Overlay Zone (ASOZ) onto a portion of the Downtown “Arts and Entertainment” District (230 - 238 South Brand Boulevard) of the Downtown Specific Plan

3. Introduction of Ordinance the Council of the City of Glendale, California, authorizing the Execution of a Development Agreement by and between the City of Glendale and Mt Owner, LLC, a Delaware limited liability company, Colorado & Brand, LLC, a Delaware limited liability company, North Masonic, LLC, a Delaware limited liability company, pertaining to signage in the Advertising Signage Overlay Zone.

COUNCIL ACTION

EXECUTIVE SUMMARY
The report discusses proposed changes to the zone map to expand the boundary of the ASOZ overlay zone and identify the locations, sizes and elevations of new signs incorporated into the expanded ASOZ boundary. The proposed boundary expansion Item Type: Public Hearing
Approved for January 27, 2026 calendar
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includes sites located between 230 - 238 S. Brand Boulevard. The property at 234 S.

Brand Boulevard is developed with the Masonic Temple, and two adjacent commercial buildings, 230 S. Brand Boulevard and 238 S. Brand Boulevard, are owned by separate LLCs, which are together affiliated entities and are under the same Caruso corporate umbrella as the Masonic Temple. In addition to expanding the ASOZ boundary, two new animated wall signs are proposed as part of the application.

One wall sign is proposed to be attached on the north side of the Masonic Temple building, which is at “zero” lot line, meaning that some portion of this sign will be physically located over the property to the north, at 230 S. Brand Boulevard. The other wall sign is proposed to be attached to the exterior fire escape staircase on the south side of the building and will face south. The staircase on which the sign will be located is on the property located at 238 S. Brand Boulevard. The owner of the Masonic Temple Building has an easement over a portion of the property to the south to account for the installation of an exterior fire escape. The expanded ASOZ boundary includes the adjacent buildings (230 & 238 S. Brand Blvd) to account for the new signage extending over these adjacent properties. Each animated wall sign will be 38 ft. x 21 ft.in size.

To enable the proposed zone map amendment to expand the ASOZ boundary, amendments to Chapter 30.26 – Advertising Signage Overlay Zone (ASOZ) are also required. The proposed amendments include establishing a new definition for an ASOZ wall sign, amending the criteria required to approve an ASOZ, and amending the regulations for the types of signs allowed by the ASOZ.

Finally, the report discusses the applicant’s request for a Statutory Development Agreement to comply with GMC Section 30.26.090, including the provision of certain public benefits to the City. The public benefits will include “Public Benefit Agreement Fees” calculated at 12% of gross revenue during the Amortization Period and 15% of gross revenue thereafter. The Amortization Period will be 10 years for the animated signs from the date of the permit issuance.

RECOMMENDATION
That City Council introduce the ordinances amending Chapter 30.26 of GMC, 1995, as well as the City’s Zoning Map and introduce the ordinance approving the statutory development agreement between the City of Glendale and the North Masonic Temple, LLC, a Delaware limited liability company, MT Owner, LLC, a Delaware limited liability company and Colorado and Brand, LLC, a Delaware limited liability company.

BACKGROUND
In September 2009, the Glendale Galleria and the Americana at Brand jointly submitted a zone change application to establish an Advertising Signage Overlay Zone (ASOZ) and place it on both developments. In March 2010, the City Council adopted Ordinance No. 5688 which added Chapter 30.26 to the Zoning Code establishing the ASOZ, and adopted Ordinance No. 5689, which amended the Zone Map by placing the ASOZ designation on the Galleria and Town Center Districts of the Downtown Specific Plan (DSP). 112 of 499

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GMC Chapter 30.26 established criteria by which a geographic area could be designated as an ASOZ and contains certain regulations for signs allowed by the ASOZ. These regulations originally stated that only “ASOZ accessory signs” would be permitted and that ASOZ accessory signs could only advertise services and goods sold or produced on premises or within the ASOZ. Chapter 30.26 further required these signs to be wall signs and prohibited animation and the use of light emitting diodes (LED). As noted above, the City Council also approved an amendment to the City’s zoning map establishing an ASOZ within the boundaries of the Downtown Specific Plan Glendale Galleria and Town Center Districts. The zone change application also identified specific locations and sizes for ASOZ accessory signs within both the Glendale Galleria and the Americana at Brand for approval.

In August 2013, the City Council adopted Ordinance No. 5804 which amended the ASOZ sign regulations (GMC Chapter 30.26) and the citywide sign regulations (GMC Chapter

30.33) required as a result of changes to GMC Chapter 30. 26, Amendments to the ASOZ sign regulations included:
• Allowing non-accessory signs;
• Allowing animated signs;
• Expanding the types of signs allowed in the ASOZ to include banners and ground (freestanding) signs both within the public right-of-way and on private property.

In the City of Glendale, signs are typically required to contain advertisement incident and related only to the primary use of the premises or site on which they are located, including the business transacted at, services rendered, or goods sold or produced on the premises and are defined as “accessory signs”. The 2013 text amendment to GMC Chapter 30.26 permitted non-accessory signs, which allows for off-site advertisement of businesses, services and goods not sold or produced on the premises.

Animated signs are designed and constructed to give messages through a sequence of progressive changes of parts by either action or motion, flashing or color changes requiring electrical or manual energy. The City’s sign regulations, with very limited exceptions, prohibit animated signs. The 2013 text amendment to GMC Chapter 30.26 permitted animated signs in the ASOZ with specific standards that include limiting the change of image more frequently than each eight seconds, not having sound effects or projecting elements and restricting brightness levels not to exceed ambient light levels.

In 2013, the Council also adopted Ordinance No. 5805, which amended the Zoning Map to incorporate new signs proposed under the amended regulations and to identify the locations and types of these signs. No expansion of the ASOZ boundary was proposed.

The Americana at Brand currently includes the following signs permitted through the ASOZ and Development Agreement:
• Theater marquee
• Elevator sign
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• Large analog/static sign on Colorado
• Large analog static sign on Central
• 16 Digital kiosks
As part of these revisions, GMC Section 30.26.090 was amended to condition the approval of an ASOZ or an amendment to an ASOZ that increased or permitted new, additional or different signage or sign media, to require approval of a statutory development agreement (Government Code Section 65864 et. Seq.) The development agreement governs the duration and regulations of the signage and is required to provide public benefits to the City, which includes signage rights, revenue sharing or other public benefits that can be negotiated by the City and the applicant. The amended zoning requirements for the ASOZ mandate the development agreement to be approved prior to the issuance of permits for enhanced signage. The proposed development agreement includes a revenue sharing component.

ANALYSIS
Caruso has submitted a zone map amendment to expand the boundary of the ASOZ on properties located at 230 - 238 S. Brand Boulevard (APNs 5642-013-007, 5642-013-008 and 5642-013-014) and a zone change application for a text amendment to Chapter 30.26 of the GMC to amend certain language within this Chapter (Exhibit 1). The property at 234 S. Brand Boulevard was first developed in 1927 as a Masonic Temple. The purpose of this zone change application is to enable the installation of ASOZ signage on the Masonic Temple building. The two proposed wall signs will be located on the north and south sides of the building and will be approximately 38 ft. high x 21 ft. wide. The wall signs are proposed to be ASOZ non-accessory signs which allow for off-site advertising and animated. The proposed sign on the north side will be attached to the north façade of the Masonic Temple. Given the zero-lot line development of the Masonic Temple, this sign will project slightly onto the property to the north, 230 South Brand Boulevard (APN 5642-013-007). The proposed sign on the south side will be attached to an exterior fire escape staircase that was added to the Masonic Temple in 2015 when the building was converted to the North Los Angeles headquarters of CBRE, a commercial real estate company. This staircase on which the sign will be installed is located on property at 238 South Brand Boulevard (APN 5642-013-014), immediately south of the Masonic Temple site. In association with this request, and to comply with GMC Section 30.26.090, a statutory development agreement, including the provisions of certain public benefits, is also included for consideration.

Proposed Revisions to GMC Chapter 30.26 – Advertising Signage Overlay Zone (ASOZ)
Chapter 30.26 of the Zoning Code sets forth the description and purpose of the ASOZ, including specific definitions, approval criteria, regulations for signs allowed by an ASOZ, and the requirement of a development agreement in certain instances. Currently, the definitions established in GMC Section 30.26.030 do not include a “wall sign”, and so the definition for this term when used in the ASOZ reverts to the definition in the sign chapter of the Zoning Code (GMC Section 30.33.020) and is as follows:
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“Wall sign” means a sign attached to or placed on a building wall, door, window or between two supporting columns of a building.

As mentioned above, two signs are proposed on the Masonic Temple building. The proposed sign on the south side (attached to exterior fire escape staircase) does not meet the zoning code definition of a wall sign. Further, GMC Chapter 30.26 limits ASOZ non- accessory signs to wall signs, animated signs, freestanding signs or marquee signs. In summary, as currently proposed, this south-facing sign, cannot be permitted. To address this issue, the proposed zone text amendment proposes a new definition of “ASOZ wall sign” under GMC Section 30.26.030 as follows:
“ASOZ wall sign” means a sign attached to or placed on a building wall or a sign attached to or placed on an appurtenant structure, such as exterior staircase, which is attached to a building wall.

Many of the other proposed text changes to Chapter 30.26 result from the proposed added “ASOZ wall sign” definition and either clarify that a sign must be an “ASOZ wall sign”, rather than simply a “wall sign” or add the “appurtenant structure” phrase to code sections to address this nuance to the proposed “ASOZ wall sign” definition.

Section 30.26.040 of the GMC lists the criteria for approving an ASOZ, including that the geographic area must be:
• Designated Downtown Specific Plan in the City’s Land Use Element; • Located with the boundaries of the Central Glendale Redevelopment Project Area;
• A minimum of 20 contiguous acres in size;
• Devoted to intense retail, restaurant and/or theater uses, and contains a minimum of 1,000,000 SF, where each applicant has operational controls with a minimum of 400,000 SF; and
• Occupied by building not more than 110 feet in height.

The proposed text amendment seeks to add a criterion for approving an ASOZ as follows:
“Owned by either a single entity or two or more affiliated or related entities.” The added criterion for approving an ASOZ by requiring that the property be owned by either a single entity or two or more affiliated or related entities tightens up where the ASOZ can be placed or expanded. Additionally, this language will help ensure that the owner of ASOZ-zoned property will maintain the signs enabled by the ASOZ in an appropriate manner consistent with the regulations contained in Chapter 30.26. In the present case, each of the three subject properties are owned by different LLCs; however, the underlying owner is Caruso.

Overall, staff is supportive of the proposed text amendments to GMC Chapter 30.26. The 115 of 499

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purpose of the ASOZ includes creating a lively, visually exciting environment for the commercial heart of the city, promoting economic development, highlighting and cross- promoting the uses, goods and services within the City’s retail commercial core, protecting street views and vistas of pedestrian-oriented streets, limiting visual clutter, protecting pedestrians and motorists from traffic safety hazards and protecting residents from glare and excessive illumination. The proposed “appurtenant structure” phrasing to the City’s Zoning Code wall sign definition for the ASOZ enhances the flexibility of this type of permitted sign. However, regulations remain to ensure the signs will continue to comply with the purpose of the ASOZ. These regulations include that ASOZ wall signs shall be composed of a material approved by the Director of Community Development and framed in a material compatible with the architectural style of the building/appurtenant structure, not contain sound effects or projecting elements, and be installed parallel to the face of the building/appurtenant structure. Light emitted by proposed animated signs, also cannot exceed ambient light levels.

Proposed Zone Map Amendment
The ASOZ is currently placed over the Glendale Galleria (DSP – Galleria District) and the Americana at Brand (DSP – Town Center District) (Exhibit 3). With the zone map amendment application, Caruso is proposing to expand the boundary of the ASOZ to include the properties between 230 – 238 S, Brand Boulevard (APN: 5642-013-007, 5642-013-008 and 5642-013-014) in the DSP – Downtown “Arts and Entertainment” District. Exhibit 4 illustrates where the ASOZ would be placed if the zone map amendment is approved to expand the boundary. As part of the map amendment, the applicant has identified two new signs they are proposing to install. Exhibit 5 shows the locations and sizes of the signs proposed as part of the zone map amendment and will be made part of the zone map amendment ordinance.

Staff is supportive of the proposed zone map amendment to expand the boundary of the ASOZ and add two ASOZ wall signs at the proposed locations. Expanding the ASOZ boundary and permitting the installation of two additional ASOZ wall signs will provide a direct financial benefit to the City, through the development agreement discussed below.

Bolstering economic development is one purpose of the ASOZ. Furthermore, allowing these signs would provide advertising support for businesses in the surrounding neighborhood and Glendale in general. The Masonic Temple has historically contained large painted signs on its facades, as discussed below. Continuing to allow a concentration of these signs in a defined commercial area assists Downtown Glendale to become more vibrant, active and exciting. As mentioned above, the two proposed signs will comply with the constraints imposed by the proposed amendments to Chapter 30.26 for ASOZ wall signs.

Francis Krahe and Associates, an architectural lighting design firm, analyzed the lighting proposed for the two signs and determined that the project will not introduce a new source of light trespass greater than existing ambient illumination, consistent with regulations of Chapter 30.26 and will not create a new source of glare to drivers, consistent with several purposes of the ASOZ that protects pedestrian and motorists from traffic safety hazards 116 of 499

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and residents from glare and excessive illumination (Exhibit 6).

The Masonic Temple is located at 234 S. Brand Boulevard, which encompasses a portion of the proposed ASOZ expansion. This building is listed on the Glendale Register of Historic Resources (Exhibit 7) and has historically included signage on its north and south facing facades. Architectural Resources Group (ARG), a preservation consulting firm, prepared the “Glendale Masonic Temple Signage Secretary of the Interior’s Standards Compliance Assessment” to assess the potential historic resource impacts on the building and the visual and compatibility impacts on the buildings on Brand Boulevard (Exhibit 8).

ARG’s historic assessment concluded that overall, the proposed signs would have minimal-to-no impact on the historic material, character-defining features, or aesthetics of the building, they would comply with the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings (Standards) and they would not result in a substantial adverse change to the Masonic Temple building or its environment.

Development Agreement
The proposed Statutory Development Agreement (DA) includes the three properties included with the ASOZ boundary expansion (230 S. Brand Boulevard, 232 – 234 S.

Brand Boulevard and 238 S. Brand Boulevard. The DA implements conditions related to the provision of public benefits to the City as required by GMC Section 30.26.090. The DA establishes timing but does not “freeze” and/or otherwise vest the ASOZ signage approvals, zoning or other applicable rules and regulations (Exhibit 9). The term of the DA is 20 years with two five-year options to extend the term and provides for an annual payment of “Public Benefit Agreement Fees” calculated at 12% of gross revenue during the Amortization Period and 15% of gross revenue thereafter (“PBA Fee Structure”).

The Amortization Period is five years for static wall signs and 10 years for animated signs from the date of the permit issuance. To date, the total PBA fees paid to Glendale is $634,335.00, which reflects the following payments of $267,554 from PBA year 2023- 2024, and $366,781 from PBA year 2024-2025, derived from the four ASOZ permitted signs and 16 digital kiosks referenced above.

Section 3.2 of the DA requires the owner, during the term of the DA and any holdover period, to comply with GMC Chapters 30.26 (ASOZ) and 30.33 (Signs) and all applicable laws, codes and ordinances. If GMC Chapters 30.26 and 30.33 and any applicable laws, codes and ordinances are amended to prohibit a sign(s) subject to the DA, the applicant is permitted to maintain the sign for the applicable Amortization Period at which time the sign must be removed.

The DA contains default provisions, indemnifications, force majeure, and audit rights by the City of the ownership, maintenance and operation of the signs and audit of the payments and calculation of the Gross Revenue. The Public Benefit Agreement (PBA) Fee Structure and Amortization Period are the same as the previous development agreement negotiated between the City and the Glendale Galleria and the Americana at Brand, approved in 2014. For these reasons, along with the public benefits that the City 117 of 499

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will be receiving, staff is recommending approval of the proposed DA.

PLANNING COMMISSION REVIEW
The proposed zone text and map amendments, along with the proposed statutory development agreement, were reviewed by the Planning Commission at a regularly scheduled meeting on December 17, 2025. Four of the five Planning Commission members were present (Commissioner Fuentes was absent). Commissioner Malekian had questions related to the logistics of the proposed signs extending beyond property lines, whether the City’s Historic Preservation Commission was involved in evaluating the project, why specific standards for the proposed signs were not being established and lighting. Commissioner Minassian inquired about the related development agreement for the project. Commissioner Nazarian asked about the operational characteristics of the signs. Commissioner Chraghchian clarified whether other signs could be located on adjacent parcels within the expanded ASOZ. The Planning Commission voted 4 -0 to recommend that the City Council approve amendments to the City’s Zone Map and Zoning Code and approve the statutory development agreement. (Exhibit 2) There was no testimony during the public comment portion of the hearing, but written comments were submitted both in support of and in opposition to the proposed wall signs (Exhibit 10).

STAKEHOLDERS/OUTREACH
The Code requires public notice when the Council considers adoption of amendments to the City’s Zone Map and/or Zoning Code. Staff has published all required notices for this hearing. Additionally, public notice was also provided for the December 17, 2025, Planning Commission hearing.

FISCAL IMPACT
The Development Agreement is for a 20-year term with two five-year options to extend the term. There are no costs to the City for allowing the wall signs to be installed. The agreement provides for an annual payment of “Public Benefit Agreement Fees” calculated at 12% of gross revenue during the Amortization Period, and 15% of gross revenue thereafter. While the revenue cannot be estimated at this time, it will be received into the General Fund.

ENVIRONMENTAL REVIEW (CEQA/NEPA)
The proposed zone map and zone text amendments and the statutory development agreement are exempt from environmental review under the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15305 - Minor Alterations in Land Use Limitations, because the proposed expansion of the ASOZ is a minor change to existing zoning regulations that does not result in any changes in either permitted land use (commercial) or density. The amendment is also exempt pursuant to CEQA Guidelines Section 15303 - New Construction or Conversion of Small Structures, because the expansion of ASOZ would allow for a limited number of new, small structures in the form of signage. In addition, the amendment is categorically exempt under Section 15331 118 of 499

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- Historical Resource Restoration/Rehabilitation, to the extent it applies to work on historic resources in a manner consistent with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. Work on the building is required to conform with the Secretary of Interior’s Standards. The ordinance establishes standards for signage on buildings, including limitations on size, brightness, location, and design to ensure compatibility with the historic character of the affected structure and surrounding areas.

Any future sign proposals will remain subject to review against these standards.

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 11, in accordance with the City Campaign Finance Ordinance No. 5744.

ALTERNATIVES TO STAFF RECOMMENDATION

1. Not introduce and not subsequently adopt the proposed amendments to the Zoning Code and the Zoning Map and the associated statutory development agreement.

2. Any other alternative not proposed by staff.

ADMINISTRATIVE ACTION
Submitted by:

Bradley Calvert, Director of Community Development
Prepared by:

Roger Kiesel, Senior Planner
Approved by:

Roubik Golanian, P.E., City Manager

EXHIBITS/ATTACHMENTS

1. Zone Change application

2. Planning Commission motion

3. Current Zone Map

4. Proposed Zone Map

5. Proposed ASOZ Sign Information

6. Lighting Analysis of Signs

7. Department of Parks and Recreation Primary Record form for 234 South Brand Boulevard

8. Glendale Masonic Temple Signage Secretary of the Interior’s Standards Compliance Assessment

9. Draft Statutory Development Agreement
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10. Public comment letters

11. Campaign Finance Disclosure information
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ZONE CHANGE APPLICATION
SECTiON 2, ARTICLE XV, CHARTER
City of Glendale
Perrnit Servlce9 Center
MSB Room IDI633 E, Broadway at Glendale Avenue(81 B) 548'3200 EXIMN UH Zone DSP/AE UhIN FIM ZurH
PrQPHed USB Zone DSP/AE/ASOZ Pr@and FIre Zane
Add„„ 234 S Brand Blvd., Glendale (APN 5642-013-008) apc,d, 91204 Md DBscnp60,1 see beIQW
Total Area. U===••l•H•qHHna==nunHn
,Date 05-27-2025
.,WBn FM Aaas
M,mb„dbuUdrINpnBa,d NQ change===n•Hl•=Hl•===
•naaIn
+
IWumb8t of Lots
Date grwBrty was &6wlbed 2016
NumbBr ot B,nIl,g h„ildhg, t, b, „m,„ed NQ change
Are there deed r85tdettom now in effe8t that regulate the number of dwelIIng unIts or the use of the hnd7 . Yn copy of utd re$tttction k)
Abuttlng Street Irnprovemonu: Rod buy wIdth
On' street Parking: None permitted ; One sIde only__ ; Both sIdes „ A„„,h,n,,„„,, „„„„„,, „„„„ To install two wall signs on the existing building .

No. 111 "Yes,'’ att&oh
ft: RIght..of•Way width fl
•l•
Pm,asedunattha,rembutbe+Baht, Existing uses tO remain the same. ?no?£RTV OWNER(S)
I am (Wa are} the owner(sI of the land dewribed hgr€inabov8 8nd shown on the aeeompanying map &nd hereby consent to tho zone

APPLICANT
„„.. E„„= „-b/h/X * t'SAn'\”tq
I deelare under penalty of perjury that the foregoIng is true end Add,,u.101 Thq Grove Drivq
city LQ S Angeles, CA 90036 zip Code atv.

Tel,ph.., 310-855-2882. . _ T8IBpho,
Attaeh 8dditlOIUt shuts as naea ssaW for property own8td sIgnatures, names and addr8Bes, 8ad v8r16eatlon that the 8ppHeant is empowered to aot on behalf of the ProPertY avdner,
NOTIC£ TO APP.L ICANT] YOU AND/OR yOUR 8EPRESENTATtVE ARe EXPECTEO TO ATT£ND ALL PU8LIC H€ARtNC,S ON yOUR ZONE CHANGE APPLICATION.

ZIp Code
Do Not Write Below ThIs LIne
Zon8 Change Case Na
FIling Fn. . , , _ . ReeoTpt No, Reaived by Date Ree 8lvet! PrevIous EIF/EtR Applkatlon No.EIF/EIR on FIle No,
Planning Commtsston h8arln9 dan nmai 3:DO Pem+
(The Pinning DivIsion st8ff report to the Planning Cornmtssion will be sent to you three (3) days benn the Commtuton hnring.i CItY Calnotl hearing dabUm8: 2:tX) p.me
(You moV obt8fn a copy of the report -from the Commbslon to tha Council from the City Clerk on or bohn the date of theCounellbuHn$1 D-lea (Rev IT/sa) INSTRUCTIONS ON REVERSE SIDE OF APPLICATION Colorado & Brand, LLC; North Masonic, LLC
Exhibit 1
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LEGAL DESCRIPTION
The land referred to herein is situated in the State of California, County of Los Angeles, City of Glendale and described as follows:

Parcel 1 :

Lots 10, 11 and the Northerly 14 feet Lot 12 of Tract 2461 in the City of Glendale, County of Los angles, State of California, as per Map recorded September 16, 1913, in Book 24 Page 8 of Maps, the Office of the County Recorder of said County,
Also the West 10 feet that certain alley shown on Map of said Tract (now vacated) adjoining said property on the East.

Parcel 2:

A permanent exclusive easement for construction, operation, maintenance, repair, replacement, use, access, ingress and egress in, on, over and across those portions of the Burdened Property labeled "Stairway Easement", "Emergency Generator", "Transformers Enclosure", "Trash Enclosure", "Grease Interceptor", and all such other easement rights, all as are more particularly set forth in the Grant of Easements and Agreement recorded on December 3, 2015 as Instrument No. 20151517888 of Official Records
APN: 5642-013-008
(End of Legal Description)

THE MAP ATTACHED THROUGH THE HYPERLINK ABOVE IS BEING PROVIDED AS A COURTESY AND FOR INFORMATION PURPOSES ONLY; THIS MAP SHOULD NOT BE RELIED UPON.

FURTHERMORE. THE PARCELS SET OUT ON THIS MAP MAY NOT COMPLY WITH LOCAL SUBDIVISION OR BUILDING ORDINANCES. THERE WILL BE NO LIABILITY. RESPONSIBILITY OR

INDEMNIFICATION RELATED TO ANY MATTERS CONCERNING THE CONTENTS OR ACCURACY

OF THE MAP
File No.: 24000111012
Prelim Report COM 24 r 2-3-23

Page 4 of 9 ends

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O W A + + H H + = = & B + W = = + =+ + n M + wen + + + + + +He PAGE 2
SITE MAP REQUIREMENTS:

I, Enb lite map shall have a mTnTrnun1 dimensIon of not les than 18 inches by 26 Inches 1118 scale of the Irnp shell be l8rg8 enough to gloW dearly all details thereof, but h no 8?s& is to be smaller than I heh equals 50 {en a TIre site map shall show the followIng:
a TI18 dimensIons of tha boundaries of the plopelty for WhiBh the ehang8 of zone has bean filed and the 18t8tTon af said boundaries to other reeo tIled abdivbiarts or Inagnlz8d property line£
h Namn and.addr6ses of regard owner or owners
Nana and addres of tho applklanl
of property withIn thn8hu ndad (300) feet of the proje6tsKd s peripherY de Name and address of the peinrl prep elite the site map, a Location, size and charaenr of gII existIng publla uttIFtv faciIIties tv/ate a power, gas, phone, a\uga) nfthin or adineat to the proper+Y propaed for the ehango of zone,
t TIle locations, elisting name$ 11ghtof.ways widths, roadsvar wIdths, grades, gad HIne radII of an exl:ting stre8ts and frBBV/aVS and a]I proposed streets in or adjacent to the zeno ahan98 site, g+ The width and £natlon at all exIsting and prop'osed e©ernents, whether publ Ie or prIvate, for rtreeB, dralnagg, sev/Bra-ge, pubtta uttllt lu, ptiVatB pu7poses, eta
hp Exlstlng use OF uses of property and to sale, outIIne of all existing buildIngs to remain or to be removed aDd all proposed buildings In-the devBTopm8nt of the zone change gta and their relatTon to existing orpropond streets and tot lines I Statement of present and proposed use and fire zones and proposed use or uses of pnp9rty, I Propond publia areas to be dedTcaled,
kB Location and specIes of all trees or stands of trees over six {6) frIChu in dtameter ill or adJaeent to th8 area proposed for the change of zon8 L Rn8we strips, wall or other devices for eontrDl ling aoces to adJnent property, m A vlcintty map showing all adjacent and abuSing property and streets together with the zoning symbol thereon at a seale no smaller than one (1) Inch equals 1000 feet
B Date, north arra tv, and seale,
a VWrbra tho aonB change site covErs an ar8a having IDeal relief greater than 20 feet, the site map dIgIt sha by contours of tha entir8 area (bahn project fmpIementadon and after proJect davelopm9nt) at an Interval of 6 feet MATERIAI. STa BE SU8MITTED AT THE TIME 0F_APPLICAT10N FILING:

1. A statement that the applk:ant is the owner or is legally empowered to 8ct for tha oylner of thB property for tvb Ich the 8ppIk8tion is filed, and Showing the names of all persons, fIm$ of eorparatfon£ \vh age cannot is nea=ely to pas titta to all property or ezemants shotva on saId rn@. a Twenty {20) zone change appIIcations (Page 1 onty),
a Twenty (28) she maps,
A One II) transparency of the site map,
a FortY t401 8%•inch by ll'inch locatIon in#5 at a scale of 1'’ = 20cr with the ZQna ehang8 sho cro=.hat6hed and a 300.foot radius drawn from the project sttds puinteter+ Municipal seedon sheets available in Room 201 of the MunIcIpal Servieo£ Bultdlng ate to be utIlized for thi$ purpose, & A minimum of t\yo {21 photo9rehs of the sjte.

I Five 15) development plans of the project including Ioe atlon and sIzes afstruetur8s, parking sp 868 lay nIh heelior fToor plans, and exterior elavatlons & FIve tB) preIImInary landscapIng plans of the project indicatIng types and sizes of land=aping materials and permanent irrigatIon faeilftjes, prepared bY a person IIcensed to prepare web plans by the Stat8 of California, a A land use map at a seale of 1’' n laB vAteh identiaes the specific land uses within 300 feet of the proposed proloot site, Man{eipal se6don sheets available to Room 281 of the MuaieTpat Servjces BuIlding are to be utlb8d for this purp®8. Each lot agu bg eoIored to !ndbatB tho us89# of the p8reel as follows:
\
PsI - . .P{bmaeolor No,. Palor
One hcxl58 on one fat ' 915 yeHow
Two houses or a duP lax on one fat 818 Otango
Three houses, a house and a duplex, or a trfpl8x on ona lot 843 . Liat Brown Four or ingle dwelIIng units on a lot 946 aM Browl;
Commercial retail or wta oes 829 ' ' Pink
wbor8sal® 924 Red
Light fndusW B4 ' Laynefor
Heavy industN ' 932 - Pulp re
Publlo pIQP8W 902 , Royal BIu8
Quaskpubtl&propow no . ' LIght Blue
Parks 8nd rureatlm 913 Light Green+yellow
Connlv8tIon . 83 D Light Green.Blue
Parking . ' 967 Grey
CONTINUED ON PAGE 3
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PAGE 3

ZONE CHANGE APPLICATION
SECTION 2. ARTICLE XV, CHARTER
Within each IOtf each sttuetuH shall ba identified wlthth8 followIng symbols and desIgnatIons in black ink:

Struetu re Type Symbol_
8 0
O
@
A
Additional Nataltons
Single family dwelling
Duplex
Trip lax
MultI.famIly housing Indicate numtHr of unIts adJacent to symbol Cornmeteial or wholesale Indfcat8 use adjacent to symbol Industry
School &
A
tndTcat8 use adjacent to $ylnbol
Church
!ulldlng uncle{ consUuotlon UC Also indicata struotur8t symbol a A zonIng map at a scale of I" = taB which identifIes the o8dflc zones within 300 feet of the proposed projeet sita, MunIcipal wallon aeeB l8bl8 jn Room 201 of the MunTeipat $elvie8 s Building are to be utiIIzed for thIs PU atSeB Each lot shall be colored to indicate the zoning of the parcel as fotlou5:

Zan8 Pri$macolar No.

R1 R or R1
83050
R2250
81650
81250
C1
C2
03 CM
CA
IUIA or &t1
M2
813
SR
Color
915
918
843
946
948
929
922
924
930
911
834
932
901
913
Yellow
Orange
Light Brown
Dark Brown
Dark Brown.Black
Pink
Red.Orange
Red
Red'Purple
Olivo Green
Lavend8r
Purple
Dark Blue
Lidtt Green.Yellow
Withln each block' Of area of a attain zone. aB zoning desjgnatIon shall be written in l8tt81s arId num8rats Ming a mInimum height of %.Inch. @1:F : e ! !! i ;:dP V8:: i : 4 e oNE?I? t : 1 IT i; E === E = c=:: r:: rE : :: Uh:: j ViII: i ;Fi : :;JtJ: ::q : :: iTanEil: IUgeRing ae D-13b {Rev T1/9Q)
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MOTION

Moved by Planning Commissioner Malekian, seconded by Commissioner Nazarian, that upon consideration of the proposed zone text amendment to Chapter 30.26 – Advertising Signage Overlay Zone (ASOZ), the proposed zone change amendment to the City’s zoning map, and the proposed Statutory Development Agreement the Planning Commission hereby RECOMMENDS that the City Council adopt the proposed amendments to Title 30 of the Glendale Municipal Code, 1995.

Adopted this 17th day of December, 2025.

VOTE AS FOLLOWS
Ayes: Malekian, Minassian, Nazarian, Chraghchian Noes: None

Absent: Fuentes
Abstain: None

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Zone Change Map – Existing Zoning Exhibit 3
ASOZ
Proposed zone
change site
Existing
ASOZ
126 of 499

Zone Change Map – Proposed Zoning Exhibit 4
ASOZ
ASOZ
ASOZ
Change the
zoning from
DSP/AE to

DSP/AE - ASOZ
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MEMO
To: D ale Goldsmith Date October 14, 2025
Company: Armbruster Goldsmith & Delvac LLP
12100 Wilshire Blvd., Suite 1600
Los Angeles, California 90025
Phone: 310 209 8800
Email: [email protected]
From: Francis Krahe
Project: Lighting Analysis of Signs
234 S. Brand Avenue
Glendale, California
FK&A Project No. CU170
Francis Krahe & Associates analyzed the lighting from
the proposed outdoor advertising signs at 234 S. Brand Avenue, Glendale, California (Project) with respect to compliance with the City of Glendale, California (City) Municipal code regulations of outdoor signs as defined in Chapter 30.26 ADVERTISING SIGNAGE OVERLAY ZONE (ASOZ). The results of this analysis indicate the Project complies with the City regulations at sensitive use properties. The Project includes a digital display installation with two sign faces (one facing north, one facing south, collectively, the “Signs”) at the existing 234 South Brand building within the City of Glendale, California.

The digital displays will feature both accessory and non-accessory content. The displays will include integrated light sensors to automatically adjust brightness and film treatments to minimize light spill and glare impacts. The Signs shall not change images more frequently than each eight seconds, with a transition period of one second or less. This memo summarizes the methods of analysis by Francis Krahe & Associates and the findings of this analysis, which determines the Signs will not create an adverse lighting impact an residential use properties.

The Project proposes to install two Sign faces mounted to the existing building façade at 234 South Brand Blvd. at approximately 44 feet 4 inches above grade. The Sign faces are directed south and north, perpendicular to the South Brand Boulevard right of way, with each sign face 19 feet 8 inch wide by 36 feet 3 inch tall, at 716 square feet each as illustrated in the Project Concept Plan included herein as Appendix A. The Sign digital display faces would use light emitting diodes (LED) lighting with a daytime maximum up to 6,000 cd/m 2 and nighttime maximum
of up to 300 cd/m2.

The Project sign locations, size, and operating characteristics were evaluated with the Signs operating at night at a maximum Sign luminance of 300 cd/m
2, in all white mode to test both Sign light trespass illuminance at the nearest residential properties, and glare from Sign luminance, at adjacent roadways to evaluate compliance with City regulations as follows:

CHAPTER 30.26, ADVERTISING SIGNAGE OVERLAY ZONE (ASOZ), 30.26.050. Regulations for signs allowed by the ASOZ. …
D. Animated signs permitted under this chapter shall: … 138 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 1

5. The maximum brightness levels shall not exceed ambient light levels. The director may require a lighting study, field measurements or other satisfactory method to verify compliance with this requirement.
…
I. In addition to other regulations, the following shall apply to all signs permitted under this chapter:
...

5. Signs shall not negatively impact the flow of traffic or cause confusion for motorists, to the satisfaction of the director of public works.”
The results of the Sign light trespass illumination analysis conclude the Project will not introduce a new source of light trespass greater than ambient illumination at residential use properties, and therefore complies with paragraph 5.5 of the ASOZ.

Furthermore, the Project complies with the requirements of the California Vehicle Code, which regulates the maximum light source luminance which may affect the visibility of drivers on roadways. The maximum Project Sign luminance is substantially less than (82.5% less than) the maximum permitted by the California Vehicle Code during the night and during the day. Therefore, the Sign will not create a source of glare for drivers on adjacent freeways or surface streets, and complies with paragraph I.5 of the ASOZ.

A. EXISTING CONDITIONS ANALYSIS
The Existing Conditions Analysis evaluates the existing lighting conditions at the Project site and at the nearest surrounding residential or sensitive use properties. At each sensitive use property a nearby Monitoring Site within the public right of way is established where the view from the Monitoring Site to the Project site is evaluated and photographed, and the existing ambient illuminance and luminance within the field of view to the Project site are measured.

A.1. MONITORING SITE SURVEY DATA
The observations and measurement of existing lighting conditions within and surrounding the Project site are summarized below at each Monitoring Site. Figure 3 illustrates the location of the Project Sign and surrounding residential use properties (shaded red), and the location of the Monitoring Sites. The Monitoring Site locations are adjacent to the nearest qualifying residential use properties to the Sign, or at locations close to the Sign that represent the views from qualifying residential properties more distant from the Sign. More distant properties will receive substantially less light from the Sign due to attenution and are therefore less affected by light from the Sign.

There are existing lights on the building façade and at the retail storefront facing Brand Boulevard, at the south façade exterior stairs, and at the east bulding elevation within the Project site. Lighting within adjacent commercial and residential properties and roadway lighting on the adjacent right of way contribute to the ambient lighting conditions at the Project site.
a. Distance and Visibility
The view of the Project south Sign face from residential properties to the south is evaluated at Monitoring Site M- S1, which is located at the northwest corner of the Brand Boulevard and E. Colorado St. intersection. The view of the Project north Sign face from residential properties to the north is evaluated at Monitoring Site M-N1, which is located at the southwest corner of the Brand Boulevard and E. Harvard St. intersection. The view of the Project north Sign face from residential properties to the northeast is evaluated at Monitoring Site M-NE1, which is located at the 240 E. Harvard St parking structure, 3
rd level, southeast corner. The view from M-NE1 to the north Sign would 139 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 2 be at an oblique angle as the faces are oriented north and south. The nearest residential use property to the northeast of the north Sign face is the Casa De La Paloma located at 133 S. Kenwood St, approximately 1000 feet from the Sign. As Mononiting Site M-NEI is closer to the sign and has a more direct view, light impacts from the sign will be greater than at the Casa De La Paloma and therefore represents a conservative analysis. The distance from each Monitoring Site to the Sign is noted in Table 1.

Figure 1: Project Sign, Monitoring Site locations, and adjacent residential properties 140 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 3

Table 1: Monitoring Site Locations and Distance to the Project b. Measured Existing Illuminance:

Table 2 summarizes the existing conditions measured horizontal and vertical Illuminance at the Monitoring Sites.

Measured illuminance greater than 0.74 fc is evaluated as high illuminance, from 0.10 fc to 0.74 fc is evaluated as medium illuminance, and 0.10 fc or less is evaluated as low illuminance.

Table 2: Measured Illuminance (fc) at Monitoring Sites Monitoring
Site
Illuminance (fc)
Evaluation Horizontal Vertical
M-S1 0.70 1.44 Medium Horizontal Illuminance, High Vertical Illuminance
M-N1 0.76 0.91 High Horizontal Illuminance, High Vertica l Illuminance M-NE1 0.25 0.35 Medium Horizontal Illuminance, Medium Vertical Illuminance
c. Measured Existing Luminance:

The following luminance criteria are applied to measured and calculated luminance: luminance below 10 cd/m 2 is evaluated as low luminance; luminance greater than 10 cd/m 2 but less than 300 cd/m 2 is evaluated as medium luminance; luminance greater than 300 cd/m 2 is evaluated as high luminance.

The measured luminance recorded at the Monitoring Sites within the view to the Project includes prominent, high brightness light sources and illuminated surfaces, such as streetlights, illuminated signs, and flood lighted buildings, as well as lower brightness surfaces such as sidewalks, and un-illuminated walls or landscape areas.

The visual evaluation of High, Medium, and Low Contrast describes the perception of how bright a visible object appears to the surrounding objects within any given field of view and context. High Contrast indicates a potential glare condition for residential properties nearby. Contrast is the ratio of one surface luminance to a second surface luminance or to the field of view. Contrast ratios exceeding 30 to 1 are usually deemed uncomfortable and evaluated as high; less than 30 to 1 but greater than 10 to 1 is medium contrast; less than 10 to 1 but greater than 3 to 1 are clearly visible and evaluated as low; and less than 3 to 1 appear to be equal and are evaluated as very low.

Monitoring
Site Location
Approximate Distance to
Project Sign (feet)
M-S1 Northwest corner of S. Brand Blvd and E. Colorado St. 186 M-N1 Southwest corner of S. Brand Blvd and E. Harvard St. 388 M-NE1 Southeast corner of 3rd level of parking structure at 120 S.

Artsakh Avenue 617
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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 4 Table 3: Measured Luminance (cd/m 2) at Monitoring Sites Monitoring
Site
Luminance (cd/m 2) Contrast Ratio
(Max/Avg) Evaluation Average Maximum
M-S1 144.6 2990 20.7 Medium Average, Medium Contrast
M-N1 359.7 5320 14.8 High Average, Medium Contrast
M-NE1 31.1 199.3 6.4 Medium Average, Low Contrast
The Project site is located at 234 S. Brand Blvd., Glendale, CA. There is existing interior and exterior lighting within the Project site. The site is illuminated to a medium level by sources from the adjacent street lightng, and nearby building lighting and façade lighting within the Project site.

The range of recorded luminance from the Monitoring Sites is summarized in Table 3. The highest average luminance was recorded at Monitoring Site M-N1 at 359.7 cd/m 2, while the lowest average luminance was measured at Monitoring Site M-NE1 at 31.1 cd/m 2. The measured average luminance is evaluated as Medium Luminance (greater than 10 cd/m 2 and less than 300 cd/m 2) at monitoring sites M-S1 and M-NE1. The measured average luminance at Monitoring Site M-N1 is evaluated as High Luminance (above 300 cd/m 2). Therefore, the measured luminance range is from Medium to High luminance.

The highest maximum luminance was recorded at Monitoring Site M-N1 with 5320.0 cd/m 2, while the lowest maximum luminance was measured at Monitoring Site M -NE1 with 199.3 cd/m 2. The measured maximum luminance is evaluated as High (greater than 300 cd/m 2) at Monitoring Sites M-N1 and M-S1, and Medium (greater than 10 cd/m 2 and less than 300 cd/m 2) at Monitoring Sites M-NE1 and M-S1.

The calculated contrast ratio (maximum luminance / average luminance) varies from a minimum of 6.4 to 1 at Monitoring Site M-NE1 to a maximum of 20.7 to 1 at Monitoring Site M-S1. The calculated existing contrast ratio at MN-1 and M-S1 are evaluated as Medium Contrast (less than 30 to 1, and greater than 10 to 1). The calculated existing contrast ratio at M-NE1 is evaluated as low (less than 10 to 1).

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 5 d. Monitoring Site M-S1:

Monitoring Site M-S1 is used to evaluate residential use properties to the south of the Project site. Prominent light sources visible within the field of view to the Project site include street lighting, building façade lighting and traffic lights.

Figure 2: Monitoring Site M-S1 day image. September 23, 2025, 8:39 am

Figure 3: Monitoring Site M-S1 night image. September 23, 2025, 7.57 pm

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 6 e. Monitoring Site M-N1:

Monitoring Site M-N1 is used to evaluate residential use properties to the north of the Project site. Prominent light sources visible within the field of view to the Project Site include street lighting, buiding façade lighting and traffic lights.

Figure 4: Monitoring Site M-N1 day image. September 23, 2025, 8:42 am Figure 5: Monitoring Site M-N1 night image. September 23, 2025, 8:09 pm 144 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 7 f. Monitoring Site M-NE1:

Monitoring Site M-NE1 is used to evaluate residential use properties to the northeast of the Project Site.

Prominent light sources visible within the field of view to the Project Site include lighting from adjacent buildings, street lights, and distant lighting from buildings. M-NE1 is located at the 3rd floor of the 120 S. Artsakh Avenue parking structure, which represents the view from upper floors of residential properties to the northeast of the Sign.

Figure 7: Monitoring Site M-NE1 day image. September 23, 2025, 8:49 am

Figure 6: Monitoring Site M-NE1 night image. September 23, 2025, 8:23 pm

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 8 B. PROJECT LIGHTING ANALYSIS
The analysis of the Project includes evaluation of the Sign light trespass illuminance from the Project at adjacent residential use properties, and an evaluation of glare from the Project Signs visible at residential use properties or at adjacent roadway locations.

This Study presents a conservative analysis with respect to light trespass and glare. The Project Sign presented in Appendix A is evaluated with the Sign operating at the maximum luminance (6,000 cd/m 2 during daytime and 300
cd/m 2 during twilight and night time), all white.

This evaluation of the Sign lighting is based upon the change in ambient nighttime levels as a result of Project light sources. Specifically, the Project would exceed the City regulations if Sign light trespass illuminance is greater than existing illuminance ambient conditions, or the Project creates glare effects on drivers of motor vehicles that would negatively impact the flow of traffic or cause confusion for motorists, specifically if the Project Sign luminance exceeds the maximum permitted luminance stipulated by the California Vehicle Code (CVC). The CVC stipulates the maximum brightness of the Project Sign within 10 degrees from the driver’s normal field of view must be less than 1,000 times the minimum measured brightness in the driver’s field of view, or when the minimum measured brightness in the field of view is 10 footlamberts or less, the measured brightness of the light source in footlambert exceeds 500 plus 100 times the angle, in degrees, between the driver’s field of view and the light source.

B.1. LIGHT TRESPASS ANALYSIS
Light trespass illuminance is evaluated at the nearest adjacent residential use properties to confirm compliance with City ASOZ, D.5. “The maximum brightness levels shall not exceed ambient light levels.” Ambient light levels are established by the measured illuminance at the Monitoring Sites as summarized above in Table 2. The minimum measured illuminance is 0.35 fc.

The Sign is located at 234 South Brand Blvd, Glendale, California and is surrounded by commercial properties to the north and south, existing residential properties to the west, and mixed use zoned properties to the north, and north west. There is no light trespass impact at commercial properties because additional nighttime illuminance does not interfere with or degrade the use of these properties. The nearest adjacent residential properties with potential view of the Signs are located to the west of Signs at The Excelsior residential community at 251 S. Brand Blvd., which is 127 feet away from the Signs to the west. The Excelsior (represented by MS-1) and the Americana at Brand Luxury Apartments (represented by MN-1) residential properties are part of the original Americana at Brand project developed by the Applicant and are not therefore considered to be a sensitive use affected by the Signs. Properties to the Sign that may be affected by light from the Sign are located to the northeast of the Project, north of E. Harvard St. and east of Artsakh Ave, which are a part of the East Broadway Land Use District.

Properties within the East Broadway Land Use District are zoned as mixed use, commercial and residential use.

The Project Signs are evaluated at the existing 3-story parking structure at the intersection of E. Harvad St. and Artsakh Ave at approximately 650 feet from the north Sign face. This location provides a very conservative evaluation of the light trespass illuminance, since all residential use properties will be more distant from the Signs.

Light degrades exponentially with distance. Therefore, residential properties more distant from the Signs receive exponentially less light than locations close to the Signs, according to the Inverse Square Law.

The Signs are analyzed to determine the critical distance where light trespass is significant. Sign locations where the distance to the nearest residential properies are greater than the Sign critical distance will not receive light trespass illuminance that exceeds the thresholds defined in Section E above, and therefore will not create an impact.

This Study evaluates light trespass illuminance for the Sign with procedures as recommended by the IESNA. 146 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 9 a. Sign Light Trespass Illuminance Analysis
The light trespass illuminance from the Project Sign is evaluated to determine a conservative standard distance where Sign light trespass illuminance would be below existing ambient illuminance measured at the Monitoring Sites. This conservative distance is used to determine the extent of residential use properties near to the Sign locations where there would be potential for light trespass illuminance. Light decreases exponentially as the distance increases from the Signs1. Therefore, residential use properties located farther away from the Project Sign will receive exponentially less light than locations near to the Sign. The Sign illuminance calculation determines a conservative distance from the Signs to exclude any potential impact at residential use properties located at greater distances.

Light trespass is calculated by the illumination modeling software program AGI32, which utilizes a 3-dimensional architectural computer model, including the sign dimensions and luminous specifications (as defined herein within Appendix A) to generate an accurate prediction of future illuminance. The results of the calculated distance where the light trespass illuminance from each Sign face is 0.35 fc is 250 feet. Light degrades rapidly over distance as explained by the Inverse Square Law. Therefore, any residential properties located at distances greater than 250 feet will receive less than 0.35 fc. and will not receive significant light trespass from the Signs and do not need further study. The distance where Sign light trespass illuminance is at or less than the threshold is presented in Table 5. The Sign is calculated as operating at the maximum nighttime luminance of 300 candelas per square meter. Each Sign face is modeled with dimensions, orientation, and elevation above the ground as described in Appendix A. The Sign light trespass analysis defines a conservative distance to evaluate the potential for the Project Sign to create a light trespass impact.

Table 4: Light Trespass Illuminance
All qualifying residential use properties are located farther than 250 feet from the Sign as demonstrated in Figure 1 above. Therefore, the light trespass illuminance from the Sign received at any residential property from the Sign will be far less than 0.35 fc, the minimum ambient illuminance measured at the nearest residential property.

Therefore, the Project Sign will not create a significant source of light trespass.

B.2. GLARE ANALYSIS
Glare from the Project is evaluated at adjacent roadways for drivers on adjacent streets to confirm compliance with City ASOZ, I.5 which states “Signs shall not negatively impact the flow of traffic or cause confusion for motorists, to the satisfaction of the director of public works.” For this analysis, the Project compliance with City regulations is evaluated relative to the Sign compliance with the requirements of the California Vehicle Code for night, twilight, and day conditions.

The Project’s lighting effect on a driver’s visibility is evaluated at the center line of the driver’s field of view and at angles wider than the center line of the driver’s field of view. Bright sources within the driver’s field of view, from the centerline of the roadway to angles up to 90 degrees from the center line of the roadway, may create glare if the light source is brighter than the limits established by the CVC. As summarized below, the results of this analysis demonstrate that the maximum Project luminance is substantially less than the limits established by the CVC for excessive luminance, or glare, during night, twilight (sunset and sunrise) and during the day. Accordingly, the

1 Inverse Square Law, (see Glossary of Lighting Terminology).

Sign Description Sign Dimensions
Minimum Ambient Illuminance
(0. 35 fc )
South Sign Face 19’8” x 36’3” 250 feet
North Sign Face 19’8” x 36’3” 250 feet
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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 10 Project luminance is far below the maximum permitted luminance by the CVC requirements for roadways approaching the Signs from all directions.

The roadway glare analysis evaluates the maximum Sign luminance during night, twilight, and day with respect to the most stringent requirements of the CVC to determine if the Project creates distracting glare to drivers. As defined in Appendix A, the maximum Sign luminance at night and during twilight in all white mode is 300 cd/m 2,
and the maximum Sign luminance during the day is 6000 cd/m 2, in all white mode.

The most stringent condition contained within the CVC Section 21466.5, states: “except that when the minimum measured brightness in the field of view is 10 footlamberts or less, the measured brightness of the light source in footlamberts (fL) shall not exceed 500 plus 100 times the angle, in roadway degrees, between the driver’s field of view and the light source.” Thus, a conservative evaluation occurs where a Sign is visible within the centerline of a driver’s field of view, the angle noted above within the field of view is 0, the surrounding surface luminance is less than 10 fL, and therefore the maximum allowable luminance is 500 fL. Therefore, the most conservative condition at night or at twilight evaluates the Sign maximum luminance in comparison to the maximum permitted luminance defined by CVC, which is 500 fL.

A measured brightness within the driver's field of view of less than 10 fL occurs at night when the maximum Sign luminance is 300 cd/m
2, which converts to English units from metric units as 87.6 fL. The Sign maximum luminance would not exceed 87.6 fL, which is 17.5% of the 500 fL CVC maximum, which is the most conservative limit provided by the CVC for conditions where the minimum brightness in the driver’s field of view is less than 10 fL. Therefore, at night, the Sign within the driver’s field of view would not exceed 500 fL and, therefore, would not introduce a new source of glare as defined by the CVC Section 21466.5. Sign luminance is consistent for distances less than 1000 feet, and degrades at distances greater than 1000 feet.

When the sign is located beyond the driver’s 10 degree field of view, the maximum luminance is permitted to increase under the CVC. For example, light sources located 15 degrees from the centerline of the driver’s field of view are limited to a maximum of 1,000 fL (500 fL plus 100 times the angle (5 degrees) = 1,000 fL). The maximum Sign luminance at night is 300 cd/m 2 or 87.6 fL, or less than approximately 8.8% of the maximum allowed by the CVC for Signs located at 15 degrees from the center of the driver’s field of view. Therefore, at night, the Signs beyond the driver’s 10 degree field of view would not exceed the 1000 fL and would not introduce a new source of glare as defined by the CVC Section 21466.5.

The Sign is evaluated during twilight (the transition period from day to night, from sunset to 45 minutes after sunset, and from 45 minutes before sunrise to sunrise). Sunlight increases gradually from the minimum brightness during the night to maximum brightness at mid-day, and then decreases gradually to the minimum brightness after sunset during the night. The minimum ambient luminance from sunlight occurs 45 minutes after sunset or later, until at least 45 minutes before sunrise. During evening twilight, from sunset and for 45 minutes thereafter, the ambient sunlight will be greater than the minimum values at night due to the light from the setting sun. And during morning twilight, from 45 minutes prior to sunrise until sunrise, the minimum luminance will be greater than the minimum luminance during the night due to the rising sun. This Study applies the CVC minimum light criteria for night conditions (10 fL) during twilight, extending the duration of minimum sunlight, to present a conservative evaluation of glare. Therefore, the maximum luminance during twilight permitted by the CVC is 500 fL, which equals 1,579 cd/m

2. The Sign luminance will not exceed 300 cd/m 2 (87.6 fL), from sunset to sunrise. At 45 minutes prior to sunset, the Signs transition from the maximum daytime luminance of 6,000 cd/m 2 to the maximum nighttime luminance of 300 cd/m 2. This transition is completed no later than sunset to avoid potential high contrast, glare conditions.

Similarly, the Signs transition from the night maximum luminance of 300 cd/m 2 to the day maximum luminance of 6,000 cd/m 2, beginning no earlier than 45 minutes prior to sunrise. Therefore, the Signs would not exceed the CVC maximum of 500 fL and would not introduce a new source of glare during twilight. 148 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 11 The evaluation of the Sign luminance during the day (from sunrise until 45 minutes before sunset) compares the daytime, ambient brightness to the maximum sign brightness required by the CVC during full sun conditions and overcast sky conditions. The CVC, Section 21466.5, above, permits the Signs to "generate light intensity levels greater than 1,000 times the minimum measured brightness in the driver’s field of view, except when the minimum values are less than 10 (fL).”
During the day (sunrise until 45 minutes before sunset), sunlight with clear sky conditions or light overcast conditions provides sufficient illuminance to generate surface brightness greater than 10 fL and up to 1200 fL on the least reflective surfaces, such as roadway pavement. Utilizing the value of 10 fL as the minimum within the driver’s field of view, the maximum allowable brightness would be 1,000 times 10 fL, or 10,000 fL. The daytime maximum Sign luminance is 6,000 cd/m
2 (1,751 fL), which is less than 17.5% of the maximum luminance stipulated by the CVC. Therefore, the Sign will not create a new source of glare during daytime hours of operation with clear sky or light overcast conditions.

Severe storms, heavy cloud cover, or other atmospheric conditions may occur during the day, which may cause the minimum brightness within the driver’s field of view to be less than 10 fL. The Sign includes an electronic control system to reduce the sign luminance from 6,000 cd/m 2 (1,751 fL) to 300 cd/m 2 (87.6 fL) maximum when the
ambient sunlight falls to illuminance values similar to night, less than 100 fc. During the day, when storms, cloud cover, or other low ambient sunlight conditions occur and when the ambient sunlight is less than 100 fc, the Sign will transition from the daytime 6,000 cd/m 2 (1,751 fL) to 300 cd/m 2 (87.6 fL) maximum, and thereby ensures that the sign brightness remains less than the maximum brightness required by the CVC. Therefore, the Sign would not create a new source of glare during daytime periods with storm or severe overcast weather conditions and would not exceed 87.6 fL, or 17.5% of the 500 fL maximum allowed by the CVC during overcast conditions.

The Sign will not exceed 300 cd/m 2 (87.6 fL) luminance at night or during overcast sky conditions, and will not exceed 6,000 cd/m 2 (1,751 fL) during the day. The Sign luminance is less than the CVC standard, including 17.5% of the maximum allowable luminance permitted by the CVC for glare during the day. Therefore, the Signs will not create a new source of glare or distraction to drivers on adjacent streets within the City of Glendale.

Sincerely,
FRANCIS KRAHE & ASSOCIATES, INC.

Francis J. Krahe, P.E.

State of California Professional Electrical Engineer License #: 12953

Francis Krahe II
Digitally signed by Francis Krahe II
DN: C=US, [email protected], OU=Francis
Krahe & Associates Inc., CN=Francis Krahe II
Location: Los Angeles, CA
Reason: I attest to the accuracy and integrity of
this document
Contact Info: [email protected]
Date: 2025.10.14 18:00:03-07'00'
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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 12 APPENDIX A. APPENDIX A: SIGN CONCEPT DESIGN

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 14 APPENDIX B.

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 17 APPENDIX C. APPENDIX B : LIGHTING REGULATIONS & REFERENCE STAN DARDS Exterior lighting is regulated throughout California by the local municipal code and the state energy and building codes. Pertinent lighting sections are summarized and discussed for the City of Glendale, California Municipal Code (GMC), the California Green Building Standards Code (CALGreen), the California Energy Code (CEC), and the California Vehicle Code (CVC). Reference standards include model lighting ordinances provided by the Illuminating Engineering Society of North America (IESNA) and the International DarkSky Organization, and various publications from the IESNA. Various aspects of these reference standards are included in local regulations to improve the outcomes of any approved project and avoid future disputes or legal challenges to proposed lighted signs. The lighting standards summarized below balance the requirements of property owners for sufficient brightness and flexibility for the use of the signs, with minimizing the off-site negative effects of light trespass and glare.

CITY OF GLENDALE MUNICIPAL CODE
The GMC includes the following specific regulations or performance requirements for outdoor lighting or illuminanted signs with respect to light trespass (i.e., the spillover of light onto adjacent light-sensitive properties). “CHAPTER 30.26

ADVERTISING SIGNAGE OVERLAY ZONE (ASOZ)

…

§ 30.26.050. Regulations for signs allowed by the A SOZ.

…

D. Animated signs permitted under this chapter shall:
…

I. In addition to other regulations, the following shall apply to all signs permitted under this chapter:
...

5. Signs shall not negatively impact the flow of traffic or cause confusion for motorists, to the satisfaction of the director of public works.”

The City of Glendale enforces the building code requirements of the CEC and CALGreen.

CALIFORNIA CODE OF REGULATIONS, TITLE 24
Title 24 of the 2022 California Code of Regulations (CCR), also known as the California Building Standards Code, includes regulations for all exterior lighting throughout the State of California, including requirements related to outdoor sign lighting. The CCR Title 24 Part 11 (CALGreen) includes the regulations which mandate limits to light trespass and glare at any property line or center line of adjacent transportation right of way according to the outdoor lighting zones adopted by CEC. However, the CALGreen grants exceptions to signs which comply with the lighting controls and energy use requirements within CEC Sections 130.3 and 140.8 following requirements regarding outdoor light pollution, which pertain to outdoor sign lighting.

CALGreen, Chapter 5, paragraph 5.106.8 Light Pollution Reduction stipulates compliance with the CEC for Lighting Zones 0-4 for light trespass and Backlight, Uplight, and Glare as per IES TM-15-11. However, the Signs 155 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 18 comply with the exceptions to Section 140.7(a), and therefore qualifies as an exception to the light trespass and glare requirement defined in Section 5.106.8. Therefore the CEC light trespass and glare limits do not apply to the Signs. However, this Study analyzes the Project’s light trespass and glare with respect to the CEC limits for outdoor lighting to present a conservative analysis.

CAL GREEN CHAPTER 5
California Green Building Code, Chapter 5, paragraph 5.106.8, Light Pollution reduction stipulates compliance with the California Energy Code for Lighting Zones 0-4 for light trespass and Backlight, Uplight, and Glare as per IES TM-15-11. However, Exception 1 allows for exclusion as noted in Section 140.7.

5.106.8 Light pollution reduction. [N] Outdoor lighting systems shall be designed and installed to comply with the following:

1. The minimum requirements in the California Energy
Code for Lighting Zones 0-4 as defined in Chapter 10,
Section 10-114 of the California Administrative Code ; and

2. Backlight (B) ratings as defined in IES TM-15-1 1
(shown in Table A-1 in Chapter 8);

3. Uplight and Glare ratings as defined in California
Energy Code (shown in Tables 130.2-A and 130.2-B in
Chapter 8) and

4. Allowable BUG ratings not exceeding those shown in Table 5.106.8 [N], or
Comply with a local ordinance lawfully enacted pursuant to Section 101.7, whichever is more stringent.

Exceptions: [N]

1. Luminaires that qualify as exceptions in Sectio n 140.7 of the California Energy Code.

SECTION 140.7 PRESCRIPTIVE REQUIREMENTS FOR OUTDOO R LIGHTING includes the following requirements. (a) An outdoor lighting installation complies with this section if it meets the requirements in Subse ctions (b) and (c), and the actual outdoor lighting power inst alled is no greater than the allowed outdoor lighti ng power calculated under Subsection (d). The allowed outdoor lighting shall be calculated according to outdoor lighting zone in Title 24, Part 1, Section 10-114.

Exceptions to Section 140.7(a): When more than 50 percent of the light from a luminaire falls within one or more of the following applications, the lighting power for that luminaire shall be exempt from Section 140.7:
…

7. Lighting of signs complying with the requirements of Sections 130.3 and 140.8.”

The Project includes lighting control systems which demonstrate compliance with Sections 130.3 and 140.8.

Therefore, the Project is within the exceptions to Section 140.7(a), and therefore qualifies as an exception to the light trespass and glare requirement defined in Section 5.106.8 above.

The CEC sections that apply to the Signs are included below to define the required lighting controls to qualify as an exception within Section 140.7.
“California Energy Code (Title 24, Part 6)
Section 141.0 ADDITIONS, ALTERATIONS AND REPAIRS TO EXISTING NONRESIDENTIAL, HIGH- RISE RESIDENTIAL, … AND TO INTERNALLY AND EXTERNALLY ILLUMINATED SIGNS

Additions, alterations, and repairs to existing … i nternally and externally illuminated signs, shall m eet the requirements specified in Sections 100.0 through 110.10, and 120.0 through 130.5 that are applicable to the building project, and either the performance compliance appr oach (energy budgets) in Section 141.0(a)2 (for add itions) or 141.0(b) 3 (for alterations), or the prescriptive compliance approach in Section 141.0(a)1 (for additions) or 141.0(b)2 (for alterations)...
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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 19

Section 100.0 Scope, (d) Outdoor lighting and indo or and outdoor signs. The provisions of Part 6 apply to outdoor lighting systems and to signs loca ted either indoors or outdoors as set forth in Tabl e 100.0-A. …

Table 100.0 - A APPLICATION OF STANDARDS

OCCUPANCIES

APPLICATION MANDATORY PRESCRIPTIVE PERFORMANCES ALT ERATIONS/

ADDITIONS
Signs Indoor and
Outdoor
110.9, 130.0,
130.3
140.8 N.A. 141.0,
141.0(b)2H

”…
and paragraph 6 page 3, states:
“Signs. Sections 130.0, 130.3 and 140.8 apply to n ewly constructed signs located either indoors or ou tdoors, and Section 141.0 applies to sign alterations located either indoors or outdoors.”

The requirements of SECTION 110.9, MANDATORY REQUIREMENTS FOR LIGHTING CONTROLS stipulate the type and method of outdoor lighting control systems and the types and methods of daylight sensors required for Signs to provide automatic reduced sign lighting after sunset and before sunrise.

The requirements of SECTION 130.0 LIGHTING SYSTEMS AND EQUIPMENT, AND ELECTRICAL POWER DISTRIBUTION SYSTEMS – GENERAL, include the following pertaining to outdoor signs:
“(a) The design and installation of all lighting sy stems and equipment in nonresidential, high-rise re sidential, hotel/motel buildings, outdoor lighting, and electr ical power distribution systems within the scope of Section 100.0(a), shall comply with the applicable provisions of Sections 130.0 through 130.5.” SECTION 130.3 SIGN LIGHTING CONTROLS, includes the following section that pertains to outdoor signs:
“(a) Controls for sign lighting. All sign lighting shall meet the requirements below as applicable:

2. Outdoor signs. Outdoor sign lighting shall meet the following requirements as applicable:

A. All outdoor sign lighting shall be controlled w ith a photocontrol in addition to an automatic time -switch control, or an astronomical time-switch control.

B. All outdoor sign lighting that is ON both day a nd night shall be controlled with a dimmer that provides the ability to automatically reduce sign lighting power by a minimum of 65 percent during nighttime hours. Signs that are illuminated at night and for more than 1 hour during daylight hours shall be considered ON both day and night.” SECTION 140.8 PRESCRIPTIVE REQUIREMENTS FOR SIGNS ….

Maximum allowed lighting power.

For internally illuminated signs, the maximum allowed lighting power shall not exceed the product of the illuminated sign area and 12 watts per square foot. For doubl e-faced signs, only the area of a single face shall be used to determine the allowed lighting power.

Alternate lighting sources. The sign shall comply if it is equipped only with one or more of the foll owing light sources: ….

Light emitting diodes (LEDs) with a power supply having an efficiency of 80 percent or greater’’

California Vehicle Code, Division 11. Rules of the Road Chapter 2, Article 3 of the California Vehicle Code stipulates limits to the location of light sources that may cause glare and impair the vision of drivers.

ARTICLE 3. Offenses Relating to Traffic Devices [21450 - 21468] (Article 3 enacted by Stats. 1959, Ch. 3.), Section 21466.5. No person shall place or maintain or disp lay, upon or in view of any highway, any light of a ny color of such brilliance as to impair the vision of drivers upon the highway. A light source shall be considered vision impairing when its brilliance exceeds the values listed below.

The brightness reading of an objectionable light source shall be measured with a 1-1/2 degree photoelectric brightness meter placed at the driver’s point of view. The maximum measured brightness of the light source within 10 degrees 157 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 20 from the driver’s normal field of view shall not be more than 1,000 times the minimum measured brightn ess in the driver’s field of view, except that when the minimum measured brightness in the field of view is 10 footlamberts or less, the measured brightness of the light source i n footlambert shall not exceed 500 plus 100 times t he angle, in degrees, between the driver’s field of view and the light source.

IESNA Recommended Practices
The Illuminating Engineering Society of North America (IESNA) produces illumination research and engineering standards which are widely recognized and accepted as best practices for the science of lighting research, lighting terminology definitions, and the methods of analysis and application of illuminantion engineering.

The IESNA reference publications include American National Standards Institute (ANSI)/Illuminating Engineering Society (IES) ANSI/IES OL-IM-03 Lighting Design Criteria and Illumination Recommendations, which provides definitions of lighting science and lighting applications; ANSI/IES LP-11-20 Environmental Considerations for Outdoor Lighting which provides definition of light trespass and glare; and ANSI/LP 2-20 Designing Quality Lighting for People in Outdoor Environment, which summarizes research of light affects on human health at night and provides guidelines for environmental regulations for outdoor lighting.

IES LP-11-20 defines Outdoor Lighting Zones which describe the extent of human activity at night versus natural habitat (see Appendix D of this Study) for a range of existing lighting conditions, from low or no existing lighting to high light levels in urban areas. Outdoor Lighting Zones are included in CEC as noted above in relation to allowable energy use for outdoor lighting and light pollution reduction. In addition, the IESNA 10th Edition Lighting Handbook defines recommended light trespass illuminance limits in Table 26.5, included in the Appendix E hereto, relative to the Outdoor Lighting Zones. The recommended light trespass illuminance limits define the maximum light trespass values in lux at the location where lighting is under review.

The existing conditions surrounding the Project are best described as Lighting Zone 3. IESNA Table 26.5, lists a Pre-curfew 8 Lux (0.74 footcandles) maximum at the location where trespass is under review for Lighting Zone 3.

This analysis utilizes IESNA recommended practice in the methods of analysis for light trespass and glare at senstivie use properties.

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 21 APPENDIX D. IESNA LP-11-20

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 23 APPENDIX E. IESNA TABLE 26.5

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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 24 APPENDIX F. APPENDIX C : GLOSSARY OF LIGHTING TERMINOLOGY Discussions of lighting issues include precise definitions, descriptions or terminology of the specific lighting technical parameters. The following glossary summarizes explanations of the technical lighting terms utilized in this Study and the related practice standards to facilitate discussion of these issues. The following technical terms are defined by IESNA is ANSI/IES LS-1-21, and are used in this Study.

Brightness: “The attribute of a visual sensation according to which an area appears to emit more light or less light”. The magnitude of sensation results from viewing a source of light.

This sensation is determined partly by the source of light and partly by the conditions of observation (context). The context establishes the state of adaptation of the eye.

For example, auto head lamps appear bright at night and dim during the day, because the eye adapts to the higher brightness of daylight.

Candela: The Standard International (SI) unit of luminous i ntensity. One candela is one lumen per steradian (lm/sr). Candela is a measure of light energy from a source at a specific standard angle and distance. Candela (cd) is a convenient measure to evaluate output of light from a light source in terms of both the intensity of light and the direction of travel of the light energy away from the source.

Contrast: Calculated comparison ratio of luminance, where l uminance of a subject is compared to a second luminance of an adjacent subject, or to the average luminance within the field of view of an observer. High contrast, where the ratio exceeds 30 to 1, is usually deemed uncomfortable; contrast ratios greater than of 10 to 1 are clearly visible; and contrast ratios less than 3 to 1 appear to be equal.

Glare: The sensation produced by luminance within the visual field that are sufficiently greater than the luminance to which the eyes are adapted to cause annoyance, discomfort, or loss in visual performance or visibility . Note: The magnitude of the sensation of glare depends on such factors as the size, position and luminance of a source; the number of sources; and the luminance to which the eyes are adapted.

Glare is visual discomfort experienced from high luminance or high range of luminance. For exterior environments at night, glare occurs when the range of luminance in a visual field is too large. The light energy incident at a point is measured by a scale of footcandles or lux, and is described in the technical term Illuminance. This incident light is not visible to the eye until it is reflected from a surface, such as pavement, wall, dust in the atmosphere or the surface of a light bulb. The visible brightness of a surface is measured in footlamberts (or metric equivalent candelas per square meter) and is described by the term Luminance.

The human eye processes brightness variations acr oss a very broad spectrum of intensities. The range of brightness generated by direct noon sun versus a moonlight evening is over 5000 to 1. Human eyes are capable of accommodating to this range of intensities given adequate time to adjust. However, the eye cannot process brightness ratios of more than 30 to 1 within a view without discomfort. See ANSI/IES, LS-6-20 Lighting Science: Calculation of Light and Its Effects, 10.2 Calculating Glare.

For the purpose of this analysis, brightness of l ight sources may be described subjectively by the following criteria:
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CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 25 High Contrast Conditions: View of light fixture emitting surface, such as a lens, reflector, or lamp, where brightness contrast ratio exceeds 30 to 1 (source Luminance to background Luminance ratio in footlamberts).

Medium Contrast Conditions: Brightly lighted surfaces where contrast ratio exceeds 10 to 1, but is less than 30 to 1 (lighted surface Luminance to background Luminance ratio in footlamberts).

Low Contrast Conditions: Illuminated surfaces where contrast ratio exceeds 3 to 1, but less than 10 to 1 (source Luminance to backgrou nd Luminance ratio in footlamberts).

Very L ow Contrast Conditions: Illuminated surfaces where contrast ratio are less than 3 to 1 (source Luminance to background Luminance ratio in footlamberts).

Illuminance: The areal density of the luminous flux incident at a point on a surface. Illuminance is the means of evaluating the density of Luminous Flux. Illuminance indicates the amount of Luminous Flux from a light source falling on a given area. Illuminance is measured in footcandles (fc) which is the lumens per square foot, or Lux (lumens per square meter). Illuminance need not necessarily be related to a real surface since it may be measured at any point within a space. Illuminance is determined from the Luminous intensity of the light source. Illuminance of a point source decreases with the square of the distance from the light source (see Inverse Square Law definition).

Inverse Square Law: In physics , an inverse-square law is any physical law stating that a specified physical quantity or intensity is inversely proportional to the square of the distance from the source of that physical quantity. The fundamental cause for this relationship can be understood as geometric dilution corresponding to point-source radiation into three- dimensional space (see Figure 11). The divergence of a vector field which is the resultant of radial inverse-square law fields with respect to one or more sources is everywhere proportional to the strength of the local sources, and hence zero outside sources. Newton's law of universal gravitation follows an inverse-square law, as do the effects of electric, magnetic, light, sound, and radiation phenomena. Thus, Illuminance decreases with the square of the distance from the light source.

Figure 8: Inverse square law diagram (hyperphysics.phy-ast.gsu.edu) 163 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 26 Light Source: Device which emits light energy from an electric power source.

Light trespass: Electric light from subject property incident onto adjacent properties, measured in footcandles or lux, usually analyzed by measurement at or near the adjacent property line.

Lighting Zone (LZ): Defined by IESNA and adopted by California Energy Code.

Lighting Zone LZ2: Outdoor areas of human activity where the vision of human residents and users is adapted to moderate light levels. Lighting is not uniform or consistent. Lighting is generally desired for safety, security and/or convenience.

Lighting Zone LZ3: Outdoor areas of human activity where the vision of human residents and users is adapted to moderately high light levels. Lighting is generally desired for safety, security and/or convenience.

Lighting Zone LZ4: Outdoor areas of human activity where the vision of human residents and users is adapted to high light levels. Lighting is generally desired for safety, security and/or convenience.

Lumen (lm): “SI unit of luminous flux . Radiometrically, it is determined from the radiant power (see luminous flux ). Photometrically, it is the luminous flux emitted within a unit solid angle (one steradian) by a point source having a uniform luminous intensity of one candela .”
Luminance: “The quotient of the luminous flux at an element of the surface surrounding the point, and propagated in directions defined by an elementary cone containing the given direction, by the product of the solid angle of the cone and the area of the orthogonal projection of the element of the surface on a plane perpendicular to the given direction. The luminous flux may be leaving, passing through, and/or arriving at the surface.”
Luminance is a measure of emissive or reflected light from a specific surface in a specific direction over a standard area. Luminance is measured in footlamberts (fL) (1/π candela per square foot) or cd/m 2 (candela per square meter). 1fL = 3.43 cd/m 2.

Whereas Illuminance indicates the amount of Luminous Flux falling on a given surface, Luminance describes the brightness of an illuminated or luminous surface. Luminance is defined as the ratio of luminous intensity of a surface (candela) to the projected area of this surface (m 2 or ft 2).

Luminous Flux: Mean value of total candelas produced by a light source. Luminous Flux describes the total amount of light emitted by a light source, units Lumen (lm).

This radiation could basically be measured or exp ressed in watts. This does not, however, describe the optical effect of a light source adequately, since the varying spectral sensitivity of the eye is not taken into account. To include the spectral sensitivity of the eye the Luminous Flux is measured in lumen. Radiant Flux or 1 W 164 of 499

CU170 234 S Brand Lighting ME 20251014.docx October 14, 2025 Page 27 emitted at the peak of the spectral sensitivity (in the photopic range at 555 nanometers produces a Luminous Flux of 683 lumen). The unit of lumen does not define direction.

Monitoring Sites: Locations adjacent to the Project sites selected for observation and measurement to evaluate the visual field from the sensitive use properties to the Project sites to determine the extent and intensity of existing light sources within and surrounding the Project sites. The Monitoring Sites are within the public right of way, and may be adjacent to sensitive use sites. These locations are representative of the view to a specific Project site from the vicinity of the sensitive sites surrounding the Project to the north, south, east or west.

Skyglow: “The brightening of the night sky that results from the scattering and reflection of light from the constituents of the atmosphere (gaseous molecules and aerosols), in the direction of the observer. Skyglow has two separate components: natural sky glow and artificial sky glow.” Natural causes of skyglow include sunlight reflected from the surface of the earth and moon, sunlight illuminating the upper atmosphere, and visible illumination from other interplanetary sources.

Human made causes of skyglow include electric light that is emitted directly upward into the sky (uplight), or reflected off of the ground.

Visual Field : “The locus of objects or points in space that can be perceived when the head and eyes are kept fixed.” In this Study existing and future lighting conditions are evaluated within the visual field from an observer’s position at the Monitoring Sites to the Project site.

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Masonic Temple
State of California The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

PRIMARY RECORD
*Resource Name or #
NRHP Status Code
Primary #
HRI #
Trinomial
DateReviewerReview Code
Other Listings
(Assigned by recorder)Page
5S1
1 of 2
Los Angeles
Burbank 1972
232 S. Brand Blvd. Glendale
The nine-story Art Deco tower was designed in 1927 by architect Arthur G. Lindley, who also designed the Alex Theatre and, with his partner Charles R. Selkirk, the Hotel Glendale. It features incised vertical lines, three balconies on the front façade, and irregularly-placed windows on the side façade.
1928

DE PIETRO LIMITED
6305 YUCCA ST 800

LOS ANGELES
1977
Identified in 1977 Historic Preservation Element; Glendale Register of Historic Places No. 15
*P3b. Resource Attributes:

Building Structure Object Site District Element of District Other*P4. Resources Present:

P5b. Description of Photo:
*P7. Owner and Address:
*P9. Date Recorded:
*P10. Survey Type: (Describe)
*P11. Report Citation: (Cite survey report and other sources, or enter "none." ) *P6. Date Constructed/Age and
Source:

P5a. Photograph or Drawing (Photograph required for buildings, structures, and objects.) Historic Prehistoric
Both
*P8. Recorded by:
e. Other Locational Data:
*P3a. Description: (Describe resource and its major elements. Include design, materials, condition,alterations, size, settin g, and boundaries) (List attributes and codes)
*Attachments: NONE Location Map Sketch Map Continuation Sheet Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
(Name, affiliation,
and address)
*b. USGS 7.5' Quad Date T 1/4 of 1/4 of Sec B.M.
*P2. Location:
;
Not for Publication
*a. County
P1. Other Identifier:
and
Unrestricted
R
d. UTM: mE/ mN
c. Address Zip
(Give more than one for large and/or linear resources) Zone City
(P2c, P2e, and P2b or P2d. Attach a Location Map as necesary.) (e.g., parcel #, directions to resource, etc., as appropriate ) Listed in Preservation Element
;;
,
(view, date,
(Isolates, etc.)
accession #)
5642-013-008
Los Angeles County Assessor's Parcel Number:

CA 90028-4825
DPR 523A (1/95) *Required Information
Exhibit 7
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State of California The Resources Agency

DEPARTMENT OF PARKS AND RECREATION

BUILDING, STRUCTURE, AND OBJECT RECORD
Primary #
Page *Resource Name or # (Assigned by recorder)2 of 2
*B14. Evaluator:
* Date of Evaluation: 1977
B13. Remarks:

B9a. Architect: b. Builder:

Theme
Period of Significance Property Type Appilicable Criteria The first beginnings of the Masonic Order in Glendale occurred in 1905. On March 15, 1905, Unity Lodge No. 368 was organized by residents with the name ‘Unity’ chosen because membership was almost evenly distributed between Glendale and Tropico.

This structure accommodated all of the Masonic organizations, in cluding Order of the Eastern Star, Royal Arch Masons, Knights of Templar, White Shrine of Jerusalem, Order of de Molay, and the Shrine Club.

The Masonic groups remained as tenants until 1952 when t he Glendale Masonic Temple Association was organized and authorized to purchase property at the southe ast corner of N Maryland and E California. The Temple suffered from the excessive optimism of its planners. Containing five full floors and five par tial floors, the structure sat nearly vacant for almost four decades after the construction of the newer, smaller facility. Historica lly, it represents one of the most ambitious building endeavors in Glendale’s past. In 1992, a live theater company, A Noise Within, found success there and rapidly expanded its use to several floors of the building.

B11. Additional Resource Attributes:
(List Atributes and codes)
Masonic Temple
*B12. References:
(This space reserved for official comments.)
(Sketch Map with north arrow required.)
B1. Historic Name: Masonic Temple
B2. Common Name:

B3. Original Use: Commercial B4. Present Use: Commercial *B5. Architectural Style: Art Deco
*B6. Construction History: (Construction date, alterations, and date of alterations) YesNo Unknown Date: Original Location:*B7. Moved?
*B8. Related Features:
*B10. Significance:
(Discuss importance in terms of historical or architectural context as defined by theme, period, and geographic scope. Also ad dress integrity.) Area
*NRHP Status Code 5S1
/
loc_map_link:

DPR 523B (1/95) *Required Information
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1 EXEMPT FROM RECORDER’S FEES
Pursuant to Government Code §§ 6103 and
27383
Recording requested by and when recorded
return to:

City Clerk
City of Glendale
613 E. Broadway, Room 110
Glendale, CA 91206
(SPACE ABOVE FOR RECORDER’S USE)

DEVELOPMENT AGREEMENT

BY AND AMONG

CITY OF GLENDALE
AND

MT OWNER, LLC

COLORADO & BRAND, LLC, AND

NORTH MASONIC, LLC
(ADVERTISING SIGNAGE OVERLAY ZONE)

THIS AGREEMENT SHALL BE RECORDED WITHIN TEN DAYS

OF EXECUTION BY ALL PARTIES HERETO PURSUANT TO
THE REQUIREMENTS OF GOVERNMENT CODE §65868.5
EXHIBIT 9
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2 TABLE OF CONTENTS
Page

1. Recitals ................................ ................................ ................................ ...................... 1

2. Definitions ................................ ................................ ................................ .................. 2

3. General Terms and Conditions ................................ ................................ .................. 4

4. Applicable Rules; Reserved Powers ................................ ................................ .......... 5

5. Limitation on Application of Conflicting Requirements ................................ ................ 6

6. Public Benefit Agreement (PBA) Fees ................................ ................................ ....... 6

7. Gross Revenue ................................ ................................ ................................ .......... 7

8. Audit ................................ ................................ ................................ .......................... 7

9. Approvals, Permits and Taxes ................................ ................................ ................... 8

10. Installation and Maintenance ................................ ................................ ..................... 8

11. Removal/Abandonment/Amortization ................................ ................................ ......... 9

12. Advertising ................................ ................................ ................................ ................. 9

13. Illumination ................................ ................................ ................................ ................ 9

14. Utilities ................................ ................................ ................................ ....................... 9

15. Entry by City……………………………………………………………………... .............. 10

16. Acknowledgments, Agreements and Assurances on the Part of Owners...…………10

17. Acknowledgments, Agreements and Assurances on the Part of the City ................. 10 18 Acknowledgements, Agreements, and Assurances on the Part of the Parties ......... 10

19. Compliance; Default; Termination; Modifications and Amendments ......................... 11

20. Administration ................................ ................................ ................................ .......... 13

21. Term of Agreement ................................ ................................ ................................ .. 13

22. Administration of Agreement and Resolution of Disputes................................ ......... 13

23. Injunctive Relief ................................ ................................ ................................ ....... 14

24. No Personal Liability ................................ ................................ ................................ 14

25. Abatement, Relocation, or Termination Based on Changed Circumstances ............ 14

26. Attorneys' Fees ................................ ................................ ................................ ........ 15

27. Force Mejeure ................................ ................................ ................................ ......... 15

28. Remedies Cumulative ................................ ................................ .............................. 16

29. Assignment ................................ ................................ ................................ .............. 16

30. Disclosure of Interest ................................ ................................ ............................... 16

31. Miscellaneous ................................ ................................ ................................ .......... 17

32. Interpretation of Certain Terms ................................ ................................ ................ 17

33. Governing Law ................................ ................................ ................................ ........ 18

34. Waiver ................................ ................................ ................................ ..................... 18

35. Severability ................................ ................................ ................................ .............. 18

36. Entire Agreement ................................ ................................ ................................ ..... 18

37. Time of Essence ................................ ................................ ................................ ...... 18

38. Further Assurances ................................ ................................ ................................ . 18

39. Exhibits ................................ ................................ ................................ .................... 19

40. Counterparts ................................ ................................ ................................ ............ 19

41. Binding Effect ................................ ................................ ................................ .......... 19

EXHIBITS

EXHIBIT A OWNERS’ PROPERTY AND SITE MAP
EXHIBIT B ASOZ GMC 30.26

EXHIBIT C LOCATION OF THE PERMITTED SIGNS

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3 DEVELOPMENT AGREEMENT

This Advertising Signage Overlay Zone Development Agreement (“Agreement”) is made and entered into as of the ____ day of _____________, 2025, by and among the City of Glendale, a municipal corporation (the “City”) and MT Owner, LLC, a Delaware limited liability company (“MT Owner”), Colorado & Brand, LLC, a Delaware limited liability company (“C&B Owner”), and North Masonic, LLC, a Delaware limited liability company (“NM Owner”, and together with MT Owner and C&B Owner, collectively, the “Owners”). City and Owners are herein collectively called the “Parties” or each individually a “Party.”

1. Recitals.

A. Owners respectively own certain real property in the City of Glendale, Count y of Los Angeles, and State of California more fully described in Exhibit “A” hereto (“Owners’ Property and Site Map”).

B. MT Owner, LLC, owns the property located at 232-234 South Brand Boulevard (APN 5642-013-008) (the “ MT Property”) which site is improved with a building commonly known as The Masonic Temple (the “Building”). NM Owner owns the property located at 230 South Brand Boulevard (APN 5642-013-007) adjacent to and directly north of the Building (the “NM Property”). C&B Owner owns the property located at 238 South Brand Boulevard (APN 5642-013-014), immediately south of the Building (the “C&B Property”).

The MT Property, C&B Property and NM Property are collectively referred to herein as the “Properties”.

C. The Properties are located within the City’s Advertising Signage Overlay Zone set forth on Glendale’s Zoning Map and established pursuant to Glendale Municipal Code (“GMC”) Chapter 30.26 as more fully described in Exhibit “B” attached hereto (the “ASOZ”). The ASOZs are intended to allow advertising signage in areas of the City that qualify for the overlay. These requirements include that the proposed ASOZ contain , among other things, a minimum of twenty contiguous acres, be devoted to intense retail uses that contain a minimum of one-million square feet of gross area, and that each applicant has operational controls of properties with a minimum of 400,000 square feet. Further, the ASOZ can be approved if, among other things, the advertising signage in the ASOZ contributes to the economic vitality of the geographic area, and that it will advance the purposes of the City’s sign regulations.

D. The City is authorized to enter into development agreements with persons having legal or equitable development interests in real property locate d within the City pursuant to Government Code section 65864 et seq.

E. Owners have qualifying ownership interest in the Properties and have requested the City enter into a development agreement , and proceedings have been undertaken in accordance with Glendale Municipal Code Chapter 30.26 .100, which requires each property owner/applicant enter into a statutory development agreement with the City prior to the issuance of permits or installation, whichever comes first, for ASOZ non-accessory signs and sign structures and animated signs and sign structures in compliance with the ASOZ regulations.

F. MT Owner desires to install and operate the Permitted Signs (as defined below) on the Building as more particularly described in the Permitted Sign Approvals (as defined below). A portion of the Building includes a staircase that is located on the C&B Property in accordance with that certain Grant of Easement and Agreement by and between MT Owner and C&B Owner dated as of December 2, 2015 and recorded in the Official 176 of 499

4 Records of Los Angeles County on December 3, 2015 as Instrument Number 20151517888. The Permitted Sign on the south façade of the Building will be located on the staircase and will protrude beyond the foregoing easement area over the airspace of the C&B Property. Further, because the Building has been built up to the shared property line with the NM Property, t he Permitted Sign on the north façade of the Building will protrude beyond the property line over the airspace of the NM Property. C&B Owner and MN Owner are hereby entering into this Agreement sol ely to consent to the foregoing encroachments by the Permitted Signs over each of their respective Properties.

G. Significant public benefits will be provided by Owners to the entire community by promoting the purposes of the ASOZ which include, among other purposes, promoting economic development, ensuring an attractive business environment, highlight ing the City’s retail and entertainment core in large -scale multi-tenant developments, creating a lively and visually exciting environment, protecting street views and vistas, protecting residents from glare and excessive illumination, and providing clear development standards. The construction, installation and maintenance of the Permitted Signs (as defined in Section 1 herein below), will be consistent with and will further these purposes and will generate revenues for the City and thereby further promote the health, safety and general welfare of the City and its residents.

In exchange for these and other benefits to the City, Owner s will receive the assurance that MT Owner may erect and operate the Permitted Signs during the Term of this Agreement, subject to the terms and conditions herein contained. City has undertaken the necessary proceedings, has found and determined that this Agreement is consistent with the City’s General Plan, Downtown Specific Plan, the adjacent Town Center Specific Plan (“TCSP”), ASOZ, Zoning Code and the Permitted Sign Approvals, and has adopted Ordinance No. __________, approving this Agreement. This Agreement does not supersede, nullify or amend any condition imposed in the Permitted Sign Approvals. The terms and conditions of this Agreement have been found by the City to be fair, just and reasonable, and prompted by the unique planning considerations presented by adding off-site signage and animated signage to the Building and the extraordinary benefits which will accrue to the City thereby.

NOW, THEREFORE, in consideration of the above recitals, the mutual covenants and conditions herein contained, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties hereby agree as follows:

2. Definitions.

A. “Amortization Period” means that 5 -year period for Wall Signs (as defined in Glendale Municipal Code “ GMC” Chapter 30.33), and that 10 -year period for Animated Signs (as defined in GMC Chapter 30.33) from the Commencement Date as defined herein.

B. “Applicable Rules” means the Permitted Sign Approvals, ordinances, resolutions, rules, regulations, requirements and official policies of the City, including without limitation, the Downtown Specific Plan, the adjacent TCSP the ASOZ, the Zoning Ordinance, in force as of the Approval Date, governing, inter alia, development agreements, signage, and other land use issues.

C. “Application” means the application submitted by Owner s to the City for the Permitted Sign Approvals.

D. “Approval Date” means the date the Permitted Sign Application was approved. 177 of 499

5 E. “Approval Ordin ance” means Ordinance No. _________, adopted by the City Council of the City of Glendale on ____________, approving this Agreement.

F. “ASOZ” has the meaning set forth in Recital C herein above.

G. “Building” has the meaning set forth in Recital B herein above H. “City” means the City of Glendale, California, a municipal corporation.

I. “Commencement Date” means the date that the first sign permit for a Permitted Sign is issued to Owners by the City.

J. “C&B Owner” means Colorado & Brand, LLC, and their respective successors and assigns pursuant to Section 29 herein.

K. “C&B Property” has the meaning set forth in Recital B herein above L. “Development Agreement Act” means California Government Code section 65864 et seq.

M. “Effective Date” means the date upon which this Agreement is executed and recorded.

N. “Future Approvals” means any action approved by the City which implements development of additional Permitted Sign s or Sign Locations , including, without limitation, design review (if any), signage plan, variances and conditional use permits.

O. “Generic Filler Advertising” or “Filler Advertising” means creative content placed on any Permitted Sign that does not generate Gross Revenue as defined herein in this Section 2, that includes, but is not limited to, marketing messages, sponsorship programs, and events that tie in with and relate to The Americana at Brand and the Masonic Temple.

P. “Gross Revenue ” means all amounts actually generated on account of any Permitted Sign, including without limitation (a) any and all revenue that is attributable to any media placed or that is displayed upon any Permitted Sign during each PBA Year or any post-Term operation of any Sign, and (b) any and all commissions, fees and any other form or share of revenue or comp ensation which is paid, payable , credited or otherwise related to any media displayed on any Permitted Sign. Such credits explicitly include the value of any advertising allowance that is provided to a tenant as part of its rent or other payments. Gross Revenue shall exclude the cost of production or installation of media displayed upon any Permitted Sign.

Q. “Maintain” means to construct, install, paint, service, repair, alter, maintain, reconstruct, reinstall, enlarge, replace, upgrade or remove.

R. “Municipal Code” means the Glendale Municipal Code.

S. “MT Owner” means MT Owner, LLC, and their respective successors and assigns pursuant to Section 29 herein.

T. “MT Property” has the meaning set forth in Recital B herein above 178 of 499

6 U. “NM Owner” means North Masonic , LLC , and their respective successors and assigns pursuant to Section 29 herein.

V. “NM Property” has the meaning set forth in Recital B herein above.

W. “Owners” means MT Owner , C&B Owner and NM Owner or their respective successors and assigns pursuant to Section 29 herein, as applicable.

X. “Owner Property” means the parcels owned by Owner s on which the Signs are located as shown on Exhibit “A”.

Y. “Percentage Rate” means the twelve percent (12%) of the Gross Revenues payable to the City during the Amortization Period , and the fifteen percent (15%) of Gross Revenues, thereafter payable annually by MT Owner to the City through the end of the Term.

Z. “Permitted Sign” means “Sign” or “Signs” (as defined herein) constructed and/or operated, pursuant to the Permitted Sign Approvals, as non-accessory Signs and Sign Structures and animated Signs and Sign Structures, within the ASOZ which pursuant to GMC section 30.26.100 are subject to this Agreement. Permitted Signs shall not include any other signage approved by City for installation on the Property that is not constructed and/or operated as a Permitted Sign by this Agreement such as existing signage on t he Owners’ Property that has not been converted to non- accessory Signs and/or animated Signs pursuant to Permitted Sign Approvals. The location of the Permitted Signs as of the Effective Date are depicted on Exhibit “C” attached hereto. Before any existing signage on the Owners’ Property is converted to a Permitted Sign, Owners must provide written notice of such conversion to City, regardless of whether such conversion requires a sign, building or other permit from City.

AA. “Permitted Sign Approvals ” means the discretionary actions and approvals granted by the City with respect to the Application for the Permitted Sign(s) granted on [____________] and any modifications thereof.

BB. “Project Site” means the Owners’ Properties.

CC. “Public Benefit Agreement Year” or “PBA Year” means (a) for the first year of the Term, the period between the Commencement Date and the last day of the City’s fiscal year (i.e., June 30); (b) for the succeeding years of the Term, the City’s fiscal year (i.e. July 1 to June 30), and (c) for the final year of the Term, the period between the first day of the City’s fiscal year (i.e., July 1) and the final day of the Term.

DD. “Public Benefit Agreement (PBA) Fee” or “PBA Fee” means the fee paid to the City based on the applicable Percentage Rate of the Gross Revenue pursuant to the terms of this Agreement.

EE. “Reserved Powers” means the rights and authority excepted from any restrictions of this Agreement on the City's police powers and which are instead reserved to the City. The Reserved Powers include the power to enact and implement rules, regulations, ordinances and policies after th e Effective Date that are not in conflict with the Applicable Rules or that may be in conflict with the Applicable Rules but are permitted by Section 4.2 of this Agreement.

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7 FF. “Sign” is generally defined by GMC section 30.33 (definitions), and for purposes of this Agreement is specifically defined by 30.26 pertaining to the ASOZ. Only ASOZ defined Signs (i.e. “Permitted Signs”) are governed by the terms of this Agreement.

GG. “Sign Location” means any location where a Permitted Sign or Sign Structure is located.

HH. “Sign Structure ” means a Permitted Sign plus its supporting infrastructure, including any mechanical and electrical works necessary for the support and operation of the Permitted Sign.

II. “Term” means 20 years from the Commencement Date. The Term may be terminated early or extended as further provided in this Agreement.

JJ. Other terms not specifically defined in the Agreement shall have the same meaning as set forth in the Glendale Municipal Code.

3. General Terms and Conditions

3.1 Statement of Benefits and Consideration. The parties hereto have determined that a development agreement is appropriate for the construction and operation of the Permitted Signs due to the substantial benefits to be derived therefrom. The purpose of the ASOZ includes, among other purposes, promoting economic development, ensuring an attractive business environment, highlight ing the City’s retail and entertainment core in large -scale multi -tenant developments, creating a lively and visually exciting environment , protecting street views and vistas, protecting residents from glare and excessive illumination, and providing clear development standards. The construction, installation and maintenance of the Permitted Signs will be consistent with and will further these purposes and will generate revenues for the City and thereby further promote the health, safety and general welfare of the City and its residents. In exchange for these and other benefits to the City, Owner s will receive the assur ance that MT Owner may erect and operate the Permitted Signs during the Term of this Agreement, subject to the terms and conditions herein contained . City has undertaken the necessary proceedings to consider and approve this Agreement , and has found and determined that this Agreement is consistent with the City’s General Plan, the Downtown Specific Plan, Zoning Code and the Permitted Sign Approvals, and has adopted the Approval Ordinance. This Agreement does not supersede, nullify or amend any condition imposed in the Permitted Sign Approvals.

3.2 Use. MT Owner, at its sole cost and expense, shall at all times during the Term and during any holdover in use of any Sign Location beyond the Term, comply with (a) Glendale Municipal Code Chapter 30.26 and 30.33 , and all applicable laws, codes, ordinances and regulations of federal, state, county and municipal authorities and any other governmental entity with jurisdiction (collectively, “Applicable Law”), (b) all permits, licenses and approvals issued by City or other governmental authorities relating to the Permitted Signs (regardless of what name the permits are issued in), (c) all applicable requirements of all insurance carriers who hold any risk with respect to the Property, and (d) outdoor advertising industry standards for best operating practices and safety to the extent such industry standards do not conflict with Applicable Law. MT Owner shall not use any Permitted Signs for any purpose in any manner that violates Applicable Law or this Agreement.

3.3 Term; Options to Extend. Unless earlier terminated as provided herein, this Agreement shall remain in force and effect for the Term. Subject to the terms and conditions set forth below, MT Owner shall have two (2) options (“Options”) to extend the Term for five (5) years each, (an “Option Period”). Each Option Period shall commence on expiration of the original Term and any succeeding Option Period shall commence to run upon expiration of the then Option Period. C&B Owner and NM Owner expressly acknowledge and agree that MT Owner shall have 180 of 499

8 the unilateral right to exercise one or both of the Options without any further written approval or consent by either C&B Owner or NM Owner.

3.3.1 MT Owner shall exercise the Option only by written notice (“ Option Notice”) to City identifying the Option being exercised, provided that the Option may not be exercised any later than three (3) months nor earlier than twelve (12) months prior to the expiration of the Term or then Option Period, if any. If MT Owner fails to timely exercise the Option in the manner herein specified, then such Option and any unexercised Option shall immediately and automatically terminate and be of no further force or effect. Time is of the essence with respect to the exercise of the Option.

3.3.2 If at the time of the Option Notice, an Event of Default has occurred and has not been cured, then the Option Notice shall be of no force or effect unless and until the Event of Default has been cured

3.3.3 In the event MT Owner properly exercises the Option(s) then this Agreement shall continue for the applicable Option Term(s) without modification.

4. Applicable Rules; Reserved Powers.

The development standards and restrictions set forth in this Section shall govern the use and development of the Permitted Signs and Sign Locations and shall constitute the Applicable Rules, except as subject to the Reserved Powers and otherwise provided herein.

4.1. Applicable Rules. The following shall be part of the Applicable Rules:

4.1.1. The General Plan and any applicable specific plan or overlay zone as the same may be amended from time to time;

4.1.2. The Municipal Code (including the Zoning Code) to the extent it is not amended or superseded by the Downtown Specific Plan as the same may be amended from time to time.

4.1.3. Such other ordinances, rules, regulations, and official policies of the City governing the Permitted Sign s and Sign Locations , design, improvement, and construction standards and specifications applicable to the development of the Signs and Sign Locations, as the same may be amended from time to time.

4.1.4. This Agreement and all attachments thereto.

4.1.5. MT Owner shall pay all applicable fees for the Permitted Signs and Sign Locations.

4.2. Reserved Powers . Notwithstanding any provisions of this Agreement to the contrary, the City reserves the right through its Reserved Powers, as defined herein below, to enact and implement:

4.2.1. Ordinances, rules, regulations and policies relating to uniform codes adopted by City or by the State of California, such as, but not limited to, the Uniform Building Code, the California Building Standards Code, International Building Code as adopted by t he California Building Standards Commission, National Electrical Code, Uniform Mechanical Code or Uniform Fire Code, as amended (including those amendments to the promulgated uniform codes which reflect local modification to implement the published recommendations of the multi- state organization and which are applicable City-wide), and the application of such uniform codes 181 of 499

9 to the Permitted Signs at the time of application for issuance of building permits for structures on the Project Site including such amendments to uniform codes as the City may adopt from time to time;

4.2.2. Rules, regulations, ordinances and/or policies determined by the City to be necessary in order to prevent or remedy conditions dangerous to the health and safety of City residents;

4.2.3. In the event that State or Federal laws or regulations prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such State or Federal laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions im practical to enforce. Notwithstanding the foregoing, City shall not adopt or undertake any regulation, program or action or take any action required by State or Federal laws or regulations which is/are inconsistent or in conflict with this Agreement until it has met and discussed the proposed action with Owners;

4.2.4. City shall retain all of its discretion with respect to determinations regarding requests for Future Approvals consistent with the Applicable Rules and this Agreement.

5. Limitations on Application of Conflicting Requirements.

This Agreement shall preclude the application to the Permitted Signs, Sign Structures or Sign Locations of rules, regulations, ordinances and officially adopted plans and policies in conflict with the Applicable Rules.

6. Public Benefit Agreement (PBA) Fees.

6.1. Report and Payment. Within thirty (30) days after the end of each PBA Year, MT Owner shall deliver to City (i) an itemized report of all Gross Revenue received by MT Owner during the applicable PBA Year for the Permitted Signs (the “Revenue Report”), (ii) MT Owner’s computation of the PBA Fee for the applicable PBA Year. Within thirty (30) days from a request by the City, MT Owner shall submit a copy of each contract associated with each item of Gross Revenue included in the Revenue Report . Payment of PBA Fee shall be based on the Gross Revenues for the applicable PBA Year. City shall have thirty (30) days within which to review the Revenue Report and to either (1) respond to MT Owner with an invoice for PBA Fees (“PBA Fee Invoice”), or (2) to request additional in formation on the Revenue Report (“ Revenue Report Information”). MT Owner shall have thirty (30) days from receipt of the PBA Fee Invoice to submit payment to the City, or to provide a response to the request for Revenue Report Information. MT Owner’s failure to either pay the PBA Fee or to timely respond to the City’s request for Revenue Report Information shall constitute an Event of Default as defined in Section 19 herein below.

6.2. Calculation. The PBA Fee for each PBA Year shall be calculated by multiplying (i) the Percentage Rate for the PBA Year by (ii) the total Gross Revenue for the same PBA Year.

6.3. Revenue Received After Term. If Gross Revenue is generated after the end of the Term, including any amounts due under media contracts, commissions, etc. paid in arrears or otherwise received after the end of the Term on account of the operation of any Permitted Sign during the Term, MT Owner shall pay an additional PBA Fee based on that Gross Revenue as if it had been generated in the final PBA Year of the Term (the “Additional PBA Fee”). Within thirty (30) days after the end of every six (6) month period after the end of the Term for so long as Gross Revenue is generated on account of any Permitted Sign, MT Owner shall submit an updated Revenue Report for the final PBA Year of the Term including a statement of the additional Gross 182 of 499

10 Revenue generated, an updated calculation of the PBA Fee for the last PBA Year of the Term, and payment of any Additional PBA Fee that may be due. MT Owner’s failure to either pay any Additional PBA Fee shall constitute an Event of Default as defined in Section 19 herein below.

7. Gross Revenue.

7.1 Gross Revenue is to be accounted for on a cash basis, except as otherwise provided in this Agreement.

7.2 If any media is sold, placed or displayed on any Permitted Sign as part of an advertising package, incentive, or otherwise provided as part of, or with, any discount or price reduction, then Gross Revenue hereunder must be adjusted to reflect the market rate value of the incentive or advertising package agreed to by MT Owner for the Permitted Sign. As used in the preceding sentence, the term “market rate” means the price paid by third party advertisers for the same Permitted Sign during the applicable PBA Year, and such “market rate” shall be subject to audit by the City pursuant to Section 8. By way of example only, if the market rate value for an animated advertisement on one of the Permitted Signs (as determined by rates charged to third parties) is $5,000 per month and if MT Owner enters into an agreement during the Amortization Period for both animated advertising on a Permitted Sign and additional advertising on other Signs on Project Site (e.g., static kiosk displays) for a total of $25,000 per month, the City would be entitled to 12% multiplied by $5,000 or $600.

Furthermore, the parties agree that if MT Owner do es not have an agreement in place for advertising on a Permitted Sign, MT Owner is entitled to display Generic Filler Advertising on one or more of the Permitted Signs without payment to City, provided that MT Owner does not display such Generic Filler Advertising on more than 33% of the applicable advertising inventory on the Permitted Signs. If MT Owner does not have an agreement in place for advertising on a Permitted Sign and MT Owner has utilized the foregoing allocation for Generic Filler Advertising, then MT Owner agrees to use best commercially reasonable efforts to place agreements for advertising on Permitted Signs in order to minimize the amount of additional time Generic Filler Advertising is displayed.

8. Audit.

8.1 City may, upon notice given within six (6) months after its receipt of any Revenue Report and at least five (5) business days in advance, examine and audit the books and records of MT Owner relating in any way to the ownership, maintenance and operation of any Permitted Signs and Sign Structures and any media displayed on any Permitted Signs, including without limitation (i) all payments received or made by MT Owner relating to Gross Revenue, (ii) all agreements to which MT Owner may at any time be a party relating to any Permitted Sign, and (iii) any other records relevant to the determination of Gross Revenue and/or PBA Fees under this Agreement. City may conduct such audits using its own employees, a management agent or consultant or an independent accountant. MT Owner shall make its books and records available to City at Owners’ offices in Glendale, California.

8.2 If City’s audit reveals a discrepancy in the PBA Fee of 5% or less, the party owing the amount of the discrepancy shall pay it to the other Party, and the Parties will each pay for their own costs incurred in connection with the audit process. If the audit reveals an overstatement of the PBA Fee of more than 5%, City shall reimburse or credit MT Owner the amount of such discrepancy and Owners’ reasonable out-of-pocket costs of the audit process. If the audit reveals an understatement in the PBA Fee of more than 5%, MT Owner shall pay City the amount of such discrepancy and City’s reasonable out-of-pocket costs of the audit process.

8.3 Interest. Interest will accrue on any amounts not paid by MT Owner when due hereunder from the date due until paid at the rate of the lesser of (a) eighteen percent (18%) per 183 of 499

11 annum or (b) the maximum amount permitted under Applicable Law. If any amounts are disputed, the interest on said disputed amounts shall continue to accrue until the dispute is settled. MT Owner shall pay to City the accrued interest on the amount determined to be owing upon the settlement of the dispute. In order to avoid the accrual of interest during the pendency of a dispute as to amounts owing, MT Owner may pay to City amounts claimed by City under a reservation of rights and City will refund to MT Owner th e amount of the overpayment (if any) upon final resolution of the dispute.

8.4 Governmental Fees . MT Owner shall pay all fees and charges to any governmental authority of any kind for any licenses, permits, privileges, inspections, and all other charges required for Owners’ use of the Sign Locations, or any part thereof, under any present or future law with respect to the Permitted Signs and or Sign Structures.

8.5 After Term - Holdover. For each day following the expiration or other termination of the Term and receipt of notice and opportunity to cure as outlined in Section 19 during which MT Owner continue s to use or operate a Permitted Sign for animated signage and/or non - accessory signage, MT Owner shall pay City a fee computed as one hundred thirty-seven percent (137%) of the average daily PBA Fee for the year preceding termination for any hold over Sign Location. Payment of such amounts will not entitle MT Owner to the continued use of any Sign Location or Sign Structure and will not cure any default of this Agreement. By way of example, and without limiting the generality of the foregoing provisions, MT Owner will be obligated to pay the amounts provided in this paragraph if this Agreement is terminated and MT Owner thereafter continues to use any Sign Location or by any other means (including legal process) prevents, limits or restrains removal of any Permitted Sign or Sign Structure, including any period in which MT Owner (unsuccessfully) contests any termination of this Agreement.

9. Approvals, Permits and Taxes.

9.1 Governmental Approvals.

9.1.1 MT Owner shall, at MT Owner’s sole cost and expense obtain the City’s approval of the design and installation of the Permitted Sign s and Sign Structures, and all associated equipment and infrastructure before installing the Permitted Signs. MT Owner shall maintain in full force and effect and in good standing throughout the Term any and all permits, approvals, consents or licenses that may be required by any authority with jurisdiction for, or on account of, the installation, maintenance or use of the Permitted Signs and Sign Structur e and the advertising matter placed on the Permitted Signs including compliance with GMC section

30.26.060 (Regulations for signs allowed by the ASOZ) (“Governmental Approvals”), or relating to the rights and privileges granted by this Agreement. Any required outdoor advertising operating permits (the “Operating Permits”) must be issued and held in the name of MT Owner.

9.1.2 This Agreement must be executed prior to the issuance of any permits or installation, whichever comes first, of any Permitted Signs permitted by GMC Chapter 30.26.

9.2 Taxes. To the extent applicable, MT Owner shall pay before delinquency any and all fees, charges, taxes, levies and assessments that may be charged, levied, assessed or imposed by any governmental agency with jurisdiction over any Permitted Sign or upon the Properties, as applicable, as a result of the installation and/or presence of the Permitted Signs thereon (“Sign Taxes”). MT Owner shall indemnify, defend, and hold C&B Owner, NM Owner, the City, and its officers, agents and employees harmless from and against any and all Sign Taxes, whether charged, levied, assessed or imposed against Owner s or the City. If any taxes are due on account of any amount received or payable by MT Owner under this Agreement, MT Owner shall pay them.

10. Installation and Maintenance.
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12 10.1 General Requirements. MT Owner, at its sole risk and expense, shall maintain the Permitted Signs and Sign Structures in compliance with Applicable Law and in accordance with this Agreement.

10.2 Time. If any new Permitted Sign is to be installed, MT Owner shall substantially complete construction and installation of the Permitted Sign at its sole cost and expense in accordance with this Agreement.

10.3 Wireless Equipment. MT Owner shall not install or operate, or permit any third party to operate, wireless telecommunication equipment on the Permitted Sign s or Sign Structures or Sign Location s without first obtaining any required Governmental Approvals.

Wireless equipment that is specifically required for operation of a Permitted Sign is not precluded so long as said equipment is made part of and approved as part of the application for approval of such Permitted Sign.

10.4 Alterations; Sign Modifications. MT Owner shall not materially alter the Permitted Signs or Sign Structures or reconstruct or remove the Permitted Signs or Sign Structures without first obtaining any required Governmental Approvals.

11. Removal/Abandonment/Amortization

11.1 End of Term. On or before the last day of either the Term or where either MT Owner or the City has given a valid notice to terminate in accordance with this Agreement , MT Owner shall remove the Permitted Signs and Sign Structure s and within thirty (30) days of the last day of the Term, MT Owner shall restore the Sign Locations to their condition existing prior to the installation of the Permitted Sign s and Sign Structures. MT Owner shall obtain all Governmental Approvals required as a condition to the removal of the Permitted Signs and Sign Structures. If unusually foul weather or other circumstances beyond the reasonable control of MT Owner delay the removal of the Permitted Signs and Sign Structures beyond the last day of the Term, and if MT Owner immediately notifies the City of such circumstances, then the City agrees to allow MT Owner up to an additional ten (10) days to remove the Permitted Signs and Sign Structures.

11.2 Abandonment. If after receipt of written notice and opportunity to cure as outlined in Section 19, MT Owner fails to remove the Permitted Signs and the Sign Structures, then the Permitted Signs and Sign Structures will be deemed abandoned and the City, at its option and without prejudice to any other rights and remedies that may be available to it under this Agreement or otherwise, may pursue any legal or equitable remedies to ensure the removal of the Permitted Signs and the Sign Structures. MT Owner shall hold the City harmless from, and indemnify and defend the City against, any claims asserted by third parties arising out of such removal and disposition.

11.3 Amortization. Notwithstanding any provision of this Agreement to the contrary, i n the event that, during the Term, the City modifies one or more Applicable Rules in a manner that would require MT Owner to remove of one or more Permitted Signs, then MT Owner shall be permitted to maintain the Permitted Sign in place for the remaining term of the applicable Amortization Period , after which time MT Owner shall remove the Permitted Signs and Sign Structures and restore the Sign Locations to their condition existing prior to the installation of the Permitted Signs and Sign Structures.

12. Advertising.

12.1 Prohibited Media. MT Owner shall not display or allow to be displayed on the Permitted Signs any media that is prohibited under Applicable Law (“Prohibited Media”). 185 of 499

13 12.2 Removal of Prohibited Media. MT Owner shall, within forty-eight (48) hours after receipt of written demand from the City, at MT Owner’s sole risk and expense, remove any Prohibited Media. Provided however, that said forty -eight (48) hours shall be extended for any period of delay due to MT Owner’s need to obtain a City issued street use permit or to temporarily close a traffic lane for purposes of removing Prohibited Media. If MT Owner fails to promptly remove Prohibited Media, the City may pursue any available legal or equitable remedies to obtain removal.

13. Illumination.

Illumination of any Permitted Signs shall comply with GMC Chapter 30.26 pertaining to signs in the ASOZ.

14. Utilities.

MT Owner shall arrange at its expense for electrical power and subject to Section 10 herein above for any required telecommunications services for the Permitted Signs and Sign Structures. MT Owner shall, at its sole expense, if required by Applicable Law, install a separate meter on the Permitted Sign or within the Sign Structures to measure the electricity usage of the Sign Structures. MT Owner shall pay all amounts due for electrical power and other utilities directly to the utility providers.

15. Entry by the City.

The City reserves the right for the City, and its representatives, to enter into and upon the area where any Permitted Sign is located to examine the condition thereof upon twenty-four (24) hours prior notice to MT Owner.

16. Acknowledgments, Agreements and Assurances on the Part of Owners.

In order to effectuate the provisions of this Agreement, and in consideration for the City entering into this Agreement and obligating itself to carry out the covenants and conditions set forth herein, Owners hereby agree and acknowledge that Permitted Sign s and Sign Structures shall be constructed pursuant to this Agreement and the Applicable Rules. Owners shall apply in a timely manner for such other permits and approvals as may be required from other governmental or quasi-governmental agencies having jurisdiction over the Permitted Signs and Sign Structures for the development of, or provision of services to, the Permitted Signs and Sign Structures . The City shall cooperate with Owners in their efforts to obtain such permits and approvals, but Owners shall have no separate cause of action against the City under this Section if Owners, together or individually, fail to obtain such permits and approvals.

17. Acknowledgments, Agreements and Assurances on the Part of the City.

In order to effectuate the provisions of this Agreement, and in consideration for Owners entering this Agreement and obligating itself to carry out the covenants and conditions set forth in the preceding Section of this Agreement, the City hereby agrees and acknowledges that Owners are hereby granted the vested right to develop the Permitted Signs and Sign Structures to the extent and in the manner provided in this Agreement, subject to and in accordance w ith the Applicable Rules and Reserved Powers.

18. Acknowledgements, Agreements, and Assurances on the Part of the Parties.

In order to effectuate the provisions of this Agreement, and in consideration for the Parties entering this Agreement and obligating themselves to carry out the covenants and conditions set forth in the preceding Section of this Agreement, the Parties hereby agree and acknowledge that:
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14 18.1 Administrative Changes and Amendments. Further planning and development of the Permitted Signs and Sign Structures may require refinements and that certain changes may be appropriate with respect to the details and performance of the Parties under this Agreement. The Parties desire to retain a certain degree of flexibility with respect to the details of the Permitted Signs, Sign Structures and Sign Locations with respect to those items covered in general terms under this Agreement. If and when the Parties find that “Minor Changes”, as herein defined, are necessary or appropriate, they shall, unless otherwise required by law, effectuate such changes or adjustments through a dministrative amendments executed by Owners and the City Manager or his or her designee, pursuant to the processes established through the Applicable Rules and Reserved Powers. As used herein, “Minor Changes” are changes, modifications or adjustments, which are consistent with the Applicable Rules, and which do not materially alter the overall nature, scope, or design of any Permitted Sign, Sign Structure or Sign Location. Minor Changes shall not be deemed to be an amendment to this Agreement under Governm ent Code Section 65868, and unless otherwise required by law, no such administrative amendments shall require prior notice or hearing by the Planning Commission or City Council;

18.2 Cooperation and Implementation . The City and Owners agree that they will cooperate with one another to the fullest extent reasonable and feasible to implement this Agreement. Such cooperation shall include, but is not limited to, the following:

18.3 Further Assurances: Covenant to Sign Documents. Each Party shall take all actions and do all things, and execute, with acknowledgment or affidavit, if required, any and all documents and writings which may be necessary or proper to achieve the purposes and objectives of this Agreement . The Party requesting the herein described actions, including the execution of any documents and writings (collectively documents), shall pay for all legal and other consulting fees and/or costs incurred by the City in reviewing such documents.

18.4 Processing. Upon satisfactory completion by Owners of all required preliminary actions and payments of appropriate filing or processing fees, if any, the City shall, subject to all legal requirements, promptly initiate, diligently process, and complete all required steps, and promptly act upon any approvals and permits necessary for Owners’ installation of the Permitted Signs and or Sign Structures in accordance with this Agreement.

18.5 Defense of Agreement. The City and Owners agree to cooperate, and to timely take all actions necessary or required to uphold the validity and enforceability of this Agreement subject to the indemnification provisions of Section 25.6. The City and Owners shall promptly notify one another of any claim, action, or proceeding brought forth within this time period.

19. Compliance; Default; Termination; Modifications and Amendments.

19.1. Review of Compliance. During the term of this Agreement, the City shall review this Agreement on or before each anniversary of the Effective Date (“Periodic Review”) in order to determine whether Owners are in good faith compliance with any specific term or provision of this Agreement. At the commencement of each Periodic Review, the City Manager or his/her designated representative shall notify Owners in writing that the Periodic Review will commence or has commenced. The City shall notify Owners regarding any alleged non-compliance on the part of Owners. Within thirty (30) days after receipt of the Director’s notice that the Periodic Review will commence or has commenced (and unless Owners request and are granted a waiver by the City), the City may request Owners to demonstrate good faith compliance with this Agreement.

19.2. Non-Compliance. In addition to the Periodic Review process set forth in this Section, in the event Owners do not perform its obligations under this Agreement in a timely manner, the City shall have those rights and remedies provided for in this Agreement. 187 of 499

15 19.3. Events of Default . The occurrence of any of the following circumstances shall constitute an “Event of Default”:

19.3.1. Payment Default. MT Owner fails to pay the PBA Fee or any other amount due hereunder when due and such failure is not cured within thirty (30) calendar days after the City provides notice of non-payment to “Owners (the “Notice of Default”);

19.3.2. Specific Default. MT Owner default s in any of its obligations under Section 29 (Assignment) of this Agreement;

19.3.3. Other Performance Default . Owner s fail to keep and perform any covenant or obligation to the City under this Agreement other than as specifically described in Section 33, and such failure continues uncured for t hirty (30) calendar days after written notice thereof is given to Owner s, or if any such failure is curable but would reasonably require more than thirty (30) calendar days to cure, Owners fail to commence curing within the thirty (30) calendar day notice period or fails thereafter promptly, effectively, and continuously to proceed with the cure of such failure, or fails to complete such cure within sixty (60) calendar days after the City’s notice;

19.3.4. Credit Default . Any of the following events occurs: (i) MT Owner commences any proceeding under any law relating to bankruptcy, insolvency, reorganization or relief of debts, or seeks appointment of a receiver, trustee, custodian or other similar official for MT Owner or for any substantial part of its property, or any such proceeding is commenced against MT Owner and either remains un-dismissed for a period of thirty (30) days or results in the entry of an order for relief against MT Owner which is not fully stayed within seven days after entry; (ii) MT Owner becomes insolvent or bankrupt, does not generally pay theirits debts as they become due, or admits in writing its inability to pay its debts, or makes a general assignment for the benefit o f creditors; o r (iii) Any third party obtains a levy or attachment under process of law against MT Owner’s interest in this Agreement or the Sign Structure.

19.4. Notwithstanding any cure, MT Owners will be solely liable to the City for interest, costs and any damage actually suffered by the City for any breach or failure to perform by Owners hereunder. MT Owner must pay such amounts to complete the cure of a breach of this Agreement.

19.5. Remedies. Upon the occurrence of an Event of Default, the City shall be entitled to pursue any one or more of the remedies available at law, in equity, or under this Agreement, without any further notice or demand whatsoever, including without limitation the following:

19.6. Termination of Agreement. Subject to compliance with Government Code Section 65868, the City may terminate this Agreement, after final determination of the City Council on the basis of substantial evidence that Owners have not cured its default. Upon termination:

19.6.1. Owners’ rights hereunder will cease and terminate;

19.6.2. MT Owner shall remove the Permitted Sign s and Sign Structure as required by Section 11.1 (End of Term) within thirty (30) calendar days after such notice is delivered, and shall pay the holdover fees in accordance with Section 8.5 if MT Owner fails to do so; and

19.6.3. The City may recover from MT Owner damages for breach of this Agreement and/or pursue any other remedy to which the City may be entitled under this Agreement, at law or in equity, including costs and damages resulting from Owners’ breach.
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16 19.7. Pursue Claims Without Terminating Agreement. The City may pursue claims for breach of any obligation under this Agreement without terminating this Agreement, in which event this Agreement and Owners’ obligations hereunder shall continue in full force and effect.

19.8. Owners Failure to Cure Non-Compliance/Default Procedure. If, after the cure period has elapsed, the City finds and determines that (1) Owners have not demonstrated that they are in compliance with this Agreement, and (2) Owners are out of compliance with a specific, substantive term or any provision of this Agreement, then the City shall first notify Owners in writing and then shall make a report to the City Council and set a public hearing before the City Council in accordance with the notice and hearing requir ements of Government Code Sections 65867 and 65868. If, after public hearing, the City Council finds and determines, on the basis of substantial evidence, that Owners have not cured the default pursuant to this Section, then the City shall terminate or modify this Agreement. Notwithstanding the foregoing, non -performance by any Party shall be excused when it is delayed unavoidably and beyond the reasonable control of the Parties as a result of any of the events identified in Section 27 of this Agreement.

19.9. Non-Compliance/Default by the City. With respect to any non - compliance/default under this Agreement, Owners shall submit to the City, by registered or certified mail return receipt requested, a written notice of default in the manner prescribed in Section 31 herein, identifying with specificity those obligations of the City which have not been performed. Upon receipt of the notice of non -compliance/default, the City shall promptly commence to cure the identified defaults(s) at the earliest reasonable time after receipt of the notice of default and shall complete the cure of such default(s) not later than thirty (30) days after receipt of the notice of default, or such longer period as is reasonably necessary to remedy such default(s), provided that the City shall continuously and diligently pursue such remedy at all times until such default(s) is cured.

19.10. Modification or Amendment . Notwithstanding Section 18.1 herein above pertaining to Administrative Amendments, and subject to the notice and hearing requirements of the Development Agreement Statute, this Agreement may be modified or amended from time to time only with the written consent of Owners and the City or their successors and assigns in accordance with the provisions of the Municipal Code and Government Code Section 65868. As a condition precedent to the City's execution of any amendment of this Agreement, Owners shall deliver to the City a preliminary title report with respect to the portions of the Project Site to be affected by such amendment, together with a notice stating that the mortg agees listed in such report will be entitled to notice of and consent to such amendment pursuant to Section 31 of this Agreement.

20. Administration
This Agreement shall be administered and executed by the City Manager or his/her designated representative, following approval of this Agreement by the City. The City shall maintain authority of this Agreement through the City Manager (or his/her authoriz ed representative). The City Manager shall have the authority to issue interpretations, waive provisions, extend time limits, make minor modifications to the City design approvals, and/or revise this Agreement on behalf of the City so long as such actions do not conflict with the substantive provisions of this Agreement, substantially change the Project or the uses, square footages or development permitted on the Project Site by this Agreement or add to the City costs, or conflict with the Applicable Rules. All waivers of this Agreement shall comply with Section 35 of this Agreement. All amendments of this Agreement, other than those minor changes described in this Section 20, shall comply with Section 18.1 of this Agreement.

21. Term of Agreement.
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17 This Agreement shall become operative on the Effective Date and be effective for 20 years, subject to extension pursuant to Section 3.3 above. The Term may be terminated early as further provided in this Agreement. The Term shall be extended by the number of days equal to the number of days that any Force Majeure as defined in Section 27 was in effect.

22. Administration of Agreement and Resolution of Disputes.

All disputes involving the enforcement, interpretation or administration of this Agreement shall first be subject to good faith negotiations between the Parties to resolve the dispute. In the event the dispute is not resolved by negotiations, the Parties shall be permitted to pursue any remedy provided for under this Agreement or otherwise available under applicable law or judicial decision, whether at law or in equity. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies available to any Party.

23. Injunctive Relief.

Any Party to the dispute may, in addition to any other rights or remedies provided by this Agreement, seek to enjoin any threatened or attempted violation hereof, or enforce by specific performance the obligations and rights of the Parties hereto, except as otherwise provided herein.

24. No Personal Liability.

No board member, councilmember, official or employee of the City or Agency shall be personally liable to Owners in the event of any default or breach by the City for any amount which may become due to Owners or on any obligations under the terms of this Agreement.

25. Abatement, Relocation, or Termination Based on Changed Circumstances.

25.1 Casualty. In the event of a fire or other casualty to any Permitted Sign or Sign Structure that renders it inoperable for commercial advertising (“ Casualty Event”), MT Owner may restore any Permitted Sign or Sign Structure to full functionality in compliance with the GMC and this Agreement. If MT Owner elects to restore any Permitted Sign or Sign Structure affected by a casualty, it shall commence to do so within the sixty (60) days of the event of a Casualty Event and thereafter diligently prosecute such restoration to completion . The Term of this Agreement shall be extende d for an equal number of days as the period from the date of the Casualty Event until any Permitted Sign or Sign Structure are again operational ; provided that such extension shall not exceed one hundred and eighty (180) days. MT Owner shall obtain all Governmental Approvals required for the restoration work in accordance with this Agreement.

Notwithstanding the foregoing, if there is a Casualty Event that affec ts the improvements upon which Permitted Sign or Sign Structure is located such that the improvements cannot be restored sufficient to support the Permitted Sign(s) or Sign Structure(s) within a reasonable time, the City may seek termination pursuant to Section 25.2 herein below. Provided, however, that if the improvements affected by a Casualty Event are capable of being restored within a reasonable amount of time, then parties shall work in good faith to negotiate an agreement to extend this Agreement in order to restore the affected Permitted Sign(s) and/or Sign Structure(s). If within 60 days of the Casualty Event the parties are unable or unwilling to complete negotiations of an extension to this Agreement, then this Agreement shall automatically terminate as to the impacted Permitted Sign(s) and Sign Structure(s) pursuant to Section 25.2 herein below.

25.2 MT Owner Termination. MT Owner may elect to terminate this Agreement as to one or more Permitted Signs if (i) the face of a Permitted Sign(s) becomes materially and indefinitely obscured from view of the general public, (ii) traffic patterns along the primary roadway from which a Permitted Sign is visible materially and indefinitely change, (iii) a Permitted Sign substantially loses commercial value, or (iv) MT Owner elects to renovate the MT Property and such renovation impacts a Permitted Sign, upon giving the City thirty (30) days’ advance notice 190 of 499

18 (“Notice of Termination ”). Within thirty (30) days of termination as to one or more Permitted Signs, MT Owner shall remove the Permitted Signs and associated Sign Structure from Property for which the Notice of Termination has been given in compliance with Section 8.2 herein above.

If the Permitted Sign s are not removed within thirty (30) days the Permitted Sign s shall be considered abandoned per Section 11.2 of this Agreement.

25.3. Condemnation. If a Sign Location is taken by power of condemnation, then with respect to the Sign Location taken by the power of condemnation this Agreement will automatically terminate as of the date of the transfer of title to the Sign Location. MT Owner shall be responsible to remove the Permitted Sign(s) and Sign Structure (s) on or before the date of such termination unless the Permitted Sign(s) and Sign Structure (s) itself is also taken. This Agreement shall remain in full force and effect with respect to any Sign Location not subject to condemnation.

25.4 Prohibition. In the event that (i) a final un -appealable order of a court with jurisdiction declares the existence of any Permitted Sign to be unlawful, or (ii) new Applicable Laws not in effect as of the date hereof unambiguously prohibit the Permitted Sign(s), then either the City or MT Owner may terminate this Agreement upon ten (10) days’ notice to the other Parties, but not earlier than (i) the effective date of the final un-appealable order or (ii) fifteen (15) days before the effective date of the new law, as applicable; provided, however, that if the City, in its sole and absolute discretion, makes one or more alternate locations available for a Permitted Sign where it may lawfully be constructed and operated, MT Owner shall relocate the Sign Structure to the available alternate location as same may be permitted pursuant to Applicable Law and Governmental Approvals. MT Owner will retain, after termination under this Section

25.4, any rights it might otherwise have to seek compensation on acc ount of its losses from any appropriate governmental authority (excluding the City). This provision neither expresses nor implies any acknowledgment by the City of entitlement to such compensation.

25.5 Effect of Termination. If this Agreement is terminated during the Amortization Period, MT Owner shall only be responsible to pay the PBA Fee for the prorated period during which any Permitted Sign is in operation pursuant to this Agreement prior to the termination. MT Owner shall be responsible for any cost, fee or expenses related to removal of the Permitted Signs and or Sign Structure upon termination.

25.6 Indemnification. MT Owner shall, at its sole cost and expense, indemnify, defend (with counsel reasonably acceptable to the City) and hold harmless the City of Glendale, its officers, employees, agents, employees, successors and assigns (“ Indemnitees”) from and against any and all losses, costs, damages, claims, liabilities and expenses (including reasonable attorneys’ fees and costs of defense and of enforcing the indemnification obligations provided herein) suffered by any of the Indemnitees or as serted against the Indemnitees by others in connection with, arising from or related to any of the following causes or matters, except to the extent resulting from the gross negligence or willful misconduct of the Indemnitees: (i) the construction, use, maintenance, presence or removal of any Permitted Sign or Sign Structure or any conduct of Owners or anyone acting on its behalf in connection with any Permitted Sign or Sign Structure or this Agreement; (ii) Owners’ access to any Sign Location and Sign Structure; (iii) any breach by Owner s of this Agreement; (iv) any litigation, action, application, suit, investigation, hearing, claim, deemed complaint, grievance, any civil, administrative, regulatory or criminal proceeding or investigation, any arbitration proceeding or other similar proce eding against Owners to which Indemnitees or any of their employees, contractors, servants or agents is made a party as a result of the existence of this Agreement, except to the extent resulting from any gross negligence or willful misconduct by an Indemnitee; (v) the media displayed on any Permitted Sign; (vi) any actual or alleged infringement of any intellectual property right relating to a Permitted Sign or the media displayed on any Permitted Sign; (vii) any actual or alleged unfair competition or other similar claim arising out of the operations of Owner s related to this 191 of 499

19 Agreement; and (vii) any violation of Applicable Law by Owner s or any of its employees, contractors, agents or representatives.

26. Attorneys’ Fees.

In the event any dispute between the Parties arising out of or related to this Agreement becomes the subject of litigation or arbitration, the prevailing Party shall be entitled to recover its attorneys’ fees, disbursements and other costs incurred in connection with such proceeding.

27. Force Majeure.

Except to the extent that this Agreement may otherwise expressly provide, and except for Owners’ obligation to make payments hereunder when and as due, n o Party will be liable under this Agreement for delays due to causes beyond its reasonable control, including acts of war, natural disasters, strikes, civil disturbances, and fires. The Party bearing the obligation with which such circumstances interfere shall act, to the extent reasonably possible, to minimize any such delays.

If performance in accordance with this Agreement is rendered impossible by such circumstances for a period longer than one hundred eighty (180) consecutive days, either MT Owner or the City may terminate this Agreement after providing ten (10) days’ prior written notice to the other Parties, unless performance first becomes possible. The provisions of this Section shall not apply to the failure of any government agency to issue permits or approvals required for a Permitted Sign or any of the circumstances described in Section 19 (which are governed by the provisions of that Section).

28. Remedies Cumulative.

The remedies of the City and Owners under this Agreement, at law, and at equity, are cumulative.

Provisions of this Agreement that permit the City or Owners to exercise a specified remedy for a breach of this Agreement by Owner s do not exclude any other remedies to which the City or Owners might be entitled on account of that breach. The City and Owners are not required to exercise the specified remedy in lieu of others to which they may be entitled under this Agreement, at law or in equity, and may exercise remedies available to them successively or simultaneously, except to the extent that doing so would result in duplicative recovery.

29. Assignment.

29.1 By Owners.

29.1.1 Except as provided in herein below, neither this Agreement nor any rights conferred hereunder may be assigned or subcontracted in whole or in part by Owners without the written consent of the City, which consent the City shall not unreasonably withhold. Any purported assignment made without the City’s consent will be voidable by the City at its sole option.

29.1.2 Each Owner may, without first obtaining the consent of the City, assign this Agreement to any entity controlled by, controlling, or under common control with such Owner, or in connection with a sale of substantially all of the assets of such Owner to the assignee, or by operation of law in connection with a merger or consolidation of such Owner, on condition that the aggregate balance sheet equity of the assignee, upon the completion of the transaction of which the assignment is a part, is not substantially less as that of such Owner immediately prior to that transaction.

29.1.3 No assignment of this Agreement by any Owner will be effective unless and until the assignee executes and delivers to the City a written instrument assuming of all the obligations of such Owner hereunder, unless the assignment is an assignment by merger of such Owner with another entity that assumes the obligations of such Owner under this Agreement by 192 of 499

20 virtue of such merger. No approval by the City will constitute or cause a novation of this Agreement, and the assignor Owner will remain liable for all of such Owner’s obligations hereunder whether accruing before or after any assignment.

29.1.4 Each Owner may, without first obtaining the consent of the City, collaterally assign this Agreement to a secured lender that is beneficiary of a deed of trust encumbering all or a portion of such Owner’s Property (a “Secured Lender”), in which event City agrees to countersign (or execute a customary consent to) such assignment, acknowledging the Secured Lender’s rights and responsibilities under this Agreement, including but not limited to (a) Secured Lender’s right to receive Notic es of Default concurrently with their delivery to Owner s pursuant to Section 19.1 and Sec ured Lender’s right to cure any noticed defaults on behalf of Owners, (b) in the event of a foreclosure or exercise of remedies under the Secured Lender’s security instruments, the right of Secured Lender or its nominee to either (i) terminate this Agreement (in which event City will look solely to MT Owner for the payment of all sums due and owing under this Agreement prior to the date of such termination an d the Permitted Signs shall be removed as required pursuant to Section 25.2), or (ii) retain this Agreement in place, in which event City will recognize the succeeding owner of such Owner’s Property as such “Owner” hereunder, with the rights and obligations as such “Owner” accruing from and after the date of their taking title to such Owner’s Property.

29.2 By the City. The City may, at any time upon notice to Owners, assign the right to receive Gross Revenue pursuant to this Agreement to another governmental entity. Except for assignments of the right to receive Gross Revenues as permitted by the preceding sentence, the City shall not assign this Agreement except to a governmental agency that assumes the City’s municipal jurisdiction and authority with respect to the Applicable Rules, and in the event of such an assignment the City shall have no liability hereunder for obligations of the City accruing from and after the effective date of such assignment, and Owners shall look only to the assignee for the performance of the City’s obligations hereunder.

30. Disclosure of Interest.

Within ten (10) days after the mutual execution and delivery of this Agreement, and annually thereafter until the expiration of the Term (including any extensions), Owners shall inform the City, in writing, of (a) any Ownership interest Owners have in any other entity performing or being paid or reimbursed for any service rendered in connection with any Sign, including advertising placement agency fees paid from Gross Revenue, and (b) any Ownership interest any such entity has in Owners. The disclosure required by this S ection shall include a description both of the nature and of the quantity or proportion of t he interest held by (or in) Owners. Owners acknowledges that the purpose of this Section is to provide complete transparency of information to the City regarding any affiliates of Owners.

31. Miscellaneous.

31.1 Notices and Payments. Except as otherwise provided herein, to be valid, notices under this Agreement must be in writing, delivered (a) by personal delivery, (b) by registered or certified mail, (c) by a courier service of national repute with delivery tracking, or (d) by e-mail (but only if a confirmation copy is also sent by one of the other means specified in this sentence), and addressed to the Party to whom it is directed at the City’s Address for Notices or Owners’ Address for Notices, as applicable, and sent to the addresses indicated below or to such other address as the Parties may from time to time designate by giving ten (10) days prior written notice of such change to the other Party. Owners shall pay all amounts due hereunder and send all notices to:

City’s Address for Notices:

City of Glendale
Economic Development Department
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21 633 E. Broadway, Suite 201
Glendale, CA 91206
Attn: Director of Economic Development
Owners’ Address for Notices:
c/o Caruso
101 The Grove Drive
Los Angeles, CA, 90036
Attn: EVP of Operations

With a copy to:

c/o Caruso
101 The Grove Drive
Los Angeles, CA, 90036
Attn: General Counsel

A valid notice or other communication under this Agreement will be effective when received by the party to which it is addressed. It will be deemed to have been received as follows: (i) if it is delivered by hand, delivered by a national transportation company, with all fees prepaid, or delivered by registered or certified mail, return receipt requested and postage prepaid, upon receipt as indicated by the date on the signed receipt; (ii) if it is delivered by a courier service, upon delivery to the destination address as indicated by the company’s tracking records; and, (iii) if it is delivered by e-mail, when it is transmitted (but only if the confirmation copy required by this Section is deposited with the postal service or courier service within one (1) business day after the e-mail is transmitted).

32. Interpretation of Certain Terms.

32.1 “Including” and cognate terms, unless otherwise expressly limited, mean “including without limitation.”

32.2 “Hereof,” “herein,” “hereto,” “hereinafter,” and other terms of like import refer to this Agreement taken as a whole.

32.3 The verbs “will” and “will be” are used to state the consequences under this Agreement of circumstances that may occur, and are mandatory and not predictive. The verb “shall” is used to impose duties on the party that is the subject of the sentence or clause in which it appears, but is not used as a universal word of mandate and is not necessary to render a provision of this Agreement mandatory.

32.4 Except where the context requires otherwise, references to specific Sections, Exhibits, and other divisions of the Agreement followed by a number or letter are references to the whole of the Section, Exhibit or other division of the Agreement as applicable , bearing that number or letter, including all subsidiary provisions containing that same number or letter as a prefix.

32.5 Where this Agreement prohibits Owners from taking an action, the prohibition is to be construed to also prohibit Owners from authorizing or allowing any third party to take that action unless the City has given express permission to the third party to do so.

33. Governing Law.
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22 The validity and effect of this Agreement are to be determined in accordance with the laws of the State of California.

34. Waiver.

No waiver by the City of any breach of any provision of this Agreement shall be deemed for any purpose to be a waiver of any breach of any other provision hereof, nor of any continuing or subsequent breach of the same provision. To be valid, any waiver by the City of any obligation of Owners under this Agreement must be in writing and signed by the City.

35. Severability.

If any provision of this Agreement or the application of that provision to any person or circumstance is determined to be invalid or unenforceable, the remainder of this Agreement (or the application of the affected provision any person, Party or circumsta nce other than those to which it is determined to be invalid or unenforceable) will not be affected thereby. Each of the provisions of this Agreement is to be given effect as separately valid and enforceable to the fullest extent permitted by law.

36. Entire Agreement.

This Agreement and the Exhibits attached hereto represent the complete understanding and agreement between the Parties with respect to the subject matter hereof. This Agreement may not be changed orally, and may be changed only by a written amendment signed by the Parties.

This Agreement will be binding upon and inure to the successors and permitted assigns of the Parties.

37. Time of Essence.

Time is of the essence in the performance of this Agreement.

38. Further Assurances.

Each of the Parties hereto shall from time to time, upon any reasonable request of the other Party, make or cause to be made all such further acts, deeds, assurances and things as may be required or necessary to more effectually implement and carry out the true intent and meaning of this Agreement.

39. Exhibits.

All Exhibits attached hereto are a part of, and incorporated in, this Agreement.

40. Counterparts.

This Agreement may be executed in counterparts each of which shall be deemed to be an original and all of which taken together shall be deemed to constitute one and the same instrument. To evidence its execution of an original counterpart of this Agreemen t, a Party may send a copy of its original signature on the execution page hereof to the other Party by facsimile transmission or other electronic means and that delivery will constitute delivery of an executed copy of this Agreement to the other Party. Th e Parties consent to the use of electronic signatures for this Agreement under the Uniform Electronic Transactions Act, if applicable and U.S. E -SIGN Act, whichever applies.

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23 41. Binding Effect.

This Agreement and all of the terms and conditions of this Agreement shall, to the extent permitted by law, constitute covenants which shall run with the land comprising the Project Site for the benefit thereof, and the benefits and burdens of this Agreement shall be binding upon and inure to the benefit of the Parties and their respective assigns, heirs, or other successors in interest.

42. Owners Acknowledgment.

Each of the Owners hereby acknowledge and agree that (i) C&B Owner and NM Owner are entering into this Agreement solely to consent to the encroachment of the Permitted Signs over each of their respective Properties, (ii) MT Owner shall be solely responsible for all performance, indemnification and payment obligations of the Owners set forth in this Agreement, and (iii) MT Owner shall, at its sole cost and expense, indemnify, defend (with counsel reasonably acceptable to C&B Owner and NM Owner) and hold harmless the C&B Owner and NM Owner, and each of their respective officers, employees, agents, employees, successors and assigns (“ Owner Indemnitees”) from and against any and all losses, costs, damages, claims, liabilities and expenses (including reasonable attorneys’ fees and costs of defense and of enforcing the indemnification obligations provided herein) suffered by any of the Owner Indemnitees or asserted against the Owner Indemnitees by others in connection with, arising from or related to any of the following causes or matters, except to the extent resulting from the gross negligence or willful misconduct of the Owner Indemnitees: (i) the construction, use, maintenance, presence or removal of any Permitted Sign or Sign Structure or any conduct of MT Owner or anyone acting on its behalf in connection with any Permitted Sign or Sign Structure or this Agreement; (ii) MT Owners’ access to any Sign Location and Sign Structure; (iii) any breach by MT Owner of this Agreement; (iv) any litigation, action, application, suit, investigation, hearing, claim, deemed complaint, grievance, any civil, administrative, regulatory or criminal proceeding or investigation, any arbitration proceeding or other similar proceeding against Owners to which Owner Indemnitees or any of their employees, contractors, servants or agents is made a party as a result of the existence of this Agreement, except to the extent resulting from any gross negligence or willful misconduct by an Owner Indemnitee; (v) the media displayed on any Permitted Sign; (vi) any actual or alleged infringement of any intellectual property right relating to a Permitted Sign or the media displayed on any Permitted Sign; (vii) any actual or alleged unfair competition or other similar claim arising out of the operations of MT Owner related to this Agreement; and (vii) any violation of Applicable Law by MT Owner or any of its employees, contractors, agents or representatives. The City hereby acknowledges the foregoing and agrees that , notwithstanding anything to the contrary set forth in this Agreement, in the event of any breach of this Agreement by MT Owner, then C&B Owner and NM Owner shall not be held jointly and severally liable for such breach, and the City shall hold solely MT Owner liable and shall not seek any remedies for such breach against either C&B Owner or NM Owner or any of their owners, managers, officers, employees, successors or assigns.

[SIGNATURES ON NEXT PAGE]

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24 IN WITNESS WHEREOF, the City and Owners have signed this Agreement as of the dates set forth opposite their signatures below.

“CITY”

CITY OF GLENDALE

_____________________________ Date: _______________________ Roubik Golanian, City Manager

Approved as to Form and Content:

MICHAEL J. GARCIA, CITY ATTORNEY

By:___________________________ Date:_______________________ Gillian van Muyden,
Chief Assistant City Attorney

“OWNERS”

MT OWNER, LLC

By: ________________________
Name: Jackie S. Levy
Title: CFO
Date: ________________________

COLORADO & BRAND, LLC

By: ________________________
Name: Jackie S. Levy
Title: CFO
Date: ________________________

NORTH MASONIC, LLC

By: ________________________
Name: Jackie S. Levy
Title: CFO
Date: ________________________

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25 EXHIBIT “A”

OWNERS’ PROPERTY and SITE MAP

MT Property:

LOTS 10, 11 AND THE NORTHERLY 14 FEET OF LOT 12 OF TRACT 2461 IN THE CITY OF

GLENDALE, COUNTY OF LOS ANGLES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 24 PAGE 8 OF MAPS, THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

ALSO THE WEST 10 FEET OF THAT CERTAIN ALLEY SHOWN ON MAP OF SAID TRACT (NOW VACATED) ADJOING SAID PROPERTY ON THE EAST.

APN: 5642-013-008

C&B Property:

APN 5642-013-014

NM Property:

The following described property in the City of Glendale, County of Los Angeles, State of California:

APN 5642-013-007
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26 Site Map

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27 EXHIBIT “B”

ASOZ (GMC 30.26)

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Chapter 30.26

ADVERTISING SIGNAGE OVERLAY ZONE (ASOZ)
§ 30.26.010. Description and purpose.

The ASOZ is intended to allow advertising signage in a manner consistent with this chapter. The purpose of an ASOZ is as follows:

A. To promote economic development and ensure an attractive business climate for the downtown area of the city.

B. To highlight and cross -promote the uses, goods and services available in the city’s retail commercial core, particularly uses located within large -scale multi -tenant commercial/retail buildings.

C. To create a lively, visually exciting environment for the commercial heart of the city.

D. To promote appropriate and economically viable signage which uses clear, attractive graphics and coordinates with the architectural design within the development and on the buildings on which the signs are located.

E. To protect street views and vistas of pedestrian-oriented streets.

F. To minimize the obstruction of architectural elements.

G. To limit visual clutter by regulating the number, size and location of signs.

H. To protect pedestrians and motorists from traffic safety hazards.

I. To protect residents from glare and excessive illumination.

J. To provide clear development standards under which signs enabled by this overlay zone can be designed and installed.

K. To promote and protect the public health, safety, welfare and convenience by regulating signs enabled by this overlay zone.
(Ord. 5688 § 1, 2010; Ord. 6000 § 1, 2023)
§ 30.26.020. General provisions.

The provisions of the zone underlying an ASOZ shall apply except as provided in this chapter. Where any portion of this chapter is in conflict with the Town Center Specific Plan (TCSP), Downtown Specific Plan (DSP) or the Zoning Ordinance, the provisions of this chapter take precedence.
(Ord. 5688 § 1, 2010; Ord. 5804 § 1, 2013)
§ 30.26.030. Definitions.

Whenever the following terms are used in this chapter, they shall be construed as defined in this section. Words and phrases not defined here shall be construed as defined in Chapters 30.33 and

30.70 of this code.
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“Architectural elements and details” means the unique components that together form the architectural style of a building, including, but not limited to, cornices, moldings, projections, window and door openings and railings.
“ASOZ accessory sign” means a sign allowed by an ASOZ which carries advertisement incidental and related only to the primary use of the premises or within the ASOZ, including signs or sign devices indicating the business transacted at, services rendered, goods sold or produced on the premises or within the ASOZ by either the owner, occupant or developer of the property or within the ASOZ area. “ASOZ non -accessory sign” means a sign allowed by an ASOZ which carries advertisement incidental and related to the primary use of the premises or within the ASOZ, including signs or sign devices indicating the business transacted at, services rendered, goods sold or produced on the premises or within the ASOZ by either the owner, occupant or developer of the property or within the ASOZ area or which carries advertisement incidental and not related to the primary use of the premises or within the ASOZ.
“ASOZ wall sign” means a sign attached to or placed on a building wall or a sign attached to or placed on an appurtenant structure, such as an exterior staircase, which is attached to a building wall.
“Compatible or compatibility” means consistent and harmonious as to form, proportion, scales, color, materials, surface treatment, overall sign size, and the size and style of lettering.
“Frame” means a decorative border for enclosing a sign. “Freestanding sign” means those signs identified in the Town Center Specific Plan (TCSP) as unstaffed, stand -alone, self -supporting kiosk structures located in a fixed location, the sole purpose of which is to advertise businesses, services, and goods sold or produced.
“Primarily visible” or “primarily visible from” means that the sign is more readily visible from a city designated primary pedestrian street than from streets which are not so designated.
“Thick gauge vinyl” means vinyl material a minimum of 15 mil in size. (Ord. 5688 § 1, 2010; Ord. 5804 § 2, 2013; Ord. 6000 § 2, 2023)
§ 30.26.040. Criteria to approve an ASOZ.

B. The city council may, by ordinance, designate a geographic area as an ASOZ if the council finds that the area is:

1. Designated downtown specific plan (DSP) in the city’s land use element of the general plan.

2. Located within the boundaries of the Central Glendale Redevelopment Project Area as of the date of adopting this chapter.
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3. A minimum of 20 contiguous acres in size, not including streets and alleys, excluding the areas of streets and alleys from acreage calculations.

5. Occupied by buildings no more than 110 feet in height.

6. Owned by either a single entity or two or more affiliated or related entities.

C. In addition to the findings required by subsection B above, the council may only designate a geographic area as an ASOZ if it finds that:

1. The advertising signage in the ASOZ will contribute to the economic vitality of the geographic location in which the ASOZ is located and the downtown core in general;

(Ord. 5688 § 1, 2010; Ord. 5804 § 4, 2013; Ord. 6000 § 4, 2023) § 30.26.050. Regulations for signs allowed by the ASOZ.

The following regulations shall apply to all signs allowed by an ASOZ:

B. ASOZ non-accessory signs shall be permitted only as ASOZ wall signs, animated signs, freestanding signs or marquee signs, which are permitted under this chapter and allowed by the overlay zone map as ASOZ non -accessory ASOZ wall signs, freestanding signs or marquee signs.

C. ASOZ wall signs permitted under this chapter shall:

1. Be composed of a material to be approved by the director of community development;

building wall or appurtenant structure upon which the sign(s) are proposed;

3. Not cover windows, doors or other openings or details of the building(s) on which they are proposed . ASOZ wall signs located on appurtenant structures may cover the openings of these structures;

4. Not contain sound effects or projecting elements;

5. Be installed parallel to the face of the building or the appurtenant structure on which they are attached;

6. Only “ASOZ accessory signs” and “ASOZ non -accessory signs” as defined by this chapter shall be permitted;

8. Not have an access platform, ladder or other service equipment installed or attached to any sign or framing.

D. Animated signs permitted under this chapter shall:

2. ASOZ wall sign s shall not change images more frequently than each eight seconds, with a transition period of one second or less;

4. Not have sound effects or projecting elements; and

E. Banner signs permitted under this chapter shall:

1. Be composed of high quality vinyl or other material acceptable to the director; and 204 of 499

2. Be a maximum of 16 feet high and three feet wide.

F. Ground signs permitted under this chapter:

1. Shall be a maximum of 16 feet high and three feet wide, including any pole or other support structure;

2. Shall not impede the flow of pedestrians to the satisfaction of the building official, city engineer or fire chief; and

3. May be located in the public right -of-way to the satisfaction of the city engineer and approval of an encroachment permit.
i. Downtown business identification signs: Applicant must submit sign design and receive approval of the design from the director of community development within three months from the effective date of the ordinance codified in this section;
ii. Must be installed within eight months from the effective date of the ordinance codified in this section, unless an extension is granted by the director of community development;
iii. At least one sign shall be located in the public right -of-way adjacent to the Glendale Galleria Central Avenue plaza at location(s) to be approved by the directors of community development and public works; iv. At least one sign shall be located on the Brand Boulevard frontage of the Americana at Brand at location(s) to be approved by the directors of community development and public works;
v. Shall comply with subsections (F)(2) and (F)(3), and the maximum size shall be determined by the director of community development; vi. Shall be directories used to guide or direct pedestrian traffic but shall contain no advertising for specific businesses;
vii. Shall provide directions to businesses and other points of interest within the downtown business district to the satisfaction of the director of community development;
viii. Shall not exceed ambient light levels at the location installed. The director may require a lighting study, field measurements or other satisfactory method to verify compliance with this requirement; and
ix. Shall be oriented towards pedestrians and shall not visually interfere with vehicular traffic to the satisfaction of the director of public works.

G. Marquee signs permitted under this chapter:

1. May be located on top of the canopy and may extend up to 13 feet above the top of the canopy to which it is attached;

2. Shall be no more than two feet in width or depth;

3. Shall face within the development in which it is proposed and not be visible 205 of 499

from a public street, if the marquee sign is an animated sign that contains a message through a sequence of progressive changes of parts by either action or motion, flashing or color changes, advertising in animation or motion picture form or having changing display/ messages formed by the selective illumination of an array of individual light bulbs or light emitting diodes (LED) display text and/or graphic images; and

H. Freestanding signs permitted under this chapter:

1. Shall be composed of a material to be approved by the director of community development;

3. Shall not exceed five feet in width or depth and 10 feet in height;

4. Shall only be located on private property;

5. Shall not be closer than 25 feet from the public rights -of-way of Brand Boulevard, Central Avenue, Columbus Street, Colorado Street and Broadway; and

6. Shall not contain sound effects or projecting elements.

I. In addition to other regulations, the following shall apply to all signs permitted under this chapter:

1. Signs shall not be located on residential buildings or portions of buildings containing residential units.

2. Signs shall be maintained in good repair. Damaged signs or signs in poorly maintained conditions, shall be promptly repaired or removed.

4. Signs may be directly or indirectly illuminated. Lighting shall be compatible with the sign framing and architectural style of the building(s).

5. Signs shall not negatively impact the flow of traffic or cause confusion for motorists, to the satisfaction of the director of public works.

6. Signs shall not contribute to visual overcrowding, or be incompatible with the architecture and siting of adjacent buildings and other public or private 206 of 499

improvements, to the satisfaction of the community development director.

7. Signs shall be at locations and of dimensions as specified in the ASOZ map and its attachments and may be modified pursuant to Section 30.26.060.

8. The provisions of Chapter 30.33 shall apply to all signs located within an ASOZ, except for existing signs installed pursuant to a sign program or other pre- existing entitlement. Where the provisions of Chapter 30.33 conflict with the provisions of Chapter 30.26 or the town center specific plan (TCSP), the provisions of Chapter 30.26 or the TCSP shall control.

10. The building and ground area around signs shall be properly maintained at all times. All unused frames and mounting devices, hardware and wall perforations shall be removed and building surfaces shall be restored to their original condition.
(Ord. 5688 § 1, 2010; Ord. 5747 § 24, 2011; Ord. 5804 § 5, 2013; Ord. 6000 § 5, 2023) § 30.26.060. Changes to signs allowed by the ASOZ.

Except as set forth in Section 30.26.050, changes to signs allowed by an ASOZ, including the sign location, size, framing, material and lighting may be approved by the director of community development, so long as such changes are in substantial conformance with the ASOZ. The director of community development may refer those sign changes which are not in substantial conformance to the city council for review and approval. Changing out the signs for replacement with new signs of the same material, shape, size and illumination method and consistent with all other aspects of the approved ASOZ does not require approval from the director of community development. (Ord. 5688 § 1, 2010; Ord. 5747 § 25, 2011; Ord. 5804 § 6, 2013; Ord. 6000 § 6, 2023) § 30.26.070. Tree trimming.

Trees within the public rights -of-way and private property shall not be removed if required as part of any discretionary approval, and shall not be unnecessarily pruned or over pruned to allow better visibility of the signs allowed by the ASOZ. No pruning shall occur to city trees without the approval of the director of public works. (Ord. 5688 § 1, 2010; Ord. 6000 § 7, 2023; Ord. 6023, 2/13/2024) § 30.26.080. Sunset clause for the ASOZ.

A. In any ordinance approving an ASOZ, the council may impose a requirement that the ASOZ expires within a time set by the city council in its reasonable discretion, unless, prior to the expiration of the ASOZ, the city council extends the time in 207 of 499

which the ASOZ is valid. In the event an ordinance approving an ASOZ incorporates such a sunset provision, the planning commission and council shall hold hearings to determine whether to extend the time period for the validity of the ASOZ. Notice of said hearings shall be given in the manner required for zone changes as set forth in this code and shall be held with sufficient time for the council to hear, consider, and adopt an ordinance extending the ASOZ and for said ASOZ extension ordinance to become effective prior to the cessation or expiration of the ASOZ. The council may only extend the effectiveness of the ASOZ if it finds that the ASOZ continues to meet the criteria set forth in Section 30.26.040.

B. If the council extends an ASOZ as set forth above, the council may impose requirements reasonably related to implementing the provisions of this chapter and to achieving the city’s purpose and intent in enacting this chapter and Chapter

30.33. Such requirements may include a requirement that, prior to the continued use of the signs, the property owners in the ASOZ area shall execute development agreements with the city. Any such development agreements shall be adopted pursuant to, and in compliance with, the provisions of Government Code Section 65864 et seq. (as it exists or may hereafter be amended) and shall comply with the provisions of this chapter and Chapter 30.33 (where not in conflict with this chapter).

Any development agreement allowing the use or continued use of the signs authorized by this chapter shall not permit or be construed to permit the signs authorized by an ASOZ in contravention with any of the requirements of this chapter. As part of any development agreement(s) approved by the council pursuant to this section, the city may impose additional requirements pertaining to the city’s safety and aesthetic goals and payments or fees to the city in exchange for the benefits granted to the property owners by said development agreements. In the event an ASOZ is not extended, all signs, and other related fixtures, including lighting and framing allowed by the overlay zone shall be removed and the areas of the buildings where the signs are located shall be repaired to the condition prior to enactment of the ASOZ.
(Ord. 5688 § 1, 2010; Ord. 6000 § 8, 2023)
§ 30.26.090. Development agreement required.

Approval of an ASOZ, or an amendment to an ASOZ that increases or permits new, additional or different signage or sign media, shall be subject to the council’s approval of a statutory development agreement (Government Code Section 65864 et seq.). Said development agreement shall govern the duration and regulation of the signage in accordance with the terms of this chapter and shall provide public benefits to the city which include, but are not limited to, signage, revenue sharing or other public benefits negotiated by the city and the ASOZ applicant. Said development agreement shall be approved prior to the issuance of permits or installation, whichever comes first, for ASOZ non-accessory signs and sign structures and animated signs and sign structures.

Notwithstanding the foregoing, this section does not in any way invalidate or modify any existing disposition and development agreement between the applicant and the city or the former Glendale Redevelopment Agency. Any development agreement executed pursuant to this section shall not permit or be construed to permit any sign inconsistent with the provisions of this chapter.
(Ord. 5688 § 1, 2010; Ord. 5752 § 1, 2011; Ord. 5804 § 7, 2013; Ord. 6000 § 9, 2023) 208 of 499

§ 30.26.100. Permits required.

It is unlawful for any person to construct, place, erect, maintain, alter or relocate within an ASOZ any sign, lighting fixture, framing or other structure associated with the sign permitted by an ASOZ without first obtaining a permit therefor from the building official.

Nothing in this chapter shall be interpreted to mean that any permit or fee shall be required for maintaining and repairing existing signs which comply with the provisions of this chapter.

Prior to the issuance of an ASOZ sign permit applicants shall submit a complete final lighting and materials package to the director of community development for review and approval for conformance with this chapter. Such review and approval shall be completed within the time frames established by the Permits Streamlining Act and shall be based upon the criteria set forth
in this chapter.
(Ord. 5688 § 1, 2010; Ord. 5747 § 26, 2011; Ord. 6000 § 10, 2023) § 30.26.110. Violation—Penalty.

Notwithstanding the provisions of Chapter 1.20 of this code, whenever in this chapter any act is prohibited or declared unlawful or the doing of any act is required, or the failure to do any act is declared to be unlawful, it shall be a misdemeanor, and any person convicted of such misdemeanor shall be punished by a fine not exceeding $1,000.
(Ord. 5688 § 1, 2010; Ord. 6000 § 11, 2023)
209 of 499

EXHIBIT “C”

LOCATION OF PERMITTED SIGNS
210 of 499

E COLORADO ST

BRAND BLVD

CARUSO AVE

PROJECT SITE
A-1

EXISTING AERIAL SITE PLAN
12/03/2025
NTS

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204

PROPOSED ASOZ EXPANSION
211 of 499

DN
60x96
"VIP"
Compactor
Clear
Area
42x72
"3YD" Bin
42x72
"3YD" Bin
42x72
"3YD" Bin
RAMP
RAMP

SIDEWALK

RET WALL

CONC GUT

CONC CUR RET WALL

COLORADO STREET

BRAND BOULEVARD
(FUTURE BUILDING)

PROJECT SITE

EIGHT STORY BUILDING
234-238 SOUTH BRAND BOULEVARD
APN 5642-013-008

ADJACENT PARCEL

SINGLE STORY BUILDING
228-230 SOUTH BRAND BOULEVARD
APN: 5642-013-007

ADJACENT PARCEL

VACANT LOT
240 SOUTH BRAND BOULEVARD
APN 5642-013-011

ADJACENT PARCEL

SINGLE STORY BUILDING
226-224 SOUTH BRAND BOULEVARD
APN: 5642-013-006
(E) PUBLIC ALLEY
(E) PUBLIC PARKING
(E) PUBLIC PARKING
(E) PARKING LOT LIGHT
(E) PARKING METER
(E) SIDEWALK

TRANSFORMERS

GREASE INTERCEPTOR

CMU TRANSFORMER

ENCLOSURE

EMERGENCY

GENERATOR
METER
BOARDS
(E) SIDEWALK CURB
(E) STREET LIGHT
(E) PUBLIC PARKING (E) BUS SHELTER
(E) BUS STOP PAD
(E) PARKING METER
(E) BUS STOP PAD
(E) BUS SHELTER

CMU TRASH

ENCLOSURE

STREET CENTERLINE
(E) TREE PLANTER

SECURITY CAMERA

PROPERTY LINE
+/- 140' +/- 64' +/- 50' +/- 50'
+/- 125
(E) ACCESSIBLE

PARKING STALL
R 20' - 0"

NEW CONCRETE SIDEWALK

EGRESS PATH OF
TRAVEL

DEFERRED SUBMITTAL APPROVAL

NEW UTILITY YARD AND PARKING LOT
(E) FIRE HYDRANT

NON-OPERATIONAL FIRE

ESCAPE ASSEMBLY SIGN
(E) TREE PLANTER

SECURITY GATE

KNOX BOX

KNOX BOX FDC
6 6
6 +/- 50'
+/- 50'
+/- 50'

ADJACENT PARCEL

SINGLE STORY BUILDING
226-224 SOUTH BRAND BOULEVARD
APN: 5642-013-006

ADJACENT PARCEL

SINGLE STORY BUILDING
228-230 SOUTH BRAND BOULEVARD
APN: 5642-013-007

ADJACENT PARCEL

SINGLE STORY BUILDING
240 SOUTH BRAND BOULEVARD
APN 5642-013-011

TRANSFORMERS

METER BOARD

EMERGENCY

GENERATOR
DN

PROJECT SITE

EIGHT STORY BUILDING
234-238 SOUTH BRAND BOULEVARD
APN 5642-013-008
TRAN
METER
BOARDS
+/- 64'
EG
TR
SE
KN

METER BOA

EMERGENCY

GENERATOR

PROPOSED SIGN
LOCATION 1

PROPOSED SIGN
LOCATION 2

EXISTING EASEMENT AREA FOR STAIRWAY,

EMERGENCY GENERATOR, TRASH ENCLOSURE,
TRANSFORMER, AND GREASE INTERCEPTOR.
(LOCATION APPROXIMATE).

PROPERTY LINE

EASEMENT LINE

PROPOSED SIGN
A-2

PROPOSED SITE PLAN
12/03/2025
NTS

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204

PROPOSED ASOZ EXPANSION
ASOZ

EXPANSION
212 of 499

LEVEL 01
0' - 0"
LEVEL 02
13' - 6"
LEVEL 03
23' - 6"
LEVEL 04
33' - 0"
LEVEL 05
43' - 0"
LEVEL 06
53' - 0"
LEVEL 07
62' - 6"
LEVEL 08
72' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"

ROOF TOP MECHANICAL
98' - 0"

TOP OF PARAPET
105' - 0"
10 9 8 7 6 5 4 3.1 3 2.5 2.3 2 13.7
LEVEL 02.9
22' - 0"

ADJACENT

BUILDING
777

MECHANICAL
90' - 6"
1' - 4"
4' - 0"2' - 3"2' - 3"

VIF VIFVIF VIF
15' - 6"1' - 10"

VIF VIF
2' - 3"

VIF VIF
2' - 3"1' - 11"

VIF VIF

VIF VIFF VIF

VIF VIF VIF VIF

VIF VIF

VIF VIF
VIF VIF7' - 0"

VIF VIF
VIF

ALIGNALIGN
EQ 3' - 8" EQ EQ 3' - 8" EQ EQ 3' - 8" EQ

ALIGNALIGN

ALIGNALIGN
00 04 01
00 02 03
00 02 03
00 02 03
05 50 00.A09
00 02 07

VIF VIF
03 30 00.A00
10' - 6"
10"
08 90 00.A00 0
SLB 00 04 02
00 04 02
00 04 02
00 04 02 00 04
00 04 01 00 04 01
9' - 0"
10"
10"
10"
10"
10"
10"
10"
8' - 0" 8' - 6"
8' - 10" 8' - 6" 7' - 11" 12' - 8"
6' - 0"
1' - 0"
8' - 0"9' - 0"
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
10"
8' - 0"
0 0 08 90 00.A00
0 0
0 10"
6 6
6 6
LEVEL 01
0' - 0"
LEVEL 02
13' - 6"
LEVEL 03
23' - 6"
LEVEL 04
33' - 0"
LEVEL 05
43' - 0"
LEVEL 06
53' - 0"
LEVEL 07
62' - 6"
LEVEL 08
72' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"

ROOF TOP MECHANICAL
98' - 0"

TOP OF PARAPET
105' - 0"
AB.2C.7EF A.1
LEVEL 02.9
22' - 0"
04 04
05 04
04 MECHANICAL
90' - 6"
00 02 03
00 02 03
00 02 03
05 50 00.A09
08 90 00.A00
00 02 13
00 04 01
00 04 01

VIF VIF VIF VIF VIF

VIF VIF VIF VIF VIF VIF

VIF VIF

VIF VIF VIF VIF
VIF
VIF

VIF VIF
2' - 0"

VIF VIF VIF

VIF VIF

ALIGN ALIGN
1' - 8"
1' - 0"
10' - 0"

VIF VIF

VIF VIF
EQ EQ
1' - 0"
26 51 00.A01
9"
9' - 6"
SLB
EQ EQ
SLB
00 04 04
00 04 04
44'-4"
38'-0"
21'-5"

PROPOSED LARGE FORMAT

DIGITAL SIGNAGE PANEL

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND FEEL TO
THE SIGNAGE FRAME AT THE AMERICANA AT BRAND. FINAL
MATERIALS TO MATCH THE EXISTING MASONIC TEMPLE.

STRUCTURAL CONNECTIONS TO

BUILDING AS REQUIRED
04 SIGNAGE

BUILDING ELEVATION - NORTH
SCALE: 1/16" : 1'-0"

BUILDING ELEVATION - EAST
SCALE: 1/16" : 1'-0"
LEVEL 01
0' - 0"
LEVEL 02
13' - 6"
LEVEL 03
23' - 6"
LEVEL 04
33' - 0"
LEVEL 05
43' - 0"
LEVEL 06
53' - 0"
LEVEL 07
62' - 6"
LEVEL 08
72' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"
9 8' - 0"
LEVEL 02.9
22' - 0"
77 MECHANICAL
90' - 6"
1' - 4"
4' - 0"2' - 3"2' - 3"

VIF VIFVIF VIF
15' - 6"1' - 10"

VIF VIF
2' - 3"

VIF VIF
2' - 3"1' - 11"

VIF VIF

VIF VIFF VIF

VIF VIF VIF VIF

ALIGNALIGN
EQ 3' - 8" EQ EQ 3' - 8" EQ

ALIGNALIGN

ALIGNALIGN
00 04 01

VIF VIF
03 30 00.A00
0 04 02
0 04 02
00 04 02
00 04 02 00 04
10"
8' - 0"
0 0 08 90 00.A00
0 0
0 10"
6 44'-4"
38'-0"
21'-5"

PROPOSED LARGE FORMAT

DIGITAL SIGNAGE PANEL

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND FEEL TO
THE SIGNAGE FRAME AT THE AMERICANA AT BRAND. FINAL
MATERIALS TO MATCH THE EXISTING MASONIC TEMPLE.

STRUCTURAL CONNECTIONS TO

BUILDING AS REQUIRED
04 SIGNAGE

TRIM OD

TRIM OD
A
A-5
A-3

OVERALL ELEVATIONS
07/31/2025

SCALE AS NOTED

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204
35'-8"
PANEL
19'-1"
PANEL
B
A-5
213 of 499

214 of 499

LEVEL 01
0' - 0"
LEVEL 02
13' - 6"
LEVEL 03
23' - 6"
LEVEL 04
33' - 0"
LEVEL 05
43' - 0"
LEVEL 06
53' - 0"
LEVEL 07
62' - 6"
LEVEL 08
72' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"

ROOF TOP MECHANICAL
98' - 0"

TOP OF PARAPET
105' - 0"
10 9876543.1 32.5 2.3 21 3.7
LEVEL 02.9
22' - 0"

MECHANICAL
90' - 6"
1' - 10"

VIF VIF VIF VIF
1' - 10"

VIF VIF

VIF VIF
1' - 4"
VIF
1' - 2" VIF

VIF VIF VIF
2' - 0"
03 30 00.A00
00 02 13
01 01
01 01

ALIGN ALIGN

ALIGN ALIGN EQ EQ
10' - 0"
26 51 00.A01
EQ EQ
EQ EQ
EQ EQ
EQ EQ
EQ EQ
EQ EQ
A01

SLA SLA
EQ EQ
00 04 02 00 04 02 00 04 02
00 04 02 00 04 02 00 04 02
9' - 1" 7' - 6"
10"
10"
8' - 8" 8' - 6"
1' - 3"
7"
10"
8' - 8"
VIF
10"
7' - 0"
7' - 0"
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00
08 90 00.A00 08 90 00.A00
8' - 2"
08 90 00.A00
7' - 0"
12' - 7"
6 6
66 LEVEL 01
0' - 0"
LEVEL 02
13' - 6"
LEVEL 03
23' - 6"
LEVEL 04
33' - 0"
LEVEL 05
43' - 0"
LEVEL 06
53' - 0"
LEVEL 07
62' - 6"
LEVEL 08
72' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"

ROOF TOP MECHANICAL
98' - 0"

TOP OF PARAPET
105' - 0"
A B.2 C.7 E FA.1 B C C.1 D E.9
LEVEL 02.9
22' - 0"

MECHANICAL
90' - 6"
00 02 07
05 70 00.A00 05 70 00.A00
7' - 6" TYP

EQ EQ EQ EQ
EQ EQ
EQ EQ

DLB DLB
DLA
09 24 00.A00
________ ________ 01
A08.203
4 44'-4"
38'-0"
21'-5"

PROPOSED LARGE FORMAT

DIGITAL SIGNAGE PANEL

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND FEEL TO
THE SIGNAGE FRAME AT THE AMERICANA AT BRAND. FINAL
MATERIALS TO MATCH THE EXISTING MASONIC TEMPLE.

STRUCTURAL CONNECTIONS TO

STAIR TOWER AS REQUIRED

STRUCTURAL CONNECTIONS TO

STAIR TOWER AS REQUIRED

BUILDING ELEVATION - WEST
SCALE: 1/16" : 1'-0"

BUILDING ELEVATION - SOUTH
SCALE: 1/16" : 1'-0"

VIF VIF VIF
2' - 0"
01 01
01 01

ALIGN ALIGN

ALIGN ALIGN
EQ EQ
EQ EQ
EQ EQ
EQ EQ
EQ EQ
EQ EQ
A01
00 04 02 00 04 02 00 04 0
00 04 02 00 04 02
8' - 8" 8' - 6"
7' - 0"
8' - 2"
08 90 00.A00
7' - 0"
12' - 7"
6 LEVEL 01
0' - 0"
LEVEL 02
13' - 6"
LEVEL 03
23' - 6"
LEVEL 04
33' - 0"
LEVEL 05
43' - 0"
LEVEL 06
53' - 0"
LEVEL 07
62' - 6"
LEVEL 08
72' - 6"

UNOCCUPIED EQUIPMENT
84' - 0"

ROOF TOP MECHANICAL
98' - 0"
LEVEL 02.9
22' - 0"

MECHANICAL
90' - 6"
Q
09 24 00.A00
44'-4"
38'-0"
21'-5"

PROPOSED LARGE FORMAT

DIGITAL SIGNAGE PANEL

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND FEEL TO
THE SIGNAGE FRAME AT THE AMERICANA AT BRAND. FINAL
MATERIALS TO MATCH THE EXISTING MASONIC TEMPLE.

STRUCTURAL CONNECTIONS TO

STAIR TOWER AS REQUIRED

STRUCTURAL CONNECTIONS TO

STAIR TOWER AS REQUIRED

TRIM OD

TRIM OD
A-4

OVERALL ELEVATIONS
07/31/2025

SCALE AS NOTED

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204
B
A-5
A
A-5
19'-1"
PANEL
PANEL
35'-8"
215 of 499

216 of 499

DIGITAL DISPLAY - ENLARGED FRAME ELEVATION
SCALE: 3/16" : 1'-0"
A-5
07/31/2025

SCALE AS NOTED

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204
38'-0"
21'-5"
2'-0"
2'-0"
35'-8"

PROPOSED SIGNAGE FRAME, SIMILAR IN LOOK AND FEEL TO
THE SIGNAGE FRAME AT THE AMERICANA AT BRAND. FINAL
MATERIALS TO MATCH THE EXISTING MASONIC TEMPLE.

PROPOSED LARGE FORMAT DIGITAL SIGNAGE PANEL
1'-0"
1'-0"
19'-1"
217 of 499

B
A-6

TYPICAL DETAILS
07/31/2025

SCALE AS NOTED

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204
TYP. CONFIGURATION

OF ALL SIDES
TYP. CONFIGURATION

OF ALL SIDES
10"
NG
218 of 499

24'-9"
61'-6"
A-9

HISTORIC SIGNAGE ON THE MASONIC TEMPLE

SOUTH ELEVATION
07/31/2025
NTS

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204
1522 sf
219 of 499

44'-0"
23'-3"
19'-0"
43'-3"
A-10

HISTORIC SIGNAGE ON THE MASONIC TEMPLE

NORTH ELEVATION
07/31/2025
NTS

THE MASONIC TEMPLE
234 S. BRAND BLVD
GLENDALE, CA 91204
1023 sf
822 sf
220 of 499

Exhibit 10
221 of 499

222 of 499

223 of 499

224 of 499

225 of 499

226 of 499

227 of 499

228 of 499

229 of 499

230 of 499

231 of 499

232 of 499

233 of 499

234 of 499

235 of 499

236 of 499

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EXHIBIT 11
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239 of 499

Memorandum
To Chris Robertson
Senior Vice President, Planning & Development
Caruso
101 The Grove Drive
Los Angeles, CA 90036

Project: Glendale Masonic Temple Signage Secretary of the Interior’s Standards Compliance Assessment
ARG Project No.: 250612
Date: August 6, 2025
Via: Email: [email protected]

Architectural Resources Group (ARG) has prepared the following Secretary of the Interior’s Standards (the Standards) Compliance Assessment for the addition of two new digital wall signs at the Glendale Masonic Temple (the Project). Located at 234 S. Brand Boulevard in the City of Glendale, the Project Site is developed with a nine-story building constructed between 1928-29.

Originally occupied by three of the largest Masonic bodies in Glendale, the Art Deco style building was designed by Arthur George Lindely of the local firm Lindely & Selkirk. It was listed as Glendale Register of Historic Resources No. 15 in 1997. In 2015-16, Caruso undertook a comprehensive interior and exterior rehabilitation of the building for its use as commercial office and retail space.

ARG staff involved in preparing the Standards Compliance Assessment include Evanne St. Charles, Associate Principal, with oversight by Katie Horak, Principal. Ms. Horak and Ms. St. Charles exceed the Secretary of the Interior’s Professional Qualifications Standards (36 CFR Part 61) in Architectural History.

Methodology

Preparation of this Standards Compliance Assessment involved the following tasks related to research, documentation, and analysis:

• Reviewed previous documentation and studies, including the Baseline Documentation prepared as part of the building’s Mills Act contract (Page and Turnbull, 2015) • Conducted additional property-specific research, as needed 240 of 499

2 • Reviewed the Masonic Temple Signage drawing package and project description (dated July 31, 2025)
• Consulted the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (Weeks and Grimmer, 1995; revised 2017)

Exterior Character-Defining Features of the Glendale Masonic Temple

• Simple rectangular massing
• Nine-story height
• Stepped, flat roof at the west end
• Flagpole atop the center (tallest) portion of the stepped roof parapet • Board-formed, painted concrete walls
• Primary (west) façade:
o Strong vertical emphasis
o Symmetrical façade composed of three bays
o Central arched recessed entrance consisting of:
 Grouped wood doors (doors themselves replaced)
 Large arched multi-light window enclosed by a decorative grille (grille recreated based on historic photos)
 Arched entrances flanking and perpendicular to the main entrance o Grouped (center) and paired (north and south) bands of multi-light steel windows and spandrels lining the upper stories
o Simulated balconies below each window grouping/pair
o “MASONIC TEMPLE” inscribed at the top of the façade

History of Temple Building Signage

In addition to its inscribed “MASONIC TEMPLE” sign at the top of its west façade, the subject building has featured a variety of wall signs on its north and south elevations since the late 1930s/early 1940s. Painted wall signs were popular along major commercial thoroughfares in the 241 of 499

3 late 19th and early 20th centuries, and were used to advertise on-site businesses as well as off-site consumer products. In the early decades of the 20th century, the tops and sides of buildings “seemed to serve more as pages of oversized display advertisements than mere bricks and mortar, as painted signs and printed billboards populate[d] the landscape.”1 In addition to a “MASONIC TEMPLE” wall sign present on the south elevation by the early 1940s, the subject building has featured wall signs advertising a variety of off-site businesses and consumer products, including Dr. Pepper, Coca-Cola, Kessler Whiskey, and California Bank. The signs measured from approximately 820 to 1,520 square feet and were primarily situated near the top, west ends of the north and south elevations (see photographs below). Throughout the years, the signs were replaced and painted over to make way for new advertisements. None of the painted signs are extant.

Historic Photographs

View southeast of the Masonic Temple, 1938.

Note original inscribed sign at the top of the
west façade (California State Library).

View north of the Masonic Temple, 1940. Note
painted “MASONIC TEMPLE” and Dr. Pepper signs
(https://waterandpower.org/museum/Early_Views
_of_Glendale.html).

1 City of Los Angeles, “SurveyLA Los Angeles Citywide Historic Context Statement: Commercial Signs, 1906-1980,” prepared by Catherine Gudis for the City of Los Angeles, Department of City Planning, Office of Historic Resources (July 2016), 5-6.
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4 View northeast of the subject building, 1950.

Note painted “MASONIC TEMPLE,” “WELCOME
TO GLENDALE,” and Coca-Cola signs
(https://www.newdavesrailpix.com/).

View southeast of the subject building, 2015. Note
California Bank and Kessler Whiskey painted ghost
signs (Los Angeles Magazine).

Project Overview

The Project proposes the installation of two new digital wall signs on the north and south elevations of the Masonic Temple building. The signs would be vertically oriented and attached near the top, west ends of each elevation, in similar locations as previous non-extant wall signs.

The north elevation sign would be attached directly to the face of the building, whereas the south elevation sign would be attached to a non-historic exterior stair that was added as part of the 2015-16 rehabilitation. Both signs would measure approximately 21’-5” wide and 38’ high (roughly 814 square feet in size). The signs would be framed in metal and would feature a simple dark-colored surround that is compatible with the historic character and design of the building.

The digital displays would be designed with integrated light sensors to automatically adjust brightness and would include film treatments to minimize light spill and glare impacts.

Regulatory Environment

California Environmental Quality Act (CEQA)

CEQA requires that environmental protection, including protection of historical resources, be given consideration in local land use decision-making processes. Thus, any project which constitutes a substantial adverse change to a historical resource also has a significant effect on 243 of 499

5 the environment, pursuant to the CEQA Guidelines. Under CEQA, a “historical resource” is a resource that is:

• Listed in the California Register of Historical Resources; is • Determined eligible for listing in the California Register by the State Historical Resources Commission; or is
• Included in a local register of historical resources.

Because it is listed in the Glendale Register of Historic Resources, the Glendale Masonic Temple meets the definition of a historical resource for the purposes of CEQA.

According to CEQA Guidelines, a project has the potential to impact a historical resource when the project involves a “substantial adverse change” in the resource’s significance. Substantial adverse change is defined as “physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the significance of an historical resource will be materially impaired.”
2 The Secretary of the Interior's Standards for Rehabilitation are a set of treatment standards for historic buildings developed by the National Park Service. The Standards for Rehabilitation are used at the federal, state, and local level to provide guidance as to the suitability of various elements of a proposed project that could affect a historic resource. They are employed under CEQA by the lead agency to determine the appropriateness of such a proposed project.

Specifically, Section 15064.5(b)(3) of the CEQA Guidelines states: “Generally, a project that follows the Secretary of the Interior’s Standards … shall be considered as mitigated to a level of less than a significant impact on the historical resource.”

City of Glendale Review Process for Alterations to Designated Historic Resources

According to Chapter 15.20 (Historic Preservation), Sections 082 and 084, of the Glendale Municipal Code, “No person shall make [major or minor] alterations to a designated historic resource, to a resource pending designation as a historic resource, to a potential historic resource, or to a protected interior without completing any environmental review required by CEQA and obtaining permits.”
3 2 Title 14 CCR, Section 15064.5.
3 Glendale Municipal Code, 15.20.082 and 15.20.084.
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6 As stated in the above section on CEQA, a project will generally not cause an adverse impact on a historical resource if it follows the Secretary of the Interior’s Standards. Thus, if it is demonstrated that a project complies with the Standards, the project will meet the Historic Preservation design review requirements set forth in the Glendale Municipal Code.

Compliance with the Standards

Following is an analysis of all Project components against the ten Standards for Rehabilitation.

1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.

The Project complies with Standard No. 1. The Project would not result in any change to the building’s current use and would not require any change to its distinctive materials, features, spaces, or spatial relationships.

2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided.

The Project complies with Standards No 2. All of the building’s distinctive features and materials, described in the above list under the “Character-Defining Features” section, would be retained and preserved under the Project. The sign on the north elevation will not obscure any character- defining features at that location, and the sign at the south elevation will be attached to a non- historic exterior stair. All distinctive materials, features, and spatial relationships will be unchanged by the addition of the signs.

3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken.

The Project complies with Standard No. 3. Although painted signs were historically located on the building’s north and south elevations, the new digital signs will be clearly contemporary in appearance and will not create a false sense of historical development.

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7 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.

The Project complies with Standard No. 4. The Project would not result in the modification of any changes to the property that have acquired historic significance in their own right. Any historically significant changes to the building would be retained and preserved.

5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.

The Project meets Standard No. 5. As described in the discussion of Standard Nos. 1 and 2, all of the building’s distinctive materials, features, finishes, and construction techniques/examples of craftsmanship would be preserved under the Project.

6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence.

The Project complies with Standard No. 6. Should any deteriorated historic features (i.e. board- formed concrete where north wall sign is proposed) be identified during construction, these features would be repaired rather than replaced.

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.

The Project complies with Standard No. 7. Any physical treatments, such as mounting the sign structure to the north concrete wall face, would be undertaken in such a way as to minimize damage to historic fabric.

8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

Because the Project involves the installation of two above-ground signs and would not involve any ground disturbing activities, Standard No. 8 does not apply with regard to the Project's impact on the subject building.

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8 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment.

The Project complies with Standard No. 9. The installation of the two digital signs would not destroy historic materials, features, or spatial relationships that characterize the property. The south elevation sign would be attached to a non-historic exterior stair and thus would not impact any historic features or materials of the Masonic Temple. The north elevation sign would be carefully mounted to the wall so as to minimize impacts to the building’s historic board formed concrete. As described in the “History of Temple Building Signage” section, the placement and size of the proposed signs are similar to the location and size of previous (non-extant) wall signs on the building. The signs would be contemporary, but compatible with the historic materials, features, size, scale, proportion and massing of the Masonic Temple.

10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

The Project complies with Standard No. 10. If the new signs were to be removed from the building’s north elevation and non-historic south stair in the future, the essential form and integrity of the Masonic Temple and its environment would be unimpaired.

Analysis of Aesthetics and Views

In addition to complying with the Standards for Rehabilitation, the Project would not result in a substantial adverse change to the aesthetics of the Masonic Temple or its environment, and would comply with the requirements of the Glendale Municipal Code for the following reasons:

• The Project would not impact any scenic vistas. Because the signs would be flush- mounted to the temple building’s exterior north elevation and non-historic south stair, and they would be set back from the street, the signs would preserve existing sightlines along Brand Boulevard.
• The Project would not damage any scenic resources. While the proposed signs would be attached to the historic temple building, as described above in the Project’s analysis against the Standards, the signs would not damage any of the building’s historic features or materials, and they would not obstruct historically significant views of the building. 247 of 499

9 • The Project would not degrade the existing visual character or quality of public views of the Masonic Temple or its surroundings. As described above, the north and south elevations of the building have featured a variety of large painted wall signs advertising myriad businesses and consumer products since the late 1930s/early 1940s. Though the proposed signs would be digital as opposed to painted, digital images would not change more frequently than each eight seconds so as to lessen visual distraction. Furthermore, because the signs would be viewed from a densely developed commercial corridor that is lined with a variety of signage, including a rooftop billboard directly north of the subject building, the signs would not visually detract from the quality of public northerly and southerly views along Brand Boulevard. Thus, the installation of the new signs would not adversely impact the visual character of Brand Boulevard or the historic temple building.

As a result, the signs are incorporated as architectural elements in such a way that they will contribute to the pedestrian character of the pedestrian street and to the area in general.
• The signs are compatible with the architectural integrity of the building and are proportional with the massing and scale of the building, taking into consideration windows, doors, and architectural features. Further, given the placement of the signs, they do not contribute to visual overcrowding, and they are compatible with the architecture and siting of adjacent buildings and other public and private improvements.

Conclusion
Based on an analysis of the Project and its potential impact to historical resources and aesthetics/views under CEQA, ARG has determined that all work proposed under the Project would have minimal-to-no impact to the historic materials, character-defining features, or aesthetics of the Glendale Masonic Temple, complies with the Secretary of the Interior’s Standards for Rehabilitation, and would not result in a substantial adverse change to the building or its environment.

Because the Project complies with the Secretary of the Interior’s Standards, the Project qualifies for a Class 31 Categorical Exemption under CEQA and meets the requirements of the Glendale Municipal Code.

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Montrose/Verdugo City/Sparr Heights Neighborhood Association P.O. Box 732
Verdugo City, CA 91046-0732

“Protecting our Paradise”

February 3, 2026

Mayor and City Council
City of Glendale
613 East Broadway, Suite 200
Glendale, CA 91206

Re: ASOZ for the Masonic Temple

Dear Mayor Najarian, Members of the City Council and City Staff:

The Montrose/Verdugo City/Sparr Heights Neighborhood Association formed in 1997 with the mission of uniting our neighbors to protect our quality of life. For nearly three decades we have been advocating for our neighborhoods.

Adopting the ASOZ Ordinance to allow electronic billboards on the iconic Masonic Temple is not in the best interest of Glendale nor the preservation of its historic resources. That signage will change the character of the Masonic Temple and go against the legacy of the Masons in Glendale. The building façade has already been altered by the installation of windows. Electronic billboards will further negatively impact the character of the building.

The consideration of advertising revenue is disingenuous at best with the Mills Act contract in effect. Adding modern electronic signage goes against the sprit and intent of the Mills Act

We encourage the Council to act upon the comments opposing the ASOZ and preserve the historic integrity of the Masonic Temple. The Historic Preservation Commission is the body best able to address the impacts of this ordinance. This matter must be addressed by the HPC prior to any impact on the historic character of this significant example of Glendale’s history.

Sincerely,

Michael Morgan
Vice President, MVSNA

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1 February 2, 2026
Mayor Ara Najarian and city council members
Glendale City Hall
633 East Broadway
Glendale, CA 91206
via e-mail
RE: City Council Meeting Item 8.a. February 3, 2026 Community Development, re: Case No. PZC-0014- 2025. Amendments to Chapter 30.26 - Advertising Signage Overlay Zone (ASOZ) of the Glendale Municipal Code (GMC). Amendment to the City's Zoning Map to expand the boundary of the Town Center (Americana)-Galleria Districts ASOZ overlay zone onto a portion of the Downtown Arts and Entertainment District of the Downtown Speciﬁc Plan to incorporate the properties at 230 – 238 S.

Brand Blvd into the overlay zone and identify locations, sizes and elevations of two new animated wall signs to be incorporated into the expanded ASOZ boundary. Statutory Development Agreement to comply with GMC Section 30.26.100, including the provision of certain public beneﬁts Dear Mr. Mayor and councilpersons:

Thank you for the opportunity to comment on this important issue. I was reminded in reviewing this proposed sign ordinance and proposed signiﬁcant alteration to the Masonic Temple Building of the strong comments provided by The Glendale Historical Society (TGHS) regarding this project, sent to the Glendale Historic Preservation Commission (HPC) regarding the original project. As a qualiﬁed architectural historian under the Secretary of the Interior's Standards and Guidelines for Archeology and Historic Preservation, Professional Qualiﬁcations Standards, I assisted in the preparation of TGHS’s leĴer (Code of Federal Regulations, 36 CFR Part 61). That leĴer held forth:

Not all work undertaken [for the Masonic Temple Building] was approved by the HPC.

HVAC placement changed and a large number of brand new perforations were required as vents; these were approved at staﬀ level. In addition, the new windows are not the windows the HPC approved. Caruso Aﬃliated’s Phase 1 Narrative Statement and Supporting Materials of April 7, 2015…, stated that ‘New windows [are] intended to be in an aluminum material to match [the] look and character of existing steel windows’ (3).

Page & Turnbull’s revised memorandum of March 25, 2015 was more speciﬁc: ‘New windows will be contemporary with a single central panel ﬂanked by multi-pane, divided light windows similar to the casement windows found at the building’ (ibid., 7).

It further noted that ‘the [proposed] windows…are compatible and designed to be contemporary’ (10). However, the window additions are neither similar to nor compatible with the original casement windows, even allowing for the substitution of aluminum for steel over the objections of TGHS. The new windows are standard storefront extrusions with applied muntins. That is, in contrast with the original divided light windows, and the contemporary multi-pane, divided light windows promised by the applicant and approved by the HPC, these are simply large sheets of glass with exterior bars glued or otherwise aĴached to them to simulate divided lights. These are incompatible, inappropriate substitutes for the windows requested and approved; they have no place on a historic building and do not meet the Secretary of the Interior’s 250 of 499

2 Standards for Rehabilitation by any means (page 2, November 17, 2015, see AĴachment A).

The placement of new, particularly electric-powered billboards on recognized historic buildings has created debate for decades. The focus is balancing public interests and the importance of retaining of historic character with a property owner’s desire for proﬁt, often disguised as encouraging economic development. Billboards, particularly on historic buildings are strictly regulated in most Certiﬁed Local Governments1 in the United States, and usually require prior from the local historic preservation board to ensure they not damage the historical resources or identiﬁed character-deﬁning features. None of that has happened for the proposed project.

Local ordinances frequently prohibit, or at least severely limit the addition of roof signs, ﬂashing, or other advertising on designated historic properties to preserve community character. Many cities restrict or ban speciﬁc types of signs on historic buildings. Glendale should as well.

Billboards on historic buildings, residential, or rural areas can negatively impact the aesthetic, character, and property values of surrounding properties, especially when they have liĴle or no review by the appropriate local body. Most communities use tools including thoughtful zoning, carefully crafted ordinances and amortization to remove or limit billboards in sensitive areas including historic buildings. While some old advertisements ("ghost signs") are considered historic, modern billboards on protected buildings usually face strict scrutiny, as well they should.

I am reminded of the lost ghost signs that were once present on the north and south elevations of the Masonic Temple Building. Ghost signs are faded, painted advertisements on the “party” sides (facing other building sides) of old buildings. Contrary to what City Council and the public were told by Caruso’s abatement contractor, ghost signs generally are not required to be abated (removed or covered) by law. Ghost signs they are often lost to demolition new building additions. Instead, the debate surrounding them focuses on whether they should be preserved in their faded state, restored, or left to vanish naturally. Their importance was recently described by the National Trust for Historic Preservation:

Ghost signs have a special place in any city. Hand-painted signs were a popular form of advertising between the 1880s and the 1950s, before ads could be inexpensively mass produced, installed, and replaced. Their remnants oﬀer a lens into a neighborhood’s past, reminding viewers about elements of commerce and life at certain points in history. They acquaint us with the type of businesses that once lined the streets, and oﬀer glimpses of products and services that were important at the time of the sign's painting… (MaĴhew Kruchak. “Your City's Ghost Signs Have Stories to Tell” August 17, 2017 at hĴps://savingplaces.org/stories/your-citys-ghost-signs-have-stories-to-tell accessed on February 2, 2026).

1 Certiﬁed Local Governments (CLGs) are municipalities that have demonstrated, through a certiﬁcation process, a commitment to local preservation and saving the past for future generations. This commitment is key to America’s ability to preserve, protect, and increase awareness of our unique cultural heritage found in the built environment across the country. The CLG program was federally mandated as part of an amendment to the National Historic Preservation Act of 1966 and is administered by the National Park Service. Glendale is a CLG.
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3 Figure 1: View southeast of Masonic Temple
Building clearly showing a Community Bank (top)
and Kessler whiskey (below) ghost signs.

Uncredited photograph, circa 2015. Shayna Rose
Arnold. “Rick Caruso Shares His Preservation-
Friendly Plans for Glendale’s Masonic Temple”
April 7, 2015. At hĴps://lamag.com/urban
development/rick-caruso-shares-his-preservation-
friendly-plans-for-glendales-masonic-temple/
Figure 2: View northeast of Masonic Temple
Building clearly showing a “WELCOME TO
GLENDALE” (top) with “MASONIC TEMPLE” and
Coca Cola (below) painted signs. Uncredited
undated photograph, circa 1950s from Dave’s Rail
Pix at hĴps://www.newdavesrailpix.com/ . Not for
Publication.

In Figures 1 and 2, note the ghost signs as well as the extant and former billboards in the foregrounds of each photograph. Despite their popularity, public interest and the undeniable nostalgia of ghost signs, unfortunately the ghost signs on the Masonic Temple were abated as part of the 2015 “renovation.” Contrary to what City Council and/or HPC and the public were told by a Caruso staﬀ member, ghost signs generally are not required to be abated (removed or covered) by law. He said, incidentally in that meeting that the property contained “the most lead that the [abatement] contractor had ever seen” which both a dubious and a meaningless claim. Clear lead containment is absolutely possible and involves using specialized, clear, water-based, low-VOC acrylic coatings to encapsulate lead-based paint on surfaces, including concrete. The product forms a protective, maĴe-ﬁnished barrier that seals the hazard without changing the appearance of the sign. Because it is simple to retain them, ghost signs they are most often lost to demolition or to new building additions. In 2023, a ghost sign for a 15-cent movie theater at 417 N. Brand Bl. was brieﬂy exposed after an adjacent building was demolished. There was no way to expose the theater sign permanently, unlike the Masonic Temple Building’s signs which should have remained. Now the applicant who was aﬀorded too much change in 2015, in a series of segmented reviews over the course of a year or more. In its haste to please the applicant, the City of Glendale was already so overly permissive that the property’s historic signiﬁcance, as well as its Mills Act Contract should both be under scrutiny.

There are other, far more speciﬁc fatal ﬂaws to the proposed extension of the Advertising Signage Overlay Zone, as well as other issues with conformance with the most fundamental historic preservation policies. In its haste to please the applicant, the City of Glendale was already so overly permissive to that developer that the subject property’s historic signiﬁcance, as well as its Mills Act Contract should both be held to a high level of scrutiny.

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4 Advertising Signage Overlay Zone
The Glendale Municipal Code (GMC) states in Zoning Ordinance, Chapter 30.26.040 under “Criteria to Approve an Advertising Signage Overlay Zone” (ASOZ):

B. The city council may, by ordinance, designate a geographic area as an ASOZ if the council ﬁnds that the area is:

1. Designated downtown speciﬁc plan (DSP) in the city’s land use element of the general plan.

2. Located within the boundaries of the Central Glendale Redevelopment Project Area as of the date of adopting this chapter.

3. A minimum of 20 contiguous acres in size, not including streets and alleys, excluding the areas of streets and alleys from acreage calculations.

5. Occupied by buildings no more than 110 feet in height (emphasis added).

Item B.4. is important because adding the Masonic Temple Building to the ASOZ when the freestanding building contains no retail, restaurant or theater uses. The subject property’s use is oﬃce space so it does not meet the criteria to qualify. B.5. may not be an issue because the building height appears to be 105 feet. In the same chapter, etc., the GMC directs under C:

The signs in question are not proposed to be "installed parallel to the face of the building" as described in item C.5. As proposed, the north- and south-facing signs would be perpendicular to the face of the building, not parallel. While the GMC does not deﬁne what the "face" of a building is, the word is usually interchangeable with facade, which means the front of a building. The proposed signs would be not quite ﬂush with the north elevation and aﬃxed to the added exterior stairwell, perpendicular, not parallel to the face of the subject property building. The proposed signs would not comply with the stated requirements.

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5 Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns Another essential source in historic preservation, the National Park Service, in its "Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns" (at Preservation Brief 14: New Exterior Additions to Historic Buildings: Preservation Concerns) directs unambiguously regarding exterior additions (which the proposed electric signs would be) on page 14:

Signs such as the large, projecting electric types proposed at the Masonic Temple Building qualify as exterior additions. The proposed signs are, by design, neither simple nor unobtrusive. The two signs would actually be the opposite: elaborate, electriﬁed, unmistakably ﬂashy and conspicuous. The signs as proposed would be highly visible, as is speciﬁcally directed against in the guidance. They would be placed on the most visible elevations of the historic building from both north and south views. Nothing about the black-rimmed, electrical animated signs would be harmonious or correspond with the board-formed exterior concrete side walls that were over-painted in 2015. The two signs would certainly be smaller than the historic building overall, but as proposed would be neither respectful in their sizes or designs to the simple, Period Revival-inﬂuenced Masonic Temple Building. That brief provides guidelines for adding new all types of additions including signs to the exterior of historic buildings while preserving their historical character and signiﬁcance. None of the four highlighted bullets in this section above is being followed in the designs for the proposed signage, see Figures 3 and 4 on the following page.
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6 Preservation Brief 25: The Preservation of Historic Signs Similarly, in Preservation Brief 25: The Preservation of Historic Signs, the National Park Service directs how to add new signs to historic buildings in several fundamental, non-prescriptive principles on page 11 (see following page and Preservation Brief 25: The Preservation of Historic Signs). For the Masonic Temple, following these basic guidelines regarding exercising restraint in the addition of new signs is not proposed (Figures 5 and 6).

The proposed signs would be incompatible with the historic building; they are designed to be overly large and exceedingly prominent. The decision made by city council January 27th should be reconsidered, reversed, abandoned or modiﬁed in this meeting now that that you all have been provided in this clear guiding information and its explanation. 255 of 499

7 For the Masonic Temple Building, there is no known sign or graphic standards program. It is not part of the Americana property, despite its shared ownership. The proposed signs would not “work with the building,” as recommended in the guidance, the historic building would be nothing but a vertical canvas for giant, garish, incompatible signs.

Review of the applicant’s consultants’ memorandum is discomforting. ARG’s claim to Caruso staﬀ on page 9 of their August 6, 2025 “Secretary of the Interior’s Standard Compliance Assessment” asserts in its conclusion

Pages 2, 6 and 8 are notably missing from Exhibit 8 in last week’s packet. It is assumed that the Masonic Temple Building’s character-deﬁning features are not described, identiﬁed or 256 of 499

8 enumerated in those missing pages. The consultant nevertheless concluded without clear justiﬁcation that the proposed project would have “minimal-to-no impact to the historic materials [which is the only one of seven unmentioned, recognized aspects of integrity], the character-deﬁning features or aesthetics” of the subject property. There was also no discussion of aesthetics in the pages included in the packet.

Conversely, in the California Code of Regulations in Title 14, Section 15064.5 “Determining the Signiﬁcance of Impacts to Archaeological and Historical Resources, the law deﬁnes and clariﬁes:
(b) A project with an eﬀect that may cause a substantial adverse change in the signiﬁcance of an historical resource is a project that may have a signiﬁcant eﬀect on the environment.
(1) Substantial adverse change in the signiﬁcance of an historical resource means physical demolition, destruction, relocation, or alteration of the resource or its immediate surroundings such that the signiﬁcance of an historical resource would be materially impaired.
(2) The signiﬁcance of an historical resource is materially impaired when a project:
(A) Demolishes or materially alters in an adverse manner those physical characteristics of an historical resource that convey its historical signiﬁcance and that justify its inclusion in, or eligibility for, inclusion in the California Register of Historical Resources;
(B) Demolishes or materially alters in an adverse manner those physical characteristics that account for its inclusion in a local register of historical resources pursuant to section 5020.1(k) of the Public Resources Code or its identiﬁcation in an historical resources survey meeting the requirements of section 5024.1(g) of the Public Resources Code, unless the public agency reviewing the eﬀects of the project establishes by a preponderance of evidence that the resource is not historically or culturally signiﬁcant; or (C) Demolishes or materially alters in an adverse manner those physical characteristics of a historical resource that convey its historical signiﬁcance and that justify its eligibility for inclusion in the California Register of Historical Resources as determined by a lead agency for purposes of CEQA (emphasis added).

Based on my professionally qualiﬁed analysis of the unencumbered alterations that have been made to the Masonic Temple Buildings in 2015, including but not limited to:
 painting an unpainted concrete building,
 removing the ghost signs with inadequate justiﬁcation,  not reconstructing the storefronts faithfully using photographic evidence,  entirely altering existing window and door openings and conﬁgurations on the extremely visible north and south elevations,
 entirely altering existing window and door openings and conﬁgurations and replacing them with entirely new materials on the secondary east elevation, 257 of 499

9  using cheap substitute window materials in the enormous new north and south elevation windows that are arranged in a regular fenestration which never existed,  adding a clumsy, unnecessary exterior stairwell on the highly visible south elevation when it could have been accommodated, and previously existed within the building’s demising walls (exterior walls) in order to add leasable ﬂoor area and  over-illumination of the exterior of the building at night.

This quick list of alterations, which taken together with the proposed addition of two large, incompatible electrical signs on either side have resulted in an overly-shiny and well-lit replica of what once was a signiﬁcant historic building in Glendale. To retain its local historic signiﬁcance, a historic property must retain most, if not all of its seven italicized aspects of integrity in this paragraph. The Masonic Temple no longer retains integrity of its original design on the north, south and especially the west elevations, each of which is highly visible. Its original exterior window, door, board-formed, unpainted and façade concrete exterior materials have been altered by irreparably painting the exterior, replacing and demolishing numerous widows on the north and south sides, using cheap stick-on grids on the large, regular new windows and inﬁlling numerous window and door opening without leaving the promised blind openings. The essential feeling of the secretive Masonic Temple was lost by the addition of numerous regular windows and doors as well as making no eﬀort to reconstruct the storefronts and each side’s character-deﬁning storefront doors, despite the existence of photographic documentation on which to case the reconstruction. Any remaining feeling of the secretive original men’s club is further diminished by its excessively bright exterior illumination at night, the internally illuminated commercial sign at the top ﬂoor and the large prominent, unnecessary exterior stairwell on the south elevation that is right at the street wall and bever existed. The physical record of anonymous tradesmen’s original, late 1920s workmanship, erecting and stripping wooden boards to shape the exterior north, south and east walls has been irrevocably dulled and erased by the application of exterior paint that never historically existed and cannot be removed using the “gentlest means possible” directed in the Standards for Rehabilitation. Workmanship applies to the property as a whole or to its individual components. It is expressed in vernacular methods of construction and plain ﬁnishes or in highly sophisticated conﬁgurations and ornamental detailing, like the front of the building, which was also painted in the 2015 renovation, dulling the crispness and edges of the building’s ornate cast detail. Its larger seĴing has been somewhat altered as Glendale grew but includes not only the physical conditions under which the property was built but includes the functions (such as Masonry) that it was intended to serve. The historic building has lost the original Masonic function and all of its secret society trappings, such as few windows, a slightly mystical main entrance and few doors and windows. The only appliable aspect of integrity the property has not lost is its original location.

Application of basic historic preservation concepts regarding restraint in the design, implementation and addition of the new signs under consideration would not have allowed the proposed, overly large and modern, incompatible signs that were approved on the 27th by city council.

Powers & Duties of the Historic Preservation Commission I see that the applicant’s paid consultants’ inadequate analysis of the proposed signs for conformance with the Standards for Rehabilitation, absent identiﬁcation of character-deﬁning 258 of 499

10 features but with inconsistent interpretation of CEQA as its relates to historical resources has somehow been substituted for appropriate project review by Glendale HPC. In the GMC, Chapter 2.76.100 states under “Powers and duties generally” The historic preservation commission shall have the power and it shall be its duty to perform the following acts:

A. To consider and recommend to the city council additions to and deletions from the Glendale Register of Historic Resources;
B. To keep current and publish a register of historic resources; C. To make recommendations to the planning commission, and the city council on amendments to the Historic Preservation Element of the city General Plan; D. To grant or deny applications for permits for demolition, or major alterations of historic resources [see deﬁnition of major alteration on the following page] E. To grant or deny appeals from decisions of the director of community development as speciﬁed in Section 15.20.040 of this code;
F. To encourage public understanding of and involvement in the unique historical, architectural and environmental heritage of the city through educational and interpretative programs;
G. To explore means for the protection, retention and use of any historic resource, historic district, or potential historic resource or district; H. To make recommendations to the city council on applications for properties to be included in the Mills Act property tax incentives program which may be subject to historic property contracts as set forth in Section 15.20.070 of this code; I. To encourage private eﬀorts to acquire property and raise funding on behalf of historic preservation; however, the commission is speciﬁcally denied the power to acquire any property or interest therein for or on behalf of itself or the city; J. To recommend and encourage the protection, enhancement, appreciation and use of structures of historical, cultural, architectural, community or aesthetic value which have not been designated as historic resources but are deserving of recognition; K. To encourage the cooperation between public and private historic preservation groups;
L. To advise city council and city boards and commissions as necessary on historic preservation issues;
M. To make recommendations concerning, and render decisions on, design review applications aﬀecting designated historic resources, resources pending designation as historic resources, potential historic resources, protected interiors, and protected landscape features as deﬁned in Section 15.20.020 of this code, and aﬀecting existing or proposed buildings, structures, or objects in designated and pending historic district overlay zones, as deﬁned in Section 30.25.030(C) of this code and pursuant to Chapter

30.47 of this code;
N. To perform any other functions that may be designated by resolution or motion of the city council;
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11 O. To make environmental determinations under the California Environmental Quality Act on any discretionary project applications the historic preservation commission considers for approval (emphasis added).

The stated powers and duties of the Historic Preservation Commission, particularly Items D, L, M and O were inexplicably an illegally sidestepped when the major alteration for large, new signs was analyzed by a paid consultant engaged by the applicant instead of the HPC. Whether the decision was made by staﬀ of by a department head is immaterial- it should not be allowed to progress. The city council and mayor must call this serious mistake out, pause the process and send this proposal to the HPC to make the appropriate decision in keeping with their duties.

Is this a “Major Alteration?”
As described in the Powers and Duties of the HPC section above, item D. assigns the responsibility to the HPC “To grant or deny applications for permits for demolition, or major alterations of historic resources… In the Historic Preservation Ordinance of the GMC (15.20.020) it declares
"Major alteration" means alteration to any exterior portion of a designated historic resource, of a resource that is pending designation as a historic resource, or of a potential historic resource, or to any protected interior that involves:

1. Construction of an addition to an existing building or structure, or new construction, exceeding 200 square feet at a location visible from the public right-of-way... [like Brand Boulevard].

2. Construction of an addition to an existing building or structure, or new construction, with 700 square feet or greater of building area at a location not visible from the public right-of-way (emphasis added)
The two signs are alterations and technically should be considered additions to the historical property. They would be 817 square feet (SF) on the north elevation and 820 SF on the south elevation, which is collectively more than 1,600 square feet in total. That quantity far exceeds the stated threshold of 200 SF "at a location visible from the public right-of-way." Because the proposed sign additions meet the deﬁnition of "major alterations" as deﬁned in the Historic Preservation Ordinance, this project review, once the ASOZ was approved (or perhaps before), should rightly have been the purview of the Historic Preservation Commission (see HPC Powers and Duties description above).

Mills Act Contract
Because the Masonic Temple Building and its owners hold a Mills Act Contract, the property's property tax rate is greatly reduced. According to current information on the Los Angeles County Tax Assessor's website, the subject property’s 2026 assessed value was $12,234,000. Its Mills Act value is stated as $8,734,000, which is a diﬀerence of $7,450,000. Their annual tax bill should be around $134,500 but is instead roughly $96,000. per year.

As stated in TGHS’ leĴer of November 17, 2015 on page 1:

TGHS believes… that the renovations to the Masonic Temple can in no way be considered to comply with the goals of the Mills Act and therefore that the application should be denied.
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12 Currently only properties on the Glendale Register are eligible for a Mills Act contract; however, they are not entitled to one. TGHS has aĴended several HPC meetings in which homeowners who sought a Mills Act contract were required to perform work to restore the integrity of their historic resource, and we congratulate the HPC for its rigor in these cases. Conditions placed on Mills Act contracts accomplish exactly what is intended in the language of the [California Oﬃce of] Historic Preservation…: they oﬀer a ﬁnancial incentive to perform needed restoration work. Conditions imposed on homeowners include the restoration and protection of original wood beams, restoration of the original exterior ﬁnish, and the replacement of newer windows with windows that match the originals as closely as possible [underlined emphasis added].

Changes to this historic property should be far more carefully reviewed, by the HPC, which is the appropriate city body. This is particularly true considering the ﬁnancial yearly reward of $38,500 that the owner is receiving approximately in tax reductions (or $385,000. per decade). In part for this reason, the proposed overly modern, exceptionally visible, incompatible sign alterations, as demonstrated in this leĴer alteration must be far more closely considered with HPC making a recommendation to city council.

I greatly appreciate the chance to comment and sincerely hope that each of you will take this important information and analysis into consideration and pause this process or reverse your previous decision. Please ensure that this leĴer is entered into the Administrative Record for this project.

Sincerely yours.

Francesca Smith
Francesca Smith
Qualiﬁed Architectural Historian

Cc: Suzie Abajian, PhD, City Clerk
Roger Kiesel, Senior Planner
Historic Preservation Commission
Roubik Golanian, P.E., City Manager

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November 17, 2015 Chairperson Vartanian and Members of the Historic Preservation Commission City of Glendale 613 E. Broadway Glendale, CA 91206 Re: Agenda Item 7a—232-234 S. Brand Boulevard (Masonic Temple, GR No. 15) Dear Chairwoman Vartanian and Commissioners Morgan, Shier, and Vidor: On behalf of the Board of Directors of The Glendale Historical Society and its more than six hundred members, I would like to thank you for the opportunity to comment on the Mills Act contract application for the Masonic Temple. We are glad that the Masonic Temple will be in use again. We do, however, regret the extent of the alterations. We believe that after such radical changes, the building can no longer be considered eligible for the National Register, as surveyed in the Historic Resources Technical Report for the Downtown Specific Plan, which was adopted by City Council in 2006. The Mills Act is, according to the California Office of Historic Preservation website, “the most important economic incentive program in California for the restoration and preservation of qualified historic buildings by private property owners.” The purpose of the Mills Act is to encourage property owners to restore and maintain the integrity of historic resources. As you know, TGHS strongly supports the Mills Act program and is proud that Glendale participates in it. TGHS believes, however, that the renovations to the Masonic Temple can in no way be considered to comply with the goals of the Mills Act and therefore that the application should be denied. Currently only properties on the Glendale Register are eligible for a Mills Act contract; however, they are not entitled to one. TGHS has attended several HPC meetings in which homeowners who sought a Mills Act contract were required to perform work to restore the integrity of their historic resource, and we congratulate the HPC for its rigor in these cases. Conditions placed on Mills Act contracts accomplish exactly what is intended in the language of the Historic Preservation Office: they offer a financial incentive to perform needed restoration work. Conditions imposed on homeowners include the restoration and protection of original wood beams, restoration of the original exterior finish, and the replacement of newer windows with windows that match the originals as closely as possible. 262 of 499

While the HPC approved most of the alterations to the Masonic Temple, with some exceptions that will be noted, it did so based on the applicant’s claim that these changes were necessary to make the building viable for a particular commercial tenant. Indeed, we heard several times that the proposed project had to be completed by December 2015 or the tenant would not move in and the building sale would not take place (Exhibit A, Project Objectives, Project Design Review, April 16, 2015, 1). The proposed new use and tenant requirements dictated virtually all decisions governing fenestration, Nanawalls, glass balcony, and the stair tower. Original windows had to be filled in to accommodate very large new windows; the stair tower was not a structural necessity of the building but an addition driven by interior function. None of these alterations represent or were represented as restorations of the historic character of the building. Even the front façade was a missed opportunity to restore it closer to the original. These changes may suit the needs of the owner and tenant, but they do not meet the preservation standards the Commissioners have long associated with the Mills Act. We respectfully submit that no ordinary homeowner in Glendale would receive a Mills Act contract from the HPC if he or she had performed such significant alterations to a Glendale Register property. For an ordinary Glendale homeowner, the HPC would impose strict conditions to restore the building to a closer approximation of the original before granting a contract. The conditions listed by staff do not count; they are simply directives to the applicant to finish the project. We ask that you treat the applicant for the Masonic Temple in exactly the same manner as you would treat any Glendale homeowner. We further point out that not all work undertaken was approved by the HPC. HVAC placement changed and a large number of brand new perforations were required as vents; these were approved at staff level. In addition, the new windows are not the windows the HPC approved. Caruso Affiliated’s Phase 1 Narrative Statement and Supporting Materials of April 7, 2015 (Exhibit A, Project Design Review, April 16, 2015), stated that “New windows [are] intended to be in an aluminum material to match [the] look and character of existing steel windows” (3). Page & Turnbull’s revised memorandum of March 25, 2015 was more specific: “New windows will be contemporary with a single central panel flanked by multi-pane, divided light windows similar to the casement windows found at the building” (Exhibit C, ibid., 7). It further noted that “the windows…are compatible and designed to be contemporary” (10). However, the window additions are neither similar to nor compatible with the original casement windows, even allowing for the substitution of aluminum for steel over the objections of TGHS. The new windows are standard storefront extrusions with applied muntins. That is, in contrast with the original divided light windows, and the contemporary multi-pane, divided light windows promised by the applicant and approved by the HPC, these are simply large sheets of glass with exterior bars glued or otherwise attached to them to simulate divided lights. These are incompatible, inappropriate substitutes for the windows requested and approved; they have no place on a historic building and do not meet the Secretary of the Interior’s Standards for Rehabilitation by any means. 263 of 499

Figure 1. Photo taken Nov. 12, 2015. Note that upper right side of window has already lost its applied muntin. This would not be possible if the applicant had installed the multi-pane divided light windows that the HPC approved. We note that nothing was submitted by the applicant to the HPC requesting a change to the multi-pane, divided light windows. The only other north and south façade window details were given as part of Gensler’s Presentation on the Former Masonic Temple Building from May 11, 2015 (exhibit B, Project Design Review, May 21, 2015, 21-22). These details simply establish how the windows will be configured and how they will fit into the openings, not that they are simulated muntins. Glendale will live with this building. It is an important landmark, and occupancy will help to prevent its deterioration. But this renovation does not respect the building’s historic fabric. It is not a worthy example of historic preservation and cannot be considered a suitable candidate for a Mills Act property tax credit. Sincerely, Greg Grammer Greg Grammer, President The Glendale Historical Society 264 of 499

Via Email
February 3, 2026
Members of the City Council and Community Development Staff City of Glendale
613 East Broadway, Room 200
Glendale, CA 91206
Re: Case No. PZC-0014-2025. Amendments to ASOZ and GMC

Dear Mayor Najarian, City Council Members, and Community Development Staff:

The GHCC discussed the amendments to the ASOZ and GMC at our February meeting and unanimously opposed this ordinance and the addition of electronic signage to the historic Masonic Temple. There is agreement with the opposition points raised during the Council Meeting on January 27th. Clearly modern electronic video signage is out of character with a historic resource. The expansion of the existing zoning to cover the minimum properties required to install the signage on the Masonic Temple and hang over the air rights of the adjoining properties is spot zoning as no other properties will benefit from the zoning change.

A Mills Act contract confers a significant financial incentive to preserve the historic character of a property. With a Mills Act contract in place with the Masonic Temple, the addition of out of character electronic signage violates the spirit and intent to maintain a historic resource.

Bypassing the Historic Preservation Commission prior to adopting an ordinance that significantly changes the exterior façade prevents the hearing body best suited to evaluate the impacts. Collectively, we believe that modern electronic signage detracts from historic preservation and consider the HPC is the best forum to decide the matter.

We oppose the adoption of the Advertising Signage Overlay Zone and amendments to the Chater sections for numerous reasons elaborated by the community and encourage Council not to adopt this ordinance. At a minimum, this matter must be referred to the Historic Preservation Commission to provide an appropriate forum to address the impact on this historic resource.

Sincerely,

Grant Michals
President, Glendale Homeowners Coordinating Council
265 of 499

From: Abajian, Suzie
To: Calvert, Bradley; Garcia, Michael J.

Cc: Adjemian, Aram; Simon, Jinette
Subject: Fw: Case No. PZC-0014-2025. Amendments to ASOZ and GMC Date: Tuesday, February 3, 2026 7:01:52 PM
Attachments: glendaleca_logo.png
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Suzie Abajian | City Clerk
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613 E. Broadway, Room 110, Glendale, CA 91206
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[email protected] |
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From: [email protected] <[email protected]>
Sent: Tuesday, February 3, 2026 5:45:07 PM
To: Najarian, Ara <[email protected]>; Adjemian, Aram <[email protected]>; Kassakhian, Ardashes <[email protected]>; Brotman, Daniel <[email protected]>; Asatryan, Elen <[email protected]>; Abajian, Suzie <[email protected]>; Gharpetian, Vartan <[email protected]>; Golanian, Roubik <[email protected]>
Subject: Case No. PZC-0014-2025. Amendments to ASOZ and GMC

CAUTION: This email was delivered from the Internet. Do not click links, open attachments, or reply if you are unsure as to the sender.

266 of 499

Via Email
February 3, 2026

Members of the City Council and Community Development Staff City of Glendale
613 East Broadway, Room 200
Glendale, CA 91206
Re: Case No. PZC-0014-2025. Amendments to ASOZ and GMC

Dear Mayor Najarian, City Council Members, and Community Development Staff:

The GHCC discussed the amendments to the ASOZ and GMC at our February meeting and unanimously opposed this ordinance and the addition of electronic signage to the historic Masonic Temple. There is agreement with the opposition points raised during the Council Meeting on January 27
th. Clearly modern electronic video signage is out of character with a historic resource. The expansion of the existing zoning to cover the minimum properties required to install the signage on the Masonic Temple and hang over the air rights of the adjoining properties is spot zoning as no other properties will benefit from the zoning change.

Bypassing the Historic Preservation Commission prior to adopting an ordinance that significantly changes the exterior façade prevents the hearing body best suited to evaluate the impacts.

Collectively, we believe that modern electronic signage detracts from historic preservation and consider the HPC is the best forum to decide the matter.

Sincerely,

Grant Michals
President, Glendale Homeowners Coordinating Council
cc: GHCC Board Members and Delegates

267 of 499

ARMBRUSTER GOLDSMITH & DELVAC LLP
12100 WILSHIRE BOULEVARD, SUITE 1600 | LOS ANGELES, CALIFORNIA 90025 | T: 310.209.8800 www.AGD-Landuse.com
DALE J. GOLDSMITH
T: 310.254.9054
E: Dale@AGD-
Landuse.com

February 3, 2026

BY EMAIL
The Honorable City Council
of the City of Glendale
613 E. Broadway, 2nd Floor
Glendale, California 91206

[email protected]

Re: 230-238 S. Brand Blvd. (Item 8.a on the February 3, 2026 Council agenda) Dear Councilmembers:

We represent Caruso Property Management LLC (“Caruso”), the applicant in the above- referenced matter. Caruso is seeking amendments to the Advertising Signage Overlay Zone (“ASOZ”) and a Development Agreement to permit the installation of two signs (“Signs”) on the Masonic Temple Building (“Building”) at the above address (“Project”). The Signs will add visual interest and provide a new source of revenue to the City of Glendale (“City”).

We are writing on behalf of our client to provide point-by-point responses to late comments by members of the public that we only received today. As set forth below, none of the arguments presented has merit. Therefore, we respectfully request that you follow the recommendations of City Staff and the unanimous Planning Commission and approve the Project.

A. Letter from Francesca Smith dated February 2, 2026

1. The scope of the 2015 renovation of the Building is not relevant to the current proposal.

Ms. Smith asserts that the City’s approval of the renovation and rehabilitation of the Building in 2015 was inappropriate. However, the time period for challenging this approval has long since passed, and the renovation work was completed years ago. As such, the Building, as renovated, represents the baseline existing conditions.

In accordance with best practices, historic preservation experts ARG evaluated the Project against existing conditions, not the previously approved and completed work. This expert analysis, which was independently reviewed by City Staff, demonstrates that the signs are consistent with the Secretary of the Interior's Standards for Historic Preservation (“Secretary’s Standards”). Ms. Smith has provided no credible evidence to the contrary. 268 of 499

The Honorable City Council
of the City of Glendale
February 3, 2026

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Glendale City CouncilFebruary 3, 2026

Glendale City Council
February 3, 2026