De Novo Planning Group
A Land Use Planning, Design, and Environmental Firm
DE NOVO PLANNING GROUP
180 E MAIN STREET, SUITE 108 |TUSTIN, CA 92780
atropiano @denovoplanning.com | ( 714) 453- 7711
February 17, 2026
Vilia Zemaitaitis
Deputy Director of Long Range Planning, City of Glendale 613 E. Broadway, Glendale, CA 91206
Via email: [email protected]
SUB
JECT: Focused General Plan Update – Additional Work Request Related to SB 79/GTC Only De Novo Planning Group (De Novo) is contracted with the City of Glendale to prepare the City’s updated Land Use and Mobility Elements and new Environmental Justice Element and associated environmental review. Significant work effort has been completed resulting in the completion of the Draft General Plan Elements, technical studies (air quality, energy, and GHG, noise and vibration, and traffic), and the Administrative and Revised Drafts of the Environmental Impact Report (EIR).
Senate Bill (SB) 79, the Abundant and Affordable Homes Near Transit Act, was signed into law on October 10, 2025.
SB 79 requires cities and counties in counties with at least 15 passenger rail stations to permit taller, denser apartment buildings within a half -mile of major transit hubs. To address California's housing shortage, the law mandates that local jurisdictions allow residential developments of up to nine stories near train stations and high - frequency bus stops, effectively overriding local zoning. The law goes into effect July 1, 2026.
In response to SB 79’s passage, the City of Glendale has determined the need to modify the technical studies (air quality, energy, and GHG, noise and vibration, and traffic), and the Draft EIR to account for potential growth allowed under SB 79 as a cumulative related project . The scope of work and fee outlined below identifies necessary revisions to the various existing draft project components to account for potential growth within ½ -mile of the Glendale Transit Center (GTC).
If you have any questions on this assignment, please contact me to discuss our approach. I can be reached at (714) 453-7711 or [email protected].
A
manda Tropiano
Principal
Exhibit 8
De
Novo Planning Group – SB 79 GTC Proposal
2 SCOPE OF WORK
PROJECT 7 SB 79 IMPLEMENTATION GTC AREA ONLY
TASK 7.1 G ROWTH POTENTIAL ANALYSIS
De Novo will analyze the parcels in the GTA area to determine the extent of application of SB 79 development standards and the growth potential associated with such standards. This effort will include the numerical analysis of potential sites at the parcel level, along with mapping studies to identify and evaluate implications.
Deliverables:
• Growth potential at parcel level of SB 79 implementation at GT C
TASK 7.2 T RAVEL DEMAND MODEL
The Glendale Citywide Travel Demand Model (Model) will be modified to account for the development potential around the GTC. Kittelson will review the SB 79-specific land use data provided by De Novo, on a parcel-level basis, and develop new model inputs to account for the SB 79 development potential in the future condition. Kittelson will then code the development potential surrounding the GTC into the Model and run the model for future 2045 baseline conditions. Kittelson will add the Project to the updated 2045 baseline model to develop new 2045 plus Project conditions. The results from the new model runs will be compared to the previous version to ensure that the outputs are correctly scaled.
Deliverables:
• Model runs
TASK 7.3 T RAFFIC OPERATIONS ANALYSIS
The draft Glendale General Plan Update Traffic Operations Analysis (TOA) assessed operating conditions at 30 intersections and 32 roadway segments across the city, primarily focused in areas with high anticipated growth or other key locations as determined by the City. To ensure that the effects of SB 79 are captured, Kittelson assumes up to four additional analysis locations will need to be added – the number and location will be confirmed with City staff. For each location, Kittelson will obtain the existing volumes from the ongoing Citywide Traffic and Mobility Study (CTMS), extract future 2045 baseline and plus Project volumes from the Model, and calculate LOS conditions for the weekday AM and PM peak hours. Kittelson will then update the TOA with the da ta and results from these additional locations. In addition, new ADT figures will be prepared and included in the document.
Deliverables:
• Draft and Final TOA (Microsoft Word and PDF)
De Novo Planning Group – SB 79 GTC Proposal
3 TASK 7.4 ENVIRONMENTAL IMPACT REPORT
7.4.1 TECHNICAL STUDIES
AIR QUALITY , ENERGY , AND GREENHOUSE GAS EMISSIONS
The updated cumulative buildout scenario will require remodeling. De Novo will conduct updated air quality, energy, and greenhouse gas emissions modeling and will incorporate the revisions into the EIR analysis. Stand -alone technical studies will not be prepared; modeling assumptions and output will be provided within the appendices.
NOISE AND VIBRATION
The updated cumulative buildout scenario will require preparation of updated noise modeling, including updated noise contours. MD Acoustics will prepare updated modeling to account for potential mobile -source operational impacts. The Noise technical study will be updated to reflect the revisions.
CEQA TRANSPORTATION IMPACT ASSESSMENT
Using the model new output (described above), Kittelson will extract the VMT-related data and recalculate the total citywide VMT for 20245 baseline and with Project conditions. Kittelson will update the draft Glendale General Plan Update Transportation Impact Analysis (TIA) with the new VMT data and determine any changes to potential significant impacts that would occur with the Project.
Deliverables:
• Draft and Final Noise and Vibration Technical Study (Microsoft Word and PDF) • Draft and Final TIA (Microsoft Word and PDF)
7.4.2 PREPARATION OF REVISED DRAFT EIR
An Administrative Draft EIR was previously submitted and reviewed by the City. The comments have primarily been addressed and the Revised Draft EIR has been substantially completed. The De Novo team will further modify the Revised Draft EIR to include updates and revisions to all sections to account for the updated cumulative analysis associated with SB 79. The Revised Draft EIR will be provided to the City for review and comment.
Deliverables:
• Revised Draft EIR (Microsoft word with figures in PDF)
7.4.3 PREPARATION OF SECOND REVISED DRAFT EIR
Following the City’s review of the Revised Draft EIR, De Novo will prepare a Second Revised Draft EIR to address comments received from the City. Changes will be highlighted/provided in tracked changes to assist in the review.
The Second Revised Draft EIR will be provided to the City for review.
The next iteration of the EIR will be the Public Review Draft EIR, which is included within our current scope of work.
Deliverables:
• Second Revised Draft EIR (Microsoft word with figures in PDF)
De Novo Planning Group – SB 79 GTC Proposal
4 SCHEDULE
The timeline to modify the existing general plan and environmental documents is approximately four months beyond the existing contract term limit (Septmebre 2026). The revised project completion date is December 31, 2026.
COST ESTIMATE (GTC ONLY)
City of Glendale Focused GPU - SB 79 Update (GTC Only)
MD
Acoustics Kittelson Direct Costs
hours $150 hours $ 115 hours $100 hours $85 hours Fee
Fee
7.1 Growth Potential Analysis 80 $12,000 0 $0 0 $0 0 $0 80 $12,000 $12,000
7.2 Travel Demand Model 14 $2,100 0 $0 0 $0 0 $0 14 $2,100 $9,200 $11,300
7.3 Traffic Operations Analysis 14 $2,100 0 $0 0 $0 0 $0 14 $2,100 $9,600 $11,700
7.4 Environmental Impact Report
7.4.1 Technical Studies 48 $7,200 80 $9,200 16 $1,600 40 $3,400 184 $21,400 $6,041 $7,400 $34,841
7.4.2 Preparation of Revised Draft EIR 80 $12,000 88 $10,120 60 $6,000 120 $10,200 348 $38,320 $38,320
7.4.3 Preparation of Second Revised Draft EIR 48 $7,200 48 $5,520 48 $4,800 80 $6,800 224 $24,320 $24,320 PROJECT 7 SUBTOTAL 284 $42,600 216 $24,840 124 $12,400 240 $20,400 864 $100,240 $6,041 $26,200 $0 $132,481 $132,481
Printing,
Postage,
Filing FeesTASK/ACTIVITY
Principal Senior Planner Associate Planner Assistant Planner Noise
TOTAL FEE
Traffic
TOTALS
PROJECT 7 - SB 79 IMPLEMENTATION
De Novo Subtotal ACTIVITY
TOTALS