Irwindale City Council
December 3, 2025

Resolution No. 2025-108-3696
SP&DR(DA) No. 03-2025

21. Applicant shall obtain approval and permits from the Community Development Department and Building Division for all project signage prior to construction of any signs on the project site.

22. A temporary chain link fence with green screening, or acoustical fencing assembly shall be installed and maintained around the perimeter of the site during construction.

23. Any masonry walls, tube steel fences, and driveway gates shall be decorative and consistent with the building design and the Commercial and Industrial Design Guidelines. The design of the walls and gates shall be subject to review and approval of the Community Development Department. No chain link fencing shall be allowed for permanent perimeter fencing applications.

24. Applicant shall at all times comply with the Irwindale Municipal Code Noise Standards (as may be amended) as measured at the Site boundary. Additionally, if noise impacts exceed the applicable noise standard contained in the Irwindale Municipal Code, Applicant shall take necessary actions and implement procedures to bring the operations into compliance with this Code.

25. Applicant/developer shall post “No Overnight/Unauthorized Parking” signs on the property prior to construction to prevent unauthorized parking on the site.

26. Construction activity shall take place no earlier than 7:00 AM on each day and no later than 7:00 PM on each day, Monday thru Saturday. No construction activities of any kind shall be performed on Sundays or holidays without a permit per IMC Subsection 9.28.110(A).

27. All construction related activity shall comply with the noise standards as set forth in IMC Section 9.28.030.

28. All truck loading and unloading shall occur on the site. No loading, unloading or truck idling shall be permitted to take place on the street for any business located on the site.

29. To the extent feasible, Applicant shall participate in Southern California Edison’s “Savings by Design” program.

30. Development shall adhere to all Mitigation Measures identified in the adopted Mitigation Monitoring and Reporting Program (MMRP), made a part of the Final Environmental Impact Report (SCH# 2023020290) associated with the project in compliance with the California Environmental Quality Act (CEQA).

31. Cultural Resources. If a potential Native American resource is uncovered during ground disturbance activities, the Applicant shall halt work in the immediate area

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SP&DR(DA) No. 03-2025

of the find, promptly inform the Community Development Department of the suspected presence of that Native American resource, cease earth-disturbing activities in proximity thereto, and retain a qualified professional archaeologist and a culturally-affiliated Native American monitor acceptable to the City for the purpose of examining the potential Native American resource in order to determine whether it is a “tribal cultural resource” as defined in Section 21074(a) of the Public Resources Code (PRC) and/or a “unique cultural resource” as defined in Section 21083.2(g) of the PRC. No additional ground disturbance activities shall occur in the immediate location of the potential Native American resource until all information recovery has been completed, a report filed with the City, and that report made available to interested representatives of Native American tribes that are traditionally and culturally affiliated with the project area.

32. Any future private street/drive shall be subject to City review and approval.

Applicant shall be responsible for the design and installation of all required off-site signage related to Irwindale Gateway Specific Plan development.

C. FIRE DEPARTMENT

1. Alternative Materials or Methods Review (AMMR). Before any permit is issued, besides those allowed by the building department to be at risk, the applicant shall submit and obtain approval from LACoFD of all facility and equipment plans subject to LACoFD authority. These plans shall include but not be limited to any necessary requests for variance(s) from the default prescriptive requirements of the Los Angeles County Fire Code [i.e., requests to “use an alternate material, assembly of materials, equipment, method of construction, method of installation of equipment or means of protection” from that which is prescribed by the codes and standards to be the default requirement (2023 LACFC § 104.10)]. Said approvals from the LACoFD shall be obtained from the County of Los Angeles Fire Department, specifically the Engineering Section of the fire Prevention Division, and bear the signature of the County of Los Angeles Fire Marshal.

2. Explosion-Hazard Early Warning Detection and Notification.

Where the chemistry or design of the ESS, or battery ESS (BESS, or electrochemical ESS), is capable, during normal or failure modes, of creating an explosive atmosphere of consequence within the airspace of its battery compartment, room, or other enclosure (whether a full-volume or partial-volume explosive atmosphere):
a. Early warning detection and notification via a fire-alarm system compliant with the Los Angeles County Fire Code and the NFPA-72 standard shall be designed with detection inside each battery compartment to effectively provide advanced warning of any accumulation towards an explosive limit of flammable/explosive gases, in accordance with the Los Angeles County Fire Code.
b. These detection devices shall be addressable.

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SP&DR(DA) No. 03-2025

c. Automatic notification serving potential impact areas via on-site sets of horns, beacons (red or orange), and signs, shall be provided as determined by LACoFD.
d. Automatic notification by the fire-alarm system shall be made to 9-1-1 as determined by LACoFD.
e. On-site identification of the particular enclosure(s) in alarm shall be achieved via horn-strobe notification device(s).
f. Gas detection systems, including any that are used to initiate an explosioncontrol system, shall comply with the requirements of NFPA 72 and be supervised by the fire-alarm system.

3. Explosion-Hazard Shielding.

The maximum-potential explosion-hazard consequences, including pressurewave generation and projectile/shrapnel impact, for a battery-failure gasaccumulation scenario not less-severe than the scenario defined by the Los Angeles County Fire Department (LACoFD), shall be established by a qualified third party and subject to approval by the LACoFD.
a. Based on the maximum-potential explosion-hazard results, an explosionshielding wall that is engineered to provide protection from one such maximumpotential explosion occurrence, for the closest BESS enclosure thereto, for each BESS enclosure to be installed, shall be provided:
i. Around the entire BESS-installation perimeter of the BESS installation(s) or BESS field as a whole, to protect persons outside the facility; and
ii. As a shield for four persons operating at each required firstresponder/fire-command station for these installations. b. The height of these perimeter walls shall a minimum height of 10 feet or exceed the height of the BESS enclosures by at least 18 inches, and shall in no case be less than any minimum height requirement set therefor by the jurisdictional planning agency.
c. Install a vehicular gate for fire apparatus access within the northeast wall, as indicated in the highlighted area, providing an emergency vehicle access route to the adjacent parcel. The vehicular gate shall provide a minimum unobstructed width of 26 feet or greater to accommodate for the fire apparatus turning radii and maneuvering ability to adjoining fire lanes. This gate shall be identified as Emergency Vehicle Access, meeting the design criteria as any other gates, and remain locked with an approved Fire Department locking device.
d. Fire apparatus access road gates through the wall shall be compliant with the Los Angeles County Fire Code, including Section 503 thereof and provide sufficient protection.

4. Site Layout of BESS Units.

In accordance with the Fire Code, separation distances between BESS units, enclosures, and groups of BESS units/enclosures, and setback distances from

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SP&DR(DA) No. 03-2025

sensitive exposures called out by the Fire Code (e.g., combustibles, hazardous materials), shall be validated by large-scale fire testing or modeling, as specified and approved by LACoFD. This may effectively reduce the number of and position of BESS units permitted to be installed on site.

5. Fire-Apparatus Access.
a. Two points of fire-apparatus access to the BESS installation, remotely located from one another.
b. Fire-apparatus access that leads directly and immediately from outside the BESS facility to each required first-responder/fire-command station shall be provided.
c. Fire-apparatus access roads shall be provided to achieve fire-apparatus access to within 150 feet of all portions of the facility and all portions of the exterior walls, at grade, of the buildings and BESS enclosures. d. The on-site fire-apparatus access roadways and fire lanes shall maintain a minimum unobstructed width of 26 feet, clear to the sky, maintain a 32-foot centerline turning radius on all turns, and maintain all-weather driving capabilities, as approved by LACoFD, of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.

6. Fire-Protection Water Supplies.
a. Install 4 new public fire hydrants. The minimum required fire flow from the public fire hydrants on this BESS projects is 1,500 gpm at 20 psi residual pressure for 2 hours.
b. Install 10 new on-site fire hydrants. For multiple private on-site fire hydrants, the required fire flow is 2,500 gpm at 20 psi residual pressure for 2 hours duration. Each individual on-site fire hydrant shall be capable of supplying a fire flow of 1,250 GPM at 20 psi residual pressure for 2 hours. The location of the required on-site fire hydrants have been located by LACoFD as part of the entitlement review process, see enclosed site plan, architectural/construction plans prior to issuance.
c. Where fire-sprinkler systems are/or a private fire hydrant are provided or required, approval shall be required to be obtained from the LACoFDFireSprinkler Plan-Review Unit.

7. Site Security.

Site security shall comply with Section 1207.4.9 of the LA County Fire Code but LACoFD advocates for enhanced security measures at these sites just like is standard practice at electrical substations, for several reasons (theft of wire, injury to intruder, terrorism, grid reliability, prevention of damage that might cause a failure event, fire, or explosion):
1207.4.9 Security of installations: Rooms, areas and walk-in units in which electrochemical ESS are located shall be secured against unauthorized entry and safe-guarded in an approved manner. Security barriers, fences, landscaping and

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other enclosures shall not inhibit the required air flow to or exhaust from the electrochemical ESS and its components.

8. Emergency Response Signage.

Facility emergency-action and -response signage, and NFPA-704 hazardclassification placards, shall be provided in accordance with LACoFD determinations.

9. Emergency Response Plan (ERP).
a. An Emergency Response Plan (ERP) shall be developed, and maintained and trained on by site personnel, for the life of the installation, in accordance with LACoFD determinations and direction.
b. A qualified after-incident mitigation company shall be maintained on retainer at all times, maintained in the list of contacts in the ERP, disclosed to LACoFD and jurisdictional building department.

10. Inspection, Testing, and Maintenance (ITM).

The BESS installation and related equipment and systems shall be inspected, tested and maintained by the operator for the life of the installation, in accordance with the submittals and installation that were approved by LACoFD, as well as established ITM standards for these systems, installations, and equipment. In no case shall ITM be less restrictive than either the ITM standards nor the submittals and installation that were approved by LACoFD.

11. Repairs, Replacements, Decommissioning, and Disposal or Other Removal from Site.

BESS repairs, replacements, decommissioning, and disposal or other removal from site shall be in accordance with all federal, state, and local laws.

12. Cost Recovery.

Facility owners shall reimburse government emergency-services providers and site-cleanup providers for costs thereto for service provision made necessary by emergency incidents at their facility.

D. PUBLIC WORKS/ENGINEERING

STREETS

1. All off-site improvements within the Public Right-of-Way shall be performed in accordance with City Standards to the satisfaction of the Director of Engineering.

Construction plans shall be approved by the Director of Engineering.

2. Provide site plan with turning templates for WB-62 trucks, showing entry and exit movements at all driveways, as well as internal circulation through any private drive aisles and private roads.

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3. Provide ALTA survey and title report for the parcel.

4. All existing and proposed easements must be shown on the site plan include all existing parcels and label all property lines.

5. Developer/Owner shall repave Live Oak Avenue, west-bound from curb to centerline, with a minimum of 1.5” of asphalt repaving; and repair any damaged or deficient curbs, gutters, and driveways as directed by the Director of Engineering. In addition, the Developer/Owner shall install meandering sidewalks (minimum 5 feet wide), landscaped parkways and street lighting along the project frontage, consistent with the requirements of the Irwindale Gateway Specific Plan

6. Live Oak Lane frontage shall be improved to City standards: 60’ wide right-of-way, 40’ curb-to-curb width, min. 5’ sidewalks on both sides, curb & gutter, street lighting, fire hydrants, ADA driveways, etc., consistent with the requirements of the Irwindale Gateway Specific Plan. Live Oak Lane shall be dedicated to the City as a public street per RESOLUTION No. 2025-05-3593, which approves TPM No. 83854.

7. Developer/Owner shall install street lighting on Live Oak Avenue, and Live Oak Lane in accordance with City standards subject to the approval by the Director of Engineering.

8. All driveways shall be designed to provide ADA accessible walkways. Prior to issuance of Certificate of Occupancy, additional public right-of-way may be required to be dedicated to the City, in addition to the right-of-way specified in Resolution No. 2025-05-3593, which approves TPM No. 83854.

9. Truck ingress/egress shall be restricted to Live Oak Ave/Live Oak Lane.

TRAFFIC

10. All points of access to the proposed development all be reviewed and approved by the Director of Engineering. Proper signage shall be installed onsite or surrounding the project site to the satisfaction of the Director of Engineering.

11. Developer/Owner shall install a new traffic signal at the intersection of Live Oak Avenue and Live Oak Lane, and transfer ownership and maintenance responsibilities to the City, in accordance with Resolution No. 2025-05-3593 approving TPM No. 83854. Developer/Owner may choose to pay the City the actual construction cost to install this new traffic signal. A separate agreement for this item shall be executed prior to issuance of any building permits if the Developer/Owner chooses this alternative option.

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UTILITIES

12. Developer/Owner shall pay for the entire cost for the design, engineering construction and inspection of any upgrade to the water main and connections as required by the water service provider for the proposed development.

13. Storm drains, catch basins, connector pipes, and appurtenances for the sitespecific storm drain system shall be designed and constructed in accordance with Los Angeles County standards and the Director of Engineering’s requirements.

The owner/developer shall submit grading and drainage plans to the Director of Engineering for approval. The grading and drainage plans shall be prepared by a licensed civil engineer and comply with Los Angeles County grading permit requirements. A hydrology study shall be included with the drainage plan.

14. Detention Basin in Parcel 2 shall be constructed to handle Storm Water Runoff for Parcel 1 parcels per Resolution No. 2025-05-3593, which approves TPM No. 83854.

15. Developer/Owner shall submit an updated Hydrology/Hydraulic calculation report to properly size the Detention Basin and the required Pump Station (If applicable) as shown on the Resolution No. 2025-05-3593, which approves TPM No. 83854.

16. Developer/Owner shall install all onsite storm water infrastructures per City and Los Angeles County standards. Developer/Owners shall consider constructing the onsite storm water infrastructures improvement to serve the parcels created by the TPM No. 83854 through a Community Facilities District (CFD).

17. Developer/Owner shall obtain and pay all applicable fee for Storm Drain Connection Permit from Los Angeles County Flood Control District for connections to the existing storm drain system, if applicable.

18. Developer/Owner shall install sanitary sewer infrastructures, including lift stations, force mains, and other necessary sanitary sewer improvements, up to the point of connection at Live Oak Ave and Rivergrade Road, in accordance with City and Los Angeles County standards."

19. Developer/Owners shall consider constructing the onsite sanitary sewer improvement to serve the parcels created by the TPM No. 83854 through a Community Facilities District (CFD).

20. Developer/Owner shall dedicate a sanitary sewer maintenance easement to the City for the maintenance of the onsite sanitary sewer improvements, prior to the issuance of the Certificate of Occupancy if the Sewer is privately owned and maintained, then no easement is required.

21. Developer/Owner shall comply with all requirements of the City and County Sanitation District, make application for, and pay the sewer connection and

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maintenance fee.

22. Fire hydrants shall be installed as required by the Fire Department. Existing public fire hydrants adjacent to the site, if any, shall be upgraded as required by the Fire Department and/or the Director of Engineering.

23. Sanitary sewers shall be constructed in accordance with the current City specifications to serve the subject development. The plans for the sanitary sewers shall be approved by the Director of Engineering. A sewer study shall be submitted along with the sanitary sewer plans.

24. Prior to the issuance of building permits, the owner/developer shall provide a willserve letter from the water service provider to the City.

MISCELLANEOUS

25. The owner/developer shall comply with the National Pollutant Discharge Elimination System (NPDES) program and shall require the general contractor to implement storm water/urban runoff pollution prevention controls and Best Management Practices (BMPs) on all construction sites in accordance with the City Code. The owner/developer will also be required to submit a Certification for the project and may be required to prepare a Storm Water Pollution Prevention Plan (SWPPP). Projects over five acres in size will be required to file a Notice of Intent (NOI) with the State Water Resources Control Board (SWRCB). The owner/developer can obtain the current application packet by contacting the SWRCB, Construction Storm Water Unit, at (866) 563-3107 or by downloading the forms from their website at:
www.waterboards.ca.gov/water_issues/programs/stormwater/construction.shtml.

The project shall also conform to the City's Ordinance regarding the requirements for the submittal of a Standard Urban Storm Water Mitigation Plan (“SUSMP”), and the requirements of Low Impact Development ("LID"). The SUSMP includes a requirement to implement Post Construction BMPs to infiltrate the first 3/4" of runoff from all storm events and to control peak-flow discharges. Refer to the Hydrology Report of the Irwindale Gateway Specific Plan and the TPM No. 83854 for construction details of the two (2) drywells as specified for the Project.

26. Unless exempted by the Los Angeles Regional Water Quality Control Board, a Covenant and Restriction ensuring the provisions of the approved SWPPP shall also be required.

27. Construction of other infrastructures may be required prior to issuance of Certificate of Occupancy.

BUILDING AND SAFETY

28. Building permits shall be obtained from the Building and Safety Division and all

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construction shall be in compliance with the current Irwindale Building Code.

29. Submit Complete Construction Documents include but not limited to Grading, Drainage, Soil Investigation, Architectural, Structural, Electrical, Mechanical, Plumbing, Landscaping…etc., shall be submitted to Irwindale Building & Safety Department for Plan check and Approval Process prior to any Permit Issuance.

All Construction Documents shall be prepared by a California Licensed Engineer specialized on the submitted documents based on the current Codes adopted by City of Irwindale.

30. Building plans for non-residential construction must contain the following items prior to its submittal for plan check, additional items may be requested:
 Site Plan: Lot size, locations and dimensions of properly lines, adjacent streets, setbacks from property lines, locations of other structures, easements, north arrow, scale, contours/drainage pattern
 General Notes: Applicable codes, occupancy classification, type of construction, allowable area analysis, and occupant load analysis, plumbing fixture analysis, description of work, lot area, existing/proposed building area, material specifications.
 Floor Plans: Walls, partitions, doors and window locations and schedule, existing and intended room uses. Floor plan must identify all existing and new construction for all affected floors.
 Roof Plan: Roof drainage pattern, roofing material and slopes, locations of hips/valleys/ridges, eave overhang dimensions, attic vent locations, rooftop equipment locations.
 Disabled Access Requirements: Complete path of travel, parking spaces/loading areas, restroom facilities, ramps, curbs, counters, etc. All details must be cross- referenced on the plan.
 Exiting: Occupant load analysis, exit locations and door schedule, required number of exits, required exit separation, travel distance, common path of egress, required fire rated separations, etc.
 Exterior Elevations: Wall covering material, plate and building heights, window/door locations, roofing material and slopes, attic vent locations, finish grade lines, and veneers.
 Cross Sections: Full height and width, indicating framing, foundation, and insulation in at least two orthogonal directions.
 Soil Investigation Report: Complete Soil/Geotechnical Investigation Report.  Grading & Drainage: Complete Grading and Drainage plans as required by Appendix J of the Current Irwindale Building Code
 Foundation Plan: Locations of all new footings, complete foundation details.

All foundation plans, details, and notes shall be stamped and signed by the Geotechnical Consultant along with the design Engineer of record.  Structural Plan: Complete Structural plans and details for all structural elements shall be included.

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 Structural Analysis: Calculations shall be provided to substantiate the structural plans where new structural elements are proposed. The structural calculations shall address both gravity and lateral loads.
 Schedules: Doors and windows, exterior/interior finish.  Manufactured Trusses: Truss profiles, layout plan, and calculations from the truss manufacturer. Details all truss connections to interior/exterior walls.  Green Building: Requirements, details, and notations shall be included in the plans.
 Very High Fire Hazard Severity Zone: The proposed project is in VHFHSZ Fire Zone. Provide all applicable details and notations as required for this fire zone.  Other: All plans & calculations shall conform to the current edition (at the time of submittal) of the City of Irwindale Building Code

31. Obtain any required environmental clearances from AQMD or other agencies if hazardous off-gassing is anticipated.

32. BESS development shall comply with all applicable Codes, not limited to CFC Chapter 12, NFPA 855, NFPA 70, CEC, LACBC

33. Equipment shall be listed and labeled in accordance with all or combination of the following standards:
• UL 9540 – Energy Storage Systems
• UL 9540A – Fire Propagation Testing
• UL 1741 – Inverters and Controllers
• UL 1973 – Battery Modules

34. Prior to the issuance of the Certificate of Occupancy, the Developer/Owner shall provide a commissioning report verifying functional testing of alarms, ventilation, suppression, and shutdown systems.

35. Grading, Drainage, Building and all other trade permits shall be obtained from Irwindale Building and Safety Division by a California licensed contractor(s). All construction shall be in compliance with the current Irwindale Building & Municipal Codes.

36. Other agencies’ (Fire, Sanitation…etc.) approvals shall be required prior to any permit issuance. An agency referral sheet shall be provided to the applicant at the time of submittal to Building & Safety.

37. In the event of installation deviates from approved plans, Developer/Owner shall submit as-built drawings prepare by California licensed professional.

38. Prior to the issuance of Certificate of Occupancy, all conditions shall be verified and satisfied by Community Development Department and Public Works Engineering Department.

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39. The Developer/Owner/Applicant shall be the sole responsible party for all required Plan Check and Permit fees, as well as any other agencies’ fees.

E. PUBLIC SERVICES

1. All walls that face the public right-of-way shall implement anti-graffiti management practices (such as planting vines on the walls). Applicant shall be responsible for graffiti removal to all walls that face the public right-of-way in a timely manner.

2. Onsite trash enclosure areas shall have sufficient space for solid waste, recycling, and organic waste receptacles and shall be covered from the elements with a solid roof structure per Title 14, Division 7, Section 17313 of the California Code of Regulations and Building Code Manual County of Los Angeles Department of Public Works Building and Safety Division 312 Article.

3. The owner and/or applicant shall remove and reconstruct all damaged, deficient, or substandard sidewalk, driveways, curb, and gutter as directed by the Director of Engineering and the Public Services Director.

4. The owner and/or applicant shall resurface the entire private road/alley and any roadway that will be dedicated public right-of-way (Live Oak Lane) to its entirety and restripe limit line/STOP.

5. The owner and/or applicant is responsible for obtaining encroachment permit(s) prior to any type of work in the public right-of-way.

6. Any work within easements on the project site shall require proper permits from the easement holder (City of Irwindale, County of Los Angeles, Southern California Edison, etc.).

7. Vehicles shall not block the sidewalk or be parked on the public right-of-way along property frontage.

8. The City will not be responsible for removing any accidental or illegal dumping of debris on private property/private road as this is the responsibility of the property owner to have it removed.

9. All utilities and signs within the public right-of-way shall meet horizontal and vertical ADA clearance requirements.

10. Any landscaping, including an irrigation system, in the public right-of-way or any property that is dedicated to the City of Irwindale for maintenance purposes must be approved by the Public Services Director, or designee, as part of the permitting

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process. Property owner is required to maintain all landscaping in the public rightof-way, including the parkway.

ATTACHMENT “D”
Project Plans, dated November 12, 2025
https://www.irwindaleca.gov/DocumentCenter/View/12086

© 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS © 2023 Microsoft Corporation © 2023 Maxar ©CNES (2023) Distribution Airbus DS 6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

ST
DG
SH

VICINITY MAP
NTS

SITE LOCATOR
NTS

LOS ANGELES COUNTY, CALIFORNIA
NTS

PRELIMINARY SITE PLANS

SAN GABRIEL PROJECT

LIVE OAK LANE
IRWINDALE, CA 91706
PREPARED FOR:

PREPARED BY:

DATE:

AYPA POWER DEVELOPMENT LLC
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
TRC SOLUTIONS, INC.
6 EXECUTIVE CIRCLE, SUITE 200
IRVINE, CA 92614
OCTOBER 2025

COVER SHEET
C-1.0

LIVE OAK AVE
INTERSTATE 605

RIVERGRADE ROAD

ARROW FWY

SHEET INDEX
Sheet Number SHEET TITLE
C-1.0 COVER SHEET
C-2.1 EXISTING PARCEL BOUNDARIES & EASEMENTS
C-2.2 EXISTING TOPOGRAPHY, DRAINAGE & FLOODING
C-3.1 PROPOSED SITE PLAN
C-3.2 ELECTRICAL STAGING PLAN
C-3.3 TRUCK TURNING PLAN
C-4.1 GRADING AND DRAINAGE PLANC-5.1 CROSS SECTIONSC-6.1 PROJECT DETAILSC-7.1 STANDARD DETAILS A-1.1 BUILDING FLOOR PLAN
A-1.2 BUILDING EXTERIOR ELEVATIONSA-1.3 BUILDING EXTERIOR COLORS L-1.0 OVERALL LANDSCAPE PLANL-2.0 LANDSCAPE DETAILS

PROPERTY OWNER
Rosebowl Project LLC
APPLICANTS:

SAN GABRIEL PROJECT I LLCSAN GABRIEL PROJECT II LLCSAN GABRIEL PROJECT III LLCSAN GABRIEL PROJECT IV LLCSAM HOLING11801 DOMAIN BLVD, SUITE 450AUSTIN, TX 78758T: [email protected] PROJECT ENGINEER:

TRC SOLUTIONS, INC.

STEPHEN V. HUVANE, P.E.

T: 916-366-0632
[email protected]

PROJECT DESCRIPTION

THESE PRELIMINARY SITE PLANS ARE FOR THE PROPOSED DEVELOPMENT OF A BATTERY ENERGY STORAGE SYSTEM (BESS) ON AN APPROXIMATELY 15.94 ACRE SITE BOUNDED TO THE SOUTH BY LIVEOAK AVENUE AND TO THE EAST BY LIVE OAK LANE. THE PROJECT WILL USE LITHIUM-ION BATTERIES

HOUSED IN PURPOSE-BUILT ENCLOSURES TO RECEIVE AND STORE ELECTRIC ENERGY FROM THE GRID AND RELEASE IT TO THE GRID WHEN NEEDED. INVERTERS AND TRANSFORMERS AND AN ONSITE

SUBSTATION WILL BE INCLUDED TO CONVERT BETWEEN THE LOW-VOLTAGE DIRECT CURRENT OF BATTERY OPERATION AND THE 220 KV REGIONAL TRANSMISSION SYSTEM. A 220 KV ELECTRIC TIE-LINE

WILL BE CONSTRUCTED ACROSS LIVE OAK AVENUE TO CONNECT THE BESS ONSITE SUBSTATION TO THE EXISTING SOUTHERN CALIFORNIA EDISON RIO HONDO SUBSTATION. THE BESS WILL BE AVAILABLE FOR OPERATION 24 HOURS PER DAY AND SEVEN DAYS PER WEEK TO RECEIVE, STORE, OR

DISCHARGE ELECTRIC ENERGY INCLUDING POWER FROM INTERMITTENT RENEWABLE ENERGY SOURCES SUCH AS SOLAR AND WIND GENERATION. MAJOR SITE CIVIL FEATURES INCLUDE FINISHGRADING TO ACHIEVE A GENTLE SLOPE FOR DRAINAGE, ACCESS ROADS, FENCING, STORMWATER DRAINAGE FEATURES, A 10' HIGH PERIMETER WALL, AND LANDSCAPING. THE PROJECT WILL BEDESIGNED FOR REMOTE MONITORING AND OPERATION. THE PROJECT WILL OCCUR ON A PORTION OF

AN INERT WASTE LANDFILL THAT WAS BROUGHT UP TO EXISTING GRADE AS PART OF THE FINAL LANDFILL CLOSURE UNDER EXISTING PERMITS.

SITE STATISTICS
ASSESSOR'S PARCEL NUMBER: 8532-002-046
CURRENT USE: INERT WASTE LANDFILLCURRENT/PROPOSED ZONING: SPECIFIC PLAN/SPECIFIC PLANSITE AREA(GROSS ACREAGE): 15.94 AC NET ACREAGE: 13.04 ACLOT COVERAGE: 24.79%EXISTING IMPERVIOUS AREA: 0 ACPROPOSED IMPERVIOUS AREA: 7.02 AC (44.04%)NUMBER OF BUILDINGS: 1 TOTAL FLOOR AREA: 1200 SF
PROPOSED LANDSCAPED AREA: 10.09%REQUIRED PARKING SPACES: 4PROPOSED PARKING SPACES: 4

EARTHWORK QUANTITIES
CUT: 7,770 CY
FILL: 5,188 CYNET (CUT): 2,583 CY (TO BE BALANCED IN FINAL DESIGN) UTILITY SERVICES WATER: VALLEY COUNTY WATER DISTRICT
CABLE: CHARTER COMMUNICATIONS

FRONTIER COMMUNICATIONS
ELECTRICITY: SOUTHERN CALIFORNIA EDISON COMPANY

PROPERTY LEGAL DESCRIPTION
PROPOSED LOT 2, AS SHOWN ON LOT LINE ADJUSTMENT OR PARCEL MERGER NO. LLA NO. 01-2022, AS EVIDENCED BY DOCUMENTRECORDED MAY 1, 2023 AS INSTRUMENT NO. 2023-0279463 OF OFFICIAL RECORDS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:

THAT PORTION OF THE REMAINDER PARCEL OF PARCEL MAP NO. 17598, IN THE CITY OF IRWINDALE, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, FILED IN BOOK 186, PAGES 79 THROUGH 82 INCLUSIVE OF PARCEL MAPS, IN THE OFFICE OF THE RECORDER FOR SAIDCOUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT ON THE SOUTHWESTERLY LINE OF SAID REMAINDER PARCEL (ALSO THE NORTHEASTERLY RIGHT OF WAY LINE OF LIVE OAK AVENUE, 50.00 FOOT NORTHEASTERLY HALF-WIDTH AT THIS POINT), SOUTH 66°45'07” EAST, 102.96 FEET THEREON FROM THAT

CERTAIN WESTERLY CORNER OF SAID REMAINDER PARCEL AT THE INTERSECTION OF THE WESTERLY LINE OF SAID REMAINDER PARCEL WITH SAID NORTHEASTERLY RIGHT OF WAY LINE; THENCE LEAVING SAID NORTHEASTERLY RIGHT OF WAY LINE OF LIVE OAK AVENUE, NORTH 16°48'16” EAST, 966.45 FEET; THENCE SOUTH 45°34'00” EAST, 1201.44 FEET, TO THE BEGINNING OF A NON-TANGENT CURVE CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 1370.00 FEET, A RADIAL LINE THROUGH THE BEGINNING OF SAID CURVE BEARING SOUTH 44°47'53” EAST;THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 08°53'53” AN ARC DISTANCE OF 212.76 FEET; THENCETANGENT TO SAID CURVE, SOUTH 54°06'00” WEST, 53.27 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE NORTHWESTERLY, HAVING A RADIUS OF 1370.00 FEET THENCE SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 07°02'28” AN ARCDISTANCE OF 168.36 FEET TO THE BEGINNING COMPOUND CURVE, CONCAVE NORTHERLY, HAVING A RADIUS OF 50.00 FEET, A RADIAL LINE THROUGH THE BEGINNING OF SAID 50.00 FOOT RADIUS CURVE BEARING SOUTH 28°51'32” EAST;THENCE WESTERLY ALONG SAID 50.00 FOOT RADIUS CURVE, THROUGH A CENTRAL ANGLE OF 20°38'55” AN ARC DISTANCE OF 18.02 FEET;THENCE TANGENT TO SAID CURVE, SOUTH 81°47'23” WEST, 122.07 FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVESOUTHEASTERLY, HAVING A RADIUS OF 50.00 FEET; THENCE SOUTHWESTERLY ALONG SAID CURVE, THROUGH A CENTRAL ANGLE OF 58°32'30” AN ARC DISTANCE OF 51.09 FEET; THENCE TANGENT TO SAID CURVE, SOUTH 23°14'53 WEST, 2.88 FEET TO A LINE PARALLEL WITH AND 30.00 FEET NORTHEASTERLY OF SAID NORTHEASTERLY RIGHT OF WAY LINE OF LIVE OAK AVENUE; THENCE ALONG SAID PARALLEL LINE, NORTH 66°45'07” WEST, 80.00 FEET; THENCE SOUTH 23°14'53” WEST, 30.00 FEET TO SAID NORTHEASTERLY RIGHT OF WAY LINE OF LIVE OAK AVENUE; THENCE ALONG SAID NORTHEASTERLY RIGHT OF WAY LINE, NORTH 66°45'07” WEST, 573.56 FEET TO THE TRUE POINT OF BEGINNING.

RECEIVED NOVEMBER 12, 2025
ATTACHMENT "D"

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SD SD SD
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VALLEY CO WATER DIST
APN NO: 8532-002-904

EASEMENT FOR ELECTRICAL

TRANSMISSION LINE AND

INCIDENTAL PURPOSES
INST NO: 1965-3866
BK D-3115, PG 384
REC DATE: 11/15/1965, O.R.

EASEMENT FOR SLOPE AND

INCIDENTAL PURPOSES
INST NO: 1972-2976
BK D-5434 PG 32
REC DATE: 04/20/1972, O.R.

AN EASEMENT FOR ELECTRICAL

TRANSMISSION LINE AND

INCIDENTAL PURPOSES, RECORDED
SEPTEMBER 11, 1950
INST. NO 1950-1376, BOOK 34257,PAGE 166 OF OFFICIAL RECORDS

SITE PARCEL BOUNDARY

ADJACENT PROPERTY LINE

EX STORMWATER
BASIN A1
250' EASEMENT FOR

ELECTRICAL

TRANSMISSION LINE

AND INCIDENTAL

PURPOSES
INST NO: 1950-1376
BK 34257, PG 166
REC DATE:
04/11/1950, O.R.

RRM PROPERTIES LTD & RRM

PROPERTIES TWO LTD
APN NO: 8532-002-024

RRM PROPERTIES LTD & RRM

PROPERTIES TWO LTD
APN NO: 8532-002-023

RRM PROPERTIES LTD & RRM

PROPERTIES TWO LTD
APN NO: 8532-002-017
APN NO: 8532-003-802
APN NO: 8532-002-046
(15.936 AC)
APN NO: 8532-002-047
(51.448 AC)
APN NO: 8532-003-805
APN NO: 8532-004-025
APN NO: 8532-001-010
30' NON-EXCLUSIVE EASEMENT FOR ROW INST NO: 1986-447035 REC DATE: 04/10/1986, O.R. 5' WIDE EASEMENT
(CENTERED ON EX UTILITY
LINES BK 34257 PG 166, O.R.)
60' EASEMENT FOR ROW AND
INCIDENTAL PURPOSESINST NO: 1984-1504060REC DATE: 12/26/1984, O.R.

TERMS, PROVISIONS, AND EASEMENTS
CONTAINED IN "GRANT DEED"
REC DATE 08/28/1981INST NO: 1981-861903, O.R.

N16° 59' 29"E 966.45' S45° 22' 47"E 1201.44'
L=212.76, R=1370.00 D=8.90
S54° 17' 13"W 53.27'
L=168.36, R=1370.0 D=7.04
N23° 26' 07"E 2.88'
L=51.09, R=50.00D=58.54
N81° 58' 37"E 122.07'
L=18.02, R=50.00
D=20.65
N66° 33' 54"W 80.00'
S23° 26' 06"W 30.00'
S66° 33' 54"E 573.56'

LIVE OAK AVENUE
SAN GABRIEL RIVER FREEWAY (605)
LIVE OAK LANE (PRIVATE ROAD, SEE NOTE 1) LEGEND SITE PARCEL BOUNDARY ADJACENT PROPERTY LINE SPECIFIC PLAN BOUNDARY EXISTING WATERLINE

EASEMENT LINE
PLPL
W
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

DATE:PROFESSIONAL ENGINEER:

ST
DG
SH

GRAPHIC SCALE
0 60'
1" = 60'
NORTH
60'
N

EXISTING PARCEL BOUNDARIES & EASEMENTS
C-2.1

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SD SD SD
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EX SCE METAL TOWER (TYP)

EX GUARDRAIL (TYP)

EX CURB AND

GUTTER (TYP)

LIVE OAK AVENUE
SAN GABRIEL RIVER FREEWAY (605)

LIVE OAK LANE (PRIVATE ROAD)

VALLEY CO WATER DIST
APN NO: 8532-002-904

EX DRIVEWAY

EX BLOCK WALL
(TO BE REMOVED)

BUDMARK ROAD

SAN GABRIEL RIVER
EXISTING VCWD12" WATER MAIN
250' EASEMENT FOR ELECTRICAL

TRANSMISSION LINE AND

INCIDENTAL PURPOSES
INST NO: 1950-1376
BK 34257, PG 166
REC DATE: 04/11/1950, O.R.

EASEMENT FOR ELECTRICAL

TRANSMISSION LINE AND

INCIDENTAL PURPOSES
INST NO: 1965-3866
BK D-3115, PG 384
REC DATE: 11/15/1965, O.R.

EASEMENT FOR SLOPE AND

INCIDENTAL PURPOSES
INST NO: 1972-2976
BK D-5434 PG 32
REC DATE: 04/20/1972, O.R.
28'-0" ASPHALT PRIVATE DRIVEWAY/FIRE LANE
28'-0" ASPHALT PRIVATE DRIVEWAY/FIRE LANE
100' SCE
BUFFER

MEANDERING SIDEWALK AND

LANDSCAPING BETWEEN EXISTING

CURB AND SAN GABRIEL PROJECT

PROPERTY LINE (BY OTHERS)
R26'
PROPOSED 10' DECORATIVEMASONRY WALL (SEE NOTE 7)

PROPOSED LANDSCAPE AREA (TYP)

PROPOSED
GATE B
(SEE NOTE 3)

PROPOSED ONSITE SUBSTATION

PROPOSED

SUBSTATION

CHAIN LINK
FENCE

PROPOSED BUILDING

PROPOSED BATTERY ENCLOSURE (TYP)

STORAGE CONTAINER (TYP)
3 PROPOSED 10'X20'

REGULAR PARKING

SPACES (TYP)
28'-0" ASPHALT PRIVATE DRIVEWAY/FIRE LANE
PROPOSED 6" MOUNTABLE CURB

AT CROWNED ROAD EDGE (TYP)

PROPOSED FIREHYDRANT (TYP)
30'-0" ASPHALT PRIVATE DRIVEWAY/FIRE LINE

PROPOSED FIRE

WATER SUPPLY LINE

CONNECT PROPOSED FIRE

WATER SUPPLY LINE TO
EXISTING 12" WATER LINE

CONNECT TO PAVEMENT
BY OTHERS (SEE NOTE 4)

CONNECT PROPOSED FIRE

WATER SUPPLY LINE TO
EXISTING 12" WATER LINE
PROPOSED 9'Wx22'Lx6'H

CMU TRASH RECYCLING

ENCLOSURE

SANITARY SEWER LINE
(BY OTHERS)

PROPOSED

UNDERGROUND

FIBER OPTIC

COMMUNICATIONS LINE

WITHIN SCE EASEMENT AND

USABLE FOR DRIVE AISLE AND

CIRCULATION (BY OTHERS)

EXISTING PRETREATMENT DEVICE

CONNECT TO PAVEMENT
BY OTHERS (SEE NOTE 5)

TIE-LINE POINT OF

CHANGE OF OWNERSHIP
EX. 30" STORM DRAIN

DISCHARGE PIPE

STORM WATER PIPE
(BY OTHERS)

CONNECT PROPOSED SANITARY

SEWER MANHOLE TO SANITARYSEWER LINE (BY OTHERS)

OFFSITE STORM WATER INLET

AND LATERAL (BY OTHERS)

PROPOSED ADA

ACCESSIBLE WALKWAY
1 PROPOSED 10'x20'

HANDICAPPED PARKING SPACE
W/ 9'X20' ACCESS AISLE

PROPOSED GATE D
(SEE NOTE 3)

ROUTING INSIDE SCE

SUBSTATION TO BE

DETERMINED BY SCE

PROPOSED GATE E
(SEE NOTE 3)
30'-0" ASPHALT PRIVATE DRIVEWAY/FIRE LINE PROPOSED GATE A (SEE NOTE 3) R65'
R90'
R65'
R65'
R26'
R65'
R65'
R26'
R26'
R26'
R54'
R54'
R27'
R26'
R26' R126'
44'
PROPOSED 5' WIDE CONCRETE

SIDEWALK (BY OTHERS)
R26'
R65'
R26'
R8'
R8'

PROPOSED GATE C
(SEE NOTE 3)
R95'
30'
28'
30'
CONNECT TO EX. 48"

STORM DRAIN

MANHOLE

EXISTING BASIN

OUTFALL

PROPOSED SANITARY

SEWER FORCE MAIN
(BY OTHERS)

PROPOSED

AUXILIARY

EQUIPMENT
30'X30' VISIBILITY

TRIANGLES

FIRE COMMAND
CENTER (2'X3')

FIRE COMMAND
CENTER (2'X3')
PROPOSED 12' HIGHPOLE FOR WINDSOCK
PROPOSED 12' HIGH

POLE FOR WINDSOCK
R120'

PROPOSED OVERHEAD

INTERCONNECTION TIE-LINE

RRM PROPERTIES LTD & RRM

PROPERTIES TWO LTD
APN NO: 8532-002-024

RRM PROPERTIES LTD & RRM

PROPERTIES TWO LTD
APN NO: 8532-002-023

RRM PROPERTIES LTD
& RRM PROPERTIES

TWO LTD
APN NO:
8532-002-017
APN NO: 8532-003-802
APN NO: 8532-002-046
(15.936 AC)
APN NO: 8532-002-047
(51.448 AC)
APN NO: 8532-003-805
APN NO: 8532-004-025
APN NO: 8532-001-010

PROPOSED

TRANSFORMER (TYP)
95'
6'
60'
21'
18'
100'
50'
16'
10' TO BACK OF CURB
10'
10'
10'
10'
10'
244'
14'
6'
33'
44'
20'
25'
10'
58'
10'
30'
30'
57'

PROPOSED STORM FORCE

MAIN (BY OTHERS)

EXISTINGPROPERTY LINE

SITE PARCEL

BOUNDARY LINE
60' EASEMENT FOR ROW AND
INCIDENTAL PURPOSESINST NO: 1984-1504060REC DATE: 12/26/1984, O.R. 5' WIDE EASEMENT
(CENTERED ON EX UTILITY
LINES BK 34257 PG 166, O.R.)
30' NON-EXCLUSIVE EASEMENT FOR ROW INST NO: 1986-447035 REC DATE: 04/10/1986, O.R. 30' NON-EXCLUSIVE

EASEMENT FOR ROW
INST NO: 1986-447035
REC DATE: 04/10/1986, O.R.

F
6' (MIN)
6' (MIN)

11.5' (MIN)

8.12' (MIN)
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

DATE:PROFESSIONAL ENGINEER:

ST
DG
SH

GRAPHIC SCALE
0 60'
1" = 60'
NORTH
60'
N

PROPOSED SITE PLAN
C-3.1
NOTES:

1. LOT COVERAGE: 24.79%

2. LANDSCAPE COVERAGE: 10.09%3. ALL PROPOSED VEHICULAR ACCESS AND PERSONNEL GATES SHALL BE PROVIDED WITH AFIRE DEPARTMENT APPROVED LOCKING DEVICE.

GATES A AND B ARE SLIDING GATES. GATES C
THROUGH E ARE SWING GATES.

4. LIVE OAK LANE TO BE BUILT TO THE SPECIFIC
PLAN DESIGN BY OTHERS.

5. FIRE ALARM DESIGN TO BE DETERMINED DURING

THE SUBSEQUENT SUBMITTAL-AND-REVIEW
PHASE BY THE LACOFD FIRE-ALARM PLAN-REVIEWUNIT.

6. CAMERAS SHALL BE PLACED TO ENSURE
VISIBILITY OF ALL MAJOR EQUIPMENT. SAID

CAMERAS WILL BE INCLUDED AS PART OF THE
DETAILED SECURITY DESIGN.

7. PERIMETER WALL TO BE RATED TO WITHSTAND A
POTENTIAL BLAST IN ACCORDANCE WITH L.A.

COUNTY FIRE DEPARTMENT REQUIREMENTS.

8. ALL RADII POINT TO BACK OF CURB UNLESS
OTHERWISE SPECIFIED.

9. FINAL SIGNAGE (NUMBER, PLACEMENT, MATERIAL,

REFLECTIVITY, VERBIAGE, FONT TYPE, SIGN TYPE,

SIGN SIZE AND FONT SIZE, AND MEANS OF

MOUNTING) WILL BE SUBJECT TO FIRE INSPECTOR
APPROVAL.

10. WINDSOCK (TYPE, NUMBER, LOCATIONS,

MATERIAL, SIZE, AND MOUNTING) WILL BE
SUBJECT TO FIRE INSPECTOR APPROVAL.

11. THE MINIMUM DISTANCE BETWEEN ANY BATTERY

CONTAINER AND THE PROPERTY LINE IN THIS
PRELIMINARY DESIGN IS 57’. THE FINAL DESIGN

AND AS-BUILD CONFIGURATION SHALL INCLUDE A
MINIMUM SEPARATION OF NO LESS THEN 50’
BETWEEN ANY BATTERY AND THE PROPERTY LINE.

SS
W
W

SITE PARCEL BOUNDARY/

LIMIT OF DISTURBANCE

ADJACENT PARCEL LINE

SPECIFIC PLAN BOUNDARY

EXISTING WATERLINEEASEMENT LINEEXISTING ROAD CENTERLINEEXISTING MAJOR CONTOURSEXISTING MINOR CONTOURSDIRT ROAD

TRAFFIC SIGN

UTILITY POLE

STREET LIGHT

PROPOSED OVERHEADELECTRIC LINEGUARDRAIL

CHAIN LINK FENCE

EXISTING TREEEXISTING TREELINE

SURFACE WATER FLOW
PL
404

LANDSCAPINGPROPOSED FIBER OPTICLINEBLAST RATED MASONRY WALLPROPOSED STORM DRAIN LINEPROPOSED FIRE WATER

SUPPLY LINE

PROPOSED FIRE HYDRANTPROPOSED SANITARY SEWERLINEPROPOSED SANITARY SEWERMANHOLE

INTERNAL VEHICLE TRAFFIC
(NO PUBLIC ACCESS)
F F
405
LEGEND

PROPOSED BATTERY
PROPOSED TRANSFORMER ENCLOSURE (TOTAL = 485)
ENCLOSURE (TOTAL = 121)
PL
INSET
(1"=20')

PROPOSED SUBSTATION FENCE
X

UE UE EXISTING UNDERGROUND ELECTRIC LINE

EXISTING GAS LINE GASEXISTING STORM LINE SD SDEXISTING OVERHEAD ELECTRIC

CABLE TELEVISION TELEPHONE

LINEEXISTING CABLE TELEVISIONLINE

PROPOSED FORCE MAIN
(BY OTHERS)

6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

ST
DG
SH
2 SUBGRADEBASEEXISTING GROUND
1'-0"
CONNECT TO LIVE OAK LANE PAVEMENT (SAW CUT) 8
28'-0"
2'-0"
12'-0" 12'-0"
℄
2% SLOPE
6"
2'-0"
(NTS)
CROWNED DRIVEWAY AND FIRE LANE FOR CURB INLETS 6
2% SLOPE
STORM DRAIN PIPE UNDER PAVEMENT 4 STORM DRAIN PIPE UNDER PROPOSED GRADE 3 STORM DRAIN PIPE UNDER GRAVEL 5

PROJECT DETAILS
C-6.1
MOUNTABLE CURB AND GUTTER 7
R1/2"
3'-1"
6"
1 "
7" CLASS 2 AB @ 95%

RELATIVE COMPACTION

3.5" OF

ASPHALT

CONCRETE
R1"
R1/2"
7-1/2"
R1/2"
R3"
5"
2'-0" 1'-0"

FLOWLINE
DEPTH
VARIES
DEPTH
VARIES
DEPTH
VARIES
(NTS)
(NTS)
(NTS)
(NTS) (NTS) (NTS)

SAW CUT AT
EXISTING PAVEMENT PROP. ASPHALT

CONCRETE

ADS PIPE
(DIAMETER VARIES)

BACKFILL
(PER PIPE MANUFACTURER)

ADS PIPE
(DIAMETER VARIES)

PROPOSED GRADE
(TYP)

BACKFILL
(PER PIPE MANUFACTURER)

ADS PIPE
(DIAMETER VARIES)

PROPOSED GRAVEL

SURFACE (TYP)

BACKFILL
(PER PIPE MANUFACTURER)

PROPOSED PAVEMENT
(SEE SECTION DETAIL)

STEEL BRACE SAME FOR CORNER

GATE POST SEE TABLE
#9 GA. 2" MESH
GATE FRAME SEE TABLE THAN #9 GAGE
TIES @ 12" CNTRS. NOT LESS VEHICULAR GATE
1'-0"
6"
1'-6"
1'-6"
6" 3'-6" 1'-0"
2'-6"
6"
6'-0"
3/8" DIA. TRUSS

RODS WITH

TURNBUCKLES

TYPICAL PLUNGER

ROD AND CATCH
BLOCK
TYP. BOTTOM

GATE HINGE
NOTE: ALL CONCRETE FOOTINGS

SHALL BE CROWNED A MINIMUM
1" ABOVE THE EXISTING
GROUND. 1'-0"
2'-6" 6"

FORK LATCH

W/ LOCK
4'-0"

PEDESTRIAN GATE

CONTINUOUS

TOP RAIL
TYPICAL SUBSTATION CHAIN LINK FENCE AND GATES 1 (NTS)
UPPER 12" SUBGRADE @ 95%RELATIVE COMPACTION
6" MOUNTABLE

CONCRETE CURB

TYPICAL ACCESS GATE & DECORATIVE MASONRY WALL
NOTE:

1. PERIMETER WALL TO BE RATED TO WITHSTAND A
POTENTIAL BLAST IN ACCORDANCE WITH L.A.

COUNTY FIRE DEPARTMENT REQUIREMENTS.

SLIDING GATE OPENING (30' WIDE)
3" MIN.
30'
10'

MASONRY BLAST RATED WALL

MASONRY BLAST RATED WALL

PIPE TRACK

BRACKETS

DOUBLE WHEEL

CARRIER

REAR WHEEL

ASSEMBLIES WITH

BRACKETS
10'

PARAPET

TOP OF ROOF
F.F.

CEILING
4 6
2 3
5 1 7
6 4
5 PARAPET

TOP OF ROOF
F.F.

CEILING
9 10
8 1234567

KEYNOTES
89 10
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

DATE:PROFESSIONAL ENGINEER:

ST
DG
SH

BUILDING EXTERIOR ELEVATIONS
A-1.2
WEST ELEVATION 1/4"= 1'-0"
1/4"= 1'-0"
JAN-31-2025
SOUTH ELEVATION 1/4"= 1'-0" EAST ELEVATION
NORTH ELEVATION 1/4"= 1'-0"

1 DE 6211 LIGHT BEIGE

EXTERIOR COLOR LEGEND
(DUNN EDWARDS PAINT OR EQUAL)
2 DE 6214 PIGEON GRAY
3 DE 6058 THICK FOG
3 1 3
2 3 3
2 3 1 3
2 3
3 1 3
2 3
3 1 3
2 3
3 2 2
2 2
3 2
3 6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

DATE:PROFESSIONAL ENGINEER:

ST
DG
SH

BUILDING EXTERIOR COLORS
A-1.3
COLOR - WEST ELEVATION 1/4"= 1'-0"
1/4"= 1'-0"
JAN-31-2025
COLOR - SOUTH ELEVATION 1/4"= 1'-0" COLOR - EAST ELEVATION COLOR - NORTH ELEVATION 1/4"= 1'-0"

PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
X
X
X
X
X
X
X
X
X
X
X X
X
X
X
X
X
X
X
X
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
PL
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
OE
PL
SD
SD
SD
UE
UE
UE
UE
UE
UE
UE
UE
UE
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
CTV
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
UE
UE
UE
W
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
UE
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W

SD SD SD
SD
SD
TEL
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
W
W
W
W
W
W
W
W
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W
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W
W
W
W
W
W
X
X

X F F F
F
F
F
F
F
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F
F
F
F F F
F
F
F
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F
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F
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F
F
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F
F
F
PL
PL
PL
PL
PL
PL PL
X
X

LIVE OAK AVENUE
SAN GABRIEL RIVER FREEWAY (605)

RRM PROPERTIES LTD & RRM

PROPERTIES TWO LTD
APN NO: 8532-002-024

VALLEY CO WATER DIST
APN NO: 8532-002-904

RRM PROPERTIES

LTD & RRM

PROPERTIES TWO
LTD
APN NO:
8532-002-023

RRM PROPERTIES LTD
& RRM PROPERTIES

TWO LTD
APN NO:
8532-002-017
APN NO: 8532-003-802
APN NO: 8532-002-046
(15.936 AC)
APN NO: 8532-002-047
(51.448 AC)
APN NO: 8532-003-805

BUDMARK ROAD
APN NO: 8532-004-025
APN NO: 8532-001-010

SAN GABRIEL RIVER
SAN GABRIEL RIVER FREEWAY (605)
14 PC
4 PD

APPROXIMATE
23' x 3'

MONUMENT

SIGN LOCATION

APPROXIMATE
14' DIAMETERFOUNTAINLOCATION
NOTE: APPROXIMATELY 54,828 SF

OF OPEN SPACE SHALL BE FILLED IN
NATURALLY AND RANDOMLY WITH THEFOLLOWING SHRUBS: 1,390 LITTLE JOHN, AND 1,390 FORTNIGHT LILLY.

ADDITIONALLY FOR THE PERENNIAL

GROUNDCOVER MIX, SMALL CAPE RUSH,
DWARF MAT RUSH, DWARF YELLOWBUSH LANTANA, AND DEER GRASS SHALLBE FILLED IN NATURALLY ANDRANDOMLY AS WELL. PLEASE SEE NOTESUNDER PLANTING SCHEDULE.

NOTE: TALL FESCUE SEED SHALL BE

SOWN IN THIS AREA OF
APPROXIMATELY 15,173 SF
1 LA
1 PD
1 LA
3 PC
2 LA
2 PC
1 LA
2 CA
1 CA
1 PC
1 PC
NOTE: TALL FESCUE SEED SHALL BE

SOWN IN THIS AREA OF
APPROXIMATELY 15,173 SF
NOTE: TALL FESCUE SEED SHALL BE

SOWN IN THIS AREA OF
APPROXIMATELY 15,173 SF

EASEMENT FOR ELECTRICAL

TRANSMISSION LINE AND

INCIDENTAL PURPOSES
INST NO: 1965-3866
BK D-3115, PG 384
REC DATE: 11/15/1965, O.R.

EX SCE METAL TOWER (TYP)

EX GUARDRAIL (TYP)
PROPOSED 10'DECORATIVEMASONRY WALL
(SEE NOTE 3)

PROPOSED BATTERY ENCLOSURE (TYP)

STORAGE CONTAINER (TYP)

PROPOSED FIRE WATER SUPPLY LINE

PROPOSED GROUND COVER

PROPOSED

SANITARY SEWER

FORCE MAIN (BY

OTHERS)

PROPOSED GROUND COVER
6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

DATE:PROFESSIONAL ENGINEER:

ST
DG
SH

GRAPHIC SCALE
0 60'
1" = 60'
NORTH
60'
N

OVERALL LANDSCAPE PLAN
L-1.0
LANDSCAPE NOTES:1. PLEASE REFERENCE UTILITY

PROTECTION AND PLANT INSTALLATION
GUIDELINES AND NOTES ON SHEET L-2.0(LANDSCAPE DETAILS).

2. PROPOSED LANDSCAPING AREA TOTAL
IS 10.09% OF PARCEL.

3. PERIMETER WALL TO BE RATED TO
WITHSTAND A POTENTIAL BLAST INACCORDANCE WITH L.A. COUNTY FIRE DEPARTMENT REQUIREMENTS.

PROPOSED GROUND COVER
LEGEND

EXISTING SIGN

EXISTING FIRE HYDRANT

EXISTING STREET LIGHT

OVERHEAD ELECTRIC

EASEMENT LINEPROPOSED FIBER OPTICLINE FOEDGE OF PAVEMENT /

CURB LINE AND GUTTER

EXISTING SEWER MANHOLEEXISTING STORM DRAINMANHOLEPROPOSED OVERHEADELECTRIC LINE

EXISTING WATER VALVE

EXISTING UTILITY BOXEXISTING TREELINEEXISTING UTILITY POLE

SIDEWALK

PROPOSED FIREHYDRANT

EXISTING ELECTRIC MANHOLE ELE
SD

UNKNOWN UTILITY

CENTERLINE
PL

LANDSCAPED AREAPROPOSED FIRE WATER F

SUPPLY LINE

PROPOSED STORM SDDRAIN LINEEXISTING TREEPROPOSED STORMWATERMANHOLEPROPOSED CURB INLETPROPOSED GRATE INLET /

JUNCTION BOX

PROPOSED FORCEMAIN(BY OTHERS)BLAST RATED MASONRY
WALL

OTHER PARCEL BOUNDARY PL

EXISTING UNDERGROUNDELECTRIC LINE UE

SPECIFIC PLAN BOUNDARY

SITE PARCEL BOUNDARY/

LIMIT OF DISTURBANCE

CS

QUANTITY ROOT

CALLISTEMON
LITTLE JOHN 1,390 #3/5 CONT.

BOTANICAL NAME/

COMMON PLANT NAME SYMBOL
DB DIETES BICOLOR FORTNIGHT LILY 1,390 #3/5 CONT.

SHRUBS
MATURE
HEIGHT
3'-5' HT.2'-4' HT.

QUANTITY SIZE BOTANICAL NAME/ COMMON PLANT NAME SYMBOL

DECIDUOUS AND EVERGREEN TREES
MATURE
HEIGHT

QUANTITY SIZE BOTANICAL NAME/ COMMON PLANT NAME SYMBOL

PALM TREES
MATURE
HEIGHT

ROOT BOTANICAL NAME/ COMMON PLANT NAME SYMBOL

RECOMMENDED GROUND COVERS TO BE UTILIZED
LL LOMANDRA LONGIFOLIA ‘BREEZE’ DWARF MAT RUSH #1 CONT.

MATURE
HEIGHT
2'-3' HT.

LM LANTANA M. ‘DWARF YELLOW’ DWARF YELLOW BUSH LANTANA #1 CONT. 1'-2' HT.

QUANTITY
PD DATE PALM PHOENIX DACTYLIFERA 8 50'-80' HT.

FA FESTUCA ARUNDINACEA TALL FESCUE N/A (SEED MIX) 2'-3' HT.

SEE NOTE
#1
BELOW.

PLANT TOTAL
MIN. 15 GAL.

MIN. BROWN
TRUNK HT. OF 6'
MR MUHLENBERGIA RIGENS DEER GRASS #1 CONT. 3'-5' HT.

CT CHONDROPETALUM TECTRORUM SMALL CAPE RUSH #1 CONT. 2'-3' HT.

CA MIN.15 GAL. CUPANIOPSIS ANACRADIODES CARROTWOOD TREE 3 15'-25' HT.

NOTE:

1. ALL SHRUBS AND PERENNIAL GROUND COVER PLANT TOTALS SHALL BE A RANDOM EVENLY MIXED

THROUGHOUT AS INDICATED AND/OR CALL OUT ON THE PLANS TO CREATE A NATURALISTIC AND AESTHETICALLY PLEASING PLANTING SCHEME. THE PLACEMENT OF EXACT PLANTING LOCATIONS SHALL BE DETERMINED DURING THE FINAL DESIGN PHASE AND CONFIRMED PRIOR TO INSTALLATION PER ITEM #6 IN THE GENERAL LANDSCAPE AND SEEDING NOTES.

2. MATURE HEIGHTS AND WIDTHS OF ALL GROUND COVER PLANT SPECIES SHALL BE CONSIDERED AS IT PERTAINS TO ALL PROPOSED PLANTINGS.

APPROX.
26,141 SF

SEE NOTE
#1
BELOW.

PC MIN. 15 GAL. PYRUS CALLERYANA ORNAMENTAL PEAR 21 30'-50' HT.

LA MIN.15 GAL. LAGERSTROEMIA 'MUSKOGEE' CRAPE MYRTLE 5 15'-25' HT. 6 Executive Circle
Suite 200
Irvine, CA 92614
Phone: 949.727.9336
DATE:DRAWN BY:

CHECKED BY:

APPROVED BY:

PROJECT:

PROJECT NUMBER:

TITLE:

NO. BY DATE REVISION APP'D.

PERMIT PLAN SET

NOT FOR

CONSTRUCTION

SAN GABRIEL PROJECT
11801 DOMAIN BLVD, SUITE 450
AUSTIN, TX 78758
539464
10/13/25
SEAL:

DATE:PROFESSIONAL ENGINEER:

ST
DG
SH

LANDSCAPE DETAILS
L-2.0

TREE PLANTING DETAIL
N.T.S.

SHRUB PLANTING DETAIL
N.T.S.

GENERAL LANDSCAPE AND SEEDING NOTES ······ OVERALL GRAND PLANTING LEGEND AND TOTAL UTILITY PROTECTION AND PLANT INSTALLATION GUIDELINES AND NOTES

A PROJECT SCOPE SCE SCOPE

GEN-TIE ELEVATION
N.T.S.

APPROXIMATE LIMITS OF PROJECT PROPERTY

SUBJECT TO IRWINDALE GATEWAY SPECIFIC PLAN
203.3 176.1'

APPROXIMATE LIMITS OF PROJECT PROPERTY

BUT PREEMPTED BY CPUC USE AND DESIGN AUTHORITY

GABRIEL

DEAD END

ELEVATION

GABRIEL POCO

EXISTING

DISTRIBUTION
LINE

1. DRAWING IS PRELIMINARY AND DIAGRAMMATIC IN NATURE AND IS TO BE USED FOR EXHIBITION PURPOSES ONLY. THIS DRAWING SHALL NOT BE USED FOR CONSTRUCTION PURPOSES AND SHALL NOT BE CONSIDERED FINAL DESIGN. FINAL DESIGN PENDING EOR REVIEW AND APPROVAL.

2. CURRENT DESIGN IS BASED ON, AND REDACTED FROM, EOR 60% DESIGN PACKAGE TO REMOVE INFORMATION NOT REQUIRED FOR EXHIBITION PURPOSES.

3. DEAD END ELEVATION VIEWS, STRUCTURE DIMENSIONS, AND POLE SPACING ARE ESTIMATED BASED ON EOR 60% DESIGN AND FINAL DESIGN PENDING EOR ENGINEERING STUDY TO CONFIRM ALL REQUIRED CLEARANCES, CODES AND STANDARDS ARE MET.

4. ALL MINIMUM REQUIRED CLEARANCES AND ENGINEERING DESIGN, INCLUDING CONDUCTOR INSTALLATION HEIGHTS ARE ASSUMED AND SHALL BE

CONFIRMED BY EOR AS COMPLAINT WITH ALL RELEVANT CODES AND STANDARDS, AHJ REQUIREMENTS, AND TO INCLUDE A CONSERVATIVE BUFFER (WHERE RELEVANT).

5. ALL CONDUCTOR DISPLAYED AT ESTIMATED MAXIMUM DESIGN TEMPERATURE AND ASSUMED FULL SAG. FINAL DESIGN MAY DIFFER BASED ON FINAL STUDY.

6. AYPA ASSUMES RESPONSIBILITY FOR DESIGN, PROCUREMENT AND INSTALLATION OF POCO, AND SCE WILL OWN THE REST OF THE LINE FROM THE HARDWARE DOWNSTREAM TO INTERCONNECTING SUBSTATION.

7. ALL STATED DISTANCES BETWEEN STRUCTURES ASSUMED BASED ON DESKTOP STUDY. FINAL DESIGN MAY DIFFER BASED ON SURVEY DATA AND FINAL APPROVED DESIGN AND LOCATION OF POCO.

8. HEIGHT OF EXISTING DISTRIBUTION LINE BASED ON DESKTOP STUDY AND TO BE CONFIRMED DURING DETAILED ENGINEERING DESIGN.

9. PROJECT AND SUBSTATION FENCE LINES NOT SHOWN FOR CLARITY NOTES: 65' 45' 130'
A

GEN-TIE CONTINUES OVERHEAD

TO SCE STRUCTURE TO

INTERCONNECT AT SCE RIO

HONDO SUBSTATION VIA SCE

FRANCHISE RIGHTS
8'

APPROXIMATE PROPERTY LINE

GABRIEL BESS

GEN-TIE ROUTE

DWG REV
DATE

DESIGNED DETAILED
1 2 3 4 5 6 7 8 9 10 11 12 13
H
G
F
E
D
C
B
A
14 15

PRELIMINARY - NOT

FOR CONSTRUCTION
MW MWhr
ATTACHMENT "E"

September 24, 2025
City of Irwindale
Irwindale, CA 91706
Subject: Southern California Edison Findings Justifying an Overhead Design of 220kV Generation Tie Line – Gabriel Battery Energy Storage System (BESS) Dear City of Irwindale Planning Division,
Southern California Edison (SCE) respectfully submits this response to the City of Irwindale’s July 30, 2025, letter regarding the proposed overhead design for the 220kV generation tie line associated with the Gabriel Battery Energy Storage System (BESS). We understand the City’s interest in exploring underground alternatives. After review, SCE has determined that an overhead configuration of the 220kv transmission line is required and offers the following findings justifying the requirement for an overhead configuration:

Thermal and Ampacity Constraints
Underground cables are more prone to thermal buildup. Faults can cause localized heating that damages insulation and surrounding duct banks, complicating fault detection and requiring cable ampacity derating, which negatively impacts system performance and interferes with the operation of utility facilities.

Construction Complexity
Underground installation requires extensive civil work, including several 30' x 6' duct banks, manholes, and vaults, which would disrupt traffic, pedestrian rights-of-way, and local infrastructure. Existing third-party underground utilities would need to be relocated, adding complexity and cost.

Restoration and Access Limitations - Underground Systems Underground faults are significantly more difficult to detect and repair than overhead faults, often resulting in longer outage durations. Restoration of high-voltage underground faults— such as those in 220kV systems—can take weeks to months, due to the need for excavation, permitting, coordination with other utilities, and environmental constraints. In contrast, overhead faults are typically resolved within hours to days.

The proposed underground system would be buried beneath roads, sidewalks, and other infrastructure, requiring traffic control, civil excavation, and municipal coordination to access faulted segments. These requirements introduce logistical complexity and further extend outage timelines.

ATTACHMENT "F"

Additionally, working within confined underground vaults or manholes presents serious safety risks, including potential gas accumulation, electrical hazards, and limited egress, which complicate emergency response and worker safety.

Design Standards
SCE does not currently have design standards for underground 220kV transmission lines.

Proceeding without these standards would introduce significant design risks and uncertainties.

Cost Considerations
Underground 220kV lines can cost 3 to 5 times more than overhead construction, significantly impacting both project economics and ratepayer protections.

Land Rights
SCE may need to acquire a new underground easement from the city in lieu of relying on existing franchise rights due to the nature and complexity of the infrastructure.

Regulatory Context
The 220kV transmission line extending from the BESS project site over the City right of way is part of SCE electric facilities upon completion and connection to the SCE substation. The construction, operation, and maintenance of SCE electric facilities is governed by the California Public Utilities Commission (CPUC) through General Order 131-E which holds that, “local jurisdictions acting pursuant to local authority are preempted from regulating electric power line projects, distribution lines, substations, or electric facilities constructed by public utilities subject to the Commission’s jurisdiction.”
Conclusion
In light of the regulatory, technical, environmental, and financial considerations outlined above, Southern California Edison (SCE) has determined that the overhead design for the 220kV generation tie line associated with the Gabriel Project is the most necessary, practical and costeffective solution and is therefore the required design. The overhead configuration not only aligns with existing design standards and regulatory requirements but also mitigates the

significant design and safety risks as well as operational and cost impacts associated with underground installations. We appreciate the City of Irwindale's interest in exploring alternatives and remain committed to working collaboratively to ensure the successful completion of this critical infrastructure project.

Sincerely,
Dalton Cobb
Senior Project Manager
Transmission & Distribution | Major Projects Organization T. 909-274- 3194| PAX 63194|C. 626-278-4975
3 Innovation Way | 2
nd Floor | Pomona, CA 91768

1 Brandi Jones
From: Marilyn Simpson
Sent: Monday, October 6, 2025 12:08 PM
To: Brandi Jones
Cc: Theresa Olivares
Subject: FW: Request for Water Line Maps - Live Oak Ave Attachments: 10062025_Go gle Maps.pdf
From: Luis Pimentel <[email protected]>
Sent: Monday, October 6, 2025 10:51 AM
To: Marilyn Simpson <[email protected]>
Subject: FW: Request for Water Line Maps - Live Oak Ave Hi Marilyn,
Attached are the maps of the water lines that are on Live Oak Ave by Gateway. The clearest map would be the page 4 of the attached PDF. The blue lines shown on there are the locations of the water lines. Please note that the water company said these are “for information only. Distances and locations may be distorted and not suitable for legal, engineering, or surveying purposes” I asked Valley County Water if they knew the depths of the lines but they stated that we would need to pothole to verify. Looks like this is the best they can offer.

I reached out to So Cal Gas and am waiting to hear back from them. Once we receive those, I’ll forward them over to you.

Thank you,
From: Raquel White <[email protected]>
Sent: Monday, October 6, 2025 8:51 AM
To: Luis Pimentel <[email protected]>; Miguel Caballero <[email protected]> Cc: Raquel White <[email protected]>
Subject: RE: Request for Water Line Maps - Live Oak Ave Luis.

You would need to pothole to learn the depth of the lines.

Thank you,
Raquel
“To appreciate the beauty of a snowflake it is necessary to stand out in the cold.” Luis Pimentel, E.I.T.

Associate Engineer | Public Works Engineering
City of Irwindale
5050 N. Irwindale Avenue, Irwindale, CA 91706
Office: (626) 430-2259
ATTACHMENT "G"

2 -Aristotle
From: Luis Pimentel <[email protected]>
Sent: Monday, October 6, 2025 8:48 AM
To: Raquel White <[email protected]>; Miguel Caballero <[email protected]> Subject: RE: Request for Water Line Maps - Live Oak Ave Hi Raquel,
Thank you for the maps.

By any chance, does VCWD know how deep these lines are? Thank you,
Luis Pimentel, E.I.T.

Associate Engineer | Public Works Engineering
City of Irwindale
5050 N. Irwindale Avenue, Irwindale, CA 91706
Office: (626) 430-2259
OFFICE HOURS: Monday through Thursday 8:00AM to 6:00PM
From: Raquel White <[email protected]>
Sent: Monday, October 6, 2025 8:46 AM
To: Luis Pimentel <[email protected]>; Miguel Caballero <[email protected]> Cc: Raquel White <[email protected]>
Subject: RE: Request for Water Line Maps - Live Oak Ave Luis.

Attached are the requested As Built for Live Oak Ave.

Please note these are for information only. Distances and locations may be distorted and not suitable for legal, engineering, or surveying purposes.

Thank you,
Raquel
“To appreciate the beauty of a snowflake it is necessary to stand out in the cold.” -Aristotle

3 From: Luis Pimentel <[email protected]>
Sent: Monday, October 6, 2025 8:17 AM
To: Miguel Caballero <[email protected]>; Raquel White <[email protected]> Subject: Request for Water Line Maps - Live Oak Ave
Importance: High
Good morning,
The City is requesting any maps for water lines located on Live Oak Ave in the highlighted area on the attached map. We are doing investigative work for a future project that would include trenching.

Not sure if you are the right person to reach out to on this but any information you could give would be greatly appreciated!
Please let me know if you have any questions.

Thank you,
Luis Pimentel, E.I.T.

Associate Engineer | Public Works Engineering
City of Irwindale
5050 N. Irwindale Avenue, Irwindale, CA 91706
Office: (626) 430-2259
OFFICE HOURS: Monday through Thursday 8:00AM to 6:00PM

Southern California
Gas Company
1981 W. Lugonia Avenue
Redlands, Ca 92374-9720
Mailing Address:

PO Box 3003, SC8031
Redlands, CA 92373-0306
October 8, 2025
Planning Division
City of Irwindale
5050 N. Irwindale Avenue
Irwindale, CA 91706
Re: SoCalGas Comments Regarding Aypa Power’s Overhead Generation Tie-Line Request – Gabriel Battery Energy Storage Project
City of Irwindale Planning Division:

SoCalGas has reviewed Aypa Power’s proposed Gabriel Battery Energy Storage Project and identified the location where the proposed 220 kV electrical tie-line would intersect an existing 8-inch High Pressure (HP) SoCalGas natural gas pipeline along Live Oak Avenue in Irwindale, CA. SoCalGas’ review of the project scope and field data indicates a low risk of interference with our Cathodic Protection.

In addition, the existing 8-inch gas main is classified as a HP line and therefore a high-priority substructure. The greatest risk to SoCalGas pipeline facilities is third-party dig-ins, particularly around HP lines. For this reason, SoCalGas Distribution is in alignment with an aboveground installation of the proposed 220kV electrical tie-line rather than an underground installation to reduce excavation-related risks and help maintain the safety and integrity of HP facilities critical to SoCalGas operations.

Sincerely,
Dustin Tomlinson
Planning Gas Operations
SoCalGas
ATTACHMENT "H"

1 Brandi Jones
From: Vanettes, William <[email protected]>
Sent: Monday, October 6, 2025 3:51 PM
To: Serrano, Angelica
Cc: Luis Pimentel
Subject: RE: Request for Gas Line Maps - Live Oak Ave
Good afternoon. Sure can, the email below is the email to request our atlas prints . That is the only way nonemployees can get our prints and I believe there is a small charge per print. [email protected]
this is all High Pressure gas on that street and should have SCG stand by for any work within 20’ of any high pressure line. Call 811 to verify location. Rough sketch below is essentially what our print looks like if you wanted a general idea.

ATTACHMENT "I"

2

3 From: Serrano, Angelica <[email protected]>
Sent: Monday, October 6, 2025 9:00 AM
To: Vanettes, William <[email protected]>
Cc: Luis Pimentel <[email protected]>
Subject: FW: Request for Gas Line Maps - Live Oak Ave
Importance: High
Good morning William
Could you assist the City of Irwindale by providing a map of our gas lines on Live Oak Avenue? If not, could you please let me know who can help with this?
Thank you
Angie Serrano
From: Luis Pimentel <[email protected]>
Sent: Monday, October 6, 2025 8:16 AM
To: Aguirre, Phillip M <[email protected]>; Serrano, Angelica <[email protected]> Subject: [EXTERNAL] Request for Gas Line Maps - Live Oak Ave Importance: High
Good mor ning , The City is requesting any maps for gas li nes located on Live Oak Ave in the highlighted are a on the attac hed map. W e are doi ng investigative work for a future project that would include trenchi ng. Not sure if you are the right Good morning,
The City is requesting any maps for gas lines located on Live Oak Ave in the highlighted area on the attached map. We are doing investigative work for a future project that would include trenching.

Not sure if you are the right person to reach out to on this but any information you could give would be greatly appreciated!
Please let me know if you have any questions.

Thank you,
Luis Pimentel, E.I.T.

Associate Engineer | Public Works Engineering
City of Irwindale
5050 N. Irwindale Avenue, Irwindale, CA 91706
Office: (626) 430-2259
OFFICE HOURS: Monday through Thursday 8:00AM to 6:00PM

MEMORANDUM
Date: October 1, 2025
Re: Findings in Support of Overhead Generation Tie-Line Variance - Gabriel Battery Energy Storage System (BESS)
File 0060332.01
To: City of Irwindale, Planning Division
From: Brandon Farrell, Director, Transmission Engineering - Westwood City of Irwindale Planning Division:

Westwood respectfully submits these findings (Findings) in support of the generation tie-line (gen-tie) variance request for the Gabriel Battery Energy Storage System (BESS) project. The Findings demonstrate that an overhead transmission design across Live Oak Avenue in the City of Irwindale, California is the sole feasible and safe design option, required to achieve reliable interconnection and ensure compliance with applicable municipal and state standards.

Westwood is a multi-disciplinary engineering firm, established in 1972, with decades of experience in overhead and underground transmission lines. Our team of Civil, Electrical, and Mechanical engineers have supported projects for investor-owned-utilities, municipalities, and developers of Wind, Solar, and BESS assets throughout the country, including in the state of California. Through the various services at Westwood, we are well versed in all facets of these projects at all stages of the project lifecycle, from preliminary planning to execution of construction.

We are confident in our assessment of the Live Oak Avenue crossing and the concerns with approaching this crossing using an underground circuit.

The technical and engineering findings confirm that undergrounding the Gabriel BESS gentie across Live Oak Avenue is not a feasible or consistent design option under applicable standards.

Both underground and overhead approaches would require structures exceeding 65 feet in height, with undergrounding introducing added design and construction complications, including either jack-and-bore pits or open trenches with extended road closures. The underground option also introduces utility conflicts, future risks to contractors working on those utilities, ADA compliance cocnerns, and significant public disruption. By contrast, an overhead crossing aligns with existing utility infrastructure in the corridor, ensures compliance with the Irwindale Specific Plan, Municipal Code, and electrical safety standards, and minimizes both construction impacts and long-term maintenance risks. Westwood’s Findings—together with those submitted by Southern California ATTACHMENT "J"

MEMORANDUM
Edison (SCE)—demonstrate that approval of the requested variance is necessary for the Gabriel BESS to proceed safely, efficiently, and in full consistency with Irwindale Zoning Code §17.32.06.

MEMORANDUM
Findings

1. Exceptional or Extraordinary Circumstances
There is currently significant overhead electrical infrastructure in and around the properties in question for the crossing of Live Oak Avenue. These lines range from low-voltage distribution lines to high-voltage transmission lines of significant height. A requirement to cross underneath Live Oak Ave would be inconsistent with the other power line crossings in this area.

With an overhead approach, height of new structures will depend greatly on the placement of the structure within the SCE yard and the number of overhead electrical crossings in that path. Due to the distribution-level circuits adjacent to Live Oak Avenue, the new transmission structures will need to be greater than 65’ above ground height to allow for clearances that meet the minimum code requirements (EX. National Electric Safety Code, California General Order 95). While we cannot accurately confirm the height of those assets along the road at this time, the circuits are likely 25ft above ground, on the lower end. A 220kV riser structure would utilize a phase spacing of roughly 15ft between phases and shield wires, totaling about 45ft for the “power space.” Additionally, NESC requires roughly 7ft of clearance between the 220kV phases and the existing lines, assuming voltage is somewhere between 22kV and 69kV. This would result in a structure of at least 80ft tall, which is a conservative estimate pending further review of the assets along Live Oak Avenue. The existing structures that support crossings over Live Oak Avenue within 100 Yards of this crossing are currently well in excess of 65’ in height. The need for structures exceeding 65’ would not constitute granting a special privilege inconsistent with the limitations on the property in the vicinity and identical zone. With the underground design approach, the riser structure will still be required to exceed 65’ above ground height to allow for the wires to cross over the existing overhead electric on the South side of Live Oak Avenue. Effectively, the 65’ height requirement is infeasible with either approach.

An underground transmission line crossing Live Oak Ave involves unique challenges due to the need for trenchless Jack & Bore installation. This would require a large jacking pit on the north side of Live Oak Ave, and a slightly smaller exit pit, approximately 25'L x 15'W x 20'D, necessitating significant lane closures and utility relocation. If a jack & bore approach was not used in favor of a more traditional duct-bank installation, significant roadway closures would be needed for the duration that the trench is open during construction. As such, the Jack & Bore approach would be typical to avoid lane closures. However, due to inability to place an Aypa-owned structure within the SCE yard, the Jack & Bore pits would have to be within Live Oak Avenue, causing significant lane closures regardless. Westwood has typically seen crossings of this size require 3-5 weeks to construct, inclusive of road repairs. It would be reasonable to assume that road disruptions would be measured in a timeline of weeks, ersus the overhead conductor pulls which would last only minutes at a time.

MEMORANDUM

2. Special Property Circumstances.

Placement of overhead powerlines and structures on this property is consistent with the use of surrounding parcels. There are currently numerous overhead transmission crossings within 100 yards of the proposed crossing, some of significant height. Placement of an overhead powerline crossing in this area does not constitute a special privilege not afforded to other asset owners similarly situated. The requirement to bore underground would be considered the exception to the rule in this area.

As previously mentioned, with the use of an underground design, and the requirement to maintain the Point of Connection Pole (PCO) outside of the SCE yard, the only location to place a Riser structure would be within the sidewalk between Live Oak Avenue and the SCE yard wall due to the requirement at SCE that the underground portion of the gen-tie must remain outside of their yard. This constraint, coupled with ADA compliance and safety issues due to sidewalk placement, distinguishes this site from others where underground lines can be developed without such complications. The complexity of existing utilities adds substantial risk, increasing the chance of damage and service interruptions. To place a riser structure in this location would also require modification to the existing overhead lines on the South side of Live Oak Avenue to maintain proper electrical clearances. In addition to the modifications to the existing infrastructure, the riser structure would be required to provide the same electrical clearances as an overhead crossing of the roadway, resulting in a structure in excess of 65ft whether the crossing is overhead or underground. As noted previously, Westwood would anticipate the riser structure to be 80ft tall, at a minimum, to clear the existing circuits safely and may be taller depending on the placement of the next structure within the SCE yard.

3. Physical Hardship.

The requirement for the installation of an underground transmission line crossing across Live Oak Ave. would constitute a physical hardship not only to Aypa and SCE but, more importantly, for the public. Installation of an underground crossing would require a lengthy disturbance including closure of Live Oak Ave to allow for construction of the crossing, as previously noted, whether a traditional duct-bank design or a jack & bore approach is utilized. Additionally, the riser structure on the south side of Live Oak Avenue would not be allowed inside SCE’s property and would be required to be placed in the public ROW. This structure would need to be a self-supporting steel structure and would impede the existing sidewalk and violate ADA compliance without major rework impacting the road for an extended period of time. Placement of this structure will impact the existing overhead electric facilities on the south side of Live Oak Avenue as well, resulting in additional costs and disruptions to services.

MEMORANDUM
Future maintenance of Live Oak Ave, including maintenance on existing infrastructure in Live Oak Ave (water, sewer, gas, etc.) would be more difficult and dangerous with a high voltage underground crossing in place. Conversely, the construction of an overhead powerline crossing would produce relatively short durations of traffic disturbance on Live Oak Ave. The wires could be installed over Live Oak Ave. within one day and likely would only require rolling traffic stops for roughly 15 min at a time. The wires would be located high above ground level and would not present a risk to any person or equipment that is in the vicinity.

4. No Detriment to Public Welfare
It is our opinion that the presence of an overhead transmission line crossing will provide less impact to the public then to an underground transmission line crossing. Construction of an overhead crossing will have minimal impact on traffic and the existing sidewalks on Live Oak Ave. An underground crossing will require disturbance to the sidewalk on the south side of Live Oak Ave due to the presence of a riser pole (since this pole can not be located on SCE Property). Construction of an underground crossing will be complicated due to the presence of existing utilities such as gas, water, and sewer that are currently installed in Live Oak Ave. Traffic disturbance will be greatly increased with the underground crossing option, requiring shut down of lanes for numerous days (or even weeks). Maintenance of the existing utilities and road surface on and in Live Oak Ave will be more difficult with the presence of an underground crossing since any excavation would be in proximity to buried energized 220kV transmission line. Despite the crossing being underground, the necessary riser poles contribute to visual clutter just the same as the overhead crossing, though they may be shorter than the overhead crossing approach. An overhead crossing would present minimal increased visual disturbance as there are currently numerous overhead crossings in this area already. The addition of one additional overhead crossing would not present new viewshed disturbances to the public. It is also worth noting that the nearest non-utility infrastructure to this crossing appear to be industrial buildings approximately 0.15 miles away. There are additional commercial properties within 0.5 miles and residential properties outside of 0.5 miles, behind the commercial properties. Visibility of this crossing to residences would be almost non-existent, as a result.

11-4 ACSR
ACSR
Aluminum Conductor. Steel Reinforced . Bare.

APPLICATIONS
Used as bare overhead transmission conductor and as primary and secondary distribution conductor and messenger support.

ACSR offers optimal strength for line design. Variable steel core stranding enables desired strength to be achieved without sacrificing ampacity.

SPECIFICATIONS
Southwire's ACSR bare conductor meets or exceeds the following ASTM specifications:
• B230 Aluminum 1350-H19 Wire for Electrical Purposes.
• B232 Concentric-Lay-Stranded Aluminum Conductors, Coated-Steel Reinforced (ACSR). • B498 Zinc-Coated (Galvanized) Steel Core Wire for Use in Overhead Electrical Conductors. • B500 Metallic Coated Stranded Steel Core for Use in Overhead Electrical Conductors.

CONSTRUCTION
• Aluminum 1350-H19 wires, concentrically stranded about a steel core. Standard core wire for ACSR is class A galvanized.
• Class A core stranding is also available in zinc-5% aluminum-mischmetal alloy coating. • For aluminum-clad (AW) ACSR, please refer to the ACSR/AW catalog sheet • Additional corrosion protection is available through the application of grease to the core or infusion of the complete cable with grease.
• ACSR conductor is also available in non-specular.

Thu Apr 19 11:06:35 EDT 2012 Page 1 of 4
EXHIBIT "K"

Code
Word
Size
(AWG or
kcmil)
Stranding
(Al/Stl)
Diameter (ins.) Weight Per 1000 ft. (lbs.) Content (%) Rated Strength
(lbs.)
Resistance
OHMS/1000 ft.

Allowable
Ampacity+
(Amps)
Individual Wires Steel
Core
Complete
Cable
Al Stl Total Al Stl DC @
20°C
AC @
75°C
Al Stl
Turkey 6 6/1 .0661 .0661 .0661 .198 24 12 36 67.88 32.12 1190 .641 .806 105 Swan 4 6/1 .0834 .0834 .0834 .25 39 18 57 67.87 32.12 1860 .403 .515 140 Swanate 4 7/1 .0772 .103 .103 .257 39 28 67 58.1 41.9 2360 .399 .519 140 Sparrow 2 6/1 .1052 .1052 .1052 .316 62 29 91 67.9 32.1 2850 .254 .332 184 Sparate 2 7/1 .0974 .1298 .1298 .325 62 45 107 58.12 41.88 3460 .251 .338 184 Robin 1 6/1 .1181 .1181 .1181 .354 78 37 115 67.88 32.12 3550 .201 .268 212 Raven 1/0 6/1 .1327 .1327 .1327 .398 99 47 145 67.89 32.11 4380 .159 .217 242 Quail 2/0 6/1 .1489 .1489 .1489 .447 124 59 183 67.88 32.12 5310 .126 .176 276 Pigeon 3/0 6/1 .1672 .1672 .1672 .502 156 74 230 67.87 32.13 6620 .100 .144 315 Penguin 4/0 6/1 .1878 .1878 .1878 .563 197 93 291 67.88 32.12 8350 .0795 .119 357 Waxwing 266.8 18/1 .1217 .1217 .1217 .609 250 39 289 86.43 13.57 6880 .0643 .0787 449 Partridge 266.8 26/7 .1013 .0788 .2363 .642 251 115 367 68.51 31.49 11300 .0637 .0779 475 Ostrich 300 26/7 .1074 .0835 .2506 .68 283 130 412 68.51 31.49 12700 .0567 .0693 492 Merlin 336.4 18/1 .1367 .1367 .1367 .684 315 49 365 86.43 13.57 8680 .0510 .0625 519 Linnet 336.4 26/7 .1137 .0885 .2654 .72 317 146 462 68.51 31.49 14100 .0505 .0618 529 Oriole 336.4 30/7 .1059 .1059 .3177 .741 318 209 526 60.35 39.65 17300 .0502 .0613 535 Chickadee 397.5 18/1 .1486 .1486 .1486 .743 373 58 431 86.43 13.57 9940 .0432 .0529 576 Brant 397.5 24/7 .1287 .0858 .2574 .772 374 137 511 73.21 26.79 14600 .0430 .0526 584 Ibis 397.5 26/7 .1236 .0962 .2885 .783 374 172 546 68.51 31.49 16300 .0428 .0523 587 Lark 397.5 30/7 .1151 .1151 .3453 .806 375 247 622 60.35 39.65 20300 .0425 .0519 594 Pelican 477 18/1 .1628 .1628 .1628 .814 447 70 517 86.44 13.56 11800 .0360 .0442 646 Flicker 477 24/7 .141 .094 .2819 .846 449 164 614 73.21 26.79 17200 .0358 .0439 655 Hawk 477 26/7 .1354 .1053 .316 .858 449 207 656 68.51 31.49 19500 .0356 .0436 659 Hen 477 30/7 .1261 .1261 .3783 .883 450 296 746 60.35 39.65 23800 .0354 .0433 666 Osprey 556.5 18/1 .1758 .1758 .1758 .879 522 82 603 86.43 13.57 13700 .0308 .0379 711 Parakeet 556.5 24/7 .1523 .1015 .3045 .914 524 192 716 73.21 26.79 19800 .0307 .0376 721 Dove 556.5 26/7 .1463 .1138 .3413 .927 524 241 765 68.51 31.49 22600 .0306 .0375 726 Eagle 556.5 30/7 .1362 .1362 .4086 .953 525 345 871 60.35 39.65 27800 .0303 .0372 734 Peacock 605 24/7 .1588 .1059 .3177 .953 570 209 779 73.2 26.8 21600 .0282 .0346 760 Squab 605 26/7 .1525 .1186 .3559 .966 570 262 832 68.51 31.49 24300 .0281 .0345 765 Wood
Duck
605.0 30/7 .142 .142 .426 .994 571 375 946 60.35 39.65 28900 .0279 .0342 774 Teal 605.0 30/19 .142 .0852 .426 .994 571 367 939 60.86 39.14 30000 .0279 .0342 773 Kingbird 636 18/1 .188 .188 .188 .94 596 94 690 86.43 13.57 15700 .0270 .0332 773 Swift 636.0 36/1 .1329 .1329 .1329 .93 596 47 643 92.72 7.28 13690 .0271 .0334 769 Rook 636 24/7 .1628 .1085 .3256 .977 599 219 818 73.22 26.78 22600 .0268 .0330 784 Grosbeak 636 26/7 .1564 .1216 .3649 .991 599 275 874 68.51 31.49 25200 .0267 .0328 789 ACSR
Thu Apr 19 11:06:35 EDT 2012

Scoter 636.0 30/7 .1456 .1456 .4368 1.019 600 395 995 60.35 39.65 30400 .0256 .0325 798 Egret 636 30/19 .1456 .0874 .4368 1.019 600 386 987 60.85 39.15 31500 .0266 .0326 798 Flamingo 666.6 24/7 .1667 .1111 .3333 1 628 230 858 73.21 26.79 23700 .0256 .0315 807 Gannet 666.6 26/7 .1601 .1245 .3736 1.014 628 289 916 68.51 31.49 26400 .0255 .0313 812 Stilt 715.5 24/7 .1727 .1151 .3453 1.036 674 247 920 73.21 26.79 25500 .0239 .0294 844 Starling 715.5 26/7 .1659 .129 .3871 1.051 674 310 984 68.51 31.49 28400 .0238 .0292 849 Redwing 715.5 30/19 .1544 .0927 .4633 1.081 676 435 1110 60.85 39.15 34600 .0236 .0290 859 Coot 795 36/1 .1486 .1486 .1486 1.04 745 58 804 92.72 7.28 16710 .0217 .0268 884 Drake 795 26/7 .1749 .136 .408 1.107 749 344 1093 68.51 31.49 31500 .0214 .0263 907 Tern 795 45/7 .1329 .0886 .2658 1.063 749 146 895 83.67 16.33 22100 .0216 .0269 887 Condor 795 54/7 .1213 .1213 .364 1.092 749 274 1023 73.21 26.79 28200 .0215 .0272 889 Mallard 795 30/19 .1628 .0977 .4884 1.14 751 483 1234 60.86 39.14 38400 .0213 .0261 918 Ruddy 900 45/7 .1414 .0943 .2828 1.131 848 165 1013 83.67 16.33 24400 .0191 .0239 958 Canary 900 54/7 .1291 .1291 .3873 1.162 848 310 1158 73.22 26.78 31900 .0190 .0241 961 Rail 954 45/7 .1456 .0971 .2912 1.165 899 175 1074 83.67 16.33 25900 .0180 .0225 993 Cardinal 954 54/7 .1329 .1329 .3987 1.196 899 329 1227 73.21 26.79 33800 .0179 .0228 996 Ortolan 1033.5 45/7 .1515 .101 .3031 1.212 973 190 1163 83.67 16.33 27700 .0167 .0209 1043 Curlew 1033.5 54/7 .1383 .1383 .415 1.245 973 356 1330 73.21 26.79 36600 .0165 .0211 1047 Bluejay 1113 45/7 .1573 .1048 .3145 1.258 1048 205 1253 83.67 16.33 29800 .0155 .0194 1092 Finch 1113 54/19 .1436 .0861 .4307 1.292 1053 375 1429 73.72 26.28 39100 .0154 .0197 1093 Bunting 1192.5 45/7 .1628 .1085 .3256 1.302 1123 219 1343 83.67 16.33 32000 .0144 .0182 1139 Grackle 1192.5 54/19 .1486 .0892 .4458 1.337 1129 402 1531 73.72 26.28 41900 .0144 .0184 1140 Bittern 1272 45/7 .1681 .1121 .3362 1.345 1198 234 1432 83.67 16.33 34100 .0135 .0171 1184 Pheasant 1272 54/19 .1535 .0921 .4605 1.381 1204 429 1633 73.71 26.29 43600 .0135 .0173 1187 Dipper 1351.5 45/7 .1733 .1155 .3466 1.386 1273 248 1521 83.67 16.33 36200 .0127 .0162 1229 Martin 1351.5 54/19 .1582 .0949 .4746 1.424 1279 456 1735 73.72 26.28 46300 .0127 .0163 1232 Bobolink 1431 45/7 .1783 .1189 .3566 1.427 1348 263 1611 83.67 16.33 38300 .0120 .0153 1272 Lapwing 1590 45/7 .188 .1253 .3759 1.504 1498 292 1790 83.67 16.33 42200 .0108 .0139 1354 Falcon 1590 54/19 .1716 .103 .5148 1.544 1505 536 2041 73.72 26.28 54500 .0108 .0140 1359 Chukar 1780 84/19 .1456 .0874 .4368 1.602 1685 386 2072 81.35 18.65 51000 .0097 .0125 1453 Bluebird 2156 84/19 .1602 .0962 .4808 1.762 2040 468 2508 81.34 18.66 60300 .00801 .0105 1623 Kiwi 2167 72/7 .1735 .1157 .347 1.735 2051 249 2300 89.17 10.82 49800 .00801 .0106 1607 +Conductor temperature of 75°C, ambient temperature 25°C, emissivity 0.5, wind 2 ft./sec., in sun.

ACSR
Thu Apr 19 11:06:35 EDT 2012

ACSR
Single-Layer Aluminum Conductor, Steel Reinforced (ACSR) High Mechanical Strength
Code
Word
Size
(kcmil)
Stranding
(Al/St)
Diameter (in) Weight (lb/1000 ft) Content (% Weight)
RBS
(lb)
Resistance
(Ω/1000 ft)
Ampacity+
(amp)
Aluminum
Wires
Steel
Wires
Steel Core
Complete
Conductor
Al.

Steel
Total
Al.

Steel
dc
@ 20°C
ac
@ 75°C
@ 75°C
Grouse 80.0 8/1 0.1000 0.1667 0.1667 0.367 75 74 149 50.4 49.6 5,190 0.2065 0.2888 205 Petrel 101.8 12/7 0.0921 0.0921 0.2763 0.461 96 158 254 37.8 62.2 10,400 0.1583 0.2493 234 Minorca 110.8 12/7 0.0961 0.0961 0.2883 0.481 104 172 276 37.8 62.2 11,300 0.1454 0.2331 245 Leghorn 134.6 12/7 0.1059 0.1059 0.3177 0.530 127 209 336 37.8 62.2 13,600 0.1197 0.2000 271 Guinea 159.0 12/7 0.1151 0.1151 0.3453 0.576 150 247 396 37.8 62.2 16,000 0.1014 0.1757 296 Dotterel 176.9 12/7 0.1214 0.1214 0.3642 0.607 167 274 441 37.8 62.2 17,300 0.0911 0.1618 313 Dorking 190.8 12/7 0.1261 0.1261 0.3783 0.631 180 296 476 37.8 62.2 18,700 0.0845 0.1530 325 Brahma 203.2 16/19 0.1127 0.0977 0.4885 0.714 191 483 675 28.4 71.6 28,400 0.0764 0.1499 340 Cochin 211.3 12/7 0.1327 0.1327 0.3981 0.664 199 328 527 37.8 62.2 20,700 0.0763 0.1410 343 + Based on 25°C ambient temperature, 2 ft/s perpendicular wind, 0.5 emissivity/absorptivity, 60 Hz, noon on June 10th One Southwire Drive
Carrollton, GA 30119 USA
770-832-4242
www.southwire.com

© 2024 Sungrow Power Supply Co., Ltd. All rights reserved. Subject to change without notice. Version 5 Intelligent liquid-cooled temperature control system
to optimize the auxiliary power consumption
Pre-assembled, no battery module handling on site,
transportation of complete system

OPTIMAL COST
Electrical safety management, overcurrent fast breaking and arc extinguishing protection
The electrical cabinet and battery cabinet are separated to prevent thermal runaway

SAFE AND RELIABLE
High-efficiency heat dissipation, increase battery life and system discharge capacity
Front single-door-open design, supporting back to
back layout drawing
Function test in factory, limited on-site work,
accelerate commissioning process

EFFICIENT AND FLEXIBLE
One-click system upgrade
Automatic coollant refilling design
Online intelligent monitoring

CONVENIENT O&M
ST5015UX-2H-US
ST5015UX-4H-US
PowerTitan 2.0 Liquid Cooled Energy Storage System
NEW
ATTACHMENT "L"

© 2024 Sungrow Power Supply Co., Ltd. All rights reserved. Subject to change without notice. Version 5 Product name
DC side
Cell type
Battery configuration
Nominal capacity
Nominal voltage range
AC side
Nominal AC power
AC current distortion rate
DC component
Nominal AC voltage
AC voltage range
Termination (LV)
Power factor
Adjustable range of reactive power
Nominal frequency
Isolation method
System parameter
Dimension（W * H * D）
Weight
Degree of protection
Anti-corrosion degree
Operation temperature range
Operation humidity range
Max. operation altitude
Temperature control method
Fire suppression system
Communication
Standard
ST5015UX-2H-US
LFP

3.2 V / 314 Ah
416S12P
5015 kWh
1123.2 V ~ 1497.6 V
< 3 % ( Nominal Power )
< 0.5 %
690 V
607 V ~ 759 V
> 0.99 ( Nominal Power )
﹣ 100 % ~ 100 %
60 Hz
Transformerless
6058 mm * 2896 mm * 2438 mm
238.5'' * 114.0'' * 96.0"
Type 3S
C4
﹣30 ℃ ~ 50 ℃ ( > 45 ℃ Derating )
﹣22 °F ~ 122 °F ( > 113 °F Derating )
0 % ~ 100 %
3000 m / 9842.5 ft
Intelligent Liquid Cooling
Default: NFPA 68 compliance vent panel, smoke and heat, detectors, Mini FACP Optional: Sprinkler, sound beacon, NFPA 69, compliance ventilation system, Flammable gas detector
Ethernet
UL 9540A, NFPA 855, NFPA 68, NFPA 69 ( optional )
IEEE 1547, UL 1973, UL 1741SB, UL 9540
ST5015UX-4H-US
210 kVA * 12
352 A * 3 Phase * 6
42500 kg / 93696.5 lbs
210 kVA * 6
352 A * 3 Phase * 3
42000 kg / 92594.0 Ibs

US © 2025 Sungrow Power Supply Co., Ltd. All rights reserved. Subject to change without notice. Version 4 MVS5240-LS-US
Product name
MV transformer
Rated power
MV / LV voltage
Transformer vector
Windings
Rated frequency
Impedance
Efficiency standard
Material of winding (MV / LV)
Legged core design
High voltage configuration
Overcurrent protection
Cooling method
Insulation fluid
Smart control cabinet
Protection
Surge protection
AC Insulation detection
Cooling Method
UPS
General data
Dimensions ( W * H * D )
Weight
Cable entry
Degree of protection
Anti-corrosion degree
Operation temperature range
Operation humidity range
Max. operating altitude
Communication
Standard
5240 kVA

34.5 kV / 0.69 kV
Dy1
2 windings
60 Hz
9 % ( ±7.5 %, IEEE tolerance )
99 % @ 100 % load
Aluminum / Aluminum
3 Legged core Design
Loop-feed, Dead Front
Expulsion fuses in series with Partial-Range Current-Limiting Fuses KNAN
Degradable oil
AC Breaker
Type II
Support
Air cooling and HVAC
15min ( Default )
2 / 3 / 4h ( Optional )
6058 mm * 2896 mm * 2438 mm
238.5'' * 114.0'' * 96.0''
18500 kg
40786 lbs
Bottom entry
Type 3S
C4
-40 °C ~ 60 °C
-40 °F ~ 140 °F
0 % ~ 100 %
3000 m
9842.5 ft
Ethernet, Optical fiber, RS485
UL 891, IEEE C57.12.00, IEEE C57.12.80, IEEE C57.12.90
MVS5240-LS-US
Medium Voltage Substation for PowerTitan 2.0 Liquid Cooling Energy Storage System
* 15min UPS only supplies power for the control and communication devices in the MVS ** 2 / 3 / 4 h UPS supplies power for the control and communication devices in the the MVS, and the ventilation system in the battery container ATTACHMENT "M"

V 1
Noise Test Report
PowerTitan2.0 (4H, HX)
ATTACHMENT "N"

Confidential III
1 1 Introduction
This document describes noise test result of PowerTitan2.0 (4H, HX).

This document is intended to be used by the specific addressees. No part of this document may be reproduced or distributed in any form or by any means without the prior written permission of SUNGROW Power Supply Co., Ltd. 2 Noise Test

2.1 Test Environment
(1) Installation conditions: Open ground without reflecting planes. (2) Simulated ambient temperature: -30℃~45℃(Rated power) (3) Ambient humidity: 52%RH
(4) Positions of sound level microphones：
Sensor location in sound power level test (test distance d=1.5m, number of measuring points N=37)
Fig. 1 Positions of Sound Power Level Microphones
Sensor location in sound pressure level test (test distance d=1m, noise on the front, rear, left, right, and top of the product are tested)

Confidential III
2 Fig. 2 Positions of Sound Pressure Level Microphones
(5) On-site test environment：

Fig. 3 Test Environment
(6) Background noise: 52.89 dBA

2.2 Test Standards
ISO 3744:2010 Acoustics - Determination of sound power levels and sound energy Front

Confidential III
3 levels of noise sources using sound pressure - Engineering methods for an essentially free field over a reflecting plane
ISO 11201 Acoustics——Noise emitted by machinery and equipment - Determination of emission sound pressure levels at a work station and at other specified positions in an essentially free field over a reflecting plane with negligible environmental corrections.

2.3 Test Equipment:

Tab. 1 Test Equipment:

Equipment
Preparation
Manufacturing
Plant
Model No.

Approved
on
Effective
Date
Simcenter 12-input
Handheld Data
Acquisition System
Siemens Industrial
Software (Beijing)
Co., Ltd.

SCADAS
XS
SC-XS12-
ACL
2023-09-14 2024-09-13
Acoustic calibrator PCB
Larson
Davis
CAL200
21799 2023-10-30 2024-10-29

2.4 Test Condition
Tab. 2 Test Condition
No. Working Conditions
1 0.25C_45℃ Ambient Temperature_100% Power
2 0.25C_45℃ Ambient Temperature_80% Power
3 0.25C_45℃ Ambient Temperature_50% Power
4 0.25C_35℃ Ambient Temperature_100% Power
5 0.25C_35℃ Ambient Temperature_80% Power
6 0.25C_35℃ Ambient Temperature_50% Power
7 0.25C_30℃ Ambient Temperature_100% Power
8 0.25C_30℃ Ambient Temperature_80% Power

Confidential III
4 9 0.25C_30℃ Ambient Temperature_50% Power
10 0.25C_≤25℃ Ambient Temperature_100% Power
11 0.25C_≤25℃ Ambient Temperature_80% Power
12 0.25C_≤25℃ Ambient Temperature_50% Power

2.5 Test Result and Conclusion

2.5.1 Sound Power Level Test Result
Tab. 3 Sound Power Level Test Result
Working Conditions Sound Power Level/dBA
Extended measurement
uncertainty U/dB

0.25C_45℃ Ambient
Temperature_100% Power

84.08 2.9

0.25C_45℃ Ambient
Temperature_80% Power

84.08 2.9

0.25C_45℃ Ambient
Temperature_50% Power

78.86 2.9

0.25C_35℃ Ambient
Temperature_100% Power

79.32 2.9

0.25C_35℃ Ambient
Temperature_80% Power

79.32 2.9

0.25C_35℃ Ambient
Temperature_50% Power

77.23 2.9

0.25C_30℃ Ambient
Temperature_100% Power

79.32 2.9

0.25C_30℃ Ambient
Temperature_80% Power

79.32 2.9

0.25C_30℃ Ambient
Temperature_50% Power

77.23 2.9

0.25C_≤25℃ Ambient 79.32 2.9

Confidential III
5 Temperature_100% Power

0.25C_≤25℃ Ambient
Temperature_80% Power

79.32 2.9

0.25C_≤25℃ Ambient
Temperature_50% Power

77.23 2.9

2.5.2 Sound Pressure Level Test Result
Tab. 4 Maximum Sound Pressure Level Test Results of Positions 1m Away from the Surface Working Conditions Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA

0.25C_45℃ Ambient
Temperature_100% Power

58.19 59.08 57.97 66.54 72.87

0.25C_45℃ Ambient
Temperature_80% Power

58.19 59.08 57.97 66.54 72.87

0.25C_45℃ Ambient
Temperature_50% Power

58.19 55.85 57.11 65.95 64.06

0.25C_35℃ Ambient
Temperature_100% Power

57.41 56.34 56.52 65.71 65.66

0.25C_35℃ Ambient
Temperature_80% Power

58.34 56.77 58.16 66.34 65.23

0.25C_35℃ Ambient
Temperature_50% Power

56.98 54.21 55.69 64.45 57.49

0.25C_30℃ Ambient
Temperature_100% Power

57.41 56.34 56.52 65.71 65.66

0.25C_30℃ Ambient
Temperature_80% Power

58.34 56.77 58.16 66.34 65.23

0.25C_30℃ Ambient
Temperature_50% Power

56.98 54.21 55.69 64.45 57.49

0.25C_≤25℃ Ambient
Temperature_100% Power

57.41 56.34 56.52 65.71 65.66

Confidential III
6 0.25C_≤25℃ Ambient
Temperature_80% Power

58.34 56.77 58.16 66.34 65.23

0.25C_≤25℃ Ambient
Temperature_50% Power

56.98 54.21 55.69 64.45 57.49
Appendix: Sound Power Level 1/3-Octave Spectrum
Tab. 5 Sound Power Level 1/3-Octave Spectrum (0.25C_45℃_100% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 50.33

31.5 51.52
40 56.46
50 57.59
63 60.40
80 60.48
100 59.55
125 62.82
160 66.06
200 67.00
250 66.31
315 68.80
400 70.19
500 71.60
630 73.60
800 76.22
1000 77.27
1250 73.75
1600 73.11
2000 71.58
2500 69.75

Confidential III
7 3150 68.09
4000 66.51
5000 64.19
6300 62.43
8000 61.07
10000 58.65
12500 54.86
16000 51.51
20000 47.38
Tab. 6 Sound Power Level 1/3-Octave Spectrum (0.25C_45℃_80% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 50.33

31.5 51.52
40 56.46
50 57.59
63 60.40
80 60.48
100 59.55
125 62.82
160 66.06
200 67.00
250 66.31
315 68.80
400 70.19
500 71.60
630 73.60
800 76.22
1000 77.27

Confidential III
8 1250 73.75
1600 73.11
2000 71.58
2500 69.75
3150 68.09
4000 66.51
5000 64.19
6300 62.43
8000 61.07
10000 58.65
12500 54.86
16000 51.51
20000 47.38
Tab. 7 Sound Power Level 1/3-Octave Spectrum (0.25C_45℃_50% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 40.75

31.5 44.25
40 48.95
50 51.40
63 51.31
80 53.07
100 58.76
125 53.91
160 59.62
200 60.56
250 60.38
315 61.38
400 62.46

Confidential III
9 500 66.07
630 67.51
800 69.68
1000 74.10
1250 68.51
1600 67.83
2000 65.92
2500 64.03
3150 62.42
4000 60.90
5000 58.86
6300 56.91
8000 54.62
10000 51.42
12500 49.12
16000 48.21
20000 45.71
Tab. 8 Sound Power Level 1/3-Octave Spectrum (0.25C_35℃_100% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 40.02

31.5 43.12
40 44.87
50 50.71
63 50.72
80 51.21
100 61.04
125 54.45
160 59.21

Confidential III
10 200 61.68
250 60.95
315 61.75
400 63.50
500 66.75
630 68.40
800 69.97
1000 74.25
1250 69.05
1600 68.28
2000 66.37
2500 64.70
3150 63.44
4000 61.34
5000 59.75
6300 57.90
8000 55.77
10000 52.51
12500 49.67
16000 48.75
20000 46.11
Tab. 9 Sound Power Level 1/3-Octave Spectrum (0.25C_35℃_80% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 42.66

31.5 44.56
40 46.73
50 51.95
63 53.44

Confidential III
11 80 51.78
100 60.22
125 54.71
160 59.17
200 61.15
250 61.21
315 62.01
400 63.60
500 66.61
630 68.15
800 69.98
1000 74.28
1250 68.99
1600 68.17
2000 66.27
2500 64.57
3150 65.02
4000 61.67
5000 59.32
6300 57.42
8000 55.21
10000 52.06
12500 49.46
16000 48.52
20000 45.91
Tab. 10 Sound Power Level 1/3-Octave Spectrum (0.25C_35℃_50% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA

Confidential III
12 25 35.55

31.5 38.12
40 43.13
50 46.97
63 49.46
80 49.45
100 51.79
125 51.78
160 57.58
200 58.49
250 58.14
315 58.39
400 59.23
500 63.13
630 64.64
800 68.19
1000 73.20
1250 66.89
1600 66.20
2000 64.05
2500 61.94
3150 61.46
4000 58.27
5000 56.87
6300 54.38
8000 51.76
10000 49.58
12500 48.14

Confidential III
13 16000 47.21
20000 45.32
Tab. 11 Sound Power Level 1/3-Octave Spectrum (0.25C_30℃_100% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 40.02

31.5 43.12
40 44.87
50 50.71
63 50.72
80 51.21
100 61.04
125 54.45
160 59.21
200 61.68
250 60.95
315 61.75
400 63.50
500 66.75
630 68.40
800 69.97
1000 74.25
1250 69.05
1600 68.28
2000 66.37
2500 64.70
3150 63.44
4000 61.34
5000 59.75

Confidential III
14 6300 57.90
8000 55.77
10000 52.51
12500 49.67
16000 48.75
20000 46.11
Tab. 12 Sound Power Level 1/3-Octave Spectrum (0.25C_30℃_80% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 42.66

31.5 44.56
40 46.73
50 51.95
63 53.44
80 51.78
100 60.22
125 54.71
160 59.17
200 61.15
250 61.21
315 62.01
400 63.60
500 66.61
630 68.15
800 69.98
1000 74.28
1250 68.99
1600 68.17
2000 66.27

Confidential III
15 2500 64.57
3150 65.02
4000 61.67
5000 59.32
6300 57.42
8000 55.21
10000 52.06
12500 49.46
16000 48.52
20000 45.91
Tab. 13 Sound Power Level 1/3-Octave Spectrum (0.25C_30℃_50% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 35.55

31.5 38.12
40 43.13
50 46.97
63 49.46
80 49.45
100 51.79
125 51.78
160 57.58
200 58.49
250 58.14
315 58.39
400 59.23
500 63.13
630 64.64
800 68.19

Confidential III
16 1000 73.20
1250 66.89
1600 66.20
2000 64.05
2500 61.94
3150 61.46
4000 58.27
5000 56.87
6300 54.38
8000 51.76
10000 49.58
12500 48.14
16000 47.21
20000 45.32
Tab. 14 Sound Power Level 1/3-Octave Spectrum (0.25C_≤25℃_100% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 40.02

31.5 43.12
40 44.87
50 50.71
63 50.72
80 51.21
100 61.04
125 54.45
160 59.21
200 61.68
250 60.95
315 61.75

Confidential III
17 400 63.50
500 66.75
630 68.40
800 69.97
1000 74.25
1250 69.05
1600 68.28
2000 66.37
2500 64.70
3150 63.44
4000 61.34
5000 59.75
6300 57.90
8000 55.77
10000 52.51
12500 49.67
16000 48.75
20000 46.11
Tab. 15 Sound Power Level 1/3-Octave Spectrum (0.25C_≤25℃_80% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 42.66

31.5 44.56
40 46.73
50 51.95
63 53.44
80 51.78
100 60.22
125 54.71

Confidential III
18 160 59.17
200 61.15
250 61.21
315 62.01
400 63.60
500 66.61
630 68.15
800 69.98
1000 74.28
1250 68.99
1600 68.17
2000 66.27
2500 64.57
3150 65.02
4000 61.67
5000 59.32
6300 57.42
8000 55.21
10000 52.06
12500 49.46
16000 48.52
20000 45.91
Tab. 16 Sound Power Level 1/3-Octave Spectrum (0.25C_≤25℃_50% Power) 1/3-Octave (Hz) Sound power level𝑳𝑳𝑾𝑾𝑾𝑾, dBA
25 35.55

31.5 38.12
40 43.13
50 46.97

Confidential III
19 63 49.46
80 49.45
100 51.79
125 51.78
160 57.58
200 58.49
250 58.14
315 58.39
400 59.23
500 63.13
630 64.64
800 68.19
1000 73.20
1250 66.89
1600 66.20
2000 64.05
2500 61.94
3150 61.46
4000 58.27
5000 56.87
6300 54.38
8000 51.76
10000 49.58
12500 48.14
16000 47.21
20000 45.32
Appendix: Sound Pressure Level 1/3-Octave Spectrum
Tab. 17 Sound Pressure Level 1/3-Octave Spectrum(0.25C_45℃_100% Power)

Confidential III
20 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 16.28 16.94 15.44 16.85 32.92

31.5 20.61 24.81 20.49 22.26 36.46
40 31.05 29.59 32.19 33.78 37.90
50 35.16 33.55 32.25 34.33 39.58
63 36.45 33.61 34.93 36.80 47.61
80 35.77 33.67 33.52 38.47 46.23
100 35.21 35.25 36.51 39.02 46.22
125 38.19 40.59 42.38 44.06 53.73
160 41.46 41.33 39.25 43.22 53.90
200 40.86 41.66 41.86 46.43 53.07
250 41.14 43.78 41.61 46.82 52.13
315 40.47 44.60 41.75 46.80 56.93
400 41.27 45.86 41.66 46.41 58.88
500 42.49 47.83 43.94 50.09 60.24
630 44.80 47.32 46.03 52.96 63.59
800 49.68 48.76 48.20 57.07 65.11
1000 52.19 50.71 50.66 64.38 63.15
1250 49.27 50.08 49.34 54.14 63.07
1600 48.08 49.86 48.82 51.75 62.98
2000 46.41 48.11 46.59 50.81 60.59
2500 44.67 45.65 44.17 48.54 59.32
3150 42.41 44.02 42.40 46.33 58.61
4000 40.67 41.84 40.43 43.82 57.02
5000 38.95 38.44 38.64 42.91 55.13
6300 36.13 35.93 37.18 39.36 55.20
8000 32.83 35.86 35.04 36.80 54.25
10000 29.17 30.40 30.51 32.69 52.83

Confidential III
21 12500 26.84 27.70 27.75 29.45 48.38
16000 25.48 27.95 25.47 26.86 43.31
20000 24.96 31.40 23.82 24.05 35.87
Tab. 18 Sound Pressure Level 1/3-Octave Spectrum(0.25C_45℃_80% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 16.28 16.94 15.44 16.85 32.92

31.5 20.61 24.81 20.49 22.26 36.46
40 31.05 29.59 32.19 33.78 37.90
50 35.16 33.55 32.25 34.33 39.58
63 36.45 33.61 34.93 36.80 47.61
80 35.77 33.67 33.52 38.47 46.23
100 35.21 35.25 36.51 39.02 46.22
125 38.19 40.59 42.38 44.06 53.73
160 41.46 41.33 39.25 43.22 53.90
200 40.86 41.66 41.86 46.43 53.07
250 41.14 43.78 41.61 46.82 52.13
315 40.47 44.60 41.75 46.80 56.93
400 41.27 45.86 41.66 46.41 58.88
500 42.49 47.83 43.94 50.09 60.24
630 44.80 47.32 46.03 52.96 63.59
800 49.68 48.76 48.20 57.07 65.11
1000 52.19 50.71 50.66 64.38 63.15
1250 49.27 50.08 49.34 54.14 63.07
1600 48.08 49.86 48.82 51.75 62.98
2000 46.41 48.11 46.59 50.81 60.59
2500 44.67 45.65 44.17 48.54 59.32
3150 42.41 44.02 42.40 46.33 58.61
4000 40.67 41.84 40.43 43.82 57.02

Confidential III
22 5000 38.95 38.44 38.64 42.91 55.13
6300 36.13 35.93 37.18 39.36 55.20
8000 32.83 35.86 35.04 36.80 54.25
10000 29.17 30.40 30.51 32.69 52.83
12500 26.84 27.70 27.75 29.45 48.38
16000 25.48 27.95 25.47 26.86 43.31
20000 24.96 31.40 23.82 24.05 35.87
Tab. 19 Sound Pressure Level 1/3-Octave Spectrum(0.25C_45℃_50% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 18.05 18.72 16.14 16.91 34.10

31.5 23.95 25.13 23.02 22.77 34.18
40 29.83 29.50 29.61 30.76 34.05
50 33.16 31.97 32.73 34.20 37.48
63 35.06 32.78 32.42 34.55 36.79
80 34.97 33.32 32.24 37.16 37.37
100 35.77 34.24 35.38 38.07 46.64
125 36.82 33.35 32.96 37.65 39.40
160 40.50 36.62 36.07 39.64 41.78
200 39.51 38.61 39.78 44.14 43.60
250 39.05 38.19 37.55 42.74 43.67
315 39.14 37.10 38.22 43.15 48.82
400 39.27 39.41 39.48 43.16 50.60
500 41.97 41.95 41.45 48.01 52.60
630 43.35 42.87 44.43 50.88 54.23
800 49.35 44.85 45.90 55.63 54.90
1000 51.91 48.95 49.34 64.19 54.79
1250 48.39 47.70 47.80 52.42 54.30
1600 47.31 47.38 47.56 50.26 53.62

Confidential III
23 2000 46.38 45.44 46.01 49.85 51.33
2500 45.26 42.38 44.77 48.61 50.42
3150 44.69 41.01 44.46 47.34 50.31
4000 45.07 39.18 44.70 47.01 49.90
5000 44.37 36.35 44.15 46.49 49.11
6300 42.14 33.78 42.04 43.41 48.56
8000 38.93 30.92 39.89 40.41 45.60
10000 34.61 28.31 34.87 35.94 41.57
12500 29.60 26.66 29.74 31.40 36.22
16000 25.90 26.22 25.76 26.89 33.57
20000 23.83 24.02 23.34 23.16 25.67
Tab. 20 Sound Pressure Level 1/3-Octave Spectrum(0.25C_35℃_100% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 16.49 17.13 15.58 17.51 30.65

31.5 20.22 19.80 19.53 20.68 31.46
40 27.52 25.55 28.39 29.72 34.51
50 31.65 28.64 31.48 32.22 37.64
63 35.23 33.19 32.32 36.33 35.58
80 34.22 32.57 31.45 36.34 35.58
100 36.45 33.28 36.91 38.34 50.96
125 36.04 32.76 32.87 35.88 41.47
160 40.37 36.79 35.45 40.03 43.93
200 42.34 38.66 40.64 42.07 45.48
250 39.40 38.57 37.18 44.12 45.27
315 38.94 38.03 37.38 41.93 48.67
400 40.30 40.80 39.83 43.90 52.72
500 42.96 43.33 42.08 48.21 53.91
630 43.57 43.80 44.65 51.37 56.58

Confidential III
24 800 49.26 46.66 47.81 55.81 56.90
1000 51.29 50.09 49.60 63.91 56.21
1250 48.52 47.92 47.65 52.75 56.02
1600 47.15 47.34 47.15 50.33 55.11
2000 45.33 45.05 45.20 50.10 52.75
2500 43.50 42.02 42.84 47.87 51.74
3150 41.25 40.41 41.59 45.75 51.30
4000 39.78 38.27 40.25 43.71 50.29
5000 38.69 35.22 38.89 43.41 49.28
6300 35.67 32.64 36.27 39.58 49.41
8000 32.55 30.16 34.01 36.48 47.18
10000 29.23 27.95 30.46 31.59 43.76
12500 26.84 26.60 27.57 28.44 38.37
16000 25.42 26.19 25.38 26.01 35.05
20000 23.84 24.09 23.32 23.09 27.11
Tab. 21 Sound Pressure Level 1/3-Octave Spectrum(0.25C_35℃_80% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 17.68 18.28 17.06 16.58 31.18

31.5 20.36 22.66 21.61 20.97 32.28
40 28.50 27.88 29.22 30.15 33.08
50 32.28 29.87 30.78 33.13 35.88
63 34.60 31.49 32.84 34.42 34.96
80 34.69 33.59 33.16 37.49 35.11
100 35.84 34.51 35.78 37.58 48.93
125 37.55 33.47 32.91 37.80 39.72
160 41.39 36.68 36.48 39.98 43.18
200 41.81 39.14 39.94 43.00 44.69
250 39.56 38.86 36.94 43.54 44.52

Confidential III
25 315 39.97 37.91 38.84 42.65 48.36
400 40.87 40.61 40.42 43.78 52.48
500 42.37 43.63 43.71 48.53 53.73
630 44.91 43.82 45.75 51.25 55.76
800 50.17 46.43 48.04 56.00 56.63
1000 51.91 49.67 49.90 64.63 55.53
1250 48.08 47.92 48.38 52.60 55.59
1600 48.12 48.01 48.35 51.29 54.88
2000 45.94 45.76 47.86 50.81 52.30
2500 46.24 45.04 47.42 48.89 51.63
3150 44.16 42.95 46.67 47.51 51.42
4000 43.64 40.99 44.79 45.91 50.20
5000 42.66 39.17 44.77 45.62 49.61
6300 40.26 35.61 41.01 42.08 49.08
8000 36.67 32.20 38.02 38.81 46.78
10000 32.46 28.68 33.15 34.26 42.95
12500 28.34 26.95 29.04 30.21 37.61
16000 25.62 26.32 25.59 26.53 34.63
20000 23.87 24.07 23.28 23.17 26.50
Tab. 22 Sound Pressure Level 1/3-Octave Spectrum(0.25C_35℃_50% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 17.02 15.95 15.41 15.85 17.87

31.5 20.19 21.52 19.45 19.50 21.19
40 29.26 30.06 31.16 30.54 29.14
50 33.14 32.21 32.07 32.35 29.10
63 35.36 31.94 32.45 33.09 32.04
80 34.48 34.14 34.93 36.29 31.27
100 35.24 33.03 34.08 36.57 34.35

Confidential III
26 125 35.96 32.68 32.35 34.28 33.57
160 39.90 35.83 40.59 38.84 37.56
200 38.05 38.49 40.68 42.37 39.66
250 39.45 37.26 36.45 42.78 39.81
315 39.08 39.01 39.47 41.77 43.63
400 39.22 37.34 39.83 41.62 43.20
500 41.29 38.79 40.89 46.78 44.11
630 42.38 41.04 43.97 50.06 46.21
800 49.08 43.72 45.72 54.79 48.94
1000 51.62 48.44 48.11 62.55 49.34
1250 46.69 45.00 46.22 51.15 48.07
1600 45.27 44.19 45.88 48.79 46.93
2000 45.23 42.53 43.69 49.07 45.47
2500 43.30 40.02 41.80 47.34 44.25
3150 42.33 40.22 42.21 45.22 44.44
4000 40.62 37.71 42.18 44.16 43.05
5000 40.13 34.91 40.38 43.93 41.54
6300 37.54 31.76 37.10 40.50 38.44
8000 33.94 29.16 33.93 37.52 35.37
10000 30.12 27.63 30.54 32.29 31.58
12500 26.59 26.59 27.22 28.42 27.87
16000 24.35 25.66 25.29 25.74 28.95
20000 22.66 24.27 23.36 23.28 23.68
Tab. 23 Sound Pressure Level 1/3-Octave Spectrum(0.25C_30℃_100% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 16.49 17.13 15.58 17.51 30.65

31.5 20.22 19.80 19.53 20.68 31.46
40 27.52 25.55 28.39 29.72 34.51

Confidential III
27 50 31.65 28.64 31.48 32.22 37.64
63 35.23 33.19 32.32 36.33 35.58
80 34.22 32.57 31.45 36.34 35.58
100 36.45 33.28 36.91 38.34 50.96
125 36.04 32.76 32.87 35.88 41.47
160 40.37 36.79 35.45 40.03 43.93
200 42.34 38.66 40.64 42.07 45.48
250 39.40 38.57 37.18 44.12 45.27
315 38.94 38.03 37.38 41.93 48.67
400 40.30 40.80 39.83 43.90 52.72
500 42.96 43.33 42.08 48.21 53.91
630 43.57 43.80 44.65 51.37 56.58
800 49.26 46.66 47.81 55.81 56.90
1000 51.29 50.09 49.60 63.91 56.21
1250 48.52 47.92 47.65 52.75 56.02
1600 47.15 47.34 47.15 50.33 55.11
2000 45.33 45.05 45.20 50.10 52.75
2500 43.50 42.02 42.84 47.87 51.74
3150 41.25 40.41 41.59 45.75 51.30
4000 39.78 38.27 40.25 43.71 50.29
5000 38.69 35.22 38.89 43.41 49.28
6300 35.67 32.64 36.27 39.58 49.41
8000 32.55 30.16 34.01 36.48 47.18
10000 29.23 27.95 30.46 31.59 43.76
12500 26.84 26.60 27.57 28.44 38.37
16000 25.42 26.19 25.38 26.01 35.05
20000 23.84 24.09 23.32 23.09 27.11
Tab. 24 Sound Pressure Level 1/3-Octave Spectrum(0.25C_30℃_80% Power)

Confidential III
28 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 17.68 18.28 17.06 16.58 31.18

31.5 20.36 22.66 21.61 20.97 32.28
40 28.50 27.88 29.22 30.15 33.08
50 32.28 29.87 30.78 33.13 35.88
63 34.60 31.49 32.84 34.42 34.96
80 34.69 33.59 33.16 37.49 35.11
100 35.84 34.51 35.78 37.58 48.93
125 37.55 33.47 32.91 37.80 39.72
160 41.39 36.68 36.48 39.98 43.18
200 41.81 39.14 39.94 43.00 44.69
250 39.56 38.86 36.94 43.54 44.52
315 39.97 37.91 38.84 42.65 48.36
400 40.87 40.61 40.42 43.78 52.48
500 42.37 43.63 43.71 48.53 53.73
630 44.91 43.82 45.75 51.25 55.76
800 50.17 46.43 48.04 56.00 56.63
1000 51.91 49.67 49.90 64.63 55.53
1250 48.08 47.92 48.38 52.60 55.59
1600 48.12 48.01 48.35 51.29 54.88
2000 45.94 45.76 47.86 50.81 52.30
2500 46.24 45.04 47.42 48.89 51.63
3150 44.16 42.95 46.67 47.51 51.42
4000 43.64 40.99 44.79 45.91 50.20
5000 42.66 39.17 44.77 45.62 49.61
6300 40.26 35.61 41.01 42.08 49.08
8000 36.67 32.20 38.02 38.81 46.78
10000 32.46 28.68 33.15 34.26 42.95

Confidential III
29 12500 28.34 26.95 29.04 30.21 37.61
16000 25.62 26.32 25.59 26.53 34.63
20000 23.87 24.07 23.28 23.17 26.50
Tab. 25 Sound Pressure Level 1/3-Octave Spectrum(0.25C_30℃_50% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 17.02 15.95 15.41 15.85 17.87

31.5 20.19 21.52 19.45 19.50 21.19
40 29.26 30.06 31.16 30.54 29.14
50 33.14 32.21 32.07 32.35 29.10
63 35.36 31.94 32.45 33.09 32.04
80 34.48 34.14 34.93 36.29 31.27
100 35.24 33.03 34.08 36.57 34.35
125 35.96 32.68 32.35 34.28 33.57
160 39.90 35.83 40.59 38.84 37.56
200 38.05 38.49 40.68 42.37 39.66
250 39.45 37.26 36.45 42.78 39.81
315 39.08 39.01 39.47 41.77 43.63
400 39.22 37.34 39.83 41.62 43.20
500 41.29 38.79 40.89 46.78 44.11
630 42.38 41.04 43.97 50.06 46.21
800 49.08 43.72 45.72 54.79 48.94
1000 51.62 48.44 48.11 62.55 49.34
1250 46.69 45.00 46.22 51.15 48.07
1600 45.27 44.19 45.88 48.79 46.93
2000 45.23 42.53 43.69 49.07 45.47
2500 43.30 40.02 41.80 47.34 44.25
3150 42.33 40.22 42.21 45.22 44.44
4000 40.62 37.71 42.18 44.16 43.05

Confidential III
30 5000 40.13 34.91 40.38 43.93 41.54
6300 37.54 31.76 37.10 40.50 38.44
8000 33.94 29.16 33.93 37.52 35.37
10000 30.12 27.63 30.54 32.29 31.58
12500 26.59 26.59 27.22 28.42 27.87
16000 24.35 25.66 25.29 25.74 28.95
20000 22.66 24.27 23.36 23.28 23.68
Tab. 26 Sound Pressure Level 1/3-Octave Spectrum(0.25C_≤25℃_100% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 16.49 17.13 15.58 17.51 30.65

31.5 20.22 19.80 19.53 20.68 31.46
40 27.52 25.55 28.39 29.72 34.51
50 31.65 28.64 31.48 32.22 37.64
63 35.23 33.19 32.32 36.33 35.58
80 34.22 32.57 31.45 36.34 35.58
100 36.45 33.28 36.91 38.34 50.96
125 36.04 32.76 32.87 35.88 41.47
160 40.37 36.79 35.45 40.03 43.93
200 42.34 38.66 40.64 42.07 45.48
250 39.40 38.57 37.18 44.12 45.27
315 38.94 38.03 37.38 41.93 48.67
400 40.30 40.80 39.83 43.90 52.72
500 42.96 43.33 42.08 48.21 53.91
630 43.57 43.80 44.65 51.37 56.58
800 49.26 46.66 47.81 55.81 56.90
1000 51.29 50.09 49.60 63.91 56.21
1250 48.52 47.92 47.65 52.75 56.02
1600 47.15 47.34 47.15 50.33 55.11

Confidential III
31 2000 45.33 45.05 45.20 50.10 52.75
2500 43.50 42.02 42.84 47.87 51.74
3150 41.25 40.41 41.59 45.75 51.30
4000 39.78 38.27 40.25 43.71 50.29
5000 38.69 35.22 38.89 43.41 49.28
6300 35.67 32.64 36.27 39.58 49.41
8000 32.55 30.16 34.01 36.48 47.18
10000 29.23 27.95 30.46 31.59 43.76
12500 26.84 26.60 27.57 28.44 38.37
16000 25.42 26.19 25.38 26.01 35.05
20000 23.84 24.09 23.32 23.09 27.11
Tab. 27 Sound Pressure Level 1/3-Octave Spectrum(0.25C_≤25℃_80% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 17.68 18.28 17.06 16.58 31.18

31.5 20.36 22.66 21.61 20.97 32.28
40 28.50 27.88 29.22 30.15 33.08
50 32.28 29.87 30.78 33.13 35.88
63 34.60 31.49 32.84 34.42 34.96
80 34.69 33.59 33.16 37.49 35.11
100 35.84 34.51 35.78 37.58 48.93
125 37.55 33.47 32.91 37.80 39.72
160 41.39 36.68 36.48 39.98 43.18
200 41.81 39.14 39.94 43.00 44.69
250 39.56 38.86 36.94 43.54 44.52
315 39.97 37.91 38.84 42.65 48.36
400 40.87 40.61 40.42 43.78 52.48
500 42.37 43.63 43.71 48.53 53.73
630 44.91 43.82 45.75 51.25 55.76

Confidential III
32 800 50.17 46.43 48.04 56.00 56.63
1000 51.91 49.67 49.90 64.63 55.53
1250 48.08 47.92 48.38 52.60 55.59
1600 48.12 48.01 48.35 51.29 54.88
2000 45.94 45.76 47.86 50.81 52.30
2500 46.24 45.04 47.42 48.89 51.63
3150 44.16 42.95 46.67 47.51 51.42
4000 43.64 40.99 44.79 45.91 50.20
5000 42.66 39.17 44.77 45.62 49.61
6300 40.26 35.61 41.01 42.08 49.08
8000 36.67 32.20 38.02 38.81 46.78
10000 32.46 28.68 33.15 34.26 42.95
12500 28.34 26.95 29.04 30.21 37.61
16000 25.62 26.32 25.59 26.53 34.63
20000 23.87 24.07 23.28 23.17 26.50
Tab. 28 Sound Pressure Level 1/3-Octave Spectrum(0.25C_≤25℃_50% Power) 1/3-Octave (Hz) Right/dBA Rear/dBA Left/dBA Front/dBA Top/dBA 25 17.02 15.95 15.41 15.85 17.87

31.5 20.19 21.52 19.45 19.50 21.19
40 29.26 30.06 31.16 30.54 29.14
50 33.14 32.21 32.07 32.35 29.10
63 35.36 31.94 32.45 33.09 32.04
80 34.48 34.14 34.93 36.29 31.27
100 35.24 33.03 34.08 36.57 34.35
125 35.96 32.68 32.35 34.28 33.57
160 39.90 35.83 40.59 38.84 37.56
200 38.05 38.49 40.68 42.37 39.66
250 39.45 37.26 36.45 42.78 39.81

Confidential III
33 315 39.08 39.01 39.47 41.77 43.63
400 39.22 37.34 39.83 41.62 43.20
500 41.29 38.79 40.89 46.78 44.11
630 42.38 41.04 43.97 50.06 46.21
800 49.08 43.72 45.72 54.79 48.94
1000 51.62 48.44 48.11 62.55 49.34
1250 46.69 45.00 46.22 51.15 48.07
1600 45.27 44.19 45.88 48.79 46.93
2000 45.23 42.53 43.69 49.07 45.47
2500 43.30 40.02 41.80 47.34 44.25
3150 42.33 40.22 42.21 45.22 44.44
4000 40.62 37.71 42.18 44.16 43.05
5000 40.13 34.91 40.38 43.93 41.54
6300 37.54 31.76 37.10 40.50 38.44
8000 33.94 29.16 33.93 37.52 35.37
10000 30.12 27.63 30.54 32.29 31.58
12500 26.59 26.59 27.22 28.42 27.87
16000 24.35 25.66 25.29 25.74 28.95
20000 22.66 24.27 23.36 23.28 23.68
Note: In the above noise test, the supplier of the liquid cooling unit is Sanhe Tongfei, and the supplier of the air cooler fan is EBM. If there is a change in the supplier, there may be deviations in the test data.

ORDINANCE NO. 800

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE, CALIFORNIA, AMENDING TABLE 17. 06.020- 1 (" LAND USE REGULATIONS — INDUSTRIAL & OFFICE ZONES") WITHIN SECTION 17.060,020 (" LAND USE REGULATIONS") OF CHAPTER 17.06 (" INDUSTRIAL AND OFFICE ZONE DISTRICTS") AND ADOPTING CHAPTER 17.40 " BATTERY ENERGY STORAGE SYSTEMS ( BESS") OF TITLE 17 (" ZONING") OF THE IRWINDALE MUNICIPAL CODE REGULATING BATTERY ENERGY STORAGE SYSTEMS IN M=2 ZONES AND

FINDING THE ORDINANCE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
WHEREAS, there is a growing demand for Battery Energy Storage Systems BESS) in the State of California because of the need for more renewable electricity to meet the state' s clean energy objectives and to ensure the reliability of its electric grid, among other factors; and
WHEREAS, a BESS facility captures energy from the grid, stores it, and later releases it to supply electricity or other grid services when needed, usually during periods of high demand. This process can enhance the reliability and efficiency of the electric grid while also potentially stabilizing power rates; and
WHEREAS, the City of Irwindale (" City Council") recognizes that the City of Irwindale ("City") has seen a rise in inquiries and applications for development of BESS facilities; and
WHEREAS, the City recognizes a need to establish adequate policies and standards in place for the development of BESS facilities in order to protect the health, welfare, safety, and quality of life for the general public, to ensure compatible land uses in the areas affected by energy storage facilities and to mitigate the impacts of energy storage facilities on the environment; and
WHEREAS, on February 26, 2025, the City Council reviewed several adopted ordinance from public agencies in California and outside California and directed staff to prepare a BESS Ordinance for Irwindale; and
WHEREAS, on April 23, 2025, the City Council adopted Urgency Ordinance No. 793 to adopt and impose regulations for the development of BESS facilities because the existing provisions of the City of Irwindale Municipal Code did not address battery energy storage facilities. The City Council also adopted Ordinance No. 772, a comprehensive zoning code update, repealing and replacing the entirety of Title 17 of the Irwindale Municipal Code, effective May 9, 2025, which would result in the repeal of Urgency Ordinance No. 793: and
WHEREAS, on May 8, 2025 the City adopted Urgency Ordinance No. 797, to ensure that the City's BESS regulations remained in place immediately, were consistent Ordinance No. 800
Page No. 1
ATTACHMENT "O"

with the City comprehensive Title 17 Zoning Code Update within Ordinance No. 772, and to protect the public safety, health, and welfare of the community; and WHEREAS, the City Council finds that this Ordinance is exempt from the California Environmental Quality Act (" CEQA") pursuant to the State CEQA Guidelines Sections 15061( b)( 3) on the grounds that it can be seen with certainty that the activity in question will have no significant effect on the environment; and
WHEREAS, on June 18, 2025, the Planning Commission held a duly noticed public hearing, as required by law, regarding the proposed Ordinance to receive testimony and other evidence regarding the proposed Ordinance, including without limitation, information to the Planning Commission by City staff; and WHEREAS, on June 18, 2025, the Planning Commission adopted Resolution No. 855(25) recommending that the City Council adopt Ordinance No. 800 with the following recommended changes:

1. Revise Section 17.40.040(A) Location Requirements, to read:

BESS facilities shall not be constructed within 1, 000 feet of any residentially zoned property, hospital, or school, measured from the closest property line of each use.

2. Direct staff to perform an analysis on how close a BESS facility shall be to another BESS facility.

3. Revise Section 17.40.040( D) Location Requirements, as follows:

Noise. BESS facilities may operate 24/7, provided that the operation complies with the City' s noise standards as set forth in Chapter 9.28 ( Noise). Applicants shall submit equipment and component manufacturer's noise ratings to demonstrate compliance. At the discretion of the Community Development director, a separate noise study n4ay shall be required along with compliance by the owner/operator with any mitigation measures recommended to ensure compliance with the noise standards.

4. Include a requirement for the BESS operator to have a liability policy in the Ordinance and Development Agreement, which has been added to the Ordinance as section

17.40.080(A):

A. The owner and/or operator of any BESS facility shall maintain for the life of the project and the duration of the use of the facility liability insurance policies in a form and amount approved by the City and as set forth in any development agreement. All costs shall be borne solely by the owner and/or operator.

Ordinance No. 800
Page No. 2

WHEREAS, on July 9, 2025, the City Council held a duly noticed public hearing, as required by law adopting Ordinance No. 800, adding Chapter 17.40 Battery Energy Storage Systems (BESS) to Title 17 (Zoning) of the Irwindale Municipal Code, regulating BESS in M-2 Zones and amending Table 17.06.020- 1 ( Land Use Regulations — Industrial Office Zones) within Section 17.060.020 ( Land Use Regulations) of Chapter 17.06 Industrial and Office Zone Districts), including the Planning Commission recommendations; and
WHEREAS, all legal prerequisites for adoption of this ordinance have occurred.

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

SECTION 1. The facts set forth in the recitals in this Ordinance are true and correct and incorporated herein by this reference.

SECTION 2. Amendment of Comprehensive Zoning Code Update. The following amendments to Title 17 of the Irwindale Municipal Code shall apply to the Comprehensive Zoning Code Update as set forth in Ordinance No. 772, and shall be effective upon the effective date of Ordinance No. 772.

SECTION 3. Amendment of Code. The City Council hereby approves and amends Table 17.06.020A (" Land Use Regulations — Industrial & Office Zones") within Section

17.060.020 (" Land Use Regulations") of Chapter 17.06 (' Industrial and Office Zone Districts") of Title 17 ("Zoning") of the Irwindale Municipal Code which shall now read in its entirety as follows:

Id
Table 17.06.020 Land Use Regulations -Industrial and Office Zones M" = Minor
Conditional Not
P"= Permitted Use Use Permit
Use Permit Allowed
Required
Required
Notes and
Land Use Classifications M-1 M-2 BP
Additional
Regulations
Public/ Semi-Public Uses
Colleges and Trade Schools P P C
Shall be
Emergency Shelter C C C
consistent
with AB 2339
Hospitals and Clinics
C
Instructional Classes/ Studios P P
Park and Recreation Facilities P P P
Ordinance No. 800
Page No. 3

Table 17.06.020 Land Use
P" = Permitted Use
Land Use Classifications
Parking Lots and Structures
Public Safety Facilities
Commercial Uses
Adult Entertainment
Animal Care, Sales, and Services
Animal Sales and Grooming
Boarding/ Kennels
Veterinary Services
Automobile/ Vehicle Sales and Services
Automobile Rentals
Automobile/ Vehicle Repair, Major
Automobile/ Vehicle Service and Repair,
Minor
Automobile/ Vehicle Sales and Leasing
new and used)
Fueling/ Charging Stations (including
alternative fuels)
Large Vehicle and Equipment Sales,
Service, and Rental
fustrial and Office Zones
II
M"= Minor "
C
Use Permit
Conditional "= Not
Required
Use Permit Allowed
Required
Notes and
M-1 M-2 BP
Additional
M M M
P P P
C C
See subclassifications below
P
P P C
P P P
See subclassifications below
P P
C P See Section

17. 12,070,
P P
P P
C C
P P
Includes
mobile car
Automobile / Vehicle Washing P P
washing. See
Section

17. 12.070D.

Towing and Impound C C
Permitted on
Alpha Street
only. See
Auto Dismantling and Salvage
Chapter 17. 10
Auto
Dismantling
Overlay
Zoning
Ordinance No. 800
Page No. 4

Table 17.06.020 Land Use Regulations -Industrial and Office Zones C =
M"= Minor
Conditional Not
P" = Permitted Use Use Permit
Use Permit Allowed
Required
Required
Notes and
Land Use Classifications M4 M-2 BP
Additional
Regulations
Banks and Financial Institutions See subclassifications below Banks and Credit Unions
P
Check -Cashing Businesses
P
Business Support Services P P P
Commercial Entertainment and See subclassifications below Recreation
Cinema/ Theaters C C
Indoor Sports and Recreation C C M
Outdoor Sports and Recreation C C C
Instructional Classes/ Studios P P
Eating and Drinking Establishments See subclassifications below Bars/ Night Clubs/ Lounges C C
Restaurant P P P
Farmer' s Markets M M M
Catering P P P
Funeral Parlors and Interment Services C C
Hotels C C C
Appliance Maintenance and Repair P P P
Services
Mobile Food Vendor See Section 17.12.160, Mobile Food Vending Nurseries and Garden Centers P P P
Offices See subclassifications below
Business, Professional, and Technology P P P
Medical and Dental P P P
Personal Services See subclassifications below
General Personal Services P P P
Massage Establishments
C
7ii11 liLia C. d1I1]
Page No. 5

Table 17.06,020 Land Use Regulations -Industrial and Office Zones IVI" = Minor
f1c" _
P"= Permitted Use Use Permit
Conditional Not
Required
Use Permit Allowed
Required
Notes and
Land Use Classifications M-1 M4 BP
Additional
Regulations
Tattoo or Body Modification Parlor M M M
Retail and Services See subclassifications below
Building Materials Stores and Yards P P
Home Improvement Sales P P
Convenience Stores C C P
Food and Beverage — Retail Sales C P
General Retail C C C
Industrial Uses
Subject to
Development
Agreement
approved by
the City
Battery Energy Storage Systems C
See Chapter

17.40 Battery
Energy
Storage
Systems
BESS)
Cannabis -Related Industrial See subclassifications below Cannabis Indoor Commercial
Cultivation
Facility
Cannabis Laboratory Materials Testing
Facility
Cannabis Manufacturing Facility
Wholesale Cannabis Logistics,
Distribution, and Transportation
Facility
Construction and Material Yards P P
Custom and Artisan Manufacturing P P
Donation Center/Station C C
Ordinance No. 800
Page No. 6

Table 17.06.020 Land Use Regulations -Industrial and Office Zones M" = Minor
Conditional Not
P" = Permitted Use Use Permit
Use Permit Allowed
Required
Required
Notes and
Land Use Classifications M- 1 M-2 BP Additional
Regulations
See Chapter
Food and Beverage Manufacturing P P C

17.20,
Performance
Standards
Light Manufacturing P P P
Heavy Manufacturing
P C
Research and Development P P P
Subject to
Development
Materials Recovery Facility
C
Agreement
approved by
the City
Indoor Warehousing, Storage and P P P
Wholesaling and Distribution
Incidental use
Outdoor Storage
M outside
building.

Personal Storage C C
Transportation, Communication, and Utility Uses
Airports and Heliports
C
Communication Facilities Within P P P
Buildings
See Section 17.12.260, Wireless Telecommunications
Wireless Telecommunications
Facilities
Freight/ Trucking Facilities
C
Light Fleet -Based Services M M
Professional Fleet -Based Services
P
Public Works and Utilities C C
Recycling Facility See subclassifications below
Reverse Vending Machine (incidental C C
to other retail use)
Recycling Collection Facility
C
Ordinance No. 800
Page No. 7

Table 27.06.020 Land Use Regulations -Industrial and Office Zones C
M" = Minor
P" = Permitted Use Use Permit
Conditional Not
Use Permit Allowed
Required
Required
Notes and
Land Use Classifications M-1 M-2 BP
Additional
Regulations
C
Recycling Processing Facility
Agricultural and Extractive Uses
M M
Commercial Nursery
See Surface
C Mining,
Surface Mining Operations Chapter 17.21
Additional Uses
Accessory Uses and Structures See Section 17. 12.040, Accessory Uses and Structures Electric Vehicle Parking See Section 17. 16.070.13, Electric Vehicle Charging Stations See Chapter 17. 18, Nonconforming Uses, Sites, and
Nonconforming Uses and Structures Buildings
Outdoor Dining and Seating See Section 17, 12,190, Outdoor Dining and Seating Solar Energy Systems See Section 17, 12.220, Solar Energy Systems, Temporary Uses See Section 17. 12.230, Temporary Uses,
SECTION 4. Adoption of Code. The City Council hereby adopts and adds a new Chapter 17.40, entitled " Battery Energy Storage Systems ( BESS)" to Title 17, entitled Zoning," of the Irwindale Municipal Code to read in its entirety as follows:

CHAPTER 17.40 - Battery Energy Storage Systems (BESS)"
Contents:

17.40.010 Purpose

17.40.020 Applicability

17.40.030 Definitions

17.40.040 Development Standards

17.40.050 Required Findings

17.40.060 Conditions of Approval

17.40.070 Emergency Response and Action Plan

17.40.080 Financial Assurance

17.40.090 Decommissioning

17.40.100 Change of Ownership

17.40.110 Abandonment
Ordinance No. 800
Page No. 8

170400010 — Purpose— The purpose of this chapter is to provide the means to regulate the development of utility -scale Battery Energy Storage Systems (BESS) in certain areas of the City. The regulations herein are intended to protect the health, welfare and safety of the general public, to ensure compatible uses of land in the areas affected by energy storage facilities and to mitigate the impacts of energy storage facilities on the environment.

17.40.020 —Applicability —The provisions of this chapter shall apply to all utility - scale Battery Energy Storage Systems ( BESS) permitted, installed, or modified within the City of Irwindale, after the effective date of this ordinance. Modifications to, retrofits, or replacements, excluding general maintenance and repair, of any part of a BESS facility shall also be subject to this Chapter.

BESS facilities shall only be developed within M- 2 zones. In addition to this Chapter, all applications for BESS facilities shall be subject to a conditional use permit pursuant to Chapter 17.28 or incorporated into a specific plan, a development agreement pursuant to Chapter 17. 34, and Site Plan and Design Review pursuant to Chapter 17.27.

17.40.030 —Definitions
A. " Battery Energy Storage System" or " BESS": A battery energy storage system that is a utility -scale engineered system of electrical devices and equipment that enable electric energy, such as energy generated from renewable energy sources, like solar and wind, to be stored and then released when the power is needed. Utility -scale BESS facilities are intended primarily to interact with the electric grid and are not intended to serve a specific end user.

17.40.040 —Development Standards
All applications for BESS facilities shall be subject to Site Plan and Design Review, pursuant to Chapter 17.27. In addition to those requirements set forth in this chapter, and which the Planning Commission or City Council may otherwise impose, all BESS developments shall comply with the site design requirements set forth below:

A. Location Requirements.

1. BESS facilities shall not be constructed within 1, 000 feet of any residentially zoned property,
hospital, or school,
measured from the closest property line of each use.

Ordinance No. 800
Page No. 9

2. BESS facilities shall not be constructed further than 1 mile from the connecting utility measured from the nearest point of each parcel boundary.

3. Staff shall perform an analysis on how close a BESS facility shall be to another BESS facility.

B. Development Requirements.

1. BESS facilities shall be subject to Site Plan and Design Review pursuant to Chapter 17.70 of the IMC and comply with all applicable standards of the Building Code, the adopted Fire Code, and any Los Angeles County Fire Department
requirements, as amended from time to time. Battery module enclosures and associated electrical equipment are not
subject to the City 's Commercial and Industrial Design Guidelines,

2. All BESS components and mechanical equipment must be enclosed by a minimum 10-foot-high non -scalable perimeter solid wall. Perimeter walls shall be a minimum of 10-feet high and consist of either decorative concrete masonry block or decorative concrete tilt -up walls consistent with the City's Commercial/ Industrial Design Guidelines,

3. Height requirements far BESS units shall adhere to a maximum of 12-feet for the equipment itself and 15-feet for the overall building height. These limits shall not apply to the project substation. Vertical stacking of BESS units shall not be permitted.

4. BESS facility utilities and transmission lines shall be installed underground, except when written approval is otherwise
granted by the City. Any required above -ground
interconnectivity shall be subject to a zone variance.

5. The ground surface of a BESS facility shall be covered with gravelI asphalt, concrete, and other compatible materials. All driveways and pathways between battery energy storage
system structures, and any other associated pad -mounted structures, shall contain pervious pavement or similar material.

6. A BESS facility may include, but is not required to include, a single -story warehouse -type Operations and Maintenance O& M) building for storage of parts used for maintenance. Any Ordinance No. 800
Page No. 10

such single -story warehouse -type building shall be consistent with the City' s Commercial/ Industrial design guidelines.

7. BESS facilities must be set back at least 50- 1eet from all side, rear, and front lot lines. Access drives and parking may be situated within these setback areas. Additionally, all buildings must have a minimum clearance of 12-feet between BESS
components and all buildings, and other exposure hazards unrelated to electrical grid infrastructure.

8. Onsite lighting shall be required for safety and operational purposes. Light fixtures shall not exceed a height of 35-feet.

9. The maximum height of BESS Substation Dead-end Structure shall be 65-feet. The dead-end structure is the onsite
substation termination of the transmission line and highest structure for the onsite substation.

10. Prior to the issuance of a building permit, a Comprehensive Sign Program shall be approved by the City. Adequate safety and informational signage shall be posted in clearly visible areas in and around the BESS area and all access points in compliance with City requirements.

C. Parking & Access.

1. Parking and access shall be provided for vehicles consistent with the requirements of Chapter 17.64.

2. Vehicle barriers such as bollards shall be installed to minimize the potential of collision with the BESS facility, as may be required by the City Engineer.

3. Proper emergency access to each BESS facility shall be maintained according to LA County Fire requirements, and an emergency plan for the facility must be submitted to the City's Engineering Department for approval.

D. Noise. BESS facilities may operate 24/7, provided that the operation complies with the City's noise standards as set forth in Chapter 9. 28 Noise). Applicants shall submit equipment and component manufacturer's noise ratings to demonstrate compliance. At the discretion of the Community Development director, a separate noise study shall be required along with compliance by the owner/operator with any mitigation measures recommended to ensure compliance with the noise standards.

Ordinance No. 800
Page No. 11

E. Landscaping. The listed requirements shall apply to all site improvements regarding the landscape around the BESS facility:

1. A minimum of 10% of the site shall be landscaped.

2. Landscaping or vegetation is not permitted within the screen walls surrounding the BESS units.

3. Required Areas: All setbacks, parkways, open areas, plazas, paseos, and non -work areas outside of the screen walls that are visible from a public street/alley or from a parking lot available to the general public shall be landscaped.

4. Landscape Coverage Requirement: Shrubs, groundcover and other plant material shall cover all areas outside of the screen walls that are visible from a public street/alley or from a parking lot available to the general public and that are not occupied by structures, parking areas, storage, trash
enclosures, driveways, and sidewalks at the time of issuance of a Certificate of Occupancy. Embellished pavement,
fountains, and similar hardscape materials may, in part, be substituted for the required landscaping through the site plan and design review process.

5. Parkway -Adjacent Planting and Maintenance: Parkways located between the sidewalk and the edge of development shall meet the following requirements:
i) The ground surface shall contain shrubs, mulch, or ground cover designed to provide coverage within two years of
planting.

If a wall or fence separates the development from the
street, planning vines or espalier shrubs shall be incorporated into the planning design.

Required Landscaping for Loading Aeras: Loading areas shall incorporate landscaping to provide screening if visible from the public right-of-way, adjacent non -industrial uses, or pedestrians.

Trees: Perimeter landscaping shall include one street tree for each 30 lineal feet of street frontage.

Ordinance No. 800
Page No. 12

8. Trees: All trees planted along a street frontage shall be of a minimum 15- gallon size. All other trees planted shall be of a minimum 5-fallon size or have a brown trunk height of 3-feet.

17.40.050 — Required Findings — In addition to the findings required by Chapter

17.70, the Planning Commission and City Council shall make the following findings for a BESS development project:

A. The proposed use will not adversely affect nearby residents and facilities primarily devoted to use by children, families, and the general public, after giving consideration to the distance or proximity of the proposed BESS to residential districts, educational institutions, nursery schools, day camps, day care centers, public parks, playgrounds, places of worship or hospitals.

B. The construction and operation of the facility will have an overall net positive economic benefit to the City. For purposes of this subsection, economic benefits may include, but are not limited to, any of the following:

1. Employment growth;

2. Housing development;

3. Infrastructure and environmental improvements;

4. Assistance to public schools and education;

5. Assistance to City's public safety departments and/or other City departments;

6. Property taxes and sales and use tax revenues;

7. Any other economic benefit that the City, in its sole discretion, determines meets the intent of this provision.
an. P^ mri; fi^" s of Approval —The following conditions of approval shall be included in any conditional use permit and shall be applicable to any other battery energy storage system governed by a specific plan.

A. BESS facilities shall not store any products, goods, materials, containers, combustible materials, hazardous materials, or high -piled storage on site at any time, unless otherwise subject to a conditional use permit.

B. The construction of a BESS facility, installation, or modification is allowed only upon approval by the City of a development agreement with appropriate standards and public benefits to be negotiated with the City and complying with all other standards imposed by this Chapter.

Ordinance No. 800
Page No. 13

C. With respect to a conditional use permit, any other conditions as may be reasonably imposed by the Planning Commission or City Council.

17.40.070 - Emergency Response and Action Plan
A. All BESS facilities located in California are required to develop an emergency response and emergency action pursuant to Section 761. 3 of the Public Utilities Code as amended from time to time, in collaboration with local emergency response agencies. A copy of the approved emergency operations plan shall be given to the system owner and/or operator, and the fire marshal. A permanent copy shall also be placed in an approved location to be accessible to facility personnel, fire officials, and emergency responders. The emergency operations plan shall include the following information:

1. Procedures for safe shutdown, de -energizing, or isolation of equipment and systems under emergency conditions to
reduce the risk of fire, electric shock, and personal injuries, and for safe start-up following cessation of emergency
conditions.

2. Procedures for inspection and testing of associated alarms, interlocks, and controls.

3. Procedures to be followed in response to notifications from the battery management system, when provided, that could signify potentially dangerous conditions, including shutting down equipment, summoning service and repair personnel, and providing agreed upon notification to emergency
personnel for potentially hazardous conditions in the event of a system failure.

4. Emergency procedures to be followed in case of fire, explosions, release of liquids or vapors, damage to critical moving parts, or other potentially dangerous conditions.

Procedures may include sounding the alarm, notifying the fire district, evacuating personnel, de -energizing equipment, and controlling and extinguishing the fire.

5. Procedures for dealing with battery energy storage facility equipment damaged in a fire or other emergency event,
including maintaining contact information for personnel qualified to safely remove damaged battery energy storage system equipment from the facility.

Ordinance No. 800
Page No. 14

6. Other procedures as determined necessary by city officials to provide for the safety of neighboring properties and
emergency responders.

7. Procedures and schedules for conducting drills of these procedures and for training local first responders on the contents of the plan and appropriate response procedures.

17.40.080 —Insurance and Financial Assurance Requirements A. The owner and/or operator of any BESS facility shall maintain for the life of the project and the duration of the use of the facility liability insurance policies in a form and amount approved by the City and as set forth in any development agreement. All costs shall be borne solely by the owner and/or operator.

B. To ensure the safe decommissioning of a BESS facility, upon the issuance of a temporary occupancy permit or occupancy permit, the owner and/or operator of the battery energy storage facility shall continuously maintain a financial assurance or security, payable to the city, in a form and amount approved by the city, and in an amount reasonably determined adequate to perform the removal of the battery energy storage facility. The financial assurance shall be maintained for the duration of the use of the facility. All costs shall be borne solely by the owner and/or operator.

C. The amount of financial assurances shall be adjusted every three (3) years to account for any increase or decrease in costs. The operator shall submit written revisions to financial assurances to the public works director each year, thirty days prior to the anniversary date of the initial financial assurances approved by the city. If written revisions to the financial assurances are not provided, the operator shall explain, in writing, thirty days prior to such anniversary date, why revisions were not necessary. The public works director may require further revisions and/ or explanation from the operator if the submission is found to be inadequate.

17.40.090 —Decommissioning
A. Decommissioning Plan —Prior to issuance of any permits related to decommissioning activities, the applicant shall submit a decommissioning plan containing a narrative description of the activities to be accomplished for removing the energy storage system from service, and from the facility in which it is located. The decommissioning plan should also include, but not be limited to, the following:

Ordinance No. 800
Page No. 15

1. Narrative description of the activities to be accomplished, including who will perform that activity and at what point in time, for complete physical removal of all battery energy storage system components, structures, equipment, security barriers, and transmission lines from the site;

2. Disposal of all solid and hazardous waste in accordance with local, state, and federal waste disposal regulations;

3. The anticipated life of the battery energy storage system;

4. The estimated decommissioning costs and how the estimate was determined.

5. The method of ensuring that funds will be available for decommissioning and restoration.

6. The manner in which the site will be restored, including a description of how any changes to the surrounding areas and other systems adjacent to the battery energy storage facility, such as structural elements, means of egress, and required fire detection suppression systems, will be protected during decommissioning and confirmed as being acceptable after the facility is removed.

7. A listing of any contingencies for removing an intact operational battery energy storage system units) from
service, and for removing a battery energy storage system( s) unit from service that has been damaged by a fire or other event.

8. The owner and/or operator of the battery energy storage facility shall implement the decommissioning plan upon
abandonment and/or in conjunction with removal of the
facility.

9. The manner in which the battery energy storage system will be decommissioned, and the site restored, including a
description of how any changes to the surrounding areas and other systems adjacent to the battery energy storage system, such as, but not limited to, structural elements, building penetrations, means of egress, and required fire detection suppression systems, will be protected during
decommissioning and confirmed as being acceptable afterthe system is removed; and
Ordinance No. 800
Page No. 16

10. A listing of any contingencies for removing an intact operational energy storage system from service, and for removing an energy storage system from service that has been damaged by a fire or other event.

11. The applicant is in compliance with section 17. 140.070I

17.40.100 - Change of Ownership — If the owner of a battery energy storage system facility is proposed to change, the owner shall notify the City Manager of the proposed change in ownership at least ninety ( 90) calendar days prior to the proposed ownership change. Approval by the City Manager shall be required but shall not be unreasonably withheld. In providing that approval, the City Manager may, in his/her reasonable discretion, request information about the new owner to ensure that the new owner has the financial capability and expertise to assume all obligations established and applicable to the battery energy storage system facility, as set forth in any applicable development agreement, conditional use permit, site plan and design review approval, decommissioning plan, and all related financial responsibilities. The owner and/or new owner shall provide, within ten ( 10) calendar days, any and all information from the date of the City Manager's request. If the change in ownership is approved by the City Manager, the owner, new owner, and City Manager shall execute and record an Assignment and Assumption Agreement, or other form approved by the City Attorney, to formally approve and consent to the change in ownership. No change in ownership shall be effective until such Assignment and Assumption Agreement, or other form approved by the City Attorney, is executed by all parties (with the City Manager on behalf of the City) and recorded.

SECTION 5. CEQA. The City Council finds that this Ordinance is exempt from the California Environmental Quality Act (" CEQA") pursuant to State CEQA Guidelines Sections 15061( b)( 3) on the grounds that it can be seen with certainty that the amendment to the Municipal Code provided for in this Ordinance will not have a significant effect on the environment. There is no possibility that the proposed ordinance, as a textual change to the Municipal Code, may have a significant impact on the physical environment Section 15061) and because, per Section 15061( b)( 3), it can be seen with certainty to have no possibility of a significant effect upon the environment.

SECTION 6. Severability. If any section, subsection, sentence, clause or phrase of this ordinance is, for any reason, held to be invalid or unconstitutional, such decision shall not affect the validity or constitutionality of the remaining portions of this ordinance.

The City Council hereby declares that it would have passed this ordinance, and each section, subsection, sentences, clause or phrase hereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional due to the writs of mandate issued by the Court.

Ordinance No. 800
Page No. 17

SECTION 7. Publication and Effective Date, The City Clerk shall certify this Ordinance on behalf of the City of Irwindale forthwith upon its adoption and shall cause it to be published in the manner required by law.

PASSED, APPROVED AND ADOPTED at a regular meeting of the City Council of the City of Irwindale this gth day of July, 2025,
LarryG. Burrola, Mayor
ATTEST:

Laura M. Nieto, MMC
Chief Deputy City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss

CITY OF IRWINDALE )
I, Laura M. Nieto, Chief Deputy City Clerk of the City of Irwindale do hereby certify that the foregoing Ordinance No. 800 was introduced for first reading at a regular meeting of the City Council of the City of Irwindale held on July 9, 2025, and duly adopted at a regular meeting of the City Council of the City of Irwindale held on July 23, 2024, and was carried by the following roll -call vote of the Council:

AYES: Councilmembers:

NOES: Councilmembers:

ABSENT: Councilmembers:

ABSTAIN: Councilmembers:

Nidto,' LaurMMMC
Chief Deputy City Clerk

AFFIDAVIT OF POSTING
I, Laura M. Nieto, MMC, Chief Deputy City Clerk, certify that I caused a copy of Ordinance No. 800 adopted by the City Council of the City of Irwindale at its regular meeting held July 23, 2025, to be posted at the City Hall, Library, and Post Office on July 24, 2025.

Ordinance No. 800
Page No. 18

01 Laura M. Ni to, MMC
Chief Deputy City Clerk
Dated: 0 I 1 240 20 Z&
Ordinance No. 800
Page No. 19

ATTACHMENT “P”
Irwindale Gateway Specific Plan (previously provided)
https://www.irwindaleca.gov/DocumentCenter/View/9565
ATTACHMENT “Q”
Irwindale Gateway Specific Plan DEIR (SCH# 2023020290) (previously provided) https://www.irwindaleca.gov/DocumentCenter/View/9077
ATTACHMENT “R”
Irwindale Gateway Specific Plan FEIR (SCH# 2023020290) (previously provided) https://www.irwindaleca.gov/DocumentCenter/View/9603
ATTACHMENT “S”
October 29, 2025 Planning Commission Agenda Packet (electronically provided) https://www.irwindaleca.gov/DocumentCenter/View/12031/Agenda-Item-4-A

Ordinance No. 814
ORDINANCE NO. 814

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF IRWINDALE,

CALIFORNIA, FINDING THAT ENVIRONMENTAL IMPACT REPORT FOR THE IRWINDALE GATEWAY SPECIFIC PLAN (SCH NO. 2023020290) HAS FULLY ANALYZED THIS PROJECT AND APPROVING DEVELOPMENT AGREEMENT NO. 01-2025 BY AND BETWEEN THE CITY OF IRWINDALE AND SAN GABRIEL

PROJECT I LLC, SAN GABRIEL PROJECT II LLC, SAN GABRIEL PROJECT III LLC,

AND SAN GABRIEL PROJECT IV LLC FOR THE BATTERY ENERGY STORAGE

SYSTEM PROJECT AND ADOPTING FINDINGS IN SUPPORT THEREOF A. RECITALS
(i) California Government Code Sections 65864 et seq. (“Development Agreement Law”) authorizes cities to enter into binding development agreements with persons having a legal or equitable interest in real property for the development of such property, all for the purpose of strengthening the public planning process, encouraging private participation and comprehensive planning and identifying the economic costs of such development.
(ii) Attached to this Ordinance, Marked Exhibit “A” and incorporated herein by reference, is a Development Agreement, which hereinafter is referred to as “the Development Agreement.”
(iii) San Gabriel Project I LLC, a Delaware limited liability company, San Gabriel Project II LLC, a Delaware limited liability company, San Gabriel Project III LLC, a Delaware limited liability company, and San Gabriel Project IV LLC, a Delaware limited liability company, hereinafter in this Ordinance referred to collectively as “Developer”, has a leasehold interest to that certain portion of real property specifically located at 13620 Live Oak Avenue, legally described within the Development Agreement (the “Site”). Developer wishes to build a Battery Energy Storage System (“Proposed Project”). Rosebowl Project LLC, a Delaware limited liability company (“Rosebowl”) is the owner of legal and/or equitable interest in the Site, and Developer has entered into a ground lease with Rosebowl, and thus Developer has qualified to enter into this Agreement in accordance with Development Agreement Law. (iv) The Site is located within the specific plan area of the Irwindale Gateway Specific Plan and designated by the Land Use Designation of the General Plan as Specific Plan.
(v) On October 29, 2025, the City of Irwindale (“City”) Planning Commission, following a duly noticed public hearing to consider the approval of this Ordinance and related Development Agreement, adopted Resolution No. 872(25), recommending approval of this this Ordinance and related Development Agreement.

ATTACHMENT "T"

Ordinance No. 814
(vi) On November 24, 2025, the City Council held a duly noticed public hearing on the approval of this Agreement and continued the matter to a date certain of December 3, 2025.
(vii) On December 3, 2025, the City Council, following a duly noticed public hearing to consider the approval of this Agreement, approved the first reading and introduction of this Ordinance and related Development Agreement. (viii) On December 10, 2025, the City Council, following a duly noticed public hearing to consider the approval of this Agreement, adopted this Ordinance and related Development Agreement on the second reading thereof.
(viiiix) Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA) of 1970, as amended, and the City of Irwindale environmental guidelines, the City, as the Lead Agency, has analyzed the project, and has determined that the Proposed Project was fully analyzed in the Environmental Impact Report for the Irwindale Gateway Specific Plan (SCH No. 2023020290), City’s General Plan and, pursuant to CEQA Guidelines Sections 15183 and 15162, and is consistent with the previously certified EIR, therefore no subsequent EIR, Negative Declaration, or addendum is required for approval of the Proposed Project. (ixx) City finds and determines that all legal prerequisites to the adoption of this Ordinance have occurred.

B. ORDINANCE
NOW, THEREFORE, the City Council of the City of Irwindale hereby does ordain as follows:
(i) In all respects as set forth in the Recitals, Part A of this Ordinance. (a) Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), the City as Lead Agency, has analyzed the Proposed Project, and has determined in Resolution No. 2025-01-3589, certifying an Environmental Impact Report (“EIR”) (SCH# 2023020290), adopting a mitigation monitoring and reporting program, and a statement of overriding considerations for the Irwindale Gateway Specific Plan, which encompasses the Site that the Proposed Project was adequately assessed in the EIR. the City Council determined that none of the triggers for a Supplemental EIR or Subsequent EIR set forth in CEQA Guidelines 15162 were present and no further environmental review was required prior to approval of the Proposed Project. Pursuant to CEQA Guidelines Section 15162 and 15164, no subsequent EIR, negative declaration, or addendum is required.
(b) The City Council hereby specifically finds and determines that, based upon the findings set forth below, and changes and alterations which have been incorporated into and conditioned upon the Proposed Project, no significant adverse environmental effects will occur.

Ordinance No. 814
(ii) The City Council has found that this Agreement is in the best public interest of the City and its residents, adopting this Agreement constitutes a present exercise of the City’s police power, and this Agreement is consistent with the City’s General Plan.

This Agreement and the Proposed Project will achieve a number of City objectives. (iii) The City Council further finds that the Proposed Project is not subject to development impact fees as defined in Irwindale’s Municipal Code (“IMC”) §3.50.030, and development linkage fees as contemplated in IMC Chapter 3.56. (iv) It is expressly found that the public necessity, general welfare and good zoning practice require the approval of the Development Agreement. (ivv) This City Council hereby approves the Development Agreement attached hereto as Exhibit “A.”
(vvi) The City Council hereby authorizes and directs the Mayor and the City Clerk to execute the Development Agreement on behalf of the City of Irwindale forthwith upon adoption of this Ordinance.
(vii) The City Clerk shall certify to the passage of this Ordinance and shall cause the same to be published and/or posted at the designated locations in the City of Irwindale.

PASSED, APPROVED, and ADOPTED this 10th day of December, 2025.

Larry G. Burrola, Mayor
ATTEST:

Laura M. Nieto, MMC
Chief Deputy City Clerk
STATE OF CALIFORNIA }
COUNTY OF LOS ANGELES } ss.

CITY OF IRWINDALE }
I, Laura Nieto, City Deputy Clerk of the City of Irwindale, do hereby certify that the foregoing Ordinance No. 814 was duly introduced at a special meeting of the Irwindale City Council held on the 24th day of November, 2025, was duly continued to a date certain of December 3, 2025, and was duly approved and adopted on second reading at its regular meeting held on the 10th day of December, 2025, by the following vote of the Council:

01005.0001 2038475.2 1
Recording Requested by And
When Recorded Return to:

CITY OF IRWINDALE
5050 N. Irwindale Ave.

Irwindale, CA 91706
Attn: City Clerk
[Exempt From Recording Fee Per Gov. Code § 6103]
DEVELOPMENT AGREEMENT NO. 01-2025
This Development Agreement (hereinafter “Agreement” or “DA”) is made and entered into this ____ day of ____________, 2025as of the Effective Date (defined in Section 1.18 below), by and between the City of Irwindale, a California municipal corporation (hereinafter “City”), and San Gabriel Project I LLC, a Delaware limited liability company (“Gabriel I”), San Gabriel Project II LLC, a Delaware limited liability company (“Gabriel II”), San Gabriel Project III LLC, a Delaware limited liability company (“Gabriel III”), and San Gabriel Project IV LLC, a Delaware limited liability company (“Gabriel IV”) (Gabriel I, Gabriel II, Gabriel III, and Gabriel IV, together with subsidiaries, successors and assigns, collectively hereinafter “Developer”). The City and Developer shall be referred to jointly within this Agreement as the “Parties” and individually as a “Party.”

RECITALS
A. The Development Agreement Statute. California Government Code § 65864 et seq. (“Development Agreement Law”) authorizes cities to enter into binding development agreements with persons having a legal or equitable interest in real property for the development of such property, all for the purpose of strengthening the public planning process, encouraging private participation, and comprehensive planning and identifying the economic costs of such development.

B. Irwindale Gateway Specific Plan. On March 12, 2025, the City Council of the City of Irwindale approved the Irwindale Gateway Specific Plan, encompassing 66.64 acres of real property within the City of Irwindale, located at 13620 Live Oak Avenue Assessor’s Parcel Numbers 8532-002-046, 8532-002-047, (“Specific Plan Area”). In doing so, the City Council adopted Resolution No. 2025-01-3589, certifying an Environmental Impact Report (SCH# 2023020290), adopting a mitigation monitoring and reporting program, and a statement of overriding considerations; Resolution No. 2025-02-3590 amending the City of Irwindale General Plan from regional commercial to Specific Plan; Resolution No. 2025-05-3593 approving a tentative parcel map to create seven parcels of property within the Specific Plan Area; and on March 26, 2025, adopted Ordinance No. 787 adopting Zone Ordinance Amendment No. 02-2023 to add Irwindale Gateway Specific Plan to Title 17 of the Irwindale Municipal Code, defining permitted uses, regulating the sites and locations of buildings, specifying design guidelines and development standards, addressing mobility and connectivity topics, identifying project infrastructure and services, and providing administrative and implementation language for the Specific Plan Area; and Ordinance No. 788 approving Zone Change No. 02-2022 and modifying ATTACHMENT "U"

6 Development Approvals, have been or are anticipated to be approved, subject to the Conditions of Approval, prior to or in conjunction with the approval of this Agreement. “Project Development Approvals” do not include (i) rules, regulations, policies, and other enactments of general application within the City (ii) legislative enactments, including this Agreement, or (iii) Land Use Regulations.

1.29 “Project Sales and Use Tax Revenue” means all Sales and Use Tax revenue received by the City in connection with the development and construction of the Project, including from the purchase, sale or use of any and all materials, equipment, fixtures or other items by Developer or any third-party vendors or other contractors involved in the development and construction of the Project.

1.30 “Sales and Use Tax” means and includes (i) the sales and use tax referenced in

3.12 of the IMC, (iii) the transaction and use tax referenced in Chapter 3.54 of the IMC, and (iiiiv) the supplemental transactions and use tax referenced in Chapter 3.58 of the IMC.

1.31 “Subsequent Land Use Regulations” means those Land Use Regulations which are both adopted and effective after the Vested Rights Date.

1.32 “Subsequent Development Approvals” means all Project-specific approvals issued subsequent to the Effective Date in connection with development of the Project, which shall include, without limitation, any changes to the Project Development Approvals.

1.33 “Vested Rights Date” shall mean July 23, 2025, the date the BESS Ordinance was adopted.

2. TERM & GENERAL COVENANTS.

2.1 Term. The term of this Agreement (the “Term”) starts on the Effective Date and shall expire thirty-sixfour (3634) years and eleven (11) months after City’s approval of the last of the Entitlements subject to (i) any early termination provisions described in this Agreement and (ii) extension as set forth in Section 2.6.

2.2 Project Completion. Developer shall complete the Project, including passing final inspection, by no later than five (5) years from the Effective Date, subject to extension as set forth in Section 2.6.

2.3 Binding Effect of Agreement. From and following the Effective Date, actions by the City and Developer with respect to the development of the Property for completion of the Project, including actions by the City on applications for Subsequent Development Approvals affecting the Property shall be subject to the terms and provisions of this Agreement.

2.4 Agreement Runs with the Land. This Agreement shall be recorded and shall run with the land. Pursuant to Government Code § 65868.5, the burdens of this Agreement and each of its provisions shall be binding upon, and the benefits of this Agreement shall inure to,

7 all successors in interest to the Parties, including, but not limited to, all parties that enter into lease agreements with Developer for possession of any part of the Property.

2.5 Covenant Against Discrimination. Developer covenants that, by and for itself, its heirs, executors, assigns, and all persons claiming under or through them, that there shall be no discrimination against or segregation of, any person or group of persons on account of race, color, creed, religion, sex, marital status, sexual orientation or gender preference, national origin, or ancestry in the performance of this Agreement. Developer shall take affirmative action to ensure that employees are treated during employment without regard to their race, color, creed, religion, sex, marital status, sexual orientation or gender preference, national origin, or ancestry.

2.6 Tolling. Notwithstanding anything to the contrary contained in this Agreement, the time periods set forth in Sections 2.1 and 2.2, shall be tolled and extended on a day-for-day basis for the duration of any (i) third party litigation against the Project Development Approvals or this Agreement, (ii) delay in commencement or performance of construction or operation of the Project occasioned by a moratorium on the issuance of any of the Project Development Approvals, (iii) delay in commencement or performance of construction or operation of the Project occasioned by an event of Force Majeure (as defined in Section

13.10) (each a “Tolling Event”). If, and each time a Tolling Event occurs or ends, Developer shall deliver written notice to the City in accordance with Section 13.2 as soon as reasonably practical after Developer receives actual notice of the occurrence or cessation of the Tolling Event, specifying the date of the occurrence or cessation of the Tolling Event.

Notices of occurrence of Tolling Events shall be subject to approval of the City Manager, not to be unreasonably withheld, conditioned or delayed, in order for the tolling associated with the Tolling Event to be effective (although such tolling may take effect retroactively upon such City Manager approval).

3. DEVELOPER’S OBLIGATIONS

3.1 Community Benefit – DA Payment. Should the City, in its sole discretion, approve in connection with the Project (i) the SPDR, (ii) the Variance, and (iii) a second reading and adoption of ordinance approving this Agreement, then within 30 days of the latest of such events to occur, [and provided this Agreement is fully executed and in effect], Developer shall tender to the City Treasurer a one-time cash payment to the City in the amount of Two Million Dollars ($2,000,000.00) (the “Initial DA Payment”). Within 30 days of the issuance of the certificate of occupancy for the Project, Developer shall tender to the City Treasurer a one-time cash payment to the City in the amount of Six Million Dollars ($6,000,000.00) (“Final DA Payment”) The Initial DA Payment and Final DA Payment shall be collectively referred to throughout this Agreement as the “DA Payment,” to be utilized by the City at its discretion to use for future community public benefits to the City overall. For the sake of clarity, to the extent the City decides to use the DA Payment on a community public benefit project, such project is a separate project with independent utility from the Project, for which Developer shall not be responsible for processing any entitlements. The City shall include Developer in, and publicly recognized Developer’s contribution during, all ceremonies celebrating any community public benefit projects funded or partially funded by the DA Payment. The Parties agree to cooperate in good faith to prepare and process the appropriate documentation for such contribution, including

8 by providing such documentation reasonably requested by a Party for tax reporting and tax credit purposes.

3.2 Community Benefit – Employment Outreach for Local Residents. A goal of the City with respect to this Project and other major projects within the City is to foster employment opportunities for Irwindale residents. To that end, Developer covenants that with respect to the construction, operation and maintenance of the Project, Developer shall make reasonable efforts to cause all solicitations for full or part-time, new or replacement, employment relating to the construction, operation and maintenance of the Project to be advertised in such a manner as to target local City residents. Developer shall also notify the City of jobs available at the Project such that the City may inform City residents of job availability at the Project. Developer will inform any new owner of the Project (as set forth in Section 11) or new lessee of the Property of the provisions of these requirements.

Nothing in this paragraph shall require Developer to offer employment to individuals who are not otherwise qualified for such employment. Without limiting the generality of the foregoing, the provisions of this Section 3.2 are not intended, and shall not be construed, to benefit or be enforceable by any person whatsoever other than City or to require Developer to violate any labor law.

3.3 Community Benefit – Project Sales & Use Tax Covenant.

3.3.1. Developer acknowledges that one of the material inducements for the City’s approval of this Agreement is the expectation that the Project will generate substantial local Sales and Use Tax Revenue. Developer therefore covenants and agrees that the City shall receive a total of at least Five Million Dollars ($5,000,000.00) in Project Sales and Use Tax Revenue (“Guaranteed Revenue Amount”).

3.3.2. Within thirty (30) days after Developer’s receipt of a Certificate of Occupancy for the Project, Developer shall provide to the City a list identifying the legal names, as may be registered with the California Department of Tax and Fee Administration, of all tax-paying contractors and or suppliers subcontractorsed involved in the Project (“by Developer (“List of Contractors”) on the first day of each quarter, commencing on April 1, 2026 and ending on the end of the first full City fiscal year following issuance of the certificate of occupancy for the Project (unless Developer sooner notifies the City that all Sales and Use Tax related to Project construction has been remitted in which case it may cease providing List of Contractors” quarterly updates).

Developer acknowledges that the City’s ability to identify and credit Sales and Use Tax Revenue attributable to the Project depends on accurate contractor registrationand supplier information. Accordingly, if any contractor or subcontractorsupplier fails to provide such legally registered name or provides inaccurate or incomplete information, the City may be unable to properly credit the corresponding Sales and Use Tax Revenue toward the Project. Developer hereby waives any claim against the City attributable to any such under-crediting by the City resulting from inaccurate or incomplete contractor registrationor supplier information provided to the City.

3.3.3.FThirty (30) days following the last to occur of (i) the end of the first full City fiscal year following issuance of the certificate of occupancy for the Project, (ii) the City’s

9 receipt of the List of Contractors, and once(iii) the date that the CDTFA data reflecting Project-related allocations becomes available, tthe City shall provide Developer with an accounting, (ia) identifying the aggregate amount of all Project Sales and Use Tax Revenue received by the City to date in relation to the Project, and (iib) to the extent not prohibited by law, a summary of the information relied upon by the City in making its determination..

3.3.4. If the City reasonably determines that the amount of Project Sales and Use Tax Revenue received by the City is less than $5,000,000.00, the City shall invoice Developer (“Invoice Date”) for the difference (i.e., $5,000,000.00 less the amount of Project Sales and Use Tax Revenue actually received) (“Shortfall Amount”).

Developer shall have thirty (30) days after receipt of such invoice to either (i) remit payment to the City Treasurer of the Shortfall Amount, or (ii) provide written comments or additional information to the City relevant to the City’s calculation. The City shall consider any such information in good faith and no later than thirty (30) days following the receipt of any such information from Developer, the City shall notify Developer in writing whether its determination of the Project Sales and Use Tax Revenue has changed and, if so, issue a revised invoice to Developer. Developer will remit payment to the City Treasurer within thirty (30) days of receipt of such notice or revised invoice. If CDTFA later adjusts and lowers the Sales & Use Tax Revenue paid by any of the persons or entities set forth on the List of Contractors for any reason (i.e. audit, etc.), the City shall issue a revised invoice to Developer.

Developer will remit payment to the City Treasurer within thirty (30) days of receipt of such notice or revised invoice. Notwithstanding the foregoing, Developer shall have no obligation to remit any additional payments after the date that is the three (3) year anniversary of the Invoice Date.

3.4 Financial Assurance for Decommissioning. To ensure the safe decommissioning of the Project, upon the issuance of a temporary occupancy permit or occupancy permit, Developer and/or operator of the battery energy storage facility shall continuously maintain a financial assurance or security, payable to the City, in a form and amount required by the BESS Ordinance. The security mayshall be in the form of a parent company guaranty, performance bond, letter of credit, or if an alternative form of security is used, an alternative form of security approved by the City.surety bond. The financial assurance shall be maintained for the duration of the use of the Project. All costs shall be borne solely by the Developer. Developer and/or operatorshall submit to City an initial analysis proposing the estimated amount of the financial assurance (the “Initial Decommissioning Report”) prior to the issuance of the building permit; provided, however, Developer may replace the Initial Decommissioning Report with a final decommissioning report, which it shall provide to the City at least ninety (90) days prior to the estimated date of issuance of the certificate of occupancy. The City shall consider any such information in good faith and no later than thirty (30) days following the receipt of any such information from Developer, the City shall notify Developer in writing of its determination. The amount of financial assurances shall be adjusted every three (3) years to account for any increase or decrease in costs.

Developer and/or operator shall submit written revisions to financial assurances to the Finance DirectorCity Treasurer each year, thirty days prior to the anniversary date of the initial financial assurances approved by the City. If written revisions to the financial

10 assurances are not provided, the operatorDeveloper shall explain, in writing, thirty days prior to such anniversary date, why revisions were not necessary. The Finance DirectorCity Treasurer may require further revisions and/or explanation from the operatorDeveloper if the submission is found to be inadequate.

3.5 Community Benefit – Fire Safety Training. Developer shall pay for a third-party expert to provide training(s) every three (3) years commencing sixty (60) days following issuance of the certificate of occupancy, until termination of the Term of this Agreement, for the County of Los Angeles Fire Department and Irwindale Police Department employees on the proper strategies for safely responding to a BESS fire incident. Developer agrees to cooperate with any and all annual audits conducted by the Los Angeles County Fire Department.

3.6 Satisfaction of Developer Obligations. Developer’s obligations identified in Section 3 of this Agreement shall be deemed satisfied if the City does not approve any encroachment agreement (by separate approval), Variance (by separate approval) the SPDR, and other Project Development Approvals required to commence construction of the Project. This limitation shall not extend to any subsequent encroachment agreements or other approvals that may be sought after commencement of the Project, the denial of which shall not relieve Developer of its obligations under Section 3.

4. DEVELOPMENT OF THE PROPERTY.

4.1 Scope of Developer’s Vested Right. Subject to the Reservation of Authority set forth in Article 5, Developer shall have the vested right to develop the Project to the full extent permitted under the Applicable Laws as of the Vested Rights Date and compliance with this Agreement (“Developer’s Vested Right”).

4.2 Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement, the rules, regulations and official policies governing permitted uses of the Property, the density and intensity of use of the Property, the maximum height and size of proposed buildings and structures, and the design, improvement and construction standards and specifications applicable to the Development of the Property, shall be as set forth in the Existing Land Use Regulations which were in full force and effect as of the Vested Rights Date, subject to the terms of this Agreement. For the sake of clarity, the Parties agree that standards set forth in the Specific Plan and Variance prevail over any conflicting standards set forth in the Existing Land Use Regulations, including the BESS Ordinance. If the City adopts a Subsequent Land Use Regulation against which the Developer holds a Vested Right, the Developer may, in its sole discretion, partially waive its Vested Right in writing and be subject to the Subsequent Land Use Regulation.

4.3 Rights under State and Federal Law. Developer shall retain all rights it has under state and federal law, including, but not limited to, Developer’s rights under Government Code § 65865.2, which provides that subsequent discretionary actions shall not prevent development of the Property for the uses and to the density or intensity of development set forth in the Project Development Approvals.

11 4.4 Lesser Development. Without amending this Agreement, Developer shall have the right to elect to develop and construct upon all or any portion of the Property a Project of lesser height or building or structure size than that permitted by the Project Development Approvals provided that the Project otherwise complies with the Project Development Approvals and this Agreement. Moreover, nothing in this Agreement shall be construed as requiring the Developer to commence or complete Project if it is not economically feasible.

4.5 Project Development Approvals; Subsequent Development Approvals. The Project Development Approvals for the Project may require the processing of Subsequent Development Approvals. Subject to the provisions of Section 4.6 below, the City shall accept for processing, review and action all applications for Subsequent Development Approvals, and such applications shall be processed in the manner for processing such matters in accordance with the Existing Land Use Regulations.

Notwithstanding the foregoing, the parties acknowledge that subject to the Existing Land Use Regulations, the City is not obligated to approve any Subsequent Development Approval, or to approve any Subsequent Development Approval with or without any particular condition. Except as limited by Developer’s Vested Right, the City reserves its full police power and this Agreement shall not prevent City from denying or conditionally approving any application for a Subsequent Development Approval.

4.6 Role of Project Development Approvals. Except as provided within this Agreement, the Project Development Approvals, Zone Change No. 02-2022, and Irwindale Gateway Specific Plan shall exclusively control the uses of the Property, the density or intensity of use, the maximum height and size of proposed buildings or structures, the provisions for reservation or dedication of land for public purposes, and the design, improvement, and construction standards and specifications applicable to the Project.

4.7 Moratorium. Notwithstanding any other provision of this Agreement, no future amendment of any existing City ordinance or resolution or any subsequent ordinance, resolution or moratorium, enacted either by the City Council or by voter approved initiative, that is related to zoning and purports to impose or result in a limitation on the Project, imposed by City, shall apply to govern, or regulate the Project or development or use of the Property during the Term. In the event of any such subsequent action by City, Developer shall continue to be entitled to apply for and receive Subsequent Development Approvals in accordance with the Existing Land Use Regulations, subject only to the exercise of the City’s Reservation of Authority set forth herein.

5. CITY’S RESERVATION OF AUTHORITY.

5.1 Reservation. To the full extent permitted by law, the City expressly reserves its police power over the Project, the Project Development Approvals, Entitlements, and any Subsequent Development Approvals. Nothing herein shall be deemed to be a prejudgment, commitment or guaranty that any approvals or permits will be issued within any particular time, or with or without any particular conditions.

14 5.8 Fees, Taxes, and Assessments.

5.8.1. Processing Fees. Developer shall pay all City-wide published processing fees and charges of every kind and nature lawfully imposed by City to cover the estimated actual costs to City of processing applications for or monitoring compliance with Project Development Approvals. For the sake of clarity, the parties agree that the Existing Land Use Regulations require a development impact fee of $0.00 because the unmanned project does not contain permanent habitable industrial space to which a Development Impact Fee could be assessed.

5.8.2. Taxes, Licenses & Permits, User Fees, and All Other User Fees & Service Charges. and Development Impact Fees. Except as expressly provided in this Agreement, Developer shall pay all existing types of fees and charges which are standard and uniformly-applied to similar projects in the City, which may be increased from time-to-time in accordance with cost of living or cost of construction indices or other current schedules or by other incremental means in accordance with applicable law. If any other fee or chargedevelopment impact fee exclusive to a BESS project does not exist as of the Vesteding Rights Date, and Project operations remain the same as described in Recital E and Section 5.8.3(a) below, then Developer shall not be obligatedsubject to pay such fee for chargea (i) period of thirty (30) years following the City’s issuance of the final Certificate of Occupancy for the Project, or (ii) the Term of this Agreement, whichever occurs sooner. In the event Project operations materially deviate from representations made in this Section 5.8, the City’s determinations and the applicability of the development impact fee protections of this subsection shall no longer apply, and the Project shall be subject to any development impact fees applicable to its actual operations at the time any new building permits are issued.

5.8.3. General Charges. Nothing herein shall prohibit the application of the following, if lawfully imposed upon the Property and is a type of fee or charge not already addressed by Section 5.8.1 or 5.8.2 of this Agreement:
(a) Developer, or Developer’s Project occupants, shall be obligated to pay any feesapplicable fees, charges, or taxes, and lawful increases thereof, imposed on a City-wide basis such as business license, whether adopted by the City Council or by voter-approved initiative, as set forth in the City’s Charter, Municipal Code, or in a resolution adopted by the City Council, each as amended. Developer and City acknowledge that (a) the existing utility company is required to pay the City pursuant to its franchise agreement as set forth in Ordinance No. 45 with the City, and (b) Developer is a retail customer of the utility company who does not sell energy storage services to businesses, residents, or other retail customers within City limits, and (c) the point of change of ownership is at the Project site. Developer shall reasonably cooperate in providing any data to the City necessary for the City to collect the proper franchise fees or taxes, sales orand utility user taxes, transient occupancy taxes, utility taxes, and public safety taxesfrom

15 the utility company and will follow any applicable contract requirements with the utility company;
(b) Developer, or Developer’s Project occupants, shall be obligated to pay any types of fees or assessments imposed on an area-wide basis and lawful increases thereof;
(c) Developer, or Developer’s Project occupants, shall be obligated to pay any fees imposed pursuant to any Uniform Code, as adopted by the City; and
(d) Developer, or Developer’s Project occupants, shall be obligated to pay any utility service fees and charges, including amended rates thereof, for City services such as electrical utility charges, water rates, and sewer rates.

5.9 Inconsistencies. It is expressly agreed that in the event of any clear and explicit conflict between the provisions or conditions of the EIR, the Existing Land Use Regulations, this Agreement, and the Project Development Approvals (other than the EIR), then the provisions or conditions of the following shall prevail in this order:
(a) EIR;
(b) this Agreement;
(c) Variance
(d) Specific Plan and Zone Change No. 02-2022;
(e) Project Development Approvals (other than the EIR); and (f) Existing Land Use Regulations
For the avoidance of doubt, the Parties agree that, when determining whether a clear and explicit conflict exists between the provisions or conditions of the documents listed above in this Section 5.9, the fact that one provision or condition may be more detailed than another provision or condition relating to the same subject matter, or that a provision or condition related to a given subject matter may be contained in one document whereas another document is silent on the subject matter, does not, on its own, create a clear and explicit conflict. In such circumstances, the provision or condition in each document shall be read to be consistent with one another.

5.10 Exercise of Project Development Approval. Notwithstanding anything herein, in the Specific Plan, or in the IMC to the contrary, pursuant to Section 65865.2 of the Development Agreement Law, Project Development Approvals shall not expire during the term of this Agreement on the grounds that Developer failed to exercise the Project Development Approvals within a specified period of time after their approval.

(Signature Page to Development Agreement)
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year first set forth above_________, 2025.

CITY:

CITY OF IRWINDALE,
a California municipal corporation
Larry G. Burrola, Mayor
ATTEST
Laura M. Nieto, Chief Deputy City Clerk

APPROVED AS TO FORM

ALESHIRE & WYNDER, LLP
Adrian R. Guerra, City Attorney

9 (a) Guarantor is a limited liability company validly existing, authorized to do business and in good standing under the laws of the State of Delaware; (b) Guarantor has the requisite limited liability company, organizational, or other power and authority to own its property and assets, transact business in which it is engaged and to enter into this Guaranty and carry out its obligations hereunder; (c) the execution and delivery of this Guaranty and its performance have been duly authorized by all necessary limited liability company action on the part of Guarantor; (d) this Guaranty is the legal, valid, and binding obligation of Guarantor, enforceable against it in accordance with its terms, except as such enforceability may be limited by applicable bankruptcy, insolvency, or similar laws affecting creditors’ rights generally and by general equitable principles;
(e) the execution, delivery, and performance of this Guaranty will not violate any law or any provision of any security issued by Guarantor or of any agreement to which Guarantor is a party or by which it or any of its property is bound, and does not require any license, consent, or approval of any governmental authority; and
(f) no litigation, investigation, or proceeding of or before any arbitrator or governmental authority is pending or, to Guarantor’s knowledge, threatened against Guarantor that could reasonably be expected to affect in an adverse manner, impair or diminish the validity or enforceability of this Guaranty.

11. Termination; Reinstatement of Guaranty.
(a) Subject to the provisions of Section 11(b) (which shall survive termination of this Guaranty), this Guaranty shall terminate upon (i) the payment of the DA Payment, and (ii) initial posting of the financial assurance or security, payable to the City, as required by the BESS Ordinance and set forth in Section 3.4 of the Development Agreement to ensure safe decommissioning of the Project1, provided, that this Guaranty shall survive any termination pursuant to Section 11(a)(ii) solely with respect to any claims made by Beneficiary under this Guaranty prior to such termination, subject to Section 11(b) below. (b) Notwithstanding the provisions of Section 11(a), this Guaranty shall continue to be effective or be reinstated, as the case may be, if (i) the financial assurance or security, payable to the City, as required by the BESS Ordinance and set forth in Section 3.4 of the Development Agreement is not maintained as provided for in the BESS Ordinance or (ii) any payment by Guarantor under this Guaranty or the Development Agreement or pursuant hereto or thereto is rescinded or must otherwise be or is returned by Beneficiary upon the insolvency, bankruptcy, reorganization, dissolution or liquidation of Developer or Guarantor, all as though such payment had not been made. Such period of continued effectiveness or reinstatement, as the case may be, shall continue until satisfaction of the conditions contained in, and shall continue to be subject to, the provisions of this Section 11.

12. Benefit of Guaranty. This Guaranty shall inure to the benefit of and be binding upon the Parties and their respective successors and permitted assigns; provided that Guarantor may not make any assignment of this Guaranty unless it has obtained the prior written consent of the Beneficiary. No person shall be a third-party beneficiary of this Guaranty.