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8 4.2 Permitted Uses. The Parties acknowledge and agree that the Developer’s intended use of the Property as a private administrative office is permitted by-right notwithstanding the terms of this Agreement. This Agreement allows Developer to use portions of the Property (including the private art gallery and accessory office and art storage spaces) identified in Exhibit B to be made available for public use at the Developer’s sole discretion.
4.3 Public Benefits; Developer and Processing Fees. Except as otherwise provided in this Agreement, the Developer shall provide to the City the public benefits listed in Exhibit C.
5. DEVELOPMENT TIMING
5.1 Right of Developer to Control Development and Timing. The Developer cannot fully predict the timing, phasing, or sequencing in which the Project will be developed. Such decisions depend upon numerous factors, many of which are not completely within the control of the Developer, such as market orientation and demand, interest rates, absorption, completion, availability of financing, and the state of the general economy. Therefore, notwithstanding anything herein to the contrary, the Developer may decide the timing, phasing, and sequencing of the Project as Developer from time to time deems appropriate in the exercise of the Developer’s business judgment, this Agreement shall not in any way obligate the Developer to complete construction of the Project or any portion thereof, or to expand the use as described in this Agreement. Developer shall decide whether to proceed with development of the Project in its sole discretion.
6. FEES, TAXES, AND ASSESSMENTS
6.1 Future Developer Fees. Notwithstanding anything herein to the contrary, during the Term of this Agreement, the Project and the Developer shall not be subject to any Future Developer Fees.
6.2 Existing Developer Fees. Notwithstanding anything herein to the contrary, during the Term of this Agreement, the Project and the Developer shall not be subject to any increase in the amount of the Existing Developer Fees.
6.3 Future Processing Fees. With respect to Processing Fees, the Project and the Developer shall be subject to the amount in effect at the time said Processing Fee is due, provided that the Processing Fee is not imposed in a manner which discriminates against the Developer or the Project and does not exceed the estimated reasonable cost of providing the service.
6.4 Public Benefit Fee. In addition to Developer’s obligations herein, Developer shall pay to the City a one-time Public Benefit Fee in the amount of two hundred thousand dollars ($200,000) as a condition precedent to the City’s issuance of the Final Certificate of Occupancy for the Project and all required business licenses authorizing both the primary office/administrative use and the expanded use to authorize public access to portions of the Property. The City acknowledges and agrees that the Public Benefit Fee shall not be used for any purpose that violates federal, state, or local laws and ordinances.
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9 6.5 Exceptions. This Agreement shall not prohibit the application of fees, taxes or assessments as follows:
(a) The Developer shall be obligated to pay any applicable fees or taxes which are in effect on a City-wide basis as of the Operative Date which are not related to construction or development activities such as business license fees or taxes and utility taxes. (b) The Developer shall be obligated to pay any fees as imposed pursuant to any assessment district established within the Project, provided that such assessment district is otherwise proposed or consented to by the Developer.
(c) Subject to Section 5.1, the Developer shall be obligated to pay any fees which were imposed as Conditions of Approval or any other condition or mitigation measure, required as part of the approval for Existing Development Approvals consistent with this Agreement.
7. AMENDMENT OF DEVELOPMENT AGREEMENT
7.1 Initiation of Amendment. Either Party may propose an amendment to this Agreement.
7.2 Procedure. Except as set forth in Section 7.4 or Section 10.3, the procedure for proposing and adopting an amendment to this Agreement shall be the same as the procedure required for entering into this Agreement in the first instance.
7.3 Consent. No amendment to all or any provision of this Agreement shall be effective unless set forth in writing and signed by duly authorized representatives of each of the Parties hereto and recorded in the Official Records of Los Angeles County.
7.4 Minor Modifications. Implementation of the Project may require minor modifications of the details of the Development Plan and performance of the Parties under this Agreement. The Parties desire to retain a certain degree of flexibility with respect to those items covered in general terms under this Agreement. Therefore, non-substantive and procedural modifications of the Development Plan shall not require an amendment to this Agreement, although they shall require the written consent of both Parties.
A modification will be deemed non-substantive and/or procedural if it does not result in a material change in fees, size and intensity of use, permitted uses, the height and size of buildings, number of parking spaces, or the improvement and construction standards and specifications for the Project. Where applicable, a change of less than 10% to any proposed Project specifications shall not be deemed a “material change.”
The determination as to whether a matter is non-substantive and procedural shall be made by the City Manager based on the advice of the City’s City Attorney (“City Attorney”) and in consultation with the Developer. The determination of the City Manager shall be final. A written record, containing the written consent of both Parties hereto, shall be made of all non-substantive and/or procedural changes.
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10 7.5 Effect of Amendment to Development Agreement. The Parties agree that, except as may be expressly set forth in any such amendment, an amendment to this Agreement will not alter, affect, impair, modify, waive, or otherwise impact any other rights, duties, or obligations of either Party under this Agreement.
8. RESERVATIONS OF AUTHORITY
8.1 Limitations; Reservations, and Exceptions. Notwithstanding anything to the contrary set forth hereinabove, in addition to the Existing Land Use Regulations, only the following Land Use Regulations adopted by City hereafter shall apply to and govern the Development of the Property:
(a) Future Regulations. Only those Future Land Use Regulations for which Developer gives City written notice of its election to have such Future Land Use Regulations applied to the Property.
(b) State and Federal Laws and Regulations. Where state or federal laws or regulations enacted after the Approval Date prevent or preclude compliance with one or more provisions of this Agreement, those provisions shall be modified, through revision or suspension, to the extent necessary to comply with such state or federal laws or regulations, in each case, with the prior written consent of the Parties.
(c) Public Health and Safety/Uniform Codes.
i. Future Land Use Regulations or amending Existing Land Use Regulations which are uniform codes and are based on recommendations of a multi-state professional organization and become applicable throughout City, such as, but not limited to, the Uniform Building, Electrical, Plumbing, Mechanical, or Fire Codes, provided such codes are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.
ii. Future laws and ordinances of general applicability (“Regulations”) concerning the use of property required for public health and safety which (A) are applicable throughout the City, (B) directly result from findings by City that failure to adopt such Regulations would result in a condition injurious or detrimental to the public health and safety, and (C) that such Regulations are the only reasonable means to correct or avoid such injurious or detrimental condition, provided such Regulations are uniformly applied on a Citywide basis to all substantially similar types of development projects and properties. This provision is not intended to and does not provide a basis for the imposition of additional Exactions or a moratorium or other like restriction on the timing of development which would impact the Development of the Project.
iii. Future Land Use Regulations or amending Existing Land Use Regulations which are regional codes and are based on recommendations of a county or regional organization and which become applicable throughout the region and are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.
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11 8.2 Regulation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not within the control of the City possess authority to regulate aspects of the Development of the Property separately from or jointly with the City and this Agreement does not limit the authority of such other public agencies.
9. ANNUAL REVIEW
9.1 Annual Monitoring Review.
(a) The City and the Developer shall review the extent of the Developer’s good faith substantial compliance with the terms and provisions of this Agreement, as well as the performance by the City of its obligations under this Agreement, on or about April 1 of each year during the Term (“Annual Monitoring Review”).
(b) As part of such Annual Monitoring Review, Developer shall submit a written status report to the City demonstrating that, during the preceding twelve-month (12- month) period, it has been in good faith compliance with this Agreement. For purposes of this Agreement, the phrase “good faith compliance” shall mean that the Developer has demonstrated that it has acted in a commercially reasonable manner (taking into account the circumstances which then exist) and in good faith in and has substantially complied in good faith with the Developer’s material obligations under this Agreement.
(c) By March 1 of each year during the Term, the City must deliver to the Developer a copy of all staff reports prepared in connection with an Annual Monitoring Review, any prior staff reports generated during the review period, written comments from the public, and, to the extent practical, all related exhibits concerning such Annual Monitoring Review.
This information shall be known as the “City Report.”
(d) Following delivery of the City Report, no later than April 1 of each year during the Term, the Developer must submit a written status report to the Director addressing the good faith compliance issue set forth in Section 9.1(b) above and any issues raised by the City Report provided to the Developer in accordance with Section 9.1(c) above. (e) The actual reasonable cost of the Annual Monitoring Review shall be borne by the Developer upon receipt of invoices from the City, not to exceed $1,000 for each Annual Monitoring Review.
9.2 Failure to Conduct Annual Monitoring Review. The City’s failure to review, at least annually, compliance by the Developer with the terms and conditions of this Agreement shall not constitute or be asserted by any Party as a breach by any other Party of this Agreement.
If the City fails to provide the City Report by March 1 of each year during the Term, the Developer will be deemed to be in good faith compliance with this Agreement for the following twelve-month (12-month) period.
10. DEFAULT, REMEDIES AND TERMINATION.
10.1 Rights of Non-Defaulting Party after Default. The Parties agree that legal
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12 damages would be extremely difficult to determine and would not give the Parties the benefit of their bargain. Accordingly, the Parties agree that, subject to the provisions of Section 10.4, following the occurrence of a Default (defined below), the Party not in Default (as defined in Section 10.2 below) (the “Non-Defaulting Party”) shall have only the equitable remedy of specific performance or alternatively the ability to terminate this Agreement for a Default by the other Party (the “Defaulting Party”), subject to the procedure of notice and hearing herein.
Before this Agreement may be terminated or action may be taken to obtain judicial relief, the Non-Defaulting Party shall comply with the notice and cure provisions of this Section 10.
Nothing in this Section shall limit a Party’s right to recover attorneys’ fees pursuant to Section
16.5. 10.2 Notice and Opportunity to Cure. The Non-Defaulting Party in its discretion may elect to declare a default under this Agreement in accordance with the procedures hereinafter set forth for any failure or breach of the Defaulting Party to perform any material duty or obligation of said Defaulting Party under the terms of this Agreement. However, prior to declaring a default, the Non-Defaulting Party must provide written notice to the Defaulting Party setting forth the nature of the breach or failure and the actions, if any, required by the Defaulting Party to cure such breach or failure. The Defaulting Party shall be deemed in “Default” under this Agreement if the Defaulting Party has failed to take such actions and cure such breach or failure within sixty (60) days after the date of such notice (“Cure Period”). However, if a breach or failure cannot reasonably be cured within such Cure Period, then the Defaulting Party shall not be deemed in Default under this Agreement provided that the Defaulting Party commences to cure the breach within the Cure Period and thereafter diligently prosecutes such cure to completion.
10.3 Modification or Termination.
(a) If, in the case of a Default by the Developer which is not timely cured after notice and within the Cure Period, in accordance with Section 10.2, the City determines that this Agreement shall be modified or terminated, then the City shall give notice to the Developer of its intention to initiate proceedings to modify or terminate this Agreement. (b) The City Council shall hold a public hearing for any proposed termination or modification, except that any amendment or modification which does not relate to the duration of the Agreement, permitted uses of the property, density or intensity of use, height or size or proposed buildings, provisions for reservation or dedication of land, or to any conditions, terms, restrictions or requirements relating to subsequent discretionary actions relating to design, improvement, construction standards and specifications, improvement and construction standards or any other condition or covenant relating to the use of the property shall not require a noticed public hearing before the City Council.
(c) The City Council may refer the matter to the Planning Commission for further proceedings or for a report and recommendation. Upon receipt of any such report and recommendation and the completion of the public hearing, if any, the City Council shall take final action on the modification or termination. The Developer must demonstrate good faith compliance with the terms and conditions of this Agreement. The burden of proof is upon the
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13 Developer. The hearing shall be administrative with no public testimony, unless the City Council otherwise determines. The Developer shall have the opportunity to present written or oral testimony. As part of that final determination, the City Council may impose conditions which it considers necessary and appropriate to protect public health, safety and welfare and the interests of the City. The decision of the City Council must be by a majority of its membership, and shall be final, except for judicial review thereof.
(d) Notwithstanding anything in this Agreement to the contrary, there shall be no modification of this Agreement without Developer’s written consent thereto. If the City Council determines that modification of this Agreement is appropriate pursuant to this Section
10.3, the City shall inform the Developer of such proposed modification and, unless the Developer consents in writing to such modification, the City shall have the right to proceed with termination of this Agreement pursuant to the provisions of this Section 10.
10.4 No Specific Performance to Construct Project. Notwithstanding the provisions of Section 10.1, the City shall not have the right to specifically enforce against the Developer any provisions of this Agreement, nor in any way to compel the Developer to either start or complete the Project, nor to seek any monetary damages from the Developer for the Developer’s failure to start or complete the Project.
10.5 Intentionally Omitted.
10.6 Rights and Duties Following Termination. Upon the termination of this Agreement, no Party shall have any further right or obligation hereunder except (i) with respect to any obligations that accrued prior to said termination or with respect to any Default in the performance of the provisions of this Agreement which has occurred prior to said termination, (ii) with respect to any indemnity obligations set forth herein which accrued prior to said termination, and (iii) with respect to any right or duty arising from entitlements or approvals, including the Development Approvals, applicable to the Property approved prior to the effective date of the termination.
11. TRANSFERS
11.1 Right to Transfer.
(a) General. The Developer may Transfer its interests, rights or obligations under this Agreement with respect to the Property, or any portion thereof, to any person at any time (a “Transferee”) during the term of this Agreement with approval from the City Manager.
For purpose of this Agreement, the Transferee must be considered the “owner” of that portion of the Property which is covered by such transfer. For the avoidance of doubt, for the purpose of this Section 11.1, the “owner” shall include any party with a legal or equitable interest in the Property, including lessees.
(b) Assumption Agreement. Upon a Transfer of this Agreement, the Developer shall be released and relieved of its legal duty from the assigned obligations under this Agreement, except to the extent the Developer is in Default under the terms of this Agreement prior to said Transfer, if (i) the Developer has provided to the City prior or subsequent written
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14 notice of such Transfer, and (ii) the Transferee has expressly assumed in writing, in a form reasonably acceptable to the City, the assigned obligations of the Developer. Following any such Transfer of any of the rights and interests of the Developer under this Agreement, in accordance with Section 10.1(a) above, the exercise, use, and enjoyment of such rights shall continue to be subject to the terms of this Agreement to the same extent as if the Transferee were the Developer; provided, however, that, to the extent released as provided above, any Default by the Developer shall not constitute a Default by the Transferee, and any Default by such Transferee shall not constitute a Default by the Developer or any other Transferee. (c) If a Transferee defaults with respect to any provision of this Agreement, the Developer may, but is not obligated to, resume Transferee’s obligations upon written notification to the City.
12. INDEMNITY
12.1 Third-Party Litigation.
(a) Non-liability of the City. As set forth above, the City has determined that this Agreement is consistent with the General Plan and that the General Plan and Development Approvals meets all of the legal requirements of state law. The Parties acknowledge that:
i. In the future there may be challenges to the legality, validity and adequacy of the General Plan, the Development Approvals and/or this Agreement; and ii. If successful, such challenges could delay or prevent the performance of this Agreement and the development of the Property.
In addition to the other provisions of this Agreement, including, without limitation, the provisions of this Section 12, the City shall have no liability under this Agreement for any failure of the City to perform under this Agreement or the inability of the Developer to develop the Property as contemplated by the Development Plan or this Agreement as the result of a judicial determination that, on the Approval Date, or at any time thereafter, the General Plan, the Land Use Regulations, the Development Approvals, this Agreement, or portions thereof, are invalid or inadequate or not in compliance with law.
(b) Revision of Land Use Restrictions. If for any reason the General Plan, Land Use Regulations, Development Approvals, this Agreement or any part thereof is hereafter judicially determined as provided above to be not in compliance with the State or Federal Constitutions, laws or regulations and, if such noncompliance can be cured by an appropriate amendment thereof otherwise conforming to the provisions of this Agreement, then this Agreement shall remain in full force and effect to the extent permitted by law. The Development Plan, Development Approvals and this Agreement shall be amended, as necessary and with the Parties’ prior written consent, in order to comply with such judicial decision. (c) Participation in Litigation; Indemnity. The Developer agrees to indemnify the City and its elected boards, commissions, officers, agents and employees and will hold and save them and each of them harmless from any and all actions, suits, claims, liabilities, losses,
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15 damages, penalties, obligations and expenses (including, but not limited to, attorneys’ fees and costs) against the City for any Claims or Litigation which arise during the Term of this Agreement, except to the extent such Claims or Litigation are the result of the City’s sole negligence or intentional misconduct. The City shall promptly provide the Developer with notice of the pendency of any such Claims or Litigation and request that the Developer defend the same. If the City fails promptly to notify the Developer of any such Claims or Litigation or fails to cooperate fully in the defense thereof, the Developer shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City. The Developer may utilize the City Attorney’s office or use legal counsel of Developer’s choosing, but shall reimburse the City for any necessary legal cost incurred by the City. If the Developer fails to do so, the City may defend the Claims or Litigation and Developer shall pay the cost thereof, but if the City chooses not to defend the Claims or Litigation, it shall have no liability to the Developer. The Developer’s obligation to pay the defense cost shall extend until judgment and thereafter through any appeals.
In the event of an appeal, or a settlement offer, the Parties will confer in good faith as to how to proceed and the resolution of any such appeal and the Parties’ response to any such settlement offer shall require the consent of both Parties, which consent shall not be unreasonably withheld.
12.2 Hold Harmless: Developer’s Construction and Other Activities. The Developer hereby agrees to, and shall defend, save and hold the City and its elected and appointed board commissions, officers, agents, and employees harmless from any and all claims, costs (including attorneys’ fees) and liability for any third party damages, personal injury or death, which may arise, directly or indirectly, from Developer’s or Developer’s agents, contractors, subcontractors, agents, or employees’ performance under this Agreement, whether such performance be by the Developer or by any of Developer’s agents, contractors or subcontractors or by any one or more Persons directly or indirectly employed by or acting as agent for Developer or any of Developer’s agents, contractors or subcontractors, in each case, during the Term of this Agreement and except to the extent such Claims or Limitation are the result of the City’s negligence or intentional misconduct. The City shall promptly provide the Developer with notice of the pendency of any such claim, action or proceeding against the City and request that the Developer defend the same. If the City fails promptly to notify the Developer of any such claim, action or proceeding or fails to cooperate fully in the defense thereof, the Developer shall not, thereafter, be responsible to defend, indemnify, or hold harmless City. Nothing herein is intended to make the Developer liable for the acts or negligent omissions of the City’s officers, employees, agents, contractors of subcontractors or any liability arising therefrom.
12.3 Survival of Indemnity Obligations. All indemnity obligations set forth in this Agreement shall survive termination of this Agreement for any reason other than the City’s Default.
13. EFFECT OF AGREEMENT ON TITLE
13.1 Subject to the provisions of Sections 11 and 15:
(a) All of the provisions, agreements, rights, powers, standards, terms, covenants and obligations contained in this Agreement shall be binding upon the Parties and their respective heirs, successors (by merger, consolidation, or otherwise) and assigns, devisees,
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16 administrators, representatives, lessees, and all other Persons acquiring any rights or interests in the Property, or any portion thereof, whether by operation of laws or in any manner whatsoever and shall inure to the benefit of the Parties and their respective heirs, successors (by merger, consolidation or otherwise) and assigns;
(b) All of the provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land pursuant to applicable law; and (c) Each covenant to do or refrain from doing some act on the Property hereunder (i) is for the benefit of and is a burden upon every portion of the Property, (ii) runs with such lands, and (iii) is binding upon each Party and each successive owner during its ownership of such properties or any portion thereof, and each Person having any interest therein derived in any manner through any owner of such lands, or any portion thereof, and each other Person succeeding to an interest in such lands.
14. PARTIES’ OFFICERS AND EMPLOYEES; NON-DISCRIMINATION
14.1 Non-liability of Parties’ Officers and Employees. No official, agent, contractor, or employee of the City shall be personally liable to the Developer, or any successor in interest, in the event of any default or breach by the City or for any amount which may become due to the Developer or to its successor, or for breach of any obligation of the terms of this Agreement. No member, official, agent, contractor, or employee of the Developer shall be personally liable to the City, or any successor in interest, in the event of any default or breach by the Developer or for any amount which may become due to the City or to its successor, or for breach of any obligation of the terms of this Agreement.
14.2 Conflict of Interest, Warranty, and Representation of Non-Collusion. No official, officer, or employee of the City has any financial interest, direct or indirect, in this Agreement, nor shall any official, officer, or employee of the City participate in any decision relating to this Agreement which may affect his/her financial interest or the financial interest of any corporation, partnership, or association in which (s)he is directly or indirectly interested, or in violation of any interest of any corporation, partnership, or association in which (s)he is directly or indirectly interested, or in violation of any State or municipal statute, ordinance or regulation. The determination of “financial interest” shall be consistent with State law and shall not include interest found to be “remote” or not an “interest” pursuant to California Government Code Sections 1091 through 1091.5. The Developer warrants and represents that it has not paid or given, and will not pay or give, to any third party including, but not limited to, any City official, officer, or employee, any money, consideration, or other thing of value as a result or consequence of obtaining or being awarded this Agreement other than customary expenses of attorneys, advisors, consultants and other similar third parties assisting the Developer in the negotiation and documentation of this Agreement. The Developer further warrants and represents that it has not engaged in any act(s), omission(s), or other conduct or collusion that would result in the payment of any money, consideration, or other thing of value to any third party including, but not limited to, any City official, officer, or employee, as a result or consequence of obtaining or being awarded any agreement other than customary expenses of attorneys, advisors, consultants and other similar third parties assisting Developer in the negotiation and
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17 documentation of this Agreement. The Developer is aware of and understands that any such act(s), omission(s) or other conduct in violation of applicable law resulting in the payment of money, consideration, or other thing of value will render this Agreement void and of no force or effect.
14.3 Covenant Against Discrimination. The 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, national origin, or ancestry in the performance of this Agreement.
15. MORTGAGEE PROTECTION.
15.1 Developer’s Breach Not Defeat Mortgage Lien. The Developer’s breach of any of the covenants or restrictions contained in this Agreement shall not defeat or render void or invalid the lien of any mortgage made in good faith and for value but unless otherwise provided herein, the terms, conditions, covenants, restrictions, easements, and reservations of this Agreement shall be binding and effective against the holder of any such mortgage whose interest is acquired by foreclosure, trustee’s sale, deed or assignment in lieu thereof, or otherwise.
15.2 Holder Not Obligated to Continue Expanded Use. The holder of any mortgage shall in no way be obligated by the provisions of this Agreement to continue the expanded use at the Property, or to continue the public benefits described in Exhibit C. Nothing in this Agreement shall be deemed or construed to permit or authorize any such holder to devote the Project or any portion thereof to any uses, or to construct any improvements thereon, other than those uses or improvements provided for or authorized by this Agreement, the Development Plan, or applicable law.
15.3 Notice of Default to Mortgagee, Deed of Trust or Other Security Interest Holders.
Whenever the City shall deliver any notice or demand to the Developer with respect to any Default or alleged Default by Developer hereunder, the City shall at the same time deliver a copy of such notice or demand to each holder of record of any mortgage who has previously made a written request to the City therefor, or to the representative of such holder as may be identified in such a written request by such holder.
15.4 Right to Cure. Each holder (insofar as the rights of the City are concerned) shall have the right, at its option, within thirty (30) days after the receipt of the notice, and thirty (30) days after Developer’s cure rights under Section 10.2 have expired, whichever is later, to:
(a) Commence to obtain possession, if necessary, and commence and diligently pursue said cure until the same is completed, and (b) Add the cost of said cure to the security interest debt and the lien or obligation on its security interest.
15.5 Changes Requested by Lenders. The City acknowledges that any prospective lender(s) providing financing for the Project may require or desire certain modifications to the
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18 terms of this Agreement (including, without limitation, the terms of this Section 15) and the City agrees upon request, from time to time, to meet with the Developer and representatives of such lender(s) to negotiate in good faith any such request for modifications of this Agreement. The City shall not unreasonably withhold its consent to any such requested modification provided such modification is consistent with the intent and purposes of this Agreement. Any such modifications shall be considered minor modifications subject to the provisions of Section 7.4.
16. GENERAL
16.1 Estoppel Certificates. Either Party (or a holder or prospective holder of a mortgage under Section 15) may at any time and from time to time deliver written Notice to the other Party requesting an estoppel certificate (the “Estoppel Certificate”) stating:
(a) This Agreement is in full force and effect and is a binding obligation of the Parties;
(b) This Agreement has not been amended or modified either orally or in writing or, if so amended, identifying the amendments; and (c) There are no existing defaults under this Agreement to the actual knowledge of the Party signing the Estoppel Certificate or, if there are existing defaults, identifying them.
A Party receiving a request for an Estoppel Certificate shall provide a signed certificate to the requesting Party within thirty (30) days after receipt of the request. An Estoppel Certificate may be relied on by assignees and holders or prospective holders of a mortgage.
16.2 Force Majeure. The Term of this Agreement and the time within which the Developer or the City shall have the right or be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed due to war, acts of terrorism, insurrection, strikes, lock-outs, other labor disputes, labor or material shortages, riots, civil disturbances, floods, earthquakes, fires, windstorms, hail, casualties, natural disasters, acts of God, acts of the public enemy, epidemics or pandemics, quarantine or other public health restrictions, freight embargoes, lack of transportation attributable to any of these, acts or failure to act of the other Party, acts or the failure to act of any public or governmental agency or entity (except that acts or failure to act of the City shall not excuse performance by City), legal or governmental restrictions on priority, initiative or referendum, moratoria, processing with governmental agencies other than the City, unusually severe weather, third party Claims or Litigation as described in Section 12.1 of this Agreement, or any other similar causes beyond the control or without the fault of the Party claiming an extension of time to perform. An extension of time for any such cause shall be for the period of the enforced delay and shall commence to run from the time of the commencement of the cause if written notice by the Party claiming such extension is sent to the other Party within thirty (30) days of obtaining knowledge of the commencement of the cause, or from the time such written notice by the Party claiming such extension is actually sent to the other Party, if such written notice is sent more than thirty (30) days after obtaining knowledge of the
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19 commencement of the cause. Any act or failure to act on the part of a Party shall not excuse performance by that Party.
16.3 Construction of Development Agreement. The language of this Agreement shall be construed as a whole and given its fair meaning. The captions of the sections and subsections are for convenience only and shall not influence construction. This Agreement shall be governed by the laws of the State of California. This Agreement shall not be deemed to constitute the surrender or abrogation of the City’s governmental powers over the Property.
16.4 Severability. If any provision of this Agreement is adjudged invalid, void or unenforceable, that provision shall not affect, impair, or invalidate any other provision, unless such judgment affects a material part of this Agreement in which case the Parties shall comply with the procedures set forth in Section 12.1(b).
16.5 Attorneys’ Fees. If either Party to this Agreement is required to initiate or defend any action or proceeding against the other Party in connection with this Agreement, the prevailing Party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys’ fees. Attorneys’ fees shall include attorneys’ fees on any appeal, and in addition a Party entitled to attorneys’ fees shall be entitled to all other reasonable, out-of-pocket costs for investigating such action, taking depositions and discovery and all other necessary costs the court allows which are incurred in such litigation. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable, whether or not such action is prosecuted.
16.6 Joint and Several Obligations. All obligations and liabilities of the Developer hereunder shall be joint and several among the obligees comprising Developer (if more than one).
16.7 Time of Essence. Time is of the essence in:
(a) The performance of the provisions of this Agreement as to which time is an element; and
(b) The resolution of any dispute which may arise concerning the obligations of Developer and City as set forth in this Agreement.
16.8 Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the Default of the other Party, shall not constitute a waiver of such Party’s right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter.
16.9 No Third-Party Beneficiaries. The only parties to this Agreement are the Developer and the City. Except with respect to the holder or prospective holder of any mortgage who shall be entitled to rely upon the provisions of Section 15 hereof to the same extent as if such holder were a party to this Agreement, there are no third-party beneficiaries of this Agreement and this Agreement is not intended, and shall not be construed, to benefit or be enforceable by any other Person whatsoever.
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20 16.10 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the Party benefited thereby of the covenants to be performed hereunder by such benefited Party.
16.11 Relationship of Parties. It is specifically understood and agreed by and between the Parties that the Project is a private development, that neither Party is acting as the agent of the other in any respect hereunder, and that such Party is an independent contracting entity with respect to the terms, covenants, and conditions contained in this Agreement.
16.12 Notice.
(a) To the Developer. Any notice required or permitted to be given by the City to the Developer under this Agreement shall be in writing and delivered: (1) personally to Developer or sent by courier or delivery service (and not the United States Postal Service), return receipt requested and with signature required, and (2) by e-mail, addressed as follows:
With copy to: AltaMed
2040 Camfield Avenue
Los Angeles, CA 90040
Attention: Susana Smith Bautista
Email: [email protected];
[email protected]
or such other address as the Developer may designate in writing to the City. (b) To the City. Any notice required or permitted to be given by the Developer to the City under this Agreement shall be in writing and delivered personally to the City Clerk or sent by courier or delivery service (and not the United States Postal Service), return receipt requested and with signature required, addressed as follows:
City of Montebello
1600 W Beverly Blvd
Montebello, CA 90640
Attention: Joseph Palombi, Planning & Community Development Director With a copy to:
Alvarez-Glasman & Colvin
13181 Crossroads Parkway North Suite 400 West Tower
City of Industry, CA 91746
Attn: Arnold M. Alvarez-Glasman, City Attorney
or such other address as the City may designate in writing to the Developer. (c) Notices provided pursuant to this Section shall be deemed received as of the earlier of: (i) date of delivery as shown on the affidavit of personal service or the courier or delivery service receipt; or (ii) date receipt of e-mail notice is acknowledged.
Ordinance No. 2484
21 16.13 Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent necessary to implement this Agreement.
Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary to implement this Agreement or to evidence or consummate the transactions contemplated by this Agreement.
16.14 Entire Agreement. This Agreement constitutes the entire agreement between the Parties with respect to the subject matter of this Agreement, and this Agreement supersedes all previous negotiations, discussions, and agreements between the Parties. No parol evidence of any prior or other agreement shall be permitted to contradict or vary the terms of this Agreement.
16.15 Recitals. The recitals in this Agreement constitute part of this Agreement and each Party shall be entitled to rely on the truth and accuracy of each recital as an inducement to enter into this Agreement.
16.16 Counterparts. This Agreement may be executed by the Parties in counterparts which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument.
16.17 Recording. The City Clerk shall cause a copy of this Agreement to be executed by the City and recorded in the Official Records of Los Angeles County no later than ten (10) days after the Operative Date. The recordation of this Agreement is deemed a ministerial act and the failure of City to record this Agreement as required by this Section and the Development Agreement Statute does not make this Agreement void or ineffective.
16.18 Authority to Execute. The Persons executing this Agreement on behalf of the Parties hereto warrant that (i) such Party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Agreement on behalf of said Party, (iii) by so executing this Agreement, such Party is formally bound to the provisions of this Agreement, (iv) the entering into of this Agreement does not violate any provision of any other Agreement to which said Party is bound, and (v) there is no litigation or legal proceeding which would prevent such Party from entering into this Agreement.
[Signatures on the following page(s)]
Ordinance No. 2484
22 IN WITNESS WHEREOF, the City and the Developer have executed this Agreement on the date first above written.
AltaMed Health Services Corporation, a California
nonprofit corporation
By:
Cástulo de la Rocha,
President & CEO
APPROVED AS TO FORM:
By:
Arnold M. Alvarez-Glasman
City Attorney
CITY OF MONTEBELLO, a municipal corporation
By:
Raul Alvarez, City Manager
ATTEST:
By: ______________________________
Christopher Jimenez
City Clerk
ATTACHMENT A
23 EXHIBIT “A”
Legal Description
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF MONTEBELLO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PM 254-91-94, Lot 1 (Los Angeles County Assessor’s Parcel No. 5293-023-001)
Ordinance No. 2484
24 EXHIBIT “B”
Site Map/Plan
Ordinance No. 2484
25 EXHIBIT “C”
DESCRIPTION OF PUBLIC BENEFITS
The public benefits to be received by the City and its residents as a result of this Agreement include, without limitation, the following:
A. One-Time Development Agreement Fee. Developer shall pay to the City a one-time, nonrefundable Development Agreement Fee in the amount of $20,000 (“Development Agreement Fee”) for costs associated with the preparation and review of this Agreement by City’s staff, its legal counsel, and consultants. The Development Agreement Fee shall be separate from Developer Fees and Processing Fees required under this Agreement.
B. One-Time Public Benefit Fee. Developer shall pay to the City a one-time Public Benefit Fee in the amount of Two Hundred Thousand Dollars ($200,000). The City shall determine, in its sole discretion, the manner, purpose, use and expenditure of the Public Benefit Funds received by the City from the Developer.
C. Developer Fees. Developer shall comply with the City’s Art in Public Places Program as required under Chapter 17.79 of the Montebello Municipal Code.
D. Processing Fees. All applicable Processing Fees in effect at the time said Processing Fee is due, provided that the Processing Fee is not imposed in a manner that discriminates against the Developer or the Project.
E. City Use of Art Gallery for Public Events. City shall have the right to use portions of the Property for events related to arts, culture, and education with prior approval from Developer up to seven (7) times per calendar year (“City Events”). The City shall provide Developer with at least thirty (30) days’ written notice of its intent to schedule a City Event.
ATTACHMENT B
RECORDING REQUESTED BY
AND WHEN RECORDED MAIL
TO:
City of Montebello
1600 W. Beverly Blvd.
Montebello, CA 90640
Attn: Joseph Palombi, Director of Planning and
Community Development
WITH COPY TO:
SPACE ABOVE THIS LINE FOR RECORDER’S USE
DEVELOPMENT AGREEMENT
between
THE CITY OF MONTEBELLO,
a municipal corporation (“City”)
and
AltaMed Health Services Corporation
a California Nonprofit Corporation
(“Developer”)
Table of Contents
1. DEFINITIONS ...........................................................................................................................2
1.1 Affiliate. ......................................................................................................................2
1.2 Agreement. ..................................................................................................................3
1.3 Applications.................................................................................................................3
1.4 Approval Date. ............................................................................................................3
1.5 Authorizing Ordinance. ...............................................................................................3
1.6 CEQA. .........................................................................................................................3
1.7 City. .............................................................................................................................3
1.8 City Council. ...............................................................................................................3
1.9 Claims or Litigation.....................................................................................................3
1.10 Conditions of Approval...............................................................................................3
1.11 Control.........................................................................................................................3
1.12 City Manager...............................................................................................................3
1.13 Developer. ...................................................................................................................4
1.14 Developer Fees. ...........................................................................................................4
1.15 Development. ..............................................................................................................4
1.16 Development Agreement Statute.................................................................................4
1.17 Development Approvals..............................................................................................4
1.18 Development Plan. ......................................................................................................4
1.19 Exaction.......................................................................................................................4
1.20 Existing Developer Fees..............................................................................................4
1.21 Existing Development Approvals. ..............................................................................5
1.22 Existing Land Use Regulations. ..................................................................................5
1.23 Future Developer Fees.................................................................................................5
1.24 Future Development Approvals. .................................................................................5
1.25 Future Land Use Regulations. .....................................................................................5
1.26 General Plan. ...............................................................................................................5
1.27 Holder..........................................................................................................................5
1.28 Land Use Regulations. ................................................................................................5
1.29 Mortgage. ....................................................................................................................6
1.30 Non-Defaulting Party. .................................................................................................6
1.31 Operative Date.............................................................................................................6
1.32 Person. .........................................................................................................................6
1.33 Planning Commission..................................................................................................6
1.34 Planning Director. .......................................................................................................6
1.35 Processing Fees. ..........................................................................................................6
1.36 Project..........................................................................................................................6
1.37 Transfer. ......................................................................................................................6
2. EXHIBITS..................................................................................................................................7
3. TERM.........................................................................................................................................7
3.1 Term. ...........................................................................................................................7
3.2 Operative Date.............................................................................................................7
4. DEVELOPMENT OF THE PROPERTY; DEVELOPER OBLIGATIONS.............................7
4.1 Purpose and Right to Develop.....................................................................................7
4.2 Permitted Uses.............................................................................................................8
4.3 Public Benefits; Developer and Processing Fees. .......................................................8
5. DEVELOPMENT TIMING .......................................................................................................8
5.1 Right of Developer to Control Development and Timing...........................................8
6. FEES, TAXES, AND ASSESSMENTS ....................................................................................8
6.1 Future Developer Fees.................................................................................................8
6.2 Existing Developer Fees..............................................................................................8
6.3 Future Processing Fees................................................................................................8
6.4 Exceptions. ..................................................................................................................9
7. AMENDMENT OF DEVELOPMENT AGREEMENT............................................................9
7.1 Initiation of Amendment. ............................................................................................9
7.2 Procedure.....................................................................................................................9
7.3 Consent........................................................................................................................9
7.4 Minor Modifications....................................................................................................9
7.5 Effect of Amendment to Development Agreement...................................................10
8. RESERVATIONS OF AUTHORITY......................................................................................10
8.1 Limitations; Reservations, and Exceptions. ..............................................................10
8.2 Regulation by Other Public Agencies. ......................................................................11
9. ANNUAL REVIEW.................................................................................................................11
9.1 Annual Monitoring Review.......................................................................................11
9.2 Failure to Conduct Annual Monitoring Review........................................................11
10. DEFAULT, REMEDIES AND TERMINATION. ..................................................................12
10.1 Rights of Non-Defaulting Party after Default. ..........................................................12
10.2 Notice and Opportunity to Cure. ...............................................................................12
10.3 Modification or Termination. ....................................................................................12
10.4 No Specific Performance to Construct Project..........................................................13
10.5 Intentionally Omitted. ...............................................................................................13
10.6 Rights and Duties Following Termination. ...............................................................13
11. TRANSFERS ...........................................................................................................................13
11.1 Right to Transfer. ......................................................................................................13
12. INDEMNITY ...........................................................................................................................14
12.1 Third-Party Litigation................................................................................................14
12.2 Hold Harmless: Developer’s Construction and Other Activities. .............................15
12.3 Survival of Indemnity Obligations. ...........................................................................15
13. EFFECT OF AGREEMENT ON TITLE.................................................................................15
14. PARTIES’ OFFICERS AND EMPLOYEES; NON-DISCRIMINATION .............................16
14.1 Non-liability of Parties’ Officers and Employees. ....................................................16
14.2 Conflict of Interest, Warranty, and Representation of Non-Collusion......................16
14.3 Covenant Against Discrimination. ............................................................................17
15. MORTGAGEE PROTECTION. ..............................................................................................17
15.1 Developer’s Breach Not Defeat Mortgage Lien........................................................17
15.2 Holder Not Obligated to Construct or Complete Improvements. .............................17
15.3 Notice of Default to Mortgagee, Deed of Trust or Other Security Interest Holders.17
15.4 Right to Cure. ............................................................................................................17
15.5 Changes Requested by Lenders.................................................................................17
16. GENERAL ...............................................................................................................................18
16.1 Estoppel Certificates..................................................................................................18
16.2 Force Majeure............................................................................................................18
16.3 Construction of Development Agreement.................................................................18
16.4 Severability................................................................................................................19
16.5 Attorneys’ Fees..........................................................................................................19
16.6 Joint and Several Obligations....................................................................................19
16.7 Time of Essence. .......................................................................................................19
16.8 Waiver. ......................................................................................................................19
16.9 No Third-Party Beneficiaries. ...................................................................................19
16.10 Mutual Covenants......................................................................................................19
16.11 Relationship of Parties...............................................................................................20
16.12 Notice. .......................................................................................................................20
16.13 Further Actions and Instruments. ..............................................................................20
16.14 Entire Agreement. .....................................................................................................21
16.15 Recitals. .....................................................................................................................21
16.16 Counterparts. .............................................................................................................21
16.17 Recording. .................................................................................................................21
16.18 Authority to Execute. ................................................................................................21
1 DEVELOPMENT AGREEMENT
THIS DEVELOPMENT AGREEMENT (this “Agreement”) is entered into on November 12, 2025, by the CITY OF MONTEBELLO (the “City”), a municipal corporation, and AltaMed Health Services Corporation, a California nonprofit corporation (the “Developer”), pursuant to Article 2.5 of Chapter 4 of Division 1 of Title 7, Sections 65864 through 65869.5 of the California Government Code. City and Developer shall be referred to within this Agreement jointly as the “Parties” and individually as a “Party.” R E C I T A L S:
A. Capitalized Terms. The capitalized terms used in these recitals and throughout this Agreement shall have the meaning assigned to them in Section 1. Any capitalized terms not defined in Section 1 shall have the meaning otherwise assigned to them in this Agreement.
B. Property Status. The Developer holds a legal or equitable interest in certain parcels of real property located at 1401 N. Montebello Boulevard in the City of Montebello, California, and which is more particularly described in the “Legal Description of Property” attached hereto as Exhibit A and as further shown on the “Site Map” attached hereto as Exhibit B (collectively Exhibit A and Exhibit B, depicting the “Property”).
C. Project. The Property is being renovated to accommodate Developer’s private administrative offices (the “Project”). The Project will include: i) office/meeting room space; ii) a private art gallery; and iii) art storage space. The renovated spaces consist of approximately 15,668 square feet of dedicated floor area on the second floor of an existing commercial building, including 2,484 square feet for office and support services space, 3,302 square feet for the art gallery, 5,683 square feet for the art storage space, and 4,199 square feet of ancillary space. For the avoidance of doubt, Developer’s redevelopment of the office space, proposed office/administrative use, and the proposed expansion of the use to allow members of the public to access certain portions of the Property are authorized under the Montebello Municipal Code and all applicable land use regulations and policies. The scope of this Agreement is limited to Developer’s right to host members of the public at the Property at Developer’s sole discretion, and the public benefits described in Exhibit C.
D. Legislation Authorizing Development Agreements. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development, the legislature of the State of California adopted the Development Agreement Statute, Sections 65864, et seq., of the Government Code, authorizing the City to enter into an agreement with any Person (as hereinafter defined) having a legal or equitable interest in real property providing for the development of such property and establishing certain development rights therein.
E. Public Benefits. The Developer agrees to provide the City with certain public benefits as more specifically identified in Section 4.3 and Exhibit C of this Agreement, including a one-time Public Benefit Fee to the City in the amount of two hundred thousand dollars ($200,000) and limited access to the property.
2 F. Intent of the Parties. The Developer and the City have determined that the expanded use for certain portions of the Project is a development for which a development agreement is appropriate. The Parties acknowledge and agree that Developer’s intended use of the Property as a private administrative office, and the expansion of this use to allow occasional public access to parts of the Property are consistent with the City’s Zoning Code, General Plan, Precise Plan, and all applicable regulations and restrictions. The Parties desire to define the parameters of the Developer’s public benefits offering and provide for the orderly development of the Property, assist in attaining the most effective utilization of resources within the City, and otherwise achieve the goals of the Development Agreement Statute. In consideration of these benefits to City and the public benefits of the development of the Property, the Developer will receive assurances that the City shall grant all permits and approvals required for the development of the Property accordance with this Agreement.
G. Public Hearings: Findings. Pursuant to the California Environmental Quality Act (Public Resources Code Sections 21000, et seq. (“CEQA”)), appropriate studies, analyses, reports, or documents were prepared and considered by the City’s Planning Commission (“Planning Commission”) and the City’s City Council (“City Council”). The Planning Commission, after a public hearing on October 7, 2025, recommended approval to the City Council, and on November 12, 2025, the City Council adopted, Ordinance No. 2484 approving this Agreement (the “Authorizing Ordinance”). The Planning Commission and the City Council have found, on the basis of substantial evidence, that this Agreement is consistent with all applicable plans, rules, regulations and official policies of the City. Specifically, the City Council has found that the Agreement: (i) is consistent with the City’s General Plan (“General Plan”) and any applicable specific plan; (ii) is in conformity with public convenience and good land use practices; (iii) will not be detrimental to the health, safety and general welfare; (iv) will not adversely affect the orderly development of property or the preservation of property values; and (v) is consistent with the provisions of Government Code Sections 65864 through 65869.5.
H. Mutual Agreement. Based on the foregoing and subject to the terms and conditions set forth herein, the Developer and the City desire to enter into this Agreement.
NOW, THEREFORE, pursuant to the authority contained in the Development Agreement Statute as it applies to the City and the Authorizing Ordinance, and in consideration of the mutual promises and covenants herein contained, and having determined that the foregoing recitals are true and correct and should be and hereby are incorporated into this Agreement, the Parties agree as follows:
1. DEFINITIONS
The following words and phrases are used as defined terms throughout this Agreement.
Each defined term shall have the meaning set forth below and shall be applicable to both the singular and plural form of any nouns and verbs of any tense.
1.1 Affiliate. “Affiliate” means, with respect to any specified Person, any Person which, directly or indirectly, through one or more intermediaries, Controls, is Controlled by, or is under common Control with, such specified Person.
3 1.2 Agreement. “Agreement” means this Development Agreement as the same may be amended or modified from time to time.
1.3 Applications. “Application(s)” shall mean a complete application for the applicable land use approvals (such as a subdivision map, conditional use permit, etc.) meeting all of the Existing Land Use Regulations, provided that any additional or alternate requirements in Future Land Use Regulations which affect the Project application shall apply only to the extent permitted by this Agreement.
1.4 Approval Date. “Approval Date” means the date of the adoption of the Authorizing Ordinance by the City Council.
1.5 Authorizing Ordinance. “Authorizing Ordinance” means Ordinance No. 2484 of City approving this Agreement.
1.6 CEQA. “CEQA” means the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.).
1.7 City. “City” means the City of Montebello, California.
1.8 City Council. “City Council” means the governing body of the City of Montebello, California.
1.9 Claims or Litigation. “Claims or Litigation” shall mean any challenge by adjacent owners or any other third parties (i) to the legality, validity or adequacy of the General Plan, Land Use Regulations, this Agreement, Development Approvals, or other actions of City, in each case, solely to the extent pertaining to the Project, or (ii) seeking damages against City as a consequence of the foregoing actions or for the taking or diminution in value of their property as a consequence of the foregoing actions.
1.10 Conditions of Approval. “Conditions of Approval” means those conditions of approval imposed by City upon the Existing Development Approvals as of the Approval Date, and any additional conditions of approval thereafter imposed by City upon Future Development Approvals in accordance with this Agreement.
1.11 Control. “Control,” or any derivative thereof, when used with respect to any specified Person, means the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of such Person, whether through ownership of voting securities or partnership or membership or other ownership interests, by contract or otherwise; provided, however, that, without limiting the generality of the foregoing, (i) a general partner shall always be deemed to Control any general partnership, limited partnership, or limited liability partnership of which it is a general partner, and (ii) a manager shall always be deemed to Control any limited liability company of which it is a manager.
1.12 City Manager. “City Manager” means the City Manager of the City of Montebello, California.
4 1.13 Developer. “Developer” means AltaMed Health Services Corporation and any assignee or transferee in accordance with Section 11.
1.14 Developer Fees. “Developer Fees” mean those fees established and adopted by the City with respect to development and its impacts pursuant to applicable governmental requirements, including Section 66000, et seq., of the Government Code of the State of California, including impact fees, linkage fees, exactions, assessments or fair share charges or other similar impact fees or charges imposed on or in connection with new development but only when imposed by the City. Developer Fees does not mean or include Processing Fees.
1.15 Development. “Development” means the remediation of the Property in preparation for development and the improvement of the Property for purposes of effecting the structures, improvements and facilities comprising the Project including, grading and the construction of subsurface structures; the construction of infrastructure and public facilities related to the Project whether located within or outside the Property; the construction of structures, buildings, and improvements thereon in accordance with the Development Approvals during the Term of this Agreement; and the installation of landscaping; but not including the maintenance, repair, or redevelopment of any structures, improvements or facilities after the construction and completion thereof.
1.16 Development Agreement Statute. “Development Agreement Statute” means Sections 65864 through 65869.5 of the California Government Code as in effect on the Approval Date, as the same may thereafter be amended.
1.17 Development Approvals. “Development Approvals” means all site-specific (meaning specifically applicable to the Property or the Development thereof only and not generally applicable to some or all other properties within the City) plans, maps, permits, and entitlements to use of every kind and nature. Development Approvals includes, but is not limited to, specific plans, site plans, tentative and final subdivision maps, vesting tentative maps, variances, zoning designations, planned unit developments, conditional use permits, grading, building, and other similar permits, the site-specific provisions of general plans (including, without limitation, the General Plan), environmental assessments, including environmental impact reports, and any amendments or modifications to those plans, maps, permits, assessments and entitlements. The term Development Approvals does not include rules, regulations, policies, and other enactments of general application within the City (except to the extent applicable to the Property or the Development thereof as provided above).
1.18 Development Plan. “Development Plan” means the Existing Development Approvals, Future Development Approvals (if any), and Existing Land Use Regulations.
1.19 Exaction. “Exaction” means dedications of land, payment of Developer Fees and/or construction of public infrastructure by Developer as part of the Development.
1.20 Existing Developer Fees. “Existing Developer Fees” mean the Developer Fees applicable to the Property and/or the Development thereof in effect as of the Approval Date.
5 1.21 Existing Development Approvals. “Existing Development Approvals” means the following Development Approvals approved in connection with case numbers PC-2024-0012- CUP, DA 03-24, and ENV No. 10-24, which are incorporated and made a part of this Agreement:
(a) Conditional Use Permit No. PC-2024-0012-CUP;
(b) This Development Agreement.
1.22 Existing Land Use Regulations. “Existing Land Use Regulations” means those certain Land Use Regulations applicable to the Property and/or the Development thereof in effect on the Approval Date.
1.23 Future Developer Fees. “Future Developer Fees” mean any Developer Fees applicable to the Property and/or the Development thereof not in effect as of the Approval Date.
Future Developer Fees which affect the Project shall apply only to the extent permitted by this Agreement.
1.24 Future Development Approvals. “Future Development Approvals” means those Development Approvals applicable to the Property and/or the Development thereof approved by the City after the Approval Date, if any, such as more detailed planning and engineering approval requirements. Future Development Approvals which affect the Project shall apply only to the extent permitted by this Agreement.
1.25 Future Land Use Regulations. “Future Land Use Regulations” means any Land Use Regulations applicable to the Property adopted or enacted after the Approval Date including, without limitation, any modification or amendment of Existing Land Use Regulations after the Approval Date. Future Land Use Regulations which affect the Project shall apply only to the extent permitted by this Agreement.
1.26 General Plan. “General Plan” shall mean the general plan of the City of Montebello in effect on the Approval Date.
1.27 Holder. “Holder” or “holder” means the holder of any mortgage, deed of trust, or other security interest, or the lessor under a lease-back, or the grantee under any other conveyance for financing, as provided in Section 15.
1.28 Land Use Regulations. “Land Use Regulations” means those ordinances, laws, statutes, rules, regulations, initiatives, policies, requirements, guidelines, constraints, codes or other actions of the City which affect, govern, or apply to the Property or the implementation of the Development Plan. Land Use Regulations include the ordinances and regulations adopted by the City which govern permitted uses of land, density and intensity of use and the design of buildings, applicable to the Property, including, but not limited to, the General Plan, specific plans, zoning ordinances, development moratoria, implementing growth management and phased development programs, ordinances and park codes, any other similar or related codes and building and improvements standards, mitigation measures required in order to lessen or compensate for the adverse impacts of a project on the environment and other public interests and concerns or similar matters. The term Land Use Regulations does not include, however, regulations relating to
6 the conduct of business, professions, and occupations generally; taxes and assessments; regulations for the control and abatement of nuisances; uniform building codes; encroachment and other permits and the conveyances of rights and interests which provide for the use of or entry upon public property; any exercise of the power of eminent domain; or similar matters.
1.29 Mortgage. “Mortgage” or “mortgage” means any mortgage (whether a leasehold or feehold mortgage or otherwise), deed of trust (whether a leasehold or feehold deed of trust or otherwise), or other security interest, or sale and lease-back, or any other form of conveyance for financing, as provided in Section 15.1.
1.30 Non-Defaulting Party. “Non-Defaulting Party” means the Party other than the Defaulting Party.
1.31 Operative Date. “Operative Date” means the date this Agreement becomes operative with respect to the Development of the Property and the Project as set forth in Section
3.2. 1.32 Person. “Person” means any individual, corporation, partnership, limited partnership, limited liability partnership, limited liability company, joint venture, association, firm, joint stock company, trust, estate, unincorporated association, governmental or quasigovernmental body, authority or agency, or other entity.
1.33 Planning Commission. “Planning Commission” means the Planning Commission of the City.
1.34 Planning Director. “Planning Director” shall mean the Planning & Community Development Director or similar officer of the City.
1.35 Processing Fees. “Processing Fees” means all processing fees and charges required by the City in connection with the Development of the Property and the Project, including, but not limited to, fees for land use Applications, building permit Applications, building permits, grading permits, subdivision or parcel maps, inspection fees and certificates of occupancy. Processing Fees shall not mean or include Developer Fees.
1.36 Project. “Project” means the expanded use on the Property as outlined in Paragraph “C” of the Recitals, above, and as approved pursuant to this Agreement.
1.37 Public Benefit Fee. “Public Benefit Fee” means a one-time community benefit fee in the amount of two hundred thousand dollars ($200,000) provided by Developer to the City pursuant to Section 6.4.
1.38 Transfer. “Transfer” means any hypothecation, sale, conveyance, lease, assignment or other transfer of the Developer’s rights under this Agreement or of the Property together with any rights or obligations under this Agreement.
7 2. EXHIBITS
The following are the Exhibits to this Agreement:
Exhibit A: Legal Description of the Property
Exhibit B: Site Map of the Property
Exhibit C: Description of Public Benefits
This Agreement includes the foregoing Exhibits which are attached hereto and are incorporated herein in their entirety.
3. TERM
3.1 Term. The term of this Agreement (the “Term”) shall be for a period of twenty (20) years commence upon the Approval Date and shall terminate on the twentieth (20th) anniversary of the Operative Date. In addition, the term of the CUP shall be coterminous with the Term of this Agreement. In the event that a referendum petition concerning this Agreement is duly filed in such a manner that the ordinance approving this Agreement is suspended, then the Term is deemed to commence upon City Council certification of the results of the referendum election approving this Agreement. Upon the expiration of the Term, this Agreement shall terminate and be of no further force or effect.
3.2 Operative Date. This Agreement shall become effective immediately upon the Approval Date for the limited purpose of effectuating necessary provisions of this Agreement (e.g., definition of Existing Land Use Regulations, the Indemnity provisions of Section 12, etc.), but this Agreement shall not become fully operative until such time that the Authorizing Ordinance adopting this Agreement becomes effective.
4. USE OF THE PROPERTY; DEVELOPER RIGHTS & RESPONSIBILITIES.
4.1 Purpose. The Property is located within an existing commercially zoned shopping center. The public benefits associated with the Agreement are intended to support much needed community activities and enhancements such as public art incubators, educational opportunities for art, cultural events, community programs, and similar activities and services within the City.
During the Term, the Developer shall have a vested right to use the Property to the full extent permitted by the Development Plan and this Agreement. Except as expressly provided in this Agreement, the Development Plan shall exclusively control the development of the Property (including the permitted uses of the Property, the density or intensity of use, type of use, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes and the design, improvement and construction standards and specifications applicable to the Project and the development of the Property). Except as expressly provided in this Agreement, any Future Land Use Regulations shall not be applied to the Project unless the Developer gives written notice to City of its election to have such Future Land Use Regulations applied to the Project.
4.2 Permitted Uses. The Parties acknowledge and agree that the Developer’s intended
8 use of the Property as a private administrative office is permitted by-right notwithstanding the terms of this Agreement. This Agreement allows Developer to use portions of the Property (including the private art gallery and accessory office and art storage spaces) identified in Exhibit B to be made available for public use at the Developer’s sole discretion.
4.3 Public Benefits; Developer and Processing Fees. Except as otherwise provided in this Agreement, the Developer shall provide to the City the public benefits listed in Exhibit C.
5. DEVELOPMENT TIMING
5.1 Right of Developer to Control Development and Timing. The Developer cannot fully predict the timing, phasing, or sequencing in which the Project will be developed. Such decisions depend upon numerous factors, many of which are not completely within the control of the Developer, such as market orientation and demand, interest rates, absorption, completion, availability of financing, and the state of the general economy. Therefore, notwithstanding anything herein to the contrary, the Developer may decide the timing, phasing, and sequencing of the Project as Developer from time to time deems appropriate in the exercise of the Developer’s business judgment, this Agreement shall not in any way obligate the Developer to complete construction of the Project or any portion thereof, or to expand the use as described in this Agreement. Developer shall decide whether to proceed with development of the Project in its sole discretion.
6. FEES, TAXES, AND ASSESSMENTS
6.1 Future Developer Fees. Notwithstanding anything herein to the contrary, during the Term of this Agreement, the Project and the Developer shall not be subject to any Future Developer Fees.
6.2 Existing Developer Fees. Notwithstanding anything herein to the contrary, during the Term of this Agreement, the Project and the Developer shall not be subject to any increase in the amount of the Existing Developer Fees.
6.3 Future Processing Fees. With respect to Processing Fees, the Project and the Developer shall be subject to the amount in effect at the time said Processing Fee is due, provided that the Processing Fee is not imposed in a manner which discriminates against the Developer or the Project and does not exceed the estimated reasonable cost of providing the service.
6.4 Public Benefit Fee. In addition to Developer’s obligations herein, Developer shall pay to the City a one-time Public Benefit Fee in the amount of two hundred thousand dollars ($200,000) as a condition precedent to the City’s issuance of the Final Certificate of Occupancy for the Project and all required business licenses authorizing both the primary office/administrative use and the expanded use to authorize public access to portions of the Property. The City acknowledges and agrees that the Public Benefit Fee shall not be used for any purpose that violates federal, state, or local laws and ordinances.
6.5 Exceptions. This Agreement shall not prohibit the application of fees, taxes or assessments as follows:
9 (a) The Developer shall be obligated to pay any applicable fees or taxes which are in effect on a City-wide basis as of the Operative Date which are not related to construction or development activities such as business license fees or taxes and utility taxes. (b) The Developer shall be obligated to pay any fees as imposed pursuant to any assessment district established within the Project, provided that such assessment district is otherwise proposed or consented to by the Developer.
(c) Subject to Section 5.1, the Developer shall be obligated to pay any fees which were imposed as Conditions of Approval or any other condition or mitigation measure, required as part of the approval for Existing Development Approvals consistent with this Agreement.
7. AMENDMENT OF DEVELOPMENT AGREEMENT
7.1 Initiation of Amendment. Either Party may propose an amendment to this Agreement.
7.2 Procedure. Except as set forth in Section 7.4 or Section 10.3, the procedure for proposing and adopting an amendment to this Agreement shall be the same as the procedure required for entering into this Agreement in the first instance.
7.3 Consent. No amendment to all or any provision of this Agreement shall be effective unless set forth in writing and signed by duly authorized representatives of each of the Parties hereto and recorded in the Official Records of Los Angeles County.
7.4 Minor Modifications. Implementation of the Project may require minor modifications of the details of the Development Plan and performance of the Parties under this Agreement. The Parties desire to retain a certain degree of flexibility with respect to those items covered in general terms under this Agreement. Therefore, non-substantive and procedural modifications of the Development Plan shall not require an amendment to this Agreement, although they shall require the written consent of both Parties.
A modification will be deemed non-substantive and/or procedural if it does not result in a material change in fees, size and intensity of use, permitted uses, the height and size of buildings, number of parking spaces, or the improvement and construction standards and specifications for the Project. Where applicable, a change of less than 10% to any proposed Project specifications shall not be deemed a “material change.”
The determination as to whether a matter is non-substantive and procedural shall be made by the City Manager based on the advice of the City’s City Attorney (“City Attorney”) and in consultation with the Developer. The determination of the City Manager shall be final. A written record, containing the written consent of both Parties hereto, shall be made of all non-substantive and/or procedural changes.
7.5 Effect of Amendment to Development Agreement. The Parties agree that, except as may be expressly set forth in any such amendment, an amendment to this Agreement will not
10 alter, affect, impair, modify, waive, or otherwise impact any other rights, duties, or obligations of either Party under this Agreement.
8. RESERVATIONS OF AUTHORITY
8.1 Limitations; Reservations, and Exceptions. Notwithstanding anything to the contrary set forth hereinabove, in addition to the Existing Land Use Regulations, only the following Land Use Regulations adopted by City hereafter shall apply to and govern the Development of the Property:
(a) Future Regulations. Only those Future Land Use Regulations for which Developer gives City written notice of its election to have such Future Land Use Regulations applied to the Property.
(b) State and Federal Laws and Regulations. Where state or federal laws or regulations enacted after the Approval Date prevent or preclude compliance with one or more provisions of this Agreement, those provisions shall be modified, through revision or suspension, to the extent necessary to comply with such state or federal laws or regulations, in each case, with the prior written consent of the Parties.
(c) Public Health and Safety/Uniform Codes.
i. Future Land Use Regulations or amending Existing Land Use Regulations which are uniform codes and are based on recommendations of a multi-state professional organization and become applicable throughout City, such as, but not limited to, the Uniform Building, Electrical, Plumbing, Mechanical, or Fire Codes, provided such codes are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.
ii. Future laws and ordinances of general applicability (“Regulations”) concerning the use of property required for public health and safety which (A) are applicable throughout the City, (B) directly result from findings by City that failure to adopt such Regulations would result in a condition injurious or detrimental to the public health and safety, and (C) that such Regulations are the only reasonable means to correct or avoid such injurious or detrimental condition, provided such Regulations are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties. This provision is not intended to and does not provide a basis for the imposition of additional Exactions or a moratorium or other like restriction on the timing of development which would impact the Development of the Project. iii. Future Land Use Regulations or amending Existing Land Use Regulations which are regional codes and are based on recommendations of a county or regional organization and which become applicable throughout the region and are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties.
8.2 Regulation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not within the control of the City possess authority to regulate aspects of the
11 Development of the Property separately from or jointly with the City and this Agreement does not limit the authority of such other public agencies.
9. ANNUAL REVIEW
9.1 Annual Monitoring Review.
(a) The City and the Developer shall review the extent of the Developer’s good faith substantial compliance with the terms and provisions of this Agreement, as well as the performance by the City of its obligations under this Agreement, on or about April 1 of each year during the Term (“Annual Monitoring Review”).
(b) As part of such Annual Monitoring Review, Developer shall submit a written status report to the City demonstrating that, during the preceding twelve-month (12-month) period, it has been in good faith compliance with this Agreement. For purposes of this Agreement, the phrase “good faith compliance” shall mean that the Developer has demonstrated that it has acted in a commercially reasonable manner (taking into account the circumstances which then exist) and in good faith in and has substantially complied in good faith with the Developer’s material obligations under this Agreement.
(c) By March 1 of each year during the Term, the City must deliver to the Developer a copy of all staff reports prepared in connection with an Annual Monitoring Review, any prior staff reports generated during the review period, written comments from the public, and, to the extent practical, all related exhibits concerning such Annual Monitoring Review. This information shall be known as the “City Report.”
(d) Following delivery of the City Report, no later than April 1 of each year during the Term, the Developer must submit a written status report to the Director addressing the good faith compliance issue set forth in Section 9.1(b) above and any issues raised by the City Report provided to the Developer in accordance with Section 9.1(c) above. (e) The actual reasonable cost of the Annual Monitoring Review shall be borne by the Developer upon receipt of invoices from the City, not to exceed $1,000 for each Annual Monitoring Review.
9.2 Failure to Conduct Annual Monitoring Review. The City’s failure to review, at least annually, compliance by the Developer with the terms and conditions of this Agreement shall not constitute or be asserted by any Party as a breach by any other Party of this Agreement. If the City fails to provide the City Report by March 1 of each year during the Term, the Developer will be deemed to be in good faith compliance with this Agreement for the following twelve-month (12- month) period.
10. DEFAULT, REMEDIES AND TERMINATION.
10.1 Rights of Non-Defaulting Party after Default. The Parties agree that legal damages would be extremely difficult to determine and would not give the Parties the benefit of their bargain. Accordingly, the Parties agree that, subject to the provisions of Section 10.4, following
12 the occurrence of a Default (defined below), the Party not in Default (as defined in Section 10.2 below) (the “Non-Defaulting Party”) shall have only the equitable remedy of specific performance or alternatively the ability to terminate this Agreement for a Default by the other Party (the “Defaulting Party”), subject to the procedure of notice and hearing herein. Before this Agreement may be terminated or action may be taken to obtain judicial relief, the Non-Defaulting Party shall comply with the notice and cure provisions of this Section 10. Nothing in this Section shall limit a Party’s right to recover attorneys’ fees pursuant to Section 16.5.
10.2 Notice and Opportunity to Cure. The Non-Defaulting Party in its discretion may elect to declare a default under this Agreement in accordance with the procedures hereinafter set forth for any failure or breach of the Defaulting Party to perform any material duty or obligation of said Defaulting Party under the terms of this Agreement. However, prior to declaring a default, the Non-Defaulting Party must provide written notice to the Defaulting Party setting forth the nature of the breach or failure and the actions, if any, required by the Defaulting Party to cure such breach or failure. The Defaulting Party shall be deemed in “Default” under this Agreement if the Defaulting Party has failed to take such actions and cure such breach or failure within sixty (60) days after the date of such notice (“Cure Period”). However, if a breach or failure cannot reasonably be cured within such Cure Period, then the Defaulting Party shall not be deemed in Default under this Agreement provided that the Defaulting Party commences to cure the breach within the Cure Period and thereafter diligently prosecutes such cure to completion.
10.3 Modification or Termination.
(a) If, in the case of a Default by the Developer which is not timely cured after notice and within the Cure Period, in accordance with Section 10.2, the City determines that this Agreement shall be modified or terminated, then the City shall give notice to the Developer of its intention to initiate proceedings to modify or terminate this Agreement. (b) The City Council shall hold a public hearing for any proposed termination or modification, except that any amendment or modification which does not relate to the duration of the Agreement, permitted uses of the property, density or intensity of use, height or size or proposed buildings, provisions for reservation or dedication of land, or to any conditions, terms, restrictions or requirements relating to subsequent discretionary actions relating to design, improvement, construction standards and specifications, improvement and construction standards or any other condition or covenant relating to the use of the property shall not require a noticed public hearing before the City Council.
(c) The City Council may refer the matter to the Planning Commission for further proceedings or for a report and recommendation. Upon receipt of any such report and recommendation and the completion of the public hearing, if any, the City Council shall take final action on the modification or termination. The Developer must demonstrate good faith compliance with the terms and conditions of this Agreement. The burden of proof is upon the Developer. The hearing shall be administrative with no public testimony, unless the City Council otherwise determines. The Developer shall have the opportunity to present written or oral testimony. As part of that final determination, the City Council may impose conditions which it considers necessary and appropriate to protect public health, safety and welfare and the interests of the City. The
13 decision of the City Council must be by a majority of its membership, and shall be final, except for judicial review thereof.
(d) Notwithstanding anything in this Agreement to the contrary, there shall be no modification of this Agreement without Developer’s written consent thereto. If the City Council determines that modification of this Agreement is appropriate pursuant to this Section 10.3, the City shall inform the Developer of such proposed modification and, unless the Developer consents in writing to such modification, the City shall have the right to proceed with termination of this Agreement pursuant to the provisions of this Section 10.
10.4 No Specific Performance to Construct Project. Notwithstanding the provisions of Section 10.1, the City shall not have the right to specifically enforce against the Developer any provisions of this Agreement, nor in any way to compel the Developer to either start or complete the Project, nor to seek any monetary damages from the Developer for the Developer’s failure to start or complete the Project.
10.5 Intentionally Omitted.
10.6 Rights and Duties Following Termination. Upon the termination of this Agreement, no Party shall have any further right or obligation hereunder except (i) with respect to any obligations that accrued prior to said termination or with respect to any Default in the performance of the provisions of this Agreement which has occurred prior to said termination, (ii) with respect to any indemnity obligations set forth herein which accrued prior to said termination, and (iii) with respect to any right or duty arising from entitlements or approvals, including the Development Approvals, applicable to the Property approved prior to the effective date of the termination.
11. TRANSFERS
11.1 Right to Transfer.
(a) General. The Developer may Transfer its interests, rights or obligations under this Agreement with respect to the Property, or any portion thereof, to any person at any time (a “Transferee”) during the term of this Agreement with approval from the City Manager.
For purpose of this Agreement, the Transferee must be considered the “owner” of that portion of the Property which is covered by such transfer. For the avoidance of doubt, for the purpose of this Section 11.1, the “owner” shall include any party with a legal or equitable interest in the Property, including lessees.
(b) Assumption Agreement. Upon a Transfer of this Agreement, the Developer shall be released and relieved of its legal duty from the assigned obligations under this Agreement, except to the extent the Developer is in Default under the terms of this Agreement prior to said Transfer, if (i) the Developer has provided to the City prior or subsequent written notice of such Transfer, and (ii) the Transferee has expressly assumed in writing, in a form reasonably acceptable to the City, the assigned obligations of the Developer. Following any such Transfer of any of the rights and interests of the Developer under this Agreement, in accordance with Section 10.1(a) above, the exercise, use, and enjoyment of such rights shall continue to be subject to the terms of this Agreement to the same extent as if the Transferee were the Developer;
14 provided, however, that, to the extent released as provided above, any Default by the Developer shall not constitute a Default by the Transferee, and any Default by such Transferee shall not constitute a Default by the Developer or any other Transferee. (c) If a Transferee defaults with respect to any provision of this Agreement, the Developer may, but is not obligated to, resume Transferee’s obligations upon written notification to the City.
12. INDEMNITY
12.1 Third-Party Litigation.
(a) Non-liability of the City. As set forth above, the City has determined that this Agreement is consistent with the General Plan and that the General Plan and Development Approvals meets all of the legal requirements of state law. The Parties acknowledge that:
i. In the future there may be challenges to the legality, validity and adequacy of the General Plan, the Development Approvals and/or this Agreement; and ii. If successful, such challenges could delay or prevent the performance of this Agreement and the development of the Property.
In addition to the other provisions of this Agreement, including, without limitation, the provisions of this Section 12, the City shall have no liability under this Agreement for any failure of the City to perform under this Agreement or the inability of the Developer to develop the Property as contemplated by the Development Plan or this Agreement as the result of a judicial determination that, on the Approval Date, or at any time thereafter, the General Plan, the Land Use Regulations, the Development Approvals, this Agreement, or portions thereof, are invalid or inadequate or not in compliance with law.
(b) Revision of Land Use Restrictions. If for any reason the General Plan, Land Use Regulations, Development Approvals, this Agreement or any part thereof is hereafter judicially determined as provided above to be not in compliance with the State or Federal Constitutions, laws or regulations and, if such noncompliance can be cured by an appropriate amendment thereof otherwise conforming to the provisions of this Agreement, then this Agreement shall remain in full force and effect to the extent permitted by law. The Development Plan, Development Approvals and this Agreement shall be amended, as necessary and with the Parties’ prior written consent, in order to comply with such judicial decision. (c) Participation in Litigation; Indemnity. The Developer agrees to indemnify the City and its elected boards, commissions, officers, agents and employees and will hold and save them and each of them harmless from any and all actions, suits, claims, liabilities, losses, damages, penalties, obligations and expenses (including, but not limited to, attorneys’ fees and costs) against the City for any Claims or Litigation which arise during the Term of this Agreement, except to the extent such Claims or Litigation are the result of the City’s sole negligence or intentional misconduct. The City shall promptly provide the Developer with notice of the pendency of any such Claims or Litigation and request that the Developer defend the same. If the
15 City fails promptly to notify the Developer of any such Claims or Litigation or fails to cooperate fully in the defense thereof, the Developer shall not, thereafter, be responsible to defend, indemnify, or hold harmless the City. The Developer may utilize the City Attorney’s office or use legal counsel of Developer’s choosing, but shall reimburse the City for any necessary legal cost incurred by the City. If the Developer fails to do so, the City may defend the Claims or Litigation and Developer shall pay the cost thereof, but if the City chooses not to defend the Claims or Litigation, it shall have no liability to the Developer. The Developer’s obligation to pay the defense cost shall extend until judgment and thereafter through any appeals. In the event of an appeal, or a settlement offer, the Parties will confer in good faith as to how to proceed and the resolution of any such appeal and the Parties’ response to any such settlement offer shall require the consent of both Parties, which consent shall not be unreasonably withheld.
12.2 Hold Harmless: Developer’s Construction and Other Activities. The Developer hereby agrees to, and shall defend, save and hold the City and its elected and appointed board commissions, officers, agents, and employees harmless from any and all claims, costs (including attorneys’ fees) and liability for any third party damages, personal injury or death, which may arise, directly or indirectly, from Developer’s or Developer’s agents, contractors, subcontractors, agents, or employees’ performance under this Agreement, whether such performance be by the Developer or by any of Developer’s agents, contractors or subcontractors or by any one or more Persons directly or indirectly employed by or acting as agent for Developer or any of Developer’s agents, contractors or subcontractors, in each case, during the Term of this Agreement and except to the extent such Claims or Limitation are the result of the City’s negligence or intentional misconduct. The City shall promptly provide the Developer with notice of the pendency of any such claim, action or proceeding against the City and request that the Developer defend the same.
If the City fails promptly to notify the Developer of any such claim, action or proceeding or fails to cooperate fully in the defense thereof, the Developer shall not, thereafter, be responsible to defend, indemnify, or hold harmless City. Nothing herein is intended to make the Developer liable for the acts or negligent omissions of the City’s officers, employees, agents, contractors of subcontractors or any liability arising therefrom.
12.3 Survival of Indemnity Obligations. All indemnity obligations set forth in this Agreement shall survive termination of this Agreement for any reason other than the City’s Default.
13. EFFECT OF AGREEMENT ON TITLE
13.1 Subject to the provisions of Sections 11 and 15:
(a) All of the provisions, agreements, rights, powers, standards, terms, covenants and obligations contained in this Agreement shall be binding upon the Parties and their respective heirs, successors (by merger, consolidation, or otherwise) and assigns, devisees, administrators, representatives, lessees, and all other Persons acquiring any rights or interests in the Property, or any portion thereof, whether by operation of laws or in any manner whatsoever and shall inure to the benefit of the Parties and their respective heirs, successors (by merger, consolidation or otherwise) and assigns;
16 (b) All of the provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land pursuant to applicable law; and (c) Each covenant to do or refrain from doing some act on the Property hereunder (i) is for the benefit of and is a burden upon every portion of the Property, (ii) runs with such lands, and (iii) is binding upon each Party and each successive owner during its ownership of such properties or any portion thereof, and each Person having any interest therein derived in any manner through any owner of such lands, or any portion thereof, and each other Person succeeding to an interest in such lands.
14. PARTIES’ OFFICERS AND EMPLOYEES; NON-DISCRIMINATION
14.1 Non-liability of Parties’ Officers and Employees. No official, agent, contractor, or employee of the City shall be personally liable to the Developer, or any successor in interest, in the event of any default or breach by the City or for any amount which may become due to the Developer or to its successor, or for breach of any obligation of the terms of this Agreement. No member, official, agent, contractor, or employee of the Developer shall be personally liable to the City, or any successor in interest, in the event of any default or breach by the Developer or for any amount which may become due to the City or to its successor, or for breach of any obligation of the terms of this Agreement.
14.2 Conflict of Interest, Warranty, and Representation of Non-Collusion. No official, officer, or employee of the City has any financial interest, direct or indirect, in this Agreement, nor shall any official, officer, or employee of the City participate in any decision relating to this Agreement which may affect his/her financial interest or the financial interest of any corporation, partnership, or association in which (s)he is directly or indirectly interested, or in violation of any interest of any corporation, partnership, or association in which (s)he is directly or indirectly interested, or in violation of any State or municipal statute, ordinance or regulation. The determination of “financial interest” shall be consistent with State law and shall not include interest found to be “remote” or not an “interest” pursuant to California Government Code Sections 1091 through 1091.5. The Developer warrants and represents that it has not paid or given, and will not pay or give, to any third party including, but not limited to, any City official, officer, or employee, any money, consideration, or other thing of value as a result or consequence of obtaining or being awarded this Agreement other than customary expenses of attorneys, advisors, consultants and other similar third parties assisting the Developer in the negotiation and documentation of this Agreement. The Developer further warrants and represents that it has not engaged in any act(s), omission(s), or other conduct or collusion that would result in the payment of any money, consideration, or other thing of value to any third party including, but not limited to, any City official, officer, or employee, as a result or consequence of obtaining or being awarded any agreement other than customary expenses of attorneys, advisors, consultants and other similar third parties assisting Developer in the negotiation and documentation of this Agreement. The Developer is aware of and understands that any such act(s), omission(s) or other conduct in violation of applicable law resulting in the payment of money, consideration, or other thing of value will render this Agreement void and of no force or effect.
14.3 Covenant Against Discrimination. The Developer covenants that, by and for itself,
17 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, national origin, or ancestry in the performance of this Agreement.
15. MORTGAGEE PROTECTION.
15.1 Developer’s Breach Not Defeat Mortgage Lien. The Developer’s breach of any of the covenants or restrictions contained in this Agreement shall not defeat or render void or invalid the lien of any mortgage made in good faith and for value but unless otherwise provided herein, the terms, conditions, covenants, restrictions, easements, and reservations of this Agreement shall be binding and effective against the holder of any such mortgage whose interest is acquired by foreclosure, trustee’s sale, deed or assignment in lieu thereof, or otherwise.
15.2 Holder Not Obligated to Continue Expanded Use. The holder of any mortgage shall in no way be obligated by the provisions of this Agreement to continue the expanded use at the Property, or to continue the public benefits described in Exhibit C. Nothing in this Agreement shall be deemed or construed to permit or authorize any such holder to devote the Project or any portion thereof to any uses, or to construct any improvements thereon, other than those uses or improvements provided for or authorized by this Agreement, the Development Plan, or applicable law.
15.3 Notice of Default to Mortgagee, Deed of Trust or Other Security Interest Holders.
Whenever the City shall deliver any notice or demand to the Developer with respect to any Default or alleged Default by Developer hereunder, the City shall at the same time deliver a copy of such notice or demand to each holder of record of any mortgage who has previously made a written request to the City therefor, or to the representative of such holder as may be identified in such a written request by such holder.
15.4 Right to Cure. Each holder (insofar as the rights of the City are concerned) shall have the right, at its option, within thirty (30) days after the receipt of the notice, and thirty (30) days after Developer’s cure rights under Section 10.2 have expired, whichever is later, to:
(a) Commence to obtain possession, if necessary, and commence and diligently pursue said cure until the same is completed, and
(b) Add the cost of said cure to the security interest debt and the lien or obligation on its security interest.
15.5 Changes Requested by Lenders. The City acknowledges that any prospective lender(s) providing financing for the Project may require or desire certain modifications to the terms of this Agreement (including, without limitation, the terms of this Section 15) and the City agrees upon request, from time to time, to meet with the Developer and representatives of such lender(s) to negotiate in good faith any such request for modifications of this Agreement. The City shall not unreasonably withhold its consent to any such requested modification provided such modification is consistent with the intent and purposes of this Agreement. Any such modifications shall be considered minor modifications subject to the provisions of Section 7.4.
18 16. GENERAL
16.1 Estoppel Certificates. Either Party (or a holder or prospective holder of a mortgage under Section 15) may at any time and from time to time deliver written Notice to the other Party requesting an estoppel certificate (the “Estoppel Certificate”) stating:
(a) This Agreement is in full force and effect and is a binding obligation of the Parties;
(b) This Agreement has not been amended or modified either orally or in writing or, if so amended, identifying the amendments; and (c) There are no existing defaults under this Agreement to the actual knowledge of the Party signing the Estoppel Certificate or, if there are existing defaults, identifying them.
A Party receiving a request for an Estoppel Certificate shall provide a signed certificate to the requesting Party within thirty (30) days after receipt of the request. An Estoppel Certificate may be relied on by assignees and holders or prospective holders of a mortgage.
16.2 Force Majeure. The Term of this Agreement and the time within which the Developer or the City shall have the right or be required to perform any act under this Agreement shall be extended by a period of time equal to the number of days during which performance of such act is delayed due to war, acts of terrorism, insurrection, strikes, lock-outs, other labor disputes, labor or material shortages, riots, civil disturbances, floods, earthquakes, fires, windstorms, hail, casualties, natural disasters, acts of God, acts of the public enemy, epidemics or pandemics, quarantine or other public health restrictions, freight embargoes, lack of transportation attributable to any of these, acts or failure to act of the other Party, acts or the failure to act of any public or governmental agency or entity (except that acts or failure to act of the City shall not excuse performance by City), legal or governmental restrictions on priority, initiative or referendum, moratoria, processing with governmental agencies other than the City, unusually severe weather, third party Claims or Litigation as described in Section 12.1 of this Agreement, or any other similar causes beyond the control or without the fault of the Party claiming an extension of time to perform. An extension of time for any such cause shall be for the period of the enforced delay and shall commence to run from the time of the commencement of the cause if written notice by the Party claiming such extension is sent to the other Party within thirty (30) days of obtaining knowledge of the commencement of the cause, or from the time such written notice by the Party claiming such extension is actually sent to the other Party, if such written notice is sent more than thirty (30) days after obtaining knowledge of the commencement of the cause. Any act or failure to act on the part of a Party shall not excuse performance by that Party.
16.3 Construction of Development Agreement. The language of this Agreement shall be construed as a whole and given its fair meaning. The captions of the sections and subsections are for convenience only and shall not influence construction. This Agreement shall be governed by the laws of the State of California. This Agreement shall not be deemed to constitute the surrender or abrogation of the City’s governmental powers over the Property.
16.4 Severability. If any provision of this Agreement is adjudged invalid, void or
19 unenforceable, that provision shall not affect, impair, or invalidate any other provision, unless such judgment affects a material part of this Agreement in which case the Parties shall comply with the procedures set forth in Section 12.1(b).
16.5 Attorneys’ Fees. If either Party to this Agreement is required to initiate or defend any action or proceeding against the other Party in connection with this Agreement, the prevailing Party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to reasonable attorneys’ fees. Attorneys’ fees shall include attorneys’ fees on any appeal, and in addition a Party entitled to attorneys’ fees shall be entitled to all other reasonable, out-of-pocket costs for investigating such action, taking depositions and discovery and all other necessary costs the court allows which are incurred in such litigation. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable, whether or not such action is prosecuted.
16.6 Joint and Several Obligations. All obligations and liabilities of the Developer hereunder shall be joint and several among the obligees comprising Developer (if more than one).
16.7 Time of Essence. Time is of the essence in:
(a) The performance of the provisions of this Agreement as to which time is an element; and
(b) The resolution of any dispute which may arise concerning the obligations of Developer and City as set forth in this Agreement.
16.8 Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the Default of the other Party, shall not constitute a waiver of such Party’s right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter.
16.9 No Third-Party Beneficiaries. The only parties to this Agreement are the Developer and the City. Except with respect to the holder or prospective holder of any mortgage who shall be entitled to rely upon the provisions of Section 15 hereof to the same extent as if such holder were a party to this Agreement, there are no third-party beneficiaries of this Agreement and this Agreement is not intended, and shall not be construed, to benefit or be enforceable by any other Person whatsoever.
16.10 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the Party benefited thereby of the covenants to be performed hereunder by such benefited Party.
16.11 Relationship of Parties. It is specifically understood and agreed by and between the Parties that the Project is a private development, that neither Party is acting as the agent of the other in any respect hereunder, and that such Party is an independent contracting entity with respect to the terms, covenants, and conditions contained in this Agreement.
16.12 Notice.
20 (a) To the Developer. Any notice required or permitted to be given by the City to the Developer under this Agreement shall be in writing and delivered: (1) personally to Developer or sent by courier or delivery service (and not the United States Postal Service), return receipt requested and with signature required, and (2) by e-mail, addressed as follows:
With copy to: AltaMed
2040 Camfield Avenue
Los Angeles, CA 90040
Attention: Susana Smith Bautista
Email: [email protected];
[email protected]
or such other address as the Developer may designate in writing to the City. (b) To the City. Any notice required or permitted to be given by the Developer to the City under this Agreement shall be in writing and delivered personally to the City Clerk or sent by courier or delivery service (and not the United States Postal Service), return receipt requested and with signature required, addressed as follows:
City of Montebello
1600 W Beverly Blvd
Montebello, CA 90640
Attention: Joseph Palombi, Planning & Community Development Director With a copy to:
Alvarez-Glasman & Colvin
13181 Crossroads Parkway North Suite 400 West Tower
City of Industry, CA 91746
Attn: Arnold M. Alvarez-Glasman, City Attorney
or such other address as the City may designate in writing to the Developer. (c) Notices provided pursuant to this Section shall be deemed received as of the earlier of: (i) date of delivery as shown on the affidavit of personal service or the courier or delivery service receipt; or (ii) date receipt of e-mail notice is acknowledged.
16.13 Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent necessary to implement this Agreement.
Upon the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary to implement this Agreement or to evidence or consummate the transactions contemplated by this Agreement.
16.14 Entire Agreement. This Agreement constitutes the entire agreement between the
21 Parties with respect to the subject matter of this Agreement, and this Agreement supersedes all previous negotiations, discussions, and agreements between the Parties. No parol evidence of any prior or other agreement shall be permitted to contradict or vary the terms of this Agreement.
16.15 Recitals. The recitals in this Agreement constitute part of this Agreement and each Party shall be entitled to rely on the truth and accuracy of each recital as an inducement to enter into this Agreement.
16.16 Counterparts. This Agreement may be executed by the Parties in counterparts which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument.
16.17 Recording. The City Clerk shall cause a copy of this Agreement to be executed by the City and recorded in the Official Records of Los Angeles County no later than ten (10) days after the Operative Date. The recordation of this Agreement is deemed a ministerial act and the failure of City to record this Agreement as required by this Section and the Development Agreement Statute does not make this Agreement void or ineffective.
16.18 Authority to Execute. The Persons executing this Agreement on behalf of the Parties hereto warrant that (i) such Party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Agreement on behalf of said Party, (iii) by so executing this Agreement, such Party is formally bound to the provisions of this Agreement, (iv) the entering into of this Agreement does not violate any provision of any other Agreement to which said Party is bound, and (v) there is no litigation or legal proceeding which would prevent such Party from entering into this Agreement.
[Signatures on the following page(s)]
22 IN WITNESS WHEREOF, the City and the Developer have executed this Agreement on the date first above written.
AltaMed Health Services Corporation, a
California nonprofit corporation
By:
Cástulo de la Rocha,
President & CEO
APPROVED AS TO FORM:
By:
Arnold M. Alvarez-Glasman
City Attorney
CITY OF MONTEBELLO, a municipal
corporation
By:
Raul Alvarez, City Manager
ATTEST:
By: ______________________________
Christopher Jimenez
City Clerk
EXHIBIT “A”
Legal Description
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF MONTEBELLO, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:
PM 254-91-94, Lot 1 (Los Angeles County Assessor’s Parcel No. 5293-023-001)
EXHIBIT “B”
Site Map/Plan
EXHIBIT “C”
DESCRIPTION OF PUBLIC BENEFITS
The public benefits to be received by the City and its residents as a result of this Agreement include, without limitation, the following:
A. One-Time Development Agreement Fee. Developer shall pay to the City a one-time, nonrefundable Development Agreement Fee in the amount of $20,000 (“Development Agreement Fee”) for costs associated with the preparation and review of this Agreement by City’s staff, its legal counsel, and consultants. The Development Agreement Fee shall be separate from Developer Fees and Processing Fees required under this Agreement.
B. One-Time Public Benefit Fee. Developer shall pay to the City a one-time Public Benefit Fee in the amount of Two Hundred Thousand Dollars ($200,000). The City shall determine, in its sole discretion, the manner, purpose, use and expenditure of the Public Benefit Funds received by the City from the Developer.
C. Developer Fees. Developer shall comply with the City’s Art in Public Places Program as required under Chapter 17.79 of the Montebello Municipal Code.
D. Processing Fees. All applicable Processing Fees in effect at the time said Processing Fee is due, provided that the Processing Fee is not imposed in a manner that discriminates against the Developer or the Project.
E. City Use of Art Gallery for Public Events. City shall have the right to use portions of the Property for events related to arts, culture, and education with prior approval from Developer up to seven (7) times per calendar year (“City Events”). The City shall provide Developer with at least thirty (30) days’ written notice of its intent to schedule a City Event.
Notice of CEQA Exemption ATTACHMENT C
City of Montebello 1
To:
County of Los Angeles
Registrar-Recorder/County Clerk
12400 Imperial Highway
Norwalk, CA 90650
From:
City of Montebello
Planning & Community Development Department
1600 W. Beverly Blvd.
Montebello, CA 90640
Lead Agency: City of Montebello Planning and Community Development Department Project Title: Conditional Use Permit
Project Location: 1401 North Montebello Boulevard, Montebello, CA 90640 Case Number(s): PC-2024-0012-CUP /ENV No. 10-24
Description of Nature, Purpose, and Beneficiaries of Project: City Council approval of Ordinance No. 2484 approving Development Agreement No. 03-24 (Agreement No. 4417) between the City of Montebello and AltaMed Health Services Corporation for the continued use and operation of a private art gallery within an existing commercial unit in the Montebello Town Square shopping center located at 1401 North Montebello Boulevard, Montebello, California.
Name of the Public Agency Approving the Project: City of Montebello Name of Person or Agency Carrying Out the Project: AltaMed Health Services Corporation, Luzmaria Chavez , (“Applicant”)
Exempt Status (check one)
Ministerial (Sec. 21080(b)(1); 15268(b)(3))
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State type and section number: Class 1- CEQA Guidelines Section 15301 (Existing Facilities) Statutory Exemptions. State code number:
Justification for Project Exemption:
The Project is Categorically Exempt per CEQA Guidelines §15301 - Class 1 (Existing Facilities). Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency's determination. The key consideration is whether the project involves negligible or no expansion of an existing use. The project does not involve any expansion of the current building footprint, and the proposed improvements are limited to minor alterations.
Lead Agency Contact Person: Joseph A. Palombi, Director of Planning & Community Development Area Code/Telephone/Extension: (323) 887-1200
If filed by applicant, attach certified document issued by the Planning and Community Development Department stating that the Department has found the project to be exempt.
Signature: ____________________________ Date: ______________ Title: _______________________ Signed by Lead Agency Signed by Applicant
ITEM # 33
CITY OF MONTEBELLO
CITY COUNCIL AGENDA STAFF REPORT
TO: Honorable Mayor and City Council Members
FROM: Raul Alvarez, City Manager
BY: John Soria, Director
SUBJECT: ADOPT PLANS AND SPECIFICATIONS FOR 400 S. TAYLOR AVENUE AND 311 S. GREENWOOD AVENUE AND APPROVE PROFESSIONAL
SERVICES AGREEMENT NO. 4437 WITH KYA SERVICES, LLC FOR
THE TRANSPORTATION FACILITY MODERNIZATION PROJECT
DATE: November 12, 2025
RECOMMENDATIONS:
It is recommended that the City Council:
1. Approve Environmental Assessment pursuant to 14 California Code of Regulations § 15301 as a Class 1 categorical exemption under the California Environmental Quality Act (CEQA); and
2. Adopt the completed plans and specifications for the Transportation Facility Modernization Project located at 400 S. Taylor Ave and 311 S. Greenwood Ave; and
3. Approve Professional Services Agreement No. 4437 with KYA Services, LLC (KYA Services), for the Transportation Facility Modernization Project; and
4. Amend the Fiscal Year 2025-26 adopted budget to increase appropriations by $9,757,030 in Account, No. 600-90-915-7115 (Transit Fund, Administration, Corporate Shops, Building Improvements); and
5. Authorize the City Manager and/or his designee to approve change orders for up to fifteen percent (15%) of the total agreement amount; and
6. Take such additional, related action that may be desirable.
FISCAL IMPACT:
The Transportation Facility Modernization Project will be funded through a combination of grant funding from Senate Bill 1/State Transit Assistance (SB1/STA) from previous fiscal years and Transit Fund operating reserves. The designated grants provide a total funding allocation of $2,570,642. Funds from the Transit Fund operating account will be
CITY COUNCIL AGENDA REPORT - MEETING OF NOVEMBER 12, 2025
utilized to cover the remaining balance of $9,757,030, including the 15% contingency ($1,607,957). The funding sources, account numbers, and the corresponding amounts to be utilized from each funding source are as follows:
FUNDING SOURCES ACCOUNT NUMBER BALANCE
TDA Capital 270-9025 1,520,522
SB1 SGR 21/22 202-921-2022 79,464
SB1 STA 21/22 202-922-2022 520,527
SB1 SGR 22/23 202-921-2023 450,129
Corporate Shops – Building
Maintenance/Repairs
600-90-915-6040.60 $ 9,757,030
TOTAL $ 12,327,672
The recommended actions include amending the Fiscal Year 2025-26 budget to increase appropriations by $9,757,030 in Account, No. 600-90-915-7115 (Transit Fund, Administration, Corporate Shops, Building Improvements). A summary of the total project expenses, including the repairs and improvements, contingency allotment, and contract deliverables, are as follows:
PROJECT EXPENSES TOTAL
Repairs/Improvements $ 10,719,715
Contingency (15% of the base amount) $ 1,607,957
TOTAL EXPENSES $ 12,327,672
BACKGROUND/DISCUSSION:
In December 2024, Montebello Bus Lines (MBL) contracted with Infrastructure Architects to perform a detailed design and renovation plan for the modernization of the transportation facility located at 400 S. Taylor Ave and 311 S. Greenwood Ave (Attachment A). This modernization initiative will deliver infrastructure upgrades to the existing facilities built in 1996, improving efficiency and functionality, ensuring compliance with the Americans with Disabilities Act (ADA) requirements, and reducing long-term maintenance and operating costs. The project will make improvements to lighting, flooring, storage, meeting rooms, and restrooms across the premises, with enhancements specific to the Administration, Operations, and Maintenance spaces. If approved, this project will be completed in four phases, over the course of approximately eight months.
The Transportation Facility Modernization Project will be contracted in accordance with Montebello Municipal Code (MMC) Section 3.20.125 – Piggybacking Purchasing Agreements. Piggybacking purchasing agreements allow the purchasing officer to enter
CITY COUNCIL AGENDA REPORT - MEETING OF NOVEMBER 12, 2025
into agreements with vendors for supplies, equipment, services, and more, based on pricing and terms established by other public entities. This procurement method will be used to make purchases including, but not limited to, products and services related to the construction, renovation, repair, and upgrade of the transportation facility.
The California Multiple Award Schedules (CMAS) is a cooperative purchasing entity operated under the Department of General Services (DGS) that leverages collective buying power to provide public agencies with access to competitively solicited and publicly awarded contracts, ensuring cost savings and procurement efficiencies, and bypassing the traditional public bidding process. The idea behind the CMAS program is that the fixed pricing avoids the volatility and price fluctuations which are common within the hard-bid public contracting arena and are especially common in today’s economic environment. CMAS is statutorily authorized through California Public Contract Code §10290 et seq.
Staff recommend that the City Council approve and adopt the completed plans, specifications, and working details for the Transportation Facility Modernization Project.
In addition, staff recommend that the City Council award Agreement No. 4437 with KYA Services (Attachment G) in accordance with MMC 3.20.050 (F) and (G), to complete the Transportation Facility Modernization Project pursuant to KYA Services’ bid submission (Attachment B). This bid conforms with the terms outlined in the CMAS Contract 4-20- 00-085C #7 (Attachment C), and the base fee schedule (Attachment D).
In May 2025, a legal analysis of the CMAS procurement process was conducted, highlighting that CMAS is perfectly aligned for local government agency use in existing construction, modernization and improvement projects as specified in the CMAS Guidelines (Attachment E). Nevertheless, this use is subject to the typical taxpayer protections, including bonding, prevailing wage, etc., that are found in normal bidding procedures.
ENVIRONMENTAL:
The proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to 14 California Code of Regulations § 15301 as a Class 1 categorical exemption (Existing Facilities). The project results in minor alterations to existing public facilities involving no significant expansion of the existing use. The project is not anticipated to have any significant impacts with regards to traffic, noise, air quality, or water quality. There are adequate utilities and public services to serve the project (Attachment F).
ANALYSIS:
N/A
SUMMARY:
Staff recommend that City Council approve a Class 1 categorical exemption under the California Environmental Quality Act (CEQA) pursuant to 14 California Code of
CITY COUNCIL AGENDA REPORT - MEETING OF NOVEMBER 12, 2025
Regulations § 15301; adopt the completed plans and specifications for the Transportation Facility Modernization Project located at 400 S. Taylor Ave and 311 S. Greenwood Ave; approve Professional Services Agreement No. 4437 with KYA Services (Attachment G) for the Transportation Facility Modernization Project; amend the FY 2025-26 adopted operating budget to increase appropriations by $9,757,030 in Account, No. 600-90-915- 7115 (Transit Fund, Administration, Corporate Shops, Building Improvements); and authorize the City Manager and/or his designee to approve change orders for up to fifteen percent (15%) of the total agreement amount; and direct staff to take such additional and related actions that may be desirable.
ATTACHMENT(S)
1. Attachment A – Transportation Facility Completed Plans and Specifications
2. Attachment B – KYA Services – Bid Proposal
3. Attachment C – CMAS Contract 4-20-78-0089 C #7 – KYA Services
4. Attachment D – CMAS Base Fee Schedule – KYA Services
5. Attachment E – CMAS Legal Analysis – May 2025
6. Attachment F – CEQA Notice of Exemption
7. Attachment G – Proposed Agreement No. 4437
A0.0
- -
CITY OF MONTEBELLO
311 S GREENWOOD, MONTEBELLO, CA 90640
Q.T. Quarry Tile
West
With
Water Closet
Wood
Without
Waterproofing Membrane
Wheather/Water
Resistive Barrier
Wainscot
Weight
Vertical
Vestibule
Unfinished
Unless Otherwise Noted
Urinal
Tread
Towel Bar
Top of Curb
Telephone
Terrazzo
Tongue and Groove
Thick
Top of Concrete
Top of Panel
Top of Reveal
Top of Deep Recess
Top of Mullion
Top of Wall
Top of Pavement
Toilet Paper Dispenser
Television
Top of Wall
Typical
W.
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North
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Number
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N.
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NO.
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Maximum
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Mechanical
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Metal
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Fire Extinguisher Cab
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Finish
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Face of Mullion
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REVISION
A
B
C
D
X
XX
X
XX
X
XX
SHEET NUMBER
INTERIOR ELEVATION VIEW
EXTERIOR ELEVATION REFERENCE INTERIOR ELEVATION REFERENCE
DETAIL SECTION REFERENCE
SHEET NUMBER
SHEET NUMBER
X
XX
X
XX
DETAIL SECTION REFERENCE
SHEET NUMBER
SHEET NUMBER
DETAIL REFERENCE
TYPE NUMBER
WALL MATERIAL TYPE
TYPE NUMBER
FLOOR MATERIAL TYPE
P
1 C
1 PL
1 TYPE NUMBER
MISC. MATERIAL TYPE
X
DOOR NUMBER
KEYNOTE
NOTE REFERENCE
NUMBER
TRANSPORTATION FACILITY CENTER REMODEL
FUEL ISLAND
BUILDING DEPARTMENT: CITY OF MONTABELO
OCCUPANCY CLASSIFICATION:
SPRINKLERED:
BUILDING CODES:
NON-SPRINKLERED
TYPE OF CONSTRUCTION: (E) V-B
ZONING DISTRICT: M1- LIGHT MANUFACTURING
SCOPE OF WORK AREA:
NUMBER OF STORIES: 4 BUILDING - ADMINISTRATION BUILDING - 2 STORIES Project Site Data:
APN:
TOTAL AREA: ~8,000 SQF
B - BUSINESS AND H- HIGH HAZARD
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA GREEN BUILDING CODE
TITLE 24 (ADA) CALIFORNIA
ADMINISTRATIVE CODE
PROJECT DATA DRAWING INDEX SYMBOLS & ABBREVIATION
PROJECT SITE
OCCUPANCY LOAD:
2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA BUILDING CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ELECTRICAL CODE
TITLE 24 CALIFORNIA ADMINISTRATIVE CODE
2022 CALIFORNIA GREEN BUILDING CODE
BUILDING CODES
INFRASTRUCTURE ARCHITECTS
100 PROGRESS, SUITE 110
IRVINE, CA, 92618
WWW.INFRASTRUCTUREARCHITECTS.COM
SENIOR DESIGNER
MEHRAN GOLESTAN
[email protected]
WWW.INFRASTRUCTUREARCHITECTS.COM
PROJECT TEAM
ADMINISTRATION
BUILDING
MAINTENANCE
BUILDING
311
BUILDING
A.B ADMINISTRATION BUILDING
M.B MAINTENANCE BUILDING
311.B 311 BUILDING
F.B FUEL ISLAND BUILDING
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION,
THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT MAINTENANCE BUILDING - 2 STORIES
311 BUILDING - 1 STORY
FUEL ISLAND BUILDING - 1 STORY
THIS PROJECT INVOLVES RENOVATION WORK ONLY.
THERE WILL BE NO CHANGE TO THE OCCUPANCY LOAD
AS A RESULT OF THIS SCOPE.
SCOPE OF WORK
± 8,000 Sq Ft 311 S GREENWOOD AVE, MONTEBELLO, CA 90640 REMODEl WITHIN FOUR EXISTING BUILDINGS. iARCH IS PROPOSING THE FOLLOWING
· FINALIZE THE RENOVATION DESIGN OF PARK AND RESTROOM
INCLUDING ALL EQUIPMENTS SCHEDULES, FINISH SCHEDULES TO BE INSTALLED WITHIN THE IMPROVED AREA. · PREPARE DETAILED CONSTRUCTION DOCUMENTS IN GMEP'S STANDARD
FORMAT AND LEVEL OF DETAIL, SUITABLE FOR OBTAINING A BUILDING
PERMIT FROM THE LOCAL BUILDING DEPARTMENT AND/OR GOVERNING AUTHORITY. · ADDRESS AND RESPOND TO PLAN CHECK CORRECTIONS FROM THE
AUTHORITY HAVING JURISDICTIONS (AHJ) RELATED TO GMEP'S SCOPE OF WORK TO ASSIST IN OBTAINING PLAN CHECK APPROVAL. · PROVIDE CONSTRUCTION DOCUMENTS IN PDF FORMAT.
UPDATE AND PROVIDE SPECIFICATIONS, CONFIRM THE DOCUMENT
FINAL SIZE AND
SPACE REQUIREMENTS FOR ALL NEW EQUIPMENT.
B. CONSTRUCTION ADMINISTRATION SERVICES DURING BIDDING
· PROVIDE INTERPRETATIONS,CLARIFICATIONS, AND SUPPLEMENTAL
DOCUMENTATION FOR THE CONSTRUCTION DOCUMENTS TO SUPPORT GMEP'S DESIGN INTENT. RESPOND TO PRE-BID INQUIRIES FROM
PROSPECTIVE BIDDERS REGARDING GMEP'S CONSTRUCTION
DOCUMENTS AND SPECIFICATIONS. · REVIEW SHOP DRAWINGS, SUBMITTALS AND SAMPLES FURNISHED BY THE CONTRACTOR, ADHERING TO INDUSTRY-STANDARD PROTOCOL. · RESPOND TO CONTRACTOR'S REQUESTS FOR INFORMATION (RFIs) TO
ENSURE CLARITY AND ALIGNMENT WITH THE CONSTRUCTION
DOCUMENTS.
A. CONSTRUCTION DOCUMENTS SERVICE
DRAWING INDEX
ARCHITECTURAL 38 SHEETS
A0.0 COVER SHEET
A0.1 GENERAL NOTES
A0.2 ACCESSIBILITY NOTES& DETAILS
A0.3 ACCESSIBILITY NOTES& DETAILS
A0.4 CAL.GREEN BUILDING CODE
A0.5 CAL.GREEN BUILDING CODE
A0.6 CAL.GREEN BUILDING CODE
A0.7 CAL.GREEN BUILDING CODE
A0.8 CAL.GREEN BUILDING CODE
A1.0 SITE PLAN
A2.0 ADMIN BUILDING DEMOLITION PLANS
A2.1 MAINTENANCE & 311 BUILDING & FUEL ISLAND DEMOLITION PLANS A2.2 ADMIN BUILDING CONSTRUCTION PLANS
A2.3 MAINTENANCE & 311 BUILDING & FUEL ISLAND CONSTRUCTION PLANS A2.4 EXTERIOR STAIRS
A3.0 DRIVERS LOUNGE & DISPATCH CONSTRUCTION & RCP PLANS|ADMIN BUILDING A3.1 DRIVERS LOUNGE DIMENSION PLAN - WALL VIEWS |ADMIN BUILDING A3.2 DISPATCH WALL VIEWS SECTION |ADMIN BUILDING
A3.3 FINISH & EQUIPMENT SCHEDULE DETAILS |ADMIN BUILDING A4.0 TRAINING ROOM CONSTRUCTION, RCP & WALL VIEWS 1ST FLOOR|ADMIN BUILDING A4.1 TRAINING ROOM DIMENSIONS & ENLARGEMENT PLANS 1ST FLOOR|ADMIN BUILDING A4.2 TRAINING ROOM EQUIPMENT & FINISH SCHEDULE 1ST FLOOR|ADMIN BUILDING A5.0 CORRIDOR CONSTRUCTION & RCP PLANS & DETAILS 1ST FLOOR|ADMIN BUILDING A6.0 CONSTRUCTION & RCP PLANS 2ND FLOOR|ADMIN BUILDING
A6.1 ROOF DECK ENLARGEMENT PLANS & DETAILS 2ND FLOOR|ADMIN BUILDING A6.2 ROOF DECK & LOUNGE WALL VIEWS 2ND FLOOR|ADMIN BUILDING A6.3 CORRIDOR ENLARGEMENT PLAN 2ND FLOOR|ADMIN BUILDING A6.4 ROOF DECK & LOUNGE & CORRIDOR FINISH & EQP. SCHEDULES 2ND FLOOR|ADMIN BUILDING A7.0 CONFERENCE ROOM CONSTRUCTION&RCP PLANS & DETAILS 2ND FLOOR|ADMIN BUILDING A7.1 CONFERENCE ROOM WALL VIEWS AND DETAILS 2ND FLOOR|ADMIN BUILDING A7.2 CONFERENCE ROOM EQUIPMENT AND FINISH SCHEDULES|ADMIN BUILDING A8.0
A8.1
A8.2
A8.3 FINISH & EQP. SCHEDULES
A9.0 DOOR AND WINDOW SCHEDULES & VERTICAL WALL DETAILS
A9.1 DETAILS
A9.2 DETAILS
RESTROOMS: 23 SHEETS
A10.0
A10.1
A10.2
A10.3
A10.4 WALL
A10.5 WALL
A10.6 WALL
A11.0
A11.1
A11.2
A11.3
A11.4 WALL
A11.5 WALL
A11.6 WALL
A12.0
A12.1
A12.2
A12.3
A12.4 WALL
A12.5 WALL
A12.6 WALL
A12.7 WALL
A13.0 EQUIPMENT & FINISH SCHEDULE
61 SHEETS
MECHANICAL 12 SHEETS
M0.0 MECHANICAL GENERAL NOTES AND SYMBOLS
M1.0 MECHANICAL DEMO 1ST FLOOR PLAN
M1.1 MECHANICAL DEMO 2ND FLOOR PLAN
M1.2 MECHANICAL CONST. 1ST FLOOR PLAN
M1.3 MECHANICAL CONST. 2ND FLOOR PLAN
M1.4 MECHANICAL MAINTENANCE BUILDING 1ST & 2ND FLOOR DEMOLITION PLAN M1.5 MECHANICAL MAINTENANCE BUILDING 1ST & 2ND FLOOR CONSTRUCTION PLAN M1.6 MECHANICAL 311 BUILDING - DEMOLITION RESTROOM FLOOR PLAN M1.7 MECHANICAL 311 BUILDING - CONSTRUCTION RESTROOM RCP PLAN M1.8 MECHANICAL DEMOLITION & CONSTRUCTION PLAN GYM RESTROOM AND FUEL ISLAND M5.0 MECHANICAL DETAILS
M6.0 MECHANICAL SCHEDULES
ELECTRICAL 9 SHEETS
E1.0 GENERAL NOTES AND ABBREVIATIONS
E1.1 SPECIFICATIONS
E2.0 ELECTRICAL ADMIN. BUILDING 1ST FLOOR DEMO PLAN
E2.1 ELECTRICAL ADMIN. BUILDING 2ND FLOOR DEMO PLAN
E2.2 ELECTRICAL MAINTENANCE & 311 & FUEL ISLAND DEMO PLANS E3.0 ELECTRICAL ADMIN. BUILDING 1ST FLOOR NEW PLAN
E3.1 ELECTRICAL ADMIN. BUILDING 2ND FLOOR NEW PLAN
E3.2 ELECTRICAL MAINTENANCE & 311 & FUEL ISLAND DEMO PLANS E4.0 SINGLE LINE DIAGRAM
PLUMBING 13 SHEETS
P0.0 PLUMBING NOTES AND SYMBOLS
P1.0 ADMINISTRATION BUILDING:PLUMBING BASEMENT FLOOR PLAN P1.1 ADMINISTRATION BUILDING:PLUMBING 1ST FLOOR DEMO PLAN P1.2 ADMINISTRATION BUILDING:PLUMBING 2ND FLOOR DEMO PLAN P1.3 ADMINISTRATION BUILDING:PLUMBING 1ST FLOOR PROPOSED PLAN P1.4 ADMINISTRATION BUILDING:PLUMBING 2ND FLOOR PROPOSED PLAN P2.0 MAINTENANCE BLDG, 311 BLDG & FUEL ISLAND BLDG : PLUMBING DEMO PLAN P2.1 MAINTENANCE BLDG, & FUEL ISLAND BLDG : PLUMBING PROPOSED PLAN P2.2 311 BLDG. : PLUMBING ENLARGED PLAN
P3.0 PLUMBING SANITARY RISER DIAGRAMS
P3.1 PLUMBING WATER RISER DIAGRAMS
P4.0 PLUMBING DETAILS
P5.0 PLUMBING SCHEDULES
34 SHEETS
ATTACHMENT A
DEMOLITION GENERAL NOTES CONSTRUCTION GENERAL NOTES CEILING DEMO AND CONST. NOTES EQUP. & FIXTURES NOTES
1. GENERAL REQUIREMENTS
1.1. ALL DEMOLITION WORK SHALL COMPLY WITH THE CALIFORNIA
BUILDING CODE (CBC), CITY OF HUNTINGTON PARK BUILDING
DEPARTMENT REGULATIONS, CAL/OSHA SAFETY REQUIREMENTS, AND ALL APPLICABLE LOCAL, STATE, AND FEDERAL REGULATIONS.
1.2. THE CONTRACTOR SHALL OBTAIN ALL REQUIRED PERMITS AND APPROVALS BEFORE STARTING DEMOLITION ACTIVITIES.
1.3. ALL DEMOLITION SHALL BE PERFORMED IN A SYSTEMATIC AND
CONTROLLED MANNER TO PREVENT DAMAGE TO SURROUNDING
STRUCTURES, UTILITIES, AND PUBLIC AREAS.
1.4. THE CONTRACTOR SHALL PERFORM A PRE-DEMOLITION SURVEY TO
IDENTIFY HAZARDOUS MATERIALS, EXISTING STRUCTURAL CONDITIONS, AND POTENTIAL SAFETY HAZARDS.
1.5. SELECTIVE DEMOLITION SHALL BE CONDUCTED ONLY IN AREAS INDICATED ON THE PLANS. ANY DISCREPANCIES MUST BE REPORTED TO THE ENGINEER OR ARCHITECT FOR CLARIFICATION.
2. SITE SAFETY & PROTECTION
2.1. PUBLIC SAFETY SHALL BE MAINTAINED AT ALL TIMES. THE
CONTRACTOR SHALL PROVIDE FENCING, BARRICADES, CAUTION TAPE, AND WARNING SIGNS AS NECESSARY.
2.2. DUST AND DEBRIS CONTROL MEASURES SHALL BE IN PLACE AT ALL TIMES, INCLUDING BUT NOT LIMITED TO:
REGULAR WATER SPRAYING TO CONTROL AIRBORNE DUST.
USE OF DEBRIS CHUTES FOR MULTI-STORY DEMOLITION.
COVERING OF STOCKPILES AND TRUCK LOADS BEFORE HAULING.
2.3. NOISE AND VIBRATION CONTROL MEASURES SHALL BE
IMPLEMENTED TO MINIMIZE DISTURBANCE TO ADJACENT PROPERTIES AND FACILITIES.
2.4. THE CONTRACTOR SHALL INSTALL PROTECTIVE BARRIERS AND
COVERINGS FOR EXISTING ELEMENTS THAT ARE TO REMAIN, SUCH AS SIDEWALKS, ROADS, TREES, UTILITIES, AND ADJACENT STRUCTURES.
2.5. EMERGENCY RESPONSE PLANS SHALL BE IN PLACE, INCLUDING
PROCEDURES FOR DEALING WITH UNFORESEEN STRUCTURAL
COLLAPSES, FIRE HAZARDS, AND HAZARDOUS MATERIAL EXPOSURE.
3. UTILITY DISCONNECTION & COORDINATION
3.1. THE CONTRACTOR SHALL COORDINATE WITH UTILITY PROVIDERS TO SHUT OFF, DISCONNECT, OR RELOCATE EXISTING SERVICES, INCLUDING:
ELECTRICAL, WATER, GAS, SEWER, TELECOMMUNICATIONS
3.2. UTILITY TERMINATION AND CAPPING MUST BE PERFORMED PER
CITY OF HUNTINGTON PARK REGULATIONS AND VERIFIED BEFORE COMMENCING DEMOLITION.
3.3. IF ACTIVE UTILITIES REMAIN IN PLACE, THEY SHALL BE PROTECTED AND SUPPORTED DURING DEMOLITION.
4. SELECTIVE DEMOLITION
4.1. ONLY ELEMENTS MARKED FOR REMOVAL SHALL BE DEMOLISHED.
THE CONTRACTOR SHALL CONSULT WITH THE ENGINEER IF THERE IS UNCERTAINTY REGARDING EXISTING CONDITIONS.
4.2. LOAD-BEARING WALLS, STRUCTURAL COLUMNS, AND FRAMING
SHALL NOT BE REMOVED OR ALTERED WITHOUT PRIOR APPROVAL FROM THE STRUCTURAL ENGINEER.
4.3. SAW-CUTTING OR SELECTIVE REMOVAL SHALL BE PERFORMED IN
AREAS WHERE PARTIAL STRUCTURES REMAIN TO PREVENT DAMAGE TO ADJACENT SECTIONS.
4.4. THE CONTRACTOR SHALL REMOVE EXISTING MECHANICAL,
ELECTRICAL, AND PLUMBING (MEP) SYSTEMS ONLY WHERE SPECIFIED AND ENSURE ALL TIE-INS REMAIN OPERATIONAL.
5. DEBRIS REMOVAL & DISPOSAL
5.1. THE CONTRACTOR SHALL REMOVE DEBRIS DAILY TO MAINTAIN A CLEAN AND SAFE WORKSITE.
5.2. ALL DEBRIS SHALL BE DISPOSED OF AT AN APPROVED FACILITY IN ACCORDANCE WITH ENVIRONMENTAL REGULATIONS.
5.3. RECYCLING AND SALVAGE OF MATERIALS (CONCRETE, STEEL, WOOD,
AND OTHER DEBRIS) SHALL BE PRIORITIZED PER CALGREEN RECYCLING REQUIREMENTS.
5.4. HAZARDOUS MATERIALS (LEAD, ASBESTOS, PCB-CONTAINING
EQUIPMENT) SHALL BE TESTED, ABATED, AND DISPOSED OF PER EPA, OSHA, AND CITY OF HUNTINGTON PARK ENVIRONMENTAL REGULATIONS.
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT
1. GENERAL REQUIREMENTS
1.1. ALL CONSTRUCTION ACTIVITIES SHALL COMPLY WITH THE
CALIFORNIA BUILDING CODE (CBC), CITY OF HUNTINGTON PARK CONSTRUCTION REGULATIONS, AND CAL/OSHA SAFETY STANDARDS.
1.2. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS,
APPROVALS, AND INSPECTIONS BEFORE PROCEEDING WITH ANY
CONSTRUCTION WORK.
1.3. THE PROJECT SHALL BE BUILT PER APPROVED PLANS,
SPECIFICATIONS, AND MANUFACTURER GUIDELINES.
1.4. THE CONTRACTOR SHALL VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS BEFORE STARTING CONSTRUCTION. ANY DISCREPANCIES SHALL BE REPORTED TO THE ENGINEER IMMEDIATELY.
1.5. WORK AREAS SHALL BE KEPT CLEAN AND ORGANIZED, AND ALL
WORKERS SHALL WEAR PROPER PPE (PERSONAL PROTECTIVE
EQUIPMENT) AT ALL TIMES.
1.6. THE CONTRACTOR SHALL REVIEW AND COORDINATE ALL
CONSTRUCTION DRAWINGS, DETAILS, NOTES, AND SPECIFICATIONS PRIOR TO THE START OF ANY WORK. ANY DISCREPANCIES, CONFLICTS, OR
OMISSIONS IDENTIFIED SHALL BE REPORTED TO THE ARCHITECT OR ENGINEER FOR CLARIFICATION BEFORE PROCEEDING. FAILURE TO
REVIEW DOCUMENTS SHALL NOT RELIEVE THE CONTRACTOR OF
RESPONSIBILITY FOR PROPER EXECUTION OF THE WORK.
2. SITE PREPARATION & LAYOUT
2.1. THE CONTRACTOR SHALL PERFORM ALL NECESSARY GRADING, EXCAVATION, AND SITE PREPARATION PER PROJECT REQUIREMENTS.
2.2. PROPER EROSION CONTROL MEASURES SHALL BE IMPLEMENTED TO PREVENT SEDIMENT RUNOFF INTO STORM DRAINS.
2.3. TEMPORARY FENCING AND BARRIERS SHALL BE INSTALLED TO SECURE THE SITE AND PREVENT UNAUTHORIZED ACCESS.
2.4. CONTRACTOR SHALL PROVIDE AND MAINTAIN TEMPORARY POWER, WATER, AND SANITATION FACILITIES FOR WORKERS AS REQUIRED.
3. STRUCTURAL CONSTRUCTION
3.1. ALL FOUNDATION WORK, FOOTINGS, AND SLABS SHALL BE INSTALLED PER THE APPROVED STRUCTURAL PLANS.
3.2. REINFORCED CONCRETE, STEEL, AND WOOD FRAMING SHALL BE INSTALLED IN ACCORDANCE WITH ASTM AND ACI STANDARDS.
3.3. ANCHOR BOLTS, HOLD-DOWNS, AND SEISMIC REINFORCEMENTS SHALL BE INSTALLED PER STRUCTURAL DRAWINGS.
3.4. CONTRACTOR SHALL ENSURE ALL STRUCTURAL COMPONENTS
RECEIVE PROPER INSPECTIONS BEFORE PROCEEDING TO THE NEXT PHASE.
4. MECHANICAL, ELECTRICAL & PLUMBING (MEP)
4.1. ALL NEW MEP SYSTEMS SHALL BE INSTALLED PER CALIFORNIA ENERGY CODE (TITLE 24) AND HUNTINGTON PARK UTILITY REGULATIONS.
4.2. ELECTRICAL PANELS, WIRING, AND CONDUIT SHALL MEET NEC REQUIREMENTS.
4.3. PLUMBING FIXTURES SHALL COMPLY WITH ADA AND CALGREEN WATER EFFICIENCY STANDARDS.
4.4. HVAC SYSTEMS SHALL BE INSTALLED PER ASHRAE GUIDELINES AND COMMISSIONED BEFORE PROJECT COMPLETION.
5. INTERIOR & EXTERIOR FINISHES
5.1. INTERIOR PARTITIONS SHALL BE FRAMED, INSULATED, AND DRYWALLED PER ARCHITECTURAL SPECIFICATIONS.
5.2. PAINTS, COATINGS, AND FINISHES SHALL BE LOW-VOC AND ENVIRONMENTALLY COMPLIANT.
5.3. FLOORING SHALL BE INSTALLED PER MANUFACTURER GUIDELINES, WITH PROPER SUBSTRATE PREPARATION.
5.4. ALL DOORS, WINDOWS, AND STOREFRONT SYSTEMS SHALL BE INSTALLED PER THE APPROVED SUBMITTALS.
6. ACCESSIBILITY & ADA COMPLIANCE
6.1. ALL CONSTRUCTION WORK SHALL COMPLY WITH ADA ACCESSIBILITY GUIDELINES.
6.2. DOOR CLEARANCES, RAMPS, AND RESTROOM FACILITIES SHALL BE DESIGNED FOR BARRIER-FREE ACCESS.
6.3. CONTRACTOR SHALL VERIFY PROPER SIGNAGE, TACTILE SURFACES, AND PATH OF TRAVEL BEFORE PROJECT COMPLETION.
7. FINAL INSPECTION & CLEANUP
7.1. UPON COMPLETION, THE CONTRACTOR SHALL CONDUCT A FINAL WALKTHROUGH WITH THE CITY INSPECTOR AND PROJECT OWNER.
7.2. THE SITE SHALL BE THOROUGHLY CLEANED, WITH REMOVAL OF ALL DEBRIS, TEMPORARY STRUCTURES, AND CONSTRUCTION MATERIALS.
7.3. THE CONTRACTOR SHALL SUBMIT ALL AS-BUILT DRAWINGS, WARRANTIES, AND OPERATION MANUALS BEFORE PROJECT CLOSEOUT.
7.4. ALL PUNCH LIST ITEMS MUST BE ADDRESSED PRIOR TO FINAL ACCEPTANCE OF THE WORK.
THE EXISTING TILE AND GRID CEILING SYSTEM SHALL BE REMOVED IN DESIGNATED AREAS PER PLAN.
CONTRACTOR SHALL CAREFULLY DISMANTLE CEILING ELEMENTS TO AVOID DAMAGE TO MEP SYSTEMS ABOVE THE CEILING.
ANY EXISTING FIXTURES, DIFFUSERS, OR FIRE PROTECTION
COMPONENTS AFFECTED BY CEILING REMOVAL SHALL BE PROPERLY CAPPED, RELOCATED, OR REPLACED AS REQUIRED.THE EXISTING TILE
AND GRID CEILING SYSTEM SHALL BE REMOVED IN DESIGNATED AREAS PER PLAN.
CONTRACTOR SHALL CAREFULLY DISMANTLE CEILING ELEMENTS TO AVOID DAMAGE TO MEP SYSTEMS ABOVE THE CEILING.
ANY EXISTING FIXTURES, DIFFUSERS, OR FIRE PROTECTION
COMPONENTS AFFECTED BY CEILING REMOVAL SHALL BE PROPERLY CAPPED, RELOCATED, OR REPLACED AS REQUIRED.
NEW CEILING INSTALLATIONS SHALL INCLUDE A COMBINATION OF TILE
AND GRID SYSTEMS AND GYPSUM BOARD CEILINGS AS INDICATED IN THE PLANS.
CONTRACTOR SHALL COORDINATE WITH MECHANICAL, ELECTRICAL, AND FIRE PROTECTION TRADES BEFORE INSTALLATION.
ALL CEILING COMPONENTS SHALL BE INSTALLED PER MANUFACTURER SPECIFICATIONS AND SEISMIC REQUIREMENTS.
FLOORING DEMO AND CONST. NOTES
THE EXISTING TILE FLOORING SHALL BE REMOVED COMPLETELY,
INCLUDING UNDERLYING ADHESIVES, TO PREPARE FOR NEW CONCRETE, CARPET, AND STONE FLOORING INSTALLATIONS.
THE SUBFLOOR SHALL BE INSPECTED AND LEVELED AS NECESSARY TO RECEIVE THE NEW FLOORING MATERIALS.
NEW FLOORING SHALL CONSIST OF CONCRETE, CARPET, AND STONE, INSTALLED PER PLAN AND MATERIAL SPECIFICATIONS.
THE SUBSTRATE SHALL BE PROPERLY PREPARED, LEVELED, AND SEALED BEFORE APPLYING NEW FLOORING FINISHES.
EXPANSION JOINTS AND TRANSITION STRIPS SHALL BE INSTALLED WHERE REQUIRED.
WALL DEMO AND CONST. NOTES
EXISTING DRYWALL PARTITIONS SHALL BE REMOVED ONLY IN AREAS INDICATED ON THE DEMOLITION PLAN.
CONTRACTOR SHALL ENSURE PROTECTION OF STRUCTURAL ELEMENTS,
ELECTRICAL WIRING, AND PLUMBING SYSTEMS WHEN REMOVING
DRYWALL.
PROPER DUST CONTROL MEASURES SHALL BE IMPLEMENTED TO
MINIMIZE AIRBORNE PARTICLES.
NEW DRYWALL PARTITIONS SHALL BE INSTALLED PER PLAN, INCLUDING
NECESSARY INSULATION, SOUNDPROOFING, AND FIRE-RATED
ASSEMBLIES.
ALL JOINTS SHALL BE TAPED, FINISHED, AND SANDED TO A SMOOTH SURFACE, READY FOR PAINT OR FINISHES.
COORDINATION WITH ELECTRICAL AND PLUMBING TRADES IS REQUIRED BEFORE CLOSING WALLS.
ALL EXISTING EQUIPMENT, PLUMBING FIXTURES, AND LIGHTING FIXTURES SHALL BE REMOVED AND DISPOSED OF PROPERLY.
LIGHTING FIXTURES:
CONTRACTOR SHALL ENSURE THAT ALL ELECTRICAL CONNECTIONS ARE PROPERLY TERMINATED AND PROTECTED BEFORE REMOVING FIXTURES.
IF ANY HAZARDOUS MATERIALS (E.G., FLUORESCENT TUBE BALLASTS
WITH PCB CONTENT) ARE PRESENT, THEY MUST BE HANDLED PER EPA AND LOCAL ENVIRONMENTAL GUIDELINES.
PLUMBING FIXTURES:
BEFORE REMOVING SINKS, TOILETS, AND OTHER PLUMBING FIXTURES, THE CONTRACTOR SHALL SHUT OFF AND CAP THE WATER SUPPLY LINES.
FIXTURES TO BE REINSTALLED SHALL BE CAREFULLY REMOVED,
CLEANED, AND STORED SAFELY.
ALL NEW LIGHTING FIXTURES SHALL BE INSTALLED PER ELECTRICAL PLANS AND TITLE 24 ENERGY EFFICIENCY STANDARDS.
EMERGENCY LIGHTING AND EXIT SIGNS SHALL BE INSTALLED PER LOCAL FIRE AND SAFETY CODES.
FIXTURES SHALL BE INSTALLED AT CORRECT HEIGHTS AND ALIGNMENTS TO MATCH CEILING AND WALL LAYOUTS.
ALL NEW PLUMBING FIXTURES SHALL BE INSTALLED PER ADA, HEALTH, AND PLUMBING CODES.
THE CONTRACTOR SHALL ENSURE PROPER CONNECTION OF WATER
SUPPLY AND DRAINAGE LINES TO PREVENT LEAKS AND WATER DAMAGE.
FIXTURES SHALL BE SECURED PER MANUFACTURER
RECOMMENDATIONS, ENSURING DURABILITY IN HIGH-TRAFFIC
RESTROOMS.
NEW KITCHEN AND RESTROOM EQUIPMENT SHALL BE INSTALLED PER
MANUFACTURER SPECIFICATIONS AND HEALTH DEPARTMENT
GUIDELINES.
INSTALLATION SHALL INCLUDE ALL REQUIRED UTILITY CONNECTIONS, ANCHORING, AND TESTING BEFORE FINAL ACCEPTANCE.
EQUIPMENT WITH REFRIGERATION, EXHAUST, OR SPECIALIZED POWER
NEEDS SHALL BE COORDINATED WITH ELECTRICAL AND MECHANICAL TRADES.
FINAL CLEANING AND INSPECTION
THE CONTRACTOR SHALL CONDUCT A FINAL CLEANUP, INCLUDING
REMOVAL OF ALL PROTECTIVE COVERINGS, CONSTRUCTION DUST, AND DEBRIS.
A FINAL WALKTHROUGH WITH THE OWNER AND ARCHITECT SHALL BE CONDUCTED BEFORE PROJECT ACCEPTANCE.
ALL REQUIRED DOCUMENTATION, INCLUDING AS-BUILT DRAWINGS,
WARRANTIES, AND MAINTENANCE MANUALS, SHALL BE SUBMITTED BEFORE PROJECT CLOSEOUT.
FINISH NOTES
1. NO FINISH SUBSTITUTIONS MAY BE MADE UNLESS APPROVED BY ARCHITECT.
2. CONTRACTOR MUST NOTIFY THE ARCHITECT OF ANY DISCREPANCY IN PLANS. FINISH ITEMS CLEARLY SHOWN IN PLANS, BUT OMITTED
FROM SCHEDULES OR LEGENDS MUST STILL BE PROVIDED AND
INSTALLED BY CONTRACTOR. CONTRACTOR TO VERIFY OMITTED
FINISHED WITH ARCHITECT PRIOR TO ORDERING PRODUCTS.
3. INSTALL MATERIALS ACCORDING TO MANUFACTURER'S SUGGESTED
INSTALLATION AND PREPARATION/MAINTENANCE SPECIFICATIONS OR BETTER, UNLESS OTHERWISE APPROVED OR NOTED.
4. APPLICATION OF CONTROLLED INTERIOR FINISHES SHALL BE IN CONFORMANCE WITH STATE & LOCAL CODES.
5. DECORATIVE MATERIALS SHALL BE MAINTAINED IN A
FLAME-RETARDANT CONDITION.
7. WHERE MATERIALS ARE NOT RETURNABLE, SUBMIT SAMPLES TO ARCHITECT BEFORE PLACING FULL ORDERS.
8. SUBMIT SEAMING PLAN FOR ALL FLOOR FINISHES TO ARCHITECT FOR APPROVAL PRIOR TO ORDER.
9. NOTIFY ARCHITECT IMMEDIATELY OF ITEMS WITH LONG LEAD TIMES.
10. ALL PAINT FINISH OF METAL PARTS OF DOORS, HANDRAILS, PERIMETER ENCLOSURES, ETC., SHALL BE SEMI-GLOSS, U.O.N.
11. WHERE PAINT COLORS CHANGE, CORNERS ARE TO BE CUT-IN FREE OF OVERLAPPING.
12. PRIOR TO THE INSTALLATION OF WALL COVERINGS, SURFACES
SHALL BE PROPERLY PREPARED WITH SEALER PER
MANUFACTURER'S RECOMMENDATIONS.
13. CONTRACTOR TO VERIFY CONDITION AND LEVEL OF FLOOR SO AS TO
RECEIVE NEW FINISHES WITHOUT BOWING AT FLOOR OR WALL
BASE. CONTRACTOR IS RESPONSIBLE FOR ALL FLOOR
PREPARATION.
14. ALL CARPETING SHALL BE INSTALLED WITH GLUE DOWN METHOD, U.O.N.
15. WHERE FLOOR-MOUNTED OUTLETS ARE REQUIRED ON CARPETED AREA, CUT CARPET IN AN "X" OVER FLOOR HOLE AND INSTALL
CARPET OVER TOP. DO NOT TRIM CARPET.
16. ALL V.C.T. TO BE INSTALLED WITH FULL TILE FROM VINYL
THRESHOLD STRIP AND FULL TILE FROM WALL ADJACENT TO DOOR SWING, U.O.N.
17. PROVIDE AND INSTALL SPECIFIED BASE FOR ALL AREAS TO RECEIVE FLOORING.
18. CONTRACTOR SHALL PROVIDE PRE-FORMED RUBBER BASE
CORNERS. DO NOT CUT OR BEND STRAIGHT BASE TO MAKE
CORNERS.
19. MILLWORK LOWER CABINETS ARE NOT TO RECEIVE WALL BASE UNLESS INDICATED ON FINISH PLANS.
20. FLOOR FINISHES TO CONTINUE UNDERNEATH "OPEN FLOOR" AREAS
OF MILLWORK, INCLUDING SINK AREA AND AT ALL UNDER-COUNTER EQUIPMENT AREAS WHICH ARE OPEN TO THE FLOOR.
21. FLOORS SHALL BE SLOPED TO FLOOR DRAINS. COORDINATE WITH PLUMBING AND STRUCTURAL DRAWINGS. IN RATED FLOOR
CONDITIONS, CONFIRM REMAINING FLOOR THICKNESS STILL
CONFORMS TO MINIMUM RATING REQUIREMENT.
22. CONTRACTOR TO RUN CALCIUM CHLORIDE TEST ON ALL EXISTING
OR NEW CONCRETE SLABS PRIOR TO INSTALLING ANY FLOORING
AND COMPARE RESULTS WITH FLOORING MANUFACTURE'S
RECOMMENDED MAXIMUM CONTENT FOR WARRANTIES AND
ADHESIVE PRODUCTS.
23. PRIOR TO NEW FLOORING INSTALLATION REMOVE EXISTING FLOOR FINISHES. PATCH AND REPAIR SUB-FLOOR AS REQUIRED. PREPARE
FLOORS AND TRANSITIONS AS REQUIRED FOR SMOOTH AND LEVEL FINISH PER APPLICABLE BUILDING CODES.
24. ALL FLOORING TRANSITIONS AMONG ALL THE DIFFERING FLOORING MATERIAL SPECIFICATION TYPES ARE TO BE A FLUSH TRANSITION.
25. FEATHER SUB-FLOOR UP FOR A) TILE FLOORING TO CARPET AND B) VINYL FLOORING TO CARPET, FOR FLUSH INSTALLATION.
26. INSTALL METAL TRANSITION STRIPS WHERE TILE MEETS ALL OTHER FLOORING TYPES. PROVIDE LOW PROFILE TRANSITION STRIP
WHERE ALL OTHER DIFFERENT FLOOR TYPES MEET, VERIFY COLOR.
27. CONTRACTOR TO HEAT/CHEMICAL SEAM VINYL FLOORING AS PER
MANUFACTURER'S SPECIFICATIONS AND SEAL ALL VINYL FLOORS PER MANUFACTURER'S MAINTENANCE SPECIFICATIONS.
28. FLOOR COVERING INSTALLER TO FOLLOW MANUFACTURER'S
SPECIFIED CARPET INSTALLATION INSTRUCTIONS. USING
ADHESIVES AND INSTALLATION METHODS REQUIRED
INSTRUCTIONS TO MAINTAIN PRODUCT'S WARRANTY. CONTACT
CARPET SALES REPRESENTATIVE WITH QUESTIONS PRIOR TO
PROCEEDING.
29. FLOOR COVERING INSTALLER TO FOLLOW MANUFACTURER'S
SPECIFIED CONTOURED RUBBER BASE INSTALLATION
INSTRUCTIONS USING ADHESIVES AND INSTALLATION METHODS
REQUIRED TO MAINTAIN PRODUCT'S WARRANTY.
30. FLOOR COVERING INSTALLER REQUIRED TO PROVIDE MINIMAL
SEAMS/JOINTS AT ALL LOCATIONS FOR FLOOR AND WALL BASE
MATERIAL INSTALLATION. PROVIDE LOW VOC, BUT HEAVY DUTY
ADHESIVES TO ENDURE HEAVY FOOT TRAFFIC, CARTS AND TO
MAINTAIN PRODUCT'S WARRANTY.
31. PRIOR TO PAINTING, WALLS MUST BE PATCHED AND REPAIRED,
CLEAN AND DRY AND PROPERLY MEMBERED AND ALIGNED SO, AS
TO LEAVE NO EVIDENCE OF PATCHING OR REPAIRS. ALL SCREW AND NAIL HEADS MUST BE SET AND SPACKLED. ALL JOINTS MUST BE TAPED AND COVERED WITH JOINT COMPOUND. JOINTS THAT ARE
FILLED TO BE SANDED SMOOTH AND DUST REMOVED PRIOR TO
RECEIVING NEW PAINT FINISH APPLICATION.
32. PRIOR TO PAINTING OVER WALL COVERING, SECURELY GLUE DOWN ANY LIFTING OR BUCKLING AND HIDE ALL SEAMING OR BUMPS.
33. WALLS TO HAVE AT LEAST ONE COAT OF COLORED PRIMER AND TWO COATS OF SPECIFIED PAINT FINISH TYPE. PAINT TO BE A LOW VOC UNLESS U.O.N. HIGH TRAFFIC/WEAR ABILITY WITH GOOD SCRUB AND CLEANING ABILITY. VERIFY ALL WITH TENANT OR OWNER
PRIOR TO PURCHASING PAINT.
34. PAINT ALL SPEAKER COVERS AND HVAC GRILLS IN GYPSUM BOARD
WALLS AND CEILINGS TO MATCH ADJACENT PAINT COLOR AS
SPECIFIED.
35. PRIOR TO INSTALLING WALL TILES AND WALL BASE TILE, WALLS
MUST BE PATCHED AND REPAIRED, CLEAN AND DRY AND BE
PROPERLY MEMBERED AND ALIGNED, SO, AS TO LEAVE NO
EVIDENCE OF PATCHING OR REPAIRS. ALL SCREW AND NAIL HEADS MUST BE SET AND SPACKLED. ALL JOINTS MUST BE TAPED AND
COVERED WITH JOINT COMPOUND. JOINTS THAT ARE FILLED ARE
TO BE SANDED SMOOTH AND BUMP FREE WITH DUST REMOVED
PRIOR TO RECEIVING MORTAR BED/BOND COAT AND WALL TILES.
36. ALL WALL TILES ARE TO HAVE A MORTAR BED/BOND COAT
THICKNESS TO ACCOMMODATE THE VARYING THICKNESSES OF ALL
MATERIAL TYPES OF TILE SPECIFIED FOR WALL INSTALLATION WITH A FLUSH FRONT FACE.
37. ALL TRANSLUCENT GLASS TILE SPECIFIED ARE TO RECEIVE
UNIFORM COVERAGE BY BACK BUTTERING TILES AND TROWEL
RIDGES FLATTENED PRIOR TO SETTING TRANSLUCENT GLASS TILES.
38. FLOORS OF TOILETS, BATHING AND SHOWER ROOMS SHALL HAVE A SMOOTH, HARD, NONABSORBENT SURFACE. THE INTERSECTION OF
SUCH FLOORS WITH WALLS SHALL HAVE A SMOOTH, HARD,
NONABSORBENT VERTICAL BASE AS SPECIFIED IN FINISH PLANS OR RESTROOM ELEVATIONS. BASE SHALL EXTEND UPWARD ONTO
THE WALLS NOT LESS THAN 4 INCHES.
39. WALLS AND PARTITIONS WITHIN 2 FEET OF SERVICE SINKS,
URINALS AND WATER CLOSETS SHALL HAVE A SMOOTH, HARD,
NONABSORBENT SURFACE TO A HEIGHT OF NOT LESS THAN 4 FEET ABOVE THE FLOOR.
40. CONTROL JOINTS AT GYPSUM BOARD ASSEMBLIES: THE MAXIMUM
RECOMMENDED CONTROL JOINT SPACING FOR WALLS AND
CEILINGS WITHOUT PERIMETER RELIEF IS 30 LINEAR FEET OR 900 SQUARE FEET OF SURFACE AREA, WITH PERIMETER RELIEF IS 50 LINEAR FEET OR 2,500 SQUARE FEET OF SURFACE AREA. EXTERIOR JOINT SPACING IS RECOMMENDED AT 30 LINEAR FEET OR 900
SQUARE FEET OF SURFACE AREA.
41. CONSTRUCTION JOINTS (EXPANSION JOINTS) AT GYPSUM BOARD ASSEMBLIES: CONSTRUCTION JOINTS ARE REQUIRED AT
CONTINUOUS GYPSUM BOARD SURFACES WITH DISSIMILAR WALL
STRUCTURE.
42. SURFACES SHALL BE PROPERLY CLEANED, SANDED, AND PRIMED BEFORE PAINTING.
ONLY LOW-VOC, ENVIRONMENTALLY FRIENDLY PAINTS SHALL BE
USED.
FINAL COATINGS SHALL BE EVEN, DURABLE, AND FREE FROM
STREAKS OR BRUSH MARKS.
A0.1
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT
SANITARY FACILITIES
GRAB BARS
ADDITIONAL REQUIREMENTS
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT
1. ACCESSIBLE SIGN CONTAINING TACTILE CHARACTER IS PROVIDED
AT DOOR, THE SIGN SHALL BE ALONGSIDE THE DOOR ON LATCH
SIDE AND AT DOUBLE DOORS, THE SIGN SHALL BE RIGHT OF THE RIGHT HANDED DOOR. THE SIGN CONTAINING TACTILE
CHARACTERS SHALL HAVE 18" MINIMUM BY 18" MINIMUM SPACE
ON THE FLOOR CENTERED ON SIGN. THE SIGN TACTILE CHARACTER SHALL BE 48" MINIMUM AND 60" MAXIMUM ABOVE FLOOR.
2. CLEARANCE AROUND THE WATER CLOSET SHALL BE 60" MINIMUM MEASURED PERPENDICULAR FROM THE SIDEWALL, 56" MINIMUM
MEASURED PERPENDICULAR FROM REAR WALL. FOR WALL
MOUNTED FIXTURE AND 59" FOR FLOOR MOUNTED FIXTURES. NO
OTHER FIXTURES OR OBSTRUCTION SHALL BE WITHIN WATER
CLOSET CLEARANCE.
3. WATER CLOSET COMPARTMENTS SHALL BE EQUIPPED WITH A DOOR
THAT HAS AN AUTOMATIC CLOSING DEVICE, AND SHALL HAVE A
CLEAR UNOBSTRUCTED OPENING WIDTH OF 32-INCHES WHEN
LOCATED AT THE END AND 34-INCHES WHEN LOCATED AT THE SIDE WITH THE DOOR POSITIONED AT AN ANGLE OF 90 DEGREES
FROMITS CLOSED POSITION.
4. EXCEPT FOR DOOR OPENING WIDTH AND DOOR SWINGS; A CLEAR UNOBSTRUCTED ACCESS NOT LESS THAN 44-INCHES SHALL BE
PROVIDED TO WATER CLOSET COMPARTMENTS DESIGNED FOR USE
BY THE DISABLED. THE SPACE IMMEDIATELY IN FRONT OF A WATER CLOSET COMPARTMENT SHALL BE NOT LESS THAN 48-INCHES AS
MEASURED AT RIGHT ANGLES TO THE COMPARTMENT DOOR IN IT'S CLOSED POSITION.
5. THE HEIGHT OF ACCESSIBLE WATER CLOSETS SHALL BE A MINIMUM OF 17-INCHES AND A MAXIMUM OF 19-INCHES MEASURED TO THE TOP OF TOILET SEAT.
6. TOILET FLUSH CONTROLS SHALL BE OPERABLE WITH ONE HAND,
AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR
TWISTING OF THE WRIST. CONTROLS FOR THE FLUSH VALVES
SHALL BE MOUNTED ON THE WIDE SIDE OF THE TOILET AREAS, NO MORE THAN 44-INCHES ABOVE THE FLOOR. THE FORCE REQUIRED TO ACTIVATE CONTROLS SHALL BE NO GREATER THAN 5 POUNDS.
7. WHERE URINALS ARE PROVIDED, AT LEAST ONE SHALL HAVE A CLEAR SPACE 30-INCHES WIDE X 48-INCHES LONG IN FRONT OF THE URINAL.
8. WHERE URINALS ARE PROVIDED, AT LEAST ONE SHALL BE THE STALL-TYPE OR THE WALL-HUNG TYPE WITH THE RIM 17" MAXIMUM ABOVE THE FINISH FLOOR. URINALS SHALL BE 13-1/2" DEEP
MINIMUM MEASURED FROM THE OUTER FACE OF THE URINAL RIM
TO THE BACK OF THE FIXTURE.
9. A CLEAR FLOOR FORWARD APPROACH, AND KNEE AND TOE
CLEARANCE SHALL BE PROVIDED. A SPACE 30-INCHES MINIMUM
WIDE X 48-INCHES MINIMUM LONG SHALL BE PROVIDED IN FRONT OF A LAVATORY TO ALLOW A FORWARD APPROACH. ONE FULL
UNOBSTRUCTED SIDE OF THE CLEAR FLOOR SHALL ADJOIN AN
ACCESSIBLE ROUTE OR ADJOIN ANOTHER CLEAR FLOOR SPACE.
SUCH CLEAR FLOOR SPACE SHALL BE PERMITTED TO INCLUDE KNEE AND TOE CLEARANCE UNDERNEATH THE LAVATORY.
10. LAVATORIES SHALL BE INSTALLED WITH THE FRONT OF THE HIGHER OF THE RIM OR COUNTER SURFACE 34-INCHES MAXIMUM
ABOVE THE FINISH FLOOR.
11. TOE CLEARANCE: SPACE UNDER AN ELEMENT BETWEEN THE FINISH FLOOR AND 9-INCHES ABOVE THE FINISH FLOOR SHALL BE
CONSIDERED TOE CLEARANCE. TOE CLEARANCE SHALL EXTEND
17-INCHES MINIMUM TO 25-INCHES MAXIMUM UNDER AN
ELEMENT WITH A WIDTH OF 30-INCHES MINIMUM. SPACE
EXTENDING GREATER THAN 6-INCHES BEYOND THE AVAILABLE
KNEE CLEARANCE AT 9-INCHES ABOVE THE FINISH FLOOR SHALL NOT BE CONSIDERED TOE CLEARANCE.
12. KNEE CLEARANCE: SPACE UNDER AN ELEMENT BETWEEN 9-INCHES AND 27-INCHES ABOVE THE FINISH FLOOR SHALL BE CONSIDERED KNEE CLEARANCE. KNEE CLEARANCE SHALL EXTEND 25-INCHES
MAXIMUM UNDER AN ELEMENT AT 9-INCHES ABOVE THE FINISH
FLOOR AND BE 30-INCHES WIDE MINIMUM. KNEE CLEARANCE
SHALL BE 11-INCHES DEEP MINIMUM AT 9-INCHES ABOVE FINISH FLOOR, AND 8-INCHES DEEP MINIMUM AT 27-INCHES ABOVE
FINISH FLOOR. BETWEEN 9-INCHES AND 27-INCHES ABOVE FINISH
FLOOR, THE KNEE CLEARANCE SHALL BE PERMITTED TO REDUCE AT A RATE OF 1-INCH IN DEPTH FOR EACH 6-INCHES IN HEIGHT.
13. WATER SUPPLIES AND DRAIN PIPES BELOW LAVATORIES AND
SINKS SHALL BE INSULATED OR OTHERWISE CONFIGURED TO
PROTECT AGAINST CONTACT PER CBC 11B-606.5 AND CPC 403.3 AND
SPECIFY THE PROTECTORS, INSULATORS OR BOTH SHALL COMPLY WITH ASME A112.18.9 OR ASTM C1822.
14. FAUCET CONTROLS AND OPERATING MECHANISMS SHALL BE
OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT
GRASPING, PINCHING OR TWISTING OF THE WRIST, THE FORCE
REQUIRED TO ACTIVATE OPERABLE PARTS SHALL BE 5 POUNDS
MAXIMUM. LEVER-OPERATED, PUSH-TYPE AND ELECTRONICALLY
CONTROLLED MECHANISMS ARE EXAMPLES OF ACCEPTABLE
DESIGN. HAND OPERATED METERING FAUCETS SHALL REMAIN
OPEN FOR 10 SECONDS MINIMUM. OPERABLE PARTS OF FAUCETS
AND SOAP DISPENSERS SHALL BE LOCATED WITHIN THE REACH
RANGE PERMITTED BY THE KNEE AND TOE CLEARANCES PROVIDED.
IN NO CASE SHALL OPERABLE PARTS BE FURTHER FROM THE FRONT
EDGE OF THE LAVATORY, THAN THE DEPTH OF THE TOE CLEARANCE PROVIDED (19" MAX).
15. MIRRORS SHALL BE MOUNTED WITH THE BOTTOM REFLECTIVE SURFACE NOT MORE THAN 40-INCHES FROM THE FLOOR.
16. LOCATE TOWEL AND WASTE RECEPTACLES WITH ALL OPERABLE PARTS NOT MORE THAN 40-INCHES FROM THE FLOOR. SANITARY
NAPKIN DISPOSAL UNITS, IF PROVIDED, SHALL BE WALL MOUNTED
AND LOCATED ON THE SIDEWALL BETWEEN THE REAR WALL OF THE
TOILET AND THE TOILET PAPER DISPENSER, ADJACENT TO THE
TOILET PAPER DISPENSER. THE DISPOSAL UNIT SHALL BE LOCATED
BELOW THE GRAB BAR WITH THE OPENING OF THE DISPOSAL UNIT 19 INCHES MINIMUM ABOVE THE FINISH FLOOR PER 11B-604.7.2.
17. LOCATE TOILET TISSUE DISPENSERS ON THE WALL WITHIN 7-9
INCHES IN FRONT OF THE WATER CLOSET MEASURED TO THE
CENTERLINE OF THE DISPENSER. THE OUTLET (BOTTOM) OF THE TISSUE DISPENSER SHALL BE 19 INCHES MINIMUM ABOVE FINISH FLOOR, AND SHALL NOT BE LOCATED BEHIND THE GRAB BARS.
DISPENSERS SHALL NOT BE OF A TYPE THAT CONTROLS DELIVERY, OR DO NOT ALLOW CONTINUOUS PAPER FLOW.
18. GRAB BARS, FASTENERS AND MOUNTING DEVICES SHALL BE
DESIGNED FOR 250 LBS. PER LINEAR FEET LOAD.
19. GRAB BARS SHALL BE LOCATED ON EACH SIDE, OR ONE SIDE AND
THE BACK OF THE PHYSICALLY DISABLED TOILET STALL OR
COMPARTMENT AND SHALL BE SECURELY ATTACHED 33-INCHES
MINIMUM TO 36-INCHES MAXIMUM ABOVE AND PARALLEL TO THE
FLOOR. VERTICAL GRAB BAR SHALL BE 18-INCHES LONG,
INSTALLED AT 39-INCHES TO 41-INCHES FROM THE REAR WALL
AND 39-INCHES TO 41-INCHES ABOVE FINISH FLOOR.
20. GRAB BARS AT THE SIDE WALL SHALL BE AT LEAST 42-INCHES LONG MINIMUM, LOCATED 12-INCHES MAXIMUM FROM THE REAR WALL
AND EXTENDING 54-INCHES MINIMUM FROM THE REAR WALL
WITH THE FRONT END POSITIONED 24 INCHES MINIMUM IN FRONT OF THE WATER CLOSET PER 11B-604.5.1. THE REAR WALL GRAB BAR SHALL BE 36-INCHES LONG MINIMUM AND EXTEND FROM THE
CENTERLINE OF THE WATER CLOSET 12-INCHES MINIMUM ON ONE SIDE AND 24-INCHES MINIMUM ON THE OTHER SIDE PER
11B-604.5.2.
21. GRAB BARS WITH CIRCULAR CROSS-SECTIONS SHALL HAVE AN OUTSIDE DIAMETER OF 1-1/4 INCHES MINIMUM TO 2 INCHES
MAXIMUM. GRAB BARS WITH NON-CIRCULAR CROSS SECTIONS
SHALL HAVE A CROSS-SECTION DIMENSION OF 2 INCHES
MAXIMUM AND A PERIMETER DIMENSION OF 4 INCHES MINIMUM
AND 4.8 INCHES MAXIMUM
22. IF THE GRAB BAR IS MOUNTED ADJACENT TO A WALL, THE SPACE BETWEEN THE WALL AND THE GRAB BAR SHALL BE 1-1/2 INCHES.
23. GRAB BARS AND ANY WALL OR OTHER SURFACES ADJACENT TO
GRAB BARS SHALL BE FREE OF SHARP OR ABRASIVE ELEMENTS
AND SHALL HAVE ROUNDED EDGES.
24. GRAB BARS SHALL NOT ROTATE WITHIN THEIR FITTINGS.
25. COAT HOOKS SHALL BE LOCATED WHERE A FORWARD REACH IS UNOBSTRUCTED, THE HIGH FORWARD REACH SHALL BE 48-INCHES MAXIMUM AND THE LOW FORWARD REACH SHALL BE 15-INCHES
MINIMUM ABOVE THE FINISH FLOOR.
26. WHERE LOCKERS ARE PROVIDED, AT LEAST ONE AND NOT LESS
THAN ONE PERCENT OF ALL LOCKERS SHALL BE MADE ACCESSIBLE TO THE PHYSICALLY DISABLED. A PATH OF TRAVEL NOT LESS THAN 36-INCHES IN CLEAR WIDTH SHALL BE PROVIDED TO THESE
LOCKERS AND A CLEAR SPACE FOR A CIRCLE WITH DIAMETER OF 60-INCHES.
1. CONTROLS AND SWITCHES INTENDED TO BE USED BY THE
OCCUPANT OF A ROOM OR AREA TO CONTROL LIGHTING AND
RECEPTACLE OUTLETS, APPLIANCES OR COOLING, HEATING AND
VENTILATING EQUIPMENT, SHALL COMPLY WITH SECTION 11B-308
EXCEPT THE LOW REACH SHALL BE MEASURED TO THE BOTTOM OF
THE OUTLET BOX AND THE HIGH REACH SHALL BE MEASURED TO
THE TOP OF THE OUTLET BOX PER 11B-308.1.1.
2. ELECTRICAL RECEPTACLE OUTLETS ON BRANCH CIRCUITS OF 30
AMPERES OR LESS AND COMMUNICATION SYSTEM RECEPTACLES
SHALL COMPLY WITH SECTION 11B-308 EXCEPT THE LOW REACH
SHALL BE MEASURED TO THE BOTTOM OF THE OUTLET BOX AND
THE HIGH REACH SHALL BE MEASURED TO THE TOP OF THE OUTLET BOX PER 11B-308.1.2.
3. THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE THE
STANDARD USED TO IDENTIFY FACILITIES THAT ARE ACCESSIBLE TO AND USABLE BY PHYSICALLY DISABLED PERSONS. THE SYMBOL
SPECIFIED ABOVE SHALL CONSIST OF A WHITE FIGURE ON A BLUE BACKGROUND. THE BLUE SHALL BE EQUAL TO COLOR NO. 15090 IN FEDERAL STANDARD 595C 48" MIN. BASELINE OF LOWEST BRAILLE CELLS 60" MAX. BASELINE OF HIGHEST LINE OF RAISED CHARACTERS -1 Scale: N.T.S.
TYP. TACTILE SIGN INSTALLATION
-3
Scale: N.T.S.
RESTROOM SIGNAGE 9" 29" CLEARANCE AT FACE 34" MAX. LAVATORY 40" MAX. TO BOTT. OF REFLECTING SURFACE
ADA TRAP GUARD
LAVATORY - FLOOR CLEARANCE LAVATORY - MOUNTING HEIGHTS 18" MIN.
CL
4'-0" MIN.
CLEAR FLOOR SPACE 2'-6" MIN. CLEAR 33"-36" TO GRAB BAR
12"
MAX.
42"
MIN.
GRAB BAR W/
BLOCKING
TOILET PAPER
COMPLY W/ ICC
A117.1 604.7 AND
ADA 604.7
FLOOR MOUNTED TOILET-FRONT VIEW FLOOR MOUNTED TOILET-SIDE VIEW 17"-18"
CL
GRAB BAR W/
BLOCKING
FLUSH CONTROLS
SHALL BE MOUNTED
ON THE OPEN SIDE OF
THE WATER CLOSET
MIRROR 40" MAX.
39" MIN.
41" MAX. 18" MIN 19" MIN TO OUTLET OF DISPENSER 1-1/2" MIN CL 39" - 41"
7"-9"
24" MIN 12" MIN
36" MIN
1'-6"
FEMININE NAPKIN
DISPOSAL
6" MAX.
TOE CLEARANCE
17" MIN.-25" MAX.
TOE CLEARANCE 9" MIN. KNEE
8" MIN.
KNEE CLEARANCE
11" MIN.
KNEE CLEARANCE 48" MAX
6" MAX 19" MIN TO OUTLET OF DISPENSER 33"-36" TO GRAB BAR -5
Scale: N.T.S.
STANDARD ACCESSIBLE MOUNTING HEIGHTS AND CLEARANCES
13 1
2 " MIN. 44" MAX.
CLOTHES HOOK INSTALLATION URINAL - FRONT VIEW URINAL - SIDE VIEW 17" MAX. 17" MAX. 44" MAX.
INSTALL HOOK
INSIDE TOILET
COMPARTMENT
ONLY WHEN APPLICABLE ONLY WHEN APPLICABLE
SOAP DISPENSER 40" MAX. TO OPERABLE PARTS 40" MAX. TO CONTROL DEVICE
HAND DRYER
URINAL CLEAR FLOOR ACCESS NOTE:
30"X48" WHERE ONE WALL / PARTITION IS LESS THAN OR
EQUAL TO 24" IN DEPTH, AND 30"X48" WHERE BOTH
WALLS / PARTITIONS ARE GREATER THAN 24" IN DEPTH.
-4
Scale: N.T.S.
STANDARD ACCESSIBLE MOUNTING HEIGHTS AND CLEARANCES
6" MIN.
9" MIN.
6" MIN.
12" MIN.
PARTITION PARTITION
-2
Scale: N.T.S.
TOE CLEARANCE
ELEVATION
ADULT
ELEVATION
CHILDREN
AT LEAST ONE SIDE PARTITION SHALL PROVIDE A TOE CLEARANCE OF 9 INCHES MINIMUM ABOVE THE FINISH FLOOR AND 6 INCHES DEEP MINIMUM BEYOND THE COMPARTMENT-SIDE FACE OF THE PARTITION, EXCLUSIVE OF PARTITION SUPPORT MEMBERS. PARTITION COMPONENTS AT TOE CLEARANCES SHALL BE SMOOTH WITHOUT SHARP EDGES OR ABRASIVE SURFACES.
COMPARTMENTS FOR CHILDREN'S USE SHALL PROVIDE A TOE CLEARANCE OF 12 INCHES MINIMUM ABOVE THE FINISH FLOOR.
TOE CLEARANCE AT THE SIDE PARTITION IS NOT REQUIRED IN A COMPARTMENT GREATER THAN 66 INCHES WIDE.
A0.2
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT
SANITARY FACILITIES
GRAB BARS
ADDITIONAL REQUIREMENTS
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT 11B-608.2.1 Transfer type shower compartments:
1. TRANSFER TYPE SHOWER COMPARTMENTS SHALL BE 36
INCHES (914 MM) BY 36 INCHES (914 MM) CLEAR INSIDE
DIMENSIONS MEASURED AT THE CENTER POINTS OF
OPPOSING SIDES AND SHALL HAVE A 36-INCH (914 MM)
WIDE MINIMUM ENTRY ON THE FACE OF THE SHOWER
COMPARTMENT.
2. CLEARANCE OF 36 INCHES (914 MM) WIDE MINIMUM BY 48
INCHES (1219 MM) LONG MINIMUM MEASURED FROM THE
CONTROL WALL SHALL BE PROVIDED.
3. TRANSFER TYPE SHOWER COMPARTMENTS SHALL BE
PERMITTED IN TRANSIENT LODGING GUEST ROOMS, MULTI
BEDROOM HOUSING UNITS IN UNDERGRADUATE STUDENT
HOUSING AND RESIDENTIAL DWELLING UNITS; AND SHALL
NOT BE PERMITTED AT OTHER LOCATIONS TO MEET THE
REQUIREMENTS OF SECTION 11B-213.3.6.
1. CONTROLS AND SWITCHES INTENDED TO BE USED BY THE
OCCUPANT OF A ROOM OR AREA TO CONTROL LIGHTING AND
RECEPTACLE OUTLETS, APPLIANCES OR COOLING, HEATING AND
VENTILATING EQUIPMENT, SHALL COMPLY WITH SECTION 11B-308
EXCEPT THE LOW REACH SHALL BE MEASURED TO THE BOTTOM OF
THE OUTLET BOX AND THE HIGH REACH SHALL BE MEASURED TO
THE TOP OF THE OUTLET BOX PER 11B-308.1.1.
2. ELECTRICAL RECEPTACLE OUTLETS ON BRANCH CIRCUITS OF 30
AMPERES OR LESS AND COMMUNICATION SYSTEM RECEPTACLES
SHALL COMPLY WITH SECTION 11B-308 EXCEPT THE LOW REACH
SHALL BE MEASURED TO THE BOTTOM OF THE OUTLET BOX AND
THE HIGH REACH SHALL BE MEASURED TO THE TOP OF THE OUTLET BOX PER 11B-308.1.2.
3. THE INTERNATIONAL SYMBOL OF ACCESSIBILITY SHALL BE THE
STANDARD USED TO IDENTIFY FACILITIES THAT ARE ACCESSIBLE TO AND USABLE BY PHYSICALLY DISABLED PERSONS. THE SYMBOL
SPECIFIED ABOVE SHALL CONSIST OF A WHITE FIGURE ON A BLUE BACKGROUND. THE BLUE SHALL BE EQUAL TO COLOR NO. 15090 IN FEDERAL STANDARD 595C
-1
Scale: N.T.S.
TYP. TACTILE SIGN INSTALLATION
-5
Scale: N.T.S.
STANDARD ACCESSIBLE CLEARANCES
-5
Scale: N.T.S.
STANDARD ACCESSIBLE MOUNTING HEIGHTS AND CLEARANCES
A0.3
ADA / ANSI ROLL-IN SHOWER ONE-PIECE GELCOAT OR SOLID SURFACE 2 37" X 27" X 1.5"
DIA. GRAB BAR
FRAMELESS
FOLD UP SEAT
OUTLET
LOCATION
SLIDE BAR AND
CONTROL
VALVE
LOCATION
CURTAIN
ROD
MOLDED SEAT
24" X 1.5" DIA. GRAB BAR
25" X 20" X 1.5" DIA.
GRAB BAR
30" X 1.5" DIA.
GRAB BARS
25 X 1.5" DIA. SHELF
GRAB BAR
WHITE HDPE FOLD UP SEAT
-2
Scale: N.T.S.
ACCESSIBLE COMPLIANT SHOWER
-4
Scale: N.T.S.
RESTROOM SHOWER SIGNAGE
1. GRAB BARS, FASTENERS AND MOUNTING DEVICES SHALL BE
DESIGNED FOR 250 LBS. PER LINEAR FEET LOAD.
2. GRAB BARS SHALL BE LOCATED ON EACH SIDE, OR ONE SIDE AND
THE BACK OF THE PHYSICALLY DISABLED TOILET STALL OR
COMPARTMENT AND SHALL BE SECURELY ATTACHED 33-INCHES
MINIMUM TO 36-INCHES MAXIMUM ABOVE AND PARALLEL TO THE
FLOOR. VERTICAL GRAB BAR SHALL BE 18-INCHES LONG,
INSTALLED AT 39-INCHES TO 41-INCHES FROM THE REAR WALL
AND 39-INCHES TO 41-INCHES ABOVE FINISH FLOOR.
3. GRAB BARS AT THE SIDE WALL SHALL BE AT LEAST 42-INCHES LONG MINIMUM, LOCATED 12-INCHES MAXIMUM FROM THE REAR
WALL AND EXTENDING 54-INCHES MINIMUM FROM THE REAR
WALL WITH THE FRONT END POSITIONED 24 INCHES MINIMUM IN FRONT OF THE WATER CLOSET PER 11B-604.5.1. THE REAR WALL GRAB BAR SHALL BE 36-INCHES LONG MINIMUM AND EXTEND
FROM THE CENTERLINE OF THE WATER CLOSET 12-INCHES
MINIMUM ON ONE SIDE AND 24-INCHES MINIMUM ON THE OTHER
SIDE PER 11B-604.5.2.
4. GRAB BARS WITH CIRCULAR CROSS-SECTIONS SHALL HAVE AN OUTSIDE DIAMETER OF 1-1/4 INCHES MINIMUM TO 2 INCHES
MAXIMUM. GRAB BARS WITH NON-CIRCULAR CROSS SECTIONS
SHALL HAVE A CROSS-SECTION DIMENSION OF 2 INCHES
MAXIMUM AND A PERIMETER DIMENSION OF 4 INCHES MINIMUM
AND 4.8 INCHES MAXIMUM
5. IF THE GRAB BAR IS MOUNTED ADJACENT TO A WALL, THE SPACE BETWEEN THE WALL AND THE GRAB BAR SHALL BE 1-1/2 INCHES.
6. GRAB BARS AND ANY WALL OR OTHER SURFACES ADJACENT TO
GRAB BARS SHALL BE FREE OF SHARP OR ABRASIVE ELEMENTS
AND SHALL HAVE ROUNDED EDGES.
7. GRAB BARS SHALL NOT ROTATE WITHIN THEIR FITTINGS.
8. COAT HOOKS SHALL BE LOCATED WHERE A FORWARD REACH IS UNOBSTRUCTED, THE HIGH FORWARD REACH SHALL BE 48-INCHES MAXIMUM AND THE LOW FORWARD REACH SHALL BE 15-INCHES
MINIMUM ABOVE THE FINISH FLOOR.
9. WHERE LOCKERS ARE PROVIDED, AT LEAST ONE AND NOT LESS
THAN ONE PERCENT OF ALL LOCKERS SHALL BE MADE ACCESSIBLE TO THE PHYSICALLY DISABLED. A PATH OF TRAVEL NOT LESS THAN 36-INCHES IN CLEAR WIDTH SHALL BE PROVIDED TO THESE
LOCKERS AND A CLEAR SPACE FOR A CIRCLE WITH DIAMETER OF 60-INCHES.
Thresholds at roll-in showers must comply with specifications for changes in level to allow access to wheeled mobility aids. While a threshold height up to ½″ (if properly beveled) is permitted, trench drains and other designs that allow a flush transition to the shower floor will provide easier access. Shower floors can slope to drains (a 1:48 maximum slope will help control water without impacting accessibility). Where floor drains are provided in bathing rooms, it is important that the slope of the floor not exceed the 1:48 minimum cross slope.
TRESHOLDS
FOLDING SEAT
Equipping roll-in showers with folding seats enhances usability by providing a transfer option. This is helpful since many wheeled mobility aids are not usable in showers. If provided, the seat must be folding, attached to the wall, and extend to within 3″ of the entry. In standard compartments, it must be located on a side wall. The controls, faucet, and hand-held shower spray unit are required to be on the back wall as specified so that they are usable from the seat. Grab bars cannot overlap the seat and are required on the side opposite the seat and on the back wall to the front edge of the seat.
-3
Scale: N.T.S.
SHOWER SPRAY
-6
Scale: N.T.S.
SHOWER SEATS
Seats at transfer and roll-in shower compartments can be rectangular or L-shaped. The L-shaped seat affords users additional support and stability from the back wall. To facilitate transfer, the seat height (17″ to 19″ measured to the bathroom finish floor) approximates wheelchair seat heights. Seats must extend to a point within 3″ of the compartment entry to minimize the transfer gap. Seats must withstand a vertical or horizontal force of 250 lbs. at any point on the seat, fastener, mounting device, or supporting structure. Folding seats can have legs.
SHOWER SEAT
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE - NONRESIDENTIAL MANDATORY MEASURES NONRESIDENTIAL MANDATORY MEASURES, SHEET 1 (July 2024)
CHAPTER 5
NONRESIDENTIAL MANDATORY MEASURES
SECTION 5.101 GENERAL
5.101.1 SCOPE
The provisions of this chapter outline planning, design and development methods that include environmentally responsible site selection, building design, building siting and development to protect, restore and enhance the environmental quality of the site and respect the integrity of adjacent properties.
DIVISION 5.1 PLANNING AND DESIGN
Y
SECTION 5.102 DEFINITIONS
5.102.1 DEFINITIONS
The following terms are defined in Chapter 2 (and are included here for reference) CUTOFF LUMINAIRES. Luminaires whose light distribution is such that the candela per 1000 lamp lumens does not numerically exceed 25 (2.5 percent) at an angle of 90 degrees above nadir, and 100 (10 percent) at a vertical angle of 80 degrees above nadir. This applies to all lateral angles around the luminaire.
ELECTRIC VEHICLE (EV). [BSC-CG, HCD] An automotive-type vehicle for on-road use, such as passenger automobiles, buses, trucks, vans, neighborhood electric vehicles, electric motorcycles and the like, primarily powered by an electric motor that draws current from a rechargeable storage battery, fuel cell, photovoltaic array or other source of electric current. Plug-in hybrid electric vehicles (PHEV) are considered electric vehicles. For purposes of the California Electrical Code, off-road, self-propelled electric vehicles, such as industrial trucks, hoists, lifts, transports, golf carts, airline ground support equipment, tractors, boats and the like, are not included.
ELECTRIC VEHICLE (EV) CAPABLE SPACE. [BSC-CG,
DSA-SS and HCD] A vehicle space with electrical panel space and load capacity to support a branch circuit and necessary raceways, both underground and/or surface mounted, to support EV charging.
ELECTRIC VEHICLE (EV) CHARGER. [BSC-CG, HCD] Off-board charging equipment used to charge an electric vehicle.
ELECTRIC VEHICLE CHARGING SPACE (EV SPACE). [HCD] A space intended for future installation of EV charging equipment and charging of electric vehicles.
ELECTRIC VEHICLE CHARGING STATION (EVCS). [BSC-CG, DSA-SS, HCD] One or more electric vehicle charging spaces served by EVSE or receptacle(s).
ELECTRIC VEHICLE (EV) READY SPACE. [HCD] A vehicle space which is provided with a branch circuit; any necessary raceways, both underground and/or surface mounted; to accommodate EV charging, terminating in a receptacle or a charger.
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE).[BSC-CG, DSA-SS and HCD] The conductors, including the ungrounded, grounded and equipment grounding conductors and the electric vehicle connectors, attachment plugs, personnel protection system, and all other fittings, devices, power outlets or apparatus installed specifically for the purpose of transferring energy between the premises wiring and the electric vehicle.
SECTION 5.105 DECONSTRUCTION AND REUSE OF EXISTING STRUCTURES
5.105.1 Scope. [BSC-CG] Effective July 1, 2024, alteration(s) to existing building(s) where the combined altered floor area is 100,000 square feet or greater shall comply with either Section 5.105.2, 5.409.2, or 5.409.3. Addition(s) to existing building(s) where the total floor area combined with the existing building(s) is 100,000 square feet or greater shall comply with either Section 5.105.2, Section 5.409.2, or Section 5.409.3. Effective January 1, 2026, the combined floor area shall be 50,000 square feet or greater.
[DSA-SS] Alteration(s) to existing building(s) where the combined altered floor area is 50,000 square feet or greater shall comply with either Section 5.105.2, 5.409.2, or 5.409.3. Addition(s) to existing building(s) where the total floor area combined with the existing building(s) is 50,000 square feet or greater shall comply with either Section 5.105.2, Section 5.409.2, or Section 5.409.3.
Exception [BSC-CG, DSA-SS]: Combined addition(s) to existing building(s) of two times the area or more of the existing building(s) is not eligible to meet compliance with Section 5.105.2.
ABBREVIATION DEFINITIONS:
HCD Department of Housing and Community Development
BSC California Building Standards Commission
DSA-SS Division of the State Architect, Structural Safety OSHPD Office of Statewide Health Planning and Development LR Low Rise
HR High Rise
AA Additions and Alterations
N New
CHAPTER 3
GREEN BUILDING
SECTION 301 GENERAL
301.1 SCOPE. Buildings shall be designed to include the green building measures specified as mandatory in the application checklists contained in this code. Voluntary green building measures are also included in the application checklists and may be included in the design and construction of structures covered by this code, but are not required unless adopted by a city, county, or city and county as specified in Section 101.7. 301.3 NONRESIDENTIAL ADDITIONS AND ALTERATIONS. [BSC-CG] The provisions of individual sections of Chapter 5 apply to newly constructed buildings, building additions of 1,000 square feet or greater, and/or building alterations with a permit valuation of $200,000 or above (for occupancies within the authority of California Building Standards Commission). Code sections relevant to additions and alterations shall only apply to the portions of the building being added or altered within the scope of the permitted work.
A code section will be designated by a banner to indicate where the code section only applies to newly constructed buildings [N] or to additions and/or alterations [A]. When the code section applies to both, no banner will be used.
301.3.1 Nonresidential additions and alterations that cause updates to plumbing fixtures only:
Note: On and after January 1, 2014, certain commercial real property, as defined in Civil Code Section 1101.3, shall have its noncompliant plumbing fixtures replaced with appropriate water-conserving plumbing fixtures under specific circumstances. See Civil Code Section 1101.1 et seq. for definitions, types of commercial real property affected, effective dates, circumstances necessitating replacement of noncompliant plumbing fixtures, and duties and responsibilities for ensuring compliance.
301.3.2 Waste Diversion. The requirements of Section 5.408 shall be required for additions and alterations whenever a permit is required for work.
301.4 PUBLIC SCHOOLS AND COMMUNITY COLLEGES. (see GBSC) 301.5 HEALTH FACILITIES. (see GBSC)
SECTION 302 MIXED OCCUPANCY BUILDINGS
302.1 MIXED OCCUPANCY BUILDINGS. In mixed occupancy buildings, each portion of a building shall comply with the specific green building measures applicable to each specific occupancy.
SECTION 303 PHASED PROJECTS
303.1 PHASED PROJECTS. For shell buildings and others constructed for future tenant improvements, only those code measures relevant to the building components and systems considered to be new construction (or newly constructed) shall apply.
303.1.1 Initial Tenant improvements. The provisions of this code shall apply only to the initial tenant improvements to a project. Subsequent tenant improvements shall comply with the scoping provisions in Section 301.3 non-residential additions and alterations.
N/A RESPON.
PARTY
5.105.2 Reuse of existing building. An alteration or addition to an existing building shall maintain at a minimum 45 percent combined of the existing building’s primary structural elements (foundations; columns, beams, walls, and floors; and lateral elements) and existing building enclosure (roof framing, wall framing and exterior finishes). Window assemblies, insulation, portions of buildings deemed structurally unsound or hazardous, and hazardous materials that are remediated as part of the project shall not be included in the calculation.
5.105.2.1 Verification of compliance. Documentation shall be provided in the construction documents to demonstrate compliance with Section 5.105.2.
Note: Sample Worksheet WS-3 in Chapter 8 may be used to assist in documenting compliance with this section.
5.105.3 Deconstruction (Reserved).
Y N/A RESPON.
PARTY
SECTION 5.106 SITE DEVELOPMENT
5.106.1 STORM WATER POLLUTION PREVENTION FOR PROJECTS THAT DISTURB LESS THAN ONE ACRE OF LAND. Newly constructed projects and additions which disturb less than one acre of land, and are not part of a larger common plan of development or sale, shall prevent the pollution of storm water runoff from the construction activities through one or more of the following measures:
5.106.1.1 Local ordinance. Comply with a lawfully enacted storm water management and/or erosion control ordinance.
5.106.1.2 Best Management Practices (BMPs). Prevent the loss of soil through wind or water erosion by implementing an effective combination of erosion and sediment control and good housekeeping BMPs.
1. Soil loss BMPs that should be considered for implementation as appropriate for each project include, but are not limited to, the following:
a. Scheduling construction activity during dry weather, when possible. b. Preservation of natural features, vegetation, soil, and buffers around surface waters. c. Drainage swales or lined ditches to control stormwater flow. d. Mulching or hydroseeding to stabilize disturbed soils. e. Erosion control to protect slopes.
f. Protection of storm drain inlets (gravel bags or catch basin inserts). g. Perimeter sediment control (perimeter silt fence, fiber rolls). h. Sediment trap or sediment basin to retain sediment on site. i. Stabilized construction exits.
j. Wind erosion control.
k. Other soil loss BMPs acceptable to the enforcing agency.
2. Good housekeeping BMPs to manage construction equipment, materials, non-stormwater discharges and wastes that should be considered for implementation as appropriate for each project include, but are not limited to, the following:
a. Dewatering activities.
b. Material handling and waste management.
c. Building materials stockpile management.
d. Management of washout areas (concrete, paints, stucco, etc.). e. Control of vehicle/equipment fueling to contractor's staging area. f. Vehicle and equipment cleaning performed off site.
g Spill prevention and control.
h. Other housekeeping BMPs acceptable to the enforcing agency.
5.106.4.1.2 Long-term bicycle parking. For new buildings with tenant spaces that have 10 or more tenant-occupants, provide secure bicycle parking for 5 percent of the tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.
5.106.4.1.3 For additions or alterations that add 10 or more tenant-occupant vehicular parking spaces, provide secure bicycle parking for 5 percent of the tenant vehicular parking spaces being added, with a minimum of one bicycle parking facility.
5.106.4.1.4 For new shell buildings in phased projects provide secure bicycle parking for 5 percent of the anticipated tenant-occupant vehicular parking spaces with a minimum of one bicycle parking facility.
5.106.4.1.5 Acceptable bicycle parking facility for Sections 5.106.4.1.2, 5.106.4.1.3, and 5.106.4.1.4 shall be convenient from the street and shall meet one of the following:
1. Covered, lockable enclosures with permanently anchored racks for bicycles;
2. Lockable bicycle rooms with permanently anchored racks; or
3. Lockable, permanently anchored bicycle lockers.
Note: Additional information on recommended bicycle accommodations may be obtained from Sacramento Area Bicycle Advocates.
5.106.4.2 Bicycle parking. [DSA-SS] For public schools and community colleges, comply with Sections
5.106.4.2.1 and 5.106.4.2.2
5.106.4.2.1 Student bicycle parking. Provide permanently anchored bicycle racks conveniently accessed with a minimum of four two-bike capacity racks per new building.
5.106.4.2.2 Staff bicycle parking. Provide permanent, secure bicycle parking conveniently accessed with a minimum of two staff bicycle parking spaces per new building. Acceptable bicycle parking facilities shall be convenient from the street or staff parking area and shall meet one of the following:
1. Covered, lockable enclosures with permanently anchored racks for bicycles;
2. Lockable bicycle rooms with permanently anchored racks; or
3. Lockable, permanently anchored bicycle lockers.
5.106.4 BICYCLE PARKING. For buildings within the authority of California Building Standards Commission as specified in Section 103, comply with Section 5.106.4.1. For buildings within the authority of the Division of the State Architect pursuant to Section 105, comply with Section 5.106.4.2
5.106.4.1 Bicycle parking. [BSC-CG] Comply with Sections 5.106.4.1.1 and 5.106.4.1.2; or meet the applicable local ordinance, whichever is stricter.
5.106.4.1.1 Short-term bicycle parking. If the new project or an addition or alteration is anticipated to generate visitor traffic, provide permanently anchored bicycle racks within 200 feet of the visitors' entrance, readily visible to passers-by, for 5% of new visitor motorized vehicle parking spaces being added, with a minimum of one two-bike capacity rack.
Exception: Additions or alterations which add nine or less visitor vehicular parking spaces.
5.106.5.3 Electric vehicle (EV) charging. [N] [BSC-CG] Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging shall comply with Section 5.106.5.3.1 EV capable spaces, Section 5.106.5.3.2 Electric vehicle charging stations and associated Table 5.106.5.3.1, or Section 5.106.5.3.6 Electric vehicle charging stations (EVCS)—Power allocation method and associated Table 5.106.5.3.6 and shall be provided in accordance with regulations in the California Building Code and the California Electrical Code. Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
a. Where there is no local utility power supply
b. Where the local utility is unable to supply adequate power. c. Where there is evidence suitable to the local enforcement agency substantiating the local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project.
2. Parking spaces accessible only by automated mechanical car parking systems are not required to comply with this code section.
Y N/A RESPON.
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5.106.5.3.1 EV capable spaces. [N] EV capable spaces shall be provided in accordance with Table
5.106.5.3.1 and the following requirements:
1. Raceways complying with the California Electrical Code and no less that 1-inch (25 mm) diameter shall be provided and shall originate at a service panel or a subpanel(s) serving the area, and shall terminate in close proximity to the proposed location of the EV capable and into a suitable listed cabinet, box,enclosure or equivalent. A common raceway may be used to serve multiple EV charging spaces.
2. A service panel or subpanel (s) shall be provided with panel space and electrical load capacity for a dedicated 208/240 volt, 40-ampere minimum branch circuit for each EV capable space, with delivery of 30-ampere minimum to an installed EVSE at each EVCS.
3. The electrical system and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each EV capable space.
4. The service panel or subpanel circuit directory shall identify the reserved overcurrent protective devices space(s) as "EV CAPABLE". The raceway termination location shall be permanently and visibly marked as "EV CAPABLE."
Note: A parking space served by electric vehicle supply equipment or designed as a future EV charging space shall count as at least one standard automobile parking space only for the purpose of complying with any applicable minimum parking space requirements established by an enforcement agency. See vehicle Code Section 22511.2 for further details.
The installation of each DCFC EVSE shall be permitted to reduce the minimum number of required EV capable spaces without EVSE by five and reduce proportionally the required electrical load capacity to the service panel or subpanel.
5.106.5.3.2.1 The installation of each DCFC EVSE shall be permitted to reduce the minimum number of required EV capable spaces without EVSE or EVCS with Level 2 EVSE by five and reduce proportionally the required electrical load capacity to the service panel or subpanel.
5.106.5.3.2.2 The installation of two low power Level 2 EV charging receptacles shall be permitted to reduce the minimum number of required EV capable spaces without EVSE in Table
5.106.5.3.1 by one.
5.106.5.3.3 Use of automatic load management systems (ALMS).
ALMS shall be permitted for EVCS. When ALMS is installed, the required electrical load capacity specified in Section
5.106.5.3.1 for each EVCS may be reduced when serviced by an EVSE controlled by an ALMS. Each EVSE controlled by an ALMS shall deliver a minimum 30 amperes to an EV when charging one vehicle and shall deliver a minimum 3.3 kW while simultaneously charging multiple EVs.
5.106.5.3.4 Accessible EVCS.
When EVSE is installed, accessible EVSC shall be provided in accordance with the California Building Code, Chapter 11B, Section 11B-228.3.
Note: For EVCS signs, refer to Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).
5.106.5.3.4 Accessible electric vehicle charging station (EVCS). When EVSE is installed, accessible EVCS shall be provided in accordance with the California Building Code, Chapter 11B, Section 11B-228.3.
5.106.5.3.5 Electric vehicle charging station signage. Electric vehicle charging stations shall be identified by signage or pavement markings in compliance with Caltrans Traffic Operations Policy Directive 13-01 (Zero Emission Vehicle Signs and Pavement Markings) or its successor(s).
Power allocation method shall include the following:
1. Use any kVA combination of EV capable spaces, low power Level 2, Level 2 or DCFC EVSEs.
2. At least one Level 2 EVSE shall be provided.
5.106.5.3.6 Electric vehicle charging stations (EVCS)—power allocation method. The power allocation method may be used as an alternative to the requirements in Section 5.106.5.3.1, Section 5.106.5.3.2 and associated Table 5.106.5.3.1. Use Table 5.106.5.3.6 to determine the total power in kVA required based on the total number of actual parking spaces.
TABLE 5.106.5.3.1
TOTAL NUMBER OF ACTUAL
PARKING SPACES
NUMBER OF REQUIRED EV
CAPABLE SPACES
NUMBER OF EVCS (EV
CAPABLE SPACES
PROVIDED WITH
EVSE)^
2 0-9 0 0
10-25 2 0
26-50 8 2
51-75 13 3
76-100 17 4
101-150 25 6
151-200 35 9
201 AND OVER
20 percent of actual
parking spaces¹ 25 percent of EV capablespaces¹ 1. Calculation for spaces shall be rounded up to the nearest whole number.
2. The number of required EVCS (EV capable spaces provided with EVSE) in column 3 count toward the total number of required EV capable spaces shown in column 2.
3. At least one Level 2 EVSE shall be provided.
TABLE 5.106.5.3.6
TOTAL NUMBER OF ACTUAL
PARKING SPACES
MINIMUM
TOTAL kVA @
6.6 kVA
TOTAL kVA REQUIRED IN ANY
COMBINATION OF EV CAPABLE,3,4
LOW POWER LEVEL 2, LEVEL 2, 1, 2
OR DCFC
0-9 0 0
10-25 26.4 26.4
26-50 52.8 52.8
51-75 85.8 85.8
76-100 112.2 112.2
101-150 165 165
151-200 231 231
201 AND OVER
20 percent of actual
parking spaces x
6.6 Total required kVA = P × .20 × 6.6
Where P = Parking spaces in facility
1. Level 2 EVSE @ 6.6 kVA minimum.
2. At least one Level 2 EVSE shall be provided.
3. Maximum allowed kVA to be utilized for EV capable spaces is 75 percent.
4. If EV capable spaces are utilized, they shall meet the requirements of Section 5.106.5.3.1 EV capable spaces.
5.106.5.3.2 Electric vehicle charging stations (EVCS) EV capable spaces shall be provided with electric vehicle supply equipment (EVSE) to create EVCS in the number indicated in Table 5.106.5.3.1. The EVCS required by Table 5.106.5.3.1 shall be provided with Level 2 EVSE or DCFC as permitted in Section
5.106.5.3.2.1. At least one Level 2 EVSE shall be provided.
One EV charger with multiple connectors capable of charging multiple EVs simultaneously shall be permitted if the electrical load capacity required by Section 5.106.5.3.1 for each EV capable space is accumulatively supplied to the EV charger.
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5.106.5.4 Additions or alterations to existing buildings or parking facilities [A]. [BSC-CG] Existing buildings or parking facilities being modified by one of the following shall comply with Section 5.106.5.4.1 or 5.106.5.4.2.
When EVSE is installed, accessible EVCS shall be provided in accordance with the California Building Code, Chapter 11B, Section 11B-228.3.
1. When the scope of construction work includes an increase in power supply to an electric service panel as part of a parking facility addition or alteration.
2. When a new photovoltaic system is installed covering existing parking spaces.
3. When additions or alterations to existing buildings are triggered pursuant to code Section 301.3 and the scope of work includes an increase in power supply to an electric service panel.
Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. Where there is evidence suitable to the local enforcement agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section
5.106.5.3, may adversely impact the construction cost of the project. d. Where demonstrated as impracticable excluding local utility service or utility infrastructure issues.
2. Remote parking facilities that do not have access to the building service panel.
3. Parking area lighting upgrades where no trenching is part of the scope of work.
4. Emergency repairs, including but not limited to water line break in parking facilities, natural disaster repairs, etc.
5.106.5.4.1 Existing buildings or parking areas without previously installed EV capable infrastructure [A]. When EV capable infrastructure does not exist at an existing parking facility or building, and the parking facility or building undergoes an addition or alteration listed in Section 5.106.5.4, construction shall include electric vehicle charging in compliance with either Section 5.106.5.3 and associated Table 5.106.5.3.1, or Section 5.106.5.3.6 and associated Table 5.106.5.3.6 for the total number of actual parking spaces being added or altered.
5.106.5.4.2 Existing buildings or parking areas with previously installed EV capable infrastructure [A]. When EV capable infrastructure is available at an existing parking facility or building, and the parking facility or building is undergoing an addition or alteration listed in Section 5.106.5.4, construction shall include electric vehicle charging in compliance with either Section 5.106.5.3 and associated Table
5.106.5.3.1, or Section 5.106.5.3.6 and associated Table 5.106.5.3.6 utilizing the existing EV capable allocated power and infrastructure for the total number of actual parking spaces being added or altered. If the area being added or altered exceeds the existing EV capable capacity, allocated power and infrastructure, provide additional EV charging as needed to comply with this section.
5.106.5.5 Electric vehicle (EV) charging: medium-duty and heavy-duty. [N] [BSG-CG] Construction shall comply with Section 5.106.5.5.1 to facilitate future installation of electric vehicle supply equipment (EVSE). Construction for warehouses, grocery stores and retail stores, office buildings, and manufacturing facilities with planned off-street loading spaces shall also comply with Section 5.106.5.5.1 for future installation of medium- and heavy-duty EVSE.
Exceptions:
1. On a case-by-case basis where the local enforcing agency has determined compliance with this section is not feasible based upon one of the following conditions:
a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. Where there is evidence suitable to the local enforcing agency substantiating that additional local utility infrastructure design requirements, directly related to the implementation of Section 5.106.5.3, may adversely impact the construction cost of the project.
When EVSE(s) is/are installed, it shall be in accordance with the California Building Code, the California Electrical Code and as follows:
5.106.5.5.1 Electric vehicle charging readiness requirements for warehouses, grocery stores, office buildings, and manufacturing facilities and retail stores with planned off-street loading spaces. [N] In order to avoid future demolition when adding EV supply and distribution equipment, spare raceway(s) or busway(s) and adequate capacity for transformer(s), service panel(s) or subpanel(s) shall be installed at the time of construction in accordance with the California Electrical Code. Construction plans and specifications shall include, but are not limited to, the following:
1. The transformer, main service equipment and subpanels shall meet the minimum power requirement in Table 5.106.5.5.1 to accommodate the dedicated branch circuits for the future installation of EVSE.
2. The construction documents shall indicate one or more location(s) convenient to the planned off-street loading space(s) reserved for medium- and heavy-duty ZEV charging cabinets and charging dispensers, and a pathway reserved for routing of conduit from the termination of the raceway(s) or busway(s) to the charging cabinet(s) and dispenser(s), as shown in Table 5.106.5.5.1.
3. Raceway(s) or busway(s) originating at a main service panel or a subpanel(s) serving the area where potential future medium- and heavy-duty EVSE will be located and shall terminate in close proximity to the potential future location of the charging equipment for medium- and heavy-duty vehicles.
4. The raceway(s) or busway(s) shall be of sufficient size to carry the minimum additional system load to the future location of the charging for medium- and heavy-duty ZEVs as shown in Table
5.106.5.5.1.
TABLE 5.106.5.5.1 RACEWAY CONDUIT AND PANEL POWER
REQUIREMENTS FOR MEDIUM- AND HEAVY-DUTY EVSE [N]
BUILDING TYPE BUILDING SIZE (SQ. FT.)
NUMBER OF
OFF-STREET
LOADING SPACES
ADDITIONAL
CAPACITY
REQUIRED (KVA)
FOR RACEWAY &
BUSWAY AND
TRANSFORMER &
PANEL
Grocery
10,000 to 90,000
1 or 2 200
3 or Greater 400
Greater than 90,000 1 or Greater 400
Manufacturing Facilities
10,000 to 50,000 1 or 2 200
10,000 to 50,000 3 or Greater 400
Greater than 50,000 1 or Greater 400
Office Buildings
10,000 to 135,000 1 or 2 200
10,000 to 135,000 3 or Greater 400
Greater than 135,000 1 or Greater 400
Retail
10,000 to 135,000
1 or 2 200
3 or Greater 400
Greater than 135,000 1 or Greater 400
Warehouse
20,000 to 256,000
1 or 2 200
3 or Greater 400
Greater than 256,000 1 or Greater 400
A0.4
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE - NONRESIDENTIAL MANDATORY MEASURES UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT NONRESIDENTIAL MANDATORY MEASURES, SHEET 2 (July 2024)
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
5.106.5.6 Electric vehicle (EV) charging at public schools and community colleges. [DSA-SS] Electric vehicle infrastructure and electric vehicle charging stations shall comply with Section 5.106.5.6 and shall be provided in accordance with regulations in the California Building Code and the California Electrical Code.
Exceptions:
1. On a case-by-case basis where compliance with this section has been demonstrated to be not feasible based upon one of the following conditions,and with concurrence by the Division of the State Architect (DSA), compliance with Section 5.106.5.6 shall not be required. a. Where there is no local utility power supply.
b. Where the local utility is unable to supply adequate power. c. The installation of EVCS is impracticable.
2. Parking spaces accessible only by automated mechanical car parking systems are not required to comply with Section 5.106.5.6.
5.106.5.6.1 EV capable spaces. EV capable spaces shall be provided in accordance with Table 5.106.5.6.1 and the following requirements:
1. Raceways complying with the California Electrical Code and no less than 1-inch (25 mm) diameter shall be provided and shall originate at a service panel or a subpanel(s) serving the area and shall terminate in close proximity to the proposed location of the EV capable space and into a suitable listed cabinet, box, enclosure or equivalent. A common raceway may be used to serve multiple EV capable spaces.
2. A service panel or subpanel(s) shall be provided with panel space and electrical load capacity for a dedicated 208/240 volt, 40-ampere minimum branch circuit for each EV capable space, with delivery of 30-ampere minimum to an installed EVSE at each EVCS.
3. The electrical system and any on-site distribution transformers shall have sufficient capacity to supply full rated amperage at each EV capable space.
4. The service panel or subpanel circuit directory shall identify the reserved overcurrent protective device space(s) as “EV CAPABLE.” The raceway termination location shall be permanently and visibly marked as “EV CAPABLE.”
1. Calculation for spaces shall be rounded up to the nearest whole number.
2. Each EVCS shall reduce the number of required EV capable spaces by the same number.
5.106.5.6.2 Electric vehicle charging stations (EVCS). EV capable spaces shall be provided with EVSE to create EVCS in the number indicated in Table 5.106.5.6.1 and shall comply with Section 5.106.5.6.2.
EVCS shall be serviced by Level 2 or Direct Current Fast Charging (DCFC) EVSE, or with EVSE in any combination of Level 2 and DCFC. Accessible EVCS shall be provided in accordance with California Building Code Chapter 11B.
TABLE 5.106.5.6.1
TOTAL NUMBER OF ACTUAL
PARKING SPACES
NUMBER OF REQUIRED EV
CAPABLE SPACES
NUMBER OF
REQUIRED EVCS2
0-9 0 0
10-25 4 1
26-50 8 2
51-75 13 3
76-100 17 4
101-150 25 6
151-200 35 9
201 AND OVER 20 percent of total spaces¹ 25 percent of EV capable spaces¹
TABLE 5.106.5.6.3
NUMBER OF PARKING SPACES
IN A PARKING FACILITY
MINIMUM TOTAL POWER (KVA)
REQUIRED FOR EVCS
0-9 0
10-25 7
26-50 14
51-75 20
76-100 27
101-150 40
151-200 60
201 AND OVER Total required KVA = P × .05 × 6.6
Where P = Parking spaces in facility
5.106.5.6.2.1 Reduced number of EV capable spaces. The installation of each DCFC EVSE shall be permitted to reduce the minimum number of required EV capable spaces indicated in Table 5.106.5.6.1 by five and reduce proportionally the required electrical load capacity to the service panel or subpanel.
5.106.5.6.2.2 Multiple connectors. EVSE with multiple vehicle connectors capable of charging multiple EVs simultaneously shall be permitted if the electrical load capacity required by Section 5.106.5.6.1 for each EV capable space is accumulatively supplied to the EVSE.
5.106.5.6.2.3 Use of automatic load management systems (ALMS). ALMS shall be permitted for EVCS installed in accordance with Section 5.105.5.6.2. When ALMS is installed, the required electrical load capacity specified in Section 5.106.5.6.1 for each EVCS may be reduced when serviced by an EVSE controlled by an ALMS. Each EVSE controlled by an ALMS shall deliver a minimum 30 amperes to an EV when charging one vehicle and shall deliver a minimum 3.3 kW while simultaneously charging multiple EVs.
5.106.5.6.3 EVCS alternative compliance. In lieu of compliance with Section 5.106.5.6.2, EVCS shall be provided with Level 1, low power Level 2, or Level 2, or any combination of Level 1, low power Level 2 or Level 2 EVSE such that the total power supplied by the combination of EVSE meets the minimum power indicated in Table 5.106.5.6.3, based on the total number of actual parking spaces in each parking facility.
5.106.5.6.5 Requirement to install EVSE. Level 2 EVSE shall be provided in all existing EV capable spaces to create EVCS when a project is required by California Administrative Code Section 4-309 to be submitted for plan approval to the Division of the State Architect. When EVSE is installed in existing EV capable spaces, accessible EVCS shall be provided in accordance with California Building Code Chapter 11B.
Exception: Projects in which improvements in parking areas consist only of accessibility improvements are not required to comply with Section 5.106.5.6.5.
5.106.5.6.4 EVCS for alterations of or additions to parking facilities. Alterations of or additions to parking facilities shall provide EVCS in compliance with Section 5.106.5.6.4. The installation of infrastructure for EV capable spaces required to be provided without EVSE shall not be required.
5.106.5.6.4.1 Alterations of and additions to parking facilities. EVCS shall be provided in accordance with the number indicated in Table 5.106.5.6.1 or minimum power indicated in Table 5.106.5.6.3 when the scope of work includes an increase in power supply to an electric panel serving light fixtures illuminating the parking area or when area containing parking spaces is added to a parking facility. The number of required EVCS shall be based on the total number of existing and new parking spaces in the parking facility.
5.106.5.6.4.2 Alterations consisting of the installation of photovoltaic systems. EVCS shall be provided in accordance with the number indicated in Table 5.106.5.6.1 or maximum power indicated in Table
5.106.5.6.3 when a new photovoltaic system is installed in an existing parking facility.
5.106.8 LIGHT POLLUTION REDUCTION. [N]. l Outdoor lighting systems shall be designed and installed to comply with the following:
1. The minimum requirements in the California Energy Code for Lighting Zones 0-4 as defined in Chapter 10, Section 10-114 of the California Administrative Code; and
2. Backlight (B) ratings as defined in IES TM-15-11 (shown in Table A-1 in Chapter 8);
3. Uplight and Glare ratings as defined in California Energy Code (shown in Tables 130.2-A and 130.2-B in Chapter 8) and
4. Allowable BUG ratings not exceeding those shown in Table 5.106.8, [N] or Comply with a local ordinance lawfully enacted pursuant to Section 101.7, whichever is more stringent.
Exceptions: [N]
1. Luminaires that qualify as exceptions in Sections 130.2 (b) and 140.7 of the California Energy Code.
2. Emergency lighting.
3. Building facade meeting the requirements in Table 140.7-B of the California Energy Code, Part 6.
4. Custom lighting features as allowed by the local enforcing agency, as permitted by Section 101.8 Alternate materials, designs and methods of construction.
5. Luminaires with less than 6,200 initial luminaire lumens.
TABLE 5.106.8 [N] MAXIMUM ALLOWABLE BACKLIGHT,
UPLIGHT AND GLARE (BUG) RATINGS 1,2
ALLOWABLE RATING
LIGHTING
ZONE
LZ0
LIGHTING
ZONE LZ1
LIGHTING
ZONE LZ2
LIGHTING
ZONE LZ3
LIGHTING
ZONE LZ4
MAXIMUM ALLOWABLE
BACKLIGHT RATING 3 Luminaire greater than 2
mounting heights (MH) from
property line
N/A No Limit No Limit No Limit No Limit
Luminaire back hemisphere is
1-2 MH from property line N/A B2 B3 B4 B4
Luminaire back hemisphere is
0.5-1 MH from property line N/A B1 B2 B3 B3
Luminaire back hemisphere is
less than 0.5 MH from property
line
N/A B0 B0 B1 B2
MAXIMUM ALLOWABLE
UPLIGHT RATING (U)
For area lighting 3 N/A U0 U0 U0 U0
For all other outdoor
lighting,including decorative
luminaires
N/A U1 U2 U3 UR
MAXIMUM ALLOWABLE
GLARE RATING 5 (G)
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G1 G2 G3 G4
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G0 G1 G1 G2
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G0 G0 G1 G1
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G0 G0 G0 G1
1. IESNA Lighting Zones 0 and 5 are not applicable; refer to Lighting Zones as defined in the California Energy Code and Chapter 10 of the Callifornia Administrative Code.
2. For property lines that abut public walkways, bikeways, plazas and parking lots, the property line may be considered to be 5 feet beyond the actual property line for purpose of determining compliance with this section. For property lines that abut public roadways and public transit corridors, the property line may be considered to be the centerline of the public roadway or public transit corridor for the purpose of determining compliance with this section.
3. General lighting luminaires in areas such as outdoor parking, sales or storage lots shall meet these reduced ratings. Decorative luminaries located in these areas shall meet U-value limits for "all other outdoor lighting"
5.106.8 LIGHT POLLUTION REDUCTION. [N]. l Outdoor lighting systems shall be designed and installed to comply with the following:
1. The minimum requirements in the California Energy Code for Lighting Zones 0-4 as defined in Chapter 10, Section 10-114 of the California Administrative Code; and
2. Backlight (B) ratings as defined in IES TM-15-11 (shown in Table A-1 in Chapter 8);
3. Uplight and Glare ratings as defined in California Energy Code (shown in Tables 130.2-A and 130.2-B in Chapter 8) and
4. Allowable BUG ratings not exceeding those shown in Table 5.106.8, [N] or Comply with a local ordinance lawfully enacted pursuant to Section 101.7, whichever is more stringent.
Exceptions: [N]
1. Luminaires that qualify as exceptions in Sections 130.2 (b) and 140.7 of the California Energy Code.
2. Emergency lighting.
3. Building facade meeting the requirements in Table 140.7-B of the California Energy Code, Part 6.
4. Custom lighting features as allowed by the local enforcing agency, as permitted by Section 101.8 Alternate materials, designs and methods of construction.
5. Luminaires with less than 6,200 initial luminaire lumens.
TABLE 5.106.8 [N] MAXIMUM ALLOWABLE BACKLIGHT,
UPLIGHT AND GLARE (BUG) RATINGS 1,2
ALLOWABLE RATING
LIGHTING
ZONE
LZ0
LIGHTING
ZONE LZ1
LIGHTING
ZONE LZ2
LIGHTING
ZONE LZ3
LIGHTING
ZONE LZ4
MAXIMUM ALLOWABLE
BACKLIGHT RATING 3 Luminaire greater than 2
mounting heights (MH) from
property line
N/A No Limit No Limit No Limit No Limit
Luminaire back hemisphere is
1-2 MH from property line N/A B2 B3 B4 B4
Luminaire back hemisphere is
0.5-1 MH from property line N/A B1 B2 B3 B3
Luminaire back hemisphere is
less than 0.5 MH from property
line
N/A B0 B0 B1 B2
MAXIMUM ALLOWABLE
UPLIGHT RATING (U)
For area lighting 3 N/A U0 U0 U0 U0
For all other outdoor
lighting,including decorative
luminaires
N/A U1 U2 U3 UR
MAXIMUM ALLOWABLE
GLARE RATING 5 (G)
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G1 G2 G3 G4
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G0 G1 G1 G2
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G0 G0 G1 G1
MAXIMUM ALLOWABLE
GLARE RATING 5 (G) N/A G0 G0 G0 G1
1. IESNA Lighting Zones 0 and 5 are not applicable; refer to Lighting Zones as defined in the California Energy Code and Chapter 10 of the Callifornia Administrative Code.
2. For property lines that abut public walkways, bikeways, plazas and parking lots, the property line may be considered to be 5 feet beyond the actual property line for purpose of determining compliance with this section. For property lines that abut public roadways and public transit corridors, the property line may be considered to be the centerline of the public roadway or public transit corridor for the purpose of determining compliance with this section.
3. General lighting luminaires in areas such as outdoor parking, sales or storage lots shall meet these reduced ratings. Decorative luminaries located in these areas shall meet U-value limits for "all other outdoor lighting"
5.106.10 GRADING AND PAVING. Construction plans shall indicate how site grading or a drainage system will manage all surface water flows to keep water from entering buildings. Examples of methods to manage surface water include, but are not limited to, the following:
1. Swales.
2. Water collection and disposal systems.
3. French drains.
4. Water retention gardens.
5. Other water measures which keep surface water away from buildings and aid in groundwater recharge.
Exception: Additions and alterations not altering the drainage path.
5.106.12 SHADE TREES [DSA-SS]. Shade Trees shall be planted to comply with Sections 5.106.12.1, 5.106.12.2, and 5.106.12.3. Percentages shown shall be measured at noon on the summer solstice. Landscape irrigation necessary to establish and maintain tree health shall comply with Section 5.304.6.
5.106.12.1 Surface parking areas. Shade tree plantings, minimum #10 container size or equal, shall be installed to provide shade over 50 percent of the parking area within 15 years.
Exceptions: Surface parking area covered by solar photovoltaic shade structures with roofing materials that comply with Table A5.106.11.2.2 in Appendix A5 shall be permitted in whole or in part in lieu of shade tree planting.
5.106.12.2 Landscape areas. Shade tress plantings, minimum #10 container size or equal shall be installed to provide shade of 20% of the landscape area within 15 years.
Exceptions: Playfields for organized sport activity are not included in the total area calculation.
5.106.12.3. Hardscape areas. Shade tree plantings, minimum #10 container size or equal shall be installed to provide shade over 20 percent of the hardscape area within 15 years.
Exceptions:
1. Walks, hardscape areas covered by solar photovoltaic shade structures or shade structures with roofing materials that comply with Table A5.106.11.2.2 in Appendix A5 shall be permitted in whole or in part in lieu of shade tree planting.
2. Designated and marked play areas of organized sport activity are not included in the total area calculation.
5.106.8.1 Facing- Backlight
Luminaries within 2MH of a property line shall be oriented so that the nearest property line is behind the fixture, and shall comply with the backlight rating specified in Table 5.106.8 based on the lighting zone and distance to the nearest point of that property line.
Exception: Corners. If two property lines (or two segments of the same property line) have equidistant point to the luminaire, then the luminaire may be oriented so that the intersection of the two lines (the corner) is directly behind the luminaire. The luminaire shall still use the distance to the nearest points(s) on the property lines to determine the required backlight rating.
5.106.8.2 Facing-Glare.
For luminaires covered by 5.106.8.1, if a property line also exists within or extends into the front hemisphere within 2MH of the luminaire then the luminaire shall comply with the more stringent glare rating specified in Table 5.106.8 based on the lighting zone and distance to the nearest point on the nearest property line within the front hemisphere.
Note: [N]
1.See also California Building Code, Chapter 12, Section 1205.6 for college campus lighting requirements for parking facilities and walkways.
2.Refer to Chapter 8 (Compliance Forms, Worksheets and Reference Material) for IES TM-15-11 Table A-1, California Energy Code Tables 130.2-A and 130.2-B.
3. Refer to the California Building Code for requirements for additions and alterations.
DIVISION 5.2 ENERGY EFFICIENCY
SECTION 5.201 GENERAL
5.201.1 Scope [BSC-CG]. California Energy Code [DSA-SS]. For the purposes of mandatory energy efficiency standards in this code, the California Energy Commission will continue to adopt mandatory building standards.
DIVISION 5.3 WATER EFFICIENCY AND CONSERVATION
SECTION 5.301 GENERAL
5.301.1 Scope. The provisions of this chapter shall establish the means of conserving water use indoors, outdoors and in wastewater conveyance.
SECTION 5.302 DEFINITIONS
5.302.1 Definitions. The following terms are defined in Chapter 2 (and are included here for reference) EVAPOTRANSPIRATION ADJUSTMENT FACTOR (ETAF) [DSA-SS]. An adjustment factor when applied to reference evapotranspiration that adjusts for plant factors and irrigation efficiency, which ae two major influences on the amount of water that needs to be applied to the landscape.
FOOTPRINT AREA [DSA-SS]. The total area of the furthest exterior wall of the structure projected to natural grade, not including exterior areas such as stairs, covered walkways, patios and decks.
METERING FAUCET. A self-closing faucet that dispenses a specific volume of water for each actuation cycle. The volume or cycle duration can be fixed or adjustable.
GRAYWATER. Pursuant to Health and Safety Code Section 17922.12, "graywater" means untreated wastewater that has not been contaminated by any toilet discharge, has not been affected by infectious, contaminated, or unhealthy bodily wastes, and does not present a threat from contamination by unhealthful processing, manufacturing, or operating wastes. "Graywater" includes, but is not limited to wastewater from bathtubs, showers, bathroom washbasins, clothes washing machines and laundry tubs, but does not include waste water from kitchen sinks or dishwashers.
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). The California ordinance regulating landscape design, installation and maintenance practices that will ensure commercial, multifamily and other developer installed landscapes greater than 2500 square feet meet an irrigation water budget developed based on landscaped area and climatological parameters.
MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO). [HCD] The California model ordinance (California Code of Regulations, Title 23, Division 2, Chapter 2.7), regulating landscape design, installation and maintenance practices. Local agencies are required to adopt the updated MWELO, or adopt a local ordinance at least as effective as the MWELO.
POTABLE WATER. Water that is drinkable and meets the U.S. Environmental Protection Agency (EPA) Drinking Water Standards. See definition in the California Plumbing Code, Part 5.
POTABLE WATER. [HCD] Water that is satisfactory for drinking, culinary, and domestic purposes, and meets the U.S. Environmental Protection Agency (EPA) Drinking Water Standards and the requirements of the Health Authority Having Jurisdiction.
RECYCLED WATER. Water which, as a result of treatment of waste, is suitable for a direct beneficial use or a controlled use that would not otherwise occur [Water Code Section 13050 (n)]. Simply put, recycled water is water treated to remove waste matter attaining a quality that is suitable to use the water again.
SUBMETER. [HCD 1] A secondary device beyond a meter that measures water consumption of an individual rental unit within a multiunit residential structure or mixed-use residential and commercial structure. (See Civic Code Section 1954.202 (g) and Water code Section 517 for additional details.) WATER BUDGET. Is the estimated total landscape irrigation water use which shall not exceed the maximum applied water allowance calculated in accordance with the Department of Water Resources Model Efficient Landscape Ordinance (MWELO).
SECTION 5.303 INDOOR WATER USE
5.303.1 METERS. Separate submeters or metering devices shall be installed for the uses described in Sections 503.1.1 and 503.1.2.
5.303.1.1 Buildings in excess of 50,000 square feet. Separate submeters shall be installed as follows:
1. For each individual leased, rented or other tenant space within the building projected to consume more than 100 gal/day (380 L/day), including, but not limited to, spaces used for laundry or cleaners, restaurant or food service, medical or dental office, laboratory, or beauty salon or barber shop.
2. Where separate submeters for individual building tenants are unfeasible, for water supplied to the following subsystems:
a. Makeup water for cooling towers where flow through is greater than 500 gpm (30 L/s). b. Makeup water for evaporative coolers greater than 6 gpm (0.04 L/s). c. Steam and hot water boilers with energy input more than 500,000 Btu/h (147 kW).
5.303.1.2 Excess consumption. A separate submeter or metering device shall be provided for any tenant within a new building or within an addition that is projected to consume more than 1,000 gal/day.
5.303.3.3 Showerheads. [BSC-CG]
5.303.3.3.1 Single showerhead. Showerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads.
5.303.3.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to allow only one shower outlet to be in operation at a time.
Note: A hand-held shower shall be considered a showerhead.
5.303.3.4 Faucets and fountains.
5.303.3.4.1 Nonresidential Lavatory faucets. Lavatory faucets shall have a maximum flow rate of not more than 0.5 gallons per minute at 60 psi.
5.303.3.4.2 Kitchen faucets. Kitchen faucets shall have a maximum flow rate of not more than 1.8 gallons per minute at 60 psi. Kitchen faucets may temporarily increase the flow above the maximum rate, but not to exceed 2.2 gallons per minute at 60 psi, and must default to a maximum flow rate of 1.8 gallons per minute at 60 psi.
5.303.3.4.3 Wash fountains. Wash fountains shall have a maximum flow rate of not more than1.8 gallons per minute/20 [rim space (inches) at 60 psi].
5.303.3.4.4 Metering faucets. Metering faucets shall not deliver more than 0.20 gallons per cycle.
5.303.3.4.5 Metering faucets for wash fountains. Metering faucets for wash fountains shall have a maximum flow rate of not more than 0.20 gallons per minute/20 [rim space (inches) at 60 psi].
Note: Where complying faucets are unavailable, aerators or other means may be used to achieve reduction.
5.303.3.4.6 Pre-rinse spray value
When installed, shall meet the requirements in the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Section 1605.1 (h)(4) Table H-2, Section 1605.3 (h)(4)(A), and Section 1607 (d)(7), and shall be equipped with an integral automatic shutoff.
FOR REFERENCE ONLY:The following table and code section have been reprinted from the California Code of Regulations, Title 20 (Appliance Efficiency Regulations), Section 1605.1 (h)(4) and Section 1605.3 (h)(4)(A).
TABLE H-2
STANDARDS FOR COMMERCIAL PRE-RINSE SPRAY
VALUES MANUFACTURED ON OR AFTER JANUARY 28, 2019
PRODUCT CLASS
[spray force in ounce force (ozf)] MAXIMUM FLOW RATE (gpm) Product Class 1 (≤ 1.00
Product Class 2 (> 5.0 ozf and ≤ 1.20
Product Class 3 (> 8.0 ozf) 1.28
5.303.3 WATER CONSERVING PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures (water closets and urinals) and fittings (faucets and showerheads) shall comply with the following:
5.303.3.1 Water Closets. The effective flush volume of all water closets shall not exceed 1.28 gallons per flush. Tank-type water closets shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Tank-Type toilets.
Note: The effective flush volume of dual flush toilets is defined as the composite, average flush volume of two reduced flushes and one full flush.
5.303.3.2 Urinals.
5.303.3.2.1 Wall-mounted Urinals. The effective flush volume of wall-mounted urinals shall not exceed
0.125 gallons per flush.
5.303.3.2.2 Floor-mounted Urinals. The effective flush volume of floor-mounted or other urinals shall not exceed 0.5 gallons per flush.
5.303.3.3 Showerheads. [BSC-CG]
5.303.3.3.1 Single showerhead. Showerheads shall have a maximum flow rate of not more than 1.8 gallons per minute at 80 psi. Showerheads shall be certified to the performance criteria of the U.S. EPA WaterSense Specification for Showerheads.
5.303.3.3.2 Multiple showerheads serving one shower. When a shower is served by more than one showerhead, the combined flow rate of all the showerheads and/or other shower outlets controlled by a single valve shall not exceed 1.8 gallons per minute at 80 psi, or the shower shall be designed to allow only one shower outlet to be in operation at a time.
Note: A hand-held shower shall be considered a showerhead.
5.303.4 COMMERCIAL KITCHEN EQUIPMENT.
5.303.4.1 Food Waste Disposers. Disposers shall either modulate the use of water to no more than 1 gpm when the disposer is not in use (not actively grinding food waste/no-load) or shall automatically shut off after no more than 10 minutes of inactivity. Disposers shall use no more than 8 gpm of water.
Note: This code section does not affect local jurisdiction authority to prohibit or require disposer installation.
A0.5
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE - NONRESIDENTIAL MANDATORY MEASURES UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT NONRESIDENTIAL MANDATORY MEASURES, SHEET 3 (July 2024)
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
DIVISION 5.4 MATERIAL CONSERVATION AND RESOURCE
EFFICIENCY
SECTION 5.401 GENERAL
5.401.1 SCOPE. The provisions of this chapter specify the requirements of achieving material conservation, resource efficiency, and greenhouse gas (GHG) emission reduction through protection of buildings from exterior moisture, construction waste diversion, employment of techniques to reduce pollution through recycling of materials, the installation of products with lower GHG emissions and building commissioning or testing and adjusting.
SECTION 5.304 OUTDOOR WATER USE
5.304.1 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. Nonresidential developments shall comply with a local water efficient landscape ordinance or the current California Department of Water Resources' Model Water Efficient Landscape Ordinance (MWELO), whichever is more stringent.
Notes:
1. The Model Water Efficient Landscape Ordinance (MWELO) is located in the California Code of Regulations, Title 23, Chapter 2.7, Division 2.
2. MWELO and supporting documents, including a water budget calculator, are available at:
https://www.water.ca.gov/.
5.304.6 OUTDOOR POTABLE WATER USE IN LANDSCAPE AREAS. For public schools and community colleges, landscape projects as described in Sections 5.304.6.1 and 5.304.6.2 shall comply with the California Department of Water Resources Model Water Efficient Landscape Ordinance (MWELO) commencing with Section 490 of Chapter
2.7, Division 2, Title 23, California Code of Regulations, except that the evapotranspiration adjustment factor (ETAF) shall be 0.65 with an additional water allowance for special landscape areas (SLA) of 0.35.
Exception: Any project with an aggregate landscape area of 2,500 square feet or less may comply with the prescriptive measures contained in Appendix D of the MWELO.
5.304.6.1 Newly constructed landscapes. New construction projects with an aggregate landscape area equal to or greater than 500 square feet.
5.304.6.2 Rehabilitated landscapes. Rehabilitated landscape projects with an aggregate landscape area equal to or greater than 1,200 square feet.
5.303.5 AREAS OF ADDITION OR ALTERATION. For those occupancies within the authority of the California Building Standards Commission as specified in Section 103, the provisions of Section 5.303.3 and 5.303.4 shall apply to new fixtures in additions or areas of alteration to the building.
5.303.6 STANDARDS FOR PLUMBING FIXTURES AND FITTINGS. Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet the applicable standards referenced in Table 1701.1 of the California Plumbing Code and in Chapter 6 of this code.
SECTION 5.402 DEFINITIONS
5.402.1 DEFINITIONS. The following terms are defined in Chapter 2 (and are included here for reference) ADJUST. To regulate fluid flow rate and air patterns at the terminal equipment, such as to reduce fan speed or adjust a damper.
SECTION 5.407 WATER RESISTANCE AND MOISTURE MANAGEMENT
5.407.1 WEATHER PROTECTION. Provide a weather-resistant exterior wall and foundation envelope as required by California Building Code Section 1402.2 (Weather Protection), manufacturer's installation instructions or local ordinance, whichever is more stringent.
5.407.2 MOISTURE CONTROL. Employ moisture control measures by the following methods.
5.407.2.1 Sprinklers. Design and maintain landscape irrigation systems to prevent spray on structures.
5.407.2.2 Entries and openings. Design exterior entries and/or openings subject to foot traffic or wind-driven rain to prevent water intrusion into buildings as follows:
5.407.2.2.1 Exterior door protection. Primary exterior entries shall be covered to prevent water intrusion by using nonabsorbent floor and wall finishes within at least 2 feet around and perpendicular to such openings plus at least one of the following:
1. An installed awning at least 4 feet in depth.
2. The door is protected by a roof overhang at least 4 feet in depth.
3. The door is recessed at least 4 feet.
4. Other methods which provide equivalent protection.
5.407.2.2.2 Flashing. Install flashings integrated with a drainage plane.
BALANCE. To proportion flows within the distribution system, including sub-mains, branches and terminals, according to design quantities.
BUILDING COMMISSIONING. A systematic quality assurance process that spans the entire design and construction process, including verifying and documenting that building systems and components are planned, designed, installed, tested, operated and maintained to meet the owner’s project requirements.
BUY CLEAN CALIFORNIA ACT (BCCA). The Buy Clean California Act (BCCA) (Public Contract Code Sections 3500-3505) targets carbon emissions associated with the production of structural steel (hot-rolled sections, hollow structural sections, and plate), concrete reinforcing steel, flat glass, and mineral wool board insulation. The maximum acceptable global warming potential (GWP) limits are established by the Department of General Services (DGS), in consultation with the California Air Resources Board (CARB).
CRADLE-TO-GRAVE. Activities associated with a product or building’s life cycle from the extraction stage through disposal stage, and covering modules A1 through C4 in accordance with ISO Standards 14025 and 21930.
ORGANIC WASTE. Food waste, green waste, landscape and pruning wste, nonhazardous wood waste, and food soiled paper waste that is mixed in with food waste.
REFERENCE STUDY PERIOD. The period of use for the building, in years, that will be assumed for life cycle assessment.
TEST. A procedure to determine quantitative performance of a system or equipment TYPE III ENVIRONMENTAL PRODUCT DECLARATION (EPD). A third-party verified report that summarizes how a product impacts the environment. Type III EPDs can be either product-specific, factory-specific, or industry-wide EPDs.
See “Cradle-to-Gate.”
FACTORY-SPECIFIC EPD. A product-specific Type III EPD in which the environmental impacts can be attributed to a single manufacturer and manufacturing facility.
INDUSTRY-WIDE EPD (IW-EPD). A Type III EPD in which the environmental impacts are an average of the typical manufacturing impacts for a range of products within the same product category for a group of manufacturers.
PRODUCT-SPECIFIC EPD. A Type III EPD in which the environmental impacts can be attributed to a product design and manufacturer across multiple facilities.
SECTION 5.408 CONSTRUCTION WASTE REDUCTION, DISPOSAL AND
RECYCLING
5.408.1 CONSTRUCTION WASTE MANAGEMENT. Recycle and/or salvage for reuse a minimum of 65% of the non-hazardous construction and demolition waste in accordance with Section 5.408.1.1, 5.408.1.2 or 5.408.1.3; or meet a local construction and demolition waste management ordinance, whichever is more stringent.
5.408.1.1 Construction waste management plan. Where a local jurisdiction does not have a construction and demolition waste management ordinance, submit a construction waste management plan that:
1. Identifies the construction and demolition waste materials to be diverted from disposal by efficient usage, recycling, reuse on the project or salvage for future use or sale.
2. Determines if construction and demolition waste materials will be sorted on-site (source-separated) or bulk mixed (single stream).
3. Identifies diversion facilities where construction and demolition waste material collected will be taken.
4. Specifies that the amount of construction and demolition waste materials diverted shall be calculated by weight or volume, but not by both.
5.408.1.2 Waste Management Company. Utilize a waste management company that can provide verifiable documentation that the percentage of construction and demolition waste material diverted from the landfill complies with this section.
Note: The owner or contractor shall make the determination if the construction and demolition waste material will be diverted by a waste management company.
Exceptions to Sections 5.408.1.1 and 5.408.1.2:
1. Excavated soil and land-clearing debris.
2. Alternate waste reduction methods developed by working with local agencies if diversion or recycle facilities capable of compliance with this item do not exist.
3. Demolition waste meeting local ordinance or calculated in consideration of local recycling facilities and markets.
5.408.1.3 Waste stream reduction alternative. The combined weight of new construction disposal that does not exceed two pounds per square foot of building area may be deemed to meet the 65% minimum requirement as approved by the enforcing agency.
5.408.1.4 Documentation. Documentation shall be provided to the enforcing agency which demonstrates compliance with Sections 5.408.1.1, through 5.408.1.3. The waste management plan shall be updated as necessary and shall be accessible during construction for examination by the enforcing agency.
Notes:
1. Sample forms found in "A Guide to the California Green Building Standards Code (Nonresidential)" located www.dgs.ca.gov/BSC/Resources/Page-Content/Building-Standards-Commission- Resources-List-Folder/CALGreen may be used to assist in documenting compliance with the waste management plan.
2. Mixed construction and demolition debris processors can be located at the California Department of Resources Recycling and Recovery (CalRecycle).
5.408.2 UNIVERSAL WASTE. [A] Additions and alterations to a building or tenant space that meet the scoping provisions in Section 301.3 for nonresidential additions and alterations, shall require verification that Universal Waste items such as fluorescent lamps and ballast and mercury containing thermostats as well as other California prohibited Universal Waste materials are disposed of properly and are diverted from landfills. A list of prohibited Universal Waste materials shall be included in the construction documents.
Note: Refer to the Universal Waste Rule link at: http://www.dtsc.ca.gov/universalwaste/
5.408.3 EXCAVATED SOIL AND LAND CLEARING DEBRIS. 100 percent of trees, stumps, rocks and associated vegetation and soils resulting primarily from land clearing shall be reused or recycled. For a phased project, such material may be stockpiled on site until the storage site is developed.
Exception: Reuse, either on or off-site, of vegetation or soil contaminated by disease or pest infestation.
Notes:
1. If contamination by disease or pest infestation is suspected, contact the County Agricultural Commissioner and follow its direction for recycling or disposal of the material.
2. For a map of know pest and/or disease quarantine zones, consult with the California Department of Food and Agriculture. (www.cdfa.ca.gov)
SECTION 5.409 LIFE CYCLE ASSESSMENT
5.409.1 SCOPE. [BSC-CG] Effective July 1, 2024, projects consisting of newly constructed building(s) with a combined floor area of 100,000 square feet or greater shall comply with either Section 5.409.2 or Section 5.409.3.
Alteration(s) to existing building(s) where the combined altered floor area is 100,000 square feet or greater shall comply with either Section 5.105.2, 5.409.2, or 5.409.3. Addition(s) to existing building(s) where the total floor area combined with the existing building(s) is 100,000 square feet or greater shall comply with either Section 5.105.2, Section 5.409.2, or Section 5.409.3. Effective January 1, 2026, the combined floor area shall be 50,000 square feet or greater.
[DSA-SS] Projects consisting of newly constructed building(s) with a combined floor area of 50,000 square feet or greater shall comply with either Section 5.409.2 or Section 5.409.3. Alteration(s) to existing building(s) where the combined altered floor area is 50,000 square feet or greater shall comply with either Section 5.105.2, 5.409.2, or
5.409.3. Addition(s) to existing building(s) where the total floor area combined with the existing building(s) is 50,000 square feet or greater shall comply with either Section 5.105.2, Section 5.409.2, or Section 5.409.3.
5.409.2 Whole building life cycle assessment. Projects shall conduct a cradle-to-grave whole building life cycle assessment performed in accordance with ISO 14040 and ISO 14044, excluding operating energy, and demonstrating a minimum 10-percent reduction in global warming potential (GWP) as compared to a reference baseline building of similar size, function, complexity, type of construction, material specification, and location that meets the requirements of the California Energy Code currently in effect. Software used to conduct the whole building life cycle assessment, including reference baseline building, shall have a data set compliant with ISO 14044, and ISO 21930 or EN 15804, and the software shall conform to ISO 21931 and/or EN 15978. The software tools and data sets shall be the same for evaluation of both the baseline building and the proposed building.
Notes:
1. Software for calculating whole building life cycle assessment is available for free at Athena Sustainable Materials Institute (https://calculatelca.com/software/impact-estimator/) and OneClick LCA-Planetary (www.oneclicklca.com/planetary). Paid versions include, but are not limited to, Sphera GaBi Solutions (gabi.sphera.com), SimaPro (simapro.com), One-Click LCA (www.oneclicklca.com) and Tally for Revit (apps.autodesk.com).
2. ASTM E2921-22 “Standard Practice for Minimum Criteria for Comparing Whole Building Life Cycle Assessments for Use with Building Codes, Standards, and Rating Systems” may be consulted for the assessment.
3. In addition to the required documentation specified in Section 5.409.2.3, Worksheet WS-9 may be required by the enforcing entity to demonstrate compliance with the requirements.
5.409.2.1 Building components. Building enclosure components included in the assessment shall be limited to glazing assemblies, insulation, and exterior finishes. Primary and secondary structural members included in the assessment shall be limited to footings and foundations, and structural columns, beams, walls, roofs, and floors.
5.409.2.2 Reference study period. The reference study period of the proposed building shall be equal to the reference baseline building and shall be 60 years.
5.409.2.3 Verification of compliance. A summary of the GWP analysis produced by the software and Worksheet WS-4 signed by the design professional of record shall be provided in the construction documents as documentation of compliance. A copy of the whole building life cycle assessment which includes the GWP analysis produced by the software, in addition to maintenance and training information, shall be included in the operation and maintenance manual and shall be provided to the owner at the close of construction. The enforcing agency may require inspection and inspection reports in accordance with Sections 702.2 and 703.1 during and at completion of construction to demonstrate substantial conformance. Inspection shall be performed by the design professional of record or third party acceptable to the enforcing agency.
5.409.3 Product GWP compliance—prescriptive path. Each product that is permanently installed and listed in Table 5.409.3 shall have a Type III environmental product declaration (EPD), either product-specific or factory-specific.
1. The GWP values of the products listed in Table 5.409.3 are based on 175 percent of Buy Clean California Act (BCCA) GWP values, except for concrete products which are not included in the BCCA.
2. For concrete, 175 percent of the National Ready Mixed Concrete Association (NRMCA) 2022 version 3 Pacific Southwest regional benchmark values are used for the GWP allowed, except for High Early Strength.
3. Concrete High Early Strength ready-mixed shall be calculated at 130 percent of the ready-mixed concrete GWP allowed values for each product category. 5.409.3.1 Products shall not exceed the maximum GWP value specified in Table 5.409.3.
Exception: Concrete may be considered one product category to meet compliance with this section. A weighted average of the maximum GWP for all concrete mixes installed in the project shall be less than the weighted average maximum GWP allowed per Table 5.409.3 using Exception Equation 5.409.3.1. Calculations shall be performed with consistent units of measurement for the material quantity and the GWP value.
For the purposes of this exception, industry-wide EPDs are acceptable.
Exception EQUATION 5.409.3.1
GWPn < GWPallowed
where
GWPn = Σ (GWPn)(vn)
and
GWPallowed = Σ (GWPallowed)(vn)
and
n = each concrete mix installed in the project
GWPn = the GWP for concrete mix n per concrete
mix EPD, in kg CO2e/m3
GWPallowed = the GWP potential allowed for concrete
mix n per Table 5.409.3
vn = the volume of concrete mix n installed in
the project, in m3
TABLE 5.409.3
PRODUCT GWP LIMITS
BUY CLEAN CALIFORNIA
MATERIALS PRODUCT
CATEGORY
1 MAXIMUM
ACCEPTABLE GWP
VALUE (unfabricated)
(GWPallowed)
UNIT OF
MEASUREMENT
Hot-rolled structural steel
sections 1.77 MT CO2e/MT
Hollow structural sections 3.00 MT CO2e/MT
Steel plate 2.61 MT CO2e/MT
Concrete reinforcing steel 1.56 MT CO2e/MT
Flat glass 2.50 kg CO2e/MT
Light-density mineral
wool board insulation
5.83 kg CO2e/MT
Heavy-density mineral
wool board insulation
14.28 kg CO2e/MT
Concrete, Ready-Mixed
2 , 3
CONCRETE PRODUCT
CATEGORY
MAXIMUM GWP
ALLOWED VALUE
(GWPallowed)
UNIT OF
MEASUREMENT
up to 2499 psi 450 kg CO2e/m
3 2500−3499 psi 489 kg CO2e/m
3 3500−4499 psi 566 kg CO2e/m
3 4500−5499 psi 661 kg CO2e/m
3 5500−6499 psi 701 kg CO2e/m
3 6500 psi and greater 799 kg CO2e/m
3 Concrete, Lightweight Ready-Mixed
2 CONCRETE PRODUCT
CATEGORY
MAXIMUM GWP
ALLOWED VALUE
(GWPallowed)
UNIT OF
MEASUREMENT
up to 2499 psi 875 kg CO2e/m
3 2500−3499 psi 956 kg CO2e/m
3 3500−4499 psi 1039 kg CO2e/m
3 5.409.3.2 Verification of compliance. Calculations to demonstrate compliance, Type III EPDs for products required to comply, if included in the project, and Worksheet WS-5 signed by the design professional of record shall be provided on the construction documents. Updated EPDs for products used in construction shall be provided to the owner at the close of construction and to the enforcement entity upon request. The enforcing agency may require inspection and inspection reports in accordance with Sections 702.2 and 703.1 during and at completion of construction to demonstrate substantial conformance. Inspection shall be performed by the design professional of record or third party acceptable to the enforcing agency.
SECTION 5.410 BUILDING MAINTENANCE AND OPERATIONS
5.410.1 RECYCLING BY OCCUPANTS. Provide readily accessible areas that serve the entire building and are identified for the depositing, storage and collection of non-hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals or meet a lawfully enacted local recycling ordinance, if more restrictive.
Exception: Rural jurisdictions that meet and apply for the exemption in Public Resources Code 42649.82 (a)(2)(A) et seq. shall also be exempt from the organic waste portion of this section.
5.410.1.1 Additions. All additions conducted within a 12-month period under single or multiple permits, resulting in an increase of 30% or more in floor area, shall provide recycling areas on site.
Exception: Additions within a tenant space resulting in less than a 30% increase in the tenant space floor area.
5.410.1.2 Sample ordinance. Space allocation for recycling areas shall comply with Chapter 18, Part 3, Division 30 of the Public Resources Code. Chapter 18 is known as the California Solid Waste Reuse and Recycling Access Act of 1991 (Act).
Note: A sample ordinance for use by local agencies may be found in Appendix A of the document at the CalRecycle’s web site.
5.410.2 COMMISSIONING. [N] New buildings 10,000 square feet and over. For new buildings 10,000 square feet and over, building commissioning shall be included in the design and construction processes of the building project to verify that the building systems and components meet the owner’s or owner representative’s project requirements.
Commissioning shall be performed in accordance with this section by trained personnel with experience on projects of comparable size and complexity. For I-occupancies that are not regulated by OSHPD or for I-occupancies and L-occupancies that are not regulated y the California Energy Code Section 100.0 Scope, all requirements in Sections
5.410.2 through 5.410.2.6 shall apply.
Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting systems and controls, as well as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements Commissioning requirements shall include:
1. Owner’s or Owner representative’s project requirements.
2. Basis of design.
3. Commissioning measures shown in the construction documents.
4. Commissioning plan.
5. Functional performance testing.
6. Documentation and training.
7. Commissioning report.
Exceptions:
1. Unconditioned warehouses of any size.
2. Areas less than 10,000 square feet used for offices or other conditioned accessory spaces within unconditioned warehouses.
3. Tenant improvements less than 10,000 square feet as described in Section 303.1.1.
4. Open parking garages of any size, or open parking garage areas, of any size, within a structure.
Note: For the purposes of this section, unconditioned shall mean a building, area or room which does not provide heating and/or air conditioning.
Informational Notes:
1. . Functional performance testing for heating, ventilation, air conditioning systems and lighting controls must be performed in compliance with the California Energy Code. 5.410.2.1 Owner's or Owner Representative's Project Requirements (OPR). [N] The expectations and requirements of the building appropriate to its phase shall be documented before the design phase of the project begins. This documentation shall include the following:
1. Environmental and sustainability goals.
2. Building sustainable goals.
3. Indoor environmental quality requirements.
4. Project program, including facility functions and hours of operation, and need for after hours operation.
5. Equipment and systems expectations.
6. Building occupant and operation and maintenance (O&M) personnel expectations.
5.410.2.2 Basis of Design (BOD). [N] A written explanation of how the design of the building systems meets the OPR shall be completed at the design phase of the building project. The Basis of Design document shall cover the following systems:
1. Renewable energy systems.
2. Landscape irrigation systems.
3. Water reuse system.
5.410.2.3 Commissioning plan. [N] Prior to permit issuance a commissioning plan shall be completed to document how the project will be commissioned. The commissioning plan shall include the following:
1. General project information.
2. Commissioning goals.
3. Systems to be commissioned. Plans to test systems and components shall include:
a. An explanation of the original design intent.
b. Equipment and systems to be tested, including the extent of tests. c. Functions to be tested.
d. Conditions under which the test shall be performed.
e. Measurable criteria for acceptable performance.
4. Commissioning team information.
5. Commissioning process activities, schedules and responsibilities. Plans for the completion of commissioning shall be included.
5.410.2.4 Functional performance testing. [N] Functional performance tests shall demonstrate the correct installation and operation of each component, system and system-to-system interface in accordance with the approved plans and specifications. Functional performance testing reports shall contain information addressing each of the building components tested, the testing methods utilized, and include any readings and adjustments made.
5.410.2.6 Commissioning report. [N] A report of commissioning process activities undertaken through the design and construction phases of the building project shall be completed and provided to the owner or representative.
5.410.4 TESTING AND ADJUSTING. New buildings less than 10,000 square feet. Testing and adjusting of systems shall be required for new buildings less than 10,000 square feet or new systems to serve an addition or alteration subject to Section 303.1.
5.410.2.5 Documentation and training. [N] A Systems Manual and Systems Operations Training are required, including Occupational Safety and Health Act (OSHA) requirements in California Code of Regulations (CCR), Title 8, Section 5142, and other related regulations.
5.410.2.5.1 Systems manual. [N] Documentation of the operational aspects of the building shall be completed within the systems manual and delivered to the building owner or representative. The systems manual shall include the following:
1. Site information, including facility description, history and current requirements.
2. Site contact information.
3. Basic operations and maintenance, including general site operating procedures, basic troubleshooting, recommended maintenance requirements, site events log.
4. Major systems.
5. Site equipment inventory and maintenance notes.
6. A copy of verifications required by the enforcing agency or this code.
7. Other resources and documentation, if applicable.
5.410.2.5.2 Systems operations training. [N] A program for training of the appropriate maintenance staff for each equipment type and/or system shall be developed and documented in the commissioning report and shall include the following:
1. System/equipment overview (what it is, what it does and with what other systems and/or equipment it interfaces).
2. Review and demonstration of servicing/preventive maintenance.
3. Review of the information in the Systems Manual.
4. Review of the record drawings on the system/equipment.
5.410.4.2 (Reserved)
Note: For energy-related systems under the scope (Section 100) of the California Energy Code, including heating, ventilation, air conditioning (HVAC) systems and controls, indoor lighting system and controls, as well as water heating systems and controls, refer to California Energy Code Section 120.8 for commissioning requirements and Sections 120.5, 120.6, 130.4, and 140.9(b)3 for additional testing requirements of specific systems.
5.410.4.2 Systems. Develop a written plan of procedures for testing and adjusting systems. Systems to be included for testing and adjusting shall include at a minimum, as applicable to the project:
1. Renewable energy systems.
2. Landscape irrigation systems.
3. Water reuse systems.
5.410.4.3 Procedures. Perform testing and adjusting procedures in accordance with manufacturer's specifications and applicable standards on each system.
5.410.4.3.1 HVAC balancing. In addition to testing and adjusting, before a new space-conditioning system serving a building or space is operated for normal use, the system shall be balanced in accordance with the procedures defined by the Testing Adjusting and Balancing Bureau National Standards; the National Environmental Balancing Bureau Procedural Standards; Associated Air Balance Council National Standards or as approved by the enforcing agency.
5.410.4.4 Reporting. After completion of testing, adjusting and balancing, provide a final report of testing signed by the individual responsible for performing these services.
A0.6
UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE - NONRESIDENTIAL MANDATORY MEASURES UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT UNDER THE SUPERVISION OF: Sheet Number:
DESIGNED BY:
DRAWN BY:
CHECKED BY: DATE: Department of Public Works
ATTENTION IS DIRECTED TO THE POSSIBLE EXISTENCE OF UNDERGROUND FACILITIES NOT
SHOWN OR IN A LOCATION DIFFERENT FROM WHAT IS SHOWN ON THE PLANS OR IN THE SPECIAL PROVISIONS. THE CONTRACTOR SHALL TAKE STEPS TO ASCERTAIN THE EXACT
LOCATION OF ALL UNDERGROUND FACILITIES PRIOR TO START OF WORK THAT MAY DAMAGE SUCH FACILITIES OR INTERFERE WITH THEIR SERVICES. BEFORE EXCAVATION, THE CONTRACTOR SHALL VERIFY THE LOCATION OF UNDERGROUND UTILITIES BY CONTACTING UNDERGROUND UTILITIES SERVICE ALERT AT 1 (800) 422-4133.
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
Mehran Golestan
iArch
Steve Forster
P.N.: 2.1000.03
NO. DATE BY DESCRIPTION APPROV.
REVISIONS CITY OF MONTEBELLO
311 S Greenwood Ave. , Montebello , CA 90640
TRANSPORTATION FACILITY REMODEL
CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT NONRESIDENTIAL MANDATORY MEASURES, SHEET 4 (July 2024)
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
Y N/A RESPON.
PARTY
5.410.4.5 Operation and maintenance (O & M) manual. Provide the building owner or representative with detailed operating and maintenance instructions and copies of guaranties/warranties for each system. O & M instructions shall be consistent with OSHA requirements in CCR, Title 8, Section 5142, and other related regulations.
5.410.4.5.1 Inspections and reports. Include a copy of all inspection verifications and reports required by the enforcing agency.
DIVISION 5.5 ENVIRONMENTAL QUALITY
SECTION 5.501 GENERAL
5.501.1 SCOPE. The provisions of this chapter shall outline means of reducing the quantity of air contaminants that are odorous, irritating, and/or harmful to the comfort and well-being of a building's installers, occupants and neighbors.
SECTION 5.502 DEFINITIONS
5.502.1 DEFINITIONS. The following terms are defined in Chapter 2 (and are included here for reference) ARTERIAL HIGHWAY. A general term denoting a highway primarily for through traffic usually on a continuous route.
A-WEIGHTED SOUND LEVEL (dBA). The sound pressure level in decibels as measured on a sound level meter using the internationally standardized A-weighting filter or as computed from sound spectral data to which A-weighting adjustments have been made.
1 BTU/HOUR. British thermal units per hour, also referred to as Btu. The amount of heat required to raise one pound of water one degree Fahrenheit per hour, a common measure of heat transfer rate. A ton of refrigeration is 12,000 Btu, the amount of heat required to melt a ton (2,000 pounds) of ice at 320 Fahrenheit.
COMMUNITY NOISE EQUIVALENT LEVEL (CNEL). A metric similar to the day-night average sound level (Ldn), except that a 5 decibel adjustment is added to the equivalent continuous sound exposure level for evening hours (7pm to 10pm) in addition to the 10 dB nighttime adjustment used in the Ldn.
COMPOSITE WOOD PRODUCTS. Composite wood products include hardwood plywood, particleboard and medium density fiberboard. “Composite wood products” does not include hardboard, structural plywood, structural panels, structural composite lumber, oriented strand board, glued laminated timber, timber, prefabricated wood I–joists or finger–jointed lumber, all as specified in California Code of Regulations (CCR), Title 17, Section 93120.1(a).
Note: See CCR, Title 17, Section 93120.1.
DAY-NIGHT AVERAGE SOUND LEVEL (Ldn). The A-weighted equivalent continuous sound exposure level for a 24-hour period with a 10 dB adjustment added to sound levels occurring during nighttime hours (10p.m. to 7 a.m.).
DECIBEL (db). A measure on a logarithmic scale of the magnitude of a particular quantity (such as sound pressure, sound power, sound intensity) with respect to a reference quantity.
ELECTRIC VEHICLE (EV). An automotive-type vehicle for on-road use, such as passenger automobiles, buses, trucks, vans, neighborhood electric vehicles, electric motorcycles, and the like, primarily powered by an electric motor that draws current from a rechargeable storage battery, fuel cell, photovoltaic array, or other source of electric current.
Plug-in hybrid electric vehicles (PHEV) are considered electric vehicles. For purposes of the California Electrical Code, off-road, self-propoelled electric vehicles, such as industrial trucks, hoists, lifts, transports, golf carts, airline ground support equipment, tractors, boats, and the like, are not included.
ELECTRIC VEHICLE CHARGING STATION(S) (EVCSj). One or more spaces intended for charging electric vehicles.
ELECTRIC VEHICLE SUPPLY EQUIPMENT (EVSE). The conductors, including the ungrounded, grounded, and equipment grounding conductors and the electric vehicle connectors, attachment plugs, and all other fittings, devices, power outlets, or apparatus installed specifically for the purpose of transferring energy between the premises wiring and the electric vehicle.
ENERGY EQUIVALENT (NOISE) LEVEL (Leq). The level of a steady noise which would have the same energy as the fluctuating noise level integrated over the time of period of interest.
EXPRESSWAY. An arterial highway for through traffic which may have partial control of access, but which may or may not be divided or have grade separations at intersections.
FREEWAY. A divided arterial highway with full control of access and with grade separations at intersections.
GLOBAL WARMING POTENTIAL (GWP). The radiative forcing impact of one mass-based unit of a given greenhouse gas relative to an equivalent unit of carbon dioxide over a given period of time. Carbon dioxide is the reference compound with a GWP of one.
GLOBAL WARMING POTENTIAL VALUE (GWP VALUE). A 100-year GWP value published by the Intergovernmental Panel on Climate Change (IPCC) in either its Second Assessment Report (SAR) (IPCC, 1995); or its Fourth Assessment A-3 Report (AR4) (IPCC, 2007). The SAR GWP values are found in column "SAR (100-yr)" of Table 2.14.; the AR4 GWP values are found in column "100 yr" of Table 2.14.
HIGH-GWP REFRIGERANT. A compound used as a heat transfer fluid or gas that is: (a) a chlorofluorocarbon, a hdrochlorofluorocarbon, a hydrofluorocarbon, a perfluorocarbon, or any compound or blend of compounds, with a GWP value equal to or greater than 150, or (B) any ozone depleting substance as defined in Title 40 of the Code of Federal Regulations, Part 82, sec.82.3 (as amended March 10, 2009). LONG RADIUS ELBOW. Pipe fitting installed between two lengths of pipe or tubing to allow a change of direction, with a radius 1.5 times the pipe diameter.
LOW-GWP REFRIGERANT. A compound used as a heat transfer fluid or gas that: (A) has a GWP value less than 150, and (B) is not an ozone depleting substance as defined in Title 40 of the Code of Federal Regulations, Part 82, sec.82.3 (as amended March 10, 2009).
MERV. Filter minimum efficiency reporting value, based on ASHRAE 52.2–1999.
MAXIMUM INCREMENTAL REACTIVITY (MIR). The maximum change in weight of ozone formed by adding a compound to the "Base REactive Organic Gas (ROG) Mixture" per weight of compound added, expressed to hundreths of a gram (g O3/g ROC).
PRODUCT-WEIGHTED MIR (PWMIR). The sum of all weighted-MIR for all ingredients in a product subject to this article. The PWMIR is the total product reactivity expressed to hundredths of a gram of ozone formed per gram of product (excluding container and packaging).
PSIG. Pounds per square inch, guage.
REACTIVE ORGANIC COMPOUND (ROC). Any compound that has the potential, once emitted, to contribute to ozone formation in the troposphere.
SCHRADER ACCESS VALVES. Access fittings with a valve core installed.
SHORT RADIUS ELBOW. Pipe fitting installed between two lengths of pipe or tubing to allow a change of direction, with a radius 1.0 times the pipe diameter.
SUPERMARKET. For the purposes of Section 5.508.2, a supermarket is any retail food facility with 8,000 square feet or more conditioned area, and that utilizes either refrigerated display cases, or walk-in coolers or freezers connected to remote compressor units or condensing units.
VOC. A volatile organic compound broadly defined as a chemical compound based on carbon chains or rings with vapor pressures greater than 0.1 millimeters of mercury at room temperature. These compounds typically contain hydrogen and may contain oxygen, nitrogen and other elements. See CCR Title 17, Section 94508(a).
Note: Where specific regulations are cited from different agencies such as SCAQMD, ARB, etc., the VOC definition included in that specific regulation is the one that prevails for the specific measure in question.
SECTION 5.503 FIREPLACES
5.503.1 FIREPLACES. Install only a direct-vent sealed-combustion gas or sealed wood-burning fireplace, or a sealed woodstove or pellet stove, and refer to residential requirements in the California Energy Code, Title 24, Part 6, Subchapter 7, Section 150. Woodstoves, pellet stoves and fireplaces shall comply with applicable local ordinances.
5.503.1.1 Woodstoves. Woodstoves and pellet stoves shall comply with U.S. EPA New Source Performance Standards (NSPS) emission limits as applicable, and shall have a permanent label indicating they are certified to meet the emission limits.
SECTION 5.504 POLLUTANT CONTROL
5.504.1 TEMPORARY VENTILATION. The permanent HVAC system shall only be used during construction if necessary to condition the building or areas of addition or alteration within the required temperature range for material and equipment installation. If the HVAC system is used during construction, use return air filters with a Minimum Efficiency Reporting Value (MERV) of 8, based on ASHRAE 52.2-1999, or an average efficiency of 30% based on ASHRAE 52.1-1992 Replace all filters immediately prior to occupancy, or, if the building is occupied during alteration, at the conclusion of construction.
5.504.3 Covering of duct openings and protection of mechanical equipment during construction. At the time of rough installation and during storage on the construction site until final startup of the heating, cooling and ventilation equipment, all duct and other related air distribution component openings shall be covered with tape, plastic, sheetmetal or other methods acceptable to the enforcing agency to reduce the amount of dust, water and debris which may enter the system.
TABLE 5.504.4.1 - ADHESIVE VOC LIMIT1,2
Less Water and Less Exempt Compounds in Grams per Liter
ARCHITECTURAL APPLICATIONS CURRENT VOC LIMIT
INDOOR CARPET ADHESIVES 50
CARPET PAD ADHESIVES 50
OUTDOOR CARPET ADHESIVES 150
WOOD FLOORING ADHESIVES 100
RUBBER FLOOR ADHESIVES 60
SUBFLOOR ADHESIVES 50
CERAMIC TILE ADHESIVES 65
VCT & ASPHALT TILE ADHESIVES 50
DRYWALL & PANEL ADHESIVES 50
COVE BASE ADHESIVES 50
MULTIPURPOSE CONSTRUCTION ADHESIVES 70
STRUCTURAL GLAZING ADHESIVES 100
SINGLE-PLY ROOF MEMBRANE ADHESIVES 250
OTHER ADHESIVES NOT SPECIFICALLY LISTED 50
SPECIALTY APPLICATIONS
PVC WELDING 510
CPVC WELDING 490
ABS WELDING 325
PLASTIC CEMENT WELDING 250
ADHESIVE PRIMER FOR PLASTIC 550
CONTACT ADHESIVE 80
SPECIAL PURPOSE CONTACT ADHESIVE 250
STRUCTURAL WOOD MEMBER ADHESIVE 140
TOP & TRIM ADHESIVE 250
SUBSTRATE SPECIFIC APPLICATIONS
METAL TO METAL 30
PLASTIC FOAMS 50
POROUS MATERIAL (EXCEPT WOOD) 50
WOOD 30
FIBERGLASS 80
1. IF AN ADHESIVE IS USED TO BOND DISSIMILAR SUBSTRATES TOGETHER, THE ADHESIVE WITH THE HIGHEST VOC CONTENT SHALL BE ALLOWED.
2. FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THE VOC
CONTENT SPECIFIED IN THIS TABLE, SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168, www.arb.ca.gov/DRDB/SC/CURHTML/R1168.PDF TABLE 5.504.4.2 - SEALANT VOC LIMIT
Less Water and Less Exempt Compounds in Grams per Liter
SEALANTS CURRENT VOC LIMIT
ARCHITECTURAL 250
MARINE DECK 760
NONMEMBRANE ROOF 300
ROADWAY 250
SINGLE-PLY ROOF MEMBRANE 450
OTHER 420
SEALANT PRIMERS
ARCHITECTURAL
NONPOROUS 250
POROUS 775
MODIFIED BITUMINOUS 500
MARINE DECK 760
OTHER 750
NOTE: FOR ADDITIONAL INFORMATION REGARDING METHODS TO MEASURE THE VOC
CONTENT SPECIFIED IN THESE TABLES, SEE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT RULE 1168.
5.504.4 FINISH MATERIAL POLLUTANT CONTROL. Finish materials shall comply with Sections 5.504.4.1 through
5.504.4.6.
5.504.4.1 Adhesives, sealants and caulks. Adhesives, sealants, and caulks used on the project shall meet the requirements of the following standards:
1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable, or SCAQMD Rule 1168 VOC limits, as shown in Tables 5.504.4.1 and 5.504.4.2. Such products also shall comply with the Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and trichloroethylene), except for aerosol products as specified in subsection 2, below.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than one pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of California Code of Regulations, Title 17, commencing with Section 94507.
5.504.4.3 Paints and coatings. Architectural paints and coatings shall comply with VOC limits in Table 1 of the ARB Architectural Coatings Suggested Control Measure, as shown in Table 5.504.4.3, unless more stringent local limits apply. The VOC content limit for coatings that do not meet the definitions for the specialty coatings categories listed in Table 5.504.4.3 shall be determined by classifying the coating as a Flat, Nonflat or Nonflat-High Gloss coating, based on its gloss, as defined in Subsections 4.21, 4.36 and 4.37 of the 2007 California Air Resources Board Suggested Control Measure, and the corresponding Flat, Nonflat or Nonflat-High Gloss VOC limit in Table 5.504.4.3 shall apply.
5.504.4.3.1 Aerosol Paints and coatings. Aerosol paints and coatings shall meet the PWMIR Limits for ROC in Section 94522(a)(3) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Sections 94522(c)(2) and (d)(2) of California Code of Regulations, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District additionally comply with the percent VOC by weight of product limits of Regulation 8 Rule 49.
SPECIALTY COATINGS
ALUMINUM ROOF COATINGS 400
BASEMENT SPECIALTY COATINGS 400
BITUMINOUS ROOF COATINGS 50
BITUMINOUS ROOF PRIMERS 350
BOND BREAKERS 350
CONCRETE CURING COMPOUNDS 350
CONCRETE/MASONRY SEALERS 100
DRIVEWAY SEALERS 50
DRY FOG COATINGS 150
FAUX FINISHING COATINGS 350
FIRE RESISTIVE COATINGS 350
FLOOR COATINGS 100
FORM-RELEASE COMPOUNDS 250
GRAPHIC ARTS COATINGS (SIGN PAINTS) 500
HIGH-TEMPERATURE COATINGS 420
INDUSTRIAL MAINTENANCE COATINGS 250
LOW SOLIDS COATINGS1 120
MAGNESITE CEMENT COATINGS 450
MASTIC TEXTURE COATINGS 100
METALLIC PIGMENTED COATINGS 500
MULTICOLOR COATINGS 250
PRETREATMENT WASH PRIMERS 420
PRIMERS, SEALERS, & UNDERCOATERS 100
REACTIVE PENETRATING SEALERS 350
RECYCLED COATINGS 250
ROOF COATINGS 50
RUST PREVENTATIVE COATINGS 250
SHELLACS:
CLEAR 730
OPAQUE 550
SPECIALTY PRIMERS, SEALERS & UNDERCOATERS 100
STAINS 250
STONE CONSOLIDANTS 450
SWIMMING POOL COATINGS 340
TRAFFIC MARKING COATINGS 100
TUB & TILE REFINISH COATINGS 420
WATERPROOFING MEMBRANES 250
WOOD COATINGS 275
WOOD PRESERVATIVES 350
ZINC-RICH PRIMERS 340
1. GRAMS OF VOC PER LITER OF COATING, INCLUDING WATER & EXEMPT COMPOUNDS
2. THE SPECIFIED LIMITS REMAIN IN EFFECT UNLESS REVISED LIMITS ARE LISTED IN SUBSEQUENT COLUMNS IN THE TABLE.
3. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD, ARCHITECTURAL COATINGS SUGGESTED CONTROL MEASURE, FEB. 1, 2008. MORE INFORMATION IS AVAILABLE FROM THE AIR RESOURCES BOARD.
TABLE 5.504.4.3 - VOC CONTENT LIMITS FOR ARCHITECTURAL
COATINGS2,3
GRAMS OF VOC PER LITER OF COATING, LESS WATER & LESS EXEMPT COMPOUNDS
COATING CATEGORY CURRENT VOC LIMIT
FLAT COATINGS 50
NONFLAT COATINGS 100
NONFLAT HIGH GLOSS COATINGS 150
5.504.4.3.2 Verification. Verification of compliance with this section shall be provided at the request of the enforcing agency. Documentation may include, but is not limited to, the following:
1. Manufacturer's product specification
2. Field verification of on-site product containers
5.504.4.4 Carpet Systems.
All carpet installed in the building interior shall meet the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers." Version 1.2, January 2017 (Emission testing method for California Specifications 01350).
See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.4.1 Carpet cushion. All carpet cushion installed in the building interior shall meet the requirements of the California Department of Public Health,"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,"Version 1.2, January 2017 (Emission testing method for California Specifications 01350).
See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.4.2 Carpet adhesive. All carpet adhesive shall meet the requirements of Table 5.504.4.1.
5.504.4.5 Composite wood products. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the buildings shall meet the requirements for formaldehyde as specified in ARB's Air Toxics Control Measure (ATCM) for Composite Wood (17 CCR 93120 et seq.). Those materials not exempted under the ATCM must meet the specified emission limits, as shown in Table 5.504.4.5.
5.504.4.5.3 Documentation. Verification of compliance with this section shall be provided as requested by the enforcing agency. Documentation shall include at least one of the following:
1. Product certifications and specifications.
2. Chain of custody certifications.
3. Product labeled and invoiced as meeting the Composite Wood Products regulation (see CCR, Title 17, Section 93120, et seq.).
4. Exterior grade products marked as meeting the PS-1 or PS-2 standards of the Engineered Wood Association, the Australian AS/NZS 2269 or European 636 3S standards.
5. Other methods acceptable to the enforcing agency.
TABLE 5.504.4.5 - FORMALDEHYDE LIMITS1
MAXIMUM FORMALDEHYDE EMISSIONS IN PARTS PER MILLION
PRODUCT CURRENT LIMIT
HARDWOOD PLYWOOD VENEER CORE 0.05
HARDWOOD PLYWOOD COMPOSITE CORE 0.05
PARTICLE BOARD 0.09
MEDIUM DENSITY FIBERBOARD 0.11
THIN MEDIUM DENSITY FIBERBOARD2 0.13
1. VALUES IN THIS TABLE ARE DERIVED FROM THOSE SPECIFIED BY THE CALIFORNIA AIR RESOURCES BOARD, AIR TOXICS CONTROL MEASURE FOR COMPOSITE WOOD AS TESTED IN ACCORDANCE WITH ASTM E 1333. FOR ADDITIONAL INFORMATION, SEE CALIFORNIA CODE OF REGULATIONS, TITLE 17, SECTIONS 93120 THROUGH 93120.12.
2. THIN MEDIUM DENSITY FIBERBOARD HAS A MAXIMUM THICKNESS OF 5/16 INCHES (8 MM).
SECTION 5.505 INDOOR MOISTURE CONTROL
5.505.1 INDOOR MOISTURE CONTROL. Buildings shall meet or exceed the provisions of California Building Code, CCR, Title 24, Part 2, Sections 1202 (Ventilation) and Chapter 14 (Exterior Walls). For additional measures, see Section 5.407.2 of this code.
SECTION 5.506 INDOOR AIR QUALITY
5.506.1 OUTSIDE AIR DELIVERY. For mechanically or naturally ventilated spaces in buildings, meet the minimum requirements of Section 120.1 (Requirements For Ventilation) of the California Energy Code, or the applicable local code, whichever is more stringent, and Division 1, Chapter 4 of CCR, Title 8.
5.506.2 CARBON DIOXIDE (CO2) MONITORING. For buildings or additions equipped with demand control ventilation, CO2 sensors and ventilation controls shall be specified and installed in accordance with the requirements of the California Energy Code, Section 120(c)(4).
5.506.3 Carbon dioxide (CO2) monitoring in classrooms.
(DSA-SS) Each public K-12 school classroom, as listed in Table 120.1-A of the California Energy Code, shall be equipped with a carbon dioxide monitor or sensor that meets the following requirements:
1. The monitor or sensor shall be permanently affixed in a tamper-proof manner in each classroom between 3 and 6 feet (914 mm and 1829 mm) above the floor and at least 5 feet (1524 mm) away from door and operable windows.
2. When the monitor or sensor is not integral to an Energy Management Control System (EMCS), the monitor or sensor shall display the carbon dioxide readings on the device. When the sensor is integral to an EMCS, the carbon dioxide readings shall be available to and regularly monitored by facility personnel.
3. A monitor shall provide notification though a visual indicator on the monitor when the carbon dioxide levels in the classroom have exceeded 1,100ppm. A sensor integral to an EMCS shall provide notification to facility personnel through a visual and/or audible indicator when the carbon dioxide levels in the classroom have exceeded 1,100ppm.
4. The monitor or sensor shall measure carbon dioxide levels at minimum 15- minute intervals and shall maintain a record of previous carbon dioxide measurements of not less than 30 days duration.
5. The monitor or sensor used to measure carbon dioxide levels shall have the capacity to measure carbon dioxide levels with a range of 400ppm to 2000ppm or greater.
6. The monitor or sensor shall be certified by the manufacturer to be accurate within 75ppm at 1,000ppm carbon dioxide concentration and shall be certified by the manufacturer to require calibration no more frequently than once every 5 years.
5.504.4.6 Resilient flooring systems. Where resilient flooring is installed, at least 80 percent of floor area receiving resilient flooring shall meet the requirements of the California Department of Public Health,"Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers," Version 1.2, January 2017 (Emission testing method for California Specifications 01350)
See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.6.1 Verification of compliance. Documentation shall be provided verifying that resilient flooring materials meet the pollutant emission limits.
5.504.4.7 Thermal insulation
Comply with the requirements of the California Department of Public Health, "Standard Method of the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers, "Version 1.2, January 1.2, January 2017 (Emission testing method for California Specification 01350).
See California Department of Public Health's website for certification programs and testing labs. https://www.cdph.ca.gov/Programs/CCDPHP/DEODC/EHLB/IAQ/Pages/VOC.aspx#material
5.504.4.7.1 Verification of compliance.
Documentation shall be provided verifying that thermal insulation materials meet the pollutant emission limits.
5.504.4.8 Acoustical ceiling and wall panels.
Comply with the requirements of the California Department of Public Health, "Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers, " Version 1.2, January 2017 (Emission testing method for California Specification 01350).
See California Department of Public Health's website for certification programs and testing labs.
5.504.4.8.1 Verification of compliance. Documentation shall be provided verifying that acoustical finish materials meet the pollutant emission limits.
5.504.5.3 Filters. In mechanically ventilated buildings, provide regularly occupied areas of the building with air filtration media for outside and return air that provides at least a Minimum Efficiency Reporting Value (MERV) of
13. MERV 13 filters shall be installed prior to occupancy, and recommendations for maintenance with filters of the same value shall be included in the operation and maintenance manual.
Exceptions: Existing mechanical equipment.
5.504.5.3.1 Labeling. Installed filters shall be clearly labeled by the manufacturer indicating the MERV rating.
5.504.7 ENVIRONMENTAL TOBACCO SMOKE (ETS) CONTROL. Where outdoor areas are provided for smoking, prohibit smoking within 25 feet of building entries, outdoor air intakes and operable windows and within the building as already prohibited by other laws or regulations; or as enforced by ordinances, regulations or policies of any city, county, city and county, California Community College, campus of the California State University, or campus of the University of California, whichever are more stringent. When ordinances, regulations or policies are not in place, post signage to inform building occupants of the prohibitions.
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