7 3.6. No Conflicting Enactments. Except as provided in Section 3.5 of this Agreement, during the Term of this Amended Agreement, the City will not, without the prior written consent of Developer, do any of the following:
Apply to the Property, or any portion thereof, any change in the Vested Rules or any new or amended rule, ordinance, resolution, regulation, requirement, or official policy which conflicts with or is inconsistent with this Amended Agreement, or which reduces the development rights provided by this Amended Agreement, or which limits or reduces the permitted uses allowed under the Vested Rules, or which discriminates against Developer or the Project or any portion thereof, or which applies only to the Project or a portion thereof;
Apply to the Property any new rule, ordinance, resolution, regulation, requirement, or official policy which requires any additional discretionary review or approval; or
Apply to the Property any new or amended rule, ordinance, resolution, regulation, requirement, or official policy that materially, adversely affects the timing or phasing of construction or development or that limits the availability of utilities, infrastructure, or public services for the Property.
3.7. Term of Project Approvals. To the extent allowed by the Subdivision Map Act, the term of any tentative map approved for any portion of the Property, whether as stated in the existing Project Approvals, or as stated in any subsequent amendment or addition to the Project approvals including, without limitation, any tentative parcel map, tentative map, vesting tentative map, or vesting tentative parcel map, any amendment of any such map, and any subdivision improvement agreement entered into in connection with any of the aforementioned maps, will be automatically extended for the Term of this Agreement. Similarly, the term of any Project Approvals approved for any portion of the Property, whether existing or subsequently approved, will be automatically extended for the Term of this Agreement. In addition, in accordance with Government Code §66452.6, the term of any map or other Project Approval will be extended for a period equal to any period of time during which: (a) a development moratorium exists including, without limitation, a water or wastewater moratorium, or the actions of public agencies (other than City) that regulate land uses, development or the provision of services to the Property, that prevents, prohibits, or delays the construction of the Project; or (b) a lawsuit involving any development approvals or permits for the Project is pending. A development moratorium adopted or implemented by City does not apply to the Property, as further described in Section 3.8.
3.8. Initiatives/Referendum. Any law enacted or imposed after the Effective Date by initiative or referendum, or by the City Council, directly or indirectly, in connection with any proposed initiative or referendum, which law would conflict with the vested rights to develop granted to Developer under this Agreement will, to the maximum extent permitted by law, not apply to the Property.
8 3.9. Moratoria; Growth Control Measures. Developer’s rights to develop the Property in conformance with the Vested Rights under this Agreement prevails over any growth control measure or development moratorium adopted or implemented by City after the Effective Date, whether adopted specifically to prohibit construction of the Project or any portion thereof, or as an interim measure during the processing of contemplated General Plan, Specific Plan, or zoning changes, or as a general growth control management measure.
3.10. Effect of Inconsistent State or Federal Laws. This Amended Agreement may be further modified or suspended as may be necessary to comply with the State of California or Federal legislation, case law, codes, or regulations enacted/issued after the Effective Date, which preempt local jurisdiction and which prevent or preclude compliance with one or more provisions of this Amended Agreement; provided, however, that any such modification or suspension will be made to the minimum extent necessary and only after the Parties have met and conferred in good faith to determine the feasibility of such modification or suspension and to minimize its effect on the rights of the Parties and fulfillment of the purposes and intent of this Agreement. The Parties will cooperate to process applications for any City or governmental approvals which may be required as a result of any such modification or suspension of this Amended Agreement.
3.11. Public Works. Developer must construct any facilities or improvements that will be dedicated to City or any other governmental agency upon completion in the same manner and to the same standards as would be applicable to City or such other governmental agency should it have undertaken construction.
3.12. Business Recovery Development Agreement Zone (“BRDZ”). This Agreement is intended to implement the Project consistent with the Property’s P-D overlay and the BRDZ, as applicable. This Agreement accordingly allows for the following:
Land Uses. MPMC § 21.10.020(C), and Table 21.10 (A) Mixed Uses (Residential & Commercial).
3.12.2 Development Standards. Per MPMC § 21.45.020 and this Agreement. To the extent of any conflict, this Agreement governs.
ARTICLE 4
PROCESSING OF SUBSEQUENT PERMITS AND APPROVALS
4.1. Subsequent Permits.
Defined. “Subsequent Permits” means the land use, development, and building approvals which are to be processed for approval by City ministerially and which are necessary or appropriate in order to develop the Project in accordance with the Vested Rules, the Project Approvals, and this Amended Agreement including, without limitation, zone changes, master plans or amendments thereto, any and all permits and/or approvals that are part of development maps, subdivision improvements plans and agreements, design review, site plans,
9 landscape plans, preliminary grading plans, grading plans and permits, building plans and permits, and environmental determinations. The Subsequent Permits include any permits and approvals required to complete the infrastructure and improvements necessary to develop the Property (collectively, the “Improvements”), in accordance with this Amended Agreement and the Vested Rules including, without limitation, those related to: (a) clearing the Property; (b) preliminary grading or grading of the Property; (c) construction of roads and storm drainage facilities; (d) construction of all residential and commercial structures and all structures and facilities accessory thereto, subject to the limitations set forth in this Amended Agreement. The grant of vested rights to Developer pursuant to this Amended Agreement does not waive or remove any requirement to process and obtain Subsequent Permits for the Project, to the extent required under the Vested Rules and not part of the Project Approvals. Subsequent Permits may include requirements necessary to implement the Project as approved, including applicable building, fire, engineering, grading, drainage, utility, public improvement, easement, and right-of-way requirements, provided such requirements are consistent with this Amended Agreement, the Project Approvals, and the Vested Rules.
Standard of Review. City agrees applications for Subsequent Permits will be processed in good-faith and expeditiously, as well as granted on terms and conditions in conformance with this Amended Agreement, the Project Approvals, and the Vested Rules. In the event any conflict arises between the terms and conditions of a Subsequent Permit and this Amended Agreement, the provisions of this Amended Agreement prevail unless otherwise agreed to in writing by the City and the affected Developer.
4.2. Processing. Subject to compliance with the Vested Rules and other applicable laws, the Subsequent Permits will be reviewed, processed, and acted upon by City ministerially and without the need for any further public hearings, provided that: (a) applications for such approvals are submitted to City during the Term of this Amended Agreement; (b) the applications are deemed complete pursuant to the Vested Rules; and (c) there is no uncured Event of Default under the terms and conditions of this Amended Agreement with respect to the portion of the Property for which such approval is sought. City agrees it will not unreasonably withhold or unreasonably condition any Subsequent Permits that may be issued by City in order for the Project to proceed, provided that Developer reasonably and satisfactorily complies with all preliminary procedures, actions, payments of Processing Fees, and criterial generally required of developers by City for processing applications for developments and consistent with this Amended Agreement.
4.3. Development Fees. Due to the consideration and benefits as described in Section
5.1, the following apply to the development fees described below:
Permit Fees. If a Subsequent Permit requires any significant change to the Project, then any additional Permit Fees must meet all applicable nexus and rough proportionality requirements under State and Federal law. Permit Fees will be payable in an amount and at the time established by City’s fee schedule at the time of issuance of any Subsequent Permits. Any credits applicable to Permit Fees to which any portion of the Project is entitled as a result of construction may be transferred to any other portion of the Project and applied to reduce future Permit Fees that become payable provided that this Amended Agreement does not, by itself, entitle Developer to any such credits.
10 Development Impact Fees. Developer will pay fees established and adopted pursuant to the Mitigation Fee Act (Government Code §§ 66000, et seq.) and the MPMC, as detailed in Exhibit “E.”
Application Processing Fees. Developer must pay the Application Processing Fees in effect on the date the City Council approves this Amended Development Agreement.
No Encroachments into Public Right-of-Way. As a condition precedent to issuance of any building permit for the Project, Developer must demonstrate, to the satisfaction of the City Engineer, that the Project, including all permanent and temporary improvements and construction activities, will not encroach into, under, or above any public right-of-way or other public property, except as expressly authorized by all required permits, easements, licenses, or other approvals issued by the applicable public agency. Nothing in this Agreement authorizes any encroachment into, under, or above a public right-of-way or other public property.
4.4. Other Local, State, Federal Approvals. The Parties contemplate that development of the Project pursuant to this Amended Agreement may be subject to the approval of other governmental agencies. If so, the Parties will act in good faith and use reasonable effort and diligence to process and obtain such approvals in a manner and on terms and conditions that are consistent with, and implement, the Project Approvals, the Vested Rules, and this Amended Agreement. If any revisions or corrections of the plans for Project Approvals approved by City are required by any other governmental agency, then the Parties will cooperate reasonably and in good-faith to develop a mutually acceptable solution.
ARTICLE 5
PUBLIC BENEFITS
5.1. Public Benefits. The Parties acknowledge and agree that Developer’s agreement to perform and abide by the covenants and obligations set-forth herein is material consideration for City’s agreement to perform and abide by the covenants set-forth herein, including without limitation the following specific public benefits of this Amended Agreement:
Providing a major public gathering space located adjacent to the sidewalk with ample pedestrian amenities, which result in open space which promotes public activity. In particular, the Project creates an area that will encourage pedestrian movement along the Project's frontages, and an attractive plaza will mark the central entrance on Garfield Avenue.
Providing major transit improvements including an increase in sidewalk width at bus stops, new transit shelter, bicycle racks, special decorative paving, pedestrian lighting and other pedestrian amenities. In particular, the Project replaces sidewalks of five feet with pedestrian realms twelve to fifteen feet wide between the face of the curb of each major arterial street and the face of the building, which will include parkways, sidewalk, landscape areas as well as street trees, street furniture, and bus stop facilities. Additionally, the Project will participate, based on its pro-rata share and pursuant to a written agreement between the City and Developer,
11 in the cost of operating the City’s transit program, including, without limitation, the Spirit Bus, MPK Transit Express, and any successor or replacement services, consistent with the Pedestrian Linkages Plan.
Providing housing types and unit sizes that contribute to a wide variety of residential products downtown. The Project will offer one, two, and two-bedroom with a den rental units.
Providing all parking for the retail and residential uses in the Project within a single structure. The Project provides for a single structure with three levels above grade.
Including key commercial tenants or unique tenants that will encourage uses consistent with the Land-Use Element of City’s General Plan.
Providing increased landscaped open space areas for the residential section of the Project. In particular, the Project provides a large, landscaped courtyard to enhance the residential living areas and provide ample open space for recreational amenities including a fitness program, and community spaces for the residents of the complex. These amenities/services will assist in reducing traffic by residents and assist in fulfilling the goals of the pedestrian linkages plan.
Providing wireless internet and communication facilities that will help make the complex a public gathering place by allowing for both recreational and business needs of today's public.
Providing significant public right-of-way to facilitate the pedestrian flow for the core downtown area.
Generating significant retail sales tax and property taxes to City.
Paying a $200,000 public benefit contribution to City’s Affordable Housing Fund upon issuance of the building permit.
Paying a $200,000 public benefit contribution to City’s Parks Master Plan Facilities Fund upon issuance of the building permit.
Providing a double left-turn pocket on Garfield Avenue to provide left-turn access to Roselyn Drive in the northbound direction and to the Project's western driveway in the southbound direction. If conditions along Garfield Avenue or at the Roselyn Place intersection change before approval of the street improvement plans, Developer must revise the street improvement plans, including striping, to reflect those changed conditions, subject to approval by the City Engineer. There must be no left-turn movement from the Project onto Garfield Avenue.
Providing a northbound right-turn lane and loading area on Garfield Avenue, which will also serve as the trash pickup area where Property management will move the trash bins from their designated onsite storage areas to the street on pick-up days.
12 Relocating the existing bus stop on Garvey Avenue farther east of the Garfield Avenue intersection.
Preparing any updated hydrology studies required by the City, obtain all permits and approvals required by the City and any other agency having jurisdiction, including the Los Angeles County Flood Control District, and construct and complete all drainage improvements, mitigation measures, and related work required to address Project drainage impacts. Any required improvements must be incorporated into the applicable improvement plans and completed before issuance of a certificate of occupancy, or at such earlier time as required by the City or the agency having jurisdiction.
5.1.2 Construction and Funding of Project Facilities and Infrastructure. Developer must construct and fund the construction of any Project Facilities and Infrastructure (as required by the Project Approvals) at the time such Project Facilities and Infrastructure are needed to satisfy the requirements of the Project Approvals. Except as otherwise specifically set-forth herein, Developer has no responsibility for the operation, maintenance, repair or replacement of Project Facilities and Infrastructure.
5.1.3 Dedications. Developer must make the dedications required by the Project Approvals.
ARTICLE 6
REVIEW OF COMPLIANCE
6.1. Annual Review. After it issues building permits, City will conduct annual reviews in accordance with the MPMC to determine whether Developer is acting in good-faith compliance with the provisions of this Amended Agreement. Appropriate fees to cover City’s costs to conduct the annual review will be collected from the Developer in compliance with the MPMC.
6.2. Procedure for Review. City’s City Planner, or designee, will conduct the review contemplated by this Section 6 to ascertain whether Developer has reasonably complied in good - faith with the material terms and conditions of this Amended Agreement during the period for which the review is conducted. The City Planner, or designee, will give Developer notice that any such review has been commenced, and give Developer at least 20 business days, after Developer’s receipt of such notice, to provide the City Planner such information as Developer deems relevant to such review. In addition, upon written request of the City Planner, Developer must furnish such documents or other information reasonably requested by the City Planner.
6.3. Result of Review. If, following such a review, the City Planner, or designee, finds good-faith compliance by Developer with the terms and conditions of this Amended Agreement, the City Planner, or, will issue to Developer an executed Certificate of Compliance. The Certificate of Compliance will state: (a) the Agreement is unmodified and in full force and effect (or identifying any modifications); (b) there are no uncured defaults under the Agreement by the certifying Party or, to the certifying Party’s knowledge, by any other Party (or specifying any such
13 defaults); and (c) any other information reasonably requested regarding the status of the Amended Agreement and performance by the Parties.
However, if, following such a review, the City Planner, or designee, finds that Developer has not complied in good-faith with the terms and conditions of the Amended Agreement, the City Planner, or designee, will provide notice to Developer detailing such non-compliance. Upon receipt of such notice, Developer may commence to cure the stated non-compliance in accordance with the terms of this Amended Agreement, including without limitation Section 8.1. If Developer fails to cure the non-compliance pursuant to the terms of this Amended Agreement, including without limitation Section 8.1, the City Planner, or designee, will notify the City Council.
Developer has the ability to dispute any such claim of non-compliance or failure to cure at a public hearing before the Amended Agreement may be modified or terminated.
ARTICLE 7
ASSIGNMENTS; MORTGAGEE PROTECTION
7.1. Right to Assign
Right to Assign. Subject to Section 7.2 of this Amended Agreement with respect to the rights of a mortgagee, Developer may assign or transfer any portion of its interests, rights, or obligations (“Rights”) under this Amended Agreement and under the Approvals and Subsequent Approvals to third parties acquiring successor interests in the Project or Project Site, or any portion thereof, including without limitation purchasers or long-term ground lessees of the parcels or facilities located on or within the Project Site.
Assumption of Assigned Obligations and Rights. As a condition to any assignment or transfer under this Amended Agreement, any person or entity accepting such Assignment (“Assignee”) must assume all of the obligations and rights of this Agreement as they pertain to the portion of the Property being transferred to the Assignee.
7.2. Right to Mortgage. Developer or Owner may assign, pledge, or otherwise encumber its rights and interests under this Amended Agreement for security purposes to a Mortgagee of any defined Lot(s) without City’s consent. Nothing contained in this Agreement restricts Developer from encumbering all or any portion of the Property with a Mortgage, deed of trust, or other security device (collectively, “Mortgage). No breach of this Amended Agreement will default, render invalid, diminish, or impair the lien of any Mortgage or the rights of any mortgagee, but all of the terms and conditions of this Amended Agreement are binding upon and effective against any Person, including any mortgagee or any person, who acquires title to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu for defaults or monetary obligations arising before its acquisition of title to the Property or portion thereof.
7.3. Notice of Default. If City receives written notice from a Mortgagee requesting a copy of any notice of default given to Developer and specifying the address for service thereof, then City will deliver to such Mortgagee, concurrently with the delivery to Developer, any notice
14 given to Developer with respect to any claim by City that such Developer is in default hereunder.
If City makes a determination of noncompliance hereunder and a Mortgagee has requested notice of such determination, City will also serve notice of such noncompliance on such Mortgagee concurrently with service on Developer. Each Mortgagee may, without obligation, during the same period available to Developer hereunder, to cure or remedy, or to commence to cure or remedy, the event of default claimed or the areas of noncompliance set forth in City’s notice.
ARTICLE 8
DEFAULT; REMEDIES
8.1. Events of Default. Subject to the provisions of Section 10.15 regarding Unavoidable Delays, Section 7.1 regarding assignment and assumption, and Section 7.2 regarding Mortgagee Protection, the failure by any Party to pay any sum or to perform any obligation required under this Amended Agreement, including, without limitation, City’s failure to issue Subsequent Permits for the Project in conformance with this Amended Agreement, and such Party’s failure to cure such default within the specified cure period after receipt of a Notice of Default pursuant to Section 9.2 below, constitutes an “Event of Default” under this Amended Agreement. Except as otherwise provided in Section 4.2, failure by Developer to construct or delay in constructing the Project or any portion thereof will not be a default or Event of Default under this Amended Agreement, and Developer is not liable to City for damages for failure to construct any portion of the Project, unless such failure or delay constitutes a default under the terms of any Final Map, building permit or similar approval, in which event City may exercise any of its normal remedies for default under such permit or approval.
8.2. Notice of Default and Cure. Any Party claiming a default under this Amended Agreement must deliver to the defaulting Party a written notice of default (“Notice of Default”).
The Notice of Default must specify the reasons for the allegation of default with reasonable particularity and the manner in which the default can be cured. The defaulting Party has the right to cure the default within 30 days after receiving the Notice of Default; provided, however, that if the nature of the alleged default is such that it cannot be reasonably cured within 30 days, then the 30-day period will be extended for the time reasonably required to complete the cure, so long as the defaulting Party commences the cure within the 30-day period and diligently prosecutes the cure to completion thereafter.
8.3. Procedure Upon and Event of Default. After the occurrence of an Event of Default, the other Party may give notice of its intent to terminate this Amended Agreement pursuant to Government Code § 65868 and the MPMC implementing said section. Following notice of intent to terminate, or before instituting legal proceedings, the matter must be scheduled for consideration and review at a public meeting of the City Council within 30 days after that notice. Following consideration of the evidence presented in the review before the City Council, the Party alleging the default by the other Party may institute legal proceedings or may give written notice of termination of this Amended Agreement to the other Party; provided, however, Developer may only terminate this Agreement with respect to such portion of the Property then owned by Developer. Evidence of default may also arise in the course of an annual review of this Amended
15 Agreement pursuant to Section 6.1. If Developer is determined by City to be in default pursuant to the procedures for annual review, and after giving effect to Developer’s right of appeal of such determination to the City Council as provided in Section 6.3, then City may give a written Notice of Default pursuant to Section 8.2. If the alleged default is not cured within the cure period set forth in Section 8.2 or within such longer period specified in City’s Notice of Default, or if Developer waives its right to cure such alleged default in writing, then this Amended Agreement may be terminated by City with respect to the portion of the Property then owned by the defaulting Developer.
8.4. Remedies for Non-Defaulting Party. If either Party is in default under the terms of this Amended Agreement, subject to any applicable requirements under Section 8.6 of this Agreement, the other Party may elect to pursue any of the following courses of action: (i) waive such default; (ii) pursue administrative remedies as provided in this Amended Agreement; (iii) pursue any judicial remedies available under the law; or (iv) terminate this Amended Agreement.
Unless otherwise provided in this Amended Agreement and subject to applicable requirements under Section 8.6 of this Amended Agreement, either Party, in addition to any other rights or remedies, may institute legal action to cure, correct, or remedy any default by the other Party to this Amended Agreement, to enforce any covenant or agreement herein, or to enjoin any threatened or attempted violation hereunder or to seek specific performance. All remedies available to a Party under this section are cumulative and not exclusive of the other, and the exercise of one or more of these remedies do not constitute a waiver or election with respect to any other available remedy.
In general, each of the parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Amended Agreement, except that City is not liable in damages to Developer, or to any successor in interest of Developer, or to any other person, and Developer, on behalf of itself and all successors in interest, covenants not to sue for damages or claim any damages arising out of or connected with any dispute, controversy or issue regarding the application or interpretation or effect of the provisions of this Amended Agreement.
No City elected or appointed official, employee, or representative is personally liable to Developer in the event of any Event of Default by City or for any amount which may become due to Developer, or for any obligations under the terms of this Amended Agreement, or for any claims of breach of contract related to this Amended Agreement, or for any claims in the nature of tort related to this Amended Agreement (such as fraud in the inducement).
8.5. Informal Discussions. With regard to any dispute between or among the Parties contemplated by this Amended Agreement, within seven days written notice from ether party, the City Manager and Developer’s senior executives must meet and attempt in good faith to resolve any such disputes through informal discussions, which discussions will not exceed 10 business days unless extended by mutual agreement.
8.6. Mediation. If the Parties are unable to resolve their dispute through informal discussion, before the initiation of any litigation, either party may commence mediation by providing to JAMS (or other mediator mutually agreed to by the Parties) and the other Parties a written request for mediation, setting forth the subject of the dispute and the relief requested. The Parties will cooperate with JAMS and with one another in selecting a mediator from JAMS’ panel
16 of neutrals, and in scheduling the mediation proceedings. The Parties covenant that they will participate in all phases of the mediation in good faith. The mediation process will occur in two phases, if necessary, as described below. During the first phase of the mediation, which in no event will exceed 30 days unless otherwise agreed to by the Parties, the Parties will attempt to resolve their dispute in accordance with JAMS standard mediation procedures. If the Parties are unable to resolve their dispute during this first phase of the mediation process, then the second phase of the mediation process will be conducted in a manner consistent with this Section. If the Parties are unable to resolve their dispute through the first phase of mediation, as described above, the party that commenced mediation (the “Complaining Party”), will have 10 business days from the expiration of the 30 day period described above to file a brief with the other party (the “Responding Party”) and with the mediator presiding over the first phase of the mediation process (the “Mediator”), which brief must set forth the merits of the Complaining Party’s position regarding the issues raised during the first phase of mediation (the “Initial Brief”). The Responding Party will have 20 business days from its receipt of the Initial Brief to file a brief with the Mediator and the Complaining Party responding to the issues raised in the Initial Brief and setting forth the merits of the Responding Party’s position regarding the issues raised during the first phase of mediation (the “Responding Brief”). The Complaining Party will have ten business days from its receipt of the Responding Brief to file a reply brief with the Mediator and the Responding Party replying to the issues raised in the Responding Brief (the “Reply Brief”). In no event will the Initial Brief and the Responding Brief be longer than 15 pages and in no event will the Reply Brief be longer than 10 pages. Except as otherwise set forth in this Section 7.05.03, the Initial Brief, the Responding Brief and the Reply Brief will be formatted in accordance with requirements of Rule
3.1110 of the California Rules of Court, unless otherwise agreed to by the Parties. The Mediator will have two weeks following its receipt of the Reply Brief to consider the arguments set forth by the Complaining Party and the Responding Party in their respective briefs and issue an opinion stating which party the Mediator would consider to be the prevailing party if the Mediator were a judge presiding over the dispute in a court of law (the “JAMS Opinion”).
All offers, promises, conduct and statements, including the JAMS Opinion, whether oral or written, made in the course of the mediation by any of the Parties, their agents, employees, experts and attorneys, and by the mediator and any JAMS employees, are confidential, privileged and inadmissible for any purpose, including impeachment, in any litigation or other proceeding involving the Parties, provided that evidence that is otherwise admissible or discoverable will not be rendered inadmissible or non-discoverable as a result of its use in the mediation. Notwithstanding the foregoing, the JAMS Opinion will serve as the basis solely for determining whether, in the event a dispute between the Parties is litigated, either party will be awarded attorneys’ fees in accordance with this Agreement.
Nothing in this Article will in any way be interpreted as requiring that Developer and City and/or City’s designee reach agreement with regard to those matters being addressed, nor will the outcome of these meetings be binding in any way on City or Developer unless expressly agreed to in writing by the Parties to such meetings. Notwithstanding the forgoing, the JAMS Opinion will be binding on the Parties solely for the purposes of determining whether, in the event a dispute between or among the Parties is litigated, either party will be awarded Attorneys’ Fees (as defined below) in accordance with this Amended Agreement.
17 Should any judicial remedy be sought by any party because of any default under this Amended Agreement or to enforce any provision hereof, or to obtain a declaration of rights hereunder (each individually a “Judicial Action”), the prevailing party in such Judicial Action is entitled to reasonable attorney’s fees, court costs and such other costs as may be fixed by the court (collectively, “Attorneys’ Fees”), provided the prevailing party in the Judicial Action was also determined to be the prevailing party in the JAMS Opinion. For purposes of this Amended Agreement, Attorneys Fees will be calculated from the start of the first phase of mediation and will include all reasonable costs related to the first and second phases of mediation. If the prevailing party in a Judicial Action was determined to be the losing party in the JAMS Opinion, then each party will assume the cost of their own Attorneys’ Fees. Not in limitation of the foregoing, the Parties will assume their own costs related to the informal dispute resolution process described above. Extension of Agreement Term. The Term of this Amended Agreement as set forth in Section 2.2 will automatically be extended for the period of time in which the Parties are engaged in dispute resolution to the degree that such extension of the Term is reasonably required because activities which would have been completed before the expiration of the Term are delayed beyond the scheduled expiration of the Term as a direct result of such dispute resolution.
ARTICLE 9
AMENDMENTS; TERMINATION
9.1. Amendments. Except as set forth in Section 3.1, this Amended Agreement may be modified, amended and/or extended only by mutual written consent of the Parties and must be approved in the same manner as adoption of this Amended Agreement, by ordinance as set forth in the Development Agreement Statute.
9.2. Operating Memoranda. The Parties acknowledge that the provisions of the Amended Agreement require a close degree of cooperation and that new information and future events may demonstrate that changes are appropriate with respect to the details of performance of the Parties under this Amended Agreement. The Parties desire, therefore, to retain a certain degree of flexibility with respect to the details of performance for those items covered in general terms under this Amended Agreement. If and when, from time to time, the Parties find that refinements or adjustments are desirable, such refinements or adjustments will be accomplished through operating memoranda or implementation agreements approved by the Parties which, after execution, will be attached to this Amended Agreement as addenda and become a part hereof.
9.3. Execution of Memoranda. Operating memoranda or implementation agreements may be executed on behalf of City by the City Manager and the City Attorney. In the event a particular subject requires notice or hearing, such notice or hearing will be appropriately given.
Any significant modification to the terms of performance under this Amended Agreement will be processed as an amendment of this Amended Agreement in accordance with this Amended Agreement and must be approved by the City Council.
18 9.4. Effect of Expiration/Termination. Upon expiration or termination of this Amended Agreement: (a) no Party has any further rights or obligation hereunder except for matters which accrued before such expiration or termination and matters which specifically survive expiration or termination under the express terms of this Amended Agreement; and (b) the underlying Project Approvals remain in full force and effect.
ARTICLE 10
MISCELLANEOUS
10.1. Insurance. Before the commencement of any work, Developer must furnish evidence to City that all of the following insurance requirements have been satisfied.
10.2. General. Developer must, throughout the duration of this Amended Agreement, maintain, or cause to be maintained, the insurance specified below, to insure Developer and its employees for liability arising out of the work in connection with the Property, Project and this Amended Agreement at the minimum levels set forth herein, with City being an additional insured on the CGL and excess or umbrella liability insurance.
10.3. Commercial General Liability. Commercial General Liability (“CGL”) insurance with coverage in an amount not less than $2,000,000.00 general aggregate, $2,000,000.00 per occurrence and $2,000,000.00 products/completed operations, and including contractual liability insurance for the indemnification heretofore provided to City (subject to the policy terms, conditions, definitions and exclusions).
10.4. Business Auto Coverage. Business Automobile Liability insurance with coverage in an amount not less than $1,000,000.00 per accident for bodily injury and property damage, covering all vehicles used by the Developer (personal, company) and its employees, on or within the Project or Property or associated therewith.
10.5. Excess or Umbrella Liability Insurance (Over Primary Coverage). Such excess coverage must be at least as broad as the underlying coverage and be provided on a “pay on behalf” basis. The excess or umbrella coverage can be not less than $5,000,000 per occurrence/annual aggregate.
10.6. Workers’ Compensation. Coverage must be maintained as required by the State of California.
10.7. Insurance Coverage to be Maintained by Developer’s Contractors and Subcontractors. Developer must require by contract that its contractors and subcontractors maintain the same CGL, business auto, excess or umbrella liability and workers’ compensation insurance as set forth in subsections (b) through (e), inclusive, hereof, except that the required minimum limits for the CGL coverage will be $2,000,000 general aggregate, $2,000,000 per
19 occurrence and $2,000,000 products/completed operations, with excess or umbrella liability insurance in the amount of $2,000,000 per occurrence/annual aggregate. The CGL policy must include contractual liability insurance (subject to the policy terms, conditions, definitions and exclusions).
10.8. Construction; Interpretation. This Amended Agreement has been reviewed and revised by legal counsel for Developer and the City, and no presumption or rule that ambiguities may be construed against the drafting party apply to the interpretation or enforcement of this Amended Agreement.
10.9. Agreement Constitutes Legislative Act. Developer acknowledges and agrees that City has approved and entered into this Amended Agreement in the sole exercise of its legislative discretion and that the standard of review of the validity and meaning of this Amended Agreement will be that accorded legislative acts of City.
10.10. Cooperation; Further Assurances. Each Party will: (a) deal fairly and in good-faith with the other Parties; (b) not impede the other Parties’ right to receive the benefits of this Amended Agreement; (c) cooperate with and provide reasonable assistance to the other Parties in the performance of this Agreement; and (d) execute such documents or take such further actions as may be reasonably necessary to consummate the performance or to carry out the purpose and intent of this Agreement.
10.11. Counterparts; Electronic Signatures. This Amended Agreement, and any documents implementing this Amended Agreement, may be executed in multiple counterpart originals, each of which is deemed to be an original and all of which when taken together will constitute one and the same instrument. In accordance with Government Code §16.5, the Parties agree that this Amended Agreement, agreements ancillary to this Amended Agreement, and related documents to be entered into in connection with this Amended Agreement will be considered signed when the signature of a party is delivered by electronic transmission. Such electronic signature will be treated in all respects as having the same effect as an original signature
10.12. Entire Agreement. The Recitals set forth above in this Amended Agreement and the Exhibits attached hereto are incorporated by references into this Amended Agreement as an integrated portion hereof. This Amended Agreement, including all such Recitals and Exhibits, constitutes the entire agreement of the parties regarding the subject matter hereof, and all prior or contemporaneous agreements and understandings, whether written or oral, are superseded.
10.13. Governing Law/Jurisdiction. This Amended Agreement will be governed, construed and enforced in accordance with the laws of the State of California, and the state courts of Los Angeles County will have jurisdiction.
10.14. Legal Challenges—Defense and Indemnification.
Cooperation in the Event of a Legal Challenge.
20 In the event of any administrative, legal or equitable action or other proceeding instituted by any person or entity not a party to the Amended Agreement challenging the validity of any provision of this Amended Agreement; challenging any agreement between City and other government agencies entered into at the request of Developer to facilitate the development of the Property; challenging any of the Project Approvals; or challenging the sufficiency of any environmental review of either this Agreement or any Approval under CEQA (each a “Third Party Challenge”), each party must cooperate in the defense of such Third-Party Challenge, in accordance with this Section. In light of the Parties’ mutual interests in successfully defending against a Third-Party Challenge, the Parties will enter into a joint nondisclosure, indemnity, and litigation defense agreement, which, among other things, will require all communications between Developer and City concerning a Third-Party Challenge to be kept confidential and cannot be disclosed by either party without the written consent of the other party. Developer agrees to pay City’s costs of defending a Third-Party Challenge, including all court costs and reasonable attorneys’ fees expended by City (including the time and cost of the City Attorney) in defense of any Third-Party Action. Developer may select its own legal counsel to represent Developer’s interests in any Third-Party Challenge at Developer’s sole cost and expense. City agrees that it will not enter into a settlement agreement to any Third-Party Challenge without Developer’s written consent. Developer’s obligation to pay City’s costs in the defense of a Third-Party Challenge does not extend to those costs incurred on appeal unless otherwise authorized by Developer in writing. If Developer elects, in its sole and absolute discretion, not to contest such litigation challenges, City does not have any obligation to contest such challenges. If City elects to contest such challenges after Developer elects not to contest, City will do so at its sole cost.
Third-Party Challenges Related to the Applicability of City Laws.
The provisions of this Section will apply only in the event of a legal or equitable action or other proceeding, before a court of competent jurisdiction, instituted by any person or entity not a party to this Amended Agreement challenging the applicability to the Project or Project Site of a conflicting City Law (a “Third Party Enforcement Action”):
Cooperation in Case of a Third-Party Enforcement Action.
In the event of a Third-Party Enforcement Action, City must (i) promptly notify Developer of such action or proceeding, and (ii) cooperate with Developer so as to most effectively respond to the Third-Party Enforcement Action. In no event will City take any action that would frustrate, hinder, or otherwise complicate Developer’s efforts to respond. The Parties to this Amended Agreement agree to cooperate, to the maximum extent permitted by law, in the defense of such action or proceeding. For purposes of this Section, the required cooperation between the Parties includes, without limitation, developing litigation strategies, preparing litigation briefs and other related documents, conferring on all aspects of the litigation, developing settlement strategies, and, to the extent permitted by law, jointly making significant decisions related to the relevant litigation, throughout the course thereof. In light of the Parties’ mutual interests in successfully defending against a Third-Party Enforcement Action, all communications between Developer and City concerning a Third-Party Enforcement Action must be kept confidential and cannot be disclosed by either party without the written consent of the other party.
21 Litigation Costs.
City’s costs of defending any Third-Party Enforcement Action, including all court costs, and reasonable attorneys’ fees expended by City (including the time and cost of the City Attorney) in defense of any Third-Party Enforcement Action, as well as the time of City’s staff spent in connection with such defense (the “Enforcement Action Defense Costs”), will be paid in accordance with this Amended Agreement. Notwithstanding the forgoing, in no event will the Enforcement Action Defense Costs extend to, nor will Developer or the Project be obligated to pay, any costs incurred on appeal unless otherwise authorized by Developer in writing.
Settlement.
City may not enter into a settlement agreement or take any other action to resolve any Third-Party Enforcement Action without Developer’s written consent. City cannot, without Developer’s written consent, take any action that would frustrate, hinder or otherwise prevent Developer’s efforts to settle or otherwise resolve any Third-Party Enforcement Action.
Effect of Judgment.
Provided that City complies with this Section and provided that Developer is a party to the relevant Third-Party Enforcement Action, Developer agrees to be bound by any final judgment (i.e., following all available appeals) arising out of a Third-Party Enforcement Action and further agrees that no default under this Amended Agreement will arise if such final judgment requires City to apply to the Project or Project Site a City Law that conflicts with Applicable Law or this Agreement.
Defense and Indemnity.
Developer must defend and indemnify City from and against any and all damages, claims, costs and liabilities arising out of the personal injury or death of any third-party, or damage to the property of any third-party, to the extent such damages, claims, costs or liabilities result from the construction of the Project by Developer or by Developer’s contractors, subcontractors, agents or employees. Nothing in this Section will be construed to mean that Developer must defend or indemnify City from or against any damages, claims, costs or liabilities arising from, or alleged to arise from, activities associated with the maintenance or repair by City or any other public agency of improvements that have been offered for dedication and accepted by City or such other public agency or for any other public improvements constructed by City or constructed by Developer at direction of City. City and Developer may from time to time enter into subdivision improvement agreements, as authorized by the Subdivision Map Act, which agreements may include defense and indemnity provisions different from those contained in this Section. In the event of any conflict between such provisions in any such subdivision improvement agreement and the provisions set forth above, the provisions of such subdivision improvement agreement will prevail.
Effect on Term.
22 The Term of this Amended Agreement will be tolled from the initiation of any Litigation until final court action is taken in such Litigation.
10.15. Notices. All notices, demands, correspondence and communications (“Notice”) must be in writing and must be either personally delivered or sent by certified mail, postage prepaid, return receipt requested, or delivered by a nationally recognized overnight courier service (which provides a delivery receipt), at the addresses set forth below. Any such Notice will be deemed received on the date of personal delivery or on the date of receipt (or refusal to accept delivery) set forth in the certified mail receipt if sent by U.S. mail or in the receipt provided by the overnight courier service if sent by such service.
City: City of Monterey Park
320 West Newmark Avenue
Monterey Park, California 91754
Attention: Inez Alvarez, City Manager
E-Mail: [email protected]
With a copy to: Buke, Williams & Sorensen
444 South Flower St., 40th Floor
Los Angeles, CA 90071
Attn: Mr. Karl H. Berger, City Attorney
E-Mail: [email protected]
Developer: Vincent Tsang
Rykadan Management Inc.
411 E. Huntington Drive, Suite #107-505,
Arcadia, CA 91006
Telephone: (626) 374-8881
E-Mail: [email protected]
With a copy to: Richard A. McDonald, Esq.
Law Office of Richard A. McDonald
Of Counsel, Stoner Carlson, LLP
301 E. Colorado Blvd., Suite 320
Pasadena, CA 91101
Telephone: (626) 356 - 4801
Email: [email protected]
10.16. Private Undertaking. It is expressly understood and agreed by the Parties the development contemplated by this Amended Agreement is a private development, no Party is acting as the agent of any other Party in any respect hereunder, and Developer has full power and exclusive control over its properties subject only to the limitations and obligations of Developer under the Vested Rules and this Amended Agreement. Nothing contained in this Amended
23 Agreement or in any document executed in connection with this Amended Agreement will be construed as making City and Developer joint venturers or partners.
10.17. Recordation. City will use best efforts to record a Memorandum of this Amended Agreement with the Los Angeles County Recorder within 10 days after the Effective Date, pursuant to Development Agreement Statute § 65868.5. Thereafter, if this Amended Agreement is terminated, modified or amended as provided herein, the City will record notice of such action with the Los Angeles County Recorder.
10.18. Section Headings. Article and Section headings in this Amended Agreement are inserted for convenience only and are not intended to be used in interpreting or construing the terms, covenants or conditions of this Amended Agreement.
10.19. Severability. If any provision or term of this Amended Agreement, or the application of any provision or term of this Amended Agreement to any particular situation, is held by a court of competent jurisdiction to be invalid, void or unenforceable, then the remainder of the Amended Agreement is unaffected and will remain in full force and effect unless enforcement of the Amended Agreement, with such invalidation, would be unreasonable or inequitable under the circumstances or would frustrate the purposes of the Amended Agreement or the rights and obligations of the Parties there under.
10.20. Successors and Assigns; Covenants Running with the Land. Subject to the provisions of Section 7.1 governing assignment, the rights and obligations of Developer under this Amended Agreement will be binding upon and inure to the benefit of successor Owners of all or any portion of the Property and will be covenants running with the land.
10.21. Third-Party Beneficiaries. This Amended Agreement is made and entered into for the sole protection and benefit of the Parties and their successors and assigns, including the Owners. No other Person has any right of action based upon any provision of this Amended Agreement.
10.22. Unavoidable Delays or Events. In addition to specific provisions of this Amended Agreement, performance by any Party hereunder will not be deemed to be in default where delays or defaults are due to war, terrorism, pandemic, insurrection, riots, floods, earthquakes, fires, casualties, governmental restrictions imposed or mandated by governmental entities (but only as to delays or performance by Developer), enactment of conflicting state or federal laws or regulations (but only if the Party claiming delay complies at all times with the provisions of this Amended Agreement pertaining to such conflicting laws), litigation against this Agreement or any of the Project Approvals, referendum of this Amended Agreement or any of the Project Approvals or similar bases for excused performance (“Unavoidable Delay” or “Unavoidable Event”). Upon the occurrence of an Unavoidable Event, the time for performance will be extended, for the duration of the Unavoidable Delay.
24 10.23. Waiver. No waiver of any provision of this Amended Agreement is effective unless it is in writing and signed by a duly authorized representative of the Party against whom enforcement of the waiver is sought. No waiver of any right or remedy is deemed a waiver of any right or remedy with respect to any other occurrence or event.
10.24. Authorization. Each person executing this Amended Agreement represents and warrants that he or she is authorized and has the legal capacity to execute and deliver this Amended Agreement on behalf of the Party for which execution has been made.
25 IN WITNESS WHEREOF, the Parties have executed this Amended Development Agreement to be effective as of the Effective Date first set forth above. “CITY”
CITY OF MONTEREY PARK
a municipal corporation
Dated: July __, 2026 By: _____________________________
_________, Mayor
ATTEST:
________________________
Maychelle Yees, City Clerk
APPROVED AS TO FORM:
KARL H. BERGER, CITY ATTORNEY
__________________________
Joaquin Vazquez, Assistant City Attorney
“Developer”
RYKADAN 005, LLC
a California Limited Liability Company
Dated: July ___, 2026 By: _____________________________ Vincent Tsang, Manager
APPROVED AS TO FORM:
By: _________________________
Richard A. McDonald, Esq.
16826.1:10087292.2 EXHIBIT A
Exhibit A
The Property
16826.1:10087292.2 EXHIBIT B
Exhibit B
Conditions of Approval
Exhibit B
CONDITIONS OF APPROVAL
114 E. Garvey Avenue
(the “Property”)
In addition to all applicable provisions of the Monterey Park Municipal Code (“MPMC”), Rykadan 005, LLC (the “Developer”), agrees to comply with the following conditions of approval (“Project Conditions”) for the Project approved under this Amended Development Agreement and the related Project Approvals. In addition to these Project Conditions, the Developer must comply with all applicable provisions of the Monterey Park Municipal Code ("MPMC") and other applicable law. Unless the contrary is stated or clearly appears from the context, capitalized terms used in these Project Conditions have the meanings set forth in the Amended Development Agreement or, if not defined therein, the MPMC.
Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in the Project Conditions are the definitions set forth in the MPMC.
STANDARD PROJECT CONDITIONS:
1. The Developer agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City’s approval of Tentative Map No. 26-05 except for such loss or damage arising from the City’s sole negligence or willful misconduct. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Tentative Map No. 26-05, the Developer agrees to defend the City (at the City’s request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section “the City” includes the City of Monterey Park’s elected officials, appointed officials, officers, and employees. The Developer's obligations under this condition do not apply to any action or proceeding alleging that the City violated the Developer's rights or deprived the Developer of benefits or protections provided by a housing reform law, and nothing in this condition requires the Developer to indemnify, defend, or hold harmless the City with respect to any such claim.
2. This Amended Development Agreement and the related Project Approvals, as applicable applies only to the Project as shown in the Project Approvals reviewed and approved by the City Council and on file with the Planning Division. Before the Building Official issues a building permit, the Developer must submit construction plans demonstrating substantial compliance with the plans and conditions of approval on file with the Planning and Building and Safety Division and these Project Conditions. Any subsequent modification must be submitted to the Director of Community Development for a determination whether additional Planning Commission or City Council review is required.
3. The Property must be developed and used in the manner approved and must be in substantial conformity with the approved plans dated August 5, 2026, unless revisions or additional conditions are specifically required by these Project Conditions. Any modifications that are not in substantial conformance, as determined by the Director of Community Development, require an amendment.
4. Amended Development Agreement and the related Project Approvals, as applicable, runs with the land. All rights and obligations, including the responsibility to comply with the Project Conditions, are binding upon the property owners’ successors in interest, to the extent provided in the Amended Development Agreement and applicable law.
The Project Conditions may be modified, terminated, or abandoned in accordance with applicable law.
5. Any proposed deviations from the approved plans or the Amended Development Agreement Project Conditions must be submitted to the Director of Community Development for review and approval. Any unapproved deviations from the approved Project will constitute a violation of the approval.
6. When exhibits or written Project Conditions are in conflict, the written Project Conditions prevail.
7. The effectiveness of this Project approval will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If a court of competent jurisdiction invalidates any Project Condition, the City may review the Project and impose substitute conditions in accordance with applicable law.
8. The Developer must comply with all requirements of this Resolution, the MPMC, policies and regulations of any California, federal or local agency with jurisdiction over the Project, and any other applicable law.
9. Anything which is not shown on the approved plans or otherwise not specifically approved as part of this entitlement is not approved.
10.The Developer must reimburse the City for all attorneys' fees expended by the City that are directly related to the processing of the Project. The City will not issue a Final Certificate of Occupancy or other final occupancy approval until all attorneys' fees are paid by the Developer.
11.The Developer’s failure to comply with, or breach of, any condition can, in addition to any other civil or criminal action, result in modification or revocation of Project Approvals. The City may, in accordance with applicable law, undertake action and incur costs to effect compliance. All such costs including, without limitation, attorney’s fees, must be reimbursed by the Developer or property owners in accordance with applicable law.
12.All conditions of approval must be included in the construction drawings submitted for plan check and on the construction drawings for which a building permit is issued.
13.The Developer must contact the City Planner, or designee, to arrange any site inspections the City requires to verify compliance with the Project Conditions.
14.The Developer must sign and notarize an affidavit acknowledging acceptance of these Project Conditions and return it to the Planning Division within 30 days of the effective date of the Amended Development Agreement, or before the Building Official issues a building permit.
15.This decision is not effective until the Developer acknowledges acceptance of all Project Conditions, and the appeal period has expired, a waiver of right to appeal has been filed, or if an appeal is filed, a final decision has been made on the appeal. By exercising any entitlement granted hereunder, Developer acknowledges agreement with the Project Conditions.
16.The Developer must comply with all Project Conditions related to the Project before the Building Official will issue a certificate of occupancy.
PLANNING CONDITIONS
17.Any proposed signage or murals must be processed in accordance with the Monterey Park Municipal Code (MPMC), unless otherwise authorized under the Amended Development Agreement.
18.The Developer must provide a security guard and/or other form of surveillance during non-business hours to prevent unauthorized access to the plaza.
19.The tentative map expires twenty-four months after City Council approval if the use has not commenced or if improvements are required but construction has not commenced under a valid building permit. A total of four, one-year, extensions may be granted by the City Council upon finding a good cause. The total time of extensions cannot exceed six years from the initial expiration date. An application requesting an extension must be filed with the Community Development Department.
20.A final map must be approved and recorded before the Building Official issues a certificate of occupancy.
21.The Property must be kept in a clean and safe condition by, at a minimum, performing all of the following tasks:
a. Promptly removing, storing, and disposing of all trash, litter, rubbish and debris on the Property.
b. Promptly removing graffiti placed upon the Property within forty-eight hours of its occurrence;
c. Keeping driveways, sidewalks, park strips, fire access roads and streets on or adjacent to the Property clear and clean; and
d. Providing adequate lighting on the Property.
22.All required landscaping and irrigation systems must be installed and fully operational prior to building permit final inspection. If constructed in phases, this requirement will apply to the applicable phase prior to approval of the final inspection for that phase.
23.Landscaping and irrigation must be maintained in good condition at all times as determined by the Director of Community Development.
24.A detailed landscaping and irrigation plan for all landscaped areas associated with the Project must be submitted for review and approval, prior to landscaping work commencing. The landscaping and irrigation plan must identify the type, size, quantity of all proposed plant materials and irrigation equipment, and phasing, if applicable. All landscape areas must be served by an automatic irrigation system, and the plan must comply with California’s Model Water Efficient Landscape Ordinance (“MWELO”).
25.The Developer must install signage throughout the Property to prevent parking in drive aisles, fire lanes, and overnight parking by unauthorized vehicles.
26.The final exterior materials and colors must be maintained throughout the Project’s life. Any material deviation from the approved elevations, materials, or colors is subject to review and approval by the Director of Community Development.
27.If a Phasing Plan is proposed for the construction of the Project, such Phasing Plan must identify the construction activities and improvements included in each phase and must be reviewed and approved by the Planning Division, Building Division and Engineering Division.
TRIBAL CULTURAL RESOURCES (“TCR”) CONDITIONS
28.The Developer must retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation, subject to lead agency oversight. The Developer must retain the monitor before the commencement of any “ground-disturbing activity” for the Project at all Project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the Project, such as public improvement work). “Ground-disturbing activity” includes, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
29.A copy of the executed monitoring agreement must be submitted to the City before the commencement of any grading or excavation.
30.The monitor will complete bi-weekly monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other tribal cultural resources or related discoveries identified during monitoring
activities. Monitor logs will identify and describe any discovered Tribal Cultural Resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. The monitor or Tribe will provide copies of monitor logs to the Developer or lead agency upon written request, consistent with applicable confidentiality requirements.
31.On-site tribal monitoring will conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the Developer/lead agency that all ground-disturbing activities and phases that may involve grounddisturbing activities on the Project site or in connection with the Project are complete; or (2) written notification from the Developer or lead agency, following consultation with the Kizh, that no future, planned construction activity and/or development/construction phase at the Property possesses the potential to impact Kizh TCRs.
32.Unanticipated Discovery of TCR Objects (Non-Funerary/Non-Ceremonial): Upon discovery of any tribal cultural resources, all ground-disturbing activities in the immediate vicinity of the discovery will cease within a reasonable buffer, as determined in the field by the qualified archaeologist in consultation with the Kizh monitor and will not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. Treatment and disposition of discovered TCRs must be developed in consultation between the Kizh, the lead agency, and the Project archaeologist, with deference to Kizh recommendations regarding culturally appropriate treatment, consistent with applicable law.
33.Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects:
a. Native American human remains are defined in Public Resources Code section 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
b. If Native American human remains and/or grave goods are discovered or recognized on the Property, then Public Resource Code section 5097.98 as well as Health and Safety Code Section 7050.5 must be followed. c. Human remains and grave/burial goods will be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
d. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
e. Any discovery of human remains/burial goods must be kept confidential to prevent further disturbance.
ENGINEERING CONDITIONS
34.The Project requires approval of a Tentative Map in accordance with applicable law.
35.The Developer must submit street improvement plans for the Project frontage along Garvey Avenue and Garfield Avenue for review and approval by the City Engineer.
Street improvements must include pavement grinding of 3 inches and an overlay consisting of a 2-inch base course and a 1-inch rubberized cap along the length of the property frontage to the centerline of the street. The City Engineer may require localized pavement repairs based on street conditions. Developer must construct or replace, as necessary, sidewalks, curb and gutter, ADA curb ramps, and driveway approaches to the satisfaction of the City Engineer. Any damage caused by street improvements or utility work during construction shall be repaired before final Project acceptance. All existing driveways not proposed for use shall be removed and replaced with curb, gutter, and sidewalk.
36.Developer must submit landscape and irrigation plans for the public right-of-way along Garvey Avenue and Garfield Avenue, including all parkway trees and tree species, for review and approval by the City Engineer. Developer must maintain all landscaping and irrigation improvements within the public right-of-way adjacent to the Project.
37.All public improvements must comply with applicable City standards and specifications.
All public improvements must be completed and accepted by the City Engineer or secured by a public improvement guarantee and agreement acceptable to the City, before the City Council approves the final map.
38.The Project includes a double left-turn pocket on Garfield Avenue, generally as shown on the approved Project plans. If conditions along Garfield Avenue or at the Roselyn Place intersection change before approval of the street improvement plans, Developer must revise the street improvement plans, including striping, to reflect those changed conditions, subject to approval by the City Engineer. There must be no left-turn movement from the Project onto Garfield Avenue.
39.Developer must construct the northbound loading zone lane similar to the design of a bus pad to the satisfaction of the City Engineer to accommodate trash truck operations and loading zone truck traffic.
40.Trash enclosures must include a solid roof and a primed P-trap connected to the sanitary sewer.
41.Under the Los Angeles County Municipal Separate Storm Sewer System (MS4) Permit, issued under the National Pollutant Discharge Elimination System (NPDES) Program, Developer must obtain a General Construction Storm Water Permit from the State Water Resources Control Board, prepare a Low Impact Development (LID) Plan and a Storm Water Pollution Prevention Plan (SWPPP), and provide the City with the Waste Discharge Identification (WDID) Number. Upon approval of the LID Plan and SWPPP, the Developer must submit an electronic copy of the approved plans, including site drawings, before Engineering issues a grading permit.
42.All improvement plans, including grading and public improvement plans, must be based upon City approved criteria. The Developer must obtain benchmark references from the Engineering Division.
43.Before the Building Official issues a building permit, the Developer is responsible for ascertaining and paying all City development fees, such as, but not limited to, plan check fees, sewer deficiency and/or connection fees, water meter fees, and metered water service impact fees as required by the MPMC. The Water Division will determine water service requirements after the Developer submits completed water meter sizing sheets.
44.A site grading and drainage plan must be prepared for review and approval by the City Engineer. The property drainage must be designed to the City Engineer’s satisfaction.
Drainage from adjacent properties must not be blocked and must be accommodated to the satisfaction of the City Engineer. A hydrology and hydraulic study of the site must be submitted to the City Engineer for review and approval. Applicant is responsible for the cost of any permit from Los Angeles County if it is determined that improvements are required that impact the County facilities including all related construction improvements.
45.All storm drainage facilities serving the development must accommodate a 25-year storm. If existing storm drain facilities are inadequate, they must be upgraded as necessary. All storm drain facilities must be designed and constructed to Los Angeles County Department of Public Works standards and specifications, as approved by the City Engineer.
46.The grading and drainage plan must incorporate all applicable recommendations from the geotechnical report.
47.A final water plan must be submitted for review and approval by the City Engineer. This plan must substantiate adequate water service for domestic flow, fire flow, irrigation, and must identify backflow prevention.
48.The sewer and water line points of connection must be clearly identified on the water/sewer plan. The plan must include connection details of all domestic flow, fire line, irrigation line, and sewer clean-outs, and show all existing and proposed utilities.
49.A sewer connection reconstruction fee will be assessed when the Building Official issues a building permit in accordance with the provisions of Chapter 14.06 of the MPMC.
50.The need for preserving existing street trees or providing additional street trees will be reviewed and approved by the City Engineer. Upon completion, the City will provide maintenance. The requirement to plant new street trees, if applicable, will be evaluated by the City Engineer based on the final approved improvements.
51.The Developer must obtain an encroachment permit before performing any work with public rights-of-way.
52.The Developer must provide proposed import/export route.
53.The Developer must provide as-built plans for all utilities plan in AutoCAD format and PDF format after the Project is complete.
54.Record the final map after approval of the map by the City Engineer and acceptance of required bonds and agreements by the City Council. The Permitee will provide the City with (1) transparent 4 mil thick mylar tracing, one (1) electronic file of approved final map tracings transferable to the City’s AUTOCAD and GIS systems, and two (2) blueprints of the recorded map, which must be filed with the City Engineer within three (3) months of recordation.
55.Before submitting the final map for City approval, the Developer must provide written proof that there are no liens against the subdivision for unpaid taxes or special assessments and must submit L.A. County tax bill, tax payment receipt, and copy of the cancelled check.
56.[RESERVED]
57.All electric, telephone, and cable TV utility services must be installed fully underground in accordance with required City standards. Satisfactory provisions for all other utilities and service connections, including water, sewer, and gas, must be made in accordance with City and public utility standards.
FIRE DEPARTMENT CONDITIONS:
64.The Fire Chief may determine the applicability and scope of the Fire Department conditions.
65.Fire Department access must be provided within 150 feet of all exterior portions of any structure. A minimum of three points of access are required.
66.Fire Department vehicular access roads must be installed and maintained in a serviceable manner before and during the construction.
67.Minimum required fire flow and fire hydrants: All structures must have the minimum fire flow (GPM) in accordance with Appendix B and the quantity and spacing of fire hydrants in accordance with Appendix C 2022 California Fire Code (CFC).
68.A current fire flow report (not older than 6 months), performed by the City of Monterey Park Water Department, must be provided to the Fire Department when applying for building permits to construct or add to any structure. Fire flow test data must be provided prior to approval of plans.
69.Provide a fire hydrant plan, including existing and new hydrants. Identify public and private hydrants.
70.Aerial Fire Apparatus Access Roads: Building exceeding 30 feet in height above the lowest level of Fire Department Vehicle Access must comply with requirements of CFC Section D105.1 through D105.4. All fire lanes must measure a minimum of 28 feet. Buildings must also have an approved fire apparatus access road capable of accommodating fire department aerial apparatus. Overhead utility and power lines must not be located within the aerial fire apparatus access roadway.
71.Automatic Fire Alarm/Detection System: An approved manual, automatic, or manual and automatic fire alarm system installed in accordance with the provisions of CFC and NFPA 72 must be provided in new buildings and structures in accordance with Section 907.2.1 through 907.2.23 and provide occupant notification in accordance with Section 907.10, unless other requirements are provided by another section of this Code.
72.Emergency Responder Radio Coverage: Building must have approved radio coverage for emergency responders within the building based upon the existing coverage level of the public safety communication system per 2022 CFC Section 510.
73.The applicant must provide a formal emergency access plan. The plan must highlight fire access from the public way, designated fire lanes, points of entry, Knox box locations, and 150-foot hose lays from standpipes on all floors and the roof level.
74.The Developer must provide an automatic sprinkler system and standpipe system throughout all structures in accordance to the provisions of the California Building Code and the California Fire Code.
75.All access gates across roadways or entrances to facilities must fail unlocked/open in the event of loss of power. All access gates and main entrance doors must have a Knox Box or Knox Control Key Switch installed.
76.The Fire Department may permit deferred submittal of:
a. Fire protection plans, including, without limitation, fire sprinkler, fire alarm, restaurant fire suppression system, smoke alarm system, standpipe systems, and fire hydrants. b. Emergency responder radio coverage.
c. Fire permits, as required for the Project, must obtained prior to occupancy.
77.Prior to building permit issuance, the Developer must contact the owner or authorized representative of the adjacent hotel property to discuss and analyze how the proposed Project construction may affect the hotel property’s existing means of egress system and provide the Fire Department with a schematic fire protection and life safety report for review and approval.
POLICE DEPARTMENT CONDITIONS:
78.The Developer must provide a security camera plan to be reviewed and approved by the Monterey Park Police Department.
BUILDING & SAFETY CONDITIONS:
79.At plan check submittal, the Developer must include all Project conditions and a copy of the Planning Decision letter on the second sheet of building plans.
80.Plans submitted to Building Division must comply with all applicable codes in effect.
81.The Developer must pay all school development fees to the applicable school district before the Building Official issues a building permit.
82.The Developer must pay all required County of Los Angeles Sanitation District fees before the Building Official issues a building permit.
83.Before plan check submittal, the Developer must file an address assignment application that must be filed with Engineering Division.
84.The Developer must submit plans prepared and stamped by a licensed architect in accordance with section 5538(b) of the California Business and Professions Code.
85.The Developer must provide structural calculations prepared under the direction of an architect, civil engineer or structural engineer.
86.A geotechnical and soils investigation report is required. The engineer of record, as indicated on the first sheet of the approved plans, must include the following:
a. Observation of cleared areas and benches prepared to receive fill; b. Observation of the removal of all unsuitable soils and other materials; c. Approved of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. Testing of compacted fills; and
f. Inspection and review of drainage devices.
87.The Developer must retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing must not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.
88.A grading and drainage plan must be approved by the Engineering Division before issuance of the building permit. The grading and drainage plan must indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
89.Projects must comply with the requirements of the NPDES (NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM) before issuance of a Demolition, Grading & Building permit. These include requirements for sediment control, erosion control, and construction activities control to be implemented on the Property.
90.All California disability access regulations for accessibility and adaptability must be satisfied.
91.The property must be surveyed and the boundaries must be marked by a land surveyor licensed by the State of California.
92.Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE MUST BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.
93.The Developer must obtain electrical plan check approval.
94.The Developer must obtain mechanical plan check approval.
95.The Developer must obtain plumbing plan check approval. Plumbing fixtures must be provided as required by Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not compliance.
96.The Project must comply with Cal Green Non Residential and Residential requirements.
97.The Developer may not place form work or other construction materials on adjacent property without written approval of the affected property owner.
98.Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging must comply with Section 5.106.5.3.1 of the CalGreen Code and must be provided in accordance with regulations in the California Building Code and the California Electrical Code.
99.Forty (40) percent of the total number of parking spaces must be equipped with low power Level 2 EV charging receptacles. EV charging receptacles required by this section must be located in at least one assigned parking space per dwelling unit where assigned parking is provided but need not exceed forty (40) percent of the total number of assigned parking spaces provided on the site per Section 4.106.4.2.2 of the CalGreen Code. 100. Ten (10) percent of the total number of parking spaces must be equipped with Level 2 EV chargers. At least fifty (50) percent of the required EV chargers must be equipped with J1772 connectors. Where common use parking or unassigned parking is provided, EV chargers must be located in common use or unassigned parking areas and must be available for use by all residents or guests per Section 4.106.4.2.2 of the CalGreen Code.
101. Fire Walls separating the buildings must meet the continuity requirements, extending vertically from the podium level to the roof per Section 706.6, as well those for horizontal continuity per Section 706.5. In addition, they must comply with the structural stability requirement per Section 706.2.
102. The building elements must have a fire-resistance rating not less than that specified in Table 601 and exterior walls must have a fire-resistance rating not less than that specified in Table 705.5. Where required to have a fire-resistance rating by Table 601, building elements must comply with the applicable provisions of Section 703.2. 103. Fire-resistance rating requirements for exterior walls based on fire separation distance of 0 to 10 feet must comply with Table 705.5 of the Building Code. 104. Maximum area of exterior wall openings and degree of open protection based on fire separation distance of 0 to 10 feet must comply with Table 705.8 of the Building Code.
Complying with this requirement may restrict the amount of openings proposed on the easterly and southerly exterior walls of the parking garage and on the southerly exterior wall of the Residential Building B. Additional requirements apply if the easterly exterior wall is adjacent to an egress court.
105. The egress court of width less than 10 feet serving as an exit discharge of the interior exit stairways located along the easterly and southerly property line is subject to the fireresistance rating and open protection requirements per Section 1029.3. 106. Elevator hoistway door opening serving the residential dwelling units must be protected by an enclosed lobby in accordance with Section 3006.2 and 3006.3 unless conditions in the exception are satisfied.
107. Condominiums consisting of four or more attached dwelling units with an elevator must meet the requirements of the California Building Code Section 1106A. 108. Prior to the issuance of building permit, a written consent must be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).
109. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250-pound point load. A plan indicating this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit.
110. Separate permit is required for Fire Sprinklers.
111. City records indicate the proposed site is a combination of lots under common ownership. A parcel merger by document must be processed prior to issuance of the building permit.
112. Building permits may not be issued until the final map has been prepared to the satisfaction of the Building Official.
113. Mechanical ventilation in accordance with Los Angeles County Building Code is required for the parking garage.
By signing this document, Rykadan 005, LLC (“Developer”), certifies that he/she/they have read, understood, and agrees to the Project Conditions listed in this document. (Developer)
By signing this document, Rykadan 005, LLC (“Property Owner”), certifies that he/she/they have read, understood, and agrees to the Project Conditions listed in this document. (Property Owner)
(Property Owner)
(If corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
16826.1:10087292.2
Exhibit C
Approved Development Plan
SUMMARY:
PERMITTED LAND USES:
The Project is a mixed use development with 169 dwelling units over commercial space and parking on an approximate 87,934.7 square foot lot after dedications (with
3.5’ along Garvey Avenue, 15’ along Garfield Avenue, and 25’ radial dedication at the corner of Garvey and Garfield.) The parking levels consist of enclosed above grade. The proposed Floor Area Ratio ("FAR") is 2.34.
INTENSITY OF USE:
169 Residential Units will include a mixture of 1-Bedroom, 1-Bedroom Plus Den, 2-Bedroom, and 2-Bedroom Plus Den Units.
ZONING
Zone: Central Business (“C-B”)
Overlay 1: Planned Development District (“P-D”)
Overlay 2: Building Recovery Development agreement Zone ("BRDZ") Specific Plan: Garvey/Garfield Specific Plan
MAXIMUM HEIGHT AND SIZE OF BUILDINGS:
Maximum Allowable: 75'-0" To Roof (Excluding Parapets) Per Figure LU-4 Monterey Park 2040
Proposed: Approximately 73'-9" To Roof (Excluding Parapets), not to exceed 75'- 0" Limit
164,214 Square Feet Residential (Net Rentable Area)
4,388 Square Feet Indoor Residential Amenity Space
4,718 Square Feet Residential Lobby/ Business Office
16,328 Square Feet Commercial Tenant Space
Accessory and other Spaces according to
approved plans
240,698 Square Feet Gross Above Grade Floor Area (Not Including Above Grade Parking)
OPEN SPACE (MPMC 21.15.090 D (2))
Common open space provided = 15,440 sf
Private open space = 7,279 sf
Total open space provided: 22,719 sf
PLANTING AREA (MPMC 21.15.090 d (2) (c))
Landscaped planting area within the common open space: approximately 3,936 sf is planted.
PARKING:
Provided Residential = 233 Spaces (1 Space/1 BD, 1.5 Space/2 BD) Provided Commercial/Guest = 110 Spaces.
Total Provided = 343 Spaces (Refer to Traffic Study for Details) The Project has considered implementation of transportation demand management measures, including a permitted 5% transit adjustment, unbundled parking permitted under Monterey Park Municipal Code Section 21.22.032(D) and paid parking or valet parking management.
BIKE PARKING:
Required: 21 Spaces (7 for Commercial and 14 for Residential) Provided Residential = 25 Spaces (Long Term Spaces)
Commercial/Guest = 18 Spaces. (Long Term Spaces)
Exterior Spaces = 9 Spaces
Total Provided = 52 Spaces
PROPERTY CHARACTERISTICS
Lot Size: (95,428.8 Square Feet-Pre-Dedication)/ (87,934.7 Square Feet- Post Dedication)
RIGHT-OF-WAY DEDICATIONS
The Project includes the following right-of-way dedications, which are reflected in the approved Tentative Map and associated Project plans:
Lot area prior to dedication: 95,428 square feet
(2.19 acres) Lot area after dedication: 88,064 square
feet (2.02 acres)
Lot width: 221.06 feet (pre-dedication) Approximately 206.06 feet (postdedication) Lot depth: 432.23 feet (pre-dedication) Approximately 428.73 feet (post-dedication)
16826.1:10087292.2
Exhibit D
Development Impact Fees
Exhibit D
Fee Estimate1
Development Impact Fees (“DIF”)
Residential Fee Per Unit Number of Units Total
Police $503.00 169 $85,007.00
Fire $418.00 169 $70,642.00
Circulation $1,129.00 169 $190,801.00
Water $2,570.00 169 $434,330.00
Sewer $356.00 169 $60,164.00
Library $194.00 169 $32,786.00
Public Meeting
Facilities
$1,684.00 169 $284,596.00
Aquatics $743.00 169 $125,567.00
Parks $3,730.00 169 $630,370.00
Total Development
Impact Fees
(Residential)
$11,327.00 169 $1,914,263.00
Commercial Fee Per Square
foot
Square Footage Total
Police $0.370 16,300 $6,031.00
Fire $0.350 16,300 $5,705.00
Circulation $3.216 16,300 $52,420.80
Water $0.769 16,300 $12,534.70
Sewer $0.138 16,300 $2,249.40
Library
Public Meeting
Facilities
Aquatics
Parks $0.064 16,300 $1,043.20
Total Development
Impact Fees
(Commercial)
$4.907 $79,984.10
1 The fees listed are an estimate only; the final amounts may be different. These fees do not include time and materials costs associated with processing the Project or administrative costs including, without limitation, third party consultants, and legal fees.
All such amounts must be paid before the City issues a building permit.
Plan Check Fees
Building Building/Electrical/Mechanical/
Plumbing Plan
$TBD
Fire2 $956.50
Public Works (Consultant Estimate) $TBD
Total Plan Check Fees $TBD
Permit and Inspection Fees
Building Building/Electrical/Mechanical/
Plumbing Plan
$TBD
Fire $TBD
Public Works Encroachment Permit at $504.00
Inspection at $298.98
per 4 hrs.
Total Plan Check Fees $TBD
Misc. Fees
Record Management $TBD
General Plan Revision $TBD
Strong Motion Tax $TBD
Green $TBD
Water and Fire
Connection
$TBD
School Impact $3.79/sf $TBD
County Sanitation $TBD
2 Fire fees are not based on building valuation. The fees are calculated on an hourly rate plus third party costs. The estimate shown of $956.50 includes review of architectural plans subject to change based on actual third-party consultant rates for revisions, rechecks or incomplete plans. This estimate does not include potential tenant improvements, which are subject to additional plan check and permit fees. Plan check fees for fire protection systems (fire sprinkler, fire alarm, commercial automatic fire extinguishing systems) are not included in the estimate.
ATTACHMENT 2
Resolution Approving TM No. 26-05
RESOLUTION NO.
A RESOLUTION APPROVING TENTATIVE MAP NO. 82800 (TM-26-05)
TO MERGE SIX PARCELS INTO ONE, AS CONDITIONED, FOR A
PROPOSED SEVEN-STORY MIXED-USE DEVELOPMENT
CONSISTING OF 169 RESIDENTIAL UNITS AND APPROXIMATELY
16,300 SQUARE FEET OF COMMERCIAL/RETAIL SPACE GENERALLY LOCATED AT 114 E. GARVEY AVENUE
BE IT RESOLVED by the City Council of the City of Monterey Park as follows:
SECTION 1: The City Council finds as follows:
A. In October 2021, RYKADAN 005, LLC (“Applicant/Developer”) obtained City Council approval for a development pursuant to Development Agreement (DA) No. 2261-AA. Beginning in 2023, the Developer sought to modify the approved project, citing changing economic conditions and construction costs. The City determined that the proposed revisions constitute substantial modifications requiring City Council review and approval.
B. The Developer requests to enter into Amended Development Agreement DA No. 26-01 with the City of Monterey Park, which would amend DA No. 2261-AA (the "Development Agreement").
C. The Development Agreement authorizes the development of a seven-story mixeduse development consisting of 169 residential units and approximately 16,300 square feet of ground floor commercial/retail space (the "Project"). The Project is located at the southeast corner of East Garvey Avenue and South Garfield Avenue and includes five addresses (114 E. Garvey Avenue and 100, 120, 150, and 200 S. Garfield Avenue) and six Assessor Parcel Numbers (5257-015-001, 002, 003, 004, 005, and 035), collectively referred to as the "Project Site".
D. The Project entitlements also include Tentative Map (“TM”) No. 26-05 (County Map No. 82800) to merge six parcels into one.
E. Subdivision requests are governed by Title 20 (Subdivisions) of the Monterey Park Municipal Code (“MPMC”) and the California Subdivision Map Act.
F. Pursuant to MPMC §§ 2.56.020 and 20.04.050 of the MPMC, approval of a TM application requires review and approval by the City Council.
G. The City Planner reviewed the Project pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”) and determined that no additional environmental review is required for the Project pursuant to Public Resources Code § 21080.66. The City
Resolution No.
Planner further determined that the Project satisfies the requirements of that section.
H. The City Planner reviewed the Project and noticed a public hearing regarding the proposed Project, before the City Council on August 5, 2026. Notice of the hearing was duly given as required by law.
I. On August 5, 2026, the City Council held a public hearing to receive public testimony and other evidence regarding the proposed Project, including, without limitation, information provided by staff, public testimony, and other evidence.
J. This Resolution and its findings are made based on the evidence presented to the City Council at its August 5, 2026, hearing, including, without limitation, the staff report submitted by the City Planner, the administrative record, and all written and oral evidence received by the City Council.
SECTION 2: Factual Findings and Conclusions. The City Council finds that the following facts exist:
A. The Amended Development Agreement authorizes the development of the Project.
B. The Project Site is located within the Central Business Commercial (C-B) Zone and within the eligible Planned Development (P-D) and Business Recovery Development Agreement Zone (BRDZ) overlays. The General Plan Land Use and Urban Design Element (LUE) designates the Project Site as Mixed Use.
C. The Project Site is a vacant 2.19-acre (approximately 95,428-square-foot) parcel located at the southeast corner of East Garvey Avenue and South Garfield Avenue. The site is surrounded by commercial developments and uses to the north and south, a hotel and other commercial uses to the east, and a bank and commercial uses to the west.
D. The Amended Development Agreement provides for public benefits including, without limitation:
1. A major public gathering space and plaza at the Project's central entrance along Garfield Avenue;
2. Participation in funding the City's transit programs, including Spirit Bus and MPK Transit Express;
3. A $200,000 contribution to the City's Affordable Housing Trust Fund;
4. A $200,000 contribution to the City's Parks Master Plan Facilities Fund.
E. The Project will help meet the City’s Regional Housing Needs Assessment (“RHNA”) allocation of 5,267 residential units for the 8-year planning period between 2021-29.
Resolution No.
SECTION 3: Environmental Review Findings. Pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”), the City has reviewed the proposed Project and determined that no additional environmental review is required for the Project pursuant to Public Resources Code § 21080.66. The City has further determined that the Project satisfies the eligibility requirements of that section. Based on this analysis, a Notice of Exemption as required under Public Resources Code §§ 21008 and 21152, will be filed for the Project.
SECTION 4: General Plan and Zoning. The Project conforms to the City's General Plan, and Title 21 (Zoning) of the Monterey Park Municipal Code (MPMC), including, without limitation, the following:
A. Land Use Element (LUE) Policy 2.1 – to provide flexible and clear development standards to allow commercial, professional, industrial, institutional, and hospitality businesses and uses to expand and thrive economically.
B. LUE Policy 3.4 – to strategically facilitate multi-unit housing opportunities in proximity to transit facilities, mixed-use areas, and employment and education centers.
C. Housing Element (HE) Policy 3.1 – to encourage a wide range of housing types, prices, and ownership forms.
D. HE Policy 3.5 – to facilitate development of mixed-use residential projects in areas designated for mixed-use near the Central Business District, and along North Atlantic Boulevard, East Garvey Avenue, and Pomona Boulevard.
E. MPMC § 21.15.030 – to encourage a creative and more efficient approach to the use of land and to provide for greater flexibility in the design of integrated developments than would otherwise not be possible through strict application of zoning and planning regulations.
SECTION 5: Tentative Map Findings. Pursuant to MPMC Section 20.04.070 and Government Code § 66474, the City Council finds that none of the mandatory findings for denial of the proposed tentative map are applicable to the Project. The City Council further finds, pursuant to MPMC Section 20.04.070, that Tentative Map No. 26-05 is:
A. Consistent with the Monterey Park General Plan as stated in Section 4 of this Resolution.
B. Consistent with the Garvey/Garfield Specific Plan because the Project will be governed by and subject to Amended Development Agreement DA No. 26-01.
Resolution No.
C. Consistent with the provisions of the MPMC because it will merge the existing six parcels to create a single legal parcel.
D. In the interest of the public health, safety, and welfare because the Project is compatible with surrounding land uses and improvements, provides an appropriate visual character, contributes to the City's housing supply in an area designated for mixed-use development, and will be fully served by all required public utilities.
E. A necessary prerequisite to the orderly development of the surrounding area because it facilitates a well-designed Project that is appropriate for the proposed location.
SECTION 6: Adoption and Approval. Based on the foregoing, the City Council approves TM-26-05 subject to conditions in the attached Exhibit “A” which are incorporated by reference.
SECTION 7: Construction. This Resolution must be broadly construed in order to achieve the purposes stated in this Resolution. It is the City Council's intent that the provisions of this Resolution be interpreted or implemented by the City and others in a manner that facilitates the purposes set forth in this Resolution.
SECTION 8: Reliance on Record. Each and every one of the determinations in this Resolution are based on the competent and substantial evidence, both oral and written, contained in the entire record relating to the matter. The determinations constitute the independent findings and determinations of the City Council in all respects and are fully and completely supported by substantial evidence in the record as a whole.
SECTION 9: Limitations. The City Council's analysis and evaluation of this matter is based on the best information currently available. It is inevitable that in evaluating the matter that absolute and perfect knowledge of all possible aspects of the matter will not exist. One of the major limitations on analysis of the matter is the City Council's lack of knowledge of future events. In all instances, best efforts have been made to form accurate assumptions. Somewhat related to this are the limitations in the City's ability to solve what are in effect regional, state, and national problems and issues. The City must work within the political framework within which it exists and with the limitations inherent in that framework.
SECTION 10: Severability. If any part of this Resolution or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provision or application and, to this end, the provisions of this Resolution are severable.
SECTION 11: Electronic Signatures. This Resolution may be executed with electronic signatures in accordance with Government Code §16.5. Such electronic signatures will be treated in all respects as having the same effect as an original signature.
Resolution No.
SECTION 12: Recordation. The Mayor, or presiding officer, is authorized to sign this Resolution signifying its adoption by the City Council of the City of Monterey Park and the City Clerk, or her duly appointed deputy, may attest thereto.
SECTION 13: Effective Date. This Resolution will become effective immediately upon adoption and will remain effective unless repealed or superseded. However, this Resolution shall not be effective unless and until the City Council has adopted an Ordinance approving Development Agreement No. 26-01 and becomes effective. If said Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, or otherwise do not go into effect for any reason, then this Resolution shall be null and void and have no further force or effect.
SECTION 14: The City Clerk is directed to mail a copy of this Resolution to any other person requesting a copy.
SECTION 15: The Mayor, or presiding officer, is hereby authorized to affix its signature to this Resolution signifying its adoption by the City Council of the City of Monterey Park, and the City Clerk, or her duly appointed deputy, is directed to attest. (Mayor signature and attestation must be on the same page.) PASSED AND ADOPTED this 5th day of August 2026.
________________________________
Henry Lo, Mayor
Resolution No.
Attest:
__________________________
Maychelle Yee, City Clerk
Approved as to Form:
Karl H. Berger, City Attorney
By:________________________
Joaquin Vazquez, Assistant City Attorney
Exhibit A: Conditions of Approval
RESOLUTION NO. ______
Exhibit A
CONDITIONS OF APPROVAL
114 E. Garvey Avenue
(the “Property”)
In addition to all applicable provisions of the Monterey Park Municipal Code (“MPMC”), Rykadan 005, LLC (the “Permittee”), agrees to comply with the following conditions of approval (“Project Conditions”) for Tentative Map No. 26-05 (County Map No. 82800).
Unless the contrary is stated or clearly appears from the context, the construction of words and phrases used in the Project Conditions are the definitions set forth in the MPMC.
STANDARD PROJECT CONDITIONS:
1. The Permittee agrees to indemnify and hold the City harmless from and against any claim, action, damages, costs (including, without limitation, attorney's fees), injuries, or liability, arising from the City’s approval of Tentative Map No. 26-05 except for such loss or damage arising from the City’s sole negligence or willful misconduct. Should the City be named in any suit, or should any claim be brought against it by suit or otherwise, whether the same be groundless or not, arising out of the City approval of Tentative Map No. 26-05, the Permittee agrees to defend the City (at the City’s request and with counsel satisfactory to the City) and will indemnify the City for any judgment rendered against it or any sums paid out in settlement or otherwise. For purposes of this section “the City” includes the City of Monterey Park’s elected officials, appointed officials, officers, and employees. The Permittee's obligations under this condition do not apply to any action or proceeding alleging that the City violated the Permittee's rights or deprived the Permittee of benefits or protections provided by a housing reform law, and nothing in this condition requires the Permittee to indemnify, defend, or hold harmless the City with respect to any such claim.
2. This Resolution, as applicable applies only to the Project as shown in the Project Approvals reviewed and approved by the City Council and on file with the Planning Division. Before the Building Official issues a building permit, the Permittee must submit construction plans demonstrating substantial compliance with the plans and conditions of approval on file with the Planning and Building and Safety Division and these Project Conditions. Any subsequent modification must be submitted to the Director of Community Development for a determination whether additional Planning Commission or City Council review is required.
3. The Property must be developed and used in the manner approved and must be in substantial conformity with the approved plans dated August 5, 2026, unless revisions or additional conditions are specifically required by these Project Conditions. Any
modifications that are not in substantial conformance, as determined by the Director of Community Development, require an amendment.
4. This Resolution runs with the land. All rights and obligations, including the responsibility to comply with the Project Conditions, are binding upon the property owners’ successors in interest. The Project Conditions may be modified, terminated, or abandoned in accordance with applicable law.
5. Any proposed deviations from the approved plans or the Project Conditions must be submitted to the Director of Community Development for review and approval. Any unapproved deviations from the approved Project will constitute a violation of the approval.
6. When exhibits or written Project Conditions are in conflict, the written Project Conditions prevail.
7. The effectiveness of this Project approval will be suspended for the time period that any Project Condition is appealed whether administratively or as part of a legal action filed in a court of competent jurisdiction. If a court of competent jurisdiction invalidates any Project Condition, the City may review the Project and impose substitute conditions in accordance with applicable law.
8. The Permittee must comply with all requirements of this Resolution, the MPMC, policies and regulations of any California, federal or local agency with jurisdiction over the Project, and any other applicable law.
9. Anything which is not shown on the approved plans or otherwise not specifically approved as part of this entitlement is not approved.
10.The Permittee must reimburse the City for all attorneys' fees expended by the City that are directly related to the processing of the Project. The City will not issue a Final Certificate of Occupancy or other final occupancy approval until all attorneys' fees are paid by the Permittee.
11.The Permittee’s failure to comply with, or breach of, any condition can, in addition to any other civil or criminal action, result in modification or revocation of Project Approvals. The City may, in accordance with applicable law, undertake action and incur costs to effect compliance. All such costs including, without limitation, attorney’s fees, must be reimbursed by the Permittee or property owners in accordance with applicable law.
12.All conditions of approval must be included in the construction drawings submitted for plan check and on the construction drawings for which a building permit is issued.
13.The Permittee must contact the City Planner, or designee, to arrange any site inspections the City requires to verify compliance with the Project Conditions.
14.The Permittee must sign and notarize an affidavit acknowledging acceptance of these Project Conditions and return it to the Planning Division within 30 days of the effective date of this approval, or before the Building Official issues a building permit.
15.This decision is not effective until the Permittee acknowledges acceptance of all Project Conditions, and the appeal period has expired, a waiver of right to appeal has been filed, or if an appeal is filed, a final decision has been made on the appeal. By exercising any entitlement granted hereunder, Permittee acknowledges agreement with the Project Conditions.
16.The Permittee must comply with all Project Conditions related to the Project before the Building Official will issue a certificate of occupancy.
PLANNING CONDITIONS
17.Any proposed signage or murals must be processed in accordance with the Monterey Park Municipal Code (MPMC).
18.The Permittee must provide a security guard and/or other form of surveillance during non-business hours to prevent unauthorized access to the plaza.
19.The tentative map expires twenty-four months after City Council approval if the use has not commenced or if improvements are required but construction has not commenced under a valid building permit. A total of four, one-year, extensions may be granted by the City Council upon finding a good cause. The total time of extensions cannot exceed six years from the initial expiration date. An application requesting an extension must be filed with the Community Development Department.
20.A final map must be approved and recorded before the Building Official issues a certificate of occupancy.
21.The Property must be kept in a clean and safe condition by, at a minimum, performing all of the following tasks:
a. Promptly removing, storing, and disposing of all trash, litter, rubbish and debris on the Property.
b. Promptly removing graffiti placed upon the Property within forty-eight hours of its occurrence;
c. Keeping driveways, sidewalks, park strips, fire access roads and streets on or adjacent to the Property clear and clean; and
d. Providing adequate lighting on the Property.
22.All required landscaping and irrigation systems must be installed and fully operational prior to building permit final inspection. If constructed in phases, this requirement will apply to the applicable phase prior to approval of the final inspection for that phase.
23.Landscaping and irrigation must be maintained in good condition at all times as determined by the Director of Community Development.
24.A detailed landscaping and irrigation plan for all landscaped areas associated with the Project must be submitted for review and approval, prior to landscaping work commencing. The landscaping and irrigation plan must identify the type, size, quantity of all proposed plant materials and irrigation equipment, and phasing, if applicable. All landscape areas must be served by an automatic irrigation system, and the plan must comply with California’s Model Water Efficient Landscape Ordinance (“MWELO”).
25.The Permittee must install signage throughout the Property to prevent parking in drive aisles, fire lanes, and overnight parking by unauthorized vehicles.
26.The final exterior materials and colors must be maintained throughout the Project’s life. Any material deviation from the approved elevations, materials, or colors is subject to review and approval by the Director of Community Development.
27.If a Phasing Plan is proposed for the construction of the Project, such Phasing Plan must identify the construction activities and improvements included in each phase and must be reviewed and approved by the Planning Division, Building Division and Engineering Division.
TRIBAL CULTURAL RESOURCES (“TCR”) CONDITIONS
28.The Permittee must retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation, subject to lead agency oversight. The Permittee must retain the monitor before the commencement of any “ground-disturbing activity” for the Project at all Project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the Project, such as public improvement work). “Ground-disturbing activity” includes, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
29.A copy of the executed monitoring agreement must be submitted to the City before the commencement of any grading or excavation.
30.The monitor will complete bi-weekly monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other tribal cultural resources or related discoveries identified during monitoring activities. Monitor logs will identify and describe any discovered Tribal Cultural Resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. The monitor or Tribe will provide copies of monitor logs to the Permittee or lead agency upon written request, consistent with applicable confidentiality requirements.
31.On-site tribal monitoring will conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the Permittee/lead agency that all ground-disturbing activities and phases that may involve grounddisturbing activities on the Project site or in connection with the Project are complete; or (2) written notification from the Permittee or lead agency, following consultation with the Kizh, that no future, planned construction activity and/or development/construction phase at the Property possesses the potential to impact Kizh TCRs.
32.Unanticipated Discovery of TCR Objects (Non-Funerary/Non-Ceremonial): Upon discovery of any tribal cultural resources, all ground-disturbing activities in the immediate vicinity of the discovery will cease within a reasonable buffer, as determined in the field by the qualified archaeologist in consultation with the Kizh monitor and will not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. Treatment and disposition of discovered TCRs must be developed in consultation between the Kizh, the lead agency, and the Project archaeologist, with deference to Kizh recommendations regarding culturally appropriate treatment, consistent with applicable law.
33.Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects:
a. Native American human remains are defined in Public Resources Code section 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
b. If Native American human remains and/or grave goods are discovered or recognized on the Property, then Public Resource Code section 5097.98 as well as Health and Safety Code Section 7050.5 must be followed. c. Human remains and grave/burial goods will be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
d. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
e. Any discovery of human remains/burial goods must be kept confidential to prevent further disturbance.
ENGINEERING CONDITIONS
34.The Project requires approval of a Tentative Map in accordance with applicable law.
35.The Permittee must submit street improvement plans for the Project frontage along Garvey Avenue and Garfield Avenue for review and approval by the City Engineer.
Street improvements must include pavement grinding of 3 inches and an overlay consisting of a 2-inch base course and a 1-inch rubberized cap along the length of the property frontage to the centerline of the street. The City Engineer may require localized pavement repairs based on street conditions. Permittee must construct or replace, as necessary, sidewalks, curb and gutter, ADA curb ramps, and driveway approaches to
the satisfaction of the City Engineer. Any damage caused by street improvements or utility work during construction shall be repaired before final Project acceptance. All existing driveways not proposed for use shall be removed and replaced with curb, gutter, and sidewalk.
36.Permittee must submit landscape and irrigation plans for the public right-of-way along Garvey Avenue and Garfield Avenue, including all parkway trees and tree species, for review and approval by the City Engineer. Permittee must maintain all landscaping and irrigation improvements within the public right-of-way adjacent to the Project.
37.All public improvements must comply with applicable City standards and specifications.
All public improvements must be completed and accepted by the City Engineer or secured by a public improvement guarantee and agreement acceptable to the City, before the City Council approves the final map.
38.The Project includes a double left-turn pocket on Garfield Avenue, generally as shown on the approved Project plans. If conditions along Garfield Avenue or at the Roselyn Place intersection change before approval of the street improvement plans, Permittee must revise the street improvement plans, including striping, to reflect those changed conditions, subject to approval by the City Engineer. There must be no left-turn movement from the Project onto Garfield Avenue.
39.Permittee must construct the northbound loading zone lane similar to the design of a bus pad to the satisfaction of the City Engineer to accommodate trash truck operations and loading zone truck traffic.
40.Trash enclosures must include a solid roof and a primed P-trap connected to the sanitary sewer.
41.Under the Los Angeles County Municipal Separate Storm Sewer System (MS4) Permit, issued under the National Pollutant Discharge Elimination System (NPDES) Program, Permittee must obtain a General Construction Storm Water Permit from the State Water Resources Control Board, prepare a Low Impact Development (LID) Plan and a Storm Water Pollution Prevention Plan (SWPPP), and provide the City with the Waste Discharge Identification (WDID) Number. Upon approval of the LID Plan and SWPPP, the Permittee must submit an electronic copy of the approved plans, including site drawings, before Engineering issues a grading permit.
42.All improvement plans, including grading and public improvement plans, must be based upon City approved criteria. The Permittee must obtain benchmark references from the Engineering Division.
43.Before the Building Official issues a building permit, the Permittee is responsible for ascertaining and paying all City development fees, such as, but not limited to, plan check fees, sewer deficiency and/or connection fees, water meter fees, and metered water service impact fees as required by the MPMC. The Water Division will determine
water service requirements after the Permittee submits completed water meter sizing sheets.
44.A site grading and drainage plan must be prepared for review and approval by the City Engineer. The property drainage must be designed to the City Engineer’s satisfaction.
Drainage from adjacent properties must not be blocked and must be accommodated to the satisfaction of the City Engineer. A hydrology and hydraulic study of the site must be submitted to the City Engineer for review and approval. Applicant is responsible for the cost of any permit from Los Angeles County if it is determined that improvements are required that impact the County facilities including all related construction improvements.
45.All storm drainage facilities serving the development must accommodate a 25-year storm. If existing storm drain facilities are inadequate, they must be upgraded as necessary. All storm drain facilities must be designed and constructed to Los Angeles County Department of Public Works standards and specifications, as approved by the City Engineer.
46.The grading and drainage plan must incorporate all applicable recommendations from the geotechnical report.
47.A final water plan must be submitted for review and approval by the City Engineer. This plan must substantiate adequate water service for domestic flow, fire flow, irrigation, and must identify backflow prevention.
48.The sewer and water line points of connection must be clearly identified on the water/sewer plan. The plan must include connection details of all domestic flow, fire line, irrigation line, and sewer clean-outs, and show all existing and proposed utilities.
49.A sewer connection reconstruction fee will be assessed when the Building Official issues a building permit in accordance with the provisions of Chapter 14.06 of the MPMC.
50.The need for preserving existing street trees or providing additional street trees will be reviewed and approved by the City Engineer. Upon completion, the City will provide maintenance. The requirement to plant new street trees, if applicable, will be evaluated by the City Engineer based on the final approved improvements.
51.The Permittee must obtain an encroachment permit before performing any work with public rights-of-way.
52.The Permittee must provide proposed import/export route.
53.The Permittee must provide as-built plans for all utilities plan in AutoCAD format and PDF format after the Project is complete.
54.Record the final map after approval of the map by the City Engineer and acceptance of required bonds and agreements by the City Council. The Permitee will provide the City with (1) transparent 4 mil thick mylar tracing, one (1) electronic file of approved final map tracings transferable to the City’s AUTOCAD and GIS systems, and two (2) blueprints of the recorded map, which must be filed with the City Engineer within three (3) months of recordation.
55.Before submitting the final map for City approval, the Permittee must provide written proof that there are no liens against the subdivision for unpaid taxes or special assessments and must submit L.A. County tax bill, tax payment receipt, and copy of the cancelled check.
56.[RESERVED]
57.All electric, telephone, and cable TV utility services must be installed fully underground in accordance with required City standards. Satisfactory provisions for all other utilities and service connections, including water, sewer, and gas, must be made in accordance with City and public utility standards.
FIRE DEPARTMENT CONDITIONS:
64.The Fire Chief may determine the applicability and scope of the Fire Department conditions.
65.Fire Department access must be provided within 150 feet of all exterior portions of any structure. A minimum of three points of access are required.
66.Fire Department vehicular access roads must be installed and maintained in a serviceable manner before and during the construction.
67.Minimum required fire flow and fire hydrants: All structures must have the minimum fire flow (GPM) in accordance with Appendix B and the quantity and spacing of fire hydrants in accordance with Appendix C 2022 California Fire Code (CFC).
68.A current fire flow report (not older than 6 months), performed by the City of Monterey Park Water Department, must be provided to the Fire Department when applying for building permits to construct or add to any structure. Fire flow test data must be provided prior to approval of plans.
69.Provide a fire hydrant plan, including existing and new hydrants. Identify public and private hydrants.
70.Aerial Fire Apparatus Access Roads: Building exceeding 30 feet in height above the lowest level of Fire Department Vehicle Access must comply with requirements of CFC Section D105.1 through D105.4. All fire lanes must measure a minimum of 28 feet. Buildings must also have an approved fire apparatus access road capable of accommodating fire
department aerial apparatus. Overhead utility and power lines must not be located within the aerial fire apparatus access roadway.
71.Automatic Fire Alarm/Detection System: An approved manual, automatic, or manual and automatic fire alarm system installed in accordance with the provisions of CFC and NFPA 72 must be provided in new buildings and structures in accordance with Section 907.2.1 through 907.2.23 and provide occupant notification in accordance with Section 907.10, unless other requirements are provided by another section of this Code.
72.Emergency Responder Radio Coverage: Building must have approved radio coverage for emergency responders within the building based upon the existing coverage level of the public safety communication system per 2022 CFC Section 510.
73.The applicant must provide a formal emergency access plan. The plan must highlight fire access from the public way, designated fire lanes, points of entry, Knox box locations, and 150-foot hose lays from standpipes on all floors and the roof level.
74.The Permittee must provide an automatic sprinkler system and standpipe system throughout all structures in accordance to the provisions of the California Building Code and the California Fire Code.
75.All access gates across roadways or entrances to facilities must fail unlocked/open in the event of loss of power. All access gates and main entrance doors must have a Knox Box or Knox Control Key Switch installed.
76.The Fire Department may permit deferred submittal of:
a. Fire protection plans, including, without limitation, fire sprinkler, fire alarm, restaurant fire suppression system, smoke alarm system, standpipe systems, and fire hydrants. b. Emergency responder radio coverage.
c. Fire permits, as required for the Project, must obtained prior to occupancy.
77.Prior to building permit issuance, the Permittee must contact the owner or authorized representative of the adjacent hotel property to discuss and analyze how the proposed Project construction may affect the hotel property’s existing means of egress system and provide the Fire Department with a schematic fire protection and life safety report for review and approval.
POLICE DEPARTMENT CONDITIONS:
78.The Permittee must provide a security camera plan to be reviewed and approved by the Monterey Park Police Department.
BUILDING & SAFETY CONDITIONS:
79.At plan check submittal, the Permittee must include all Project conditions and a copy of the Planning Decision letter on the second sheet of building plans.
80.Plans submitted to Building Division must comply with all applicable codes in effect.
81.The Permittee must pay all school development fees to the applicable school district before the Building Official issues a building permit.
82.The Permittee must pay all required County of Los Angeles Sanitation District fees before the Building Official issues a building permit.
83.Before plan check submittal, the Permittee must file an address assignment application that must be filed with Engineering Division.
84.The Permittee must submit plans prepared and stamped by a licensed architect in accordance with section 5538(b) of the California Business and Professions Code.
85.The Permittee must provide structural calculations prepared under the direction of an architect, civil engineer or structural engineer.
86.A geotechnical and soils investigation report is required. The engineer of record, as indicated on the first sheet of the approved plans, must include the following:
a. Observation of cleared areas and benches prepared to receive fill; b. Observation of the removal of all unsuitable soils and other materials; c. Approved of soils to be used as fill material;
d. Inspection of compaction and placement of fill;
e. Testing of compacted fills; and
f. Inspection and review of drainage devices.
87.The Permittee must retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing must not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation.
88.A grading and drainage plan must be approved by the Engineering Division before issuance of the building permit. The grading and drainage plan must indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
89.Projects must comply with the requirements of the NPDES (NATIONAL POLLUTION DISCHARGE ELIMINATION SYSTEM) before issuance of a Demolition, Grading & Building permit. These include requirements for sediment control, erosion control, and construction activities control to be implemented on the Property.
90.All California disability access regulations for accessibility and adaptability must be satisfied.
91. The property must be surveyed and the boundaries must be marked by a land surveyor licensed by the State of California.
92. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE MUST BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.
93. The Permittee must obtain electrical plan check approval.
94. The Permittee must obtain mechanical plan check approval.
95. The Permittee must obtain plumbing plan check approval. Plumbing fixtures must be provided as required by Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not compliance.
96. The Project must comply with Cal Green Non Residential and Residential requirements.
97. The Permittee may not place form work or other construction materials on adjacent property without written approval of the affected property owner.
98. Construction to provide electric vehicle infrastructure and facilitate electric vehicle charging must comply with Section 5.106.5.3.1 of the CalGreen Code and must be provided in accordance with regulations in the California Building Code and the California Electrical Code.
99. Forty (40) percent of the total number of parking spaces must be equipped with low power Level 2 EV charging receptacles. EV charging receptacles required by this section must be located in at least one assigned parking space per dwelling unit where assigned parking is provided but need not exceed forty (40) percent of the total number of assigned parking spaces provided on the site per Section 4.106.4.2.2 of the CalGreen Code. 100. Ten (10) percent of the total number of parking spaces must be equipped with Level 2 EV chargers. At least fifty (50) percent of the required EV chargers must be equipped with J1772 connectors. Where common use parking or unassigned parking is provided, EV chargers must be located in common use or unassigned parking areas and must be available for use by all residents or guests per Section 4.106.4.2.2 of the CalGreen Code. 101. Fire Walls separating the buildings must meet the continuity requirements, extending vertically from the podium level to the roof per Section 706.6, as well those for horizontal continuity per Section 706.5. In addition, they must comply with the structural stability requirement per Section 706.2.
102. The building elements must have a fire-resistance rating not less than that specified in Table 601 and exterior walls must have a fire-resistance rating not less than that specified
in Table 705.5. Where required to have a fire-resistance rating by Table 601, building elements must comply with the applicable provisions of Section 703.2. 103. Fire-resistance rating requirements for exterior walls based on fire separation distance of 0 to 10 feet must comply with Table 705.5 of the Building Code. 104. Maximum area of exterior wall openings and degree of open protection based on fire separation distance of 0 to 10 feet must comply with Table 705.8 of the Building Code.
Complying with this requirement may restrict the amount of openings proposed on the easterly and southerly exterior walls of the parking garage and on the southerly exterior wall of the Residential Building B. Additional requirements apply if the easterly exterior wall is adjacent to an egress court.
105. The egress court of width less than 10 feet serving as an exit discharge of the interior exit stairways located along the easterly and southerly property line is subject to the fireresistance rating and open protection requirements per Section 1029.3. 106. Elevator hoistway door opening serving the residential dwelling units must be protected by an enclosed lobby in accordance with Section 3006.2 and 3006.3 unless conditions in the exception are satisfied.
107. Condominiums consisting of four or more attached dwelling units with an elevator must meet the requirements of the California Building Code Section 1106A. 108. Prior to the issuance of building permit, a written consent must be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).
109. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250-pound point load. A plan indicating this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit.
110. Separate permit is required for Fire Sprinklers.
111. City records indicate the proposed site is a combination of lots under common ownership. A parcel merger by document must be processed prior to issuance of the building permit.
112. Building permits may not be issued until the final map has been prepared to the satisfaction of the Building Official.
113. Mechanical ventilation in accordance with Los Angeles County Building Code is required for the parking garage.
By signing this document, Rykadan 005, LLC (“Permittee”), certifies that he/she/they have read, understood, and agrees to the Project Conditions listed in this document. (Permittee)
By signing this document, Rykadan 005, LLC (“Property Owner”), certifies that he/she/they have read, understood, and agrees to the Project Conditions listed in this document. (Property Owner)
(Property Owner)
(If corporation or similar entity, need two officer signatures or evidence that one signature binds the company)
ATTACHMENT 3
Draft Notice of Exemption
Statutory Exemptions. State code number:
_______________________________________________
Print Form
Notice of Exemption Appendix E
To: Office of Planning and Research From: (Public Agency): ____________________________ P.O. Box 3044, Room 113 _______________________________________________ Sacramento, CA 95812-3044 County Clerk
(Address)
___________________________
___________________________
County of: __________________
Project Title: ____________________________________________________________________________ Project Applicant: ________________________________________________________________________ Project Location - Specific:
Project Location - City: ______________________ Project Location - County:
Description of Nature, Purpose and Beneficiaries of Project:
_____________________
Name of Public Agency Approving Project: _____________________________________________________ Name of Person or Agency Carrying Out Project: ________________________________________________ Exempt Status: (check one):
Ministerial (Sec. 21080(b)(1); 15268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Reasons why project is exempt:
Lead Agency
Contact Person: ____________________________ Area Code/Telephone/Extension: _______________ If filed by applicant:
1. Attach certified document of exemption finding.
2. Has a Notice of Exemption been filed by the public agency approving the project? Yes No Signature: ____________________________ Date:
Signed by Lead Agency Signed by Applicant
Authority cited: Sections 21083 and 21110, Public Resources Code. Date Received for filing at OPR:
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code. _______________
Categorical Exemption. State type and section number: ____________________________________ ______________________________________________
______________ Title: _______________________
Revised 2011
ATTACHMENT 4
AB 130 Analysis and Compliance Checklist
Pride in the Past • Faith in the Future
CITY OF MONTEREY PARK
320 West Newmark Avenue • Monterey Park • California 91754-2896 www.montereypark.ca.gov
City Council
Vinh T. Ngo
Elizabeth Yang
Henry Lo
Jose Sanchez
Thomas Wong
City Clerk
Maychelle Yee
City Treasurer
Amy Lee
August 7, 2025
Rykadan 005 LLC
Attn: Vincent Tsang
515 S. Figueroa Street, #1028
Los Angeles, CA 90071
[email protected]
Re: Application to Amend Ordinance No. 2215 Governing Development Agreement No. 2261-AA | 114 W. Garvey Ave
Dear Mr. Tsang:
The City team reviewed the Rykadan proposed Celadon development regarding the real property commonly known as 114 E. Garvey Avenue (the “Project”).
Concurrent with the review of the project application package by the City team, the City’s planning consultant reviewed the proposed project to determine if it meets the recently enacted AB 130 Urban Residential Project Statutory Exemption. Note that if the Project meets this statutory exemption, it still does not negate the necessity of preparing and submitting project specific studies for water, sewer, storm drainage, traffic to identify improvements needed to ensure public services and the City’s street network can accommodate the project as currently proposed.
The review performed by the City Planning team determined that the project meets the statutory exemption established by AB 130, effective July 1, 2025. The analysis is summarized in the attached decision matrix. This exemption applies to the Project and exempts it from preparing a new CEQA document for the proposed project. It allows the project to rely on the previously prepared environmental document and utilize new AB 130 exemption. As noted, the required studies for the utilities and traffic identified above associated with this project still need to be prepared.
If there are questions or concerns, let me know.
Sincerely,
Jon Turner, PE
Acting City Planner
Mr. Tsang August 7, 2025
2 CC: Karl H. Berger, City Attorney
Inez Alverez, City Manager
Diana Garcia, Assistant City Manager
Philip Lanzafame, Interim Community Development Director Enclosures:
AB 130 Infill Housing Exemption Compliance Checklist
AB 130 Infill Housing Exemption Compliance Checklist
Criteria Compliance
The project must be a “housing development
project” as defined in Government Code §
65905.5 (which references Government Code
§ 65589.5(h)(2)). (PRC § 21080.66(a).)
Complies. The project is a “housing
development project” as it is a mixed-use
project where with the majority of the project
square footage dedicated to residential use.
The project site must be less than 20 acres
(unless it is a builder’s remedy project, which
must not exceed five acres). (PRC §
21080.66(a)(1)(A).)
Complies. The project site is 2.01 acres
The project is located either (a) within an
unincorporated municipality (b) an urban
area, as defined by the Census Bureau. (PRC
§ 21080.66(a)(2).)
Complies. The project is within the City of
Monterey Park.
The site meets any of the following: (a)
previously developed with an urban use; (b)
at least 75 percent of the perimeter of the site
adjoins parcels that are developed with urban
uses; (c) at least 75 percent of the area within
a one-quarter mile radius of the site is
developed with urban uses; (d) for sites with
four sides, at least three out of four sides are
developed with urban uses and at least twothirds of the perimeter of the site adjoins parcels that are developed with urban uses.
(PRC § 21080.66(a)(3)
The term “urban use” means “any current or
previous residential or commercial
development, public institution, or public
park that is surrounded by other urban uses,
parking lot or structure, transit or
transportation passenger facility, or retail use,
or any combination of those uses” (PRC
§21080.66(f)(3)).
Complies. A portion of the site was
previously developed with a surface parking
lot. All four sides of the site are developed
with urban uses.
The project is consistent with the general plan
and zoning. If the general plan and zoning are
inconsistent, a project is deemed consistent
with both if consistent with one. (PRC
§ 21080.66(a)(4)(A)-(B)).
The approval of a density bonus,
incentives/concessions, waivers or reductions
of development standards, or reduce parking
pursuant to the Density Bonus Law are not
grounds to find the project inconsistent. (PRC
§ 21080.66(a)(4)(C)).
Complies. The project is consistent with the
General Plan Mixed-Use land use designation
for the site.
The project will be at least 50% of the default
density specified in Government Code §
65583.2(c)(3)(B). (PRC § 21080.66(a)(5).)
Complies. The project exceeds 50% of the
FAR allowed on the site.
If the site is in the Coastal Zone, there is
substantial evidence in the record that the site is
not located in any of the areas described below.
1. A site that is between the sea and the first
public road paralleling the sea or within
300 feet of the inland extent of any beach
or of the mean high tide line where there
is no beach, whichever is greater.
2. A site that is tidelands, submerged lands,
public trust lands, or within 100 feet of
any wetland, estuary, or stream or within
300 feet of the top of any coastal bluff.
3. The site is in an area of the Coastal Zone
that is not subject to a certified Local
Coastal Program or certified Land Use
Plan.
4. An area of the Coastal Zone that is
vulnerable to five feet of sea level rise, as
determined by specified entities (e.g.,
NOAA, USGS, OPC, University of
California, or other local government
pursuant to hazards vulnerability
assessment).
5. A site that is not zoned for multifamily
housing.
6. The site is not on or within 100 feet of a
Complies. The site is not in the Coastal Zone.
wetland, or on prime agricultural land.
(PRC § 21080.66(a)(6), Govt. Code
§65913.4(a)(6).)
The site is not either prime farmland or
farmland of statewide importance, or land
zoned or designated for agricultural
production or preservation by a local ballot
measure approved by the voters. (PRC §
21080.66(a)(6), Govt. Code § 65913.4(a)(6).)
Complies. The site is located in an urban
area with a portion developed with a surface
parking lot and is farmland.
The site does not have wetlands as defined by
the USFWS. (PRC § 21080.66(a)(6), Govt.
Code § 65913.4(a)(6).)
Complies. The site is located in an urban
areas with a portion developed with a
surface parking lot and does not contain
wetlands
The site is not within a state or local
VHFHSZ, except if the site has adopted fire
hazard mitigation measures pursuant to
existing building standards or state fire
mitigation measures applicable to the
development, including, but not limited to
standards under (1) PRC §§ 4290, 4291 or
51182, (2) Chapter 7A of the CBC. (PRC §
21080.66(a)(6), Govt. Code § 65913.4(a)(6).)
Complies. The site is not within a VHFHSZ.
The site is not a hazardous waste site that is
listed on the Cortese List (Govt. Code §
65962.5) or a site designated by DTSC
pursuant to Health & Safety Code § 25356
(repealed) unless either of the following
apply:
1. The site is an underground storage tank
site that received a uniform closure letter
based on closure criteria for residential
use or residential mixed uses.
2. An agency (state or local) has made a
determination that the site is suitable for
residential or mixed-uses.
(PRC § 21080.66(a)(6), Govt. Code §
65913.4(a)(6).)
Complies. The site is not on the Cortese List
or otherwise identified by DTSC as a
hazardous waste site.
The site is not within an earthquake fault
zone, unless the development complies with
applicable seismic standards of the CBC and
any local building standards. (PRC §
21080.66(a)(6), Govt. Code § 65913.4(a)(6).)
Complies. The site is not within a delineated
earthquake fault zone.
The site is not within a special flood hazard
area subject to a 1% annual change of flood as
determined by FEMA, unless specific
standards are met. (PRC § 21080.66(a)(6),
Govt. Code § 65913.4(a)(6).)
Complies. The site is not within a special
flood hazard area.
The site is not within a regulatory floodway
as determined by FEMA, unless specific
standards are met. (PRC § 21080.66(a)(6),
Govt. Code § 65913.4(a)(6).)
Complies. The site is not within a regulatory
floodway as determined by FEMA.
The site is not identified for conservation in
an adopted natural resource protection plan.
(PRC § 21080.66(a)(6), Govt. Code §
65913.4(a)(6).)
Complies. The site is not identified for
conservation in any natural resources
projection plan. It is partially developed with
urban uses in the downtown area of the City.
The site does not have habitat for protected
species identified as a candidate, sensitive, or
special status species by state/federal
agencies. (PRC § 21080.66(a)(6), Govt. Code
§ 65913.4(a)(6).)
Complies. The site is located in an urban area
with a portion developed with a surface
parking lot and does not contain habitat for
protected species
The site is not subject to a conservation
easement. (PRC § 21080.66(a)(6), Govt. Code
§ 65913.4(a)(6).)
Complies. The site is located in an urban
area with a portion developed with a surface
parking lot and is not subject to a
conservation easement.
The project does not require the demolition of
a historic structure on a national, state or local
register before the date of an SB 330
preliminary application. (PRC §
21080.66(a)(7), Govt. Code § 65941.1)
Complies. The site does not have any historic
resources as designated on a national, state or
local register.
If the project is deemed complete, as defined
by HAA, on or after Jan. 1, 2025, no portion
of the project is designated for use as a hotel,
motel, bed and breakfast inn, or other
transient lodging, including, a residential
hotel pursuant to Health and Saf. Code §
50519, and use or marketing of a unit as
short-term lodging after the issuance of a
certificate of occupancy.
(PRC § 21080.66(a)(8), Govt. Code §
65589.5(h)(5), Health and Saf. Code § 50519)
Complies. No portion of the project will be
used for transient lodging and appropriate
conditions of approval will be imposed
restricting the use and marketing of units as
short-term lodging.
ATTACHMENT 5
Phase I Environmental Site Assessment
www.montereypark.ca.gov/Celadon_Environmental
ATTACHMENT 6
October 6, 2021, Project Approval Staff Report
(without attachments)
jk`~ jl<>&k¡ ¢`£mm ¤¥¦l§`
aKO@H T+"'5!( ¹6 8:87
K¨@YaK bO@P YRH
ORH F.! r'#'($5)! s$3'( $#, s!/5!(* '4 ".! A%"3 A'-#+%) ©cRPH º'# F-(#!(6 =+"%#0 A%"3 C)$##!(
ndª«@SOH A'#,-+" $ C-5)%+ r!$(%#0 "' +'#*%,!( ;=B87BQQ $ ;!2!)'1/!#" =0(!!/!#" !#$+"%#0 ".! U-*%#!** I!+'2!(3 ;!2!)'1/!#" =0(!!/!#" V'#! DUI;VE 1!(/%""%#0 $#, ,!2!)'1/!#" '4 $ J:L68LJ *M-$(! 4''" /-)"%B *"'(3 /%G!, -*! (!*%,!#"%$)t+'//!(+%$) 1('N!+" '2!( ".(!! *-5"!(($#!$# 1$(W%#0 )!2!)* )'+$"!, $" 77 g h9 ]$(2!3 =2!#-!9
c@SRPP@YaKObRYH
^" %* (!+'//!#,!, ".$" ".! A%"3 A'-#+%) +'#*%,!(»
D7E T1!#%#0 ".! 1-5)%+ .!$(%#0X
D8E I!+!%2%#0 ,'+-/!#"$(3 $#, "!*"%/'#%$) !2%,!#+!X
D_E A)'*%#0 ".! 1-5)%+ .!$(%#0X
DgE ^#"(',-+%#0 $#, ?$%2%#0 4%(*" (!$,%#0 '4 $# '(,%#$#+! $,'1"%#0 ;=B87BQQ9 ¼!+'#, (!$,%#0 $#, $,'1"%'# ?'-), '++-( '# T+"'5!( 8:6 8:879 ^4 ".! '(,%#$#+! %* $,'1"!,6 ".! ;= ?'-), 5!+'/! !44!+"%2! ½'2!/5!( 7 L6 8:87X $#, DJE F$W%#0 *-+. $,,%"%'#$)6 (!)$"!, $+"%'# ".$" /$3 5! ,!*%($5)!9 S@oK ¬SZe[®pq\[Z @\¯[qp\°±\fZe o²Ze[f³ K´fµH
F.! C('N!+" %* +$"!0'(%+$))3 !G!/1" 4('/ $,,%"%'#$) !#2%('#/!#"$) (!2%!? 1-(*-$#" "' Ah¾= ]-%,!)%#!* ¿ 7 J__8 $* $ A)$** _8 +$"!0'(%+$) !G!/1"%'# D^#Bu%)) ;!2!)'1/!#" C('N!+"*E9 F.! C('N!+" +'#*%*"* '4 +'#*"(-+"%#0 $ /-)"%B*"'(3 /%G!, -*! 4$+%)%"3 '# *%G )!0$) 2$+$#" 1$(+!)* "'"$)%#0 897 L $+(!* *-(('-#,!, 53 !G%*"%#0 ,!2!)'1/!#"9 T".!( ".$# $+"%2$"%#0 ".! UI;V 2%$ ".! ,($4" T(,%#$#+! $#, ;!2!)'1/!#" =0(!!/!#"6 ".!(! $(! #' 1('1'*!, +.$#0!* "' ".! ]!#!($) C)$# #'( ".! v'#%#09 F.! C('N!+" *%"! .$* #' 2$)-! $* .$5%"$" 4'( !#,$#0!(!,6 ($(! '( ".(!$"!#!, *1!+%!*9 F.! "!+.#%+$) *"-,%!* 1(!1$(!, 4'( ".! C('N!+" ,!/'#*"($"! ".!(! ?%)) #'" 5! $#3 *%0#%4%+$#" !#2%('#/!#"$) !44!+"* (!)$"%#0 "' "($44%+6 #'%*!6 $%( M-$)%"36 '( ?$"!( M-$)%"39 u%#$))36 ".! C('N!+" +$# 5! $,!M-$"!)3 *!(2!, 53 $)) (!M-%(!, -"%)%"%!* $#, 1-5)%+ *!(2%+!*9
@¶@SdOb·@ ndPPKc¸H
I3W$,$# ::J6 wwA96 DI3W$,$#E *!!W* "' !#"!( %#"' $ ;!2!)'1/!#" =0(!!/!#" D;=B87B QQE ?%". ".! A%"3 "' $+"%2$"! ".! U-*%#!** I!+'2!(3 ;!2!)'1/!#" =0(!!/!#" V'#! DÀUI;VÁE "' $))'? /-)"%B*"'(3 /%G!, -*! ?%". $ 4'', .$)) $* $ 1!(/%""!, -*! %# ".! CB; v'#!9 F.%* ?'-), $))'? +'#*"(-+"%'# '4 $ J:L68LJ *M-$(! 4''" (!*%,!#"%$)t+'//!(+%$) 4$+%)%"3 '# 897 L $+(!* )'+$"!, $" 77 g h9 ]$(2!3 =2!#-!9 F.! 4$+%)%"3 ?%)) +'#*%*" '4 $11('G%/$"!)3 7 J7 (!*%,!#"%$) -#%"* "'"$)%#0 $11('G%/$"!)3 7 x:6::: *M-$(! 4!!"X x6Â::
ÃÄÅÆyÇ ÈizÉy{|
}|i{Êz ËÌiÍ ÎÏÐ Ñ}
U"#00 ?!/$)"
:#7! ; $0 k
c-"$5!) W4 ;A;B
(I.#)! 0!!" $0 #1!'%"8 #'+ *$558 (/#-!d OJ4KA; (I.#)! 0!!" $0 -$11!)-%#* *#'+ .(!( E!3734 )!"#%* #'+ )!("#.)#'" (/#-!Fd #'+ B W4AAA (I.#)! 0!!" 0$) 5#-G $0 ,$.(!4 ")#(, #'+ $",!) #'-%**#)8 .(!(3 :#)G%'7 (/#-!( ECAKF 6%** 5! /)$2%+!+ $' ",)!! (.5"!))#'!#' /#)G%'7 *!2!*( #'+ "6$ #5$2!=7)#+! *!2!*(3 H,! 5!+)$$1 1%P %( %'%"%#**8 /*#''!+ "$ 5! B (".+%$4 ;[ B=5!+)$$14 KC ;=5!+)$$1 #'+ ;Q ;=5!+)$$1 /*.( +!' .'%"( E",! X?!(%+!'"%#* e'%"(YF3 H,! -$11!)-%#* /$)"%$' $0 ",! (%"! 6%** %'-*.+! # )!"#%* 0$$+ !("#5*%(,1!'" .(!4 6,%-, 6%** $/!)#"! (%1%*#) "$ # 0$$+ -$.)" $) # 0#)1!)(\ 1#)G!"3 ]'+%2%+.#* 2!'+$)( 6%** *!#(! (/#-!( 6%",%' ",%( #)!#4 #'+ ",! )!1#%'+!) $0 ",! (/#-! 6%** 5! -%)-.*#"%$' 0$) 2%(%"$)(^-.("$1!)( #'+ 0$) (!#"%'73 9*-$,$* (#*!( 6%** 5! /!)1%""!+ 58 %'+%2%+.#* 2!'+$)(3 9( (,$6' $' ",! U%"! _#/4 D!2!* B %'-*.+!( # 0$$+ ,#**4 )!("#.)#'"4 #'+ )!"#%* (/#-!(4 )!(%+!'"%#* *$55%!(4 5#-G $0 ,$.(! $/!)#"%$'( #'+ ("$)#7!4 /#"%$ (!#"%'74 #'+ # 1#%' /*#L# #*$'7 M#)0%!*+ 92!'.!3 D!2!* ; %'-*.+!( # 0$$+ ,#**4 )!("#.)#'"4 #'+ )!"#%* (/#-!(4 #'+ # 0%"'!(( -!'"!)4 #'+ /#"%$ (!#"%'7 #*$'7 M#)2!8 92!'.!3 D!2!*( J ",)$.7, W %'-*.+! )!(%+!'"%#* .'%"( #( 0$**$6(h J[ .'%"( $' D!2!* J4 JQ $' D!2!* O4 JQ $' D!2!* C4 #'+ JQ $' D!2!* W3 lZmnopqraf Zaf ZaZstbubg
BB O i3 M#)2!8 92!'.! %( -.))!'"*8 -$1/)%(!+ $0 (%P .'+!2!*$/!+ /#)-!*( $' ",! ($.",!#(" -$)'!) $0 ",! %'"!)(!-"%$' $0 M#)2!8 92!'.! #'+ M#)0%!*+ U")!!" EX:)$N!-" U%"!YF3 ?8G#+#' AAC4 DDV3 EX9//*%-#'"YF (!!G( "$ -$'(").-" # CAK4;KC (I.#)! 0$$" 1%P!+ .(! 0#-%*%"83 H,! _%P!+ e(! *#'+ +!(%7'#"%$' 6%", # :=@ $2!)*#8 L$'! -.))!'"*8 +$!( '$" ,#2! # +!(%7'#"%$'^.(! 0$) R$$+ j#** 6,%-, %( '$" *%("!+ #( # /!)1%""!+ .(!3 H,! _$'"!)!8 :#)G S.(%'!(( ?!-$2!)8 :)$7)#1 EXS?:YF4 ,$6!2!)4 !("#5*%(,!+ ",! S?@` 6,%-, #**$6( ",! 9//*%-#'" "$ -$'(").-" ",! :)$N!-" 58 #-"%2#"%'7 ",! S?@` .(%'7 # @!2!*$/1!'" 97)!!1!'" E@9=;B=TTF3 ]0 #//)$2!+4 ",! :)$N!-" 6%** )!(.*" %' %1/)$2%'7 #' .'+!)."%*%L!+ /#)-!* 6%",%' #' !P%("%'7 /*#''!+ +!2!*$/1!'" E:=@F -$))%+$) #'+ 0.)",!) (!)2!( "$ %1/*!1!'" ",! S?: "$ ("%1.*#"! !-$'$1%- 7)$6",4 N$5( #'+ /)$2%+!+ '!!+!+ )!(%+!'"%#* #'+ -$11!)-%#* (/#-! 0$) ",! V%"8\( )!(%+!'"( #'+ 5.(%'!((!(3 c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` #'+ ",! #//)$2#* "$ -$'(").-" # CAK4;KC (I.#)! 0$$" 1%P!+ .(! )!(%+!'"%#*^-$11!)-%#* 0#-%*%"8 5#(!+ $' ",! 0%'+%'7( #'+ V$'+%"%$'( $0 9//)$2#* %' 9""#-,1!'" B3 bvwx yz{|g
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
P"#.. b!1($"
B#0! A (. k
c-"(5!$ Q= RSRT
(4!$#** +!)%0' 2#%'"#%') ",! $!E/%$!+ )!"5#-:) #*('0 ?#$4!6 94!'/! #'+ ?#$.%!*+ 94!'/! ",$(/0, "3( +!+%-#"%(' $!E/!)")7 8,! $!E/!)" %) # )!"5#-: (. T H .!!" .$(2 ",! !@%)"%'0 ?#$.%!*+ 94!'/! $%0,";(.;3#6= #'+ #11$(@%2#"!*6 A7H .!!" .$(2 ?#$4!6 94!'/! $%0,";(.;3#67
9--!)) %) 1$(4%+!+ 56 # "3( AS;.((" 3%+! +$%4!;3#6) I('! (' ?#$.%!*+ 94!'/! #'+ ('! (' ?#$4!6 94!'/!J 3%", ",! 1$(K!-"C) %'"!$'#* -%$-/*#"%(' ",$(/0, ",$!! *!4!*) (. )"#'+#$+ 4!,%-*! 1#$:%'07 8,! 1$(K!-" 1$(2%'!'-! %) .(-/)!+ (' ?#$.%!*+ 94!'/! 3%", #'-,($ $!"#%* )1#-! #" ",! %'"!$)!-"%(' -($'!$ (. ",! 5/%*+%'07
oLMpYNDMNqLDO
8,! -('"!21($#$6 )"6*! #$-,%"!-"/$! #'+ 2%@!+ /)!) $!)/*") %' ",$!! 5!*(3 0$#+! *!4!*) #'+ )%@ #" 0$#+! #'+ #5(4! *!4!*)7 8,! 5/%*+%'0 ,#) #' (4!$#** ,!%0," (. UA .!!" Q %'-,!)7 8,%) %) *!)) ",#' ",! UH;.!!" 2#@%2/2 $!0/*#"!+ %' ",! B;d (4!$*#6 e('!7 9""#-,2!'" A %'-*/+!) ",! #$-,%"!-"/$#* 3$%"!/1 .$(2 ",! +!4!*(1!$ $!0#$+%'0 ",! .%'%),!) (' ",! !@"!$%($ .#-#+!)7 8,!$! #$! # *%2%"!+ '/25!$ (. !@"!$%($ 2#"!$%#*) .($ ",! /11!$ .*(($) f )"/--(= 5$%-: #'+ # 3((+ 1$%'" 2!"#* )%+%'07 8,! ($%0%'#* 2#"!$%#* 3#) "( 5! 3((+= 5/" +/$#5%*%"6 #'+ 2#%'"!'#'-! %))/!) 1!$)/#+!+ ",! +!)%0' "!#2 "( (1" .($ ",! 2!"#* )%+%'07 8,! *(3!$ .*(($) I)"($!.$('")J #$! # +#$: 5$('g! -(*($ #'+ #$! -*#+ %' # +#$: 5$%-:
4!'!!$7 8,!$! 3%** 5! # 3((+ )/$$(/'+ .($ ",! )"($!.$('") #) 3!** #) 2!"#* .$#2!+ -#'(1%!) 3%", %'"!0$#* *%0,"%'07 F#$0! 0$!!' 3#**) I*#'+)-#1%'0J 3%** -(4!$ -!$"#%' 1($"%(') (. ",! )"$/-"/$! #) ),(3' %' 9""#-,2!'" A7
rZ[stMZ\Y[uO
8,! 1$(K!-"C) *#'+)-#1%'0 -(')%)") (. 1/5*%- $%0," (. 3#6 "$!!) 3%", )%"! %'"!$'#* *#'+)-#1!+ 1*#'"!$)7 8,! 1*#' 2#"!$%#*) #'+ %$$%0#"%(' #$! $!E/%$!+ "( 5! -(')%)"!'" 3%", ",! G%"6C) *#'+)-#1! )"#'+#$+) 1$!)-$%5!+ .($ -(22!$-%#* +!4!*(12!'" #'+ %21*!2!'" # 1*#'"%'0 1#**!" ",#" 2!!") ",! G%"6C) #'+ P"#"!C) 3#"!$ -(')!$4#"%(' 0(#*)7 v]w^x y]^z_O
F!0#* h("%.%-#"%('
8,! *!0#* '("%-! (. ",%) ,!#$%'0 3#) 1()"!+ #" G%"6 i#**= V('"!$!6 B#$: j$/00!2!6!$ F%5$#$6= #'+ F#'0*!6 G!'"!$ #'+ 1/5*%),!+ %' ",! V('"!$!6 B#$: BWlmWnXX (' _D\ND{|DL ` }~ a<a`= 3%", #..%+#4%") (. 1()"%'0 #'+ 1/5*%-#"%(' (' .%*!7
.!%** 5#+"$!
)%6# 7 "* D
8'!"9#$ :; /=/?
@('(,(!A 0%+
)$"-#'! .(!# 1"$!2
B#$(%C 0%+
1"$!2
E4FG 4HI
)$"-#'! 3"'%!(",
)$"-#'! 3"'%!(",
O"'33 8!,($"
?'4! P (3 \
E)"(.!$ Q9 @R@F
]KLD;^ KM_;D=N
G/!$! :%** .! '# '#"%)%,'"!0 %#)$!'+! %# ,$(,!$"-9 +'*!+9 '#0 .1+%#!++ *%)!#+! "'A $!5!#1! 1,(# 0!5!*(,6!#" (3 "/! ,$(S!)" +%"!H
8!+,!)"31**- +1.6%""!0 .-7
T(# G1$#!$9 ?B
2)"%#4 C%"- ?*'##!$
8!5%!:!0 .-7 2,,$(5!0 .-7
U'$* VH I!$4!$
C%"- 2""($#!-
8(# I(:
C%"- W'#'4!$
;==;D`Mab=LN
2""')/6!#" F7 J$'3" E$0%#'#)! :%"/ BA/%.%"+ X%#)*10%#4 J!5!*(,6!#" 24$!!6!#"Y 2""')/6!#" @7 BA"!$%($ 2$)/%"!)"1$'* Z%#%+/ ['$$'"%5!
ATTACHMENT 7
December 18, 2024, Compliance Review Report
(without attachments)
mn_< mo>&¡n¢ £_¤pp ¥¦§o¨_
`GH?D @!)!/:!( = v7 ;8;g
G©?M`G aH?J MKD
HKD h+! w#$#(':*! x'3#( '$, 1%"3 1#0$)%*
ªbKJD Y$!y 6*2'(!y7 1%"3 x'$'5!(
¸'(* w9 ¹!(5!(7 1%"3 6""#($!3
qc«¬?NHD 1#/.*%'$)! I!2%!A #4 @!2!*#./!$" 65(!!/!$" Z#9 ;;L= [66 ,'"!, i)"#:!( L7 ;8;= (!50*'"%$5 (!'* .(#.!("3 '" = 88[;88 z#0"+ j'(4%!*, 62!$0! B"+! E\(#R!)"FC
b?NKJJ?M`GHaKMD
Y" %- (!)#//!$,!, "+'" "+! 1%"3 1#0$)%* )#$-%,!(º
=9 I!)!%2%$5 '$, 4%*%$5 "+%- (!.#(" BMKH?D '$3 '*"!('"%#$- "# "+! .(#R!)" .(#.#-!, :3 I3S','$ 88T7 ]]1 dr®O :! .(#)!--!, %$ '))#(,'$)! A%"+ '..*%)':*! *'A7 %9!97 "+! 1%"3 1#0$)%* dPs QeO E'..(#2!F '$3 )+'$5!- (!»0!-"!, :3 "+! ,!2!*#.!(C¼ '$,
;9 h'S%$5 -0)+ ',,%"%#$'*7 (!*'"!,7 ')"%#$ "+'" /'3 :! ,!-%(':*!9 N?tG ¯NPfX°euQXP ?Q±XueQd²QOPf trPfXOs G³O´D
h+!-! ')"%#$- '(! !{!/." 4(#/ ',,%"%#$'* (!2%!A 0$,!( "+! 1'*%4#($%' U$2%(#$/!$"'* V0'*%"3 6)" B1'*%4#($%' \0:*%) I!-#0()!- 1#,! WW ;= 887 ^| }^~97 E1UV6FC '$, 1UV6 j0%,!*%$!- B= g 1'*%4#($%' 1#,! #4 I!50*'"%#$- WW = T8887 ^| }^~9C .0(-0'$" "# 1UV6 j0%,!*%$!- W = T8L=B:CBkC "+! )#//#$ -!$-! !{!/."%#$ "+'" 1UV6 '..*%!- #$*3 "# .(#R!)"- A+%)+ +'2! "+! .#"!$"%'* 4#( )'0-%$5 ' -%5$%4%)'$" !44!)" #$ "+! !$2%(#$/!$" '..*%!- "# "+! (!)#//!$,!, ')"%#$9 Y" )'$ :! -!!$ A%"+ )!("'%$"3 "+'" "+!(! %- $# .#--%:%*%"3 "+'" "+! .(#.#-!, ')"%#$ +'- ' -%5$%4%)'$" !44!)" #$ "+! !$2%(#$/!$"9 ?µ?NcHa¶? qcJJGb·D
i$ Z#2!/:!( ;87 ;8;g7 ' (!.(!-!$"'"%2! 4(#/ I3S','$ 88T7 ]]1 BEI3S','$F #( "+! E@!2!*#.!(FC -0:/%""!, ,#)0/!$"- "# "+! 1%"3 1#0$)%* ,0(%$5 .0:*%) )#//!$" BE@!2!*#.!( 1#//!$"-FC9 6 )#.3 #4 "+'" ,#)0/!$" %- '""')+!, 4#( (!4!(!$)!9 Y$ -0/7 @!2!*#.!( -!!S- "# '/!$, ' \(#R!)" "+'" "+! 1%"3 1#0$)%* '..(#2!, %$ ;8;= 2%' @!2!*#./!$" 65(!!/!$" Z#9 ;;L=[66 B"+! E@!2!*#./!$" 65(!!/!$"FC9
z!)"%#$ L9= #4 "+! @!2!*#./!$" 65(!!/!$" .(#2%,!- "+'" "+! 1%"3 /'3 )#$,0)" '$$0'* (!2%!A- #4 "+! \(#R!)" '4"!( :0%*,%$5 .!(/%"- '(! %--0!, "# ,!"!(/%$! A+!"+!( "+! @!2!*#.!( %- ')"%$5 %$ 5##,[4'%"+ )#/.*%'$)! A%"+ "+! @!2!*#./!$" 65(!!/!$"9 1#$,%"%#$ #4 6..(#2'* BE1i6FC Z#-9 k7 T7 v7 '$, = kL .(#2%,! '0"+#(%"3 4#( "+! 1%"3 1#0$)%* "# (!2%!A ½¾¿ ÀÁlÂÃÄll Å ÆÇ
O"#11 H!,$%"
=#7! 4 $1 I
V!-!3?!% 5 T9 424J
"/! =%$A!-" #" #'0 "(3!; ]#)!+ .,$' "/! V!6!*$,!% 8$33!'")9 (" )!!3) ,%.+!'" "$ ,%$6(+! "/! 8("0 8$.'-(* :("/ # 1.** $6!%6(!: "/! =%$A!-"Y) )"#".); ghijklmnopq
\ =%!BH0E#+#'
@/! =%$A!-" () "/! *#"!)" %!'+("($' $1 +!6!*$,3!'" ,%$,$)#*) 1$% "/! ,%$,!%"0 *$-#"!+ #" 5 22 "$ 422 O$."/ Z#%1(!*+ L6!'.! C"/! P=%$,!%"0UD; @/! =%$,!%"0 :#) $%(7('#**0 F.#%%(!+ 1$% )#'+ #'+ 7%#6!* C?!1$%! 5 IJTD #'+ "/!' ?!-#3! # *#'+1(** $:'!+ ?0 X,!%#"('7 Q'+.)"%(!)9 Q'-; CPXQQUD 1$% 3.'(-(,#* )$*(+ :#)"! C.'"(* 5 ITJD; @/! =%$,!%"0 :#) ,#%" $1 #' #%!# (+!'"(1(!+ 1$% %!+!6!*$,3!'" #) ,#%" $1 "/! '$: +())$*6!+ G$'"!%!0 =#%E H!+!6!*$,3!'" L7!'-0 CPHVLUD;
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
\ @/! H0E#+#' =%$A!-"
`$%E 1$% ,%$-!))('7 "/! =%$A!-" ?!7#' (' !#%'!)" $'*0 (' 4245; Q' *#"! G#%-/ 42459 "/! 8("0 %!-!(6!+ -$'-!,".#* #%-/("!-".%#* ,*#')N (' G#0 42459 "/! 8("0 ,%$6(+!+ +%#1" -$'+("($') $1 #,,%$6#* 1$% # )(KB)"$%0 3(K!+ .)! +!6!*$,3!'"N #'+ (' a.*0 42459 # "%#11(- (3,#-" )".+0 :#) ,%!,#%!+; L" H0E#+#'Y) %!F.!)" C#'+ !K,!')!D9 (' G#0 42459 "/! 8("0 %!"#('!+ # -$').*"#'" "!#3 "$ !K,!+("! ,%$-!))('7 "/! =%$A!-" C"/! P8("0 @!#3UD; 8%!#"($' $1 "/! 8("0 @!#3 #**$:!+ "/! =%$A!-" "$ ?! -$')(+!%!+ #'+ #,,%$6!+ ?0 "/! 8("0 8$.'-(* $' X-"$?!% M9 4245 .,$' # SB2B4 6$"!; @/() () "/! =%$A!-" #) #,,%$6!+ ?0 "/! 8("0 8$.'-(*b Pc8d$')"%.-"($' $1 # R2I94IR )F.#%! 1$$" %!)(+!'"(#*e-$33!%-(#* 1#-(*("0 $' 4;5 I #-%!) *$-#"!+ #" 55 J f; Z#%6!0 L6!'.!; @/! 1#-(*("0 :(** -$')()" $1 #,,%$K(3#"!*0 5 R5 %!)(+!'"(#* .'(") "$"#*('7 #,,%$K(3#"!*0 5 W29222 )F.#%! 1!!"N W9T22 )F.#%! 1!!" $1 #3!'("0 #'+ *$??0 ),#-!N JS9I24 )F.#%! 1!!" $1 -$33!%-(#* *#'+ .)!) C!;7;9 %!"#(* #'+ %!)"#.%#'" ),#-!DN #'+ 5 M9222 )F.#%! 1!!" 1$% ?#-E $1 /$.)!9 "%#)/ #'+ $"/!% #'-(**#%0 .)!); =#%E('7 ),#-!) CR2ID :(** ?! ,%$6(+!+ $' "/%!! ).?"!%%#'!#' ,#%E('7 *!6!*) #'+ ":$ #?$6!B7%#+!
c"$99 Z!2'*"
[$E! N '9 m
\!3!6=!* V T8 IdIn
)!@!)(? o0! =!+*''6 6#e #( #%#"#$))G 2)$%%!+ "' =! V ("5+#'8 Ip Vf=!+*''68 m_ If=!+*''6 $%+ IT If=!+*''6 2)5( +!% 5%#"( W"0! `Z!(#+!%"#$) |%#"(]X? o0! 3'66!*3#$) 2'*"#'% '9 "0! (#"! F#)) #%3)5+! $ *!"$#) 9''+ !("$=)#(06!%" 5(!8 F0#30 F#)) '2!*$"! (#6#)$* "' $ 9''+ 3'5*" '* $ 9$*6!*(q 6$*Y!"? r%+#@#+5$) @!%+'*( F#)) )!$(! (2$3!( F#"0#% "0#( $*!$8 $%+ "0! *!6$#%+!* '9 "0! (2$3! F#)) =! 3#*35)$"#'% 9'* @#(#"'*(}35("'6!*( $%+ 9'* (!$"#%E? Q)3'0') ($)!( F#)) =! 2!*6#""!+ =G #%+#@#+5$) @!%+'*(? Q( (0'F% '% "0! c#"! s$28 U!@!) V #%3)5+!( $ 9''+ 0$))8 *!("$5*$%"8 $%+ *!"$#) (2$3!(8 *!(#+!%"#$) )'==#!(8 =$3Y '9 0'5(! '2!*$"#'%( $%+ ("'*$E!8 2$"#' (!$"#%E8 $%+ $ 6$#% 2)$~$ $)'%E t$*9#!)+ Q@!%5!? U!@!) I #%3)5+!( $ 9''+ 0$))8 *!("$5*$%"8 $%+ *!"$#) (2$3!(8 $%+ $ 9#"%!(( 3!%"!*8 $%+ 2$"#' (!$"#%E $)'%E t$*@!G Q@!%5!? U!@!)( N "0*'5E0 a #%3)5+! *!(#+!%"#$) 5%#"( $( 9'))'F(u Np 5%#"( '% U!@!) N8 NT '% U!@!) n8 NT '% U!@!) _8 $%+ NT '% U!@!) a?]
b<Q >'(? _8 T $%+ V Na 9'* "0! [*'^!3" !%(5*! "0$" "0#( [*'^!3" v %'" $ +#99!*!%" '%! v '="$#% =5#)+#%E 2!*6#"(u
`_? hA.: /CC74O/B .: J47 1A, C74¡,D1 /: :A4P- 4- 1A, CB/-: 7,O.,P,; /-; /CC74O,; RS 1A, iB/--.-K jK,-DS /-; 4- J.B,? w!9'*! "0! b#"G #((5!( $ =5#)+#%E 2!*6#"8 "0! $22)#3$%" 65(" (5=6#" 2)$%(8 (0'F#%E "0$" "0! 2*'^!3" (5=("$%"#$))G 3'62)#!( F#"0 "0! 2)$%( $%+ 3'%+#"#'%( '9 $22*'@$) '% 9#)! F#"0 "0! \#*!3"'*? Q%G (5=(!x5!%" 6'+#9#3$"#'% 65(" =! *!9!**!+ "' "0! \#*!3"'*? hA, k.7,D147 H/SM RL1 .: -41 7,yL.7,; 14M /CC74O, H.-47 47 1,DA-.D/B H4;.J.D/1.4-: W#%3)5+#%E8 F#"0'5" )#6#"$"#'%8 6'+#9#3$"#'%( "' "0!(! 3'%+#"#'%(X8 47 7,J,7 :LDA 7,yL,:1,; H4;.J.D/1.4-: 14 1A, iB/--.-K jK,-DS?] Wg620$(#( $++!+X?
`T? w!9'*! =5#)+#%E 2!*6#"( $*! #((5!+8 "0! $22)#3$%" 65(" (5=6#" 2)$%( ;,H4-:17/1.-K :LR:1/-1./B D4HCB./-D, P.1A 1A, CB/-: /-; D4-;.1.4-:
4J /CC74O/B 4- J.B, P.1A 1A, k.7,D147? Q%G (5=(!x5!%" 6'+#9#3$"#'% "' "0! 2*'^!3" $( $22*'@!+8 #%3)5+#%E "0! (#"! 2)$%8 9)''* 2)$%8 !)!@$"#'%(8 )$%+(3$2#%E $%+ 6$"!*#$)(8 HL:1 R, 7,J,77,; 14 1A, k.7,D147 14 ;,1,7H.-, PA,1A,7 1A, iB/--.-K jK,-DS :A4LB; 7,O.,P 1A, C74C4:,;
H4;.J.D/1.4-?] Wg620$(#( $++!+X?
`V Na? b#"G F#)) %'" #((5! $%G +!@!)'26!%" 2!*6#"8 #%3)5+#%E 9'* E*$+#%E8 !e3!2" #% 3'%9'*6$%3! F#"0 $% $22*'@!+ &#%$) \!@!)'26!%" [)$%? hA, :.¢,M :A/C,M /77/-K,H,-1M L:,M /-; B4D/1.4- 4J RL.B;.-K:M P/BlP/S:M C/7l.-K /7,/:M ;7/.-/K, J/D.B.1.,:M /-; B/-;:D/C,; /7,/: HL:1 R, ;,O,B4C,; .- :LR:1/-1./B D4-J47H.1S P.1A 1A, /CC74O,; ;,O,B4CH,-1 CB/- H/7l,; z.1S z4L-D.B £,/7.-K ;/1,; ¤D14R,7 ¥M {¦{§¨ c5=("$%"#$) 3'%9'*6#"G 65(" =! +!"!*6#%!+ =G "0! \#*!3"'*?] Wg620$(#( $++!+X?
r% IdII8 "0! b#"G !e2!3"!+ ZGY$+$% "' 3'66!%3! F'*Y '% "0! [*'^!3"? Q6'%E '"0!* "0#%E(8 ZGY$+$%q( *!2*!(!%"$"#@!( $((!*"!+ W#% s$G IdIIX "0$" ZGY$+$% F$(
F"$33 ;!/'("
K$0! L '3 M
Q!-!26!( C W5 4?4L
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
@+!(!$3"!(5 '% E.%! C L5 4?445 ;19$*$%J) (!/(!)!%"$"#7! #%7#"!* "+! =#"1 ='.%-#, "' $ 0('.%*^6(!$9#%0 !7!%" )-+!*.,!* 3'( E.,1 4M5 4?44 O!7!% "+'.0+ #" +$* %'" ).62#""!* $%1 0($*#%0 '( 6.#,*#%0 /,$%) "' "+! =#"1 @!$2 3'( (!7#!8P:
_!"5 *!)/#"! 7$(#'.) !33'(") 61 "+! =#"1 @!$2 "' $))#)" ;19$*$% #% )!-.(#%0 $ 6.#,*#%0 /!(2#" U #%-,.*#%0 0($%"#%0 7$(#'.) $*2#%#)"($"#7! $//('7$,) 3'( -+$%0!) #% /$(9#%0 -'%3#0.($"#'%) U "+! $//,#-$%" 3$#,!* "' '6"$#% $ 6.#,*#%0 /!(2#" 61 "+! !%* '3 4?44:
@+#) *$"! #) )#0%#3#-$%"` '% E$%.$(1 C5 4?4B5 %!8 .%#3'(2 -'*!) O#:!:5 6.#,*#%0 -'*!)5 /,.26#%0 -'*!)5 3#(! -'*!)P 6!-$2! !33!-"#7! "+('.0+'." =$,#3'(%#$: T+#-+ 2!$%" "+$" ;19$*$%J) 6.#,*#%0 /,$%) %!!*!* "' 6! -'2/,!"!,1 '7!(+$.,!* "' -'2/,1 8#"+ "+!)! %!8 (!0.,$"#'%): ;!-'0%#V#%0 "+! +$(*)+#/ "+$" ;19$*$% 2#0+" !D/!(#!%-! #% 2$9#%0 ).-+ -+$%0!)5 "+! =#"1 ='.%-#, *!,$1!* #2/,!2!%"$"#'% '3 "+!)! %!8 (!0.,$"#'%) .%"#, A/(#, C5 4?4B cd $//,#-$%") ).62#""!* -'2/,!"! 6.#,*#%0 /,$%) 6!3'(! Q!-!26!( BC 5 4?44:
;19$*$% 3$#,!* "' 2!!" "+#) *!$*,#%!: @+! =#"1 @!$2 )"#,,5 +'8!7!(5 '33!(!* "' -'%)#*!( "+! 6.#,*#%0 /,$%) 3#,!* #3 ;1$9$*$% -'.,* )!-.(! $ 0($*#%0 /!(2#" 6!3'(! A/(#, C5 4?4B:
;19$*$% 3$#,!* "' 2!!" "+$" *!$*,#%!:
S7!% "+!%5 "+! =#"1 H$%$0!( !D!(-#)!* !2!(0!%-1 /'8!() "' !D"!%* "+! *!$*,#%! 3('2 A/(#, C5 4?4B "' H$1 C5 4?4B )' "+$" ;19$*$% -'.,* '6"$#% $ 6.#,*#%0 /!(2#" O)!! $""$-+!* F"$33 ;!/'(" *$"!* A/(#, a5 4?4BP: b1 A/(#,5 +'8!7!(5 #" 8$) !7#*!%" 6$)!* '% -'%7!()$"#'% 8#"+ ;19$*$% (!/(!)!%"$"#7!) "+$" ;19$*$% 8'.,* %'" '6"$#% /!(2#"):
e H'*#3#-$"#'%) "' "+! K('I!-"
F"$("#%0 #% A/(#, 4?4B5 ;19$*$%J) (!/(!)!%"$"#7!) 6!0$% (!N.!)"#%0 -+$%0!) "' "+! K('I!-": @+#) 8$) ).22$(#V!* #% $% !2$#, *$"!* A/(#, 445 4?4B 8+!(! ;19$*$%J) $""'(%!1 )"$"!* "+$"
R21 .%*!()"$%*#%0 #) "+$" "+!(! $(! -!("$#% /$(") '3 "+! /('I!-" "+$" +$7! 6!-'2! .%(!$,#)"#- #% ,#0+" '3 '.( !7!( -+$%0#%0 !-'%'21 $%* "+! -')") '3
Q"#22 I!.$("
D#3! k $2 l
Z!,!/4!( R m9 :B:S
,$')"(1,"%$'6 n$( !J#/.+!9 )!,$'- 2+$$( (!"#%+ #'- (!)"#1(#'" 1)!) #(! %' -!,+%'! "*($13*$1" "*! Q$1"*+#'- #'- )14"!((#'!#' .#(?%'3 *#) 4!,$/! .($*%4%"%7!+0 !J.!')%7!6 I0?#-#'9 "*!(!2$(!9 *#) #)?!- %") #(,*%"!," "$ !J.+$(! /%'$( ,*#'3!) [ %' *$.!) $2 (!7%)%'3 "*! #..($7!- .+#' #-/%'%)"(#"%7!+06K
\0 !/#%+ -#"!- F.(%+ :G9 :B:G9 "*! 8%"0 F""$('!0 (!).$'-!- #) 2$++$5)T L]+^!" /! 4! 7!(0 4+1'" $' "*%)T "*! ,*#'3!) ,$'"!/.+#"!- 40 0$1( ,+%!'"M) "!#/ #'- ,$//1'%,#"!- "$ "*! 8%"0 .($;!," /#'#3!( #(! '$" L/%'$( ,*#'3!)K #) %-!'"%2%!- 40 "*! ZF6 @*!0 #(! )%3'%2%,#'" #+"!(#"%$') "$ "*! $7!(#++ .($;!," "*#" 5%++ (!o1%(! 8%"0 8$1',%+ #..($7#+6 F+$'3 "*$)! +%'!)9 4! #5#(! "*#" '$'! $2 "*! "*(!! 8$1',%+ =!/4!() 5*$ #..($7!- "*%) .($;!," #(! $' "*! 8%"0 8$1',%+ #'0 +$'3!(T =(6 Q$('$)$ %) -!,!#)!-_ =(6 `%#'3 %) $22 ,$1',%+_ #'- =(6 8*#' %) #+)$ $22 ,$1',%+6 8$1',%+ =!/4!() p%1 #'- `$ N 5*$ 4$"* #4)"#%'!- $' "*! 7$"! N #(! $' "*! ,$1',%+6 D+1)9 "*(!! '!5 ,$1',%+ /!/4!() 5*$ '!7!( )#5 "*%) .($;!,"6
@*! 8%"0 *#) 4!'" $7!( 4#,?5#(- "$ #,,$//$-#"! "*%) .($;!," %',+1-%'39 5%"*$1" +%/%"#"%$'9 -!+#0%'3 "*! %/.#," $2 "*! :B:: 1'%2$(/ ,$-!) #'- #-/%'%)"(#"%7!+0 #..($7%'3 ,*#'3!) "$ "*! .#(?%'3 U5*%,* "*! 8%"0 N 5%"* # )"(!",* N ,$')%-!(!- "$ 4! # /%'$( ,*#'3! #) %" -%- '$" #22!," "*! #!)"*!"%,) $2 "*! $7!(#++ .($;!,"V6 a'-!!-9 "*! 8%"0 =#'#3!( 5#) 5%++%'3 "$ !J!(,%)! *%) !/!(3!',0 .$5!() "$ 21("*!( -!+#0 "*! %/.$)%"%$' $2 "*! 1'%2$(/ ,$-!) 1'"%+ =#0 R )" %2 0$1( ,+%!'" *#- 2%+!- #..+%,#"%$') 2$( $22 )%"! %/.($7!/!'") #'- 3(#-%'36 @*#" -%- '$" $,,1( '$"5%"*)"#'-%'3 "*! 8%"0M) .($;!," /#'#3!( "(0%'3 *%) 4!)" "$ 3!" #' #..+%,#"%$'6
F,,$(-%'3+09 5*#"!7!( 0$1( ,+%!'") #(! .+#''%'3 "$ -$9 %" %) /$(! "*#' +%?!+0 "*#" #++ .+#') 5%++ 4! )14;!," "$ "*! :B:: 1'%2$(/ ,$-!)6 @*! 8%"0M) .($;!," /#'#3!( .(!7%$1)+0 ,$//1'%,#"!- "*%) "$ 0$1( ,+%!'"M) "!#/[6 a -$ '$" )!! #'0 '!!- 2$( # b$$/ /!!"%'3 $( (!7%!5%'3 #(,*%"!,"1(#+ .+#') #" "*%) )"#3!6 rWEC EWdsAC OXYC AE eHEAfYdPH Yge OH OAPP tfhiHEE AC OACX CXH jACu jhWgiAP6K Uc/.*#)%) #--!-V6
@*! 8%"0 @!#/ )1).!'-!- .($,!))%'3 "*! D($;!," $' =#0 G9 :B:G9 #'- "*! D($;!," +#0 -$(/#'" 1'"%+ =#0 :B:S 5*!' I0?#-#' 2%+!- #' #..+%,#"%$' 2$( LD($;!," c'"%"+!/!'" =$-%2%,#"%$')6K
\0 +!""!( -#"!- q1'! R G9 :B:S9 "*! 8%"0 @!#/ %'2$(/!- I0?#-#' U#/$'3 $"*!( "*%'3)V "*#"
L]"^*! .($.$)!- 8!+#-$' .($;!," %' =$'"!(!0 D#(? %) )14)"#'"%#++0 -%22!(!'" %' ),#+! #'- (!)%-!'"%#+ -!')%"0 2($/ "*! .(!7%$1)+0 #'#+0b!- @$5'! 8!'"!(
m"$33 F!.'("
L$2! T '3 n
Y!-!0:!( Z [4 ?D?O
.('M!-"7 I+! *%33!(!#-! %) 2'%#2 "' (!U/%(! "+$" -!("$%# $**%"%'#$, $#$,1)!) :! .!(3'(0!*7^
B..$(!#",1 /#-!("$%# (!2$(*%#2 5+1 "+! 8%"1 I!$0 (!3!((!* "' "+! ?DDT I'5#! 8!#"!( .('M!-" P$#* $3"!( $ 0!!"%#2 :!"5!!# "+! 8%"1 I!$0 $#* F1E$*$# (!.(!)!#"$"%6!) '# o/,1 VD4 ?D?OQ4 F1E$*$#G) $""'(#!1 )/:0%""!* $ ,!""!( '# B/2/)" T4 ?D?O7 B0'#2 '"+!( "+%#2)4 "+! ,!""!( )"$"!) "+$"
d8'#*%"%'#) '3 B..('6$, #')7 p4 T4 $#* [ $-E#'5,!*2! "+$" )/:)!U/!#" 0'*%3%-$"%'#) "' "+! L('M!-" 0$1 '--/( $#* $(! )/:M!-" "' $..('6$, :1 "+! Y%(!-"'( '( L,$##%#2 B2!#-17 8'#*%"%'# [ !6!# %#-,/*!) 0'*%3%-$"%'#) "' "+! )%"! .,$#4 3,''( .,$#4 !,!6$"%'#)4 ,$#*)-$.%#2 $#* 0$"!(%$,) 5%"+%# "+! $0:%" '3 )/-+ )/:)!U/!#" 0'*%3%-$"%'#)7 8'#*%"%'# #')7 Z VOq Z V[ ).!-%3%-$,,1 (!3!( "' "+! .(!,%0%#$(1 $#* 3%#$, *!6!,'.0!#" .,$#)4 %#-,/*%#2 $#1 \(!6%)!* .,$#)\ $#* \$#1 -+$#2!) "' "+! )%e!4 -','()4 -'#)"(/-"%'# 0$"!(%$,)4 *!)%2# '( ,'-$"%'# '3 $#1 )"(/-"/(! '# )%"!4 '( '"+!( )%"! '( ,$#*)-$.! %0.('6!0!#")\ i9@J` aK]9 A@aRNy j@;C ;C9 KRRH=bKN =W ;C9 k@H9S;=H7 lNN ;C9 RH=R=A9] H9b@A@=JA KH9 SCKJ`9A ;= ;C9 A@z9X S=N=HAX ]9A@`JX N=SK;@=J =W ;C9 A;HcS;cH9A =J A@;9X 9;S{X KJ] ;CcA WKNN j@;C@J ;C9 Kai@; =W ;C9A9 RH=b@A@=JA =W ;C9 kl7^ Pf0.+$)%) $**!*Q7
I+! !0.+$)%e!* ,$#2/$2!4 +'5!6!(4 '0%""!* "+! .('6%)%'#) '3 "+! 8_B )"$"%#2 "+$" "+! Y%(!-"'( 0$1 (!3!( )/:)"$#"%$, (!6%)%'#) '3 "+! L('M!-" "' "+! L,$##%#2 B2!#-1 P%7!74 "+! 8%"1 8'/#-%,Q %# "+! Y%(!-"'(G) *%)-(!"%'# P)!! $:'6!Q7 I' (!0'6! $#1 *'/:"4 "+! 8%"1 B""'(#!1 (!).'#*!* "' F1E$*$#G) $""'(#!1 '# "+! )$0! *$"! PB/2/)" T |}
Q7 B3"!(
(!.!$"%#2 "+! -'00/#%-$"%'# 3('0 B.(%, ?V4 ?D?V4 (!2$(*%#2 "+! .('.')!* L('M!-" $0!#*0!#")4 "+! 8%"1 B""'(#!1 )"$"!*
dr,s!" 0! -/" "' "+! -+$)!t %3 1'/( -,%!#" 5$#") "+!)! )/:)"$#"%$, 0'*%3%-$"%'#) $..('6!* $#* :/%,*%#2 .!(0%") %))/!*4 %" 5%,, "$E! $ "(%. "' "+! 8%"1 8'/#-%,7 u1 )/22!)"%'# %) "+$" "+%) :! ).!* /. )' "+$" 5! $(! #'" P$2$%#Q ,!3" 5'#*!(%#2 5+$" 1'/( -,%!#" %) *'%#27^
_# _-"':!( Z D4 ?D?O4 "+! 8%"1 I!$0 0!" %# .!()'# 5%"+ F1E$*$#G) L('M!-" 0$#$2!( $#* )!6!($, #!5 F1E$*$#G) (!.(!)!#"$"%6!)7 I+!(! 5$) #' -+$#2! %# "+! 0!))$2%#27 F1E$*$#G) (!.(!)!#"$"%6!) 5!(! %#3'(0!* "+$" "+! .('.')!* -+$#2!) 5!(! )/:)"$#"%$,g 5'/,* (!U/%(! 8%"1 8'/#-%, $..('6$,g $#* 5'/,* (!U/%(! !#6%('#0!#"$, (!6%!57 B) "' "+! ,$""!(4 "+! !h"!#" '3 (!6%!5 5$) /#-!("$%# /#"%, F1E$*$#G) $..,%-$"%'# %#-,/*!* 0'(! "+$# -'#-!."/$, *($5%#2)7 F1E$*$#G) (!.(!)!#"$"%6!) 5!(! !#-'/($2!* "' 3%,! $# $..,%-$"%'# )' "+$" "+! 8%"1 -'/,* *!"!(0%#! #!h" )"!.)7 F1E$*$#G) v'6!0:!( ?D4 ?D?O4 -'00/#%-$"%'# 5%"+ "+! 8%"1 8'/#-%, 3',,'5!*7 w" *'!) #'"+%#2 "' $))%)" 5%"+ "+! 8%"1 I!$0G) $:%,%"1 "' .('-!)) (!6%)%'#) "' "+! L('M!-"7
~ 8fxB 8+$,,!#2!)
M"#11 R!/('"
?#2! \ (1 ]
D!,!09!' C ^; 676_
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`-$*! # +'#1" B++!%+.0 "( "-! 677T KUD 5#) /'!/#'!+ 1(' "-! ?'(=!," $% 676C F#."-('!+ 93 :BaB E%4$'(%0!%"#* M!'4$,!)G; $" 5#) %(" #//'(4!+ 93 "-! :$"3 :(.%,$* 9!,#.)! "-! #//*$,#%" 5$)-!+ "( #,,!*!'#"! "-! "$0!*$%! 1(' "-! :$"3H) +!,$)$(%L0#V$%28 A-! "$0! 1(' ,-#**!%2$%2 "-! !%4$'(%0!%"#* +!,$)$(%) 1(' "-! ?'(=!," #'! *(%2 !I/$'!+8 :-#%2!) $% :#*$1('%$# *#5 [ #%+ "-! :$"3H) S!%!'#* ?*#% F$%,*.+$%2; !828; "-! b(.)$%2 E*!0!%"G [ )$%,! 6777; -(5!4!'; 5$** '!@.$'! 2'!#"!' ),'."$%3 (1 #%3 /'(/()!+ #0!%+0!%") "( "-! ?'(=!,"8 A-! ?'(=!," ."$*$J!+ +#"# #%+ #)).0/"$(%) 1'(0 "-! 677T A(5%! :!%"!' KUD F#%+ "-! +'#1" 676C B++!%+.0G "( ).//('" 1$%+$%2) %!!+!+ "( 1$" "-! ?'(=!," $%"( # :*#)) X6 !I!0/"$(%8 M(0! (1 "-()! +#"# #%+ #)).0/"$(%) #'! %(5 0('! "-#% 67 3!#') (*+8 :EcB '!@.$'!) "-#" +#"# 9! N,.''!%"8O K()" #2!%,$!) ."$*$J! # 1$4!L3!#' 2.$+!*$%! "( !%).'! "-#" "-!'! $) # 1'!)- *((V #" /("!%"$#* $0/#,") #%+ 0$"$2#"$(% 0!#).'!); $8!8; !%4$'(%0!%"#* +#"# (*+!' "-#% 1$4! 3!#') 0#3 '!@.$'! ./+#"$%28 EI#0/*!)d
Q A-! ?'(=!,"H) %!!+ "( ,(0/*3 5$"- )"('05#"!' '!2.*#"$(%) FW(5 P0/#," D!4!*(/0!%" (' NWPDO /*#% #%+ '!/('"G $% 676C 5#) "( 9! #,,(0/*$)-!+ 93 /#3$%2 #% $%L*$!. 1!! "( #**(5 1(' #% (11)$"! /'(=!,"8 A-#" (/"$(%; -(5!4!'; $) %( *(%2!' #4#$*#9*! #) "-! '!2.*#"$(%) ,-#%2!+ $% *#"! 676C8
Q A-! "'#11$, ).'4!3) ,(%+.,"!+ 1(' "-! ?'(=!," $% 6767 #'! %(5 )"#*! #%+ 5$** %!!+ "( 9! !$"-!' '!+(%! (' F#" # 0$%$0.0G /!!' '!4$!5!+ ,(%)$+!'$%2 ,-#%2!) "( "'#11$, '!2.*#"$(%)8
Q A'#11$, )$2%#* $0/'(4!0!%") #))(,$#"!+ 5$"- "-! /'(=!," $0/#,") 5$** %(5 '!@.$'! '!L!4#*.#"$(% 1(' #+!@.#,3 #%+ *$V!*3 +$11!'!%" "'#11$, )$2%#* $0/'(4!0!%") 0#3 9! 5#''#%"!+ 9#)!+ (% "-! ,.''!%" )"#"! (1 )$2%#*$J!+ $%"!')!,"$(% $0/'(4!0!%") "-! :$"3 -#) 9!!% $0/*!0!%"$%2 (4!' "-! /#)" "-'!! 3!#')8
Q e!,#.)! "-! 676C #2'!!0!%") 5$"- "-! WB :(.%"3 M#%$"#"$(% D$)"'$," '!2#'+$%2 5#)"!5#"!' ,(%%!,"$(% @.#%"$"3 #%+ ,(%%!,"$(% 1!!) #'! (."+#"!+; "-()! #2'!!0!%") '!*#"!+ "( "-! /'(=!," %!!+ "( 9! '!L!4#*.#"!+ #%+ ,(%1$'0!+8
@"$11 A!.'("
:$2! H '1 N
O!-!08!( C H9 7?7I
M F,! )$0! #) "(/! 1'( ",! .('.')!+ .'"$8*! 4$"!( /)$2! $" ",! )#"!6 G" 0/)" 8! 5!(#1#!+ 4#", ",! -/((!%" ;#"3D) 0$)"!( .*$% 1'( 4$"!( /)!6 M T#(! O!.$("0!%" $--!)) (!E/#(!0!%") ",$" 4!(! .(!5#'/)*3 !P!0."!+ 1('0 ",! .('=!-" 4#** %'4 (!E/#(! (!5#!4 /%+!( ",! -/((!%" T#(! O!.$("0!%" (!E/#(!0!%")9 .$("#-/*$(*3 ",! $--!)) "' ",! ",#(+ )"(/-"/(! 1('0 ",! )'/",!(% .('.!("3 8'/%+$(36 M @'/",!(% ;$*#1'(%#$ b+#)'% #%1($)"(/-"/(! #0.('5!0!%") 4!(! .('.')!+ 1'( ",! :('=!-" #% 7?7C6 F,! )"$"/) '1 ",')! .'4!( #0.('5!0!%") #) /%-!("$#%9 8/" ",$" 4#** %!!+ "' 8! (!$))!))!+ $%+ !5$*/$"!+6
M U,#*! ",! :('=!-" #+!%"#1#!+ 0!$)/(!) "' (!+/-! ",! #0.$-" '1 %'#)! $%+ 5#8($"#'% /.'% %!#2,8'(#%2 .('.!("#!) J #%-*/+#%2 ",! V#%-'*% :*$Q$ R'"!* J -'%)#+!(#%2 (!5#)#'%) "' ",! :('=!-" 4#** .'"!%"#$**3 (!'.!% -'%)#+!($"#'% '1 )/-, 0$""!()6 a ;,$**!%2!) "' .('-!))#%2 :('=!-" S0!%+0!%")
A3B$+$% 4$) (!2#)"!(!+ #% ;$*#1'(%#$ #% 7?C I $%+ $-E/#(!+ ",! :('.!("3 #% 7?C H6 G") .$(!%" -'0.$%3 #) A3B$+$% ;$.#"$*9 V"+6 4,#-, #%-'(.'($"!+ #% ",! ;$30$% G)*$%+) #% 7??N6 :/8*#- (!.'(") ),'4 ",$" A3B$+$% ;$.#"$* ,$) $ %!" 4'(", '1 cC WC97IW97XY #% ",! Z%#"!+ @"$"!)6
[$)!+ /.'% ./8*#- +'-/0!%")9 ",! :('=!-" #% \'%"!(!3 :$(B #) A3B$+$%D) 8#22!)" J $%+ 0')" -'0.*!P J +!5!*'.0!%" .('=!-"6 G" #) 0'(! ",$% "4#-! ",! )#Q! '1 ",! %!P" 8#22!)" .('=!-" *'-$"!+ #% R'%2 d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
a ;'%-*/)#'%
S) (!-'00!%+!+9 ",#) @"$11 A!.'(" #) $ (!-!#5! $%+ 1#*! #"!0 #%"!%+!+ "' /.+$"! ",! ;#"3 ;'/%-#* (!2$(+#%2 A3B$+$%D) -'0.*#$%-! 4#", ",! :('=!-" $..('5$*)6 @,'/*+ A3B$+$% -'0.*!"! #") $..*#-$"#'% 1'( -,$%2!)9 ",! ;#"3 F!$0 4#** .('-!)) #" #% $--'(+$%-! 4#", $..*#-$8*! *$4 $%+ .(!)!%" #" "' ",! ;#"3 ;'/%-#* 1'( -'%)#+!($"#'%6 F,! $..*#-$"#'% 4#** %'" 8! $..('5!+ $+0#%#)"($"#5!*36
g_h`_ijkl mn`o
G1 +!5!*'.!+9 ",! :('=!-" 0!!") ",! 7?7I^7X @"($"!2#- :*$% ]'$* "' e@"(!%2",!% '/( *'-$* !-'%'03 $%+ !%,$%-! ,'/)#%2 '..'("/%#"#!)f 83 !%-'/($2#%2 ,'/)#%2 +!5!*'.0!%" $%+
R"'-- @!+%#"
C'9! D %- D
E!*!,2!# A S: /6/F
+#%7$0$)9 %++%#"3)$"$!( -%# '00$"$%)'. *%,,!#*$'.T#!"'$. (+'*! $) "5! 8$"1U( G3($)!(( H,+#%7!,!)" E$("#$*"4
aNOB=b NPc=B?Q
I% '*"$%) $( +#%+%(!04 V5$( $( ' #!*!$7! ')0 -$.! ,'""!#4 ;.. *%("( $)*3##!0 21 "5! 8$"1 -%# J%#K +!#-%#,!0 %) "5! C#%W!*" $( #!$,23#(!0 21 @1K'0')4 @!(+!*"-3..1 (32,$""!0 21X
H)!L ;.7'#!L
8$"1 Y')'9!#
Z'#. [4 G!#9!#
8$"1 ;""%#)!1
=??=BdPef?OQ
A4 I%7!,2!# /6: /6/F 8%,,3)$*'"$%)
/4 \*"%2!# ]: /6/A ("'-- #!+%#" ^J$"5%3" '""'*5,!)"(_
M4 ;+#$. `: /6/M ("'-- #!+%#"
ATTACHMENT 8
Transportation Study
www.montereypark.ca.gov/Celadon_TransportationStudy
ATTACHMENT 9
Community Outreach
ATTACHMENT 10
Architectural Plans
G000
CELADON MIXED-USE COVER SHEET
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
SHEET INDEX
SHEET NUMBER SHEET NAME
1-GENERAL
G000 COVER SHEET
G001 PROJECT SUMMARY
G002 CODE SUMMARY
G100 SITE BOUNDARY DIAGRAM
G200 EXISTING SITE PHOTOS
G300 SITE CONTEXT
G301 SITE PLAN - LINE OF SIGHT DIAGRAM
2-CIVIL-OFF SITE
1 TITLE SHEET
2 NOTES
3 GARVEY AVE DEMOLITION PLAN
4 GARFIELD AVE DEMOLITION PLAN
5 GARVEY AVE CONSTRUCTION PLAN
6 GARFIELD AVE CONSTRUCTION PLAN
7 GARFIELD AVE ELECTRICAL UPGRADE
8 TRACK MAP
9 TRACK MAP
2-CIVIL-ON SITE
C-001 TITLE SHEET
C-100 SURVEY (FOR REFERENCE ONLY)
C-101 SURVEY (FOR REFERENCE ONLY)
C-110 EROSION CONTROL PLAN
C-120 DEMOLITION PLAN
C-140 GRADING PLAN
C-150 UTILITY PLAN
C-151 UTILITY PROFILES
C-160 PAVING & HORIZONTAL CONTROL PLAN
C-400 LID PLAN
C-500 CIVIL DETAILS
C-501 CIVIL DETAILS
C-502 CIVIL DETAILS
C-503 CIVIL DETAILS
4-DRY UTILITIES
DU-1 SCE SERVICE PLAN
5-LANDSCAPE
L-1 SITE SCHEMATIC OFF SITE MATERIAL PLAN
L-2 SITE SCHEMATIC OFF SITE MATERIAL PLAN
L-3 GROUND FLOOR SCHEMATIC CONCEPT
L-4 IMAGE BOARD
L-5 GROUND FLOOR LIGHTING PLAN
L-6 4TH FLOOR SCHEMATIC CONCEPT
L-7 4TH FLOOR SCHEMATIC CONCEPT
L-8 4TH FLOOR IMAGE BOARD
L-9 4TH FLOOR OPEN/PRIVATE SPACE
L-10 4TH FLOOR SCHEMATIC LIGHTING PLAN
L-11 4TH FLOOR SCHEMATIC WATER USE PLAN
L-12 PLANT PALETTE
L-13 PLANT PALETTE
6-ARCHITECTURAL
A100 SITE PLAN
A101 OVERALL PLAN - LEVEL 1
A102 OVERALL PLAN - LEVEL 2
A103 OVERALL PLAN - LEVEL 3
A104 OVERALL PLAN - LEVEL 4
A105 OVERALL PLAN - TYP. LEVEL 5-7
A108 OVERALL PLAN - ROOF LEVEL
A110 AERIAL PERSPECTIVE
A200 FAR CALCULATION DIAGRAM
A201 OPEN SPACE CALCULATION DIAGRAMS
A202 FIRE ACCESS PLAN DIAGRAMS
A203 ALLOWABLE BUILDING AREA
A204 ALLOWABLE BUILDING AREA
A205 LOADING AND SERVICING DIAGRAM
A206 PEDESTRIAN ENTRY WAYS DIAGRAM
A207 PARKING PLANS
A211 EGRESS PLAN - LEVEL 1
A212 EGRESS PLAN - LEVEL 2
A213 EGRESS PLAN - LEVEL 3
A214 EGRESS PLAN - LEVEL 4
A215 EGRESS PLAN - TYP. LEVEL 5-7
A300 BUILDING ELEVATION - GARFIELD AVE
A301 BUILDING ELEVATION - GARVEY AVE
A302 BUILDING ELEVATION - EAST
A303 BUILDING ELEVATION - SOUTH
A310 PERSPECTIVES
A311 PERSPECTIVES
A400 BUILDING SECTIONS
A410 WALL SECTION
A411 WALL SECTION
A412 WALL SECTION
A500 TYPICAL UNIT PLANS
13-TRASH MANAGEMENT
TR0.1 SITE PLAN & BUILDING STAFF PATH OF TRAVEL
TR0.2 SERVICE AREA
TR0.3 TRAFFIC REPORT AND HAULER REVIEW
TR1.0 BLDG A RESIDENTIAL TRASH ROOM
TR1.1 BLDG B RESIDENTIAL TRASH ROOM
TR1.2 BLDG B COMMERCIAL TRASH ROOM
CELADON
TR2.0 CHUTE DETAILS
A MIXED USE DEVELOPMENT
114 E GARVEY AVE,
MONTEREY PARK, CA 91754
RESUBMITTAL #4 - 7/06/26
PROJECT SUMMARY
PROJECT DATA: PROJECT DESCRIPTION:
ZONING: CENTRAL BUSINESS COMMERCIAL (C-B)
ZONING OVERLAY(S): PLANNED DEVELOPMENT (P-D),
BUSINESS RECOVERY DEVELOPMENT AGREEMENT ZONE (BRDZ)
EXISTING USE: COMMERCIAL
PROPOSED USE: MIXED USE (COMMERCIAL & RESIDENTIAL)
HEIGHT:
(MPMC 21.15.090 (B))
MAXIMUM ALLOWABLE: 75'-0" TO ROOF EXCLUDING PARAPETS
PROPOSED HEIGHT: 73'-9" TO ROOF EXCLUDING PARAPETS
PROPOSED NUMBER OF STORIES: SEVEN (7) STORIES ABOVE GRADE
VICINITY MAP
PROJECT TEAM
ADDRESS:
108 EAST GARVEY AVE, MONTEREY PARK, CA 91754
112 SOUTH GARFIELD AVE, MONTEREY PARK, CA 91754
118 SOUTH GARFIELD AVE, MONTEREY PARK, CA 91754
128 SOUTH GARFIELD AVE, MONTEREY PARK, CA 91754
ASSESSOR'S PARCEL NUMBER:
5257-015-001, 5257-015-002, 5257-015-003,
5257-015-004, 5257-015-005, 5257-015-035
OPEN SPACE REQUIREMENT (MPMC 21.15.090 (D):
COMMON OPEN SPACE:
REQUIRED 200 SF PER UNIT
169 UNITS X 200 SF = 33,800 SF MIN. REQ.
25% OF COMMON SPACE SHALL BE PLANTED AREA
MIN. DIMENSION: 10 FT
MIN. AREA: 200 SF
UP TO 10% OF THE COMMON OPEN SPACE MAY BE PROVIDED IN AN INDOOR RECREATIONAL AREA SUCH AS A GYMNASIUM OR A COMMUNITY ROOM.
PRIVATE OPEN SPACE:
MIN. DIMENSION: 7 FT
MIN. AREA: 75 SF
UP TO 50% OF THE OPEN SPACE AREA REQUIRED MAY BE PROVIDED IN PRIVATE OPEN SPACES OPEN SPACE PROVIDED:
COMMON OPEN SPACE: 15,440 SF TOTAL COMMON OPEN SPACE
PRIVATE OPEN SPACE: 7,279 SF
TOTAL: 22,719 SF TOTAL OPEN SPACE
(REFER TO AMENDED DEVELOPMENT AGREEMENT)
SEE SHEET A201 FOR OPEN SPACE CALCULATIONS
PROJECT SITE
APPLICANT:
RYKADAN 005 LLC
411 E HUNTINGTON DRIVE #107-505
ARCADIA, CA 91006
CONTACT: VINCENT TSANG
PHONE: (626) 374-8881
EMAIL: [email protected]
ARCHITECT:
STUDIO T-SQ, INC.
115 PINE AVE SUITE 425
LONG BEACH, CA 90802
CONTACT: HENRY TONG
PHONE: (562) 436-3624
EMAIL: [email protected]
CIVIL ENGINEER:
KPFF CONSULTING ENGINEERS, INC.
700 S FLOWER ST SUITE 2100
LOS ANGELES, CA 90017
CONTACT: MIRIAM NGUYEN
PHONE: (213) 418-0201
EMAIL: [email protected]
LANDSCAPE ARCHITECT:
FONG HART SCHNEIDER + PARTNERS
312 BROADWAY ST SUITE 208
LAGUNA BEACH, CA 92651
CONTACT: DAVID SCHNEIDER
PHONE: (949) 645-9444
EMAIL: [email protected]
MECH., ELEC., & PLUMB. ENGINEER:
SALAS O'BRIEN
CONTACT: VICTOR HUGO BECERRA
PHONE: (949) 356-6170
EMAIL:
PRE-DEDICATION
95,428.8 SF
(2.19 ACRES)
221.06 FT
432.23 FT
POST-DEDICATION
87,934.7 SF
(2.01 ACRES)
APPROX. 206.06 FT
APPROX. 428.73 FT
LOT SIZE:
LOT WIDTH:
LOT DEPTH:
ACCESSIBLE PARKING SUMMARY
REQUIRED PER CBC 11A (1109A.3)
RESIDENTIAL: 2% x 233 = 5 ACCESSIBLE STALLS (1 VAN + 4 STANDARD) REQUIRED PER CBC 11B (TABLE 11B-208.2)
COMMERCIAL + GUEST: 110 = 5 ACCESSIBLE STALLS (1 VAN + 4 STANDARD) 10 ACCESSIBLE STALLS REQUIRED
EV PARKING SUMMARY:
2022 CALGREEN EV REQUIREMENTS:
RESIDENTIAL (PER CGC 4.106.4.2)
TYPE REQUIREMENTS REQUIRED # PROVIDED #
EV READY1 40% OF PARKING SPACES 93.2 93
EV CHARGERS2 10% OF PARKING SPACES 23.3* 23*
GUEST + COMMERCIAL (PER CGC 5.106.5.3)
TYPE REQUIREMENTS REQUIRED # PROVIDED #
EV CAPABLE3 PER TABLE 5.106.5.3.1 25 25
EV CHARGERS2 PER TABLE 5.106.5.3.1 6 6
1. EV READY. FULLY WIRED AND READY TO USE 208/240V, 40A OR CHARGING RECEPTACLES.
2. EV CHARGERS. FULLY WIRED AND READY TO USE 208/240V, 40A STAND-ALONE CHARGER. AT LEAST FIFTY PERCENT OF THE REQUIRED EV CHARGERS SHALL BE EQUIPPED WITH J1772 CONNECTORS.
3. EV CAPABLE. 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. * PER CGC 4.106.4.2.2.1.1, ONE IN EVERY 25 EVCS SPACES, BUT NOT LESS THAN ONE, SHALL ALSO HAVE AN 8-FOOT WIDE MINIMUM AISLE. A 5-FOOT WIDE MINIMUM AISLE SHALL BE PERMITTED PROVIDED THE MINIMUM WIDTH OF THE EVCS SPACE IS 12 FEET.
PARKING DIMENSIONS: (PER MPMC 21.22.160 TABLE 21.22(D)) STANDARD PARKING: 9' WIDE x 20' DEPTH
COMPACT PARKING: 8' WIDE x 15' DEPTH
LOADING SPACE: 12' WIDE x 40' DEPTH
DRIVEWAY*: 26' WIDE x 14' VERTICAL CLEARANCE
* MPMC 21.22.180 - CLEARANCE. ALL DRIVEWAYS MUST BE MAINTAINED WITH A VERTICAL CLEARANCE OF NOT LESS THAN 14 FEET WHERE THE DRIVEWAY LEADS TO THE LOADING AREA.
PARKING SUMMARY REQUIREMENTS: (PER MPMC 21.15.090 (E))
RESIDENTIAL*: 338 SPACES REQUIRED
2 SPACES MIN. / UNIT
2 x 169 UNITS = 338
GUEST: 43 SPACES REQUIRED
0.25 SPACES PER EVERY 2 RES. SPACES REQUIRED
338 / 2 = 169 x .25 = 42.25
COMMERCIAL: 53 SPACES REQUIRED
3 SPACES PER 1,000 SQ FT
17,610 SF / 1,000 = 17.610 x 3 = 52.833
TOTAL: 434 SPACES REQUIRED
* NOTE: IF TWO PARKING SPACES ARE ASSIGNED EXCLUSIVELY TO ONE RESIDENTIAL UNIT, SPACES MAY BE PROVIDED IN TANDEM.
PARKING SUMMARY PROVIDED:
RESIDENTIAL: 233 SPACES PROVIDED
1 SPACE PER 1-BD
1.5 SPACES PER 2-BD
GUEST / FUTURE 43 SPACES PROVIDED
RESIDENT: 233 / 2 = 116.5 x .25 = 29.125
COMMERCIAL: 67 SPACES PROVIDED
67 / 17.610 = 3.8
4 SPACES PER 1,000 SF
MAIL DELIVERY: 1 SPACE PROVIDED
TOTAL: 344 SPACES PROVIDED
SEE SHEET A207 FOR PARKING LAYOUT.
DRY UTILITY:
POWER CHORD UTILITY CONSULTANTS
CONTACT: NOEL COLLINS
PHONE: (949) 547-9896
EMAIL:
[email protected]
FIRE PROTECTION ENGINEER:
JENSEN HUGHES
1220 CONCORD AVE SUITE 400
CONCORD, CA 94520
CONTACT: JEFFREY CHIU
PHONE: (925) 208-093
EMAIL:
[email protected]
TRASH CONSULTANT:
AMERICAN TRASH MANAGEMENT, INC.
1900 POWELL ST SUITE 220
EMERYVILLE , CA 94608
CONTACT: ANA ZARATE
PHONE: (510) 607-7603
EMAIL:
[email protected]
TRAFFIC STUDY CONSULTANT:
LOCHNER
CONTACT: HILARY MAU
EMAIL: [email protected]
UNIT SUMMARY:
FLOOR AREA RATIO (FAR):
PER CITY OF MONTEREY PARK GENERAL PLAN
MAXIMUM ALLOWABLE FAR: 2.5
PROPOSED FAR (PRE-DEDICATION): 2.34
MPMC 21.15.090 (F)(3) FAR CALCULATION INCLUDES SQUARE FOOTAGE THAT ARE DEVOTED TO RESIDENTIAL AND COMMERCIAL USES BUT DOES NOT INCLUDE PARKING STRUCTURE.
MPMC 21.01.399 "FLOOR AREA RATIO (FAR)" MEANS THE TOTAL NET FLOOR AREA ON A ZONING LOT DIVIDED BY THE GROSS AREA OF THAT LOT (PRIOR TO ANY REQUIRED DEDICATIONS FOR STREET OR UTILITY RIGHTS-OF-WAY).
SEE SHEET A200 FOR FAR CALCULATIONS
OCCUPANCY GROUP:
R-2 - RESIDENTIAL
B - LEASING OFFICE, FITNESS
A-3 - CLUBROOM
S-2 - GARAGE
M - MERCANTILE (COMMERCIAL, RETAIL)
CONSTRUCTION TYPE:
TYPE I-A (3 LEVELS ABOVE GRADE)
TYPE III-A (4 LEVELS ABOVE TYPE I-A)
SEE SHEET A400 FOR BUILDING SECTION
FIRE SPRINKLER:
YES, NFPA-13 FIRE SPRINKLER SYSTEM THROUGHOUT THE BUILDING PEDESTRIAN ORIENTATION AND SETBACK REQUIREMENTS:
(MPCP 21.15.090 (C))
REQUIRED PROPOSED
ON GARVEY AVE: 15'-0" 15'-0"
ON GARFIELD AVE: 12'-0" 12'-0"
SIDE: 0'-0" 6'-0"
REAR: 0'-0" 1'-0"
CELADON: A CATALYST FOR DOWNTOWN RENEWAL
THE PROPOSED CELADON DEVELOPMENT IS ENVISIONED AS A SPARK FOR DOWNTOWN REVITALIZATION — A BOLD, MIXED-USE DESTINATION THAT BLENDS CONTEMPORARY DESIGN WITH THE ESSENCE OF THE SOUTHERN CALIFORNIA LIFESTYLE. AT ITS HEART, THE COMMERCIAL COMPONENT AT THE GROUND LEVEL, OFFERS A SEAMLESS BLEND OF INDOOR AND OUTDOOR EXPERIENCES. INTEGRAL
LANDSCAPING, OPEN-AIR TERRACES, AND INVITING ROOFTOP SPACES WILL CREATE AN ATMOSPHERE WHERE PEOPLE CAN SAVOR GREAT FOOD, REFRESHING DRINKS, AND VIBRANT STREET VIEWS. THIS TRANSFORMATION TAKES PLACE ON A CURRENTLY VACANT PROPERTY, PERFECTLY POSITIONED TO DELIVER BOTH COMMERCIAL VITALITY AND MUCH-NEEDED RESIDENTIAL OPPORTUNITIES.
A THOUGHTFUL, FUTURE-READY DESIGN
EVERY ELEMENT OF CELADON HAS BEEN CAREFULLY PLANNED TO ENCOURAGE FLEXIBILITY AND LONGEVITY. VARIED RETAIL AND
ENTERTAINMENT SPACES WILL ADAPT TO CHANGING NEEDS OVER TIME, WHILE A DYNAMIC TENANT MIX STRENGTHENS THE LOCAL ECONOMY AND CONTRIBUTES TO A VIBRANT LIFESTYLE. BY OFFERING DIVERSE HOUSING OPTIONS NEAR TRANSIT HUBS AND MIXED-USE AREAS, THE PROJECT SUPPORTS SMART GROWTH AND COMMUNITY CONNECTIVITY.
LIVING THE SOUTHERN CALIFORNIA CLIMATE
BOTH THE COMMERCIAL AND RESIDENTIAL LEVELS FEATURE EXPANSIVE OPERABLE WINDOWS AND DOORS, INVITING IN NATURAL LIGHT AND FRESH BREEZES YEAR-ROUND. LANDSCAPED PLAZAS, BALANCED DEVELOPMENT, EASY TRANSIT ACCESS, AND A RANGE OF RETAIL
AND HOUSING OPTIONS MAKE CELADON AN INCLUSIVE PLACE, APPEALING ESPECIALLY TO YOUNGER RESIDENTS SEEKING AN ACTIVE, CONNECTED LIFESTYLE.
ENHANCING NEIGHBORHOOD CHARACTER
BEYOND ITS ARCHITECTURAL APPEAL, CELADON FOSTERS A SENSE OF COMMUNITY. THE RESIDENTIAL COMPONENT OFFERS URBAN LIVING WITH PRIVACY, SECURITY, AND ACCESS TO A HOST OF AMENITIES: LANDSCAPED COURTYARDS, PRIVATE BALCONIES, A FITNESS CENTER, COMMUNITY ROOM, BARBEQUE AREAS, AND AN OUTDOOR POOL. TOGETHER, THESE FEATURES CREATE A HOME ENVIRONMENT THAT’S BOTH VIBRANT AND COMFORTABLE, ALL WHILE INTEGRATING SEAMLESSLY WITH THE SURROUNDING NEIGHBORHOOD.
EV ACCESSIBLE PARKING SUMMARY
RESIDENTIAL
4.106.4.2.2.1.2 ACCESSIBLE ELECTRIC VEHICLE CHARGING STATION SPACES IN ADDITION TO THE REQUIREMENTS IN SECTION 4.106.4.2.2.1.1, ALL EV CHARGERS,
WHERE INSTALLED, SHALL COMPLY WITH THE ACCESSIBILITY PROVISIONS FOR EV CHARGERS IN THE CALIFORNIA BUILDING CODE, CHAPTER 11B. EV READY SPACES AND
EVCS IN MULTIFAMILY DEVELOPMENTS SHALL COMPLY WITH CALIFORNIA BUILDING CODE, CHAPTER 11A, SECTION 1109A.
GUEST + COMMERCIAL (CGC 5.106.5.3.4):
REQUIRED PER CBC 11B (TABLE 11B-228.3)
PROVIDED REQUIRED
EV CHARGER 6 2 ACCESSIBLE STALLS (1 VAN + 1 STANDARD)
BICYCLE PARKING SUMMARY:
RESIDENTIAL REQUIRED BIKE PARKING:
LONG-TERM: 5% PER PARKING STALL =
233 PARKING STALL x 5 % = 12 LONG-TERM BIKE PARKING
SHORT-TERM: 10% ADDITIONAL =
12 LONG TERM X 10% = 1 SHORT-TERM BIKE PARKING
COMMERCIAL+GUEST REQUIRED BIKE PARKING:
LONG-TERM: 5% PER PARKING STALL =
110 PARKING STALL x 5 % = 6 LONG-TERM BIKE PARKING
SHORT-TERM: 10% ADDITIONAL =
6 LONG TERM X 10% = 1 SHORT-TERM BIKE PARKING
PROVIDED BIKE PARKING:
RESIDENTIAL
12 LONG-TERM BIKE PARKING
1 SHORT-TERM BIKE PARKING
COMMERCIAL+GUEST
6 LONG-TERM BIKE PARKING
1 SHORT-TERM BIKE PARKING
1/4" = 1'-0"
G001
CELADON MIXED-USE PROJECT SUMMARY
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
GROSS BUILDING AREA - TOTALS
SPACE TYPE AREA
BIKE PARKING 429 SF
BOH 710 SF
CIRCULATION 24434 SF
COMMERCIAL 16328 SF
COMMON SPACE 4655 SF
ELEVATOR 1758 SF
LEASING 860 SF
LOBBY 3858 SF
RESIDENTIAL - AMENITY 4388 SF
RESIDENTIAL - NET RENTABLE AREA 164214 SF
RESIDENTIAL - STORAGE 1314 SF
RESIDENTIAL COMMON AREAS 1049 SF
STAIR 9091 SF
TRASH/ FAN ROOMS/ SHAFTS/ GREY WATER 7611 SF
TOTAL (EXCLUDING GARAGE): 240698 SF
UNIT TALLY
DESCRIPTION LEVEL 03 LEVEL 04 LEVEL 05 LEVEL 06 LEVEL 07 TOTAL
UNITS MIN. AREA % OF MIX
1 BEDROOM 1 7 10 10 10 38 745 SF 18%
1 BEDROOM +DEN 6 0 0 0 0 6 667 SF 3%
2 BEDROOM 5 24 24 24 24 101 935 SF 63%
2 BEDROOM +DEN 0 6 6 6 6 24 1151 SF 17%
TOTAL: 169 12 37 40 40 40 169 100%
CODE SUMMARY
CODE: BUILDING DESIGN BASED ON:
2022 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2022 CALIFORNIA BUILDING CODE (INCLUDING JULY 1, 2021 SUPPLEMENT) 2022 CALIFORNIA FIRE CODE
2022 CALIFORNIA ELECTRICAL CODE
2022 CALIFORNIA MECHANICAL CODE
2022 CALIFORNIA PLUMBING CODE
2022 CALIFORNIA ENERGY CODE
2022 CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN CODE) NFPA 13 2022 EDITION – FULLY SPRINKLERED
ALL SUPPLEMENTS AND ERRATA EFFECTIVE JANUARY 1, 2020
CITY OF MONTEREY PARK LOCAL AMENDMENTS
COUNTY OF LOS ANGELES HEALTH AMENDMENTS AND REQUIREMENTS FOR
SWIMMING POOL AREA
2022 CBC CHAPTER 11A
2022 CBC CHAPTER 11B (FOR "SITE, COMMERCIAL AND LEASING" AREAS ONLY),
FHA DESIGN MANUAL
ANSI A117.1 - 1998 AS "SAFE HARBOR" (FOR "COMMON USE AREAS") 2010 ADA STANDARDS FOR ACCESSIBLE DESIGN (FOR "PUBLIC
ACCOMMODATION - SITE, LEASING AND RETAIL" AREAS ONLY)
CONSTRUCTION TYPE: CBC SECTION 602.1
TYPE I-A – CBC 602.2: LEVEL 1 THRU 3 GARAGE AND RESIDENTIAL TYPE III-A – CBC 602.3: LEVEL 4 THRU 7 RESIDENTIAL
PER CBC 602.3 USE OF FIRE RETARDANT TREATED WOOD FRAMING COMPLYING WITH SECTION 2303.2 SHALL BE PERMITTED WITHIN EXTERIOR WALL ASSEMBLIES OF A 2-HOUR RATING OR LESS. INTERIOR FRAMING SHALL
BE WOOD OR ANY OTHER MATERIALS PERMITTED BY THIS CODE
ROOF CLASSIFICATION: CLASS B MINIMUM PER CBC SECTION 1505.1 SPECIAL PROVISIONS: CBC SECTION 510.2
BASED ON THE SPECIAL PROVISION REQUIREMENTS PER CBC SECTION 510.2 BUILDINGS SHALL BE SEPARATED BY A 3-HOUR HORIZONTAL ASSEMBLY BETWEEN TYPE I-A AND TYPE III-A CONSTRUCTION.
THE 3-HOUR HORIZONTAL SEPARATION IS LOCATED AT LEVEL 4 WHICH IS
CREATED BY THE TYPE I-A CONCRETE PODIUM STRUCTURE SEPARATING THE PARKING GARAGE & RESIDENTIAL LEVEL 3 FROM THE RESIDENTIAL AT LEVELS 3 THRU 7.
OCCUPANCY CLASSIFICATIONS AND OCCUPANCY LOAD FACTORS (OLF):
OCCUPANCIES DEFINED PER CBC SECTION 302.1
OCCUPANT LOAD FACTOR PER TABLE 1004.1.2
CBC 311.3 -ENCLOSED PARKING GARAGE: S-2 OLF: 200
CBC 310.3 - RESIDENTIAL: R-2 OLF: 200
CBC 304.1 - LEASING OFFICE: B OLF: 150
CBC 303.4 - FITNESS CENTER: A-3 OLF: 15
CBC 303.4 - FITNESS CENTER W/FIXED EQUIPMENT: A-3 OLF: 50 CBC 303.4 - CLUB ROOM: A-3 OLF: 15
CBC 304.1 - CO-WORK SPACE: B OLF: 150
CBC 311.3 - BIKE ROOM: S-2 OLF: 200
CBC 303.1.2 (OUTDOOR) DECK: B OLF: 150
(OUTDOOR) POOL AND SPA WATER SURFACE: A-3 OLF: 50
(OUTDOOR) POOL COURTYARD GATHERING SPACES: A-3 OLF: 15
(OUTDOOR) COURTYARD SIDEWALKS: R-2 OLF: 200
CBC 309.1 - FUTURE T.I. RETAIL (SHELL ONLY): M OLF: 60
NUMBER OF STORIES: CBC TABLE 504.4
TYPE I-A:
BASIC ALLOWABLE: UNLIMITED
PROVIDED: 3 STORIES AT GRADE
TYPE III-A:
BASIC ALLOWABLE: 5 STORIES
PROVIDED: 4 STORIES ON PODIUM AT LEVEL 4
BUILDING HEIGHT: CBC SECTION 504.3, TABLE 504.3
TYPE I-A: MAX BUILDING HEIGHT ALLOWED: UNLIMITED
TYPE III-A: MAX BUILDING HEIGHT ALLOWED: 85 FEET ABOVE AVERAGE GRADE
PLANE (FULLY SPRINKLERED, WITHOUT AREA INCREASE)
BUILDING HEIGHT PROVIDED:
LESS THAN 85 FEET ABOVE AVERAGE GRADE PLANE
HIGHEST OCCUPIED FLOOR SHALL NOT BE HIGHER THAN 75 FEET FROM THE LOWEST GRADE LEVEL AROUND THE BUILDING. THIS IS NOT A
HIGHRISE BUILDING
BUILDING AREA: CBC SECTION 506, TABLE 506.2
TYPE I-A: BASIC ALLOWABLE: UNLIMITED CBC 506.2
TYPE III-A: BASIC ALLOWABLE:
SEE SHEET A-A203 THRU A-204 FOR ALLOWABLE AREA DIAGRAMS AND CALCULATIONS – BUILDING DIVIDED INTO 5 AREAS SEPARATED BY 3-HOUR FIRE WALLS.
OPENING PROTECTION AT EXTERIOR WALLS: (TO BE PROVIDED IN PERMIT DRAWINGS) EXITING: PER CBC CHAPTER 10,
FOR NUMBER OF EXITS REQUIRED (CBC 1006.3.1)
FOR HORIZONTAL EXITS (CBC 1026)
SEE EXITING PLANS A211 – A215
TYPE I-A: GARAGE LEVEL 1 THRU 3 - SEE PLANS FOR EXITING TYPE III-A: RESIDENTIAL REQUIRES 4 EXIT STAIRS,
PROVIDED: 4 EXIT STAIRS SEE PLANS FOR EXITING
1 HORIZONTAL EXIT AT LEVEL 4 THRU 7 AT EACH BUILDING
PROJECT USES HORIZONTAL EXIT AS AN EXCEPTION TO PROVIDING ELEVATOR AS AN ACCESSIBLE MEANS OF EGRESS PER CBC SECTION 1009.2.1 EXCEPTION 1
FIRE RESISTIVE FEATURES SUMMARY: PER CBC SECTION 601 AND TABLE 601 AND TABLE 602 TYPE I-A:
PRIMARY STRUCTURAL FRAME: 3-HOUR
FLOOR/CEILINGS: 2-HOUR
ROOF/CEILINGS: 1 1/2-HOUR
EXTERIOR WALLS:BEARING: 3-HOUR
NON-BEARING: 1-HOUR @ LESS THAN 30' FIRE SEPARATION
0-HOUR @ 30' OR MORE FIRE SEPARATION
INTERIOR WALLS:BEARING: 3-HOUR
NON-BEARING: 1-HOUR
SHAFT WALLS: (CBC SECTION 713) 2-HOUR
FIRE WALLS: (CBC SECTION 706) 3-HOUR
EXIT STAIRWAY ENCLOSURE: 2-HOUR
FIRE PARTITION BETWEEN UNITS: 1-HOUR
CORRIDOR WALLS: 1-HOUR
SMOKE BARRIER: 1-HOUR
CBC TABLE 508.4 - FIRE BARRIERS AT OCCUPANCY SEPARATIONS:
R-2 TO A-3/B: 1-HOUR
R-2 TO M: 1-HOUR
R-2 TO S-2: 1-HOUR
A-3 TO S-2: NONE
A-3 TO U: NONE
TYPE III-A:
PRIMARY STRUCTURAL FRAME: 1-HOUR
FLOOR/CEILINGS: 1-HOUR
ROOF/CEILINGS: 1-HOUR
EXTERIOR WALLS: BEARING: 2-HOUR
NON-BEARING: 1-HOUR @ LESS THAN 30' FIRE SEPARATION
0-HOUR @ 30' OR MORE FIRE SEPARATION
INTERIOR WALLS:
BEARING: 1-HOUR
NON-BEARING: 0-HOUR
SHAFT WALLS: 2-HOUR
FIRE WALLS: 3-HOUR
FIRE BARRIERS:
EXIT STAIRWAY ENCLOSURE: 2-HOUR
HORIZONTAL EXITS: 2-HOUR
UNIT SEPARATION WALL: 1-HOUR
CORRIDOR WALLS: 1-HOUR
CORRIDOR OPENING PROTECTION: 20 MINUTES
CBC TABLE 508.4 - FIRE BARRIERS AT OCCUPANCY SEPARATIONS:
GROUP R-2 TO A-3, A-2/B: 1-HOUR
GROUP R-2 to M: 1-HOUR
GROUP A-3, A-2 TO S-2: NONE
GROUP A-3, A-2 TO U: NONE
R-2 TO A-3/B: 1-HOUR
R-2 TO M: 1-HOUR
R-2 TO S-2: 1-HOUR
A-3 TO S-2: NONE
A-3 TO U: NONE
NOTES:
COLUMNS TO BE PROTECTED AS REQUIRED IN SECTION 704.2, OTHER PARTS OF THE PRIMARY STRUCTURAL FRAME AS REQUIRED PER SECTION 704.3 THROUGH 713 ACCESSIBILITY: 2022 CBC CHAPTER 11A
2022 CBC CHAPTER 11B (FOR "SITE, COMMERCIAL AND LEASING" AREAS ONLY)
FHA GUIDELINES, FHA DESIGN MANUAL
ANSI A117.1 - 1998 AS "SAFE HARBOR" (FOR "COMMON USE AREAS" ONLY) 2010 ADA STANDARDS FOR ACCESSIBLE DESIGN (FOR "PUBLIC
ACCOMMODATION" AREAS ONLY)
PER CBC SECTION 1106A.1 - ALL DWELLING IN COVERED MULTI FAMILY
DWELLING WITH ELEVATOR ARE CONSIDERED ACCESSIBLE AND
ADAPTABLE.
PER CBC SECTION 1009.2.1- EXEMPTION 1: ELEVATOR NOT REQUIRED AS
MEAN OF EGRESS IF AUTOMATIC SPRINKLER ARE PROVIDED ALONG WITH HORIZONTAL EXITS.
1/4" = 1'-0"
G002
CELADON MIXED-USE CODE SUMMARY
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
G
LEGEND
PROPERTY LINE
PROJECT SITE AREA
DEDICATION AREA
DEDICATION
SETBACK
1/16" = 1'-0"
G100
CELADON MIXED-USE SITE BOUNDARY DIAGRAM
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
PRE-DEDICATION
LOT SIZE: 95,428.8 SQUARE FEET (2.19 ACRES)
LOT WIDTH: 221.06 FEET
LOT DEPTH: 432.23 FEET
POST DEDICATION
LOT SIZE: 87,934 SQUARE FEET (2.01 ACRES)
LOT WIDTH: 206.06 FEET
LOT DEPTH: 428.73 FEET
5 5 10 15 20 25
1/16" = 1'-0"
0 SCALE FEET
N
TRUE
NORTH
1 2 3
4 N GARFIELD AVE
5 6 7 8
E GARVEY AVE
1 2
3 4
5 6
7 8
PROJECT
SITE
N.T.S.
G200
CELADON MIXED-USE EXISTING SITE PHOTOS
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
N GARFIELD AVE
E GARVEY AVE
PROJECT
SITE
E NEWMARK AVE
S LINCOLN AVE
RUSSELL AVE
ROSELYN PL
S ROMONA AVE
E GARVEY AVE
E NEWMARK AVE
N LINCOLN AVE
AVONDALE AVE
N HUNTINGTON AVE
N BALTIMORE AVE
N GARFIELD AVE
S NICHOLSON AVE
S ALHAMBRA AVE S ALHAMBRA AVE
EVERETT AVE
EDGLEY DR
1/4 MILE
BUS ROUTE 1*
BUS ROUTE 2*
BUS ROUTE 3*
BUS ROUTE 4*
BUS STOP
METRO BUS (FREQUENCY ≤ 15 MINUTES)
MONTEBELLO BUS LINE (LESS FREQUENCY)
*CITY OF MONTEREY PARK SPIRIT BUS =
FREQUENCY SCHEDULED EVERY 40 MINUTES
LEGEND
1" = 100'-0"
G300
CELADON MIXED-USE SITE CONTEXT
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
S GARFIELD AVE
E GARVEY AVE
ROSELYN PL
LEGEND
GARAGE ENTRANCE
ON STREET STAGING /
BUS STOP
STOPPING SIGHT DISTANCE
PROPOSED CENTER MEDIAN
(PER TRAFFIC REPORT)
UP
250'
-0"
INTERSECTION SIGHT DISTANCE
250'-0"
3 3
5'-
0 "
GARFIELD AVE
SPEED LIMIT: 30 MPH
DESIGN SPEED: 35 MPH
STOPPING SIGHT DISTANCE: 250 FT
INTERSECTION SIGHT DISTANCE: 350 FT
GARVEY AVE
SPEED LIMIT: 30 MPH
DESIGN SPEED: 35 MPH
STOPPING SIGHT DISTANCE: 250 FT
INTERSECTION SIGHT DISTANCE: 350 FT
335'-0"
3/64" = 1'-0"
G301
CELADON MIXED-USE SITE PLAN - LINE OF SIGHT DIAGRAM
07/06/2026
114 E GARVEY AVE, MONTEREY PARK, CA 91754
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-1.dwg, Jul 20, 2026 - 1:05pm 1
KEY MAP
SCALE: 1''=400' “ ” “ ” “ ” “ ” “ ” “ ” “ ” ” ”
E GARVEY AVE S GARFIELD AVE S LINCOLN AVE
E NEWMARK AVE
SHEET 3&5 SHEET 4&6 SHEET 7
TITLE SHEET
103.5'
15' DEDICATION (35') 3.5' DEDICATION
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-2.dwg, Jul 20, 2026 - 1:05pm 2 N. GARFIELD AVE.
E PL W PL
10.5' 39.5'
50' (35')
TYPICAL SECTIONS
S PL N PL
NOT TO SCALE
E. GARVEY AVE.
85'
(30') (5')
NOT TO SCALE
68.5' CL
PROPOSED PROPOSED
2'
10.5' 58'
(35')
(30') (5')
CL
14.5'
2' 5'
DETAIL 2
GARFIELD DRIVEWAY DETAIL
DETAIL 3
CURB RAMP DETAIL
SCALE: 1"=5'
SCALE: 1"=5'
CONSTRUCTION NOTES
DETAIL 1
GARVEY DRIVEWAY DETAIL
SCALE: 1"=5'
S PL
EXISTING
(65')
E PL
EXISTING
TYPICAL SECTIONS
ITEM NO. DESCRIPTION
1 CONSTRUCT 4" PCC SIDEWALK ON 6" CAB PER SPPWC 132-4.
3 CONSTRUCT 8" PCC CURB AND GUTTER A2-8 ON 6" CAB PER SPPWC 120-3 5 GRIND AND OVERLAY, FROM SAWCUT TO FULL DEPTH ASPHALT REPLACEMENT. 12 CONSTRUCT CURB RAMP PER SPPWC 111-5, CASE A. X=5', Y=6.67'. 45 FULL DEPTH ASPHALT CONCRETE PAVEMENT REPLACEMENT. PER SPPWC 133-4, CASE II. ON CAB EQUAL TO THAT OF THE EXISTING ADJACENT EXCAVATION.
46 CONSTRUCT TYPE B COMMERCIAL DRIVEWAY PER SPPWC 110-2. W, X, Y DIMENSIONS PER PLAN.
17.5' 20'
TPB TPB TPB WMWM WM WMWM E E E E E E E G
E GARVEY AVE. ℄ GARFIELD AVE.
DEMOLITION NOTES ℄
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-3.dwg, Jul 20, 2026 - 1:05pm 3 DEMOLITION SHEET 1 1 REMOVE EXISTING TREE. 2 REMOVE EXISTING CURB AND GUTTER. 3 RELOCATE EXISTING CONCRETE ELECTROLIER PER STREET LIGHTING PLANS. SHOWN FOR REFERENCE ONLY. 4 REMOVE EXISTING CURB DRAIN. 5 REMOVE EXISTING CONCRETE PAVEMENT 7 ABANDON WATER SERVICE, WATER METER TO BE REMOVED BY THE CITY. 10 RELOCATE EXISTING ELECTRICAL PULL BOX. TO BE COORDINATED WITH SOCAL EDISON. 13 RELOCATE EXISTING BUS STOP SHELTER. SEE ARCHITECTURAL/LANDSCAPE PLANS FOR DETAILS.
14 RELOCATE EXISTING SIGN AND POST AS SHOWN. SEE SIGNING AND STRIPING PLANS FOR DETAILS.
16 REMOVE EXISTING BENCH.
17 RELOCATE EXISTING BIKE RACK. SEE ARCHITECTURAL PLANS FOR DETAILS. 18 REMOVE EXISTING TRASH CAN.
19 REMOVE EXISTING GAS METER. TO BE COORDINATED WITH SOCAL GAS. 21 REMOVE EXISTING CLEAN OUT AND CAP SEWER LATERAL IN PLACE. 22 PROTECT-IN-PLACE EXISTING SEWER MANHOLE. ADJUST TO GRADE, COORDINATE WITH PUBLIC WORKS.
23 ABANDON IN PLACE EXISTING SEWER LATERAL, CAP AT EXISTING PROPERTY LINE. 25 REMOVE EXISTING POTS.
26 REMOVE EXISTING CURB DRAIN. CONTRACTOR TO VERIFY IN FIELD IF CURB DRAIN SERVES NEIGHBORHOOD PROPERTY. IF CURB DRAIN SERVES NEIGHBORHOOD PROPERTY IT IS TO BE PROTECTED-IN-PLACE.
30 PROTECT-IN-PLACE EXISTING GAS VALVE.
31 PROTECT-IN-PLACE EXISTING GAS METER.
TPB TPB TPB
TPB
TPB
TPB TPB WM
WM WMWM WMWM WM WM WMWM
TPB TPB E E E E
SLPB ROSELYN PL
N GARFIELD AVENUE℄ ROSELYN PL E GARVEY AVENUE ℄
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-4.dwg, Jul 20, 2026 - 1:05pm DEMOLITION NOTES 4
DEMOLITION SHEET 2 1 REMOVE EXISTING TREE. 2 REMOVE EXISTING CURB AND GUTTER. 3 RELOCATE EXISTING CONCRETE ELECTROLIER PER STREET LIGHTING PLANS. SHOWN FOR REFERENCE ONLY. 4 REMOVE EXISTING CURB DRAIN. 5 REMOVE EXISTING CONCRETE PAVEMENT 6 RELOCATE FIRE HYDRANT. CONTRACTOR TO COORDINATE RELOCATION WITH WATER DEPARTMENT. 7 ABANDON WATER SERVICE, WATER METER TO BE REMOVED BY THE CITY. 8 REMOVE EXISTING TRAFFIC LIGHT PULL BOX PER TRAFFIC PLANS. COORDINATE RELOCATION WITH PUBLIC WORKS.
SHOWN FOR REFERENCE ONLY. 9 REMOVE EXISTING TRAFFIC LIGHT PER TRAFFIC PLANS. SHOWN FOR REFERENCE ONLY.
10 RELOCATE EXISTING ELECTRICAL PULL BOX. TO BE
COORDINATED WITH SOCAL EDISON.
11 PROTECT-IN-PLACE EXISTING ELECTRICAL MANHOLE.
12 REMOVE EXISTING STREET LIGHT PULL BOX PER TRAFFIC
PLANS. SHOWN FOR REFERENCE ONLY.
14 RELOCATE EXISTING SIGN AND POST AS SHOWN. SEE SIGNING AND STRIPING PLANS FOR DETAILS.
15 REMOVE EXISTING SIGN.
20 REMOVE EXISTING GAS VALVE. CONTRACTOR TO COORDINATE
WITH GAS COMPANY.
24 ABANDON IN PLACE EXISTING SEWER WYE PER CITY OF
MONTEREY PARK SANITARY SEWER AS BUILT L-145.
26 REMOVE EXISTING CURB DRAIN. CONTRACTOR TO VERIFY IN
FIELD IF CURB DRAIN SERVES NEIGHBORHOOD PROPERTY. IF
CURB DRAIN SERVES NEIGHBORHOOD PROPERTY IT IS TO BE
PROTECTED-IN-PLACE.
27 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING
DOMESTIC WATER. PROPOSED ELECTRICAL CONDUIT BANK TO
BE MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL
SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF
UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE
DUCT BANK SHALL BE ROUTED BELOW THE EXISTING MAIN.
28 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING SEWER.
PER AS-BUILT DRAWINGS EXISTING SEWER IS ROUGHLY 6.5'
BELOW GRADE. PROPOSED ELECTRICAL CONDUIT BANK TO BE
MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL
SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF
UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE
DUCT BANK SHALL BE ROUTED BELOW THE EXISTING MAIN.
29 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING DRY
UTILITY. PROPOSED ELECTRICAL CONDUIT BANK TO BE
MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL
SEPARATION BETWEEN EXISTING UTILITY AND CONDUIT BANK.
IF UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE
DUCT BANK SHALL BE ROUTED BELOW THE EXISTING DRY
UTILITY.
33 CLOSE EXISTING DRIVEWAY.
34 REMOVE EXISTING ASPHALT PAVEMENT
TPB TPB
TPB
TPB WM WMWM E E E E G
E GARVEY AVE. ℄ GARFIELD AVE.
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
PROFILE SCALES
HORIZONTAL 1"=20'
VERTICAL 1"=4'
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-5.dwg, Jul 20, 2026 - 1:05pm ℄ CONSTRUCTION NOTES 5
CONSTRUCTION SHEET 1 1 CONSTRUCT 4" PCC SIDEWALK ON 6" CAB PER SPPWC 132-4. 2 CONSTRUCT 8" PCC CURB AND GUTTER A2-6 ON 6" CAB PER SPPWC 120-3. 4 FULL DEPTH ASPHALT CONCRETE PAVEMENT REPLACEMENT PER SPPWC 133-4. 6 GRIND AND OVERLAY TO REMOVE EXISTING STAMPED ASPHALT WITHIN EXISTING CROSSWALK.
SLURRY AND RESTAMP NEW CROSSWALK ALIGNMENT WITH EXISTING STAMP PATTERN. SEE STRIPING PLANS FOR ADDITIONAL DETAILS. 7 CONSTRUCT CONCRETE BUS PAD PER SPPWC 131-3. 8 INSTALL BUS STOP SHELTER PER METRO STANDARDS. 9 VIDEO DETECTION ZONES, SHOWN FOR REFERENCE ONLY. SEE TRAFFIC PLANS FOR DETAILS. 10 CONSTRUCT TYPE B COMMERCIAL DRIVEWAY PER SPPWC 110-2, W=25', X=4', Y=5.67'. 16 INSTALL TRAFFIC SIGNAL SAFETY LIGHT. SEE TRAFFIC PLANS FOR DETAILS. 17 CONNECT TO EXISTING SEWER LATERAL. CONTRACTOR TO CCTV EXISTING LATERAL TO VERIFY CONDITION AND SIZE BEFORE CONSTRUCTION. IF NOT SALVAGABLE MAKE A NEW HOUSE CONNECTION PER SPPWC 222-2.
18 TRAFFIC SIGNAL PULLBOX AND CONDUIT ROUTING SHOWN FOR REFERENCE ONLY. SEE TRAFFIC PLANS FOR DETAILS.
19 PROPOSED 4'X6' VAULT PER RULE 20B, SHOWN FOR REFERENCE ONLY. SEE SCE PLANS FOR REFERENCE.
21 PROPOSED CONDUITS PER RULE 20B, 18" MINIMUM WIDE TRENCH, 47.5" MINIMUM DEPTH, BUT MAY BE LOCALLY DEEPER BASED ON EXISTING UTILITY CROSSINGS. SHOWN FOR REFERENCE ONLY, SEE SCE PLANS FOR DETAILS.
22 STREET LIGHTING PER STREET LIGHTING PLANS.
23 INSTALL NEW FIRE HYDRANT PER CITY OF MONTEREY PARK STANDARD DETAIL W-110. 26 RELOCATE FIRE HYDRANT PER CITY OF MONTEREY PARK STANDARD DETAIL W-110. 28 RELOCATE EXISTING SIGN AND POST AS SHOWN. SEE SIGNING AND STRIPING PLANS FOR DETAILS. 32 PROTECT-IN-PLACE EXISTING SEWER MANHOLE. ADJUST TO GRADE, COORDINATE WITH PUBLIC WORKS.
34 INSTALL SIGN PER SIGNING AND STRIPING PLANS.
38 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING DOMESTIC WATER. PROPOSED ELECTRICAL CONDUIT BANK TO BE MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE DUCT BANK SHALL BE ROUTED BELOW THE EXISTING MAIN. 39 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING SEWER. PER AS-BUILT DRAWINGS EXISTING SEWER IS ROUGHLY 6.5' BELOW GRADE. PROPOSED ELECTRICAL CONDUIT BANK TO BE MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE DUCT BANK SHALL BE ROUTED BELOW THE EXISTING MAIN.
44 INSTALL PROPOSED TREE. SEE LANDSCAPE PLANS FOR DETAILS. 47 ABANDON IN PLACE EXISTING SEWER LATERAL, CAP AT EXISTING PROPERTY LINE.
TPB TPB
E E N GARFIELD AVENUE℄ ROSELYN PL
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
PROFILE SCALES
HORIZONTAL 1"=20'
VERTICAL 1"=4'
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-6.dwg, Jul 20, 2026 - 1:05pm CONSTRUCTION NOTES E GARVEY AVENUE 6 CONSTRUCTION SHEET 2
1 CONSTRUCT 4" PCC SIDEWALK ON 6" CAB PER SPPWC 132-4.
3 CONSTRUCT 8" PCC CURB AND GUTTER A2-8 ON 6" CAB PER
SPPWC 120-3
4 FULL DEPTH ASPHALT CONCRETE PAVEMENT REPLACEMENT
PER SPPWC 133-4.
5 GRIND AND OVERLAY, FROM SAWCUT TO FULL DEPTH ASPHALT
REPLACEMENT.
9 VIDEO DETECTION ZONES, SHOWN FOR REFERENCE ONLY. SEE
TRAFFIC PLANS FOR DETAILS.
11 CONSTRUCT TYPE B COMMERCIAL DRIVEWAY PER SPPWC 110-2, W=27', X=4', Y=5.67'.
12 CONSTRUCT CURB RAMP PER SPPWC 111-5, CASE A. X=5',
Y=6.67'.
15 INSTALL STREET LIGHT AND PULL BOX. SEE TRAFFIC PLANS FOR DETAILS.
16 INSTALL TRAFFIC SIGNAL SAFETY LIGHT. SEE TRAFFIC PLANS FOR DETAILS.
18 TRAFFIC SIGNAL PULLBOX AND CONDUIT ROUTING SHOWN FOR REFERENCE ONLY. SEE TRAFFIC PLANS FOR DETAILS.
20 PROPOSED 7'X18' VAULT PER RULE 20B, SHOWN FOR
REFERENCE ONLY. SEE SCE PLANS FOR REFERENCE.
21 PROPOSED CONDUITS PER RULE 20B, 18" MINIMUM WIDE
TRENCH, 47.5" MINIMUM DEPTH, BUT MAY BE LOCALLY DEEPER
BASED ON EXISTING UTILITY CROSSINGS. SHOWN FOR
REFERENCE ONLY, SEE SCE PLANS FOR DETAILS.
23 INSTALL NEW FIRE HYDRANT PER CITY OF MONTEREY PARK
STANDARD DETAIL W-110.
24 CONSTRUCT CONCRETE ELECTROLIER PER STREET LIGHTING
PLANS. SHOWN FOR REFERENCE ONLY.
25 PROTECT-IN-PLACE EXISTING ELECTRICAL MANHOLE. ADJUST TO GRADE.
26 RELOCATE FIRE HYDRANT. PER CITY OF MONTEREY PARK
STANDARD DETAIL W-110.
30 INSTALL TYPE A SEWER HOUSE CONNECTION PER SPPWC 222-2.
CONNECT TO EXISTING SANITARY SEWER MAIN. SIZE PER PLAN. 31 ADJUST WATER VALVE TO GRADE.
32 PROTECT-IN-PLACE EXISTING SEWER MANHOLE. ADJUST TO
GRADE, COORDINATE WITH PUBLIC WORKS.
33 CONNECT NEW AND EXISTING CONDUITS, SHOWN FOR
REFERENCE ONLY. SEE TRAFFIC PLANS FOR DETAILS.
34 INSTALL SIGN PER SIGNING AND STRIPING PLANS.
35 INSTALL UNDERGROUND SERVICE CABINET. SEE TRAFFIC
PLANS FOR DETAILS.
37 INSTALL PVC CONDUIT. SHOWN FOR REFERENCE ONLY, SEE
STREET LIGHTING PLANS FOR DETAILS.
38 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING
DOMESTIC WATER. PROPOSED ELECTRICAL CONDUIT BANK TO
BE MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL
SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF
UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE
DUCT BANK SHALL BE ROUTED BELOW THE EXISTING MAIN.
39 CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING SEWER.
PER AS-BUILT DRAWINGS EXISTING SEWER IS ROUGHLY 6.5'
BELOW GRADE. PROPOSED ELECTRICAL CONDUIT BANK TO BE
MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL
SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF
UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE
DUCT BANK SHALL BE ROUTED BELOW THE EXISTING MAIN.
41 INSTALL NEW 1" COPPER IRRIGATION WATER SERVICE PER CITY OF MONTEREY PARK STANDARD DETAIL W-101 AND NEW WATER
METER PER CITY OF MONTEREY PARK STANDARD DETAIL W-203.
42 INSTALL NEW DUCTILE IRON FIRE WATER SERVICE PER CITY OF MONTEREY PARK STANDARD DETAIL W-180. SIZE PER PLAN.
43 INSTALL NEW COPPER WATER SERVICE PER CITY OF
MONTEREY PARK STANDARD DETAIL W-101 (SIZE PER PLAN)
AND NEW WATER METER VAULT PER CITY OF MONTEREY PARK
STANDARD DETAIL W-203.
44 INSTALL PROPOSED TREE. SEE LANDSCAPE PLANS FOR
DETAILS.
49 3" SERVICE CONDUIT. SHOWN FOR REFERENCE ONLY, SEE
TRAFFIC PLANS FOR DETAILS.
50 PROPOSED CONDUITS, 18" MINIMUM WIDE TRENCH, 47.5"
MINIMUM DEPTH, BUT MAY BE LOCALLY DEEPER BASED ON
EXISTING UTILITY CROSSINGS, SEE NOTES HEREON FOR
DETAILS. SHOWN FOR REFERENCE ONLY, SEE SCE PLANS FOR
DETAILS.
51 CURB-O-LET RECTANGULAR DRAIN.
53 PROTECT-IN-PLACE EXISTING ELECTRICAL PULLBOX.
N GARFIELD AVENUE℄ NEWMARK AVE
CITY OF MONTEREY PARK, CALIFORNIA
PREPARED IN THE OFFICE OF
STREET IMPROVEMENTS
N. GARFIELD AVE. AND E. GARVEY AVE.
KPFF CONSULTING ENGINNERS
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\OFFSITE\1800454-C-SHEET-7.dwg, Jul 20, 2026 - 1:05pm 7
CONSTRUCTION NOTES
41. PROPOSED CONDUITS PER RULE 20B, SHOWN FOR REFERENCE ONLY. SEE SCE RULE 20B PLANS FOR DETAILS. 18" MINIMUM WIDE TRENCH, 47.5" MINIMUM DEPTH, BUT MAY BE LOCALLY DEEPER BASED ON EXISTING UTILITY CROSSINGS, SEE NOTES HEREON FOR DETAILS.
47. CONTRACTOR TO VERIFY IN FIELD DEPTH OF EXISTING DOMESTIC WATER. PROPOSED ELECTRICAL CONDUIT BANK TO BE MINIMUM OF 30" BELOW GRADE WITH 1' MINIMUM VERTICAL SEPARATION BETWEEN WET UTILITY AND CONDUIT BANK. IF UNABLE TO MAINTAIN 30" MIN COVER AND 1' MIN CLEARANCE DUCT BANK SHALL BE ROUTED BELOW THE EXISTING LATERAL.
53. POINT OF CONNECTION TO EXISTING 3-5" DUCT BANK. SEE SCE RULE 20B PLANS FOR DETAILS.
ELECTRICAL UPGRADE
MH
TPB TPB
TPB
TPB
TPB
TPB
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
WM
TPB TPB
E
E
E E
E
E
E
G
SLPB
1676275E 809067E 2285374E
WATER PIPE/ RISER
N. GARFIELD AVE
E. GARVEY AVE
ASPHALT PAVED PARKING
UNIMPROVED DIRT AREA UNIMPROVED DIRT AREA
5'
30'
12.09'
11.77'
35.00'
15.06' 17.92'
12.00'
52.89'
52.94'
65.00'
30'
5'
OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU
OHU OHU OHU OHU OHU PTR PARCEL
1 PTR
PARCEL
2 PTR
PARCEL
6 PTR
PARCEL
3 PTR
PARCEL
4 PTR
PARCEL
5 221.06'
65'65'
52.88'
35'
S GARFIELD AVE
PARCEL 1
E GARVEY AVE
EXCEPTIONS
ABBREVIATIONS LEGEND
LINETYPES
OHU
TENTATIVE PARCEL MAP NO . 82800
DATE
DATE 07/17/2026
PROJECT NUMBER 1800455
CHECKED BY CJ
SCALE AS SPECIFIED
REVISIONS
ISSUED FOR
SHEET NUMBER
PROJECT DESCRIPTION
DRAWN BY DG
ZONING DENSITY/FAR ZONING
PARKING REQUIREMENTS
(PER FIDELITY NATIONAL TITLE INSURANCE COMPANY POLICY No.CA-FLVE-IMP-27472-1-18-00155625 O RDER No. 00155625-994-VNO-SI DATED JANUARY 12, 2018 )
“”
“”
“”
“”
“”
“”
LEGAL DESCRIPTION
SHEET 1 OF 2
700 FLOWER ST., Suite
2100
Los Angeles, CA 90017
O: 213.418.0201
F: 213.266.5294
www.kpff.com
OHU
W
SS
SD
T
TS
E
FO
G
COMMENTS
3/10/2023
UPDATED PER FIRST ROUND OF
CITY COMMENTS
GENERAL NOTES:
OWNER:
ARCHITECT:
SUBDIVIDER:
LAND SURVEYOR:
EXISTING LAND USE:
EXISTING ZONING:
PROPOSED ZONING:
6/03/2025
UPDATED PER ARCHITECTURE
PLANS DATED 05/19/2025
*EXISTING CONDITIONS
PROJECT NOTES
07/15/2026
UPDATED PER CLIENT
COMMENTS 07/15/2026
07/17/2026
CHANGED TRACT MAP
LANGUAGE TO PARCEL MAP.
07/17/2026 Page 306 of 373
E GARVEY AVE
S GARFIELD AVE
PARCEL 1
UP
TENTATIVE PARCEL MAP NO . 82800
DATE
DATE 07/17/2026
PROJECT NUMBER 1800455
CHECKED BY CJ
SCALE AS SPECIFIED
REVISIONS
ISSUED FOR
SHEET NUMBER
PROJECT DESCRIPTION
DRAWN BY DG
SHEET 2 OF 2
700 FLOWER ST., Suite
2100
Los Angeles, CA 90017
O: 213.418.0201
F: 213.266.5294
www.kpff.com
GARFIELD DRIVEWAY DETAIL
SCALE: 1"=5'
GARVEY DRIVEWAY DETAIL
SCALE: 1"=5'
3/10/2023
UPDATED PER FIRST ROUND OF
CITY COMMENTS
6/03/2025
UPDATED PER ARCHITECTURE
PLANS DATED 05/19/2025
ZONING DENSITY/FAR ZONING
PARKING REQUIREMENTS
GENERAL NOTES:
OWNER:
ARCHITECT:
SUBDIVIDER:
LAND SURVEYOR:
EXISTING LAND USE:
EXISTING ZONING:
PROPOSED ZONING:
*PROPOSED CONDITIONS
07/17/2026
CHANGED TRACT MAP
LANGUAGE TO PARCEL MAP.
07/15/2026
UPDATED PER CLIENT
COMMENTS 07/15/2026
10 P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C0.001GN.dwg, Jul 20, 2026 - 10:25am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
TITLE SHEET
C-001
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-000VM.dwg, Jul 20, 2026 - 10:25am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
SURVEY (FOR
REFERENCE ONLY)
C-100
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-001VM.dwg, Jul 20, 2026 - 10:25am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
SURVEY (FOR
REFERENCE ONLY)
C-101
GARFIELD AVENUE℄ GARVEY AVENUE ℄
MH
TPB TPB TPB
TPB
TPB TPB WM
WM WMWMWMWM
WM
WM
WM
WM
WM WMWM
TPB TPB E E E E E E E E E G
SLPB
1676275E 2285374E 809067E
WATER PIPE/ RISER 6 7
OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU ℄ P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-110EC.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
EROSION CONTROL
PLAN
C-110
GARFIELD AVENUE℄ GARVEY AVENUE ℄
MH
TPB TPB TPB
TPB
TPB TPB WM
WM WMWMWMWM
WM
WM
WM
WM
WM WMWM
TPB TPB E E E E E E E E E G
SLPB
1676275E 2285374E 809067E
WATER PIPE/ RISER 6 7
OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU ℄ P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-120XD.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
DEMOLITION PLAN
C-120
TPB TPB TPB
TPB
TPB TPB WM
WM WMWM WM WM
WM
WM
WM
WM
WM WMWM
TPB TPB E E E E E E E E E G
SLPB
1676275E 2285374E 809067E
WATER PIPE/ RISER 6 7 ℄ 70'35' 35' 35' 35'
35' 65'1 0 0' 22 A A B B 33 D D
F.5 F.5 H H
I.2 I.2
J.1 J.1 N N 44 5 6 8 9 10 11 12 13
14 14
15 15 17
17 18
18 E E 11 L L M M
8.5 8.5
9.3 9.3
10.2 10.2
10.9 10.9
11.8 11.8
12.6 12.6
13.1 13.1
16 16
7.7 7.7 77 CFGI
I.1 JK 5 6 8 9 10 11 12 13 GARVEY AVENUE ℄
GARFIELD AVENUE ℄ P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-140GP.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
GRADING PLAN
C-140
MH
TPB TPB TPB
TPB
TPB
TPB TPB
TPB
TPB WM
WM WMWMWM WM
WM
WM
WM
WM
WM
WM WM WMWM TPB
TPB TPB E E E E E E G E
SLPB
WATER PIPE/ RISER 6 7
OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU GARFIELD AVENUE℄ GARVEY AVENUE ℄ 22 A A B B 33 D D
F.5 F.5 H H
I.2 I.2
J.1 J.1 N N 44 5 6 8 9 10 11 12 13
14 14
15 15 17
17 18
18 E E 11 L L M M
8.5 8.5
9.3 9.3
10.2 10.2
10.9 10.9
11.8 11.8
12.6 12.6
13.1 13.1
16 16
7.7 7.7 77 CFGI
I.1 JK 5 6 8 9 10 11 12 13
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-150UT.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
UTILITY PLAN
C-150
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-151UT.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
UTILITY PROFILES
C-151
TPB TPB TPB
TPB
TPB TPB WM
WM WMWMWM WM
WM
WM
WM
WM
WM WMWM
TPB TPB E E E E E E E E E G
SLPB
1676275E 2285374E 809067E
WATER PIPE/ RISER 6 7 ℄ 70'35' 35' 35' 35'
35' 65'1 0 0' 22 A A B B 33 D D
F.5 F.5 H H
I.2 I.2
J.1 J.1 N N 44 5 6 8 9 10 11 12 13
14 14
15 15 17
17 18
18 E E 11 L L M M
8.5 8.5
9.3 9.3
10.2 10.2
10.9 10.9
11.8 11.8
12.6 12.6
13.1 13.1
16 16
7.7 7.7 77 CFGI
I.1 JK 5 6 8 9 10 11 12 13 GARVEY AVENUE ℄
GARFIELD AVENUE ℄ P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-160-PV-HC.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
PAVING AND
HORIZONTAL CONTRO
PLAN
C-160
TPB TPB TPB
TPB
TPB TPB WM
WM WMWMWM WM
WM
WM
WM WMWM
TPB TPB E E E E E G
SLPB
WATER PIPE/ RISER
OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU OHU GARFIELD AVENUE℄ GARVEY AVENUE℄ 22 A A B B 33 D D
F.5 F.5 H H
I.2 I.2
J.1 J.1 N N 44 5 6 8 9 10 11 12 13
14 14
15 15 17
17 18
18 E E 11 L L M M
8.5 8.5
9.3 9.3
10.2 10.2
10.9 10.9
11.8 11.8
12.6 12.6
13.1 13.1
16 16
7.7 7.7 77 CFGI
I.1 JK 5 6 8 9 10 11 12 13
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C1-400LID.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
LID PLAN
C-400
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C5-000DT.dwg, Jul 20, 2026 - 10:26am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
CIVIL DETAILS
C-500
NO DUMPING
DRAINS TO OCEAN
L.A.M.C. 64.70
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C5-001DT.dwg, Jul 20, 2026 - 10:27am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
CIVIL DETAILS
C-501
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C5-002DT.dwg, Jul 20, 2026 - 10:27am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
CIVIL DETAILS
C-502
P:\2018\1800454 Monterey Park Town Centre\DWG\SHEET\1800454-C5-003DT.dwg, Jul 20, 2026 - 10:27am Sheet Title:
Scale:
Job No.
Date:
Sheet No:
THIS DOCUMENT CONTAINS INFORMATION
PROPRIETARY TO STUDIO T-SQ, INC. AND IS
FURNISHED IN CONFIDENCE FOR THE LIMITED
PURPOSE OF EVALUATION OR REVIEW. THIS
DOCUMENT OR ITS CONTENTS MAY NOT BE USED
FOR ANY OTHER PURPOSE AND MAY NOT BE
REPRODUCED OR DISCLOSED TO OTHERS
WITHOUT THE PRIOR WRITTEN CONSENT OF
STUDIO T-SQ., INC. ALL RIGHTS
RESERVED, COPYRIGHT 2020. CELADON MIXED-USE RYKADAN 005 LLC 25011
07/08/2026 114 E GARVEY AVE, MONTEREY PARK, CA 91754
REV DESCRIPTION DATE
700 South Flower Street
Suite 2100
Los Angeles, CA 90017
O: 213.418.0201
www.kpff.com
07-08-2026 DEMO PERMIT SUBMITTAL
CIVIL DETAILS
C-503
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
UP
UP
UP
UP
G
E
AA B B D D
F.5 F.5 H H
I.2 I.2
J.1 J.1 N N E E
MAIN
ELECTRICAL
ROOM A
RESIDENTIAL
LOBBY
LEASING
COMMERCIAL
COMMERCIAL
MAIN
ELECTRICAL
ROOM B
FIRE PUMP
COMMERCIAL
TRASH
RESIDENTIAL
TRASH
RESIDENTIAL
LOBBY
GARAGE FAN
ROOM
RESIDENTIAL
TRASH L L M M CFGI
I.1 JK
STAIR 2-1
PARKING
ELEV. 1
STAIR 3-1
ELEV. 3
ELEV. 2
PARKING
ELEV EQ
STAIR 4-1
STAIR 1-1
COMMERCIAL
BIKE STORAGE
STAIR 5-1
RESIDENTIAL
FIRE CONTROL LOBBY
ROOM
COMMERCIAL
INVERTER ROOM
MAIL & PACKAGE
ELEC & MPOE
OFFICE 1
OFFICE 2
WORK ROOM
UNISEX RR 1
REMOTE METER
ROOM
WATER PUMP
ROOM
Xref .\x-cel-clr.dwg
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries 1 84'-6" 2 3 3 44 4444 5666 7 7 7 7 7 7 7 7 7 7 8 8 9 10 10 10
10 10
11 13
15 15
14 14
14 14 1 2 3 4 7 7.7 8.5 9.3 10.2 10.9 11.8 12.6 13.1 14 15 16 17 18 - PARTNERS Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286
CELADON MIXED USE SITE SCHEMATIC OFF SITE MATERIAL PLAN L-1 North 0 16' 32' 48'Graphic Scale In Feet
AUGUST 15, 2025
GARFIELD AVE 7 NEW CITY STREET TREES QUEEN PALMS 8 1 NEW OR RELOCATED BUS STOP WITH BACKLESS BENCH AND TRASH RECEPTACLE 2 MTA SIGNAGE AND CITY TRASH CAN 3 FIRE HYDRANT TYPICAL 4 NEW QUEEN PALMS IN METAL TREE GRATES 5 RELOCATED OR NEW BIKE RACK TO MATCH EXISTING 6 NEW DECORATIVE POLE LIGHTS TO MATCH GARVEY AVENUE STANDARDS 9 NEW CITY STREET COBRA HEAD LIGHT STANDARDS ON PRECAST CONCRETE POLE TO MATCH EXISTING LIGHTING ON GARFIELD AVE. 10 NATURAL GRAY CITY SIDEWALK PER CITY STANDARDS
11 DECORATIVE CONCRETE PAVING TO MATCH PLAZA.
12 NEW OR RELOCATED INTERSECTION TRAFFIC LIGHTS
13 NEW ACCESSIBLE RAMP
14 NEW UTILITY VAULTS SEE CIVIL'S PLANS
15 NARROW AND LOW HEDGE LANDSCAPE FOR PEDESTRIAN BUFFER FROM TURN LANE
NEW BUS SHELTER KALEIDOSCOPE OS BY LANDSCAPE FORMS
WITH 1.5 BAY SEATING, 1/2 BAY FOR WHEEL CHAIR ACCESS, 1
TRASH RECEPTACLE, LANDSCAPE FORMS MODEL PRESIDO
WITH SIDE OPENING
4x6 FT TREE WELLS FOR CITY STREET TREES - QUEEN PALMS
GARFIELD AVE GARVEY AVE
JULY 15, 2026
MATERIAL LEGEND
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
UP
UP
UP
UP
G
E
AA B B D D
F.5 F.5 H H
I.2 I.2
J.1 J.1 N N E E
MAIN
ELECTRICAL
ROOM A
RESIDENTIAL
LOBBY
LEASING
COMMERCIAL
COMMERCIAL
MAIN
ELECTRICAL
ROOM B
FIRE PUMP
COMMERCIAL
TRASH
RESIDENTIAL
TRASH
RESIDENTIAL
LOBBY
GARAGE FAN
ROOM
RESIDENTIAL
TRASH L L M M CFGI
I.1 JK
STAIR 2-1
PARKING
ELEV. 1
STAIR 3-1
ELEV. 3
ELEV. 2
PARKING
ELEV EQ
STAIR 4-1
STAIR 1-1
COMMERCIAL
BIKE STORAGE
STAIR 5-1
RESIDENTIAL
FIRE CONTROL LOBBY
ROOM
COMMERCIAL
INVERTER ROOM
MAIL & PACKAGE
ELEC & MPOE
OFFICE 1
OFFICE 2
WORK ROOM
UNISEX RR 1
REMOTE METER
ROOM
WATER PUMP
ROOM
Xref .\x-cel-clr.dwg
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries 1 23 4 3 3 3 5 6 6 7 8 9 9 9
10 10
11 11
11 11
12 12
12 12
13 13
13 13
13 14
16 15
15 17
17 17
18 18
18 19
20 20 12 HOLIDAY ORNAMENT LOCATION 3 ARCHING LUNAR SEAT WALLS, SEATED VIEWING BOTH SIDES 4 ACCENT LIGHT "LANTERN" BOX AT END OF SEAT WALLS, WALLS TO BE CELADON COLOR 56 GIANT TIMBER BAMBOO PLANTINGS 7 PRECAST CONCRETE CELADON COLORED PLANTERS 8 CASCADING PLANTS FROM UPPER LEVEL PODIUM LEVEL 9 POSSIBLE LID PLANTING AREA 10 LANDSCAPE SCREEN
11 EXISTING PALM TREES TO REMAIN
12 NEW CITY STREET TREES CANOPY FOR SHADE
13 NEW CITY STREET TREES PALMS FOR ACCENT AND SIGNAGE VISIBILITY 14 NARROW AND LOW HEDGE LANDSCAPE FOR PEDESTRIAN BUFFER FROM TURN LANE 15 NEW OR RELOCATED BUS STOP
16 ACCESSIBLE RAMPS AT CORNER AND RELOCATED TRAFFIC LIGHT 17 DECORATIVE LIGHT 12x12 (+/-300mm) FLOOR TILES, + LINEAR UPLIGHTS THE PLAZA 18 DECORATIVE ACCENT PAVERS OR SAWCUT CONCRETE
19 CITY SIDEWALK
20 SHORT TERM BICYCLE PARKING
VASE SHAPED TREES FOR RETAIL VISIBILITY AND SHADE,
PHOENIX DACTYLIFERA - DATE PALMS
ZELKOVA- SWALEAF ZELKOVA KOEREUTERIA TYPE TREES
KOEREUTERIA - CHINESE FLAME TREE
BAMBUSA OLDHAMII
MATERIAL LEGEND
DECORATIVE VEHICULAR DRIVE ENTRY
CANTILEVERED AT PODIUM LEVEL GIANT TIMBER BAMBOO PLANTER
FOUR FANS FLOWER PAVING GRAPHIC IN STONE OR
TERRAZZO
21 DECORATIVE BOLLARDS
22 LIGHT COLUMNS OR LIGHT STANDARDS
GARAGE LOBBY WITH ACCENT LASER CUT SCREENS, SEATING AND CELADON
GREEN PLANTERS
LASER CUT SCREENS GARAGE ENTRY PORTAL LANDSCAPE SCREEN FOR UTILITIES VEHICULAR ENTRIES WITH ACCENT PAVING ACCENT PAVING MULTI COLORED PAVERS CITY SIDEWALK BICYCLE RACKS, SHORT TERM LID VAULT LID VAULT TALL COLUMN LIGHTS SLOPE LANDSCAPE, ASIAN CHARACTER UTILITY LOCATIONS CMU PERIMETER WALL METAL PICKET GATE EGRESS ROUTE - PARTNERS Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286
CELADON MIXED USE SITE SCHEMATIC OFF SITE MATERIAL PLAN L-1 AUGUST 15, 2025
JULY 15, 2026 2
LD AVE
GARFIELD AVE GARVEY AVE
North 0 16' 32' 48'Graphic Scale In Feet
MATERIAL LEGEND
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
UP
UP
UP
UP
G
E
A A
B B
D D
F.5 F.5
H H
I.2 I.2
J.1 J.1
N N
E E
MAIN
ELECTRICAL
ROOM A
RESIDENTIAL
LOBBY
LEASING
COMMERCIAL
COMMERCIAL
MAIN
ELECTRICAL
ROOM B
FIRE PUMP
COMMERCIAL
TRASH
RESIDENTIAL
TRASH
RESIDENTIAL
LOBBY
GARAGE FAN
ROOM
RESIDENTIAL
TRASH
L L
M M
C
F
G
I
I.1
J
K
STAIR 2-1
PARKING
ELEV. 1
STAIR 3-1
ELEV. 3
ELEV. 2
PARKING
ELEV EQ
STAIR 4-1
STAIR 1-1
COMMERCIAL
BIKE STORAGE
STAIR 5-1
RESIDENTIAL
FIRE CONTROL LOBBY
ROOM
COMMERCIAL
INVERTER ROOM
MAIL & PACKAGE
ELEC & MPOE
OFFICE 1
OFFICE 2
WORK ROOM
UNISEX RR 1
REMOTE METER
ROOM
WATER PUMP
ROOM
Xref .\x-cel-clr.dwg
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
North
0 16' 32' 48'
Graphic Scale In Feet
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286
CELADON MIXED USE GROUND FLOOR SCHEMATIC CONCEPT L-3
GARVEY AVE
GARFIELD AVE
MONTEREY PARK, CALIFORNIA IS
KNOWN FOR ITS VIBRANT AND DIVERSE
CULTURE, PARTICULARLY ITS STRONG
ASIAN-AMERICAN PRESENCE. IT'S
OFTEN REFERRED TO AS AN
"ETHNOBURB," A SUBURBAN AREA WITH
A SIGNIFICANT CONCENTRATION OF A
PARTICULAR ETHNIC GROUP, IN THIS
CASE, PRIMARILY CHINESE-AMERICANS.
THE CITY ALSO BOASTS A DIVERSE MIX
OF OTHER COMMUNITIES, INCLUDING
JAPANESE, VIETNAMESE, AND FILIPINO
RESIDENTS.
THE LANDSCAPE ARCHITECTURE
DEPICTS THIS CULTURAL PRESENCE
WITH IMAGERY SUCH AS: THE FOUR
FAN/ BLOSSOM FLOWER PLAZA
GRAPHIC, LUNAR CRESCENT SEATING
ELEMENTS. AND LANTERN LIGHTING
ELEMENTS. THE LANDSCAPE PLANTING
WILL CONTINUE TO REINFORCE THIS
CONCEPT WITH THE USE BAMBOO AND
ORCHID TREES IN THE PLAZA.
CIRCULATION PATHS SHOWN DURING
EVENTS.
PEDESTRIAN TRAFFIC CAN BE CLEAR
OF CEREMONIES OR ACTIVITIES.
EXPEDITED ROUTES CAN OCCUR
WHEN ACTIVITIES ARE NOT PRESENT
CRESCENT SHAPED SEATWALLS AND
PLANTERS ARE STRATEGICALLY
PLACED TO GUIDE PEDESTRIAN
TRAFFIC TOWARDS RETAIL ENTRIES
PLAZA ELEMENTS ARE USED TO
ENHANCE RESIDENTIAL LOBBY
ENTRANCE
PLAZA
ELEMENTS
ARE USED TO
ENHANCE
RESIDENTIAL
LOBBY
ENTRANCE
GIANT TIMBER BAMBOO
IS OPEN AT SIGNAGE
GREEN WALL AT ENTRY
LANDSCAPE SCREENING
AT ENTRY
POSSIBLE LOCATION
FOR RELOCATED BUS
STOP
CONCEPT:
PALM TREES FOR VISIBILITY
AND VASE SHAPED TREES
ARE USED FOR SHADE
AUTO DROP OFF AREA
FLUSH PAVING WITH
GARAGE, BOLLARDS FOR
PROTECTION
MINIMAL LANDSCAPE AT WINDOW LINE
TO ENCOURAGE WINDOW SHOPPING
JULY 15, 2026
LEGEND
85'-6"
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286
CELADON MIXED USE IMAGE BOARD L-4
FOUR FANS FLOWER PAVING GRAPHIC
1 FOUR FANS FLOWER PAVING GRAPHIC IN STONE OR
TERRAZZO
2 WATER ETCHED POEM, OTHER SAYINGS OR MONTEREY PARK
HALL OF FAME NAMES
2 2
2 2
1 1
1 1
2' 13'-2"
13'-6" 2'
LIGHTING ELEMENTS
ALTERNATE LIGHT STANDARD LIGHT COLUMN
FIELD PAVING
ALTERNATE PAVER PAVING CONCRETE PAVING WITH SAWCUT JOINTS
PRECEDENT TERRAZZO IMAGE
ETCHED OR ENGRAVED WORDS
PRECEDENT ETCHED IMAGE
LANDSCAPE
CRESCENT BENCH
1 CONCRETE BENCH IN CELADON GREEN
2 LIGHT LATERNS AT ENDS OF BENCH
2 1
JULY 15, 2026
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
UP
UP
UP
UP
G
E
A A
B B
D D
F.5 F.5
H H
I.2 I.2
J.1 J.1
N N
E E
MAIN
ELECTRICAL
ROOM A
RESIDENTIAL
LOBBY
LEASING
COMMERCIAL
COMMERCIAL
MAIN
ELECTRICAL
ROOM B
FIRE PUMP
COMMERCIAL
TRASH
RESIDENTIAL
TRASH
RESIDENTIAL
LOBBY
GARAGE FAN
ROOM
RESIDENTIAL
TRASH
L L
M M
C
F
G
I
I.1
J
K
STAIR 2-1
PARKING
ELEV. 1
STAIR 3-1
ELEV. 3
ELEV. 2
PARKING
ELEV EQ
STAIR 4-1
STAIR 1-1
COMMERCIAL
BIKE STORAGE
STAIR 5-1
RESIDENTIAL
FIRE CONTROL LOBBY
ROOM
COMMERCIAL
INVERTER ROOM
MAIL & PACKAGE
ELEC & MPOE
OFFICE 1
OFFICE 2
WORK ROOM
UNISEX RR 1
REMOTE METER
ROOM
WATER PUMP
ROOM
Xref .\x-cel-clr.dwg
E
Fans Like Flowers
Hands Like Water
Lightly Sway Cool
Brush Away Worries
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286
CELADON MIXED USE GROUND FLOOR LIGHTING PLAN L-5
GARVEY AVE
GARFIELD AVE
North
0 16' 32' 48'
Graphic Scale In Feet
JULY 15, 2026
DOUBLE HEADED DECORATIVE STREET
LIGHTS TO MATCH EXISTING ON
GARVEY AVENUE
PRECAST CONCRETE POLE WITH
LUMINARIES TO MATCH EXISTING ON
GARFIELD
TRAFFIC LIGHTS AT NEW INTERSECTION
AND CROSSWALK ACTIVATORS
SEE CIVIL'S PLANS
OFFSITE LIGHTING LEGEND ONSITE DECORATIVE GROUND FLOOR LIGHTING LEGEND 1 1
+/- 3 TOTAL
+/- 2 TOTAL
1 TOTAL
LINEAR LIGHTING UNDER LUNAR WALLS +/- 3 TOTAL
LIGHT COLUMNS +/- 4-5 TOTAL
ARCHITECTURAL WALL MOUNTED
SCONCE OR DOWN LIGHTS TO LIGHT
THE PERIMETER OF THE BUILDING
2 2
2 2
2 2
2 2
2 2
2 2 2 2 2
2 2
2 2
2 2
A
B
A
A
A
B
B
B
B
DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K
A-550
1 A-550
3 DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K
A-550
1 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" A-550 3 E
Fans Like Flowers Hands Like Water
Lightly Sway Cool
Brush Away Worries
Fans Like Flowers Hands Like Water
Lightly Sway Cool
Brush Away Worries
Xref .\x-cel-clr.dwg
ACCENT PRIVACY BAMBOO HEDGE THAT CANTILEVERS OVER STREET PLAZA BELOW
VIEWING DECK WITH LINEAR FIRE PIT AND SEATING AREA
MATERIAL LEGEND
COMMUNITY ROOM OUTDOOR EXTENSION
PRIVATE PATIO WITH GATE, TYPICAL
+/-8" HIGH RAISED LAWN FOR PLAY WITH STEPS AND RAMP ACCESS
WOOD DECK WITH PERGOLA AND SEATING AREA
TWO BBQ AREA AND MULTIPLE DINING TABLES. BBQ TO BE ELECTRIC OR EQUAL RAISED PLANTERS WITH CITRUS AND OLIVE TREES. MULTI DINING TABLES WITH TREE SET IN TABLES.
LONG TABLES FOR LARGE AND SMALL GROUPS. ACCENT TREES DIVIDE THE TABLE
ACCENT TREE TYPICAL
CITRUS TREE
FLOWERING TREES IN RAISED PLANTER.
STRING LIGHTING AT DINING AREA
30" HIGH METAL RAILING AND 3FT GATE AT PRIVATE PATIOS
ALL PLANTERS FOR SHRUBS APPROXIMATELY 18-24" IN HEIGHT
TREE PLANTER APPROXIMATELY 36-42" HIGH
RAIN CANOPY CONNECT ENTRIES
DOG RUN PLAY AREA WITH DOUBLE GATES AND SYNTHETIC TURF AREA
LARGE SYNTHETIC TURF AREA FOR PLAY, EXERCISE AND RESIDENT USE 1 1
1 1
1 1
1 2
2 ACCENT STRING LIGHTS ATTACHED TO POLES
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 3
4 4
4 4 4 4 4
4 4 4
4 4
4 4 4 4 4
4 4 4
4 4
4 4
4 5
5 5
5 5
5 6
7 7
8 8
9 9
9 9 9
11 11
13 13
13 13 13 13
13 13
15 15
16 17
12 12
14 14
14 14
14 14
14 - PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE 4TH FLOOR SCHEMATIC CONCEPT L-6 JULY 15, 2026
DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K
A-550
1 A-550
3 DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K
A-550
1 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" A-550 3 - PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE 4TH FLOOR SCHEMATIC CONCEPT L-7
TYPICAL COMMON OPEN SPACE AREA
PEDESTRIAN CIRCULATOIN ROUTES
MULTIFAMILY HOUSING LANDSCAPE
DESIGN FOCUSES ON CREATING
AESTHETICALLY PLEASING AND
FUNCTIONAL OUTDOOR SPACES THAT
ENHANCE THE QUALITY OF LIFE FOR
RESIDENTS AND BOOST SOCIAL
ACTIVITIES.
KEY CONCEPTS INCLUDE INTEGRATING
INDOOR AND OUTDOOR SPACES,
FOSTERING COMMUNITY, PROVIDING
RECREATIONAL AMENITIES, AND
CONSIDERING SUSTAINABILITY.
DOG RUN AREA CONTAINED BY 42" HIGH
PLANTERS AND TALL LANDSCAPE
SYNTHETIC TURF AND WASH DOWN
FOR LAWN
CONCEPT:
JULY 15, 2026
North
0 16' 32' 48'
Graphic Scale In Feet
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE 4TH FLOOR IMAGE BOARD L-7 JULY 15, 2026
DINING TABLE WITH TREE ROOF DECK LANDSCAPE
BBQ WITH SHADE PERGOLA
RAISED LAWN CASCADING VINES FROM 4TH FLOOR TO PLAZA
PERGOLA AND WOOD DECK
GATHERING PLACES
RAISED SPA WITH CITY VIEW
DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K
DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 4TH FLOOR OPEN SPACE LEGEND
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE 4TH FLOOR OPEN/PRIVATE SPACE L-9
COMMON OPEN SPACE
COMMON OPEN SPACE LANDSCAPE
PRIVATE PATIO WITH LOW
FENCE AND GATE, TYPICAL
SYMBOL DESCRIPTION
JULY 15, 2026
North
0 16' 32' 48'
Graphic Scale In Feet
DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K
DN UP
DN
UP
DN
UP
DN
UP
A
B
D
F.5
H
I.2
J.1
N
E
L
M
C
F
G
I
I.1
J
K 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" North
0 16' 32' 48'
Graphic Scale In Feet
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE 4TH FLOOR SCHEMATIC LIGHTING PLAN L-10 JULY 15, 2026
OVERHEAD STRING LED LIGHTS FOR NIGHT TIME
AMBIANCE
LIGHTING LEGEND
LOW BOLLARD LIGHTS
FOR EGRESS
TALL COLUMN LIGHTS
STRING LIGHTS TYPICAL PERGOLA DOWN LIGHTS
WALL LIGHTS
FOR EGRESS
DN UP
DN
UP
DN
UP
DN
UP
J
K
A-550
1 A-550
3 DN UP
DN
UP
DN
UP
DN
UP
J
K
A-550
1 1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"
1/4" / 1' - 0"
1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0"1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" 1/4" / 1' - 0" A-550 3 E
E
E
HYDROZONE 5
HYDROZONE 6
DRIP
DRIP
PART SHADE
SUN
MEDIUM WATER USE
LOW WATER USE
718 SF
729 SF
DRIP SUN LOW WATER USE 878 SF
ONSITE GROUND FLOOR HYDROZONE LEGEND
HYDROZONE 1
HYDROZONE 2
DRIP
DRIP
SUN
PART SHADE
MEDIUM WATER USE
LOW WATER USE
1601 SF
576 SF
TOTAL LANDSCAPE 7204 SF
ONSITE PODIUM HYDROZONE LEGEND
HYDROZONE 3 DRIP PART SHADE MEDIUM WATER USE 121 SF
HYDROZONE 4 DRIP SUN MEDIUM WATER USE 1081 SF
HYDROZONE 5 HAND SUN MEDIUM WATER USE 90 SF
North
0 20' 40' 60'
Graphic Scale In Feet
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE 4TH FLOOR SCHEMATIC WATER USE PLAN L-11 AUGUST 15, 2025
HYDROZONE 7
OFFSITE HYDROZONE LEGEND
PLAN OF PODIUM
PLAN OF GROUND FLOOR
- PARTNERS
Landscape Architecture . Planning . Urban Design 312 BROADWAY, SUITE 208 Laguna Beach, California
92651-6974 Tel: 949 645 9444 Fax: 949 715 7286 CELADON MIXED USE PLANT PALETTE L-12 STREET TREES: PLAZA TREES: FOURTH FLOOR TREES:
PLAZA PLANTING CONCEPT
A green curtain of spilling plants creates a beautiful natural backdrop that contrasts perfectly against the orthogonal form of this Modernist structure. The flowing landscape serpentines from the corner plaza to central plaza. Bamboo plantings punctuate the transition and angled planes of of landscape formed by the crescent benches displays a cultural landscape pallette.
The landscape plan is intended to comprise of a simple mass planting of a few materials. Below is a range of plants that will be incorporated into the design.
Botanical Common
Accent Trees
Bauhinia variegata 'Candida' White Orchid Tree
Cercis chinensis Chinese Redbud
Prunus shimidsu 'Sakura' Sakura Japanese Cherry
Bambusa mulitplex 'Golden Goddess' Golden Goddess Bamboo WUCOLS Rating
M/ .5
M/.5
M/.5
M/.5
STREET FRONTAGES
Street trees are carefully located to provide protection from extreme heat, reduce the scale of the street, mitigate the height of tall buildings, and improve the overall aesthetics of the shopping area.
Asymmetrically sized sidewalks can respond to local climate conditions: wide sidewalks accommodate more shade in hot climates or the warming sun in colder regions. Generous planters 10ft x 4ft allow for greater planter area for canopy production.
Botanical Common
Garvey Ave. Street Trees
Syagrus romanzoffiana Queen Palm M/.5
Garfield Ave. Street Trees
Phoenix dactylifera 'Medjool' Medjool Desert Date Palm L/.3 Zelkova serrata Sawleaf Zelkova M/.5
Alternate
Koelreuteria bipinnata Chinese Flame Tree M/.5
WUCOLS Rating
Bambusa oldhamii Giant Timber Bamboo M/.5
Alternate
FOURTH FLOOR TREES
Arbutus 'marina' Marina Strawberry Tree
Chitalpa x tashkentensis Chitalpa
Olea europaea Olive L/.2
M/.5
M/.5
Ginkgo biloba, spp Gingko trees M/.5
JULY 15, 2026
Syagrus romanzoffiana Queen Palm M/.5