464 E. Walnut St. Pasadena, CA

Home , Citadel Outlets, Downtown Los Angeles, Pasadena City Hall

464 E. Walnut St. Adaptive Re-Use Opportunity Pasadena, CA Unique Opportunity to Convert Church Into Variety of Uses: Up to 75% Seller Financing • ±75 Residential Units • Restaurant/Bar • Hospitality • Event Space www.464Walnut.com • Creative Office • Fitness

DOWNTOWN LOS ANGELES CENTURY CITY

OLD TOWN PASADENA PASADENA CIVIC CENTER

PASEO COLORADO

PASADENA CITY HALL

THE WESTIN PASADENA 464 E Walnut St. Pasadena, CA

LOS ROBLES AVENUE

WALNUT STREET

OFFERS DUE: PRICE: $14,250,000 Friday, September 18, 2020 by 5:00pm $158 PSF WALNUT STREET

LOS ROBLES AVENUE

www.464Walnut.com 2 www.464Walnut.com 3 www.464Walnut.com Sanctuary Space4 www.464Walnut.com 5 DOWNTOWN LOS ANGELES GLENDALE

ART CENTER COLLEGE OF DESIGN (SOUTH) ROSE BOWL

SOUTH PASADENA NORTON SIMON JET PROPULSION OLD TOWN PASADENA LABORATORY MEMORIAL PARK STATION PASADENA CIVIC CENTER

PASEO COLORADO PASADENA CITY HALL

THE WESTIN PASADENA METRO GOLD LINE

WALNUT STREET

LOS ROBLES AVENUE

464 E Walnut St. Pasadena, CA

N MADISON AVENUE

www.464Walnut.com 6 SAN GABRIEL VALLEY SAN GABRIEL MOUNTAINS NORTH ARCADIA EL MONTE EAST PASADENA

LAKE STATION

LAKE AVENUE

ALLEN STATION

N MADISON AVENUE

COLORADO BOULEVARD 464 E Walnut St. UNION STREET

Pasadena, CA WALNUT STREET WALNUT LOS ROBLES AVENUE

THE WESTIN PASADENA

METRO GOLD LINE

PASADENA CITY HALL www.464Walnut.com 7 464 E Walnut St. Pasadena, CA

www.464Walnut.com 8 ExecutiveI Summary PropertyII Description AreaIII Overview RentIV Comparables

CONTACTS

LAURIE LUSTIG-BOWER KAMRAN PAYDAR Executive Vice President Vice President Lic. 00979360 Lic. 01476551 [email protected] [email protected] 310.550.2556 310.550.2529

www.464Walnut.com I. EXECUTIVE SUMMARY

www.464Walnut.com 10 The Opportunity

CBRE, Inc., as exclusive agent is pleased to present for sale a 464 E. Walnut Avenue, an exquisite building, is a blank canvass for beautiful, architecturally distinct adaptive reuse investment property adaptive redevelopment possibilities including but not limited to: in the highly desirable community of Pasadena, California. • Multifamily apartment/lofts • Hospitality Located at 464 E. Walnut Avenue, the Property’s rich and storied • Creative office past dates to Pasadena’s early settlement in 1885. Completed in • Restaurant/Bar 1928, for over 100 years until 2018, the building housed the First • Event and reception space (i.e. the sanctuary and chapel) Congregational Church. The Property has a landmark designation • Modern fitness facility by the Pasadena Historic Preservation Commission and may potentially benefit from significant Mills Act financial incentives. • Great Pasadena location • Near Old Town Pasadena The Property is currently being utilized by several organizations • Across the street from The Westin Pasadena Hotel operating under cancelable month-to-month agreements. • Proximate to cultural and civic centers

The Property abounds with eye-catching architectural appeal: This offering is a rare adaptive reuse investment opportunity in the • Beautiful exterior elevations and ornate stonework sought-after Pasadena market. Pasadena is one of the most desirable • Stunning interior sanctuary space with flying buttresses and locales on the West Coast of the United States to live, work, and play. stained glass windows The City is world-renowned for its favorable Southern California climate, • Lovely interior hallways with detailed ceilings an abundance of natural beauty, rich architectural heritage and charm, • Soaring open public spaces landmark institutions of higher learning, the iconic Rose Bowl sports and entertainment venue, and the Rose Parade. Additionally, this ±90,000 gross square foot square foot structure features classrooms, kitchens, gymnasium space, and scores of Price: $14,250,000 other rooms. $158 PSF Offers Due: Friday, September 18, 2020 by 5:00pm Seller Financing Available • Up to 75% Loan-to-Value • Up to 20-Month Term • Attractive Interest Rate

www.464Walnut.com

11 OPPORTUNITY HIGHLIGHTS

An Architectural Gem Beautiful Stonework Stunning Interior Spaces Many Possibilities for Adaptive Reuse Potential for Mills Act Significant Financial Incentives

Excellent Location Projected 2024 Average Household Income: $142,827 Close to an Abundance of Pasadena Lifestyle Amenities: Private Schools Cafes and Restaurants Arts and Entertainment Civic Buildings

Seller Financing Available Up to 75% Loan-to-Value Up to 20-Month Term Attractive Interest Rate

Cancelable Month-to-Month Tenancies Interim Income Allow for Redevelopment

Easy Access to Interstate 210 Freeway

Proximate to Two Metro Gold Line Train Platforms 12 II. PROPERTY OVERVIEW

www.464Walnut.com 13 Property Description

Site

464 E. Walnut St. Address Pasadena, CA 91101

± 48,452 SF Land Area ± 1.11 Acres

Assessor Parcel Number 5723-016-033

Zoning CD3

Existing Building

Building SF ±90,000

Year Built 1928

On-grade ±52 spaces Parking (Ability to add more)

The Property is currently being utilized by several organizations operating Occupancy under cancelable month-to-month agreements

www.464Walnut.com 14 Parcel Map

16 Parking Spaces

36 Parking Spaces (Ability to Add More)

www.464Walnut.com 15 www.464Walnut.com 16 www.464Walnut.com 17 www.464Walnut.com 18 Includes 36 Parking Spaces (Ability to add more)

www.464Walnut.com Includes 16 Parking Spaces 19 www.464Walnut.com Bell Tower 20 www.464Walnut.com 21 www.464Walnut.com 22 www.464Walnut.com 23 www.464Walnut.com 24 Entertainment Room - Third Floor

www.464Walnut.com 25 Entertainment Room - Third Floor

www.464Walnut.com 26 First Floor

www.464Walnut.com 27 Conference Room - First Floor

www.464Walnut.com 28 Classroom - First Floor

www.464Walnut.com 29 Classroom - First Floor

www.464Walnut.com 30 Classroom - Second Floor

www.464Walnut.com 31 Classroom - Second Floor

www.464Walnut.com 32 Sub Basement

www.464Walnut.com 33 First Floor

www.464Walnut.com 34 Interior Space - Mezzaine Interior Hallway with Arches - First Floor

Interior Space - Third Floor Nursery - Basement

www.464Walnut.com 35 First Floor

www.464Walnut.com 36 Interior View - Gymnasium Space

www.464Walnut.com 37 Interior View - Gymnasium Space

www.464Walnut.com 38 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF)ABCDEFGHIJ and event space (± 13,109K SF) walnut street

(E)TREE

turf p14 p15 p16 p1 p8 (E)TREE (E)TREE SITE PLAN | 1 p2 p9 adjecent LIGHTWELL BELOW p3 p10 structure 2 surface p4 p11 site information parking 3 p5 area p12

project address: 464 e walnut st 4 (E) p6 TREE pasadena, ca 91101 p7 p13 parcel number: 5723-016-033 turf zoning: central district plan, cd-3 5 (E) transit oriented development area (E) STREET 6 TREE lot size: 48,452 sf (1.11 acres) TREE building area: 97,413 sf (proposed) 7 parking: 52 spaces (existing) pasadena first congregational church

8 (E) STREET 9 TREE (E) VICINITY MAP TREE 10

turf 11 (E) TREE (E) STREET 12 TREE LIGHTWELL BELOW

p17 p29 p41 adjecent p18 p30 p42 structure los robles avenue robles los p19 p31 p43

p20 p32 p44 (E) surface STREET parking 464 E WALNUT ST p21 p33 p45 PASADENA , CA 91101 TREE area VICINITY MAP p22 p34 p46

p23 p35 p47 1/2 MILE RADIUS p24 p36 p48 INDICATES 1/2 MILE RADIUS p25 p37 p49 SITE: (E) p26 p38 p50 464 E WALNUT PASADENA, CA 91101 STREET TREE p27 p39 p51

p28 p40 p52

(E) (E)TREE STREET TREE MARCH 04, 2019 ford place pasadena fcc | concept design 39 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) WALNUT STREET

A B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10"

SANCTUARY RESIDENTIAL 01 | ENTRY ENTRY

1 UPUP ground floor UP SANCTUARY “social” -2' - 6"

(E) 11' +/- - 8" AMENITY 11 total units ENTRY STOR UP • 5 - studio 2 367 SF (N)4% ramp (N)5% ramp dn 4% dn 5% • 3 - loft (E) 9' +/- - 4" 3 • 3 - 1 bed BOH STUDIO 456 SF (E) 13' +/- - 4"

4 (N) TENANT SANCTUARY ELEV 01 01 B2-ROOF ENTRY FOYER SANCTUARY

(E) 20' +/- - 7" ± 12,700 SF ± 6,500 SF STUDIO 5 377 SF

16' - 0" 22' - 7" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" (E) 13' +/- - 4"

BOH (E) CORRIDOR 6 STUDIO ? 6" - 1' (N) ramp4% (N) ramp5% dn dn 4% 5% 557 SF UP (E) 7' +/- - 8" 8' - 8" - 8' 7

9' - 1" - 9' UPUP UP

17' - 3" - 17'

17' - 8" - 17' RESTAURANT RESTaurant (N)

(E) - 9" 151' +/- ENTRY FOYER STOR LIGHT COURT 8' - 7" - 8' ENTRY PUBLIC ELEV STOR 6' - 8" - 6' ± 660 SF B3-3RD OPEN TO BELOW (E) 23' +/- - 5" (N) tenant STUDIO BUILDING neighborhood CONNECTION AT THE CORRIDORS 0' - 0" ELEV 361 SF b2l-3RD entry door + side lite with translucent glazing 8 DNDN

9' - 6" - 9'

9' - 1" - 9'

(E) CORRIDOR 0' - 0" -2' - 6" UP LOS ROBLES AVENUE ROBLES LOS (E) 13' +/- - 2"

LEGEND 9

EXISTING / NEW 24' - 1" 19' - 8" RESTAURANT

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) 12' +/- - 7" ± 2,000 SF sanctuary / sanctuary BOH W 10

? loft loft 1 bed 1 bed studi0 D

5' - 6" - 5'

8' - 1" - 8' RESTAURANt / RESTAURANT BOH 629 SF 601 SF 777 SF 833 SF 477 SF (E) 12' +/- - 8"

RESIDENTIAL / PATIO 9" - 5' W D 11

3' - 9" - 3'

21' - 5" - 21'

21' - 5" - 21' loft 1 bed AMENITY 745 SF 668 SF (E) 14' +/- - 0"

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE (N) (N) (N) WINDOW WINDOW WINDOW 11' - 3" 7' - 9" 2' - 4" STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN 1st floor plan

MARCH 04, 2019 pasadena fcc | client presentation

WING AND THE INFORMATION CONTAINED HEREIN ARE THE COPYRIGHTED WORK OF OMGIVNING ARCHITECTS AND MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION. WRITTEN WITHOUT REPRODUCED BE NOT MAY AND ARCHITECTS OMGIVNING OF WORK COPYRIGHTED THE ARE HEREIN CONTAINED INFORMATION ANDTHE WING 40 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

WALNUT STREET

A B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10" b1 |

1 basement level sanctuary DN storage (E) (E) +/- 11' - 8" 5 total units 218 sf UP • 3 - studio 2 -1' - 6"

• 2 - loft 4" 9' - (E) +/- 3 MEZZ MEZZ MEZZ MEZZ

(E) (E) +/- 13' - 4" 188 SF 188 SF 188 SF 188 SF STUDIO 4 361 sf (N) + 390 SF loft + 390 SF loft + 390 SF loft + 390 SF loft window MEZZ MEZZ MEZZ MEZZ MEZZ b1 188 SF 188 SF 188 SF 188 SF 207 SF (E) (E) +/- 20' - 7" (N) window STUDIO + 390 SF loft + 390 SF loft + 390 SF loft + 390 SF loft + 450 SF loft 5 345 sf

16' - 0" 22' - 7" 8% 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" (N) ramp (E) (E) +/- 13' - 4"

? 6" - 1' dn (E) +/- 7' - 8" 7' - (E) +/- 8' - 8" - 8' 7

9' - 1" - 9' UP

17' - 3" - 17' 17' - 8" - 17' sanctuary storage (N) 0' - 0" PUBLIC ELEV

8' - 7" - 8'

6' - 8" - 6' 301 sf B3-3RD (E) (E) +/- 23' - 5" DN

9' - 6" - 9'

9' - 1" - 9' STUDIO

LOS ROBLES AVENUE ROBLES LOS 401 sf (E) (E) +/- 13' - 2"

LEGEND 9 loft EXISTING / NEW 24' - 1" 19' - 8" 629 sf

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) +/- 12' - 7" sanctuary / sanctuary BOH W 10

? D 5' - 6" - 5' loft 8' - 1" - 8' RESTAURANt / RESTAURANT BOH 687 sf (E) (E) +/- 12' - 8"

RESIDENTIAL / PATIO 9" - 5' W D 11

3' - 9" - 3'

21' - 5" - 21'

21' - 5" - 21' AMENITY (E) (E) +/- 14' - 0"

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE UP

11' - 3" 7' - 9" 2' - 4" STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN ‘b1’ level plan

MARCH 04, 2019 pasadena fcc | client presentation

WING AND THE INFORMATION CONTAINED HEREIN ARE THE COPYRIGHTED WORK OF OMGIVNING ARCHITECTS AND MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION. 41 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

WALNUT STREET

A B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10" b2 | b2 lower

1 (N) ramp (N) ramp up SANCT stor UP 8% 8% basement levels 0' - 0" -3' - 11" 294 SF LIGHTWELL dn residential studio (N)

(E) (E) +/- 11' - 8" window 21 total units PATIO PATIO PATIO PATIO lobby 416 SF • 12 - studio 2 SANCT stor • 9 - loft with mezzanine 4" 9' - (E) +/- 243 SF LOFT W/ LOFT W/ LOFT W/ LOFT W/ STUDIO 3 MEZZ MEZZ MEZZ MEZZ UPUP UP UP (N) 390 SF 390 SF 390 SF 391 SF 432 SF STUDIO “spiritual” 377 SF window (E) (E) +/- 13' - 4" + 188 SF MEZZ + 188 SF MEZZ + 188 SF MEZZ + 188 SF MEZZ AMENITY 4 340 SF (N) TENANT SANCT green room ELEV B2-ROOF b2 915 SF LOFT W/ LOFT W/ LOFT W/ LOFT W/ LOFT W/ (E) (E) +/- 20' - 7" MEZZ MEZZ MEZZ MEZZ MEZZ (N) “physical” STUDIO window 418 SF 418 SF 420 SF 459 SF 746 SF AMENITY 398 SF 5 588 SF UP UP UP UP UP + 188 SF MEZZ + 188 SF MEZZ + 188 SF MEZZ + 188 SF MEZZ + 207 SF MEZZ 16' - 0" 22' - 7" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" WOMENS (E) CORRIDOR (E) (E) +/- 13' - 4" 420 SF 6

? 6" - 1'

(E) +/- 7' - 8" 7' - (E) +/- PATIO PATIO PATIO PATIO PATIO 8' - 8" - 8' 7

9' - 1" - 9' walkway on (E) slab (E) UTILITY UP UP 912 sf

17' - 3" - 17'

17' - 8" - 17' (N) (N) planter

(E) (E) +/- 151' - 9" -3' - 11" 8' - 7" - 8' STOR PUBLIC ELEV dnDN 6' - 8" - 6' B3-3RD (E) (E) +/- 23' - 5" LIGHT COURT OPEN TO BELOW (N) window (N) tenant -3' - 11" ELEV B2l-3RD 8 UP

9' - 6" - 9' 9' - 1" - 9' UP 0' - 0" MENS LOS ROBLES AVENUE ROBLES LOS

(E) (E) +/- 13' - 2" 237 SF STUDIO STUDIO STUDIO STUDIO dn LEGEND 562 sf 417 sf 9 571 sf 573 sf amenity wallk in GAME ROOM game rm EXISTING / NEW cooler 24' - 1" 19' - 8"

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) +/- 12' - 7" 228 SF sanctuary / sanctuary BOH STUDIO W 10 DN

? wallk in 0' - 0" (n) CORRIDOR 488 SF D

5' - 6" - 5'

8' - 1" - 8' RESTAURANt / RESTAURANT BOH freezer dn

(E) (E) +/- 12' - 8" 237 SF

RESIDENTIAL / PATIO 9" - 5' W D 11 4' - 1" 3' - 9" - 3' STUDIO STUDIO STUDIO

21' - 5" - 21' 21' - 5" - 21' OPEN 579 sf OPEN TO BELOW 449 sf 392 SF AMENITY dry storage TO UP 348 SF BELOW (E) (E) +/- 14' - 0"

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE LIGHTwell 11' - 3" 7' - 9" 2' - 4" OPEN TO BELOW STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN ‘b2’ level plan

MARCH 04, 2019 pasadena fcc | client presentation

WING AND THE INFORMATION CONTAINED HEREIN ARE THE COPYRIGHTED WORK OF OMGIVNING ARCHITECTS AND MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION. 42 9 UNITS|578SF/TYPUNIT LOFT WITH MEZZANINE b2 lower | MARCH 04,2019 B2 B2 These architectural drawings arebaseduponaconceptfor 75 units, LIGHT COURT a restaurant ( UNIT AXON UNIT SECTION walkway on(E) slab ± 2,895 SF)andeventspace( B2 LOWER B2 LOWER B2 -20’-5” -20' - 5" - -20'

8' - 2" +/- 10' - 6"

+/- 18' - 8"

25' - 11" 26' - 10" 12' - 2" 10' - 7" 3' - 2" 3' - 2" 10' - 11" 12' - 9" 25' - 11" 26' - 10" 12' - 2" 10' - 7" 3' - 2" 3' - 2" 10' - 11" 12' - 9"

25' - 11" 26' - 10" 12' - 2" 10' - 7" 3' - 2" 3' - 2" 10' - 11" 12' - 9" 5 8" - 15'

25' - 11" 26' - 10"

12' - 2" 10' - 7" 3' - 2" 3' - 2" 10' - 11" 12' - 9" 8" - 15' WD

W WD

D OPEN TO BELOW UP UP

D OPEN TO BELOW 15' - 8" - 15' UP UP 188 sf 188 sf WD 5 8" - 15'

W WD

W ± 13,109SF) UP UP

26' - 9" 26' - 10" UP UP

8' - 10" 12' - 5" 13' - 3" 5' - 11" 26' - 9" 26' - 10"

8' - 10" 12' - 5" 13' - 3" 5' - 11"

? ?

26' - 9" 26' - 10"

8' - 10" 12' - 5" 13' - 3" 5' - 11" 8" - 15' 26' - 9" 26' - 10" 5 8" - 15'

8' - 10" 12' - 5" WD 13' - 3" 5' - 11" ? W ? WD

D ? ?

D PATIO 5 8" - 15' ENLARGED UNITPLAN 390 sf 390 sf WD 15' - 8" - 15'

W PATIO WD

D pasadena fcc |concept design 43 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) b2 | b3 light court roof +38’ - 2” • lower (e) slab at proposed light court • access to ‘b2’ and ‘b3’ levels • (N) planter for greenery • maintain clearance at (E) footing conditions 03 floor +25’ - 2”

(n) elevator sanctuary beyond 02 floor +13’ - 5” LC

residential

(e) beam 01 floor +0’ - 0”

residential LC b2 -16’ - 6” b2 lower -20’ - 5”

(e) footing b3 (n) -28’ - 4” retaining walls (e) at planter footing

patio planter patio

light court section light court perspective

MARCH 04, 2019 pasadena fcc | concept design

44 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) WALNUT STREET

A B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10" b3 | basement level 1

6 total units (E) 11' +/- - 8" • 5 - studio 2

• 1 - loft (E) 9' +/- - 4" 3 (E) 13' +/- - 4"

b3 (E) 20' +/- - 7"

16' - 0" 22' - 7" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" (E) 13' +/- - 4"

? 6" - 1' (E) 7' +/- - 8" 8' - 8" - 8' 7

9' - 1" - 9'

17' - 3" - 17'

17' - 8" - 17' (N) (N) planter (E) - 9" 151' +/-

8' - 7" - 8' PUBLIC ELEV

6' - 8" - 6' B3-3RD LIGHT COURT UP (E) 23' +/- - 5" on (N) slab (N) stair PATIO PATIO PATIO PATIO 8

9' - 6" - 9'

9' - 1" - 9' LOS ROBLES AVENUE ROBLES LOS

(E) 13' +/- - 2" STUDIO STUDIO STUDIO STUDIO LEGEND 9 420 sf 576 sf 573 sf 506 sf

EXISTING / NEW 24' - 1" 19' - 8"

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) 12' +/- - 7" sanctuary / sanctuary BOH W 10

? (N) CORRIDOR D 5' - 6" - 5' UP

8' - 1" - 8' RESTAURANt / RESTAURANT BOH (E) 12' +/- - 8"

RESIDENTIAL / PATIO 9" - 5' W D 11 “intellectual” 3' - 9" - 3' STUDIO loft

21' - 5" - 21' 21' - 5" - 21' 460 sf AMENITY amenity 667 sf double height space UP

(E) 14' +/- - 0" 884 sf

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE

11' - 3" 7' - 9" 2' - 4" PATIO PATIO STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN ‘b3’ level plan

MARCH 04, 2019 pasadena fcc | client presentation

WING AND THE INFORMATION CONTAINED HEREIN ARE THE COPYRIGHTED WORK OF OMGIVNING ARCHITECTS AND MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION. WRITTEN WITHOUT REPRODUCED BE NOT MAY AND ARCHITECTS OMGIVNING OF WORK COPYRIGHTED THE ARE HEREIN CONTAINED INFORMATION ANDTHE WING 45 6 UNITS/FLOOR=12OVER 2FLOORS|531SF/TYPUNIT884SFOFAMENITY studio at intellectual amenity b2 |b3 B3 B2 MARCH 04,2019 B3 These architectural drawings arebaseduponaconceptfor 75 units,

60' - 8"

60' - 8"9' - 1" 21' - 11" - 0" 5"5' 24' - 4" 7' - 5" a restaurant (

9' - 1" 21' - 11" 5' - 0" 5" 24' - 4" 7' - 5" N ULCELEV PUBLIC (N) 60' - 8" B3-3RD '-0" - 5' (N) PUBLIC ELEV PUBLIC (N)

9' - 1" 21' - 11" - 0" 5"5' B3-3RD 24' - 4" 7' - 5" 5' - 0" - 5'

60' - 8" ELEV PUBLIC (N) B3-3RD 7 5" - 27' b3 levelplan '-0" - 5'

9' - 1" 460 sf 21' - 11" 5' - 0" 5" 429 sf 24' - 4" 7' - 5" patio 27' - 8" 8" - 22' 7 5" - 27' 11' - 4" 15' - 10" 22' - 8" - 22' N ULCELEV PUBLIC (N) UNIT SECTION COURT B3-3RD LIGHT 5' - 0" - 5' ai patio patio 7 5" - 27' 2 8" - 22' 7 5" - 27' 2 8" - 22' 577 sf 577 0 8" - 20' 0 8" - 20' intellectual amenity ± 2,895 SF)andeventspace(

/D amenity patio

W 0 7" - 40' ? 0 8" - 20' 884 sf 0'-0" - 103' 40' - 7" - 40' ?

/D 0'-0" - 103'

W 0 5" - 20' 0 8" - 20' 0 7" - 40'

573 sf ? patio 0 5" - 20' 0'-0" - 103'

W INTELLECTUAL 0 7" - 40' AMENITY

? 5" - 20' 0'-0" - 103' 0 5" - 20' patio 671 sf patio 8 5" - 28' 506 sf 4 10" - 34' LIGHT well 8 5" - 28' 34' - 10" - 34' 8 5" - 28' 4 10" - 34' 1ST FLOOR 1ST 01 FLOOR

11' - 10" 16' - 6" 5" - 28' -28’-4” -16’-6” +0’-0” -28' - 4" - -28' 6" - -16' +0' - 0" 4 10" - 34' B3 B3 B2 B2

24' - 2" 11' - 8" 12' - 6" 24' - 2" 11' - 8" 12' - 6" enlarged unitplan

24' - 2"

11' - 8" 12' - 6" 11" - 8' 10' - 6" - 10' '-11" - 8' 0 6" - 10' 24' - 2" 11' - 8" 12' - 6" ± 13,109SF) '-11" - 8' 0 6" - 10' 5' - 6" - 5' 28' - 7" - 28' 7" - 29' '-11" - 8' '-6 '-1" - 4' 6" - 5' 0 6" - 10' 8 7" - 28' 9 7" - 29' 577 sf 577 4' - 1" - 4' 20' - 2" - 20' '-6 '-1" - 4' 6" - 5' 28' - 7" - 28' 9 7" - 29' 0 2" - 20' patio

W 5' - 6" 4' - 1" - 4' 6" - 5' 0 2" - 20' 8' - 6" - 8'

/D 9 7" - 29' 8 7" - 28'

W '-6" - 8'

/D 0 2" - 20'

? '-6" - 8' 8' - 2" 16' - 0"

24' - 2"

8' - 2" /D 16' - 0"

W ? 24' - 2" 8' - 6" - 8'

8' - 2" 16' - 0"

? 24' - 2" UNIT axon pasadena fcc |concept design

8' - 2" 16' - 0"

24' - 2" 46 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) WALNUT STREET

A B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10" 02 |

1 UPUP second floor dnDN SANCT BOH

(E) 11' +/- - 8" STUDIO 15 total units 443 sf UPUP • 10 - studio 2 422 SF

• 5 -1bed (E) 9' +/- - 4" 3 STOR STUDIO 418 SF (E) 13' +/- - 4"

4 (N) TENANT 02 02 ELEV SANCTUARY B2-ROOF ± 3,000 SF OPEN TO BELOW (E) 20' +/- - 7" STUDIO 5 465 SF

16' - 0" 22' - 7" (E) CORRIDOR 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" (E) 13' +/- - 4" STOR 6 1-BED ? 6" - 1' 716 SF (E) 7' +/- - 8" 8' - 8" - 8' 7

9' - 1" - 9' sanctuary UP UP

17' - 3" - 17' 17' - 8" - 17' office (N)

(E) - 9" 151' +/- dnDN dnDN 8' - 7" - 8' PUBLIC ELEV LIGHT COURT 6' - 8" - 6' 357 sf B3-3RD

(E) 23' +/- - 5" OPEN TO BELOW (N) tenant ELEV B2l-3RD 8

9' - 6" - 9'

9' - 1" - 9'

1-BED LOS ROBLES AVENUE ROBLES LOS

(E) 13' +/- - 2" STUDIO STUDIO STUDIO 1-BED 497 SF LEGEND 9 459 sf 372 sf 458 sf 742 sf

EXISTING / NEW 24' - 1" 19' - 8"

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) 12' +/- - 7" sanctuary / sanctuary BOH OPEN TO BELOW STUDIO W 10 OPEN TO BELOW

? (N) CORRIDOR 455 SF D

5' - 6" - 5'

8' - 1" - 8' RESTAURANt / RESTAURANT BOH (E) 12' +/- - 8"

RESIDENTIAL / PATIO 9" - 5' STUDIO STUDIO 1-BED STUDIO 1 bed W D 11

3' - 9" - 3'

21' - 5" - 21' 21' - 5" - 21' 442 SF 426 SF 599 SF 395 SF 714 SF AMENITY (E) 14' +/- - 0"

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE (N) (N) (N) WINDOW WINDOW WINDOW 11' - 3" 7' - 9" 2' - 4" STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN 2nd floor plan

MARCH 04, 2019 pasadena fcc | client presentation

WING AND THE INFORMATION CONTAINED HEREIN ARE THE COPYRIGHTED WORK OF OMGIVNING ARCHITECTS AND MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION. WRITTEN WITHOUT REPRODUCED BE NOT MAY AND ARCHITECTS OMGIVNING OF WORK COPYRIGHTED THE ARE HEREIN CONTAINED INFORMATION ANDTHE WING 47 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

A B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10" 03 |

1 third floor UP 1 bed 433 sf (E) 11' +/- - 8" 17 total units DNdn + 335 sf ph • 5 - studio 2

• 1 - 1 bed (E) 9' +/- - 4" PIPE ORGAN 3 1 bed • 8 - 1 bed with penthouse ROOM 392 sf • 1 - 2 bed + 314 sf ph • 2 - 2 bed with penthouse (E) 13' +/- - 4" 4 (N) TENANT ELEV SANCTUARY OPEN TO BELOW B2-ROOF ± 450 SF 03 03 (E) 20' +/- - 7"

5 1 bed 555 sf

16' - 0" 22' - 7" + 322 sf ph 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" (E) 13' +/- - 4" (E) CORRIDOR 6 PIPE ORGAN

? 6" - 1' (E) 7' +/- - 8" 8' - 8" - 8' 7 1 bed

9' - 1" - 9' 492 sf UP UP

17' - 3" - 17' 17' - 8" - 17' + 219 sf ph STUDIO (N)

(E) - 9" 151' +/- 338 sf DN DNDN 8' - 7" - 8' PUBLIC ELEV LIGHT COURT 6' - 8" - 6' B3-3RD (E) 23' +/- - 5" OPEN TO BELOW (N) tenant ELEV B2l-3RD 8

9' - 6" - 9' 9' - 1" - 9' STUDIO 518 sf

(E) 13' +/- - 2" 2 bed STUDIO STUDIO STUDIO 1 bed LEGEND 9 910 sf 548 sf 369 sf 368 sf 661 sf

EXISTING / NEW 24' - 1" 19' - 8" 1 bed

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) 12' +/- - 7" 469 sf sanctuary / sanctuary BOH W 10

? (E) CORRIDOR + 338 sf ph D

5' - 6" - 5'

8' - 1" - 8' RESTAURANt / RESTAURANT BOH AY NOT AY REPRODUCED BE PERMISSION. WRITTEN WITHOUT “OCCUPATIONAL” (E) 12' +/- - 8" 2 bed RESIDENTIAL / PATIO 9" - 5' AMENITY 1 bed 1 bed w/ den 1 bed 2 bed W D 11 3' - 9" - 3' 829 sf

21' - 5" - 21' 503 sf 21' - 5" - 21' 491 sf 427 sf 462 sf 1,033 SF AMENITY + 278 sf ph + 372 sf ph + 358 sf ph + 429 sf ph + 228 sf ph (E) 14' +/- - 0"

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE (N) (N) (N) WINDOW WINDOW WINDOW 11' - 3" 7' - 9" 2' - 4" STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN 3rd floor plan

MARCH 04, 2019 pasadena fcc | concept design

WING AND INFORMATION THE CONTAINED HEREIN ARE THE COPYRIGHTED OMGIVNING WORK OF ARCHITECTS AND M 48 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) A WALNUT STREET

B C D E F (E) +/- 173' - 9" G H I J K

(E) +/- 22' - 0" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 2" (E) +/- 16' - 3" (E) +/- 15' - 1" (E) +/- 14' - 10" (E) +/- 24' - 10" 04 |

1 roof / penthouse level 18' - 2"

07 ph units with direct access to roof (E) 11' +/- - 8" patio 20' - 6" • 10-residential patio areas 2 penthouse • “emotional” amenity area (E) 9' +/- - 4" 335 SF penthouse PATIO 3 + 433 sf 1 bed 314 SF + 392 sf 1 bed (E) 13' +/- - 4"

04 4 (N) TENANT ELEV B2-ROOF (E) 20' +/- - 7"

5 penthouse PATIO 16' - 0" 22' - 7" 338 SF 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2"

(E) 13' +/- - 4" + 555 sf 1 bed 6

? 6" - 1' (E) 7' +/- - 8" 8' - 8" - 8' 7 penthouse PATIO 9' - 1" - 9' 219 SF

17' - 3" - 17' 17' - 8" - 17' + 492 sf 1 bed

(E) - 9" 151' +/- DN 8' - 7" - 8' LIGHT COURT

6' - 8" - 6'

(E) 23' +/- - 5" OPEN TO BELOW

DN 8

9' - 6" - 9'

9' - 1" - 9'

LOS ROBLES AVENUE ROBLES LOS “EMOTIONAL” (E) 13' +/- - 2" AMENITY LEGEND 9 ± 2,000 SF penthouse EXISTING / NEW 338 SF 24' - 1" 19' - 8" PATIO

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" (E) 12' +/- - 7" + 469 sf 1 bed sanctuary / sanctuary BOH W 10

? D 5' - 6" - 5' penthouse penthouse penthouse penthouse

8' - 1" - 8' RESTAURANt / RESTAURANT BOH 278 SF 372 SF 358 SF 429 SF penthouse + 462 sf 1 bed + 503 sf 2 bed (E) 12' +/- - 8" + 572 sf 1 bed + 355 1 bed w/ den 228 SF PATIO

RESIDENTIAL / PATIO 9" - 5' + 829 sf 2 bed W D 11

3' - 9" - 3'

21' - 5" - 21'

21' - 5" - 21' AMENITY PATIO PATIO PATIO PATIO (E) 14' +/- - 0"

9' - 7" - 9' RESTROOMS 1" - 10' 12 STORAGE

11' - 3" 7' - 9" 2' - 4" STAIR + ELEVATOR / CORRIDOR (E) HISTORIC FIREPLACE TO REMAIN roof plan

MARCH 04, 2019 pasadena fcc | client presentation

WING AND THE INFORMATION CONTAINED HEREIN ARE THE COPYRIGHTED WORK OF OMGIVNING ARCHITECTS AND MAY NOT BE REPRODUCED WITHOUT WRITTEN PERMISSION. WRITTEN WITHOUT REPRODUCED BE NOT MAY AND ARCHITECTS OMGIVNING OF WORK COPYRIGHTED THE ARE HEREIN CONTAINED INFORMATION ANDTHE WING 49 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

16' - 0" 22' - 7" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" 16' - 0" 22' - 7" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" 03 | roof 16' - 0" 22' - 7" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2"

? 1' - 6"

1 bed penthouse unit with roof access ? 1' - 6" 8' - 8"

? 1' - 6" 8 total 1 bed units ? 1' - 6" 8' - 8" 372 sf 9' - 1" 9' - 1" 8' - 8" 8' - 8" 17' - 3" 17' - 8"

16' - 0" 22' - 7" 9' - 1" 9' - 1" 17' - 3" 17' - 8" 5' - 6" 3' - 0" 7' - 6" 10' - 8" 5' - 3" 6' - 2" 17' - 3" 17' - 8" 17' - 3" 8' - 7" 17' - 8" 6' - 8" 8' - 7" 6' - 8"

? 1' - 6" 8' - 7" 8' - 7" 6' - 8" 278 sf 6' - 8" 8' - 8" 9' - 1" 9' - 6" 9' - 1" 9' - 6"

03 9' - 1" 17' - 3" 17' - 8" patio patio 9' - 6" 9' - 1" 9' - 6" 9' - 1"

T.O. PH LEVEL +52' - 7" 8' - 7" 6' - 8" roof 5TH FLOOR 03 +44' - 3" enlarged unit plan at roof ROOF +38' - 2" 24' - 1" 19' - 8"

4TH FLOOR 6' - 7" 9' -24' 5" - 1" 8' - 0" 6' - 8" 19'7' - 8" - 2" 5' - 6" 9' - 6" +33' - 9" 9' - 1" 6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6"

24' - 1" 19' - 8" W ?

6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" W 3RD FLOOR ? 5' - 6" +25' - 2" D 8' - 1"

W 5' - 6"

W ? ? 8' - 1" 5' - 6"

D 5' - 6"

D 8' - 1" 8' - 1" 491 sf 427 sf 5' - 9" W D 5' - 9" 3' - 9"

21' - 5" W D 21' - 5" 3' - 9" 24' - 1" 19' - 8" 5' - 9" 21' - 5" 21' - 5" 5' - 9" W D6' - 7" 9' - 5" 8' - 0" 6' - 8" 7' - 2" 5' - 6" EMOTIONAL 3' - 9" W D 3' - 9" 21' - 5" 21' - 5" AMENITY 21' - 5" 21' - 5"

W ? 10' - 1" 9' - 7" 9' - 7" 10' - 1" 9' - 7"

D ROOFROOF 5' - 6" +38’-2”+38' - 2" 8' - 1" 22' - 7" 10' - 1" 9' - 7" 10' - 1" 9' - 7" 13' - 0" 12' - 6" 11' - 3" 7' - 9" 2' - 4" 5' - 9" 3RD03 FLOOR 11' - 3" 7' - 9" 2' - 4" W D +25’-2”+25' - 2" 3' - 9" 21' - 5" 21' - 5" 11' - 3" 7' - 9" 2' - 4" UNIT SECTION enlarged unit plan at third floor UNIT AXON 10' - 1" 9' - 7"

MARCH 04, 2019 11' - 3" 7' - 9" 2' - 4" pasadena fcc | concept design

50 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) unit matrix | residential | unit breakdown (> 600 sf) studio (< 600 sf)studio lofts (> 600 sf) mezz w. lofts 1 bed (650 -750 sf) w/ ph ( 650 - 750 sf) 1 bed 2 bed ( >850 sf) w/ ph ( >850 sf) 2 bed total 03 / ph 05 01 08 01 02 17 02 10 05 15 01 05 03 03 11 street level b1 03 02 05 b2 12 09 21 b3 05 01 06 total 40 06 09 09 08 01 02 75 units total

MARCH 04, 2019 pasadena fcc | concept design 51 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

AMENITY | mind map EMOTIONAL | THE NATURAL ANCHOR EMOTIONAL • SYNTHESIS OF ENERGIES - AWARENESS OF ONESELF AND THE COMMUNITY • BIOPHILIA URBAN AGRICULTURE • HERB GARDEN • • SCENIC VIEWS GREEN HOUSE • • PET AREA IMPORTANCE OF INDIVIDUAL TIME • URBAN BEEHIVE •

SPIRITUAL | THE CALMING ANCHOR SPIRITUAL OCCUPATIONAL • RESPONSIBLE NEIGHBOR - ENGAGING IN self care OCCUPATIONAL | THE CREATIVE ANCHOR • the creative center - embraces the diy / small business / creative culture • SPA • large work tables SAUNA • • MEDITATION COLIVING • rotating gallery / showcase space • artisan studios POETICS • potters wheel • painting • sewing • jewelry INTELLECTUAL | THE INTELLECTUAL ANCHOR intellectual • engaged community - continuously learning and sharing knowledge LIBRARY • PHYSICAL PHYSICAL | THE HOLISTIC ANCHOR • Holistically FOCUSED - EXERCISE APPROACH TO PHYSICAL ACTIVITY, NUTRITION AND HOLISTIC HEALING CO-WORKING SPACE • • TALK / LECTURE SPACE shared bike program • • traditional gym • yoga studio • group exercise classes INCUBATOR SPACE • • NUTRITION CLASSES

• HERB GARDEN SOCIAL SOCIAL | THE COMMUNAL ANCHOR • JUICER AND PROTEIN-RICH SMOOTHIES FOR POST WORK OUTS • active community - where you live amongst neighbors and friends, not just four walls • “CHEF-IN-RESIDENCE” POP-UP COFFEE/JUICE/RETAIL STAND • • PROFESSIONAL GRADE KITCHEN APPLIANCES POOL TABLE • • DINING AREA ENTERTAINMENT ZONE • MARCH 04, 2019 - 15 - • BBQ AREA pasadena fcc | concept design

52 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) amenity | building community through amenity social living - connecting with community

CONNECTING WITH THE tenant COMMUnITY CONNECTING WITH THE LOCAL COMMUnITY The intellectual amenity THE SOCIAL AMENITY • coworking space • coffee shop / counter • library / lounge • pop-up retail stand

bringing the outside in soft, diffused light filters through a “social” amenity axon green wall into the double height amenity ground floor space on the ‘b3’ level

“intellectual” amenity axon b2 | b3 levels

MARCH 04, 2019 pasadena fcc | concept design

53 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) CHAPEL | RESTAURANT kitchen within chapel 90 seats restaurant entry

BAR waiting 260 SF

01 12

6 4 4 2 2 6 4 4 6 EXISTING CONDITION 2 2 HISTORIC PIPE ORGAN 6 4 4 01 2 2 6 2 8 LOS ROBLES AVENUE ROBLES LOS

OPEN Kitchen ± 520 SF

PROPOSED BAR UNDERNEATH ISTORIC PIPE ORGAN “social” amenity chef -in-residence / dining for tenants

COWORKING TREND RESTAURANT TURNS INTO A COWORKING SPACE DURING ‘OFF HOURS’ restaurant plan

MARCH 04, 2019 pasadena fcc | concept design

54 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

sanctuary | zones typical social gathering spaces

informal semi-formal formal no focal point multiple, dispersed focal points single focal point for focused attention no heirarchy blended heirarchy heirarchy, organized

types of events | night club dinner / birthday convention gallery wedding bar party art/ craft art show concert dance party showcase

MARCH 04, 2019 pasadena fcc | concept design

55 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

01 FLOOR | stage presence • maintain the chancel / focal point • update sanctuary space with modern, flexible sanctuary | zones design while incorporating existing features

01 EXISTING VIEW | INSPIRATION IMAGE SANCTUARY 02 FLOOR 02 FLOOR | FORMAL ZONE • BANQUETTE SEATiNG UNDERNEATH WINDOWS

03 02 01

01 FLOOR | MAXIMUM FLEXIBILITY • gala systems - multipurpose flooring configuration 01 system

entry from walnut

03 FLOOR | bar location entry from los robles • incorporate the rose window configuration 02 into a design feature for a bar or formal gathering space diagrammatic section of various flooring configurations

MARCH 04, 2019 pasadena fcc | concept design 56 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

vibe |

historic fabric complementing the historic fabric with contemporary interventions, while highlighting key features as focal points within the design flexibility having a variety of seating/ gathering types within one zone allows for maximum flexibilty and encourages a space for everyone to use.

lighting using light to define space that can accent design elements, bring in natural diffused light or to heighten the dramatic character of the space.

BIOPHILIA bringing the outside in by integrating plants and other natural elements as a key feature of the design that focuses on wellness of the users. MARCH 04, 2019 pasadena fcc | concept design

57 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) 1ST FLOOR +0' - 0" STREET LEVEL -2' - 6" ELEVATION | north (walnut street) K J I H G F E D C B A

T.O.t.o. BLDGbldg +90'+90’ - 0 -7/8" 1”

7TH07 FLOORfloor +79’+79' - - 7”7"

6TH06 FLOORfloor +65’+65' - -6” 6"

T.O.t.o. PHph LEVELlevel (N) penthouse units +52’+52' - - 7”7" setback 12’ from f.o. bldg 5TH05 FLOORfloor +44’+44' - -3” 3"

ROOFroof +38’+38' - 2"2” 4TH04 FLOORfloor +33’+33' - -9” 9"

3RD03 FLOOR floor +25’+25' - 2"2”

2ND02 FLOORfloor +13’+13' - -5” 5"

1ST01 FLOOR floor +0’+0' -- 0”0" STREETstreet LEVEL level -2’-2' -- 6”6"

MARCH 04, 2019 pasadena fcc | concept design 58 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

ELEVATION | west (los robles avenue) 1 2 3 4 5 6 7 8 9 10 11 12

T.O.t.o. BLDGbldg +90'+90’ - 0 -7/8" 1”

7TH07 FLOOR floor +79’+79' - - 7”7"

6TH06 FLOOR floor +65’+65' - - 6” 6"

T.O.t.o. PHph LEVELlevel +52’+52' - - 7”7"

5TH05 FLOOR floor +44’+44' - - 3”3"

ROOFroof +38’+38' - 2"2” 4TH04 FLOOR floor +33’+33' - - 9” 9"

3RD03 FLOOR floor +25’+25' - 2"2”

2ND02 FLOOR floor +13’+13' - - 5”5"

1ST01 FLOOR floor +0’+0' - 0"0” STREETstreet LEVEL level -2’-2' -- 6"6”

MARCH 04, 2019 pasadena fcc | concept design

59 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) ELEVATION | south (Ford Place) A B C D E F G H I J K

T.O.t.o. BLDGbldg +90'+90’ - 0 -7/8" 1”

7TH07 FLOORfloor +79’+79' - - 7” 7"

6TH06 FLOORfloor +65’+65' - -6” 6"

T.O.t.o. PHph LEVELlevel +52’+52' - - 7” 7"

(N) penthouse units 5TH05 FLOORfloor setback 10’ from f.o. bldg +44’+44' - -3” 3"

ROOFroof +38’+38' -- 2”2" 4TH04 FLOORfloor (N) (N) (N) +33’+33' - -9” 9" window window window

3RD03 FLOOR floor +25’+25' -- 2”2" (N) (N) (N) window window window

2ND02 FLOORfloor +13’+13' - -5” 5"

(N) (N) (N) window window window 1ST01 FLOOR floor +0’+0' -- 0”0" STREETstreet LEVEL level -2’-2' -- 6”6"

MARCH 04, 2019 pasadena fcc | concept design 60 These architectural drawings are based upon a concept for 75 units,

1ST FLOOR a restaurant (± 2,895 SF) and event space (± 13,109 SF) +0' - 0" STREET LEVEL -2' - 6" ELEVATION | east 12 11 10 9 8 7 6 5 4 3 2 1

T.O.t.o. BLDGbldg +90'+90’ - 0 -7/8" 1”

7TH07 FLOORfloor +79’+79' - - 7”7"

6TH06 FLOORfloor +65’+65' - -6” 6"

T.O.t.o. PHph LEVELlevel +52’+52' - - 7”7" (N) penthouse units setback 15’ from f.o. bldg (N) penthouse units (N) penthouse units 5TH05 FLOORfloor setback 10’ from f.o. bldg setback 10’ from f.o. bldg +44’+44' - -3” 3"

ROOFroof +38’+38' -- 2" 2” 4TH04 FLOORfloor +33’+33' - -9” 9"

(N) 3RD03 FLOOR floor elevator +25’+25' - 2"2”

2ND02 FLOORfloor +13’+13' - -5” 5"

1ST01 FLOOR floor +0’+0' -- 0”0" STREETstreet LEVEL level -2’-2' -- 6”6"

MARCH 04, 2019 pasadena fcc | concept design

61 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF)

12 11 10 9 8 7 6 5 4 3 2 1 section | T.O.t.o. BLDG bldg +90'+90’ - 0 7/8"- 1”

7TH07 FLOOR floor +79’+79' -- 7”7"

6TH06 FLOOR floor +65’+65' - - 6”6"

T.O.t.o. PH ph LEVEL level +52’+52' -- 7”7"

5TH05 FLOOR floor “emotional” amenity +44’+44' - - 3”3"

ROOFroof +38’+38' - 2"2” 4TH04 FLOOR floor 1 bed w/ penthouse studio +33’+33' - - 9”9"

3RD03 FLOOR floor +25’+25' - 2"2” sanctuary 1 bed studio

2ND02 FLOOR floor +13’+13' - - 5”5"

1 bed light court

1ST01 FLOOR floor +0’+0' - 0"0” STREETstreet LEVEL level -2’-2' - 6"6” studio loft w/ mezz loft w/ mezz B1b1 lightwell lightwell -9’-9' - 2"2”

B2b2 -16’-16' - 6"6” “intellectual” studio B2b2 LOWER lower -20’-20' - 5"5” amenity

B3b3 -28’-28' - 4"4”

MARCH 04, 2019 pasadena fcc | concept design

62 These architectural drawings are based upon a concept for 75 units, a restaurant (± 2,895 SF) and event space (± 13,109 SF) area matrix | building area breakdown amenity lobby residential restroom restaurant boh restaurant sanctuary boh sanctuary storage utility court light patio residential total circulation ph 1,848 3,429 2,315 7,592 03 1,060 3,408 8,832 834 355 810 15,299 02 3,386 7,911 3,030 371 780 15,478

street level 01 385 3,662 2,138 6,869 2,032 6,963 404 22,453 b1 1,658 4,707 559 6,924 b2 1,109 5,774 11,436 737 863 1,556 940 1,512 23,927 b3 1,263 777 3,700 5,740 total 5,665 18,665 2,138 46,884 737 2,032 863 10,827 2,282 2,553 940 1,5122,315 97,413 sf total

MARCH 04, 2019 pasadena fcc | concept design

63 IV. AREA OVERVIEW

464 E Walnut St. Pasadena, CA

www.464Walnut.com 64 Pasadena

The City of Pasadena is located in the northern central portion of Los Angeles County near the western end of the San Gabriel Valley at the foot of the San Gabriel Mountains. Pasadena is situated approximately 10 miles northeast of downtown Los Angeles and approximately 25 miles inland from the Pacific Ocean. Pasadena is generally bordered by the City of Glendale to the west, the community of Altadena to the north, the Cities of Sierra Madre and Arcadia to the east, and the Cities of South Pasadena and San Marino to the south.

As one of the premier markets in Los Angeles County, Pasadena boasts one of the strongest demographic profiles providing historically low unemployment, a highly educated workforce and access to an abundance of recently constructed multi-family residential housing and affluent executive housing in the adjacent communities of San Marino, Arcadia, South Pasadena and La Canada Flintridge. With an estimated 145,000 residents, Pasadena features a highly educated workforce. With the recent growth of the engineering, technology and healthcare sectors, Pasadena has seen an urban renaissance drawing a younger, more dynamic population to its core with the greatest concentration of residents between the ages of 25 to 34 years old. Renowned institutions such as Caltech and JPL, convenient access to the expanded Gold Line Rail System, Old Town Pasadena and South Lake Avenue restaurants and amenities add to Pasadena’s attraction to regional tenants and investors.

Pasadena attracts $1.9 billion in federal R&D funds annually, $25 billion since 2001. That’s over $14,000 per capita more than any other innovation hub in the U.S. Nearly 1 in 6 jobs in Pasadena are in professional or creative fields, beating out Seattle, San Jose, Austin, and Portland. Between Caltech/JPL and IdeaLab, more than 400 new companies have been created, leading to 45 successful IPOs and acquisitions. Pasadena sits in the heart of a region that files the most patents in the U.S. outside of the Silicon Valley.

www.464Walnut.com 65 464 E Walnut St. Pasadena, CA

LOS ANGELES METRO RAIL TRANSPORTATION MAP www.464Walnut.com 66 Pasadena Demographics

2019 Estimated Avg. Household Income: $121,948 2024 Estimated Avg. Household Income: $142,827 2019 Current Population: 144,929 2024 Estimated Population: 148,190

2019 Median Home Price: $851,100

2019 Median Age: 38.5

2019 Population with a Bachelor’s or Master’s/ Professional/Doctorate Degree: 53.6%

www.464Walnut.com 67 PASADENA MULTIFAMILY Strong Multifamily MARKET Demand Drivers Pasadena is one of the strongest residential markets in Los Angeles County. The Pasadena multifamily market has some of the lowest vacancies and highest rental rates in the County, driven by the limited new supply, rapidly improving demographics and improving access to mass transit. Pasadena is an extremely supply constrained market, largely the result of the City’s restrictive zoning and limited available development sites. As a result, only 14% of the exiting multifamily inventory was delivered after 3.6% 2010. The newer inventory in Pasadena achieves a significant premium in Multifamily Submarket Vacancy achievable rents compared to the overall market, in some cases upwards of 25%. The General Plan was approved in August 2015 and increased the number of allowable rental units and refocused the City’s residential development around Transit Villages, near the Metro Gold Line Stations, specifically in the East Pasadena district around the Sierra Madre Villa Metro Gold Line station. 2.2% Multifamly Rent Growth, EDUCATION January - December 2019 Pasadena has a variety of world class educational and research institutions such as the California Institute of Technology (Cal-Tech), Art Center College of Design, Fuller Theological Seminary, Los Angeles College of Music, Pacific Oaks College and other private schools. Each institution complements current and emerging economic trends to produce a rich source of skilled labor capable of pursuing highly specialized occupations Rents in Pasadena and business ventures. A healthy economic environment that supports are about 25% these institutions will continue to elevate Pasadena’s advantage over the higher than the other cities in the region. Los Angeles Metro area. www.464Walnut.com 68 464 E Walnut St. Pasadena, CA

www.464Walnut.com 69 Top Employers

“Corporate & Technology By far the two largest employers are the California Institute of Technology (Caltech) and the Jet Propulsion Laboratory, which is operated by Caltech under contract to NASA. Many emerging technology-related businesses trace their roots to these institutions, and newly created office space and research facilities are attracting many more technology related companies.

Pasadena is headquarters to Parsons Corporation, Western Asset Management, Tetra Tech, East-West Bank and Singpoli Capital, among others. Top employers include health care and research leaders Huntington Memorial Hospital, Kaiser Permanente and Huntington Medical Research Institute; engineering and construction firms such as SGI Construction Management; insurers Bolton and Company and Tokio Marine and financial institutions such as Community Bank.”

www.pasadena-chamber.org

www.464Walnut.com 70 LOCAL HIGHLIGHTS OLD TOWN PASADENA Old Town Pasadena is nationally recognized for its vibrant main street revitalization and preserved historic charm. The historic streets and alleyways, rustic brick facades and architectural accents of Pasadena’s original business district have come to create a unique and lively entertainment focal point for both residence and tourists. Home of the world-famous Rose Parade, Old Town Pasadena is situated along the main thoroughfare of Colorado Blvd with access to over 120 restaurants, shops and entertainment venues, 35 specialty retail stores, hotels and several other leading attractions.

ROSE BOWL One of the most famous stadiums in American sporting history, the Rose Bowl is best known as an American football venue, specifically as the host of the annual Rose Bowl Game for which it is named. The Rose Bowl has hosted the Pasadena “Americafest” Independence Day celebration annually since 1927. The annual fireworks show is considered one of the top fireworks shows in the nation. Another local event is the Rose Bowl Flea Market held the second Sunday of each month, on the stadium parking lots. It claims to be the largest Flea market on the West Coast.

www.464Walnut.com 71 THE HUNTINGTON Consisting of the Huntington Library, Art Collections, and which attract scholars and visitors year-round. Perhaps the most Botanical Gardens, The Huntington, established by Henry stunning and celebrated attraction is the Botanical Gardens that Huntington in 1850, is a unique cultural, research, and educational covers the grounds with more than a dozen specialized gardens, center located on a picturesque 120 acres in San Marino. The including The Garden of Flowing Fragrance, which is amongst Huntington attracts over 500,000 visitors each year. Along with the largest Chinese-style garden outside China. The Garden a world-class Art Collection, the Library’s extraordinary collection recently underwent a comprehensive renovation in 2012. of over 6 million pieces includes rare books and manuscripts

www.464Walnut.com 72 NORTON SIMON MUSEUM The Norton Simon Museum is known around the world as one of the most remarkable private art collections ever assembled. Approximately 1,000 works from the permanent collection of 12,000 objects are on view in the Norton Simon Museum’s galleries and sculpture garden throughout the year.

CALIFORNIA INSTITUTE OF TECHNOLOGY The California Institute of Technology, or Caltech, was founded in 1891 and is a private research university in Pasadena located on a 124-acre campus. Caltech has six academic divisions with strong emphasis on science and engineering, managing $332 million in 2011 in sponsored research. Caltech is frequently cited as one of the world’s best universities. 33 Caltech alumni and faculty have won a total of 34 Nobel Prizes (Linus Pauling being the only individual in history to win two unshared prizes) and 71 have won the United States National Medal of Science or Technology.

www.464Walnut.com 73 Los Angeles County Los Angeles County comprises the largest office market on the West Coast, and is the second largest in the nation. It has been able to attract and support many prominent companies coming from a diverse range of industry sectors including technology, entertainment, media, government, education, accounting, aerospace, financial services, healthcare and legal. Los Angeles County is recognized by many investors and lenders as one of the most diversified and fundamentally sound business locations in the United States. It ranked as the top metro for property investment in the country for the third consecutive year in CBRE’s 2018 Investor Intentions Survey.

Over the last 10 years, Los Angeles’ workforce has evolved from being heavily centered around aerospace, entertainment and tourism into a much more diversified economy. Much of this diversification is the result of the convergence of entertainment, tech and media, but also includes many new biomedical, digital information and environmental technologies.

Educated Labor Pool With a labor force of more than 5.1 million, Los Angeles County is home to one of the most educated labor pools in the nation, with more than 2 million residents having attained at least a Bachelor’s degree. Los Angeles County’s well-educated labor force, prestigious academic institutions, rich culture and world class infrastructure will enable Greater Los Angeles to continue to be a world leader with economic and cultural influence. Infrastructure improvements have accelerated as the region prepares to host the 2028 Olympics.

www.464Walnut.com 74 Diversified Economy LA County’s 16 Base Industries RANKED BY EMPLOYMENT Though it once relied heavily on aerospace, entertainment and Business and professional management services (includes tourism, the economy of Los Angeles County is now among the most business services except computer software development, diversified in the world, with broad-based growth across its sixteen legal services, engineering and accounting services) major sectors, propelling and piloting the fortunes and efforts of Tourism county residents. Health services/bio-med (includes drug, medical instruments manufacturing and bio-medical research) Educated Labor Pool Direct international trade (includes activities related to moving commodities in and out of the customs district, but does not HEALTH CARE & SOCIAL ASSISTANCE +22,800 include any manufacturing activities) Wholesale trade (exc. apparel, autos, toys) LEISURE & HOSPITALITY +20,400 Technology (includes computer manufacturing, communications EDUCATIONAL SERVICES +17,400 equipment, electronic components, aircraft and parts, missiles and space vehicles, search and navigation equipment, RETAIL TRADE +15,100 measuring and controlling instruments and computer software TRANSPORTATION & WAREHOUSING +13,900 development) GOVERNMENT +12,100 Motion picture/TV production Financial services (money management and other financial CONSTRUCTION +6,900 services) INFORMATION +4,900 Apparel design/manufacture/wholesale DURABLE GOODS +2,300 Fabricated metal products REAL ESTATE & RENTAL & LEASING +1,700 Agriculture/food products manufacture Furniture manufacture and wholesale FINANCE & INSURANCE +2,000 Auto parts manufacture and wholesale WHOLESALE TRADE -2,000 Jewelry manufacture and wholesale NONDURABLE GOODS -1,300 Petroleum production and refining

Source: CA EDD, Labor Market Information Division; CBRE Research Toy manufacture and wholesale

www.464Walnut.com 75 LA County Demographics

TOP ATTRACTIONS The Hollywood Museum Walt Disney Concert Hall Aquarium of the Pacific Six Flags Magic Mountain 2019 2024 Universal Studios Pantages Theatre Estimated Avg. Estimated Avg. Los Angeles Zoo Dolby Theatre Household Household Griffith Observatory Rose Bowl Income: Income: Staples Center Microsoft Theatre $97,857 $114,624 Getty Center Huntington Library

2019 2024 Estimated Estimated Population: Population: TOP RETAIL 10,255,222 10,464,764 Rodeo Drive Santee Alley LA Live Westfield Century City Third Street Promenade Santa Monica Place Universal CityWalk The Americana at Brand The Grove Old Town Pasadena Citadel Outlets Galleria Mall Beverly Center Abbott Kinney Hollywood & Highland Mall Westfield Arcadia 2019 2019 Median Age: Median 35.9 Home Price: $630,824

www.464Walnut.com 76 III. RENT AND SALE www.464Walnut.com COMPARABLES 77 Rent Comp Map Rent Comparable Map Rent Comp Map

Layout ID:L01 MapId:7169345 © 2020 CBRE Limited. Data © TeleAtlas, Google, AerialExpress, DigitalGlobe, Landiscor, USGS, i-cubed. The information contained herein (the “Information”) is intended for informational purposes only and should not be relied upon by recipients hereof. Although the Information is believed to be correct, its accuracy, correctness or completeness cannot be guaranteed and has not been verified by either CBRE Limited or any of its affiliates (CBRE Limited and its affiliates are collectively referred to herein as “CBRE”). CBRE neither guarantees, warrants nor assumes any responsibility or liability of any kind with respect to the accuracy, correctness, completeness, or suitability of, or decisions based upon or in connection with, the Information. The recipient of the Information should take such steps as the recipient may deem appropriate with respect to using the Information. The Information may change and any property described herein may be withdrawn from the market at any time without notice or obligation of any kind on the part of CBRE. The Information is protected by copyright and shall be fully enforced. www.464Walnut.com 78

1 Acappella Pasadena

143 Units Completed Date November, 2002 145 Chestnut Street Improvements Rating A- Pasadena, CA 91103 Location Rating A (626) 405-9447 Occupancy 99.3% Amenities Controlled Access, Fitness Center, Rental Office - Stand Alone, Total Parking - 200 Spaces, Covered Parking Available, Parking Type - Subterranean, Private Balcony/Patio, Construction Type - Frame, Internet Access, Normal Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt One Bedroom 89 62.24% 696 61,901 $2,448 $3.52 Two Bedroom/Two Bath 54 37.76% 1,035 55,878 $2,812 $2.72 Total/Average 143 100% 824 117,779 $2,585 $3.14

2 Andalucia, The

118 Units Completed Date March, 2017 686 East Union Street Improvements Rating A Pasadena, CA 91101 Location Rating B+ (626) 683-1200 Occupancy 91.5% Amenities Controlled Access, Fitness Center, Business Center, Clubhouse, Rental Office - Stand Alone, Total Parking - 205 Spaces, Covered Parking Is Available For An Additional $75 Per Month, Parking Type - Subterranean, Private Balcony/Patio, Construction Type - Combination, Internet Access, Partial Fireplaces Available In Select 1319, 1327, 1330, 1337, 1344, 1358 and 1360 Square Foot Units, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 25 21.19% 526 13,160 $2,299 $4.36 One Bedroom 47 39.83% 782 36,751 $2,965 $3.78 Two Bedroom/One and Three Quarter Bath 5 4.24% 1,197 5,983 $3,524 $2.95 Two Bedroom/Two Bath 21 17.80% 1,083 22,734 $3,723 $3.44 Two Bedroom/Townhouse/Two and One 19 16.10% 1,296 24,624 $3,058 $2.36 Half Bath Two Bedroom/Townhouse/Den/Two and 1 0.85% 1,503 1,503 $3,194 $2.13 One Half Bath Total/Average 118 100% 888 104,755 $2,980 $3.35 Source: Yardi You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. www.464Walnut.com 79 Page 1 of 5 Rent Comparables

3 Avalon Pasadena

120 Units Completed Date March, 2004 25 South Oak Knoll Avenue Improvements Rating A Pasadena, CA 91101 Location Rating A- (626) 796-0770 Occupancy 99.2% Amenities Controlled Access, Fitness Center, Business Center, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone, Total Parking - 216 Spaces, Covered Parking Available, Parking Type - Above Ground and Subterranean, Private Balcony/Patio, Outside Storage, Construction Type - Frame, Internet Access, Partial Fireplaces Available In Top Floor Units, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt One Bedroom 70 58.33% 711 49,764 $2,521 $3.53 Two Bedroom/Two Bath 50 41.67% 1,056 52,780 $3,367 $3.19 Total/Average 120 100% 855 102,544 $2,890 $3.35

4 Avila

201 Units Completed Date August, 2018 75 West Walnut Street Improvements Rating A Pasadena, CA 91103 Location Rating A (626) 844-5081 Occupancy 80.1% Amenities Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone, Total Parking - 371 Spaces, Covered Parking Is Available For An Additional $0 Per Month, Parking Type - Above Ground and Subterranean, Private Balcony/Patio, Construction Type - Masonry, Internet Access, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 40 19.90% 621 24,825 $2,483 $4.00 One Bedroom 91 45.27% 765 69,583 $2,710 $3.54 Two Bedroom/Two Bath 70 34.83% 1,163 81,430 $3,805 $3.27

Total/Average 201 100% 875 175,838 $3,046 $3.48 Source: Yardi You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. www.464Walnut.com 80

Page 2 of 5 Rent Comparables

5 City Place

214 Units Completed Date January, 2001 801 East Walnut Street Improvements Rating A Pasadena, CA 91101 Location Rating B (626) 564-0006 Occupancy 93.5% Amenities Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone, Total Parking - 395 Spaces, Covered Parking Available, Parking Type - Subterranean, Private Balcony/Patio, Outside Storage, Construction Type - Frame, Internet Access, Included Monitored Security, Fireplaces Available In All Units, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt One Bedroom 83 38.79% 761 63,147 $2,399 $3.15 One Bedroom/Loft 25 11.68% 858 21,440 $2,647 $3.09 Two Bedroom/One Bath 9 4.21% 893 8,037 $3,253 $3.64 Two Bedroom/Two Bath 58 27.10% 1,086 62,980 $3,438 $3.17 Two Bedroom/Loft/Two Bath 19 8.88% 1,248 23,709 $3,694 $2.96 Three Bedroom/Two Bath 20 9.35% 1,260 25,208 $4,047 $3.21 Total/Average 214 100% 956 204,521 $3,014 $3.15

Source: Yardi

You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK.

www.464Walnut.com 81

Page 3 of 5 Rent Comparables

6 Hudson West, The 173 Units Completed Date July, 2017 678 East Walnut Street Improvements Rating A Pasadena, CA 91101 Location Rating B (626) 795-5688 Occupancy 96.0% Amenities Controlled Access, Fitness Center, Business Center, Clubhouse, 2 Swimming Pools, 2 Spas, Rental Office - Stand Alone, Total Parking - 296 Spaces, Covered Parking Is Available For An Additional $0 Per Month, Parking Type - Above Ground and Subterranean, Private Balcony/Patio, Construction Type - Frame, Internet Access, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 18 10.40% 551 9,912 $2,147 $3.90 One Bedroom 33 19.08% 778 25,660 $3,051 $3.92 One Bedroom 50 28.90% 659 32,939 $2,703 $4.10 One Bedroom/Townhouse/Loft/One Bath 2 1.16% 1,054 2,108 $3,273 $3.11 One Bedroom/Townhouse/Loft/Two Bath 1 0.58% 1,190 1,190 $4,084 $3.43 Two Bedroom/Two Bath 25 14.45% 988 24,694 $3,544 $3.59 Two Bedroom/Two Bath 41 23.70% 1,101 45,134 $3,761 $3.42 Two Bedroom/Townhouse/Loft/Two Bath 3 1.73% 1,315 3,945 $4,469 $3.40 Total/Average 173 100% 842 145,582 $3,129 $3.72

7 Terraces at Paseo Colorado

391 Units Completed Date January, 2002 375 East Green Street Improvements Rating B+ Pasadena, CA 91101 Location Rating A- (626) 744-3374 Occupancy 94.9% Amenities Controlled Access, Eight Laundry Facilities, Fitness Center, Clubhouse, 1 Swimming Pool, Rental Office - Stand Alone, Total Parking - 420 Spaces, Parking Type - Subterranean, Private Balcony/Patio, Outside Storage, Construction Type - Frame, Internet Access, Normal Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 30 7.67% 604 18,124 $2,327 $3.85 Loft/Studio 49 12.53% 572 28,038 $2,045 $3.57 One Bedroom 219 56.01% 812 177,935 $2,851 $3.51 Two Bedroom/Two Bath 93 23.79% 1,082 100,666 $3,196 $2.95 Total/Average 391 100% 831 324,763 $2,792 $3.36 Source: Yardi You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. www.464Walnut.com Page 4 of 5 82 Rent Comparables

8 Trio

304 Units Completed Date November, 2006 44 North Madison Avenue Improvements Rating A Pasadena, CA 91101 Location Rating B+ (626) 395-0100 Occupancy 96.1% Amenities Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone, Total Parking - 500 Spaces, Covered Parking Available, Parking Type - Above Ground and Subterranean, Private Balcony/Patio, Outside Storage, Construction Type - Frame, Internet Access, Optional Monitored Security, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 46 15.13% 675 31,058 $2,132 $3.14 One Bedroom 133 43.75% 753 100,167 $2,343 $3.11 One Bedroom/Loft 9 2.96% 966 8,691 $2,802 $2.90 Two Bedroom/Two Bath 115 37.83% 1,116 128,352 $3,069 $2.75 Two Bedroom/Loft/Two Bath 1 0.33% 1,273 1,273 $3,754 $2.95 Total/Average 304 100% 887 269,541 $2,601 $2.93

9 Westgate

480 Units Completed Date March, 2011 231 South De Lacey Avenue Improvements Rating A- Pasadena, CA 91105 Location Rating A- (626) 584-6080 Occupancy 97.3% Amenities Controlled Access, Fitness Center, Business Center, Clubhouse, 1 Swimming Pool, 1 Spa, Rental Office - Stand Alone, Total Parking - 880 Spaces, Covered Parking Available, Parking Type - Subterranean, Private Balcony/Patio, Outside Storage, Construction Type - Frame, Internet Access, Above Standard Ceiling Height, Microwave Ovens

Unit Type Unit Size (SqFt) Actual Rent Unit Description Count % of Total Unit Total Total SqFt Studio 93 19.38% 635 59,077 $2,237 $3.52 One Bedroom 214 44.58% 776 166,107 $2,608 $3.36 Two Bedroom/Two Bath 173 36.04% 1,128 195,062 $3,133 $2.78 Total/Average 480 100% 876 420,246 $2,725 $3.11 Source: Yardi

Source: Occupancy data derived from USPS records You are solely responsible for independently verifying the information in this Memorandum. ANY RELIANCE ON IT IS SOLELY AT YOUR OWN RISK. www.464Walnut.com 83

Page 5 of 5 AFFILIATED BUSINESS DISCLOSURE DISCLAIMER CBRE, Inc. operates within a global family of companies with many This Memorandum contains select information pertaining to the subsidiaries and related entities (each an “Affiliate”) engaging in a Property and the Owner, and does not purport to be all-inclusive broad range of commercial real estate businesses including, but not or contain all or part of the information which prospective limited to, brokerage services, property and facilities management, investors may require to evaluate a purchase of the Property. The valuation, investment fund management and development. At times information contained in this Memorandum has been obtained different Affiliates, including CBRE Global Investors, Inc. or Trammell from sources believed to be reliable, but has not been verified Crow Company, may have or represent clients who have competing for accuracy, completeness, or fitness for any particular purpose. interests in the same transaction. For example, Affiliates or their All information is presented “as is” without representation clients may have or express an interest in the property described or warranty of any kind. Such information includes estimates in this Memorandum (the “Property”), and may be the successful based on forward-looking assumptions relating to the general bidder for the Property. Your receipt of this Memorandum constitutes economy, market conditions, competition and other factors which your acknowledgement of that possibility and your agreement that are subject to uncertainty and may not represent the current or neither CBRE, Inc. nor any Affiliate has an obligation to disclose to future performance of the Property. All references to acreages, you such Affiliates’ interest or involvement in the sale or purchase of square footages, and other measurements are approximations. the Property. In all instances, however, CBRE, Inc. and its Affiliates This Memorandum describes certain documents, including leases will act in the best interest of their respective client(s), at arms’ and other materials, in summary form. These summaries may not length, not in concert, or in a manner detrimental to any third party. be complete nor accurate descriptions of the full agreements CBRE, Inc. and its Affiliates will conduct their respective businesses referenced. Additional information and an opportunity to inspect in a manner consistent with the law and all fiduciary duties owed to the Property may be made available to qualified prospective their respective client(s). purchasers. You are advised to independently verify the accuracy and completeness of all summaries and information contained herein, to consult with independent legal and financial advisors, CONFIDENTIALITY AGREEMENT and carefully investigate the economics of this transaction and Your receipt of this Memorandum constitutes your acknowledgement Property’s suitability for your needs. ANY RELIANCE ON THE that (i) it is a confidential Memorandum solely for your limited use CONTENT OF THIS MEMORANDUM IS SOLELY AT YOUR OWN and benefit in determining whether you desire to express further RISK. interest in the acquisition of the Property, (ii) you will hold it in the strictest confidence, (iii) you will not disclose it or its contents to any The Owner expressly reserves the right, at its sole discretion, third party without the prior written authorization of the owner of the to reject any or all expressions of interest or offers to purchase Property (“Owner”) or CBRE, Inc., and (iv) you will not use any part of the Property, and/or to terminate discussions at any time with or this Memorandum in any manner detrimental to the Owner or CBRE, without notice to you. All offers, counteroffers, and negotiations Inc. shall be non-binding and neither CBRE, Inc. nor the Owner shall have any legal commitment or obligation except as set forth in a If after reviewing this Memorandum, you have no further interest in fully executed, definitive purchase and sale agreement delivered purchasing the Property, kindly return it to CBRE, Inc. by the Owner.

www.464Walnut.com 84 464 E. Walnut St. Adaptive Re-Use Opportunity Pasadena, CA Unique Opportunity to Convert Church Into Variety of Uses: Up to 75% Seller Financing • ±75 Residential Units • Restaurant/Bar • Hospitality • Event Space www.464Walnut.com • Creative Office • Fitness

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THE WESTIN PASADENA 464 E Walnut St. Pasadena, CA

CONTACTS LOS ROBLES LAURIE LUSTIG-BOWER AVENUE Executive Vice President Lic. 00979360 [email protected] WALNUT STREET 310.550.2556

PRICE: $14,250,000 KAMRAN PAYDAR Vice President $158 PSF Lic. 01476551 OFFERS DUE: [email protected] 310.550.2529 Friday, September 18, 2020 by 5:00pm