Carson City Council
March 17, 2026

City of Carson, California Page C3
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2026 ALONDRA
BLVD

BROADWAY
AVE MAIN ST ALOBL10 ALOBL020E 100 62 A AC Thin ARHM Overlay W/Leveling & BR
2026 ALVO AVE DIMONDALE
DR EDOM ST ALVAV20 ALVAV010 100 60 R AC Thin ARHM Overlay W/Leveling & BR
2026 AMBLER AVE E 182nd St E 184th St AMBAV50 AMBAV020 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL CARSON PL
DRR

DEL AMO
BLVD AVABL10 AVABL050 100 67 A AC Thin ARHM Overlay
W/Leveling & BR
2026 AVALON BL UNIVERSITY DR 189TH ST AVABL110N AVABL020 100 66 A AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL LOYOLA AVE 186TH ST AVABL110N AVABL040 100 61 A AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL LOYOLA AVE 189TH ST AVABL120S AVABL050 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL ELSMERE DR 192ND ST AVABL130N AVABL030 100 64 A AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL 192ND ST UNIVERSITY
DR AVABL130N AVABL040 100 67 A AC Thin ARHM Overlay
W/Leveling & BR
2026 AVALON BL 192ND ST ELSMERE DR AVABL140S AVABL020 100 64 A AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL CARSON ST DESFORD ST AVABL30N AVABL030 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2026 AVALON BL DESFORD ST CARSON ST AVABL40S AVABL030 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2026 BITTERLAKE ST PRONDALL CT BAUCHARD CT BITST10 BITST035 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 BITTERLAKE ST WELLFLEET AVE SCUDDER CT BITST10 BITST075 100 60 R AC Thin ARHM Overlay W/Leveling & BR
2026 BOLSA ST 216TH ST 215TH ST BOLST20 BOLST010 100 63 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C4
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2026 CARSON ST FIGUEROA BL MONETA AV CARST30E CARST020 100 66 A AC Thin ARHM Overlay W/Leveling & BR
2026 CARSON ST MONETA AV MAIN ST CARST30E CARST030 100 65 A AC Thin ARHM Overlay W/Leveling & BR
2026 CARSON ST MAIN ST DOLORES ST CARST30E CARST041 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2026 CARSON ST GRACE AV AVALON BL CARST30E CARST080 100 66 A AC Thin ARHM Overlay W/Leveling & BR
2026 CARSON ST GRACE AVE RAVENNA AVE CARST40W CARST050 100 66 A AC Thin ARHM Overlay W/Leveling & BR
2026 CENTRAL AVE RADBARD ST VICTORIA ST CENAV20S CENAV040 100 62 A AC Thin ARHM Overlay W/Leveling & BR
2026 CENTRAL AVE DEL AMO BL DIMONDALE
DR CENAV50N CENAV010 100 62 A AC Thin ARHM Overlay
W/Leveling & BR
2026 CENTRAL AVE UNIVERSITY DR ELSMERE DR CENAV60S CENAV010 100 65 A AC Thin ARHM Overlay W/Leveling & BR
2026 CLOVERBROOK
ST NEPTUNE AVE RAVENNA AVE CLOST20 CLOST010 100 60 R AC Thin ARHM Overlay W/Leveling & BR
2026 COLTMAN AVE 189TH ST LIFFORD ST COLAV10 COLAV010 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2026 COLTMAN AVE LIFFORD ST ROBLIN ST COLAV10 COLAV020 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2026 COLTMAN AVE ROBLIN ST VICTORIA ST COLAV10 COLAV031 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 DEL AMO BL AVALON BLVD LEAPWOOD
AVE DELBL10E DELBL070 100 67 A AC/AC Thin ARHM Overlay
W/Leveling & BR
2026 DEL AMO BL WILMINGTON
AVE REEVES AVE DELBL50 DELBL040 100 61 A AC Thin ARHM Overlay W/Leveling & BR
2026 DOUBLE ST GRACE AV END (E) DOUST10 DOUST020 100 62 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C5
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2026 FERNROCK ST PRICETOWN
AVE

MIDTOWN
AVE FERST20 FERST010 100 67 R AC Thin ARHM Overlay
W/Leveling & BR
2026 FERNROCK ST MIDTOWN AVE TAJAUTA AVE FERST20 FERST020 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 FIGUEROA ST CARSON ST 220TH ST FIGST20S FIGST101 100 65 A AC Thin ARHM Overlay W/Leveling & BR
2026 FOLEY AVE 219TH ST END (N) FOLAV20 FOLAV010 100 62 R AC Thin ARHM Overlay W/Leveling & BR
2026 FREEDEN ST CAIRO AVE END (E) FREST10 FREST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2026 FRIES AVE ISLAND AVE 224TH ST FRIAV60 FRIAV010 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 GARDENA AVE FIGUEROA BL BROADWAY
AVE GARAV30E GARAV010 100 65 MiA AC/AC Thin ARHM Overlay W/Leveling & BR
2026 GLADWICK ST MIDTOWN AVE TAJAUTA AVE GLAST20 GLAST020 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2026 GRACE AV 221ST ST 220TH ST GRAAV10 GRAAV100 100 61 C AC Thin ARHM Overlay W/Leveling & BR
2026 GRAMBLING
PL HOWARD AVE END (N) GRAPL10 GRAPL010 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 GULF AVE JAY ST 220TH ST GULAV20 GULAV011 100 62 R AC Thin ARHM Overlay W/Leveling & BR
2026 HANSOM AVE END (S) 220TH ST HANAV HANAV010 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 HILFORD AVE CYRENE DR ABBOTTSON
ST HILAV10 HILAV010 100 67 R AC Thin ARHM Overlay
W/Leveling & BR
2026 INTERMODAL
WY SEPULVEDA BL END (N) INTWY10 INTWY010 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 ISLAND AVE LOMITA BL 248TH ST ISLAV40 ISLAV01 100 61 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C6
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2026 ISLAND AVE END (S) REALTY ST ISLAV50 ISLAV010 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 JACKSON ST ALAMED ST HARBOR VI AV JACST10 JACST010 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 JACKSON ST PROSPECT AV SANTA FE AV JACST10 JACST030 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 JAVELIN ST BOLSA ST END (E) JAVST10 JAVST020 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 LINCOLN ST BANNING ST BONITA ST LINST30 LINST020 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 MAIN ST 163RD ST ALONDRA BL MAIST70N MAIST010 100 62 A AC Thin ARHM Overlay W/Leveling & BR
2026 MAIN ST 168TH ST GARDENA AVE MAIST70N MAIST030 100 62 A AC Thin ARHM Overlay W/Leveling & BR
2026 MAIN ST ALBERTONI BL ON/OFF RAMP MAIST70N MAIST060 100 64 A AC Thin ARHM Overlay W/Leveling & BR
2026 MARINE AVE END (S) 248TH ST MARAV100 MARAV010 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2026 MARIBEL AVE END REALTY ST MARAV120 MARAV010 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 MARTINSHIRE

ST END (W) CAROLDALE
AVE MARST40 MARST010 100 61 R AC Thin ARHM Overlay
W/Leveling & BR
2026 NEWKIRK AVE 22OTH ST END (N) NEWAV10 NEWAV020 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2026 PALM CT DOLORES ST END (E) PALCT10 PALCT010 100 62 R AC Thin ARHM Overlay W/Leveling & BR
2026 PRICETOWN
AVE

DIMONDALE
DR FERNROCK ST PRIAV10 PRIAV010 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2026 RAVENNA AVE SWOPE ST 220TH ST RAVAV10 RAVAV010 100 63 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C7
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2026 REALTY ST SEAGROVE ST WILMINGTON
BL REAST30 REAST031 100 62 R AC Thin ARHM Overlay
W/Leveling & BR
2026 SANTA FE AVE DEL AMO BLVD 208TH ST SANAV20S SANAV010 100 67 A AC Thin ARHM Overlay W/Leveling & BR
2026 SEPULVEDA
BLVD BANNING BL BONITA ST SEPBL10E SEPBL110 100 60 A AC Thin ARHM Overlay W/Leveling & BR
2026 SUSAN DR PERRY ST S. PERALTA SUSDR10 SUSDR011 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2026 TOWNE AVE 192ND ST 189TH ST TOWAV10 TOWAV010 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 TURMONT ST PRICETOWN
AVE CENTRAL AVE TURST20 TURST140 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2026 VERA ST 214TH ST 213TH ST VERST10 VERST060 100 64 R AC Thin ARHM Overlay W/Leveling & BR
2026 VICTORIA ST FIGUEROA BL BROADWAY
AVE VICST10E VICST010 100 69 A AC/AC Thin ARHM Overlay
W/Leveling & BR
2026 WASHINGTON
ST PROSPECT AV SANTA FE AV WASST10 WASST030 100 61 R AC Thin ARHM Overlay W/Leveling & BR
2026 WEISER AVE ACARUS ST END(N) WEIAV10 WEIAV030 100 60 R AC Thin ARHM Overlay W/Leveling & BR
2026 213TH ST THOMAS DR PERRY ST 213ST10 213ST051 100 68 C AC Thin ARHM Overlay 2026 219TH ST EDGAR ST END (E) 219ST70 219ST020 100 66 R AC Thin ARHM Overlay 2026 221TH ST EMBASSY AVE EVONDA AVE 221ST10 221ST030 100 60 R AC Thin ARHM Overlay 2026 221TH ST EVONDA AVE TANYA AVE 221ST10 221ST080 100 61 R AC Thin ARHM Overlay 2026 229TH ST MEHDEN AVE BOLSA AVE 229PL40 229PL040 100 67 R AC Thin ARHM Overlay 2026 ACARUS AVE 218TH ST CLOVERBROOK
ST ACAAV10 ACAAV040 100 61 C AC Thin ARHM Overlay
2026 AVALON BL 186TH ST LOYOLA AVE AVABL120S AVABL040 100 67 A AC Thin ARHM Overlay 2026 CLARION DR OAKFORT END CLARI10 CLARI010 100 60 R AC Thin ARHM Overlay 2026 FRIES AVE 221ST ST END FRIAV50 FRIAV010 100 63 R AC Thin ARHM Overlay 2026 MEHDEN AVE 229TH PL END (N) MEHAV20 MEHAV010 100 65 R AC Thin ARHM Overlay

City of Carson, California Page C8
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2026 PACIFIC ST EAST ST BANNING L PACST20 PACST010 100 67 R AC Thin ARHM Overlay 2026 RENTON ST BECK ST LUCERNE ST RENST30 RENST020 100 60 R AC Thin ARHM Overlay 2026 220TH ST RASHDALL AV MAIN ST 220ST30 220ST030 100 49 C PCC Slab ReplACement (25%)
2027 211TH ST NEPTUNE AVE END (E) 211ST30 211ST010 100 43 R AC Thick ARHM Overlay W/Leveling & BR
2027 213TH ST MAIN ST 400' 213TH90 213TH090 100 42 R AC Thick ARHM Overlay W/Leveling & BR
2027 213TH ST 400' end 213TH90 213TH100 100 43 R AC Thick ARHM Overlay W/Leveling & BR
2027 215TH PL END (W) PERRY ST 215PL20 215PL011 100 40 R AC Thick ARHM Overlay W/Leveling & BR
2027 216TH Figueroa St End 216ST10 216ST060 100 42 R AC Thick ARHM Overlay W/Leveling & BR
2027 218TH PL END (E) MAIN ST 218PL30W 218PL010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 218TH ST END (W) BATTAAN AV 218ST10 218ST010 100 43 R AC Thick ARHM Overlay W/Leveling & BR
2027 218TH ST MAIN ST END 218ST80 218ST010 100 41 R AC Thick ARHM Overlay W/Leveling & BR
2027 229TH ST END (W) CAROLDALE
AVE 229ST40 229ST010 100 42 R AC Thick ARHM Overlay
W/Leveling & BR
2027 230TH ST END (W) CAROLDALE
AVE 230ST30 230ST010 100 42 R AC Thick ARHM Overlay
W/Leveling & BR
2027 236TH CT FRIGATE AVE END(E) 236CT10 236CT020 100 43 R AC Thick ARHM Overlay W/Leveling & BR
2027 247TH ST ISLAND AV END (E) 247ST10 247ST010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2027 ABRI ST LOSTINE AVE END (E) ABRST10 ABRST010 100 43 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C9
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 ACKMAR AVE 220TH ST END(E) ACKAV10 ACKAV010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2027 ADAMS ST ALAMED ST HARBOR VI AV ADAST10 ADAST010 100 42 R AC Thick ARHM Overlay W/Leveling & BR
2027 BADEAU AVE 220TH ST END(E) BADAV10 BADAV010 100 42 R AC Thick ARHM Overlay W/Leveling & BR
2027 BEDMAR ST BELSHAW AVE BELSHAW AVE BEDST10 BEDST010 100 43 R AC Thick ARHM Overlay W/Leveling & BR
2027 BRANDI CT E 220TH ST BRANDI CT BRNDI10 BRNDI020 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 CALLAHAN PL JAY ST END (N) CALPL10 CALPL010 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2027 CAROLDALE
AVE 214TH ST END (N) CARAV20 CARAV010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2027 CIVIC CENTER
DR CARSON ST DESFORD ST CIVDR10N CIVDR010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 CLARION DR FOXWELL AVE END (E) CLADR70 CLADR010 100 42 R AC Thick ARHM Overlay W/Leveling & BR
2027 CLIVEDEN AVE MILLMONT ST END (N) CLIAV20 CLIAV020 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2027 COLORADO
CIR E CARSON ST END COLOR10 COLOR100 100 41 R AC Thick ARHM Overlay W/Leveling & BR
2027 DIMONDALE

DR END (W) EDDINGTON
DR DIMDR10 DIMDR010 100 40 R AC Thick ARHM Overlay
W/Leveling & BR
2027 GALWAY AVE GLADWICK ST TURMONT ST GALAV10 GALAV020 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 GENEVIEVE ST SHEARER AV JAMISON AV GENST10 GENST010 100 43 R AC Thick ARHM Overlay W/Leveling & BR
2027 222ND ST E 222ND ST END JUDIT10 JUDIT010 100 46 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C10
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 KEEGAN ST SANDHILL ST END (E) KEEST10 KEEST030 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 LEAPWOOD
AVE DEL AMO BL DENWALL DR LEAAV10 LEAAV026 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 LINCOLN ST East St Banning Blvd LINST30 LINST050 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 MONROE ST ALAMED ST HARBOR VI AV MONST10 MONST010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2027 OAKFORT AVE 213TH ST END (N) OAKAV20 OAKAV011 100 44 R AC Thick ARHM Overlay W/Leveling & BR
2027 RASHDALL AVE END(S) 219TH ST RASAV30 RASAV010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 SILVAN PL TROYTON LN END(E) SILPL10 SILPL010 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2027 SPICER ST CLUFF ST EDGAR ST SPIST10 SPIST010 100 40 R AC Thick ARHM Overlay W/Leveling & BR
2027 TAJAUTA AVE FERNROCK ST HELMICK ST TAJAV10 TAJAV040 100 40 R AC Thick ARHM Overlay W/Leveling & BR
2027 TORRANCE
BLVD CARSON TOWN MAIN ST TORBL10 TORBL020 100 40 R AC Thick ARHM Overlay W/Leveling & BR
2027 TORRANCE
BLVD MAIN ST MARGARET AV TORBL10 TORBL031 100 44 R AC Thick ARHM Overlay W/Leveling & BR
2027 TOWNE CT END(S) CASSIDY ST TOWCT10 TOWCT010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2027 VAN BUREN PROSPECT AV SANTA FE AV VANST10 VANST030 100 40 R AC Thick ARHM Overlay W/Leveling & BR
2027 VERA ST 220TH ST 218TH ST VERST10 VERST011 100 40 R AC Thick ARHM Overlay W/Leveling & BR
2027 WELLFLEET
AVE END(S) BITTERLAKE ST WELAV10 WELAV010 100 41 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C11
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 211TH ST DOLORES ST MARBELLA AV 211ST20 211ST011 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 213TH ST WILLMINGTON
AVE END (E) 213ST10 213ST010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2027 213TH ST CHICO ST THOMAS DR 213ST10 213ST031 100 66 C AC Thin ARHM Overlay W/Leveling & BR
2027 213TH ST LOSTINE AVE MARTIN ST 213ST10 213ST101 100 68 C AC Thin ARHM Overlay W/Leveling & BR
2027 214TH ST RONAN AV DOLORES ST 214ST60 214ST010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 218TH PL FIGUEROA ST END 218PL40E 218PL100 100 66 R AC Thin ARHM Overlay W/Leveling & BR
2027 223RD ST ANCHOR AV AVALON BL 223ST10E 223ST081 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2027 228TH ST FRIGATE AVE MAIN ST 228ST10 228ST115 100 68 C AC Thin ARHM Overlay W/Leveling & BR
2027 232ND PL CAROLDALE
AVE

ARCHIBALD
AVE 232PL10 232PL010 100 67 R AC Thin ARHM Overlay
W/Leveling & BR
2027 233RD ST CAROLDALE
AVE

ARCHIBALD
AVE 233ST20 233ST010 100 66 R AC Thin ARHM Overlay
W/Leveling & BR
2027 233RD ST DOLORES ST CATSKILL AVE 233ST40 233ST030 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 ABILA ST END(W) MARTIN ST ABIST20 ABIST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 ACARUS AVE WEISER AVE 218TH ST ACAAV10 ACAAV030 100 64 C AC Thin ARHM Overlay W/Leveling & BR
2027 ADRIATIC AVE VAN BUREN ST END (N) ADRAV10 ADRAV010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 ALBERTONI BL FIGUEROA BL BROADWAY
AVE ALBBL10 ALBBL010 100 69 MiA AC/AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C12
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 ALONDA DR GALWAY DR TURMONT ST ALODR10 ALODR010 100 64 R AC Thin ARHM Overlay W/Leveling & BR
2027 AMBLER AVE E 182nd St E 184th St AMBAV50 AMBAV010 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2027 AVALON BL 184TH ST 186TH ST AVABL120S AVABL030 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2027 BITTERLAKE ST SCUDDER CT AMATHA AV BITST10 BITST091 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2027 CANEY AVE BRENNER DR UNIVERSITY
DR CANAV10 CANAV030 100 67 R AC Thin ARHM Overlay
W/Leveling & BR
2027 CARSON ST CANAL RECREATION
RD CARST20W CARST140 100 69 A AC Thin ARHM Overlay
W/Leveling & BR
2027 CARSON ST DOLORES ST RAVENNA AV CARST30E CARST060 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2027 CENTRAL AVE TURMONT ST ELSMERE DR CENAV50N CENAV040 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2027 CLAUDE ST MCKINLEY AV CITY LIMITS CLAST10 CLAST040 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 DIMONDALE
DR CENTRAL AVE RADLETTE AVE DIMDR20 DIMDR031 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 DOLORES ST PALM CR 220TH ST DOLST10 DOLST100 100 64 C AC Thin ARHM Overlay W/Leveling & BR
2027 DOLORES ST 227TH ST 223RD ST DOLST20 DOLST070 100 66 C AC Thin ARHM Overlay W/Leveling & BR
2027 DOMINGUEZ
ST MARGARET ST JAMISON AV DOMST40 DOMST050 100 64 R AC Thin ARHM Overlay W/Leveling & BR
2027 ELSMERE DR MIDTOWN AVE HILLFORS AVE ELSDR40 ELSDR031 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2027 EVONDA AVE 221ST ST 220TH PL EUOAV10 EUOAV010 100 66 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C13
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 EXA CT END(S) FRANKE ST EXACT10 EXACT010 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2027 FERNROCK ST BELSHAW AVE TILLMAN AVE FERST10 FERST011 100 64 R AC Thin ARHM Overlay W/Leveling & BR
2027 FIGUEROA ST 220TH ST 218TH ST FIGST10N FIGST021 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2027 GRIFFITH ST FIGUEROA BL BROADWAY
AVE GRIST10 GRIST010 100 65 R AC Thin ARHM Overlay
W/Leveling & BR
2027 HAIGLER DR END(N) BRENNER DR HAIDR10 HAIDR010 100 66 R AC Thin ARHM Overlay W/Leveling & BR
2027 KEEGAN ST WALNUT ST JANIS ST KEEST10 KEEST010 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2027 KEEGAN ST JANIS ST SANDHILL ST KEEST10 KEEST020 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 LAGOON AVE LOMITA BLVD 249TH ST LAGAV10 LAGAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2027 LINCOLN ST BONITA ST WILMINGTON LINST30 LINST030 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 LOYALA AVE MOREHOUSE
DR PEPERDIN DR LOYAV10 LOYAV020 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 MCKINLEY AV CLAUD ST ALONDRA BL MCKAV10 MCKAV011 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 METTLER AVE 184TH ST 182ND ST METAV30 METAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 MILMONT ST BANKERS AVE HUGGINS DR MILST10 MILST030 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2027 MONETA AVE 231ST ST END (E) MONAV50 MONAV010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 NEPTUNE AV 219TH ST CLOVEBRO ST NEPAV20 NEPAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C14
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 NICOLLE AV 219TH ST END (N) NICAV30 NICAV010 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2027 NICOLLE AV 231ST ST END(N) NICAV40 NICOLLE 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2027 PACIFIC ST BANNING ST BONITA ST PACST20 PACST020 100 63 R AC Thin ARHM Overlay W/Leveling & BR
2027 PEPERDINE DR UNIVERSITY DR LOYOLA AVE PEPDR10 PEPDR011 100 65 R AC Thin ARHM Overlay W/Leveling & BR
2027 PERALTA DR 216TH ST 215TH ST PERDR10 PERDR010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2027 RADLETT AVE CYRENE DR ABBOTTSON
ST RADAV30 RADAV011 100 67 R AC Thin ARHM Overlay
W/Leveling & BR
2027 ROBLIN ST CAIRO AVE END (E) ROBST20 ROBST010 100 67 R AC Thin ARHM Overlay W/Leveling & BR
2027 SEPULVEDA

BLVD BONITA ST
300' W/O

WILMINGTON
AVE
SEPBL10E SEPBL120 100 68 A AC Thin ARHM Overlay
W/Leveling & BR
2027 TAJAUTA AVE GLADWICK ST TURMONT ST TAJAV20 TAJAV010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2027 VERA ST 215TH PL 214TH ST VERST10 VERST050 100 64 R AC Thin ARHM Overlay W/Leveling & BR
2027 VICTORIA ST AVALON BL RAINSBURY
AVE VICST10E VICST070 100 67 A AC Thin ARHM Overlay
W/Leveling & BR
2027 WEISER AVE 216TH ST 215TH ST WEIAV10 WEIAV010 100 66 R AC Thin ARHM Overlay W/Leveling & BR
2027 186TH ST CAIRO AVE BILLINGS AVE 186ST10 186ST010 100 69 R AC Thin ARHM Overlay 2027 213TH ST PERRY ST WEISER AVE 213ST10 213ST070 100 70 C AC Thin ARHM Overlay 2027 232ND PL ARCHIBALD
AVE MONETA AVE 232PL10 232PL020 100 68 R AC Thin ARHM Overlay 2027 AVALON BL 186TH ST 184TH ST AVABL110N AVABL050 100 68 A AC Thin ARHM Overlay 2027 CAIRO AVE 189TH ST END (N) CAIAV10 CAIAV010 100 69 R AC Thin ARHM Overlay

City of Carson, California Page C15
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 CAIRO AVE END (S) 186TH ST CAIAV20 CAIAV010 100 68 R AC Thin ARHM Overlay 2027 ISLAND AVE 221ST ST END ISLAV10 ISLAV010 100 69 R AC Thin ARHM Overlay 2027 ORRICK AV END (S) CARSON ST ORRAV10 ORRAV030 100 68 R AC Thin ARHM Overlay 2027 PERRY ST 216TH ST E CARSON ST PERST20 PERST030 100 70 R AC Thin ARHM Overlay 2027 RAVENNA AVE CLOVERBRO ST CARSON ST RAVAV70 RAVAV020 100 70 R AC Thin ARHM Overlay 2027 SHEARER AVE DOMINGUEZ END(N) SHEAV30 SHEAV011 100 69 R AC Thin ARHM Overlay 2027 THOMAS DR WINGATE DR 213TH ST THODR10 THODR010 100 69 R AC Thin ARHM Overlay 2027 WATER ST 213TH ST BALARD ST WATST30 WATST010 100 69 R AC Thin ARHM Overlay 2027 231ST ST KINARD AVE MEHDEN AVE 231ST30 231ST051 93 87 R AC Surface Seal 2027 BROADWAY
AVE GARDENA AVE ALONDRA BL BROAV10N BROAV061 88 81 A AC Surface Seal 2027 CARSON ST BATAAN AVE HARBOR VI
AVE CARST10E CARST050 90 83 A AC Surface Seal
2027 CARSON ST PROSPECT AVE SANTA FE AVE CARST10E CARST080 88 80 A AC Surface Seal 2027 CARSON ST ARNOLD

CENTER RD

WILMINGTON
AVE CARST20W CARST080 95 89 A AC Surface Seal
2027 FIGUEROA ST 215TH ST 213TH ST FIGST10N FIGST061 85 77 A AC Surface Seal 2027 MAIN ST DOMINGUEZ ST TORRANCE ST MAIST10N MAIST050 89 81 A AC Surface Seal 2027 MAIN ST BROADWAY
AVE ON/OFF RAMP MAIST120S MAIST020 89 81 A AC Surface Seal 2027 MAIN ST DEL AMMO
AVE TORRANCE ST MAIST20S MAIST030 95 89 A AC Surface Seal 2027 MAIN ST ALONDRA BL 163RD ST MAIST80S MAIST010 91 84 A AC Surface Seal 2027 MAIN ST 192ND ST GRIFFITH ST MAIST90N MAIST010 92 85 A AC Surface Seal 2027 MAIN ST LIFFORD ST VICTORIA ST MAIST90N MAIST030 88 80 A AC Surface Seal 2027 WILMINGTON

AVE DEL AMO BLVD DOMINGUEZ
ST WILAV10S WILAV010 89 82 A AC Surface Seal
2027 220TH ST FIGUEROA BL MONETA AV 220ST30 220ST010 100 50 C PCC Slab ReplACement (25%)

City of Carson, California Page C16
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2027 220TH ST MONETA AVE RASHDALL AVE 220ST30 220ST020 100 50 C PCC Slab ReplACement (25%)
2028 212TH ST BOLSA ST END (E) 212ST20 212ST020 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2028 218TH ST MAIN ST END 219ST80 219ST080 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2028 222ND ST GRACE AV S.JUDITH PL 222ST50 222ST011 100 44 R AC Thick ARHM Overlay W/Leveling & BR
2028 223RD ST MAIN ST DOLORES ST 223ST10E 223ST040 100 42 A AC Thick ARHM Overlay W/Leveling & BR
2028 224TH PL KINARD MAIN ST 224PL20 224PL010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2028 226TH ST MARINE AVE AVALON BL 226ST20 226PL010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 227TH ST END (W) DOLORES ST 227ST10 227ST011 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2028 248TH ST MARINE AV CITY LIMITS 248ST10 248ST010 100 44 R AC Thick ARHM Overlay W/Leveling & BR
2028 ABRI ST PONTINE AVE END (E) ABRST20 ABRST010 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2028 ALAMEDA ST SAN DIEGO
FWY E 223RD ST ALAST20N ALAST150 100 48 A AC Thick ARHM Overlay W/Leveling & BR
2028 ALAMEDA ST 223RD ST SEPULVEDA BL ALAST50S ALAST010 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2028 ATMORE AVE 229TH ST 228TH ST ATMAV30 ATMAV010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2028 AVALON BL TURMONT ST DEL AMO BL AVABL140S AVABL040 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2028 BACH ST PONTINE AVE END (E) BACST30 BACST010 100 49 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C17
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2028 BAYPORT ST 231ST ST AVALON BL BAYST10 BAYST020 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2028 BRADRICK DR JAMISON AV BOLSA ST BRADR20 BRADR020 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2028 BRADENHALL
DR BILLINGS DR CENTERVI DR BRADR30 BRADR010 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2028 BROADWAY
AVE GRIFFITH ST VICTORIA ST BROAV30N BROAV021 100 42 A AC Thick ARHM Overlay W/Leveling & BR
2028 BROAD ST SEPULVEDA BL PACIFIC ST BROST10 BROST011 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2028 BROAD ST PACIFIC ST CITY LIMITS BROST10 BROST031 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 CAIRO AVE WALT ST METTLER AVE CAIAV30 CAIAV013 100 44 R AC Thick ARHM Overlay W/Leveling & BR
2028 CLARION DR MONETA AV NICOLLE AV CLADR60 CLADR020 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2028 DEL AMO BL CARSON PL DR AVALON BLVD DELBL10E DELBL060 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2028 EVONDA AVE CARSON ST 218TH ST EUOAV10 EUOAV030 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2028 FRANCISCO ST FIGUEROA BL MAIN ST FRAST20 FRAST010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2028 GULF AVE 228TH ST END (N) GULAV10 GULAV010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2028 HOWARD AVE MOREHOUSE
DR PEPPERDIN DR HOWAV10 HOWAV011 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 IDABEL ST FAIRHAVEN ST AVALON BL IDAST10 IDAST030 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 ISLAND AVE 245TH ST END (N) ISLAV40 ISLAV070 100 44 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C18
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2028 JACKSON ST HARBOR VI AV PROSPECT AV JACST10 JACST020 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2028 KINARD AVE 231ST ST END (N) KINAV20 KINAV010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 LOMITA BLVD NEPTUNE AV LAGOON AV LOMBL10 LOMBL030 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2028 MADISON ST ALAMED ST HARBOR VI AV MADST10 MADST010 100 44 R AC Thick ARHM Overlay W/Leveling & BR
2028 MARBELLA AV END (S) 211TH ST MARAV20 MARAV010 100 46 R AC Thick ARHM Overlay W/Leveling & BR
2028 MARBELLA AV SWOPE ST 222ND ST MARAV40 MARAV010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2028 MILMONT ST NESTOR AVE HAELAN AVE MILST20 MILST011 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2028 MONTANERO
AV SANDHILL ST END (E) MONAV80E MONAV010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 NEPTUNE AV JAVELIN ST 212TH ST NEPAV60 NEPAV011 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2028 PACIFIC ST BONITA ST WILMINGTON PACST20 PACST030 100 47 R AC Thick ARHM Overlay W/Leveling & BR
2028 PRICETOWN
AVE FERNROCK ST HELMICK ST PRIAV10 PRIAV020 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2028 SCOBEY AVE DENWALL AVE FERNROCK ST SCOAV10 SCOAV010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2028 TANYA AVE 221ST PL 221 ST ST TANAV10 TANVA010 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2028 TYLER ST BALTIC AV END (E) TYLST20 TYLST010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2028 UNIVERSITY
DR GRANDEE AVE NESTOR AVE UNIDR20W UNIDR020 100 42 MiA AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C19
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2028 WALL ST END(S) CASSIDY ST WALST60 WALST010 100 45 R AC Thick ARHM Overlay W/Leveling & BR
2028 181ST ST WALL ST METTLER AVE 181ST10 181ST010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 213TH ST SELWYN AVE CHICO ST 213ST10 213ST020 100 69 C AC Thin ARHM Overlay W/Leveling & BR
2028 221TH ST FRIES AVE AVALON BL 221ST30 221ST031 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2028 246TH PL ISLAND AV END (E) 246PL10 246PL010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 ALVO AVE EDOM ST FERNROCK ST ALVAV20 ALVAV020 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2028 ARCHIBALD AV END (S) 218TH ST ARCAV20 ARCAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 AVALON BL VICTORIA ST COLONY COVE
AV AVABL90N AVABL010 100 68 A AC Thin ARHM Overlay
W/Leveling & BR
2028 AVALON BL WALNUT ST 169TH ST AVABL90N AVABL050 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2028 BITTERLAKE ST BAUCHARD CT WELLFLEET AV BITST10 BITST051 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2028 BONHAM AVE 189TH ST 186TH ST BONAV30 BONAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2028 BONDS ST AVALON BL DOMINIGUEZ
ST BONST50 BONST020 100 70 R AC Thin ARHM Overlay
W/Leveling & BR
2028 CATSKILL AV CLARION DR 211TH ST CATAV20 CATAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 DEL AMO BL LEAPWOOD
AVE CAMPAIGN RD DELBL10E DELBL080 100 69 A AC/AC Thin ARHM Overlay W/Leveling & BR
2028 DIMONDALE
DR EARLIE AVE CAMBA AVE DIMDR30 DIMDR021 100 70 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C20
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2028 FIGUEROA ST MARTINSHI ST 228TH ST FIGST30N FIGST060 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2028 GRACE AV 224TH ST 223RD ST GRAAV20 GRAAV030 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 LYSANDER DR SAGEBANK ST END(N) LYSDR10 LYSDR010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2028 MAIN ST 163RD ST GARDENA AVE MAIST80S MAIST020 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2028 MARTIN ST CALIFON ST 213TH ST MARST10 MARST061 100 69 C AC Thin ARHM Overlay W/Leveling & BR
2028 MILMORE AVE END(S) 189TH ST MILAV40 MILAV010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2028 NAFFA AVE CARRIAGEDALE
DR END (N) NAFAV10 NAFFA AVE 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2028 PROSPECT AVE CARSON ST ADAMS ST PROAV10 PROAV011 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 VICTORIA ST BROADWAY
AVE MAIN ST VICST10E VICST020 100 69 A AC/AC Thin ARHM Overlay W/Leveling & BR
2028 WALNUT ST METTLER AV AVALON BL WALST30E WALST030 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 WESTWARD
AVE E220th St End WESTW10 WESTW010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2028 185TH ST BILLINGS AVE TOWNE AVE 185ST10 185ST020 100 69 R AC Thin ARHM Overlay 2028 219TH ST FOLEY AV EDGAR ST 219ST70 219ST010 100 68 R AC Thin ARHM Overlay 2028 221TH ST MC HELEN AVE EMBASSY AVE 221ST10 221ST060 100 70 R AC Thin ARHM Overlay 2028 BALARD ST PONTINE AVE WATER BALST11 BALST010 100 69 R AC Thin ARHM Overlay 2028 DEL AMO BL WILMINGTON
AVE REEVES AVE DELBL50 DELBL050 100 70 A AC Thin ARHM Overlay 2028 FIGUEROA ST LOMITA BLVD CITY END FIGST90 FIGST090 100 70 A AC Thin ARHM Overlay 2028 RECREATION
RD CARSON ST END RECREATION RECREA010 100 69 R AC Thin ARHM Overlay

City of Carson, California Page C21
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2028 ROSITA DR SUSAN DR END ROSIT10 ROSIT010 100 69 R AC Thin ARHM Overlay 2028 AVALON BL 182ND ST VICTORIA ST AVABL110N AVABL070 95 89 A AC Surface Seal 2028 AVALON BL CARSON MALL DOMINGUEZ
ST AVABL20 AVABL040 94 88 A AC Surface Seal
2028 BROADWAY
AVE ALONDRA BL GARDENA AVE BROAV20S BROAV010 84 76 A AC Surface Seal 2028 CARSON ST HARBOR VI AVE ALMEDA ST CARST20W CARST041 93 87 A AC Surface Seal 2028 CYRENE ST EARLIE AVE CAMBA AVE CYRST20 CYRST061 90 83 R AC Surface Seal 2028 FIGUEROA ST 228TH ST SHADWELL
AVE FIGST30N FIGST070 95 89 A AC Surface Seal
2028 FIGUEROA ST SHADWELL AVE 223RD ST FIGST30N FIGST081 91 84 A AC Surface Seal 2028 MAIN ST 213TH ST DOMINGUEZ
ST MAIST10N MAIST061 94 88 A AC Surface Seal
2028 MAIN ST ON/OFF RAMP BROADWAY
AVE MAIST110N MAIST010 90 82 A AC Surface Seal
2028 MAIN ST 215TH ST CARSON ST MAIST20S MAIST070 94 88 A AC Surface Seal 2028 SHERYL CR END (S) FIGUEROA BL SHECR10 SHECR010 93 87 R AC Surface Seal 2028 VICTORIA ST MAIN ST BROADWAY
AVE VICST20W VICST080 90 83 A AC Surface Seal
2028 VICTORIA ST BROADWAY
AVE FIGUEROA BL VICST20W VICST090 93 87 A AC Surface Seal 2028 WALNUT ST END (W) BILLINGS DR WALST30E WALST010 86 79 R AC Surface Seal 2028 WILMINGTON
AVE DOMINGUEZ ST 213TH ST WILAV10S WILAV020 89 81 A AC Surface Seal 2028 WILMINGTON
AVE 213TH ST CARSON ST WILAV10S WILAV030 93 87 A AC Surface Seal 2028 SEPULVEDA
BLVD
230' E/O
ALAMEDA ST ALAMEDA ST SEPBL20W SEPBL031 100 70 A PCC Slab ReplACement (25%)
2029 223RD ST CATSKILL AV ANCHOR AV 223ST10E 223ST061 100 41 A AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C22
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2029 236TH ST BANNING BL WILMINGTON
AVE 236ST10 236ST010 100 49 R AC Thick ARHM Overlay
W/Leveling & BR
2029 248TH ST ISLAND AV END (E) 248ST20 248ST010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2029 AVALON BL 169TH ST WALNUT ST AVABL100S AVABL040 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2029 AVALON BL 189TH ST LOYOLA AVE AVABL110N AVABL030 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2029 BACH ST 220TH ST END (E) BACST10 BACST010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2029 BONHAM AVE END(S) CASSIDY ST BONAV10 BONAV010 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2029 BROADACRES
AVE EDOM DR END BROAD60 BROAD060 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2029 BROADWAY
AVE 168TH ST SHERMAN AVE BROAV20S BROAV030 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2029 BROADWAY
AVE WALNUT ST ALBERTONI BL BROAV20S BROAV050 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2029 CARSON ST RECREATION
RD ON/OFF RAMP CARST20W CARST150 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2029 CATSKILL AV 214TH ST 213TH ST CATAV30 CATAV011 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2029 CENTRAL AVE HELMICK ST DIMONDALE
DR CENAV60S CENAV040 100 40 A AC Thick ARHM Overlay
W/Leveling & BR
2029 CLARION DR BOLSA ST END(E) CLADR80 CLADR010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2029 CYRENE ST RADLETT AVE TAJAUTA AVE CYRST20 CYRST011 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2029 FIGUEROA ST CARSON ST 215TH ST FIGST10N FIGST050 100 41 A AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C23
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2029 GRACE AV END(N) JAVELIN ST GRAAV10 GRAAV010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2029 MAPLE AV END ALONDRA BL MAPAV10 MAPAV010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2029 MILMONT ST CLIVENENT AVE GRANDEE AVE MILST20 MILST051 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2029 MOREHOUSE
DR HOWARD AVE LOYOLA AVE MORDR10 MORDR010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2029 SAN PEDRO ST AVALON BLVD END(E) SANST20 SANST010 100 41 MiA AC Thick ARHM Overlay W/Leveling & BR
2029 SEPULVEDA
BLVD BROAD AV BANNING BL SEPBL10E SEPBL100 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2029 SEPULVEDA
BLVD

RAILROAD
OVERCROSSING TESORO WY SEPBL20W SEPBL050 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2029 TROYTON LN END(S) 213TH ST TROLN10 TROLN011 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2029 WADLEY AVE TURMONT ST LEAPWOOD
AVE WADAV20 WADAV010 100 50 R AC Thick ARHM Overlay
W/Leveling & BR
2029 WATER ST 215TH ST 214TH ST WATST20 WATST020 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2029 ALBERTONI BL MAIN ST ON/OFF RAMP ALBBL10 ALBBL030 100 69 MiA AC/AC Thin ARHM Overlay W/Leveling & BR
2029 ANCHOR AVE 222ND ST 221ST ST ANCAV20 ANCAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 AVALON BL 182ND ST 184TH ST AVABL120S AVABL020 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2029 AVALON BL ELSMERE DR TURMONT ST AVABL140S AVABL030 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2029 BISHOP AVE VICTORIA ST CHARLES
WILLARD ST BISAV10 BISAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C24
ARA, February 2026

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Location
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Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2029 CARSON ST BONITA AV ON/OFF RAMP
(405) CARST30E CARST110 100 68 A AC Thin ARHM Overlay
W/Leveling & BR
2029 CHARLES

WILLARD ST HARMON AVE WILMINTON
AVE CHAST20 CHAST020 100 70 R AC Thin ARHM Overlay
W/Leveling & BR
2029 CLUFF ST SPICER ST JAY ST CLUST10 CLUST031 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 DEL AMO BL CENTRAL AVE TILLMAN AVE DELBL20W DELBL110 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2029 GLENN
CURTISS ST BISHOP AV HARMON AV GLEST10 GLEST030 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 GRACE AV 213TH ST DESFORD ST GRAAV10 GRAAV041 100 68 C AC Thin ARHM Overlay W/Leveling & BR
2029 GRANDEE AVE KRAMER DR MILLMONT ST GRAAV30 GRAAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 HASKINS LN ACOMA DR ALONDRA BL HASLN10 HASLN030 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 JAVELIN ST DOLORES ST MARBELLA AV JAVST10 JAVST031 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2029 JAY ST KINARD AV END (E) JAYST10 JAYST010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2029 KEMP AVE TURMONT ST END(E) KEMAV20 KEMAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2029 LEAPWOOD
AVE DOMINGUEZ ST DOVLEN PL LEAAV10 LEAAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 MAIN ST ON/OFF RAMP FRANCISCO
AVE MAIST20S MAIST010 100 69 A AC Thin ARHM Overlay
W/Leveling & BR
2029 MALOY AV NORDBY AV 163RD ST MALAV20S MALAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 MIDTOWN
AVE

DIMONDALE
DR FERNROCK ST MIDAV10 MIDAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C25
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2029 MIDTOWN
AVE HELMICK ST GLADWICK ST MIDAV20 MIDAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 MILPOINT AVE E220th St End MILAV10 MILAV020 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 MILMONT ST GRANDEE AVE KEMP AVE MILST20 MILST072 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 PENROD DR RAINSBURY
AVE END(E) PENDR10 PENDR010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 RADBARD ST AMANTHA AVE CENTRAL AVE RADST20 RADST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2029 213TH ST WEISER AVE VERA AVE 213ST10 213ST080 100 68 C AC Thin ARHM Overlay 2029 ISABELLE ST END(S) 222ND ST ISAST10 ISAST010 100 69 R AC Thin ARHM Overlay 2029 MOOREHAVEN
DR ROA DR END (E) MOODR10 MOODR020 100 69 R AC Thin ARHM Overlay 2029 PERALTA DR END(S) SUSAN PERDR20 PERDR010 100 68 R AC Thin ARHM Overlay 2029 PONTINE AVE 213TH ST END (N) PONAV20 PONAV011 100 69 R AC Thin ARHM Overlay 2029 RAVENNA AVE 219TH ST CLOVERBRO ST RAVAV70 RAVAV010 100 70 R AC Thin ARHM Overlay 2029 WEISER AVE 215TH ST 213TH ST WEIAV10 WEIAV020 100 70 R AC Thin ARHM Overlay 2029 222ND ST DOLORES ST MARBELLA AV 222ST70 222ST011 93 86 R AC Surface Seal 2029 AVALON BL CARSON PL DR CARSON MALL AVABL20 AVABL030 89 82 A AC Surface Seal 2029 BEACHEY PL CENTRAL AVE GLENN
CURTISS ST BEAPL10 BEAPL010 87 80 R AC Surface Seal
2029 CARSON ST ARNOLD
CENTER RD E CARSON ST CARST10E CARST020 94 88 A AC Surface Seal 2029 CARSON ST SANTA FE AVE HARBOR VI
AVE CARST20W CARST011 90 83 A AC Surface Seal
2029 CARSON ST WILMINGTON
AVE MARTIN ST CARST20W CARST090 87 80 A AC Surface Seal 2029 LINCOLN ST FRIES AV AVALON BL LINST20 LINST020 88 81 R AC Surface Seal 2029 MAIN ST GRIFFITH ST 192ND ST MAIST100S MAIST030 94 89 A AC Surface Seal 2029 MAIN ST CARSON ST 215TH ST MAIST10N MAIST111 95 89 A AC Surface Seal

City of Carson, California Page C26
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2029 MAIN ST FRANCISCO
AVE DEL AMO AVE MAIST20S MAIST020 95 89 A AC Surface Seal 2029 MAIN ST DOMINGUEZ ST 213TH ST MAIST20S MAIST050 95 89 A AC Surface Seal 2029 OAKFORT AVE 218TH ST END(N) OAKAV10 OAKAV010 92 85 R AC Surface Seal 2029 SANTA FE AVE CARSON ST 218TH PL SANAV20S SANAV140 95 89 A AC Surface Seal 2029 SEPULVEDA
BLVD MARBELLA AVE DOLORES ST SEPBL20W SEPBL150 94 88 A AC Surface Seal 2029 TURMONT ST FAIRMAN DR SCOBEY AVE TURST10 TURST111 95 89 C AC/AC Surface Seal 2029 TURMONT ST SCOBEY AVE ANNALEE AVE TURST10 TURST131 94 88 C AC/AC Surface Seal 2029 219TH ST WATER ST END (E) 219ST30 219ST010 100 22 R AC Reconstruct Structure (AC)
2030 184TH ST CAIRO AVE BILLINGS AVE 184ST10 184ST010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2030 218TH PL ALAMEDA AVE SALMON AVE 218PL10 218PL010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 221TH ST EVONDA AVE TANYA AVE 221ST10 221ST070 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 222ND ST EDGAR ST BECK ST 222ST10 222ST010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 223RD ST ANCHOR AV GRACE AV 223ST20W 223ST080 100 42 A AC Thick ARHM Overlay W/Leveling & BR
2030 223RD ST CATSKILL AV MAIN ST 223ST20W 223ST101 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2030 223RD ST MONETA AV FIGUEROA BL 223ST20W 223ST130 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2030 ACARUS AVE VERA AVE DABLON AVE ACAAV10 ACAAV010 100 42 C AC Thick ARHM Overlay W/Leveling & BR
2030 ALAMEDA ST EL PRESIDIO ST DEL AMO
BLVD ALAST20N ALAST140 100 42 A AC Thick ARHM Overlay
W/Leveling & BR
2030 ALVAR PL 215TH PL WINGATE DR ALVPL10 ALVPL010 100 49 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C27
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2030 AVALON BL 189TH ST UNIVERSITY
DR AVABL120S AVABL060 100 41 A AC Thick ARHM Overlay
W/Leveling & BR
2030 AVALON BL UNIVERSITY 192ND ST AVABL140S AVABL010 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2030 AVALON BL DEL AMO BLVD CARSON PL CT AVABL20 AVABL010 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2030 AVALON BL ON/OFF RAMP WALNUT ST AVABL90N AVABL040 100 42 A AC Thick ARHM Overlay W/Leveling & BR
2030 CALBAS ST END (W) BONITA ST CALST20 CALST010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 CANEY AVE TURMONT ST ELSMERE DR CANAV10 CANAV010 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2030 CENTRAL AVE VICTORIA ST RADBARD ST CENAV10N CENAV010 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2030 CENTRAL AVE ELSMERE DR UNIVERSITY
DR CENAV50N CENAV050 100 43 A AC Thick ARHM Overlay
W/Leveling & BR
2030 DEL AMO BL WILMINGTON
AVE REEVES AVE DELBL50 DELBL030 100 44 A AC Thick ARHM Overlay W/Leveling & BR
2030 DIMONDALE

DR ANNALEE AVE AMANTHA
AVE DIMDR20 DIMDR010 100 48 R AC Thick ARHM Overlay
W/Leveling & BR
2030 EAST ST DOLORES ST PACIFIC ST EASST10 EASST011 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 FOXWELL AV END (S) 211TH ST FOXAV10 FOXAV010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 GOMERO
CIRCLE DENWALL AVE END (W) GOMCR10 GOMCR010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2030 LOMITA BLVD FRIES AV CITY LIMIT LOMBL10 LOMBL060 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2030 MAIN ST 225TH ST 223RD ST MAIST30N MAIST100 100 41 A AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C28
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2030 MAIN ST GARDENA AVE 163RD ST MAIST70N MAIST020 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2030 RADBARD ST SANDLAKE AVE END(E) RADST10 RADST010 100 50 R AC Thick ARHM Overlay W/Leveling & BR
2030 TURMONT ST NESTOR AVE RADLETT AVE TURST20 TURST101 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 VAN BUREN SANTA FE AV CASPIAN AV VANST10 VANST041 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2030 VICTORIA ST CENTRAL AVE TAMCLIFF AVE VICST20W VICST010 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2030 WATER ST 215TH PL 215TH ST WATST20 WATST010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2030 WILMINGTON

AVE GLENN CURTIS UNIVERSITY
DR WILAV80S WILAV020 100 42 A AC Thick ARHM Overlay
W/Leveling & BR
2030 219TH ST MONETA AV RASHDALL AV 219ST50 219ST011 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2030 223RD ST MONETA AV MAIN ST 223ST10E 223ST030 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2030 231ST ST END (W) FIGUER (W)FR 231ST10 231ST010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2030 231ST ST END(W) CAROLDALE
AVE 231ST20 231ST010 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2030 246TH ST MARINE AV CITY LIMITS 246ST10 246ST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 BISHOP AVE CHARLES

WILLARD ST
GLENN
CURTISS ST BISAV10 BISAV020 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 CARSON ST ON/OFF RAMP BONITA ST CARST40W CARST010 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2030 DEL AMO BL LEAPWOOD
AVE AVALON BLVD DELBL20W DELBL140 100 69 A AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C29
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2030 DEL AMO BL FORDYCE AVE ALMEDA ST DELBL70 DELBL060 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2030 DOMINGUEZ

ST ALAMED (E) ST HARBOR VI
AVE DOMST10E DOMST060 100 69 C AC Thin ARHM Overlay
W/Leveling & BR
2030 HARMON AVE VICTORIA ST CHARLES
WILLARD ST HARAV30 HARAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 HARRISON ST ALAMED ST HARBOR VI AV HARST10 HARST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 ISLAND AVE 246TH PL 245TH ST ISLAV40 ISLAV060 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 METTLER AVE 189TH ST 186TH ST METAV20 METAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2030 MILPOINT AVE 220TH ST END(N) MILAV10 MILAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 TORRANCE
BLVD MARGARET ST END (E) TORBL10 TORBL055 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2030 215TH PL VERA AVE LOSTINE AVE 215PL10 215PL010 100 70 R AC Thin ARHM Overlay 2030 215TH PL WEISER AV END (E) 215PL30 215PL010 100 69 R AC Thin ARHM Overlay 2030 219TH PL SALMON AV MC HELEN AV 219PL10 219PL010 100 69 R AC Thin ARHM Overlay 2030 220TH ST RAVENNA AV GRACE ST 220ST30 220ST080 100 69 C AC Thin ARHM Overlay 2030 BILLINGS AVE 189TH ST 186TH ST BILAV10 BILAV020 100 70 R AC Thin ARHM Overlay 2030 BONITA ST 223RD ST RENTON AV BONST20 BONST011 100 68 C AC Thin ARHM Overlay 2030 CALIFON ST MARTIN ST MILLPOINT
AVE CALST10 CALST010 100 69 R AC Thin ARHM Overlay
2030 CLIVEDEN AVE EDOM ST END (N) CLIAV10 CLIAV010 100 68 R AC Thin ARHM Overlay 2030 DIMONDALE
DR HARLAN AVE END DIMDR30 DIMDR020 100 69 R AC Thin ARHM Overlay 2030 DOMINGUEZ
ST BRANT AVE END (E) DOMST10E DOMST040 100 70 C AC Thin ARHM Overlay 2030 HELMICK ST CENTRAL AVE PRICETOWN
AVE HELST30 HELST030 100 68 R AC Thin ARHM Overlay

City of Carson, California Page C30
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2030 224TH PL MARINE AVE END (E) 224PL30 224PL010 89 81 R AC Surface Seal 2030 232ND ST FIGUER (W) FR END(E) 232ST10 232ST20 87 79 R AC Surface Seal 2030 AVALON BL CARSON PL CT CARSON PL DR AVABL20 AVABL020 95 89 A AC Surface Seal 2030 BOLSA AV END (S) JAY ST BOLAV10 BOLAV020 93 86 R AC Surface Seal 2030 BONITA ST E DESFORD ST END BONI90 BONI090 88 80 R AC Surface Seal 2030 CARSON ST E CARSON ST ALAMEDA ST CARST10E CARST030 94 88 A AC Surface Seal 2030 CARSON ST EUONDA AVE PROSPECT AVE CARST10E CARST070 93 87 A AC Surface Seal 2030 CARSON ST MARTIN ST WILMINGTON
AVE CARST10E CARST151 93 87 A AC Surface Seal
2030 CARSON ST E CARSON ST ARNOLD
CENTER RD CARST20W CARST070 95 90 A AC Surface Seal
2030 DIMONDALE
DR AMANTHA AVE CENTRAL AVE DIMDR20 DIMDR020 93 86 R AC Surface Seal 2030 FIGUEROA ST 218TH ST CARSON ST FIGST10N FIGST041 94 88 A AC Surface Seal 2030 GARDENA AVE AVALON BL 391' W/O
CLAUDE GARAV30E GARAV041 94 88 MiA AC/AC Surface Seal
2030 JAY ST END (W) DOLORES ST JAYST30 JAYST010 93 86 R AC Surface Seal 2030 MAIN ST 213TH ST 215TH ST MAIST20S MAIST060 94 88 A AC Surface Seal 2030 PACIFIC ST FRIES AV AVALON BL PACST10 PACST020 89 82 R AC Surface Seal 2030 SEPULVEDA
BLVD DOLORES ST MARBELLA AV SEPBL10E SEPBL050 94 88 A AC/AC Surface Seal 2030 SEPULVEDA
BLVD MARBELLA AV PANAMA AV SEPBL10E SEPBL060 94 88 A AC/AC Surface Seal 2030 SEPULVEDA
BLVD PANAMA AV FRIES AV SEPBL10E SEPBL070 95 90 A AC/AC Surface Seal 2030 SEPULVEDA
BLVD AVALON BL PANAMA AVE SEPBL20W SEPBL121 93 87 A AC Surface Seal 2030 VICTORIA ST COLMAN AVE MAIN ST VICST20W VICST071 95 89 A AC Surface Seal 2031 211TH ST BOLSA ST END (E) 211ST10 211ST030 100 50 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C31
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2031 213TH ST MILPOINT AVE OAKFORT ACE 213ST10 213ST141 100 40 C AC Thick ARHM Overlay W/Leveling & BR
2031 223RD ST FIGUEROA BL MONETA AV 223ST10E 223ST020 100 44 A AC Thick ARHM Overlay W/Leveling & BR
2031 AMANTHA
AVE HELMICK ST GLADWICK ST AMAAV50 AMAAV010 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2031 AVALON BL VICTORIA ST 182ND ST AVABL120S AVABL010 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2031 AVALON BL 213TH ST ON/OFF RAMP
(405) AVABL30N AVABL010 100 43 A AC Thick ARHM Overlay
W/Leveling & BR
2031 BONDS ST EAST ST BANNING BL BONST40 BONST010 100 48 R AC Thick ARHM Overlay W/Leveling & BR
2031 BROADWAY
AVE GARDENA AVE 168TH ST BROAV20S BROAV020 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2031 BROADWAY
AVE SHERMAN AVE WALNUT ST BROAV20S BROAV040 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2031 BROADWAY
AVE VICTORIA ST GRIFFITH ST BROAV40S BROAV010 100 42 A AC Thick ARHM Overlay W/Leveling & BR
2031 CAIRO AVE 184TH ST VICTORIA (FR)
ST CAIAV30 CAIAV012 100 47 R AC Thick ARHM Overlay
W/Leveling & BR
2031 CARSON ST RAVENNA AV GRACE AV CARST30E CARST070 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2031 CATSKILL AV 214th ST DESFORD ST CATAV40 CATAV040 100 49 R AC Thick ARHM Overlay W/Leveling & BR
2031 FIGUEROA ST GRIFFITH ST ON/OFF RAMP FIGST80S FIGST021 100 43 A AC Thick ARHM Overlay W/Leveling & BR
2031 FIGUEROA ST GRIFFITH ST VICTORIA ST FIGST90N FIGST040 100 44 A AC Thick ARHM Overlay W/Leveling & BR
2031 GLADWICK ST TAJAUTA AVE HARLAN AVE GLAST20 GLAST030 100 48 R AC Thick ARHM Overlay W/Leveling & BR

City of Carson, California Page C32
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2031 MAIN ST WALNUT ST 168 ST MAIST70N MAIST040 100 42 A AC Thick ARHM Overlay W/Leveling & BR
2031 MAIN ST ON/OFF RAMP WALNUT ST MAIST70N MAIST050 100 40 A AC Thick ARHM Overlay W/Leveling & BR
2031 MAIN ST ON/OFF RAMP ALBERTONI BL MAIST80S MAIST060 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2031 MILMONT ST HARLAN AVE CLIVEDENT
AVE MILST20 MILST031 100 49 R AC Thick ARHM Overlay
W/Leveling & BR
2031 SANTA FE AVE 218TH PL WARNOCK WY SANAV20S SANAV150 100 41 A AC Thick ARHM Overlay W/Leveling & BR
2031 SEPULVEDA

BLVD CANAL W/S
230' E/O

ALAMEDA ST
W/S
SEPBL20W SEPBL030 100 41 A AC Thick ARHM Overlay
W/Leveling & BR
2031 WILMINGTON

AVE HELMICK ST VIA ARADO
AVE WILAV100S WILAV041 100 44 A AC Thick ARHM Overlay
W/Leveling & BR
2031 215TH PL ROSITA DR PERALTA DR 215PL40 215PL010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2031 230TH ST END (W) BOLSA AVE 230ST50 230ST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2031 BROADWAY
AVE MAIN ST GRIFFITH ST BROAV30N BROAV010 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2031 CARSON ST ORRICK AVE MAIN ST CARST40W CARST080 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2031 CHERITON DR CROCKER AVE COLLAMER DR CHEDR10 CHEDR011 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2031 FIGUEROA ST 223RD ST 220TH ST FIGST10N FIGST010 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2031 GARDENA AVE BROADWAY
AVE MAIN ST GARAV30E GARAV020 100 68 MiA AC Thin ARHM Overlay W/Leveling & BR
2031 HARWILL AV 163RD ST NORDBY AV HARAV20 HARAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C33
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2031 JAY ST CLUFF ST EDGAR ST JAYST40 JAYST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2031 WADLEY AVE DENWALL AVE GLADWICK ST WADAV10 WADAV011 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2031 WILMINGTON
AVE

VIA ARADO
AVE

DEL AMO
BLVD WILAV100S WILAV070 100 68 A AC Thin ARHM Overlay
W/Leveling & BR
2031 216TH ST PERALTA DR WEISER AVE 216ST10 216ST030 100 69 R AC Thin ARHM Overlay 2031 BILLINGS AVE END (S) 189TH ST BILAV10 BILAV010 100 70 R AC Thin ARHM Overlay 2031 CLARION DR PONTINE AVE END (E) CLADR20 CLADR010 100 70 R AC Thin ARHM Overlay 2031 CROCKER AVE 184TH ST 182ND ST CROAV20 CROAV010 100 69 R AC Thin ARHM Overlay 2031 MARBELLA AV END (S) SWOPE ST MARAV40 MARAV020 100 68 R AC Thin ARHM Overlay 2031 MILPOINT AVE CALIFON ST 213TH ST MILAV20 MILAV010 100 69 R AC Thin ARHM Overlay 2031 MILPOINT AVE 213TH ST END(N) MILAV30 MILAV010 100 69 R AC Thin ARHM Overlay 2031 ROBLIN ST COLTMAN AVE END (E) ROBST10 ROBST010 100 69 R AC Thin ARHM Overlay 2031 SULTAN
CIRCLE AMANTHA AVE END (E) SULCR10 SULCR010 100 70 R AC Thin ARHM Overlay 2031 SWOPE ST MARBELLA AVE GRACE AVE SWOST10 SWOST011 100 69 R AC Thin ARHM Overlay 2031 209TH ST END (W) LAMBERTON
AVE 209ST10 209ST011 100 15 R AC Reconstruct Structure
(AC)
2031 TURMONT ST ANNALEE AVE COSLIN AVE TURST10 TURST160 100 11 C AC/AC Reconstruct Structure (AC)
2032 WILMINGTON
AVE 220TH ST 223RD ST WILAV10S WILAV060 100 44 A AC Thick ARHM Overlay W/Leveling & BR
2032 220TH PL EVONDA AV CARL ERIC AV 220PL20 220PL010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2032 AMBLER AVE 189TH ST 186TH ST AMBAV30 AMBAV010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2032 CHICO ST 213TH ST DOMINGUEZ
ST CHIST10 CHISTN010 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2032 FIGUEROA ST ANELO AVE CANAL FIGST90N FIGST020 100 69 A AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C34
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2032 LINCOLN ST AVALON BL BROAD AV LINST20 LINST030 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2032 MARINE AVE 224TH ST 223RD ST MARAV70 MARAV070 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2032 MEHDEN AVE 231ST ST END (N) MEHAV30 MEHAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2032 MILMORE AVE 189TH ST LIFFORD ST MILAV40 MILAV020 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2032 MONETA AVE FIAT ST 220TH ST MONAV20 MONAV070 100 67 C AC Thin ARHM Overlay W/Leveling & BR
2032 NEPTUNE AV END (S) 213TH ST NEPAV60 NEPAV060 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2032 RASHDALL AVE 219TH ST END (N) RASAV20 RASAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2032 185TH ST END (W) BILLLINGS AVE 185ST10 185ST010 100 70 R AC Thin ARHM Overlay 2032 189TH ST BONHAM AVE TOWNE AVE 189ST20 189ST051 100 69 R AC Thin ARHM Overlay 2032 214TH ST WEISER AV END(E) 214ST20 214ST010 100 70 R AC Thin ARHM Overlay 2032 214TH ST WATER ST END (E) 214ST40 214ST010 100 70 R AC Thin ARHM Overlay 2032 219TH ST DOLORES ST NEPTUNE AV 219ST60 219ST021 100 69 R AC Thin ARHM Overlay 2032 234TH ST MEHDEN AVE MAIN ST 234ST10 234ST050 100 69 R AC Thin ARHM Overlay 2032 ACOMA DR END (W) HASKINS LN ACODR10 ACODR010 100 70 R AC Thin ARHM Overlay 2032 BILSON AVE MILMOR AVE COLTMAN AVE BILAV20 BILAV010 100 69 R AC Thin ARHM Overlay 2032 BONITA ST RENTON AVE 220TH ST BONST20 BONST041 100 68 C AC Thin ARHM Overlay 2032 BONDS ST FRIES AV AVALON BL BONST50 BONST010 100 70 R AC Thin ARHM Overlay 2032 CAROLDALE
AVE END (S) FIAT ST CARAV30 CARAV030 100 69 R AC Thin ARHM Overlay 2032 CATSKILL AV 236TH ST 233RD ST CATAV70 CATAV010 100 70 R AC Thin ARHM Overlay 2032 JAMISON AV BOLSA AV TORRANCE BL JAMAV10 JAMAV030 100 70 R AC Thin ARHM Overlay 2032 NORTHWOOD
AVE EDOM ST END (N) NORAV20 NORAV010 100 70 R AC Thin ARHM Overlay

City of Carson, California Page C35
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2032 PERRY ST CARSON ST 215TH PL PERST10 PERST010 100 69 R AC Thin ARHM Overlay 2032 PERRY ST 215TH PL 213TH ST PERST10 PERST021 100 70 R AC Thin ARHM Overlay 2032 REALTY ST ISLAND AV FRIES AV REAST20 REAST011 100 69 R AC Thin ARHM Overlay 2032 AMBLER AVE SHERMAN DR 169TH ST AMBAV20 AMBAV011 91 84 R AC Surface Seal 2032 ARCHIBALD AV 214TH ST END (N) ARCAV10 ARCAV010 92 86 R AC Surface Seal 2032 AVALON BL CARSON MALL CARSON PL DR AVABL10 AVABL040 92 86 A AC Surface Seal 2032 DEL AMO BL CENTRAL AVE TAJAUTA AVE DELBL10E DELBL110 93 87 A AC/AC Surface Seal 2032 DEL AMO BL TAJAUTA AVE ALVO AVE DELBL10E DELBL120 93 87 A AC/AC Surface Seal 2032 DEL AMO BL ALVO AVE TAJAUTA AVE DELBL20W DELBL090 93 87 A AC/AC Surface Seal 2032 DEL AMO BL FORDYCE AVE ALMEDA ST DELBL70 DELBL070 87 79 A AC Surface Seal 2032 MAIN ST VICTORIA ST LIFFORD ST MAIST100S MAIST010 92 85 A AC/AC Surface Seal 2032 MAIN ST LIFFORD ST GRIFFITH ST MAIST100S MAIST020 93 87 A AC/AC Surface Seal 2032 MAIN ST 215TH ST 213TH ST MAIST10N MAIST081 91 84 A AC Surface Seal 2032 MAIN ST 192ND ST BROADWAY
AVE MAIST120S MAIST010 91 84 A AC Surface Seal
2032 RADLETT AVE TURMONT ST END (N) RADAV40 RADAV010 92 86 R AC Surface Seal 2032 SEPULVEDA
BLVD RONAN AVE MAIN ST SEPBL20W SEPBL170 92 85 A AC Surface Seal 2032 TURMONT ST DUNBROOK
AVE GALWAY AVE TURST10 TURST021 91 84 C AC/AC Surface Seal 2032 TURMONT ST GALWAY AVE EDDINGTON
DR TURST10 TURST051 92 85 C AC/AC Surface Seal
2032 TURMONT ST EDDINGTON DR FAIRMAN DR TURST10 TURST081 92 85 C AC/AC Surface Seal 2032 168TH ST FIGUEROA BL BROADWAY
AVE 168ST10 168ST010 100 18 R AC Reconstruct Structure
(AC)
2032 168TH ST BROADWAY
AVE MAIN ST 168ST10 168ST020 100 18 R AC Reconstruct Structure (AC)
2032 208TH ST SANTA FE AV END (E) 208ST10 208ST010 100 2 R AC Reconstruct Structure (AC)

City of Carson, California Page C36
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2032 212TH ST NEPTUNE AV END (E) 212ST30 212ST010 100 3 R AC Reconstruct Structure (AC)
2032 215TH Vera St End 215ST10 215ST070 100 0 R AC Reconstruct Structure (AC)
2032 218TH ST MARTIN ST END (E) 218ST40 218ST030 100 3 R AC Reconstruct Structure (AC)
2032 218TH ST END(W) ACARUS ST 218ST60 218ST010 100 25 R AC Reconstruct Structure (AC)
2032 220TH ST Grace Ave Avalon Bl 220ST30 220ST110 100 16 R AC Reconstruct Structure (AC)
2032 220TH ST Grace Ave Avalon Bl 220ST30 220ST210 100 4 R AC Reconstruct Structure (AC)
2032 221TH ST MC HELEL AVE EVONDA AVE 221ST10 221ST021 100 13 R AC Reconstruct Structure (AC)
2032 222ND ST BECK ST LUCERNE ST 222ST10 222ST020 100 22 R AC Reconstruct Structure (AC)
2032 222ND ST BONITA ST END (E) 222ST20 222ST030 100 8 R AC Reconstruct Structure (AC)
2032 229TH PL DOLORES ST CATSKILL AVE 229PL10 229PL040 100 0 R AC Reconstruct Structure (AC)
2032 229TH PL END (W) MEHDEN AVE 229PL30 229PL011 100 17 R AC Reconstruct Structure (AC)
2032 230TH ST BANNING BL UTILITY WY 230ST10 230ST010 100 13 R AC Reconstruct Structure (AC)
2032 230TH ST UTILITY WY WILMINGTON
AVE 230ST10 230ST020 100 0 R AC Reconstruct Structure
(AC)
2032 231ST ST MAIN FRON ST 232ND ST 231ST40 231ST010 100 0 R AC Reconstruct Structure (AC)
2032 232ND ST MAIN FRON ST 231ST ST 232ST20 232ST010 100 0 R AC Reconstruct Structure (AC)

City of Carson, California Page C37
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2032 233RD ST BANNING BLVD WILMINGTON
AVE 233ST10 233ST010 100 0 R AC Reconstruct Structure
(AC)
2032 234TH PL MAIN ST 235TH ST 234PL20 234PL010 100 0 R AC Reconstruct Structure (AC)
2032 236TH CT END(W) FRIGATE AVE 236CT10 236CT010 100 24 R AC Reconstruct Structure (AC)
2032 238TH ST BANNING BL END (E) 238ST10 238ST010 100 0 R AC Reconstruct Structure (AC)
2032 TURMONT ST COSLIN AVE CENTRAL AVE TURST10 TURST171 100 14 C AC/AC Reconstruct Structure (AC)
2033 231ST ST ANCHOR AVE BAYPORT ST 231ST50 231ST030 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2033 233RD ST 234TH ST DOLORES ST 233ST40 233ST020 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2033 ALBERTONI BL AVALON BL OFF RAMP ALBBL10 ALBBL050 100 69 MiA AC Thin ARHM Overlay W/Leveling & BR
2033 ANCHOR AVE 231ST ST 229TH PL ANCAV30 ANCAV011 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2033 ATMORE AVE 231ST ST END (N) ATMAV20 ATMAV010 100 68 R AC Thin ARHM Overlay W/Leveling & BR
2033 CARSON ST AVALON BL GRACE AV CARST40W CARST040 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2033 CARSON ST RAVENNA AVE DOLORES ST CARST40W CARST060 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2033 CARSON ST MAIN ST MONETA AVE CARST40W CARST090 100 69 A AC Thin ARHM Overlay W/Leveling & BR
2033 CHARLES
WILLARD ST BISHOP AVE HARMON AVE CHAST20 CHAST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2033 DEL AMO BL ALVO AVE WILMINGTON DELBL10E DELBL130 100 69 A AC/AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C38
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2033 DEL AMO BL WILMINGTON ALVO AVE DELBL20W DELBL080 100 69 A AC/AC Thin ARHM Overlay W/Leveling & BR
2033 GLENN
CURTISS ST CENTRAL AV BEACHY PL GLEST10 GLEST010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2033 KINARD AVE 222ND ST JAY ST KINAV80 KINAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2033 MARTIN ST 213TH ST END (N) MARST10 MARST080 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2033 NORTHWOOD
AVE ABBOTTSON ST FERNROCK ST NORAV30 NORAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2033 VICTORIA ST MAIN ST COLTMAN AVE VICST10E VICST030 100 68 A AC/AC Thin ARHM Overlay W/Leveling & BR
2033 214TH ST VERA AV END(E) 214ST30 214ST010 100 69 R AC Thin ARHM Overlay 2033 219TH ST NEPTUNE AV GRACE AV 219ST60 219ST041 100 69 R AC Thin ARHM Overlay 2033 249TH ST ISLAND ST END (E) 249ST10 249ST010 100 68 R AC Thin ARHM Overlay 2033 ALVAR PL WINGATE DR 213TH ST ALVPL10 ALVPL020 100 69 R AC Thin ARHM Overlay 2033 BECK ST 222ND ST JAY ST BECST10 BECST011 100 69 R AC Thin ARHM Overlay 2033 CAROLDALE
AVE 230TH ST 228TH ST CARAV50 CARAV071 100 70 R AC Thin ARHM Overlay 2033 CARON CIRCLE DENWALL AVE END (N) CARCR10 CARCR010 100 69 R AC Thin ARHM Overlay 2033 CROCKER AVE 189TH ST 186TH ST CROAV10 CROAV010 100 68 R AC Thin ARHM Overlay 2033 DOMINGUEZ
ST SHEARER AV MARGARET ST DOMST40 DOMST040 100 69 R AC Thin ARHM Overlay 2033 EAST ST PACIFIC ST LINCOLN ST EASST10 EASST040 100 69 R AC Thin ARHM Overlay 2033 ELSMERE DR EDDINGTON DR FAIRMAN DE ELSDR10 ELSDR071 100 70 R AC Thin ARHM Overlay 2033 FERNROCK ST TAJAUTA AVE HARLAN AVE FERST20 FERST030 100 69 R AC Thin ARHM Overlay 2033 HARMON AVE CHARLES

WILLARD ST
GLENN
CURTISS ST HARAV30 HARAV020 100 70 R AC Thin ARHM Overlay 2033 HELMICK ST ANNALEE AVE AMANTHA
AVE HELST30 HELST010 100 70 R AC Thin ARHM Overlay
2033 HELMICK ST AMATHA AVE CENTRAL AVE HELST30 HELST020 100 68 R AC Thin ARHM Overlay

City of Carson, California Page C39
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2033 LEGEND AVE 215TH PL 213TH ST LEGAV20 LEGAV010 100 69 R AC Thin ARHM Overlay 2033 MERIMAC CT END(S) BITTERLAKE ST MERCT10 MERCT010 100 70 R AC Thin ARHM Overlay 2033 MILMORE AVE LIFFORD ST BILSON AVE MILAV40 MILAV030 100 70 R AC Thin ARHM Overlay 2033 PRICETOWN
AVE TURMONT ST KRAMER DR PRIAV20 PRIAV010 100 68 R AC Thin ARHM Overlay 2033 TURMONT ST RADLETT AVE PRICETOWN
AVE TURST20 TURST121 100 70 R AC Thin ARHM Overlay
2033 ALBERTONI BL ON/OFF RAMP AVALON BL ALBBL10 ALBBL040 85 77 MiA AC/AC Surface Seal 2033 CARSON ST ALAMEDA ST E CARSON ST CARST20W CARST060 91 84 A AC Surface Seal 2033 CARSON ST DOLORES ST ORRICK AVE CARST40W CARST070 91 84 A AC Surface Seal 2033 FOXWELL AV 213TH ST CLARION DR FOXAV20 FOXAV010 93 87 R AC Surface Seal 2033 GARDENA AVE MAIN ST AVALON BL GARAV30E GARAV030 90 82 MiA AC Surface Seal 2033 GLADWICK ST TILLMAN AVE ANNALEE AVE GLAST10 GLAST050 91 85 R AC Surface Seal 2033 MAIN ST DEL AMO BL FRANCISCO AV MAIST10N MAIST030 91 84 A AC Surface Seal 2033 ADAMS ST HARBOR VI AV PROSPECT AV ADAST10 ADAST020 100 10 R AC Reconstruct Structure (AC)
2033 ADAMS ST PROSPECT AV SANTA FE AV ADAST10 ADAST030 100 9 R AC Reconstruct Structure (AC)
2033 ANCHOR AVE 224TH ST 223RD ST ANCAV50 ANCAV020 100 0 R AC Reconstruct Structure (AC)
2033 ANELO AVE FIGUEROA BL END (N) ANEAV10 ANEAV010 100 10 R AC Reconstruct Structure (AC)
2033 ANNALEE AV DOMINGUEZ ST BURGROVE ST ANNAV10 ANNAV010 100 5 R AC Reconstruct Structure (AC)
2033 ARNOLD
CENTER RD 22OTH ST CARSON ST ARNRD10 ARNRD010 100 0 R AC Reconstruct Structure (AC)
2033 E Artesia Blvd Avalon Blvd S Central Ave ARTES10 ARTES010 100 0 R AC Reconstruct Structure (AC)
2033 E Artesia Blvd Avalon Blvd S Central Ave ARTES10 ARTES020 100 0 R AC Reconstruct Structure (AC)

City of Carson, California Page C40
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2033 BANNING
BLVD SEPULVEDA BL 238TH ST BANBL10 BANBL010 100 12 R AC Reconstruct Structure (AC)
2033 BANNING
BLVD 238TH ST 236TH ST BANBL10 BANBL020 100 0 R AC Reconstruct Structure (AC)
2033 BANKERS DR PRICETOWN
AVE RADLETT AVE BANDR10 BANDR010 100 11 R AC Reconstruct Structure (AC)
2033 BELSHAW AVE DOMINGUEZ ST BEDMAR ST BELAV10 BELAV010 100 0 R AC Reconstruct Structure (AC)
2033 BELSHAW AVE BEDMAR ST BEDMAR ST BELAV10 BELAV020 100 0 R AC Reconstruct Structure (AC)
2033 BONITA ST REALTY ST SEPULVEDA BL BONST30 BONST011 100 16 R AC Reconstruct Structure (AC)
2033 BRADRICK DR BOLSA ST END (E) BRADR20 BRADR010 100 20 R AC Reconstruct Structure (AC)
2034 219TH ST GRACE AV AVALON BL 219ST60 219ST061 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 228TH ST MAIN ST DOLORES ST 228ST10 228ST131 100 69 C AC Thin ARHM Overlay W/Leveling & BR
2034 230TH ST ARCHIBALD
AVE END (E) 230ST40 230ST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 232ND ST END (W) FIGUER (W) FR 232ST10 232ST10 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2034 ANDMARK
AVE KRAMER DR MILLMONT ST ANDAV10 ANDAV020 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 CARSON ST BONITA ST CIVIC CEN DR CARST40W CARST020 100 70 A AC Thin ARHM Overlay W/Leveling & BR
2034 CRAIGJON AVE TURMONT ST KAMM ST CRAAV10 CRAAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 DELFORD AV 231ST ST END(N) DELAV30 DELAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C41
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2034 DELORAS AV EAST ST SEAGROVE
AVE DELAV40 DELAV020 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2034 DEL AMO BL TILLMAN AVE LEAPWOOD
AVE DELBL20W DELBL121 100 70 A AC Thin ARHM Overlay
W/Leveling & BR
2034 DENWALL DR GALWAY AVE LEAPWOOD
AVE DENDR10 DENDR011 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2034 DIMONDALE

DR KEMP AVE WILMINGTON
AVE DIMDR40 DIMDR021 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2034 ELSMERE DR CENTRAL AVE MIDTOWN
AVE ELSDR40 ELSDR011 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2034 FRANKE ST LYSANDER DR END (E) FRAST10 FRAST011 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 GALWAY AVE TURMONT ST ALONDA DR GALAV10 GALAV030 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2034 HILFORD AVE ELSMERE DR END (N) HILAV30 HILAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 MARBELLA AV REALTY ST LINCOLN ST MARAV90 MARAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2034 REALTY ST AVALON BL BROAD AV REAST20 REAST040 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 RITNER ST END (E) NICOLLE AV RITST10 RITST010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2034 SEPULVEDA
BLVD FRIES AV AVALON BL SEPBL10E SEPBL080 100 70 A AC/AC Thin ARHM Overlay W/Leveling & BR
2034 TILLMAN AVE BRENNER DR END (N) TILAV50 TILAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2034 VICTORIA ST CANAL AVALON BL VICST10E VICST041 100 70 A AC/AC Thin ARHM Overlay W/Leveling & BR
2034 VICTORIA ST RAINSBURY
AVE AVALON BL VICST20W VICST030 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2034 213TH ST OAKFORT AVE WILMINGTON 213ST10 213ST160 100 69 C AC Thin ARHM Overlay

City of Carson, California Page C42
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2034 216TH ST PERRY ST PERALTA DR 216ST10 216ST01 100 69 R AC Thin ARHM Overlay 2034 216TH ST WEISER AVE END(E) 216ST10 216ST040 100 69 R AC Thin ARHM Overlay 2034 219TH ST RASHDALL AV END (E) 219ST50 219ST031 100 68 R AC Thin ARHM Overlay 2034 ALBREDA ST MARTIN ST END (E) ALBST10 ALBST010 100 69 R AC Thin ARHM Overlay 2034 CAROLDALE
AVE MARTINSHI ST 230TH ST CARAV50 CARAV051 100 69 R AC Thin ARHM Overlay 2034 EMBASSY AVE 221ST ST 219TH ST EMBAV10 EMBAV011 100 70 R AC Thin ARHM Overlay 2034 ROSITA DR 216TH ST 215TH PL ROSDR10 ROSDR010 100 69 R AC Thin ARHM Overlay 2034 SELWYN AVE DESFORD ST 213TH ST SELAV10 SELAV011 100 69 R AC Thin ARHM Overlay 2034 TYLER ST HARBOR VI AV PROSPECT AV TYLST10 TYLST020 100 69 R AC Thin ARHM Overlay 2034 WATER ST 214TH ST 213TH ST WATST20 WATST030 100 70 R AC Thin ARHM Overlay 2034 BROADWAY
AVE GARDENA AVE ALONDRA BL BROAV10N BROAV061 86 78 A AC Surface Seal 2034 CAMPAIGN RD BRENNER DR UNIVERSITY
DR CAMRD30 CAMRD030 92 85 R AC Surface Seal
2034 CARSON ST BATAAN AVE HARBOR VI
AVE CARST10E CARST050 88 80 A AC Surface Seal
2034 CARSON ST PROSPECT AVE SANTA FE AVE CARST10E CARST080 86 78 A AC Surface Seal 2034 CARSON ST ARNOLD

CENTER RD

WILMINGTON
AVE CARST20W CARST080 93 87 A AC Surface Seal
2034 FIAT ST NICOLLE AV RASHDALL AV FIAST20 FIAST010 92 86 R AC Surface Seal 2034 FIGUEROA ST 215TH ST 213TH ST FIGST10N FIGST061 84 76 A AC Surface Seal 2034 MAIN ST DOMINGUEZ ST TORRANCE ST MAIST10N MAIST050 88 80 A AC Surface Seal 2034 MAIN ST BROADWAY
AVE ON/OFF RAMP MAIST120S MAIST020 87 80 A AC Surface Seal 2034 MAIN ST DEL AMMO
AVE TORRANCE ST MAIST20S MAIST030 93 87 A AC Surface Seal 2034 MAIN ST ALONDRA BL 163RD ST MAIST80S MAIST010 89 81 A AC Surface Seal 2034 MAIN ST 192ND ST GRIFFITH ST MAIST90N MAIST010 90 83 A AC Surface Seal 2034 MAIN ST LIFFORD ST VICTORIA ST MAIST90N MAIST030 87 79 A AC Surface Seal

City of Carson, California Page C43
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2034 BELSHAW AVE BEDMAR ST END (N) BELAV10 BELAV031 100 0 R AC Reconstruct Structure (AC)
2034 BONDS ST BANNING BL END (E) BONST40 BONST020 100 20 R AC Reconstruct Structure (AC)
2034 BRANT AVE DOMINGUEZ ST 209TH ST BRAAV10 BRAAV010 100 0 R AC Reconstruct Structure (AC)
2034 BRANDI CT BRANDI CT END BRNDI10 BRNDI010 100 17 R AC Reconstruct Structure (AC)
2034 BRANDI CT BRANDI CT END BRNDI10 BRNDI030 100 4 R AC Reconstruct Structure (AC)
2034 BURGROVE ST BELSHAW AVE TILLMAN AVE BURST10 BURST010 100 0 R AC Reconstruct Structure (AC)
2034 BURGROVE ST TILLMAN AVE ANNALEE AVE BURST10 BURST020 100 0 R AC Reconstruct Structure (AC)
2034 CAIRO AVE Start WALT ST CAIAV30 CAIAV014 100 4 R AC Reconstruct Structure (AC)
2034 CARSON
PLAZA CT AVALON BL CARSON PL DR CARCT10 CARCT010 100 9 R AC Reconstruct Structure (AC)
2034 CARSON
PLAZA DR DEL AMO BLVD CARSON PL CT CARDR20 CARDR010 100 0 R AC Reconstruct Structure (AC)
2034 CARSON
PLAZA DR CARSON PL CT END CARDR20 CARDR020 100 4 R AC Reconstruct Structure (AC)
2034

CARSON ST

FRONTAGE
SOUTH
CARSON ST END (E) CARFRNS CARFRNS010 100 14 R AC Reconstruct Structure (AC)
2034 CATSKILL AV 228TH ST 223RD ST CATAV70 CATAV081 100 0 R AC Reconstruct Structure (AC)
2034 CHERIE PL END (W) SANDHILL ST CHEPL10 CHEPL010 100 6 R AC Reconstruct Structure (AC)
2034 CIVIC CENTER
DR CARSON ST END CIVIC10 CIVIC100 100 0 R AC Reconstruct Structure (AC)

City of Carson, California Page C44
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2034 CLARION DR END (W) NEPTUNE AV CLADR40 CLADR010 100 8 R AC Reconstruct Structure (AC)
2034 CLARION DR NEPTUNE AV END (E) CLADR40 CLADR020 100 10 R AC Reconstruct Structure (AC)
2034 CLARION DR END (W) MONETA AV CLADR60 CLADR010 100 0 R AC Reconstruct Structure (AC)
2034 CLARION DR NICOLLE AV MAIN ST CLADR60 CLADR031 100 17 R AC Reconstruct Structure (AC)
2034 CYRENE ST WADLEY AVE END (E) CYRST10 CYRST010 100 10 R AC Reconstruct Structure (AC)
2034 DELFORD AV 228TH ST END (N) DELAV10 DELAV010 100 4 R AC Reconstruct Structure (AC)
2034 DELFORD AV CARRIAGEDALE
DR END(N) DELAV20 DELAV010 100 9 R AC Reconstruct Structure (AC)
2034 DESFORD ST CATSKILL AV GRACE AV DESST20 DESST010 100 16 R AC Reconstruct Structure (AC)
2034 DESFORD ST GRACE AV END (E) DESST20 DESST020 100 1 R AC Reconstruct Structure (AC)
2034 DOMINGUEZ
ST CHICO ST BELSHAW AVE DOMST30 DOMST040 100 0 R AC Reconstruct Structure (AC)
2034 DOMINGUEZ
ST BELSHAW AVE ANNALEE AVE DOMST30 DOMST050 100 0 R AC Reconstruct Structure (AC)
2034 DOMINGUEZ
ST START END DOMST60 DOMST060 100 0 R AC Reconstruct Structure (AC)
2034 EDDINGTON

DR DENWALL DIMONDALE
DR EDDDR10 EDDDR010 100 3 R AC Reconstruct Structure
(AC)
2034 EDDINGTON
DR

DIMONDALE
DR HELMICK DR EDDDR10 EDDDR020 100 12 R AC Reconstruct Structure (AC)
2034 EL PRESIDIO ST SANTA FE AV END (E) ELPST10 ELPST020 100 0 R AC Reconstruct Structure (AC)

City of Carson, California Page C45
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2035 213TH ST AVALON BL SELWYN AV 213ST30 213ST150 100 68 MiA AC Thin ARHM Overlay W/Leveling & BR
2035 214TH ST FIGUEROA BL CAROLDALE
AV 214ST50 214ST021 100 68 C AC Thin ARHM Overlay
W/Leveling & BR
2035 234TH PL CAROLDALE
AVE MONETA AVE 234PL10 234PL010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 ANCHOR AVE 228TH ST 224TH ST ANCAV50 ANCAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 ARCHIBALD AV 234TH ST 232ND PL ARCAV50 ARCAV011 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 BILLINGS AVE 186TH ST 184TH ST BILAV10 BILAV031 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 BONHAM AVE COLLAMER DR END(N) BONAV20 BONAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 CASHDAN ST KEMP AVE WILMINGTON
AVE CASST30 CASST011 100 69 R AC Thin ARHM Overlay
W/Leveling & BR
2035 CATSKILL AV END (S) 222ND ST CATAV50 CATAV010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 CRAIGJON AVE KAMM ST KRAMER DR CRAAV10 CRAAV020 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 DEL AMO BL TILLMAN AVE CENTRAL AVE DELBL10E DELBL100 100 69 A AC/AC Thin ARHM Overlay W/Leveling & BR
2035 FIGUEROA ST CANAL GRIFFITH ST FIGST90N FIGST030 100 68 A AC Thin ARHM Overlay W/Leveling & BR
2035 GRIFFITH ST BROADWAY
AVE MAIN ST GRIST10 GRIST020 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 KRAMER DR ANNALEE AVE COSLIN AVE KRADR10 KRADR010 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 RAVENNA AVE REALTY ST LINCOLN ST RAVAV50 RAVAV010 100 70 R AC Thin ARHM Overlay W/Leveling & BR

City of Carson, California Page C46
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2035 SANDLAKE
AVE HAXBY CR END(N) SANAV30 SANAV050 100 69 R AC Thin ARHM Overlay W/Leveling & BR
2035 TANNERBERG
CT SANDLAKE AVE END(E) TANCT10 TANCT010 100 70 R AC Thin ARHM Overlay W/Leveling & BR
2035 213TH ST FIGUEROA BL LYNTON AV 213ST20 213ST010 100 69 R AC Thin ARHM Overlay 2035 215TH PL LOSTINE AVE MARTIN ST 215PL10 215PL021 100 69 R AC Thin ARHM Overlay 2035 215TH Weiser Ave End 215ST10 215ST060 100 69 R AC Thin ARHM Overlay 2035 223RD ST WILMINGTON
AVE

MARATHON
DR 223ST10 223ST210 100 68 A AC Thin ARHM Overlay
2035 223RD ST MARATHON DR ALEMEDA ST 223ST10 223ST220 100 70 A AC Thin ARHM Overlay 2035 BOLSA AV 231ST ST END (N) BOLAV20 BOLAV011 100 69 R AC Thin ARHM Overlay 2035 CARSON ST CIVIC CEN DR AVALON BL CARST42W CARST030 100 69 A AC Thin ARHM Overlay 2035 CATSKILL AV END (S) JAVELIN ST CATAV10 CATAV010 100 69 R AC Thin ARHM Overlay 2035 GALWAY AVE ELSMERE DR BRENNER DR GALAV10 GALAV060 100 70 R AC Thin ARHM Overlay 2035 HARBOR VIEW
AVE Tyler St Harrison St HARAV20 HARAV020 100 70 R AC Thin ARHM Overlay 2035 HELMICK ST MIDTOWN AVE TAJAUTA AVE HELST30 HELST050 100 69 R AC Thin ARHM Overlay 2035 LIFFORD ST MAIN ST COLTMAN AVE LIFST10 LIFST01 100 69 R AC Thin ARHM Overlay 2035 MARINE AVE 246TH ST END (N) MARAV100 MARAV030 100 69 R AC Thin ARHM Overlay 2035 SUDBURY CT BITTERLAKE ST END SUDCT10S SUDCT011 100 70 R AC Thin ARHM Overlay 2035 218TH PL END CAROLDALE
AV 218PL40E 218PL010 93 86 R AC Surface Seal
2035 AVALON BL 182ND ST VICTORIA ST AVABL110N AVABL070 92 86 A AC Surface Seal 2035 AVALON BL CARSON MALL DOMINGUEZ
ST AVABL20 AVABL040 92 85 A AC Surface Seal
2035 BELSHAW AVE TURMONT ST ELSMERE DR BELAV40 BELAV010 90 83 R AC Surface Seal 2035 CARSON ST HARBOR VI AVE ALMEDA ST CARST20W CARST041 91 84 A AC Surface Seal 2035 FIGUEROA ST 228TH ST SHADWELL
AVE FIGST30N FIGST070 93 87 A AC Surface Seal
2035 FIGUEROA ST SHADWELL AVE 223RD ST FIGST30N FIGST081 88 81 A AC Surface Seal

City of Carson, California Page C47
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2035 MAIN ST 213TH ST DOMINGUEZ
ST MAIST10N MAIST061 92 85 A AC Surface Seal
2035 MAIN ST 215TH ST CARSON ST MAIST20S MAIST070 92 85 A AC Surface Seal 2035 RONAN AVE 227TH ST END RONAN10 RONAN010 88 80 R AC Surface Seal 2035 VICTORIA ST BROADWAY
AVE FIGUEROA BL VICST20W VICST090 91 84 A AC Surface Seal 2035 WILMINGTON

AVE DEL AMO BLVD DOMINGUEZ
ST WILAV10S WILAV010 86 78 A AC Surface Seal
2035 WILMINGTON
AVE 213TH ST CARSON ST WILAV10S WILAV030 92 85 A AC Surface Seal 2035 E223rd St SALMON AVE END 223ST10 223ST030 100 0 A AC Reconstruct Surface (AC)
2035 EL PRESIDIO ST ALAMED (W) ST SANTA FE AV ELPST10 ELPST010 100 0 R AC Reconstruct Structure (AC)
2035 ENOLA AVE 228TH ST END (N) ENOAV10 ENOAV010 100 4 R AC Reconstruct Structure (AC)
2035 FIAT ST BONITA AV END (E) FIAST30 FIAST010 100 0 R AC Reconstruct Structure (AC)
2035 FORDYCE AVE 209TH ST DEL AMO
BLVD FORAV10 FORAV010 100 0 R AC Reconstruct Structure
(AC)
2035 GALWAY AVE DENWALL AVE GLADWICK ST GALAV10 GALAV010 100 10 R AC Reconstruct Structure (AC)
2035 HARLAN AVE TURMONT ST MILLMONT ST HARAV50 HARAV010 100 0 R AC Reconstruct Structure (AC)
2035 HARLAN AVE MILLMONT ST END (E) HARAV50 HARAV020 100 6 R AC Reconstruct Structure (AC)
2035 ISHIDA AV GARDENS AV END (N) ISHAV10 ISHAV010 100 16 R AC Reconstruct Structure (AC)
2035 JANIS ST END KEEGAN ST JANST10E JANST010 100 0 R AC Reconstruct Structure (AC)

City of Carson, California Page C48
ARA, February 2026

Project Period Road Name Begin
Location
End
Location StreetID SectionID PCI After
Treated
PCI Prior
Treat FC Surface
Type Treatment
2035 JOEL ST EDGAR ST END (E) JOEST30 JOEST010 100 0 R AC Reconstruct Structure (AC)
2035 KAISER CIRCLE DENWALL AVE END (N) KAICR10 KAICR010 100 1 R AC Reconstruct Structure (AC)
2035 KINARD AVE 228TH ST END (N) KINAV30 KINAV010 100 2 R AC Reconstruct Structure (AC)
2035 KINARD AVE END (S) CLARION DR KINAV60 KINAV010 100 0 R AC Reconstruct Structure (AC)
2035 KINGS HILL PL END (W) KINGSVIEW AV KINPL10 KINPL10 100 0 R AC Reconstruct Structure (AC)
2035 LAMBERTON
AVE DOMINGUEZ ST END (N) LAMAV10 LAMAV010 100 3 R AC Reconstruct Structure (AC)
2035 MACIEL AVE DOMINGUEZ ST END (N) MACAV10 MACAV010 100 0 R AC Reconstruct Structure (AC)
2035 MARGARET ST DOMINGUEZ ST TORRANCE ST MARGST10 MARST040 100 0 R AC Reconstruct Structure (AC)
2035 MONETA AVE MAIN ST END (N) MONAV10 MONAV010 100 10 R AC Reconstruct Structure (AC)
2035 NICOLLE AV END(S) CLARION DR NICAV70 NICAV010 100 0 R AC Reconstruct Structure (AC)
2035 ORCHARD AVE 228th St End ORCHA10 ORCHA010 100 0 R AC Reconstruct Structure (AC)
2035 ORRICK AV 215TH ST 213TH ST ORRAV10 ORRAV010 100 0 R AC Reconstruct Structure (AC)

City of Carson, California Page D1
ARA, February 2026

APPENDIX D Sections Added to StreetSaver

City of Carson, California Page D2
ARA, February 2026

Street ID Section ID Begin From End To
215ST10 215ST060 WEISER AVE END
215ST10 215ST070 VERA ST END
216ST10 216ST060 FIGUEROA ST END
220ST30 220ST110 GRACE AVE AVALON BL
220ST30 220ST210 GRACE AVE AVALON BL
220ST40 220ST010 JAY ST LUCERNE ST
220ST40 220ST020 NEPTUNE AVE RAVENNA AVE
229PL40 229PL040 MEHDEN AVE BOLSA AVE
232ST40 232ST040 231ST ST ALLEY 26
ALAST20N ALAST150 SAN DIEGO FWY E 223RD ST
ALLEY01 ALLEY001 ALONDRA BLVD 162ND ST
ALLEY02 ALLEY002 162ND ST 163RD ST
ALLEY03 ALLEY003 GARDENA BLVD 164TH ST
ALLEY04 ALLEY004 168TH ST SHERMAN AVE
ALLEY05 ALLEY005 168TH ST SHERMAN AVE
ALLEY06 ALLEY006 SHERMAN AVE WALNUT ST
ALLEY07 ALLEY007 SHERMAN AVE WALNUT ST
ALLEY08 ALLEY008 GARDENA BLVD END
ALLEY09 ALLEY009 MONETA AVE END
ALLEY10 ALLEY010 W CLARION DR END
ALLEY11 ALLEY011 BALL AVE ALLEY 1
ALLEY12 ALLEY012 BALL AVE ALLEY 1
ALLEY13 ALLEY013 228TH ST 229TH ST
ALLEY14 ALLEY014 229TH ST 233RD ST
ALLEY15 ALLEY015 DOLORES ST ALLEY 14
ALLEY16 ALLEY016 223RD ST 235TH ST
ALLEY17 ALLEY017 CATSKILL AVE 229TH ST
ALLEY18 ALLEY018 229TH ST 233RD ST
ALLEY19 ALLEY019 233RD ST 236TH ST

City of Carson, California Page D3
ARA, February 2026

Street ID Section ID Begin From End To
ALLEY20 ALLEY020 236TH ST PANAMA AVE
ALLEY21 ALLEY021 230TH ST ANCHOR AVE
ALLEY22 ALLEY022 230TH ST 231ST ST
ALLEY23 ALLEY023 ALLEY 22 ANCHOR AVE
ALLEY24 ALLEY024 232ND ST 234TH ST
ALLEY25 ALLEY025 234TH ST 236TH ST
ALLEY26 ALLEY026 CATSKILL AVE PANAMA AVE
ALLEY27 ALLEY027 PANAMA AVE 231ST ST
ALLEY28 ALLEY028 MARBELLA AVE FRIES AVE
ALLEY29 ALLEY029 FRIES AVE AVALON BL
ALLEY30 ALLEY030 AVALON BL BROAD ST
ALLEY31 ALLEY031 FRIES AVE END
ALLEY32 ALLEY032 246TH ST AVALON BL
ALLEY33 ALLEY033 248TH ST 246TH ST
ALLEY34 ALLEY034 248TH ST LOMITA BLVD
ALLEY35 ALLEY035 209TH ST DOMINGUEZ ST
ALLEY36 ALLEY036 209TH ST DOMINGUEZ ST
ALLEY37 ALLEY037 DOMINGUEZ ST TYLER ST
ALLEY38 ALLEY038 TYLER ST HARRISON ST
ALLEY39 ALLEY039 HARRISON ST VAN BUREN ST
ALLEY40 ALLEY040 VAN BUREN ST JACKSON ST
ALLEY41 ALLEY041 JACKSON ST MONROE ST
ALLEY42 ALLEY042 MONROE ST MADISON ST
ALLEY43 ALLEY043 MADISON ST JEFFERSON ST
ALLEY44 ALLEY044 JEFFERSON ST ADAMS ST
ALLEY45 ALLEY045 ADAMS ST WASHINGTON ST
ALLEY46 ALLEY046 WASHINGTON ST CARSON ST
ALLEY47 ALLEY047 BATAAN AVE END
ALLEY48 ALLEY048 EVONDA AVE BATAAN AVE

City of Carson, California Page D4
ARA, February 2026

Street ID Section ID Begin From End To
ALLEY49 ALLEY049 SANTA FE AVE EVONDA AVE
ALLEY50 ALLEY050 E DOMINGUEZ ST E TYLER ST
ALLEY51 ALLEY051 E TYLER ST HARRISON ST
ALLEY52 ALLEY052 HARRISON ST VAN BUREN ST
ALLEY53 ALLEY053 VAN BUREN ST JACKSON AVE
ALLEY54 ALLEY054 JACKSON AVE MONROE AVE
AMBAV50 AMBAV010 E 182ND ST E 184TH ST
AMBAV50 AMBAV020 E 182ND ST E 184TH ST
BILDR10 BILDR050 SHERMAN DR CENTERVIEW DR
BONI90 BONI090 E DESFORD ST END
BRNDI10 BRNDI010 BRANDI CT END
BRNDI10 BRNDI020 E 220TH ST BRANDI CT
BRNDI10 BRNDI030 BRANDI CT END
BREDR10 BREDR022 GALWAY AVE WADLEY AVE
BROAD60 BROAD060 EDOM DR END
CAIAV30 CAIAV014 START WALT ST
CAIAV30 CAIAV013 WALT ST METTLER AVE
CARAV60 CARAV060 233RD ST 234TH ST
CARAV70 CARAV070 234TH ST 234TH PL
CATAV40 CATAV040 214TH ST DESFORD ST
CENAV20S CENAV100 CENTRAL AVE GREENLEAF AVE
CIVIC10 CIVIC100 CARSON ST END
COLOR10 COLOR100 E CARSON ST END
CROCK30 CROCK010 E CHERITON DR E CASSIDY ST
CROCK30 CROCK020 E CHERITON DR E CASSIDY ST
CROCK30 CROCK030 E CASSIDY ST END
DELBL50 DELBL030 WILMINGTON AVE REEVES AVE
DELBL50 DELBL040 WILMINGTON AVE REEVES AVE
DELBL60 DELBL050 REEVES AVE FORDYCE AVE

City of Carson, California Page D5
ARA, February 2026

Street ID Section ID Begin From End To
DELBL70 DELBL060 FORDYCE AVE ALMEDA ST
DELBL70 DELBL070 FORDYCE AVE ALMEDA ST
DELBL80 DELBL080 ALMEDA ST SANTA FE AVE
DELBL80 DELBL090 ALMEDA ST SANTA FE AVE
DELBL90 DELBL110 SANTA FE AVE LONG BEACH FREEEWAY
DELBL90 DELBL120 SANTA FE AVE LONG BEACH FREEEWAY
DELBL80 DELBL100 ALMEDA ST SANTA FE AVE
DELBL90 DELBL130 SANTA FE AVE LONG BEACH FREEEWAY
DELBL60 DELBL060 REEVES AVE FORDYCE AVE
DELBL50 DELBL050 WILMINGTON AVE REEVES AVE
DELBL40 DELBL010 SD FWY CARSON ST
DELBL30 DELBL020 SD FWY CARSON ST
DELBL40 DELBL020 SD FWY CARSON ST
DIMDR20 DIMDR010 SD FWY CARSON ST
DIMDR20 DIMDR020 SD FWY CARSON ST
DIMDR30 DIMDR010 SD FWY CARSON ST
DIMDR30 DIMDR020 SD FWY CARSON ST
DOLST30 DOLST030 22ND ST 223RD ST
221ST10 221ST080 EVONDA AVE TANYA AVE
221ST10 221ST010 S SOLMON AVE S CARLERIK AVE
221ST10 221ST030 EMBASSY AVE EVONDA AVE
221ST10 221ST060 MC HELEN AVE EMBASSY AVE
221ST10 221ST070 EVONDA AVE TANYA AVE
ARTES10 ARTES010 AVALON BLVD S CENTRAL AVE
ARTES10 ARTES020 AVALON BLVD S CENTRAL AVE
CLARI10 CLARI010 OAKFORT END
DOMST60 DOMST060 START END
223ST10 223ST210 WILMINGTON AVE MARATHON DR
223ST10 223ST220 MARATHON DR ALEMEDA ST

City of Carson, California Page D6
ARA, February 2026

Street ID Section ID Begin From End To
223ST10 223ST030 SALMON AVE END
223ST10 223ST040 START SALMON AVE
ELPST10 ELPST010 ALAMED (W) ST SANTA FE AV
ELPST10 ELPST010 SANTA FE AV END (E)
ELPST10 ELPST010 SANTA FE AVE ALMEDA ST
FIGSTFRNE FIGFRNE030 W234 ST 232ND ST
FIGST90 FIGST090 LOMITA BLVD CITY END
GALAV10 GALAV080 ELSMERE DR HOLBORN DR
GREEN10 GREEN010 CENTRAL AVE END
HARAV20 HARAV020 TYLER ST HARRISON ST
HARAV20 HARAV030 HARRISON ST VAN BUREN
HASLN10 HASLN020
HELST20 HELST030 CAMPAIGN RD ENSLOW DR.

LINST30 LINST050 EAST ST BANNING BLVD
LINST20 LINST040 NEPTUNE AVE MARBELLA AVE
LOMBL30 LOMBL080 FIGUEROA ST HIGHWAY
LOMBL20 LOMBL070 WILMINGTON AVE END
MARAV60 MARAV060 START ANCHOR AVE
MARAV60 MARAV070 START ANCHOR AVE
MILAV10 MILAV020 E220TH ST END
PROAV10 PROAV011 WASHINGTON AVE CARSON ST
MONAV70 MONAV070 218TH ST 219TH ST
ORCHA10 ORCHA010 228TH ST END
PERST20 PERST020 215TH PL 216TH ST
PERST20 PERST030 216TH ST E CARSON ST
RECREATION RECREA010 CARSON ST 460'
RECREATION RECREA011 460' 880'
RECREATION RECREA012 880' 1300'
RECREATION RECREA013 1300' END

City of Carson, California Page D7
ARA, February 2026

Street ID Section ID Begin From End To
RONAN10 RONAN010 227TH ST END
JUDIT10 JUDIT010 E 222ND ST END
ROSIT10 ROSIT010 SUSAN DR END
SALMN10 SALMN010 E223RD ST END
MARAT10 MARAT010 E223RD ST END
213TH90 213TH090 MAIN ST 400'
213TH90 213TH100 400' END
218PL40E 218PL100 FIGUEROA ST END
219ST80 219ST080 MAIN ST END
WESTW10 WESTW010 E220TH ST END
SALAV10 SALAV012 E 221ST ST E 221ST PL

CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Tuesday, March 17, 2026, 5:00 PM
CONSENT 23. To: Honorable Mayor and City Council From: Dr. Arlington Rodgers, Director of Public Works PW Engineering Subject: CONSIDER APPROVAL OF AMENDMENT NO. 3 TO THE AGREEMENT WITH TOTUM CORP.FOR ON-CALL CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES SUPPORTING PUBLICWORKS PROJECTS (CITY COUNCIL) I. SUMMARY
The City previously entered into an on-call professional services agreement with Totum Corp. (Totum) to provide construction management services that support the Public Works Department’s Capital Improvement Program (CIP). The CIP is the City’s program for planning, designing, and constructing major public infrastructure projects such as street improvements, park upgrades, public facility repairs, and other community improvements.

Construction management services help ensure these projects are properly coordinated, monitored, and completed safely, on time, and within budget.

In 2023, the City Council approved a professional services agreement with Totum in an amount not to exceed $482,635. The agreement was established with a term ending June 30, 2026, and includes two optional one-year extensions that the City may exercise if continued services are needed. The agreement allows the City to call on Totum for construction management services as projects move into construction. The original contract amount was based on the number and type of construction projects that were anticipated at the time the agreement was approved. Since then, the number of active capital improvement projects has increased and several projects have become more complex than originally expected. At the same time, the City has limited in-house staffing available to manage the growing number of projects currently under construction. As a result, the City has continued to rely on Totum’s on-call construction management services to help oversee these projects and ensure they move forward in an organized, efficient, and accountable manner.

To address these additional needs, the agreement has previously been amended twice. The first amendment was approved in January 2025, and the second amendment was approved in July 2025. These amendments increased the total contract amount to $1,232,635 in order to support continued construction oversight and project coordination. Since those amendments were approved, staff has further refined the schedules and construction timelines for the projects currently being managed by Totum. This review identified the need for additional resources to ensure continued construction oversight, quality control, and schedule management through the completion of these projects.

Consequently, staff recommends that the City Council approve the proposed Amendment No. 3 to the agreement with Totum Corp. This amendment would increase the contract amount by $250,000, bringing the total not-to- exceed contract amount to $1,482,635. The amendment would also extend the agreement term by six months, through December 30, 2026, to allow Totum to continue supporting the City’s active construction projects through their completion.

II. RECOMMENDATION
TAKE the following actions:

1. APPROVE the proposed Amendment No. 3 to the agreement with Totum Corp. for on-call Construction Management and Construction Inspection services, increasing the contract amount by $250,000, for a new total not-to-exceed contract amount of $1,482,635, and extending the contract term by six months, through December 30, 2026; and,

2. AUTHORIZE the Mayor to execute Amendment No. 3 to the agreement with Totum Corp., subject to approval as to form by the City Attorney.

III. ALTERNATIVES

1. DO NOT APPROVE the above recommendations.

2. TAKE another action the City Council deems appropriate consistent with the requirements of the Law.

IV. BACKGROUND
The Public Works Department is responsible for delivering the City’s Capital Improvement Program (CIP), which includes the planning, design, and construction of major public infrastructure and facility improvements throughout the community. The CIP is a multi-year program that funds projects such as improvements to streets and roadways, park upgrades, City facilities, bicycle and pedestrian infrastructure, and stormwater systems that help manage rainwater and protect local waterways. The City’s current five-year CIP includes numerous projects across these categories. Compared to prior CIP cycles, both the number of projects and their level of complexity have increased significantly. As a result, the City has a greater need for qualified outside consultants who can assist City staff with construction management and inspection services to help ensure these projects are completed safely, efficiently, and in accordance with approved plans and regulations.

Construction management and construction inspection services, commonly referred to as CMCI services, help oversee projects during the construction phase. These services include monitoring construction progress, coordinating with contractors and City staff, verifying that work is performed according to the approved design plans, ensuring safety requirements are met, and helping keep projects on schedule and within budget. In July 2023, the City issued a Request for Proposals (RFP) seeking qualified consulting firms to provide on-call CMCI services as needed for various City construction projects. After completing the evaluation process, the City Council approved a professional services agreement with Totum Corp. (Totum) on November 18, 2023, in an amount not to exceed $482,635. The agreement established a contract term through June 30, 2026, with two optional one-year extensions that the City may choose to exercise if additional services are needed. Under the agreement, the first optional extension period would extend the contract through June 30, 2027, and the second optional extension period would extend the contract through June 30, 2028 (Exhibit No. 1).

At the time the agreement was approved, staff developed a preliminary scope of work based on the construction projects that were expected to move forward during the contract period. However, several of those projects were still in early planning or design stages and had not yet been fully defined in terms of schedule, cost, or construction requirements. Since the agreement was executed, Totum has provided construction management and inspection services for several major City facility improvement projects, including the construction of Foisia Park, improvements at Carriage Crest Park, renovations to the City Hall restrooms and kitchenettes, and the installation of the Community Center Coiling Wall. Collectively, these projects represent more than $48 million in construction investment and are considered high-priority improvements to important public facilities used by Carson residents and visitors.

As construction progressed and the level of support required became clearer, the City Council approved two amendments to the original agreement. In January 2025, the City Council approved Amendment No. 1, which increased the contract amount by $400,000, bringing the total contract amount to $882,635 (Exhibit No. 2). In July 2025, the City Council approved Amendment No. 2, which increased the contract amount by an additional $350,000, bringing the revised not-to-exceed contract amount to $1,232,635 (Exhibit No. 3). Since that time, the Foisia Park project and the Community Center Coiling Wall project have reached substantial completion. However, construction at Carriage Crest Park and the City Hall Restrooms and Kitchenettes project is still underway and requires continued construction management and inspection services until the work is fully completed.

During construction, several unforeseen conditions were encountered that could not reasonably be identified during the project design phase. These conditions included unexpected conflicts with underground utility lines, weather- related construction delays, and other site conditions discovered once construction activities began. Addressing these issues required additional coordination between contractors, engineers, and City staff, and in some cases required modifications to construction sequencing or work methods. As a result, the construction schedules for these projects have been extended, and the level of oversight required from the construction management and inspection team has increased in order to ensure that work continues safely, meets all regulatory and quality requirements, and remains aligned with the City’s project goals. Because of the extended construction timelines and the additional coordination required to address these unforeseen issues, the remaining balance in the existing agreement is not sufficient to support Totum’s services through the completion of the remaining projects.

For these reasons, staff recommends that the City Council approve Amendment No. 3 to the agreement with Totum Corp. This amendment would increase the contract amount by $250,000, bringing the total not-to-exceed contract amount to $1,482,635. The amendment would also extend the original contract term by six months, through December 30, 2026, without exercising the first optional one-year extension (Exhibit No. 4). As a result, the first optional extension period would be reduced from one year to six months, while the second optional extension period would remain unchanged at one year. Approval of this amendment will allow Totum to continue providing the construction management and inspection services necessary to support the successful completion of the City’s priority capital improvement projects.

V. FISCAL IMPACT
If the City Council approves the proposed Amendment No. 3, the contract with Totum Corp. will be increased by $250,000. This would raise the total contract amount to a not-to-exceed sum of $1,482,635. The funding for this contract amendment is already included in the City’s adopted Fiscal Year 2025-2026 Budget. Specifically, the costs will be paid from the Engineering Professional Services account (Account No. 101-80-820-101-6004), which is used to fund outside professional consulting services that support the City’s engineering and construction projects.

Because these funds have already been approved as part of the adopted budget, this amendment will not require any additional funding from the City’s General Fund beyond what has already been allocated.

VI. EXHIBITS

1. Totum Corp Original Contract

2. Totum Corp Contract Amendment No. 1

3. Totum Corp Contract Amendment No. 2

4. Totum Corp Proposed Contract Amendment No. 3

Attachments
Exhibit 1 - Totum Corp Original Contract
Exhibit 2 - Totum Corp Contract Amendment No. 1
Exhibit 3 - Totum Corp Contract Amendment No. 2
Exhibit 4 - Totum Corp Contract Amendment No. 3

AMENDMENT NO. 1

TO AGREEMENT FOR CONTRACT SERVICES
THIS AMENDMENT NO. 1 TO THE AGREEMENT FOR CONTRACT
SERVICES (<Amendment No. 1=) by and between the CITY OF CARSON, a California municipal corporation (<City=) and TOTUM CORP, a California corporation (<Consultant=), is effective as of the 21st day of January, 2025. City and Consultant are sometimes hereinafter individually referred to as <Party= and collectively referred to as the <Parties.=

RECITALS
A. City and Consultant entered into that certain Agreement for Contract Services dated December 19, 2023 (<Agreement=), whereby Consultant agreed to provide City construction management and inspection services on an on-call basis for a two and one-half year term commencing January 1, 2024 and expiring June 30, 2026, for $482,635.00, with two additional options to extend by one year each.

B. Since commencement of the Term, Consultant has been selected and tasked to oversee the construction of Foisia Park and Carriage Crest Park (<Additional Services=), and as such, an additional $400,000.00 needs to be allocated to this Agreement to allow Consultant to perform such services through June 30, 2025.

C. The Parties now desire to amend the Agreement to specifically prescribe the Additional Services for an additional $400,000.00, thereby increasing the Contract Sum from $482,635.00 to $882,635.00, for that purpose.

D. Section 2611(m)(3) of the Carson Municipal Code (<CMC=) provides that any proposed amendment to a contract exceeding $75,000 requires solicitation unless the amendment concerns a change order under Section 2601(d) of the CMC in which event bidding will not be required irrespective of the amount of the change order.

E. The Additional Services qualify as a change order because they concern a change to the scope of work and price arising out of reasonably unforeseeable circumstances borne out of the original scope of the Agreement. It is a change to the scope of work because it is not included in the Scope of Services and it is borne out of the original Scope of Services because the nature of services is similar to the original scope except the description contains more specificity, and at the time the Parties entered into the Agreement the Additional Services were reasonably unforeseeable.

TERMS

1. Contract Changes. The Agreement is amended as provided herein (added text shown in bold italics, deleted text in strikethreugh-font).

A. Section 2.1 (Contract Sum) is hereby amended to read in its entirety as follows:
<2.1 Contract Sum.

Subject to any limitations set forth in this Agreement, City agrees to pay Consultant the amounts specified in the <Schedule of Compensation= attached hereto as Exhibit <C= and incorporated herein by this reference. The total compensation, including reimbursement for actual expenses, shall not exceed Fight Hundred Eighty-Two Thousand, Six Hundred Thirty-Five Dollars and Zero Cents ($882,635.00) Eour e a ava rm pi Hic) = y =, Oo . Siauie
¬$482;635-00} (the <Contract Sum=), unless additional compensation is approved pursuant to Section 1.8. In the event City elects to exercise its options to extend the Term pursuant to Section 3.4 hereof, the Contract Sum will increase consistent with the additional not to exceed compensation applicable to each Extension Term, as set out in in Exhibit <C.== B. Exhibit A (Scope of Services) is hereby amended to read in its entirety as follows:

See attached.

C. Exhibit C (Schedule of Compensation) is hereby amended to read in its entirety as follows:

See attached.

2. Continuing Effect of Agreement. Except as amended by this Amendment No. 1, all provisions of the Agreement, shall remain unchanged and in full force and effect. From and after the date of this Amendment No. 1, whenever the term <Agreement= appears in the Agreement, it shall mean the Agreement, as amended by this Amendment No. 1.

3. Affirmation of Agreement; Warranty Re Absence of Defaults. City and Consultant each ratify and reaffirm each and every one of the respective rights and obligations arising under the Agreement. Each party represents and warrants to the other that there have been no written or oral modifications to the Agreement. Each party represents and warrants to the other that the Agreement, as amended by this Amendment No. 1, is currently an effective, valid, and binding obligation.

Consultant represents and warrants to City that, as of the date of this Amendment No. 1, City is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

City represents and warrants to Consultant that, as of the date of this Amendment No. 1, Consultant is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.
4, Adequate Consideration. The parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment No. 1.

5. Authority. The persons executing this Amendment No. | on behalf of the parties hereto warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Amendment No. 1 on behalf of said party, (iii) by so executing this Amendment No. 1, such party is formally bound to the provisions of this Amendment No. 1, and (iv) the entering into this Amendment No. 1 does not violate any provision of any other agreement to which said party is bound.

6. Counterparts. This Amendment No. 1 may be executed in any number of counterparts and each of such counterparts shall for all purposes be deemed to be an original, whether the signatures are originals, electronic, facsimiles or digital. All such counterparts shall together constitute but one and the same Amendment No. 1. [SIGNATURES ON FOLLOWING PAGE]
IN WITNESS WHEREOF, the parties hereto have executed this Amendment No. | on the date and year first-above written.

CITY:

CITY OF CARSON, a municipal corporation
Lito Dinar Wns
; Lula Davis-Holmes, Mayor
ATTEST:

Di. Khaleah K. Bradshaw, City Clark
APPROVED AS, TO FORM:

ALESHIRE & WYNDER, LLP
EE ae La he Fro 0 tts.
| ee _
Sunny K. Soltani, City Attorney
[vas; rl]
CONSULTANT:

TOTUM CORP, a California corporation 4
By.

AGaT LIQ ZENO A
8tle:

By:
ame: ww,
Title pannel IRAE

PRESENT
Two corporate officer signatures required when Consultant is a corporation, with one signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. CONSULTANT9S SIGNATURES

SHALL BE DULY NOTARIZED, AND APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS

MAY BE REQUIRED BY THE BYLAWS, ARTICLES OF INCORPORATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO CONSULTANT'S BUSINESS ENTITY.

EXHIBIT <A=

SCOPE OF SERVICES
L Consultant will perform the following Services on an on-call basis, including but not limited to, oversight of construction of Foisia Park and Carriage Crest Park:

COMSTRUCTION MANAGEMENT SERWICES:

General construction management services may include, gut not be limited to:
i Coordinating and conducting Pre-Construction meetings. 2 Preparation and distrisution of meeting minutes.

3. Quality assurance and quality central.

4. Administration and management ef construction contracts.

5. Ensure construction efforts are completed per epproved plans, on-schedaule, end on- budget.
¬& Ensure that locaiand state inspections have been completed as necessary. ab
Review construction schedule, including activity sequences and duration, schedule of suGmittals and delivery schedule of fons lead miateriats and equipment. Review contractor's uodates ard revisions as may De required ta reflect actual progress of work.

Provide construction schedule and budget updates to City's Contract Officer. m
& Schedule and conduct progress meetings to discuss contract issues, procedures, progress, problems, Canstruction Change Orders (CCO} subrmittats, requests for infosmetion (eF Is], deficiencies and schedules.

40. Process, review9 and agprove comtrector9s suamittals for City staff. Process anc review project design consultant's submittals and provide recommendation to the City. ii. Process, review and track RFIs, submittals, shop drawings, pragesed change orders and revisions, and provide recommenendation ta the City.
. Review, evaluate end recommend approval for proposed CCOs. Aeview estirnates far reasonableness and cost effectiveness and render recommendations te City. Aciministrat contracts, Srocess COOs (pravide merit determination, quantification of cost and schedule impacts, render recommendations], review pay requests for accuracy. i
£5. Maintain cost acceunting records on authorized work performed under contract unit costs and additional work performed based on actual costs of time (labor) end matecials (Tana), 14, Review contractor submittais for extra or unforeseen work. Geview sotential COO for accuracy and srovide recommendationis| ta the City9s Censtruction Management and inspection Services froject Manager far groper course of action and orocessing of C0Os. iS. Assist City in ceoardinating services of other consultants (design, seotechnicel, National Follutant Discharge Elimination System (NPDES), materials testing, insmection, scecial laboratory testing, etc.) that mey be hired or selected for the praject. . Coordinate vith project designer the contrector9s requests for interpretation of clarification of meaning end intent of project clans end soecifications. . Coordinate construction activities with City's Public Works Maintenance Degamment. . Coardingta and oversee public notifications and public inquiries. . Establish and implement jeb safery procedures in comeliance with CAL-OSHA requirements. Monitor contractor's compliance with established safety program, rassoncd to deficiencies and hazards, and investigate and report on accidents. . Track quantities of work completed for orograss oaeyrmentis). Gevelog and implernent procedures for review and processing of progress payment applications. Assist the City with review(s] and certification for payrrentisi.

Establish procedures and moniter contractor compliance with federal! and state prevailing WEEG regulations and requirements.

Provide = recovery olan andfor work-around schedule as necessary to mitigate any project impacts,
. Santi; delivery and sterage of all reateriads, susplies, anc equipment. . Provide recommendation and assistance ta the City and the Design/Enginesring Teara in resolving amy disputes} arising from the performance af the contractor and sun- tantrectars.
. Ensure that the Prime/General Comtractor has an agprogriate safety program in lace.

Recommend the accrual and assessment of Liquidated Damages as necessary. . City9s Construction <tanager shall manage and coordinate with contractor the project Substantial Corngletion Punchlist.

Prowide = Construction Project Close-Gut Report with aff canstruction-reisted project documents.

INSPECTION SERVICES (as oart of Construction Management Services):

General construction management inspection services may include, Sut net be limited to:
& t4
Become ferrifiar with construction documents, treffic contre! plans, censtrection schedules, construction sequences, and permit requirements from other agencies.

Photograph and fog a pre-work video documenting existing conditions oriar, during, anc after construction.

Attend pre-construction meetings and present special concems, if any. ti
interpret clans, specifications end regulation: and ensure that contractors aad su2- tontractors are following their camtracts, and any Federal, State, or focal regulations in effect at time work is gerforreed.

Inspect construction activities ta ensure projects are constructed in accordance with the approved comstruction documents (inctuding, Gut mot limited to lens, specifications, as- Built drawings, reports, etc. }.

Docuenient fn writing and natify canstructien contractors about non-compliance, and direct Contractor in writing to correct mon-camplience items as scon ag they sre discovered.

Wiaintain a status log of al! Non-Compliant iterss discavered and identified curing the performance of this aroject.

Prepare and maintain daily inscection Reports showing site amc weather conditions; traffic control measures taken by cortractors; faber {record heaadceunt of srime contractor anc subctontractors/vendors), @quipment and materials used; quantity of work performed; and major incisents (safety viclations. Daily inspection Reports shall be submitted to City upon progect completion.

Review and maintain recard of comstruction progress on 3 regular basis; verify schedules areon track with project milestones; identify deviations; and ansure that corrective ectians are taken to bring projects beck on schedule.

Provide accurata measurements of work completed by contractors in sccordence with contract documents.

Review soil compaction and materials testing certifications of compfiance {COC}. . Coardinete with materials testing firms regarding quality of wark completed.

Ensure that camtractors do mot install materials without agproved material testing certifications. Any failed tasts shall be reported te the City, and Consultant shall direct contractor to teke correction measures te achieve compliance.

Moniter contractors9 utility coordination ta minimize utility conflict delays and potential heed for uthity ralocetians. Report potential conflicts to utilities, and advise them to relocate or remove conflicting utilities and report outcome to City.

Coordinete with contractor access te adjacent tusinesses/residents during comsteuction.

Prowide inspection of traffic control, channetization, end all other traffic-related work.

Observe construction safety, public safety and cenvenience, and repert discovered protlems te City.

Monier compliance with the City9s NS DES permits and requirements. Monitor compliance with all other lacal, state, and federal laws and regulations.

Mioniter compHance with City's Construction Demelition and Aecycling Ordinance, inchiding State requiremants for organic waste diversion.

23. Maintain date for change order: and record information regarding time of dispute, tims of notiication oy contractor, end action taken by inspector. 20, Coordinate preparation and submitral of <As-Built= plans to City upon sreject completion.

21. Prepare anc issue preliminary and finel punch list, emcluding schedule for gumch list 3 - cad completion. Manitor and fellow through with contractor until cameletian of all punch list hems.

22. Evaluate completion of work and recormmend to City when work ts ready for final inspection.

23. Conduct final inspection/walk-through with City staff. 24, Secure and transmit required guarantees, certifications, affidavits, leases, easement deeds, operating & maintenance menuals, warranties and other documents as stipulated in contract docrments.

CONSTRUCTION MATERIAL TESTING fas gart of Construction Manarerent Servicesh:

General construction mansgemant materials testing services may include, but net be limited ta:
iL Review, recommend and implement testing fae studies and reports. 2 Collect concrete sam@les and test their strength.

3. Provide soil tasting services.
a. Chece subgrade compaction for concrete and asohalt construction. &. Perform tests for sieve analysis, sand equivalent and cleanness, as needed. & Perform plant inspection at facifities supslying concrete and hot mix asphalt.

7. Provide surmmary report of testing results.
& Verify that sampling and testing procedures are Seing performed croperly.

S. Werity certifications of semplers and testers.

20. Perform split sermple tests as necessary.
ii. Maintain witness test records.

12. Werify that all testing equipment used for ecceptance testing is in good condition and progeriy calibrated.

43. Verify thet all plant insnections are being performed correctly by qualified testers. a4. Provide surnmary report of quality assurance results.

Il. Consultant will perform Services, if any, in accordance with project-specific Task Orders, as follows:

When the City requests proposals from on-call consultants (including the Consultant) on a project-specific Task Order, and if the City accepts Consultant9s proposal, then the Task Order and Notice to Proceed shall provide in detail Consultant9s Scope of Services on that Task Order. This Agreement does not guarantee that Consultant will be selected to perform services on Task Orders. This Agreement does not provide for Consultant9s compensation except for Consultant9s services rendered pursuant to a Notice to Proceed on a Task Order.

HII. Consultant must perform all on-call Services in compliance with the following requirements:

IV.

Each task shall be indicated by a written request (<Task Order=) produced by the Contract Officer with a description of the work to be performed, and the time desired for completion. All tasks shall be carried out in conformity with all provisions of this Agreement.

Consultant must prepare a written description of the requested tasks including all components and subtasks; the costs to perform the task (<Task Budget=), using the itemized fees in Exhibit C, Schedule of Compensation, whenever a requested task is provided for in Exhibit C; explain how the cost was determined; and, a schedule for completion of the task (<Task Completion Date=); which shall all collectively be referred to as the <Task Proposal.=
Contract Officer shall in writing approve, modify, or reject the Task Proposal, and miay issue a Notice to Proceed.

The task shall be performed at a cost not to exceed the Task Budget.

Consultant shall complete the task and deliver all deliverables to Contract Officer by the Task Completion Date.

In addition to the requirements of Section 6.2 and pursuant to the Task Order9s project-specific Scope of Services, the Contract Officer may require the Consultant to provide the following deliverables, as applicable:

A.
a
SB
Dp
A
OB
G.

Meeting minutes
Construction schedule and budget updates
Construction Project Close-Out Report
Inspection reports
Accurate measurements of work completed
Summary report of test results
Summary report of quality assurance results
All work product is subject to review and acceptance by the City, and must be revised by the Consultant without additional charge to the City until found satisfactory and accepted by City.

Consultant will utilize qualified personnel with the following titles to perform the Services required by the applicable Task Order. Consultant shall obtain the Contract Officer9s advanced written approval when replacing any individual assigned to perform services on Task Orders:

A. Danny Kaye,Principal, Sr. Construction Project Manager a
5 =
5 9
D Alejandro Pinel, Construction Project Manager
Patrick Lappin, Sr. Construction Project Manager
Sandra Gonzalez, Sr. Project Manager
Ethan Erickson, Project Engineer
Henry Graves, QA/QC
Koury, Subcontractor, Inspection/Lab Testing
Il.

Il.

EXHIBIT <C=

SCHEDULE OF COMPENSATION
This Schedule of Compensation governs Consultant9s compensation in the event the Consultant performs services pursuant to a Notice to Proceed on a Task Order. This Agreement does not guarantee that Consultant will be selected to perform services on Task Orders.

The not to exceed compensation amounts are as follows:

January 1, 2024 through June 30, 2024 - $94,250.00
July 1, 2024 through June 30, 2025 4 $492;270.00*$592,270.00 July 1, 2025 through June 30, 2026 ~ $196,115.00*
Total: $482,635-003882,635.00
July 1, 2026 through June 30, 2027 4 $200,037.00 (extension period)* July 1, 2027 through June 30, 2028 4 $204,038 (extension period)* ects 2% i : ;
Consultant responding to the City9s request for proposals on a project-specific Task Order shall establish a Task Budget for the Task Order, identifying the subtasks based on the time and rates of the personnel performing the subtasks, and itemizing all materials and equipment utilized and the costs thereof. If payment is to be made other than at completion of the services, then the phases of the performance and percentage of payment due shall also be shown in the Task Proposal. Consultant9s proposals on Task Orders shall be based on hourly rates identical to the rates attached as Exhibit C-1.

The City will compensate Consultant for the Services performed upon submission of a valid invoice. Each invoice is to include:

A. Line items for all personnel describing the work performed, the number of hours worked, and the hourly rate.

B. Line items for all materials and equipment properly charged to the Services.

C. Line items for all other approved reimbursable expenses claimed, with supporting documentation.

D. Line items for all approved subcontractor labor, supplies, equipment, materials, and travel properly charged to the Services.

IV. The total compensation for the Services shall not exceed $482,635.005882,635.00 as provided in Section 2.1 of this Agreement.

V. The Consultant9s billing rates for all personnel are attached as Exhibit C-1.

AMENDMENT NO. 2

TO AGREEMENT FOR CONTRACT SERVICES
THIS AMENDMENT NO. 2 TO THE AGREEMENT FOR CONTRACT
SERVICES (<Amendment No. 2=) by and between the CITY OF CARSON, a California municipal corporation (<City=) and TOTUM CORP, a California corporation (<Consultant=), is effective as of the Ist day of July, 2025. City and Consultant are sometimes hereinafter individually referred to as <Party= and collectively referred to as the <Parties.=

RECITALS
A. City and Consultant entered into that certain Agreement for Contract Services dated December 19, 2023 (<Agreement=), whereby Consultant agreed to provide City construction management and inspection services on an on-call basis for a two and one-half year term commencing January |, 2024 and expiring June 30, 2026, for $482,635.00, with two additional options to extend by one year each.

B. Since commencement of the Term, Consultant has been selected and tasked to oversee the construction of Foisia Park and Carriage Crest Park (<Additional Services=), and as such, an additional $400,000.00 was allocated to this Agreement to allow Consultant to perform such services through June 30, 2025.

C. The Parties entered into an amendment to the Agreement dated January 21, 2025 (<Amendment No. 1) to specifically prescribe the Additional Services for an additional $400,000.00, thereby increasing the Contract Sum from $482,635.00 to $882,635.00, for that purpose.

D. The Parties now wish to amend the Agreement to increase the contract amount by $350,000, raising the total Contract Sum from $882,635.00 to $1,232,635.00, to cover the additional cost of services. These services include continued oversight of the project9s implementation in accordance with approved plans and specifications, adherence to construction schedules, compliance with City and safety regulations, inspection of construction quality, and coordination with stakeholders to ensure timely delivery.

E. Section 261 1(m)(3) of the Carson Municipal Code (<CMC=) provides that any proposed amendment to a contract exceeding $75,000 requires solicitation unless the amendment concerns a change order under Section 2601(d) of the CMC in which event bidding will not be required irrespective of the amount of the change order.

F. This Amendment No. 2 qualifies as a change order because it concerns a change to the price arising out of reasonably unforeseeable circumstances borne out of the original scope of the Agreement.
01007.0006 2010438.3 1
TERMS

1. Contract Changes. The Agreement is amended as provided herein (added text shown in bold italics, deleted text in strtkethreuehfent).

A. Section 2.1 (Contract Sum) is hereby amended to read in its entirety as follows:
<2.1 Contract Sum.

Subject to any limitations set forth in this Agreement, City agrees to pay Consultant the amounts specified in the <Schedule of Compensation= attached hereto as Exhibit <C= and incorporated herein by this reference. The total compensation, including reimbursement for actual expenses, shall not exceed One Million Two Hundred Thirty Two Thousand, Six Hundred Thirty Five Dollars and 2070 Cents s (31, 232,635.00) si allie gis ac i laine ada 00) (the <Contract Sum=),
unless additional compensation is approved cursuant to Section 1.8. In the event City elects to exercise its options to extend the Term pursuant to Section 3.4 hereof, the Contract Sum will increase consistent with the additional not to exceed compensation applicable to each Extension Term, as set out in in Exhibit <C."# B. Exhibit C (Schedule of Compensation) is hereby amended to read in its entirety as follows:

See attached.

2. Continuing Effect of Agreement. Except as amended by this Amendment No. 2 all provisions of the Agreement, and Amendment No. | shall remain unchanged and in full force and effect. From and after the date of this Amendment No. 2, whenever the term <Agreement= appears in the Agreement, it shall mean the Agreement, as amended by this Amendment No. 2 and Amendment No. | to the Agreement.

3. Affirmation of Agreement; Warranty Re Absence of Defaults. City and Consultant each ratify and reaffirm each and every one of the respective rights and obligations arising under the Agreement and Amendment No. |. Each party represents and warrants to the other that there have been no written or oral modifications to the Agreement other than as provided herein and Amendment No. |. Each party represents and warrants to the other that the Agreement is currently an effective, valid, and binding obligation.

Consultant represents and warrants to City that, as of the date of this Amendment No. 2, City is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.
01007.0006 2010438.3 2
c ¬'BEVOTOC 9000'ZO0TO
[dOVd DNIMOT7104 NO SAUNLVNDIS]
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JUIWIIIISV JOYIO AUB JO UOISIAOId AUB dYVJOIA JOU S9OP Z <ON JUIWIPUDSITY SITY} OFT SulIaqUa ay} (Ar) pue 87 8ON JUSUIPUSLY SIU} JO SUOISIAOId 34} 0} pUNOG A]]BULIOJ SI Ayed Yons *Z <ON JUdUIPUdUIY SIy} Sulndexa os Aq (111) <Ayed pies JO Jjeyoq UO ZT <ON JWOWIPUdWTY SIy} JOAI]aP pue aynoaxa 0} peziioyyne Ajnp oie Ady} (11) <SuNsixd puv poziuesio Ajnp si Aj1ed yons (1) JY) JUBIIeM O}d10Y saiyied ay) Jo Jjeyaq UO Z 8ON JUOWIPUdUTY SIy} SuNoaXa suosiead ay] *APLIOYNY 8¢ 8TON JUSWIPUSUTY S14} 0] JUBNSINd UdyeVapuN savy Ady) sUOTIeSI]GO dy} JO SUBUIOJJad dy} 10} UOTBJOpIsUO. JUapUddapUl puR ajyenbape padladai YyoRd savy Ady) yey) do1dev pure ajyejndijs Ajqvooaas ojoJoy saried oy] 8uoLRlspisuoD senbopy "p IN WITNESS WHEREOF. the parties hereto have executed this Amendment No. 2 on the date and year first-above written.

CITY:

CITY OF CARSON, a municipal corporation
Lifla Davis-Holmes, Mayor A
ATTEST: a
Dr. Khaleah K. Bradshaw. City Cler
APPROVED AS TO FORM: ALESHIRE & WYNDER. LLP
a hha tb
ae o
Sunny K. Soltani, City Attorney
[vasirj!|
CONSULTANT:

TOTUM CC a California corporation
By: 7
8Name DANNY) KPAMT
Title: PRESS
| Min¬. G1getd ZAVO TA
Title: cep
Two corporate officer signatures required when Consultant is a corporation, with one signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President: and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. CONSULTANT'S SIGNATURES

SHALL BE DULY NOTARIZED, AND APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS

MAY BE REQUIRED BY THE BYLAWS, ARTICLES OF INCORPORATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO CONSULTANT'S BUSINESS ENTITY. 01007.0006 2010438.3 4
II.

UI.

EXHIBIT <C=

SCHEDULE OF COMPENSATION
This Schedule of Compensation governs Consultant9s compensation in the event the Consultant performs services pursuant to a Notice to Proceed on a Task Order. This Agreement does not guarantee that Consultant will be selected to perform services on Task Orders.

The not to exceed compensation amounts are as follows:

January |, 2024 through June 30, 2024 - $94,250.00
July 1, 2024 through June 30, 2025 4 $592,270.00
July 1, 2025 through June 30, 2026 4 $496445.00 $546,115.00 Total: $882,635.00 $1,232,635.00
July 1, 2026 through June 30, 2027 4 $200,037.00 (extension period) July 1, 2027 through June 30, 2028 4 $204,038.00 (extension period) Consultant responding to the City9s request for proposals on a project-specific Task Order shall establish a Task Budget for the Task Order, identifying the subtasks based on the time and rates of the personnel performing the subtasks, and itemizing all materials and equipment utilized and the costs thereof. If payment is to be made other than at completion of the services, then the phases of the performance and percentage of payment due shall also be shown in the Task Proposal. Consultant9s proposals on Task Orders shall be based on hourly rates identical to the rates attached as Exhibit C-1.

The City will compensate Consultant for the Services performed upon submission of a valid invoice. Each invoice is to include:

A. Line items for all personnel describing the work performed, the number of hours worked, and the hourly rate.

B. Line items for all materials and equipment properly charged to the Services.

C. Line items for all other approved reimbursable expenses claimed, with supporting documentation.

D. Line items for all approved subcontractor labor, supplies, equipment, materials, and travel properly charged to the Services.
01007.0006 2010438.3
IV. The total compensation for the Services shall not exceed $882,635.00 3/,232,635.00 as provided in Section 2.1 of this Agreement.

V. The Consultant9s billing rates for all personnel are attached as Exhibit C-1. 01007.0006 2010438.3
4 Ss ®
ACCORD
i CERTIFICATE OF LIABILITY INSURANCE

DATE (MMI/DD/YYYY)
6/5/2025
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.

IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s).

PRODUCER
AssuredPartners Design Professionals Insurance Services, LLC 3697 Mt. Diablo Blvd Suite 230
Lafayette CA 94549
CONTACT NAME: _ Sandy Peters
(Ale No, Ext). 626-696-1901 (AiG, No): E-MAIL , Appress: [email protected] INSURER(S) AFFORDING COVERAGE NAIC #
License#: 6003745] INSURERA: Travelers Property Casualty Company of America 25674 INSURED . TOTUCOR-0O1! suReR B: Aspen American Insurance Company 43460 Totum Corporation ; ; INSURER C: The Travelers Indemnity Company of Connecticut 25682 310 351-0138 15130 Ventura Blvd., Unit A
Sherman Oaks CA 91403
INSURER D :

INSURER E :

INSURER F :

COVERAGES CERTIFICATE NUMBER: 31401429 REVISION NUMBER:

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.

INSR ADDL|SUBRI POLICY EFF | POLICY EXP LTR TYPE OF INSURANCE INSD | WvD POLICY NUMBER (MM/DDIYYYY) | (MM/DD/YYYY) LIMITS Cc | X | COMMERCIAL GENERAL LIABILITY Y | Y | 68015745121 6/5/2025 6/5/2026 | EACH OCCURRENCE $ 2,000,000 DAMAGE TO RENTED CLAIMS-MADE OCCUR PREMISES (Ea occurrence) $ 1,000,000 X | Contractual Liab MED EXP (Any one person) _| $ 10,000 Included PERSONAL & ADV INJURY _ | $2,000,000
GEN'L AGGREGATE LIMIT APPLIES PER: GENERAL AGGREGATE $ 4,000,000 POLICY FRO [] Loc PRODUCTS - COMP/OP AGG | $4,000,000
OTHER: $
C | AUTOMOBILE LIABILITY y | Y | BA8R387030 6/5/2025 6/5/2026 FEO BINED SINGLE LIMIT $ 1,000,000 ANY AUTO BODILY INJURY (Per person) | $
OWNED SCHEDULED ; oe ce «| Vege BODILY INJURY (Per accident) | s X | HIRED X | NON-OWNED PROPERTY DAMAGE 5
AUTOS ONLY AUTOS ONLY (Per accident)
$
UMBRELLA LIAB OCCUR EACH OCCURRENCE $
EXCESS LIAB CLAIMS-MADE AGGREGATE s
DED | RETENTION S $
A |WORKERS COMPENSATION Y | UB3J306445 6/5/2025 esi2026 |X | EER ure | | a AND EMPLOYERS' LIABILITY YIN ANYPROPRIETOR/PARTNER/EXECUTIVE E.L. EACH ACCIDENT $ 1,000,000 OFFICER/MEMBEREXCLUDED? [| NIA (Mandatory in NH) E.L. DISEASE - EA EMPLOYEE| $ 1,000,000 If yes, describe under
DESCRIPTION OF OPERATIONS below E.L, DISEASE - POLICY LIMIT | $ 1,000,000 B_ | Professional Liability AAAE10078806 6/5/2025 6/5/2026 Per Claim $2,000,000 Aggregate Limit $2,000,000
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required) Insured owns no company vehicles; therefore, hired/non-owned auto is the maximum coverage that applies.

Re: All Operations of the Named Insured.

City of Carson, its elected and appointed officers, employees, volunteers and agents are named as an additional insured as respects general liability and auto liability as required per written contract. General Liability is Primary/Non-Contributory per policy form wording. Insurance coverage includes waiver of subrogation per the attached endorsement(s).

CERTIFICATE HOLDER CANCELLATION 30 Day Notice of Cancellation Insurance Approved
DJ City of Carson
701 E Carson Street 7/7/2025
Carson CA 90745

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE

THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS.

RIZED REPRESENTATIVE AU
Feters
ACORD 25 (2016/03)
© 1988-2015 ACORD CORPORATION. All rights reserved.

The ACORD name and logo are registered marks of ACORD
6801745121 COMMERCIAL GENERAL LIABILITY
POLICY NUMBER:

THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

ADDITIONAL INSURED 4 OWNERS, LESSEES OR
CONTRACTORS 4 COMPLETED OPERATIONS
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITY COVERAGE PART

SCHEDULE
Name Of Additional Insured Person(s) Or Organization(s):

Any person or organization that you agree in a written contract to include as an additional insured on this Coverage Part for <bodily injury" or "property damage= included in the "products- completed operations hazard", provided that such contract was signed and executed by you before, and is in effect when, the bodily injury or property damage occurs.

Location And Description Of Completed Operations
Any project to which an applicable contract described in the Name of Additional Insured Person(s) or Organization(s) section of this Schedule applies.

Information required to complete this Schedule, if not shown above, will be shown in the Declarations.

Section Il 4 Who Is An Insured is amended to in- location designated and described in the schedule of clude as an additional insured the person(s) or or- this endorsement performed for that additional in- ganization(s) shown in the Schedule, but only with sured and included in the "products-completed opera- respect to liability for <bodily injury" or "property dam- tions hazard". age" caused, in whole or in part, by "your work" at the CG 20 37 07 04 06/05/2025 © ISO Properties, Inc., 2004 Page 1 of 1 CG T8 OX XX XX
DATE OF ISSUE:
68014745121

COMMERCIAL GENERAL LIABILITY

POLICY NUMBER
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

ADDITIONAL INSURED 4 OWNERS, LESSEES OR
CONTRACTORS 4 SCHEDULED PERSON OR

ORGANIZATION
This endorsement modifies insurance provided under the following:

COMMERCIAL GENERAL LIABILITY COVERAGE PART

SCHEDULE
Names of Additional Insured Person(s) or Organization(s):

Any person or organization that you agree in a written contract to include as an additional insured on this Coverage Part, provided that such written contract was signed by you before, and is in effect when, the <bodily injury" or "property damage" occurs or the "personal injury" or <advertising injury" offense is committed.

Location of Covered Operations:

Any project to which a written contract with the Additional Insured Person(s) or Organization(s) in the Schedule applies.
(Information required to complete this Schedule, if not shown above, will be shown in the Declarations.) A. Section Il 4 Who Is An Insured is amended to in- This insurance does not apply to "bodily injury" or clude as an additional insured the person(s) or
organization(s) shown in the Schedule, but only
with respect to liability for "bodily injury", "property damage", <personal injury= or <advertising injury"
caused, in whole or in part, by:

1. Your acts or omissions; or

2. The acts or omissions of those acting on your
behalf;
in the performance of your ongoing operations for
the additional insured(s) at the location(s) desig-
nated above.
. With respect to the insurance afforded to these
additional insureds, the following additional exclu-
sions apply:
"property damage" occurring, or <personal injury=
or <advertising injury= arising out of an offense
committed, after:

1. All work, including materials, parts or equip-
ment furnished in connection with such work,
on the project (other than service, mainte-
nance or repairs) to be performed by or on
behalf of the additional insured(s) at the loca-
tion of the covered operations has been com-
pleted; or

2. That portion of "your work" out of which the
injury or damage arises has been put to its in-
tended use by any person or organization
other than another contractor or subcontrac-
tor engaged in performing operations for a
principal as a part of the same project.

CG D3 61 03 05 Copyrigh? S688 The St. Paul Travelers Companies, Inc. All rights reserved.

CG T8 0X XX XX__ Includes copyrighted material of Insurance Services Office, Inc. with its permission.

DATE OF ISSUE:

Policy # s801/745121

COMMERCIAL GENERAL LIABILITY
c. Method Of Sharing
If all of the other insurance permits contribution
by equal shares, we will follow this methad also.

Under this approach each insurer contributes
equal amounts until it has paid its applicable
limit of insurance or none of the loss remains,
whichever comes first.
lf any of the other insurance does not permit
contribution by equal shares, we will contribute
by limits. Under this method, each insurer's
share is based on the ratio of its applicable limit
of insurance to the total applicable limits of
insurance of all insurers.

Primary And Non-Contributory insurance lf
Required By Written Contract
If you specifically agree in a written contract or
agreement that the insurance afforded to an
insured under this Coverage Part must apply on
a primary basis, or a primary and non-
contributory basis, this insurance is primary to
other insurance that is available to such insured
which covers such insured as a named insured,
and we will not share with that other insurance,
provided that:
(1) The "bodily injury" or "property damage" for
which coverage is sought occurs; and
(2) The "personal and advertising injury" for
which coverage is sought is caused by an
offense that is committed:
subsequent to the signing of that contract or
agreement by you.

5. Premium Audit
a. We will compute all premiums for this Coverage
Part in accordance with our rules and rates.
b. Premium shown in this Coverage Part as
advance premium is a deposit premium only. At
the close of each audit period we will compute
the earned premium for that period and send
notice to the first Named Insured. The due date
for audit and retrospective premiums is the date
shown as the due date on the bill. lf the sum of
the advance and audit premiums paid for the
policy period is greater than the earned
premium, we will return the excess to the first
Named Insured.
c. The first Named Insured must keep records of
the information we need for premium
computation, and send us copies at such times
as we may request.

6. Representations
By accepting this policy, you agree:
ae.
a. The statements in the Declarations are
accurate arid complete:
b. Those statements are based
representations you made to us: and
c. We have issued this policy in reliance upon
your representations.

The unintentional omission of, or unintentional error
in, any information provided by you which we relied
upon in issuing this policy will not prejudice your
rights under this insurance. However, this provision
does not affect our right to collect additional
premium or to exercise our rights of cancellation or
nonrenewal in accordance with applicable insurance
laws or regulations.

Separation Of Insureds
Except with respect to the Limits of Insurance, and
any rights or duties specifically assigned in this
Coverage Part to the first Named Insured, this
insurance applies:
a. As if each Named Insured were the only
Named Insured; and
b. Separately to each insured against whom claim
is made or "suit" is brought.

Transfer Of Rights Of Recovery Against Others
To Us
If the insured has rights to recover all or part of any payment we have made under this Coverage Part,
those rights are transferred to us. The insured must
do nothing after loss to impair them. At our request,
the insured will bring "suit" or transfer those rights
to us and help us enforce them.

When We Do Not Renew
If we decide not to renew this Coverage Part, we will
mail or deliver to the first Named Insured shown in
the Declarations written notice of the nonrenewal
not less than 30 days before the expiration date.

If notice is mailed, proof of mailing will be sufficient proof of notice.
upon
SECTION V 4 DEFINITIONS

1. © 2017 The Travelers Indemnity Company. All rights reserved. "Advertisement" means a notice that is broadcast or
published to the general public or specific market
segments about your goods, products or services
for the purpose of aittraciing customers or
supporters. For the purposes of this definition:
a. Notices that are published include material
placed on the Intemet or on similar electronic
means of communication; and
b. Regarding websites, only that part of a website
that is about your goods, products or services
for the purposes of atiracting customers or
supporters is considered an advertisement.

CG T1 00 02 19
Includes copyrighted material of Insurance Services Office, Inc. with its permission.

CG D3 79 02 19
Policy # 68015745121
occupational therapist or occupational
therapy assistant, physical therapist or
speech-language pathologist; or
First aid or "Good Samaritan services"
by any of your "employees" or "volunteer
workers", other than an employed or
volunteer doctor. Any such "employees"
or "volunteer workers" providing or failing
to provide first aid or "Good Samaritan
services= during their work hours for you
will be deemed to be acting within the
scope of their employment by you or
performing duties related to the conduct
of your business.

3. The following replaces the last sentence of
Paragraph 5. of SECTION III -4 LIMITS OF
INSURANCE:

For the purposes of determining the
applicable Each Occurrence Limit, all related
acts or omissions committed in providing or
failing to provide "incidental medical
services", first aid or "Good Samaritan
services" to any one person will be deemed
to be one "occurrence".

4. The following exclusion is added to
Paragraph 2., Exclusions, of SECTION | -

COVERAGES - COVERAGE A - BODILY

INJURY AND PROPERTY DAMAGE
LIABILITY:

Sale Of Pharmaceuticals
"Bodily injury" or "property damage" arising
out of the violation of a penal statute or
Ordinance relating to the sale of
pharmaceuticals committed by, or with the
knowledge or consent of the insured.

5. The following is added to the DEFINITIONS
Section:
"Incidental medical services" means:
a. Medical, surgical, dental, laboratory, x-
ray or nursing service or treatment,
advice or instruction, or the related
furnishing of food or beverages; or
b. The furnishing or dispensing of drugs or
medical, dental, or surgical supplies or
appliances.

6. The following is added to Paragraph 4.b.,
Excess Insurance, of SECTION IV

COMMERCIAL GENERAL LIABILITY
CONDITIONS:

This insurance is excess over any valid and
collectible other insurance, whether primary,
excess, contingent or on any other basis,
(b)
K.

L.
4> M.
© 2017 The Travelers Indemnity Company. All rights reserved.

Includes copyrighted material of Insurance Services Office, Inc. with its permission.

COMMERCIAL GENERAL LIABILITY
that is available to any of your "employees"
for "bodily injury" that arises out of providing
or failing to provide "incidental medical
services" to any person to the extent not
subject to Paragraph 2.a.(1) of Section II 4
Who Is An Insured.

MEDICAL PAYMENTS 4- INCREASED LIMIT
The following replaces Paragraph 7.

SECTION Ill 4 LIMITS OF INSURANCE:

7. Subject to Paragraph 5. above, the Medical
Expense Limit is the most we will pay under
Coverage C for all medical expenses
because of "bodily injury" sustained by any
one person, and will be the higher of:
a. $10,000; or
b. The amount shown in the Declarations of
this Coverage Part for Medical Expense
Limit.

AMENDMENT OF EXCESS INSURANCE
CONDITION 4 PROFESSIONAL LIABILITY
is added to Paragraph 4.b.,
of
The following
Excess Insurance, of SECTION IV -

COMMERCIAL GENERAL LIABILITY
CONDITIONS:

This insurance is excess over any of the other
insurance, whether primary, excess, contingent
or on any other basis, that is Professional
Liability or similar coverage, to the extent the
loss is not subject to the professional services
exclusion of Coverage A or Coverage B.

BLANKET WAIVER OF SUBROGATION

WHEN REQUIRED BY WRITTEN CONTRACT

OR AGREEMENT
The following is added to Paragraph 8., Transfer
Of Rights Of Recovery Against Others To Us,
of SECTION IV 4 COMMERCIAL GENERAL
LIABILITY CONDITIONS:

If the insured has agreed in a written contract or
agreement to waive that insured9's right of
recovery against any person or organization, we
waive our right of recovery against such person
or organization, but only for payments we make
because of:
a. "Bodily injury" or "property damage" that
occurs; or
b. "Personal and advertising injury" caused by
an offense that is committed;
subsequent to the signing of that contract or
agreement.

PaeN TRAVELERS | WORKERS BOMPERSATION

EMPLOYERS LIABILITY POLICY
ENDORSEMENT WC 99 03 76( A)-
POLICY NUMBER: UB3J306445

WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS
ENDORSEMENT 4 CALIFORNIA
(BLANKET WAIVER)
We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule.

The additional premium for this endorsement shall be % of the California workers' compensation pre- mium.

Schedule
Person or Organization Job Description
Any Person or organization for which the insured has agreed by written contract executed prior to loss to furnish this waiver.

This endorsement changes the policy to which it is attached and is effective on the date issued unless otherwise stated.
(The information below is required only when this endorsement is issued subsequent to preparation of the policy.) Sancti L tens
Insurance Company Countersigned by
Travelers Property Casualty Company of America
DATE OF ISSUE: 6/5/2025 Page 1 of 1
Policy # BA8R387030 COMMERCIAL AUTO
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

BLANKET WAIVER OF SUBROGATION
This endorsement modifies insurance provided under the following:

AUTO DEALERS COVERAGE FORM

BUSINESS AUTO COVERAGE FORM

MOTOR CARRIER COVERAGE FORM
The following replaces Paragraph A.5., Transfer of
Rights Of Recovery Against Others To Us, of the
CONDITIONS Section:

5. Transfer Of Rights Of Recovery Against Oth-
ers To Us
We waive any right of recovery we may have
against any person or organization to the extent
required of you by a written contract executed
prior to any "accident" or "loss", provided that the
"accident" or "loss" arises out of the operations
contemplated by such contract. The waiver ap-
plies only to the person or organization desig-
nated in such contract.

CA T3 40 02 15 © 2015 The Travelers Indemnity Company. All rights reserved. Page 1 of 14 Includes copyrighted material of Insurance Services Office, Inc. with its permission.

Policy: BA8R387030 COMMERCIAL AUTO
THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY.

BLANKET ADDITIONAL INSURED
This endorsement modifies insurance provided under the following:

BUSINESS AUTO COVERAGE FORM

MOTOR CARRIER COVERAGE FORM
The following is added to Paragraph c. in A.1., Who
Is An Insured, of SECTION Il - COVERED AUTOS
LIABILITY COVERAGE in the BUSINESS AUTO
COVERAGE FORM and Paragraph e. in A.1., Who Is
An Insured, of SECTION Il - COVERED AUTOS
LIABILITY COVERAGE in the MOTOR CARRIER
COVERAGE FORM, whichever Coverage Form is
part of your policy:

This includes any person or organization who you are
required under a written contract or agreement
CA T4 37 02 16 © 2016 The Travelers Indemnity Company. All rights reserved. between you and that person or organization, that is
signed by you before the "bodily injury" or "property
damage" occurs and that is in effect during the policy
period, to name as an additional insured for Covered
Autos Liability Coverage, but only for damages to
which this insurance applies and only to the extent of
that person's or organization's liability for the conduct of another "insured".

Includes copyrighted material of Insurance Services Office, Inc. with its permission. 01007.0006 2089066.3 1

AMENDMENT NO. 3

TO AGREEMENT FOR CONTRACT SERVICES
THIS AMENDMENT NO. 3 TO THE AGREEMENT FOR CONTRACT
SERVICES (“Amendment No. 3”) by and between the CITY OF CARSON, a California municipal corporation (“City”) and TOTUM CORP , a California corporation (“Consultant”), is effective as of the ___ day of March , 2026. City and Consultant are sometimes hereinafter individually referred to as “Party” and collectively referred to as the “Parties.”

RECITALS
A. City and Consultant entered into that certain Agreement for Contract Services dated December 19, 2023 (“Agreement”), whereby Consultant agreed to provide City construction management and inspection services on an on- call basis for a two and one -half year term commencing January 1, 2024 and expiring June 30, 2026, for $482,635.00, with two additional options to extend by one year each.

B. Since commencement of the Term, Consultant has been selected and tasked to oversee the construction of Foisia Park and Carriage Crest Park (“Additional Services”) , and as such, an additional $400,000.00 was allocated to this Agreement to allow Consultant to perform such services through June 30, 2025.

C. The Parties entered into an amendment to the Agreement dated January 21, 2025 (“Amendment No. 1 ”) to specifically prescribe the Additional Services for an additional $400,000.00, thereby increasing the Contract Sum from $482,635.00 to $882,635.00, for that purpose.

D. The Parties entered into an amendment to the Agreement dated July 1, 2025 (“Amendment No. 2”) to increase the contract amount by $350,000.00, raising the total Contract Sum from $882,635.00 to $1,232,635.00, to cover the additional cost of services. These services include continued oversight of the project’s implementation in accordance with approved plans and specifications, adherence to construction schedules, compliance with City and safety regulations, inspection of construction quality, and coordination with stakeholders to ensure timely delivery.

E. The Parties now wish to amend the Agreement to extend the Term through December 3 0, 2026, with an increase in total compensation of $250,000.00, raising the total Contract Sum from $1,232,635.00 to $1,482,635.00 to continue providing construction management and inspection services.

TERMS

1. Recitals. The Recitals set forth above are incorporated into and are a part of this Amendment No. 3.

01007.0006 2089066.3 2

2. Terms and Definitions. All words, terms, and phrases used or referenced in this Amendment No. 3, not expressly defined in this Amendment No. 3, shall have the same meaning ascribed to them in the Agreement.

3. Contract Changes . The Agreement is amended as provided herein (added text shown in bold italics, deleted text in strikethrough font).

A. Section 2.1 (Contract Sum) of the Agreement is hereby amended to read in its entirety as follows:
“2.1 Contract Sum.

Subject to any limitations set forth in this Agreement, City agrees to pay Consultant the amounts specified in the “Schedule of Compensation” attached hereto as Exhibit “C” and incorporated herein by this reference. The total compensation, including reimbursement for actual expenses, shall not exceed One Million Two Four Hundred Thirty Eighty Two Thousand, Six Hundred Thirty Five Dollars and Zero Cents ($1,482,635.00 1,232,635.00) (the “Contract Sum”), unless additional compensation is approved pursuant to Section 1.8. In the event City elects to exercise its options to extend the Term pursuant to Section 3.4 hereof, the Contract Sum will increase consistent with the additional not to exceed compensation applicable to each Extension Term, as set out in in Exhibit “C.”” B. Section 3.4 (Term) of the Agreement is hereby amended to read in its entirety as follows:

“3.4 Term.

Unless earlier terminated in accordance with Article 7 of this Agreement, this Agreement shall continue in full force and effect until completion of the services commencing January 1, 2024 and expiring June 30 December 3 0, 2026, except as otherwise provided in the Schedule of Performance (Exhibit “D”). The City may, at its sole discretion, elect to extend the Term by up to one and half (1.5) years commencing December 31, 2026 through two (2) additional one-year terms: a first term of six (6) months and a second term of one (1) year (each, an “Extension Term”). The pricing to be applied for each Extension Term is listed in Exhibit “C.””

C. Exhibit C (Schedule of Compensation) of the Agreement is hereby amended to read in its entirety as follows:

See attached.

4. Continuing Effect of Agreement. Except as amended by this Amendment No. 3, all provisions of the Agreement, Amendment No. 1, and Amendment No. 2 shall remain unchanged and in full force and effect. From and after the date of this Amendment No. 3, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement, as amended by Amendment No. 1, Amendment No. 2, and this Amendment No. 3 to the Agreement. 01007.0006 2089066.3 3

5. Affirmation of Agreement; Warranty Re Absence of Defaults. City and Consultant each ratify and reaffirm each and every one of the respective rights and obligations arising under the Agreement, Amendment No. 1 and Amendment No. 2. Each party represents and warrants to the other that there have been no written or oral modifications to the Agreement other than as provided herein, Amendment No. 1 and Amendment No. 2. Each party represents and warrants to the other that the Agreement is currently an effective, valid, and binding obligation.

Consultant represents and warrants to City that, as of the date of this Amendment No. 3, City is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

City represents and warrants to Consultant that, as of the date of this Amendment No. 3, Consultant is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

6. Adequate Consideration. The parties hereto irrevocably stipulate and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment No. 3.

7. Authority. The persons executing this Amendment No. 3 on behalf of the parties hereto warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Amendment No. 3 on behalf of said party, (iii) by so executing this Amendment No. 3, such party is formally bound to the provisions of this Amendment No. 3, and (iv) the entering into this Amendment No. 3 does not violate any provision of any other agreement to which said party is bound.

8. Counterparts. This Amendment No. 3 may be executed in any number of counterparts and each of such counterparts shall for all purposes be deemed to be an original, whether the signatures are originals, electronic, facsimiles or digital. All such counterparts shall together constitute but one and the same Amendment No. 3. [SIGNATURES ON FOLLOWING PAGE]

01007.0006 2089066.3 4

IN WITNESS WHEREOF, the parties hereto have executed this Amendment No. 3 on the date and year first-above written.

CITY:

CITY OF CARSON, a municipal corporation

Lula Davis-Holmes, Mayor
ATTEST:

Dr. Khaleah K. Bradshaw, City Clerk
APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP

Sunny K. Soltani, City Attorney
[pks; rjl]

CONSULTANT:

TOTUM CORP, a California corporation

By:

Name:

Title:

By:

Name:

Title:

Two corporate officer signatures required when Consultant is a corporation, with one signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. APPROPRIATE ATTESTATIONS

SHALL BE INCLUDED AS MAY BE REQUIRED BY THE BYLAWS, ARTICLES OF INCORPORATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO CONSULTANT’S BUSINESS ENTITY. 01007.0006 2089066.3

EXHIBIT “C”

SCHEDULE OF COMPENSATION
I. This Schedule of Compensation governs Consultant’s compensation in the event the Consultant performs services pursuant to a Notice to Proceed on a Task Order. This Agreement does not guarantee that Consultant will be selected to perform services on Task Orders.

The not to exceed compensation amounts are as follows:

January 1, 2024 through June 30, 2024 - $94,250.00
July 1, 2024 through June 30, 2025 – $592,270.00
July 1, 2025 through DecemberJune 30, 2026 – $796,115.00$546,115.00

Total: $1,232,635.00 $1,482,635.00
JulyDecember 31, 2026 through June 30, 2027 – $100,018.50200,037.00 (extension period)
July 1, 2027 through June 30, 2028 – $204,038.00 (extension period) II. Consultant responding to the City’s request for proposals on a project -specific Task Order shall establish a Task Budget for the Task Order, identifying the subtasks based on the time and rates of the personnel performing the subtasks, and itemizing all materials and equipment utilized and the costs thereof. If payment is to be made other than at completion of the services, then the phases of the performance and percentage of payment due shall also be shown in the Task Proposal. Consultant’s proposals on T ask Orders shall be based on hourly rates identical to the rates attached as Exhibit C-1.

III. The City will compensate Consultant for the Services performed upon submission of a valid invoice. Each invoice is to include:

A. Line items for all personnel describing the work performed, the number of hours worked, and the hourly rate.

B. Line items for all materials and equipment properly charged to the Services.

C. Line items for all other approved reimbursable expenses claimed, with supporting documentation.

D. Line items for all approved subcontractor labor, supplies, equipment, materials, and travel properly charged to the Services.
01007.0006 2089066.3

IV. The total compensation for the Services shall not exceed $1,482,635.00 1,232,635.00 as provided in Section 2.1 of this Agreement.

V. The Consultant’s billing rates for all personnel are attached as Exhibit C-1.

CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Tuesday, March 17, 2026, 5:00 PM
CONSENT 24. To: Honorable Mayor and City Council From: Dr. Arlington Rodgers, Director of Public Works PW Engineering Subject: CONSIDER APPROVAL OF AMENDMENT NO. 1 TO THE AGREEMENT WITH PCN3, INC. FORPROJECT NO. 1726 – COMMUNITY CENTER COURTYARD AND EAST PARKING LOT IMPROVEMENTS, ANDADOPTION OF RESOLUTION NO. 26-024 AMENDING THE FISCAL YEAR 2025-2026 BUDGET IN THEGENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND CAPITAL IMPROVEMENTPROGRAM (CIP) FUND (CITY COUNCIL) I. SUMMARY
On September 17, 2024, the City Council approved a construction contract with PCN3, Inc. for Project No. 1726 - Community Center Courtyard and East Parking Lot Improvements in the amount of $9,989,558.13. This project includes improvements to the Community Center courtyard and the adjacent East Parking Lot, which are important public spaces used by residents and visitors for community events, recreation, and access to City facilities. At the time the contract was awarded, the City Council did not authorize contingency funds for the project. Contingency funds are typically set aside to address unexpected conditions or changes that may arise during construction. As construction progressed, several unforeseen conditions were encountered that could not have been fully identified during the design phase. These conditions required immediate attention in order to maintain construction progress and keep the project moving according to schedule. The issues encountered included conflicts with existing underground utilities such as storm drain and water lines, which required adjustments to ensure the new improvements could be safely installed. In addition, irrigation systems had to be relocated, hazardous materials were identified and removed, and additional structural support was needed in certain areas to ensure the long-term stability of the improvements.

Other construction adjustments included modifications to site grading i.e., the shaping and leveling of the ground, replacement of certain sections of concrete that did not meet project requirements, and other design clarifications that became necessary once construction activities began. In addition, several improvements were added to the project in order to enhance functionality and coordination with surrounding facilities. These additions included the construction of the North Entrance Plaza and installation of additional communication conduit, which provides important underground pathways for future communication and technology infrastructure. Because these conditions and adjustments were not known at the time the original construction contract was awarded, additional work was required beyond the scope of the original contract. As a result, additional funding is necessary to compensate the contractor for the extra work that has been completed to address these issues and ensure the project is built properly.

Consequently, staff is requesting that the City Council approve the proposed Amendment No. 1 to the construction agreement with PCN3, Inc. in the amount of $461,614.28. This amendment will cover the costs associated with the design revisions, unforeseen construction conditions, and additional work required to complete the project improvements (Exhibit No. 1). A detailed breakdown of the additional costs and related construction items is provided in Exhibit No. 3.

II. RECOMMENDATION
TAKE the following actions:

1. APPROVE the proposed Amendment No. 1 to the Public Works Agreement with PCN3, Inc. in the amount of $461,614.28 to cover costs associated with design revisions, unforeseen construction conditions, and additional work performed during construction;

2. Adopt Resolution No. 26-024, titled “A RESOLUTION OF THE CITY OF CARSON CITY COUNCIL AMENDING THE FISCAL YEAR 2025-2026 BUDGET IN THE GENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND THE CAPITAL IMPROVEMENT PROGRAM (CIP) FUND,” to increase the budget authority for Project PW1725 by $461,614.28 (Exhibit No. 2);

3. AUTHORIZE the Mayor to execute the proposed Amendment No. 1 to the agreement with PCN3, Inc., subject to approval as to form by the City Attorney; and,

4. AMEND the Fiscal Year 2025-2026 Capital Improvement Program (CIP) Plan to reflect the updated project funding for this project (Exhibit No. 4).

III. ALTERNATIVES

1. DO NOT APPROVE Amendment No. 1; however, staff will not have sufficient funding available to complete the full scope of work associated with Project No. 1726 - Community Center Courtyard and East Parking Lot Improvements.

2. TAKE any other action the City Council deems appropriate and consistent with applicable law.

IV. BACKGROUND
On September 17, 2024, the City Council approved a construction contract with PCN3, Inc. for Project No. 1726 – Community Center Courtyard and East Parking Lot Improvements in the amount of $9,989,558.13. At the time the contract was awarded, a construction contingency fund was not included for the project. A contingency is typically set aside to address unexpected conditions or adjustments that may arise during construction. The professional design services for the project, including preparation of the Plans, Specifications, and Engineer’s Estimates (PS&E), the detailed drawings and construction documents used to build the project, were provided by ADL Planning Inc., which served as the project’s landscape architect and engineering consultant.

Project No. 1726 is included in the City’s Fiscal Year 2024-2025 Capital Improvement Program (CIP). For reference only, the CIP is the City’s long-term plan for constructing and improving public facilities and infrastructure throughout the community. The goal of this particular project is to enhance the Community Center and surrounding areas by creating a flexible outdoor gathering space that can accommodate performances, community events, and other public activities. Key elements of the project included the construction of a 1,000-square-foot outdoor stage for an amphitheater, a new audience seating area, and a pergola structure adjacent to the audience area near Hall A to provide shade and visual interest. The project also includes the remodeling and expansion of the existing courtyard outside Room 107, which incorporates new landscaping features, including a decorative waterfall element and pergola. Additional improvements include new decorative paving and hardscape, landscaping and irrigation, site lighting, and the reconfiguration of the East Parking Lot at the Carson Event Center to create an open and flexible space that can be used for outdoor community events.

During construction, several unforeseen conditions were encountered that could not be fully identified during the design phase of the project. In order to keep the project moving forward and meet the established construction schedule, including the timeline associated with the project’s planned grand opening, staff worked closely with department leadership and authorized the contractor to proceed with certain additional work that was necessary to avoid delays and prevent higher costs later in the project. The design revisions and unforeseen conditions addressed during construction included several technical and site-related adjustments. For example, irrigation systems serving areas outside the construction zone needed to remain operational during construction, which required installation of temporary bypass connections. Additional structural footing support was required for a parking lot light pole foundation that was discovered during excavation work. Some areas of decorative stamped concrete outside the originally planned construction limits also had to be removed and replaced to ensure a consistent and safe finished surface for the community. In addition, certain originally bid items, such as a prefabricated storage shed and directional signage, were removed from the project scope of work.

Other improvements were added to enhance the functionality and overall appearance of the facility. These include construction of a new North Entrance Plaza, which serves as a welcoming gateway to both the courtyard and the amphitheater venue. Additional underground conduit was installed to accommodate Information Technology communication lines, replacing an existing cable that had been directly buried in the ground. During construction, hazardous asbestos-containing materials were also encountered and safely removed and disposed of in accordance with appropriate environmental regulations.

Additional adjustments were necessary to address conflicts with underground utilities and drainage systems.

These included modifications to existing storm drain systems to integrate with the newly designed drainage infrastructure, realignment of an existing 21-inch storm drain pipe that was not accurately shown on the original plans and conflicted with the new infiltration system, and relocation of an existing 4-inch copper water main that conflicted with the foundations for the project’s shade sail structures. Structural adjustments were also required after shop drawings confirmed the final dimensions of certain architectural elements, which required the addition of two columns and associated foundations.

Other field adjustments included relocating and repairing irrigation systems affected by grading and new concrete work, removing and replacing additional concrete in several areas including the North Entrance Plaza and the Daycare area, and waterproofing certain concrete masonry unit (CMU) foundation walls. Additional work was also required to modify pergola foundations that conflicted with nearby retaining wall construction, install additional reinforced concrete slabs beneath decorative pavers, and provide extra mesh screening and handrails in areas where site elevations differed from the original design drawings. Grading adjustments were also needed in the Xeriscape landscaping area due to unexpected elevation differences. Finally, several bid items required quantity adjustments once actual field conditions were confirmed.

These conditions were identified during construction and the additional work was determined to be necessary to ensure the facility operates safely and efficiently. In many cases, addressing these issues during construction was much more practical and cost-effective than postponing the work to a later phase. Some conditions simply could not be fully identified during the design phase of the project and required adjustments once construction activities exposed the underlying site conditions. These changes were necessary to maintain structural integrity, ensure public safety, and deliver a fully functional facility for community use.

Overall, Project No. 1726 represents a significant improvement to the Community Center and East Parking Lot.

The project creates a flexible outdoor amphitheater venue, enhances the courtyard with upgraded amenities, and provides a more adaptable space that can accommodate a wide variety of community events and activities.

Construction of the project is substantially complete. The only remaining item is the fabrication and installation of the architectural louvers, which are custom-designed shade elements that require a longer manufacturing timeline.

Installation of the louvers is currently anticipated to be completed in May 2026. In the meantime, professionally installed temporary shade coverage has been put in place to provide shade and ensure the space can continue to be used comfortably until the permanent louvers are installed.

Consequently, to address the additional work performed during construction, staff recommends that the City Council approve the proposed Amendment No. 1 to the construction agreement with PCN3, Inc. in the amount of $461,614.28. This amendment will provide the funding necessary to compensate the contractor for the unforeseen conditions, design revisions, and additional work required to successfully complete the project.

V. FISCAL IMPACT
If the City Council approves the proposed amendment, the additional $461,614.28 will be added to the existing construction contract with PCN3, Inc. This would increase the total contract amount from $9,989,558.13 to a new total not-to-exceed amount of $10,451,172.41. Funding for this amendment is already available within the City’s adopted Fiscal Year 2025-2026 Budget. Specifically, the funds are included in the Engineering Professional Services account (Account No. 101-80-820-101-6004), which is used to support engineering and construction- related project services within the City’s Capital Improvement Program. Because these funds have already been allocated in the adopted budget, approval of this proposed amendment will not require any additional budget appropriation. Consequently, if approved by the Council, the requested $461,614.28 will be formally added to the project budget in accordance with the attached Resolution No. 26-024, which authorizes the use of these funds for the project.

At the start of the fiscal year, the adopted budget for project PW1726 – Community Center Courtyard and East Parking Lot Improvements, was $7,662,020.29. With the addition of the proposed amendment, the fiscal year budget will be revised to $8,123,634.57.

VI. EXHIBITS

1. Proposed Contract Amendment No. 1

2. Resolution No. 26-024

3. Balancing Change Order No. 1

4. Amended FY 25/26 CIP Plan

Attachments
Exhibit 1 - Contract Amendment No. 1
Exhibit 2 - Budget Resolution 26-024
Exhibit 3 - Balancing Change Order No. 1
Exhibit 4 - Amended FY 25/26 CIP Plan
01007.0006 2097262.5
AMENDMENT NO. 1

TO PUBLIC WORKS AGREEMENT
THIS AMENDMENT TO THE PUBLIC WORKS AGREEMENT (“Amendment”) by and between the CITY OF CARSON, a California municipal corporation (“City”) and PCN3, INC., a California corporation (“Contractor”), is effective as of the ___ day of March, 2026. City and Contractor are sometimes hereinafter individually referred to as “Party” and hereinafter collectively referred to as the “Parties.”

RECITALS

A. City and Contractor entered into that certain Public Works Agreement dated September 23, 2024 (“Agreement”), whereby Contractor agreed to provide constructions services in connection with City’s Project No. 1726: Community Center Courtyard & Eas t Parking Lot (“Project”) for a total not-to-exceed Contract Sum of $9,989,558.13.

B. City and Contractor now desire to amend the Agreement to increase the total compensation by $461,614.28 for a new total not -to-exceed Contract Sum of $10,451,172.41 to accommodate Change Order 1, a copy of which is attached hereto and incorporated herein by this reference as Exhibit A -1. Change Order 1 includes numerous P roject alterations necessitated by revisions to the Project design

C. Section 1.2 of the Agreement adopts the provisions of the 2021 Edition of the Standard Specifications for Public Works Construction, as updated by errata (“Greenbook”). The Greenbook and the Agreement authorize the Parties to incorporate Change Order 1 into the Agreement without regard to bidding considerations.

TERMS

1. Incorporation of Recitals. The Recitals set forth above are incorporated into and are a part of this Amendment.

2. Terms and Definition. All words, terms, and phrases used or referenced in this Amendment, not expressly defined in this Amendment, shall have the same meaning ascribed to them in the Agreement.

3. Contract Changes. The Agreement is amended as provided herein (new text is indicated in bold italics and deleted text in strikethrough).

A. Section 1.1 (Scope of Work) of the Agreement is hereby amended to read in its entirety as follows:

“1.1 Scope of Work.

The Contractor shall perform all of the work, furnish all labor, materials, equipment, tools, utility services, and transportation, and comply with all of the 01007.0006 2097262.5
specifications and requirements in the Bid Documents for the project entitled Project No.

PW1726: Community Center Courtyard (West) & East Parking Lot, and complete all work detailed in Change Order 1 (“Project”). All such work shall be performed in a good and workmanlike manner, as reasonably determined by the City, and shall be performed in compliance with all local, state, and federal laws and regulations. As used herein, “ Bid Documents” refers to all of the documents included in the solicitation of bids for the Project, including but not limited to, the Invitation for Bids, Instructions to Bidders, Bid or Bid Proposal, Contract Documents, Special Provisions, Technical Provisions, Construction Plans, Standard Plans, Drawings, Reference Specifications, all applicable permit requirements, any addenda, any applicable Project Labor Agreement, and any other documents included, referenced, or incorporated therein. The Bid Documents are incorporated into this Agreement and made part hereof. In the event of any conflict between the terms of the Bid Documents and this Agreement, the terms of this Agreement shall govern.”

B. Section 2.1 ( Contract Sum ) of the Agreement is hereby amended to read in its entirety as follows:

“2.1 Contract Sum.

Subject to any limitations set forth in this Agreement, City agrees to pay Contractor the amounts set forth in Contractor’s Bid attached hereto as Exhibit A and incorporated herein by this reference. Subject to any additions or deductions that may be made by change order or amendment, and any penalties or damages that may be assessed against Contractor, Contractor shall receive total compensation, including reimbursement of Contractor’s expenses, of an amount not to exceed Ten Nine Million Four Nine Hundred Fifty One Eighty Nine Thousand One Five Hundred Seventy Two Fifty Eight Dollars and Forty One Thirteen Cents ( $10,451,172.41$9,989,558.13) (“Contract Sum”) for completion of the work. The Contract Sum associated with Contractor’s original bid reflects the aggregate unit pricing submitted by Contractor as part of its Bid, not Contractor’s actual Bid amount which was $3.77 higher than the aggregate unit pricing.” C. The last paragraph of Exhibit “ A” ( Contractor’s Bid) is hereby amended to read in its entirety as follows:

“ The Contract Sum is $10,451,172.41 with $9,989,558.13 of this amount reflecting the aggregate unit pricing submitted by Contractor as part of its Bid Schedule associated with its original bid, not Contractor’s actual Bid amount which was $3.77 higher than the aggregate unit pricing.”

4. Continuing Effect of Agreement. Except as amended by this Amendment, all provisions of the Agreement shall remain unchanged and in full force and effect. From and after the date of this Amendment, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement, as amended by the Amendment to the Agreement.

5. Affirmation of Agreement; Warranty R e Absence of Defaults. City and Contractor each ratify and reaffirm each and every on e of the respective rights and obligations 01007.0006 2097262.5
arising under the Agreement. Each party represents and warrants to the other that there have been no written or oral modifications to the Agreement other than as provided herein. Each party represents and warrants to the other that the Agreement , as amended by this Amendment, is currently an effective, valid, and binding obligation.

Contractor represents and warrants to City that, as of the date of this Amendment, City is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a mat erial default under the Agreement.

City represents and warrants to Contractor that, as of the date of this Amendment, Contractor is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

6. Adequate Consideration. The parties hereto irrevocably stipula te and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment.

7. Authority. The persons executing this Amendment on behalf of the parties hereto warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Amendment on behalf of said party, (iii) by so executing this Amendment , such party is formally bound to the provisions of this Amendment , and (iv) the entering into this Amendment does not violate any provision of any other agreement to which said party is bound.

8. Counterparts. This Amendment may be executed in any number of counterparts and each of such counterparts shall for all purposes be deemed to be an original, whether the signatures are originals, electronic, facsimiles or digital. All such counterparts shall together constitute but one and the same Amendment.

[SIGNATURES ON FOLLOWING PAGE]

01007.0006 2097262.5
IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the date and year first-above written.

CITY:

CITY OF CARSON, a municipal
corporation

____________________________________
Lula Davis-Holmes, Mayor
ATTEST:

_____________________________
Dr. Khaleah K. Bradshaw, City Clerk

APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP

_________________________________
Sunny K. Soltani, City Attorney
[pks; rjl]
CONTRACTOR:

PCN3, INC., a California corporation
By: _____________________________
Name:

Title:

By: _____________________________
Name:

Title:

Two corporate officer signatures required when Contractor is a corporation, with one signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. APPROPRIATE ATTESTAT IONS

SHALL BE INCLUDED AS MAY BE REQUIRED BY THE BYLAWS, ARTICLES OF INCORPORATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO CONTRACTOR’S BUSINESS ENTITY.

01007.0006 2097262.5
EXHIBIT A-1
CHANGE ORDER 1

SEE ATTACHED

RESOLUTION NO. 26-024

A RESOLUTION OF THE CITY OF CARSON CITY COUNCIL AMENDING THE FISCAL YEAR 2025-26

BUDGET IN THE GENERAL FUND, SPECIAL REVENUE FUNDS, ENTERPRISE FUNDS, AND THE

CAPITAL IMPROVEMENT PROGRAM (CIP) FUND
WHEREAS, the City Council adopted the Fiscal Year 2025-26 budget on June 17, 2025, for the General Fund and Special Revenue Funds of the City via Resolution No. 25-076; and

WHEREAS, the City Council desires to amend the Fiscal Year 2025-26 budget; and

WHEREAS, the City Council has determined it necessary to amend the Fiscal Year 2025-26 General Fund budget, Special Revenue Funds, Enterprise Funds, and Capital Improvement Program (CIP) budget.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CARSON DOES HEREBY RESOLVE, FIND, DETERMINE, AND ORDER AS FOLLOWS:

Section 1. The following amendment(s) will be made to the City’s Fiscal Year 2025-26 budget.

Account Description Increase/(Decrease)
101-80-820-101-6004 Professional Services ($461,614.28) 101-99-999-904-8008-PW1726 Improvements Other Than Bldg $461,614.28

Section 2. The City Clerk shall certify the adoption of this resolution and shall keep a copy of this resolution attached to the Fiscal Year 2025-26 budget on file, and effective as of March 17, 2026, the same shall be in force and effect.

PASSED, APPROVED, AND ADOPTED this 17th Day of March, 2026.

APPROVED AS TO FROM: CITY OF CARSON:

_________________________ ________________________
Sunny K. Soltani, City Attorney Lula Davis-Holmes, Mayor

ATTEST:

_______________________________
Dr. Khaleah K. Bradshaw, City Clerk

STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.

CITY OF CARSON )
I, Dr. Khaleah K. Bradshaw, City Clerk of the City of Carson, California, hereby attest to and certify that the foregoing resolution, being Resolution No. 26-024 adopted by the City of Carson City Council at its meeting held on March 17, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMEBES:

ABSENT: COUNCIL MEMBERS:

_____________________________
Dr. Khaleah K. Bradshaw, City Clerk

CHANGE ORDER
TO CONTRACTOR:

PROJECT TITLE: Carson Community Center
and East Parking Lot
PCN3 PROJECT NO: 1726

CHANGE ORDER
NO: 01
DATE: 2/4/2026
________________________________________________________________ Type of Change Order:

X Increase / Decrease in Contract Quantities Change in Contract Unit Prices X Agreed Lump Sum
Time and Materials (Estimated)
(Notice to Proceed with Not To Exceed Estimated Amount) Time Extension
Time and Materials
(Final Price and Time)
Change Requested by: City (see items below)
________________________________________________________________ You are hereby directed to make the herein described changes from the plans and specifications or do the following described work not included in the plans and specifications on this contract.

Description of work to be done, estimate of quantities, and prices to be paid: Segregate between additional work at current or revised contract unit prices, agreed lump sum price, and time & materials. Unless otherwise stated, rates for rental of equipment cover only such time as equipment is actually used and no allowance will be made for idle time. 1 . Grading and Tree Removal at the Xeriscape Area ($19,838.94)

2. Changed Quantities in Various Bid items ($131,915.07)

3. Modify Concrete Paving at North Plaza and Daycare (22,691.86)

4. Additional Mesh Screens and Railing ($17,640.00)

5. Electrical Design for Pergola A and B ($9,450)

6. Planting Changes ($877.95)

7. Remove 3 Trees at Planter Behind Fountain Wall ($5,808.85)

8. Install tile at Fountain Columns and Cap & Repair Handrail ($10,260.80)

9. Saturdays Work Schedule Rate Adjustment ($19,624.63)

10. Credit for Removal of Striping from SOV (-$7,000)

11. Credit for Eliminating Storm Drain Behind the Fountain Area (- $10,000)

12. Payment for Concrete and Reinforcement Under Pavers ($150,000)

13. Additional Hours for Subcontractor prior to Grand Opening ($5,254.74)

14. Repair all unknown Irrigation Items Entire Project ($25,000)

15. Replace Valve at Xeriscape Area ($8,000)

16. Locate & Connect Existing Valves West of Small Courtyard area by the Walkway ($4,000)

17. Install Valve Wires at Atrium Area ($12,500)

18. Repair Valve B20 at Stage Area ($10,000)

Change Order

19. Remove and Replace 90 Each Westringia and 10 CY Mulch ($10,000)

20. Balance Adjustment for Allowance Overage ($824.50)

21. Grade and Pour Step in Small Courtyard and Saw Cut for Concrete Footing at the NE Gate. ($14,926.94)

The total of this Change Order is not to exceed……………………….… $461,614.28

This Change Order is not valid until signed by the City of Carson The original Contract Amount was .............................................................. $9,989,558.13 Net change by previously authorized Change Orders .............................................. $0.00 The Contract Amount will be increased by this Change Order in the maximum amount of ............................................................................ $461,614.28 The new Contract Amount including this Change Order will be ................ $10,451,172.41 The Contract time will be increased by .............................................................. TBD

THIS CHANGE ORDER CONSTITUTES FULL, FINAL, AND COMPLETE

COMPENSATION TO THE CONTRACTOR FOR ALL COSTS, EXPENSES,

OVERHEAD, PROFIT, AND ANY DAMAGES OF EVERY KIND THAT THE

CONTRACTOR MAY INCUR IN CONNECTION WITH THE ABOVE REFERENCED

CHANGES IN THE WORK, INCLUDING ANY IMPACT ON THE REFERENCED WORK

OR ON ANY OTHER WORK UNDER THE CONTRACT, ANY CHANGES IN THE

SEQUENCES OF ANY WORK, ANY DELAY TO ANY WORK, ANY DISRUPTION OF

ANY WORK, ANY RESCHEDULING OF ANY WORK, AND ANY OTHER EFFECT ON ANY OF THE WORK UNDER THIS CONTRACT. BY THE EXECUTION OF THIS

CHANGE ORDER, THE CONTRACTOR ACCEPTS THE CONTRACT PRICE CHANGE

AND THE CONTRACT COMPLETION DATE CHANGE, IF ANY, AND EXPRESSLY

WAIVES ANY CLAIMS FOR ANY ADDITIONAL COMPENSATION, DAMAGES OR TIME EXTENSIONS, IN CONNECTION WITH THE ABOVE-REFERENCED CHANGES. WE,

THE UNDERSIGNED CONTRACTOR, HAVE GIVEN CAREFUL CONSIDERATION TO

THE CHANGE PROPOSED AND HEREBY AGREE, IF THIS PROPOSAL IS

APPROVED, THAT WE WILL ACCEPT AS FULL PAYMENT THEREFORE THE PRICE SHOWN ABOVE.

CONTRACTOR:

Brian Abghari Date

REVIEWED BY:
(Construction Manager) Kal Lambaz, CM Date

SUBMITTED BY:
(Project Manager) Victor Lopez, PE Date

RECOMMENDED BY:
(City Engineer) Gilbert M. Marquez, PE Date

APPROVED BY:
(Director of Public Works) Dr. Arlington Rodgers, Jr. Date

2/6/26
2/9/2026
FY2025-26 5-YEAR CAPITAL IMPROVEMENT PLAN
PHASE PROJ # TYPE PROJECT NAME DESCRIPTION Total Project Estimate FY 25-26 Adopted FY25-26 Revised FY26-27 Estimate FY27-28 Estimate FY28-29 Estimate 1 Construction PW0675 Roadways Sepulveda Blvd -Widening The project involves widening and improvement of the roadway and bridge along Sepulveda Blvd to provide three lanes of traffic in both directions, construction of new sidewalk, relocation of existing electrical poles, and modification of existing traffic 25,000,000$ 12409061.19 12409061.19 13,102,001$ -$ -$ 1 Construction PW1368 Parks **Carriage Crest Park Expansion and Improvement Project Refurbish main building facility and develop the additional 10 acres leased from Sanitation District. The project will include extending existing parking lot, adding new parking lot, Dog park, and remote restroom on South East end of property. New playgr 23,468,092$ 22058539.18 22558539.18 -$ -$ -$ 1 Construction PW1393-4 Roadways Main Street Improvement from Carson St to Victoria Citywide Annual Overlay Program - Main Street - Carson to Victoria. The project includes grinding existing asphalt pavement and overlay with ARHM to extend life of the pavement. 1 3,600,000$ 239202.14 239202.14 -$ -$ -$ 1 Construction PW1393-5
Roadways
Avalon Street Reconstruction
Citywide Annual Overlay Program - - Avalon Blvd - 223rd to Lomita. The project includes asphalt pavement overlay, concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. (Combine PW1620, 1393-5, 1411-5) 7,500,000$ 0 0 -$ -$ -$ 1 Construction PW1411-4
Roadways
Main Street Concrete Improvement from Carson St to Victoria Annual concrete program - Main Street: Carson to Victoria. Concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps to meet the requirements of ADA. 500,000$ 33507 33507 -$ -$ -$ 1 Construction PW1411-5
Roadways
Annual Concrete Program
Citywide Concrete Program - - Avalon Blvd - 223rd to South of Sepulveda. The project includes asphalt pavement overlay, concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. (Combine PW1620, 1393-5, 1411-5) 3,000,000$ 0 0 3,000,000$ -$ -$ 1 Construction PW1515 Stormwater Carson Stormwater Capture Facility at Carriage Crest Park Compliance Project - Stormwater chambers under baseball field to divert stormwater into LA County Sanitation District's Regional & Water Pollution Control Plant 22,110,713$ 500000 500000 -$ -$ -$ 1 Construction PW1610 Parks **Foisia Park Design and Construction Design - Various upgrades to park facility. Competitive Grant and the award of funding will be available withing the next 3-4 months. Prop 68 1 12,800,000$ 10883932.5 10983932.5 -$ -$ -$ 1 Construction PW1630 Parks **Anderson Park Electrical Panel- Design and Construction Replace and upgrade main electrical switch gear and lighting control panel. (Combined PW1630 & PW1671) 75,000$ 0 0 -$ -$ -$ 1 Construction PW1632 Buildings Community Center Coiling Wall & Seismic Analysis Repair coiling wall at Community Center Main Hall - Seismic Analysis 1,484,000$ 1247070.9 1247070.9 -$ -$ -$ 1 Construction PW1636 Parks **Mills Park Renovations
Install new shade structure over picnic shelters and outdoor exercise equipment, Construct Unisex restrooms (pre-fabrication) for public use, monument sign, wading pool demo - Per Capita Grant 3,483,335$ 3483334.67 3483334.67 -$ -$ -$ 1 Construction PW1648 Parks *Athletic Field and walking path replacement Lighting -LED Upgrade athletic field lights to central control lighting system and convert the existing lights to LED - All Parks 3,387,951$ 3388069.3 3388069.3 -$ -$ -$ 1 Construction PW1649 Traffic Traffic Signal Intersection Upgrades - Avalon Blvd at Victoria, Main St at Sepulveda, Main St at 223rd St, and Figueroa St at Torrance BlvdTraffic Signal Upgrades at 4 Intersections - Avalon Blvd at Victoria, Main St at Sepulveda, Main St and 223rd St, Figueroa St at Torrance Blvd) 3,529,123$ 3330583 3330583 -$ -$ -$ 1 Construction PW1657
Traffic
*Traffic Signal Upgrades (M312.41 and M312.46) - Figueroa St at 234th St, Figueroa St at 223rd St, Figueroa St at Victoria St/190th St, Main St at 220th St, Main St at Albertoni St, and Main St at Victoria St Traffic Signal Upgrades at 6 Intersections - Figueroa St at 234th St, Figueroa St at 223rd St, Figueroa St at Victoria St/190th St, Main St at 220th St, Main St at Albertoni St, and Main St at Victoria St
Pending MTA's funding agreement for construction 6,000,000$ 3730000 3730000 2,270,000$ -$ -$ 1 Construction PW1667 Traffic *Upgrade existing traffic signal - Avalon Bl at Gardena Bl Traffic Signal Upgrade to include addition of left turn phase on north and south bound direction of Avalon Blvd. 1,000,000$ 350000 1000000 -$ -$ -$ 1 Construction PW1674 Safety **Security Cameras Install tamper proof security cameras at parks. Work on broadband requirements. (Johnson Contols) 7,351,975$ 0 956000 -$ -$ -$ 1 Construction PW1676 Stormwater City of Carson Stormwater Green Street Engineering, Design & Implementation (Gardena & Main Street & Avalon)Compliance to the RWQCB stormwater - Includes engineered systems, permeable pavements & nature-based systems. The goal is to comply with regulations. 3,000,000$ 2500000 2500000 -$ -$ -$ 1 Construction PW1687 Roadways Carson Street Intelligent Transportation System (ITS) Project Installation of new fiber cables, the installation of 100' conduit gap across Main Street, CCTV cameras, hardware, software, and other elements that improve traffic flow on Carson Street from the 405 Fwy to Figueroa 1,297,012$ 700000 1297012 -$ -$ -$ 1 Construction PW1688 Roadways Traffic Signal Synchronization Project (TSSP) - Avalon Bl from 126th St to Sepulveda BlTraffic signal synchronization at intersection (Total of 21 TSSP) along Avalon Bl from 126th St to Sepulveda Bl 1,000,000$ 0 0 1,000,000$ -$ -$

FY2025-26 5-YEAR CAPITAL IMPROVEMENT PLAN
PHASE PROJ # TYPE PROJECT NAME DESCRIPTION Total Project Estimate FY 25-26 Adopted FY25-26 Revised FY26-27 Estimate FY27-28 Estimate FY28-29 Estimate 1 Construction PW1691
Roadways
Avalon Street Rehabilitation
Avalon Blvd. Street Rehabilitation from Carson St. to 223rd Street. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 4,500,000$ 0 0 4,500,000$ -$ -$ 1 Construction PW1693 Buildings ****Electric Vehicle Charging Infrastructure Install 128 EV Chargers in City Parks. At City Hall install EV Charger infrastructure and charging equipment. SCE Charge Ready Program - Assume SCE will cover all infrastructure. 1,500,000$ 0 0 1,500,000$ -$ -$ 1 Construction PW1694 Roadways *Bridge Maint Repair - Various Locations Maintenance repair on vehicular bridges (20) per recommendation on the inspection report completed by Caltrans and LA County. 1,778,705$ 1480101.2 1480101.2 -$ -$ -$ 1 Construction PW1718 Parks **Anderson Park Concrete Repair Limited accessibility upgrades compliance. Concrete reconstruction, asphalt concrete pavement reconstruction, new curbs, steps, and added walkways. 1,857,000$ 0 0 -$ -$ -$ 1 Construction PW1722 Roadways 213th St Street Improvement (Avalon to Main) 213th St. Improvement from Avalon to Main. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 3,500,000$ 0 0 1,361,864$ -$ -$ 1 Construction PW1726 Buildings Community Center Courtyard (West) & Community Center East Parking Lot Redesign/Upgrade Courtyard area. Outdoor entertainment - Although used occasionally by the public, the West courtyard and garden area of the Community Center it is not optimized for reservations in private events. The project proposes redesigning to include a raised Amphitheatre stage, large shade sales , open grass and concrete seating areas , and enclosed fenced perimeter to accommodate private rentals. Additional lighting , sound , and landscape amenities will also be included.

Redesign Parking lot island in front of East entrance - With the addition of a mobile stage for large scale citywide special events come on the east parking lot of the Community Center is in need of modification to allow for easy set up and orientation of the stage to accommodate better visibility and access by the community. Parking lot adjustments will include the full or partial elimination of a single parking lot planter and associated landscape adjustments. The resulting design will allow for the stage to be erected at the east entrance of the Community Center with the stage facing toward the east. 10,000,000$ 7662020.29 8123634.57 -$ -$ -$ 1 Construction PW1730 Buildings EV Chargers at Community Center West Wing Install EV Charger Level 3 infrastructure and charging equipment at Community Center West Wing 288,341$ 0 0 -$ -$ -$ 1 Construction PW1731 Safety EOC/Basement Renovations Modify CY facility to accommodate for all upgrades required 6,506,000$ 0 0 -$ -$ -$ 1 Construction PW1763 Roadways Citywide Slurry Seal Citywide Slurry Seal Project 3,500,000$ 0 0 -$ -$ -$ 1 Construction PW1773
Roadways
CATCP

CARSON ACTIVE TRANSPORTATION AND COMMUNITY CONNECTIVITY PLAN (CATCP) Transportation studies and planning work to develop the CAT-CP to bring safety and connectivity to the disadvantaged communities of Carson. 405,000$ 15963.97 15963.97 -$ -$ -$ 1 Construction PW1774
Roadways
Sepulveda (110 Fwy to Figueroa)
Sepulveda Blvd. Grind and Overlay. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 700,000$ 0 0 700,000$ -$ -$ 1 Construction PW1784
Roadways
Traffic Signal Modification Traffic Signal modification at Central Avenue and University Drive: Install left turn arrows on all approaches at the intersection of Central Avenue and University Drive. 600,000$ 800000 800000 -$ -$ -$ 1 Construction PW1786 Buildings City Hall Bathroom and Kitchenette Renovations Renovating all City Hall restrooms and upgrading to current Americans with Disabilities Act standards and applicable California Building Codes. 1,697,000$ 1291660.94 1291660.94 -$ -$ -$ 1 Construction PW1787
Buildings
CH Lobby Carpet Replacement
Replacing the carpet and base of the 2nd floor of city hall, 1st floor lobby, and stair access corridor adjacent to the City Clerks office. The project also includes resurfacing the concrete bands throughout the 1st floor. -$ 102160 102160 -$ -$ -$ 1 Construction PW1790 Buildings Community Center Lighting and AV Equipmeny Upgrade Upgrade existing lighting and AV equipment at Community Center Main Hall. 1,200,000$ 0 0 1,200,000$ -$ -$ 1 Construction PW1795 Parks Mills Park Rec Center Renovation Upgrades and Improvements to the Recreation Center at Mills Park 3,000,000$ 3000000 3000000 -$ -$ -$ 2 Design PW1451 Bikeways Bike Lane Installation - Carson St, Figueroa, Main St, and Victoria St Design and construction of 14.6 mile bike lanes on Carson St, Figueroa, Main St, and Victoria St, including median modification to accommodate bike lane buffer zone 4,264,445$ 2132223 784223 2,132,223$ -$ -$

FY2025-26 5-YEAR CAPITAL IMPROVEMENT PLAN
PHASE PROJ # TYPE PROJECT NAME DESCRIPTION Total Project Estimate FY 25-26 Adopted FY25-26 Revised FY26-27 Estimate FY27-28 Estimate FY28-29 Estimate 2 Design PW1452
Bikeways
Bike Lane Installation - 223rd St, Avalon Bl, Central Ave, Del Amo Bl, and University Dr Design and construction of bike lanes on 223rd St, Avalon Bl, Central Ave, Del Amo Bl, and University Dr including median modification to accommodate bike lane buffer zone 13,239,100$ 6619550 5320550 6,619,550$ -$ -$ 2 Design PW1490
Bikeways
Dominguez Channel Bike Path I
Bike path installation along Dominguez Channel from Main St to Avalon Blvd. Its construction also includes the bridge over the ravine to continue the alignment to Avalon Boulevard 12,557,174$ 0 0 12,557,174$ -$ -$ 2 Design PW1534 Bikeways Active Transporation Program - Santa Fe Bike Lane Design and construction 1.5 mile bike lane along Santa Fe Ave between Del Amo Bl and Warnock Wy (Metro Funded) Upgrade of curb ramps citywide. 3,451,000$ 3451000 3451000 -$ -$ -$ 2 Design PW1536 Roadways Rapid Bus Priority System
Purchase and installation of bus shelters to improve the bus stops at 10 locations along Avalon Blvd and along Victoria Street within the vicinity of the Dignity Health Sports Park and CSUDH campus. The improvement involves covered bus shelters that are illuminated by solar powered batteries, installation of bike racks, repairs of adjacent sidewalks, and wayfinding signage. 524,318$ 524318 524318 -$ -$ -$ 2 Design PW1546
Roadways
Green Streets & Stormwater Sustainability Compliance Stormwater management practices including engineered systems to manage stormwater runoff from impervious surfaces - $200k per year and funded by Measure M 1,000,000$ 200000 200000 200,000$ 200,000$ 200,000$ 2 Design PW1600 Bikeways Dominguez Channel Bike Path II Bike path installation along Dominguez Channel from Avalon to Carson St 5,423,682$ 0 0 993,168$ 4,430,514$ -$ 2 Design PW1608 Roadways MLK Blvd Improvements
Reconstruction of Martin Luther King Blvd. The project includes removal and replacement of existing native soil and aggregate base to reconstruct roadway section per current City Standard. 6,000,000$ 0 0 6,000,000$ -$ -$ 2 Design PW1612 Traffic *Traffic Signal Installation- Broadway and Griffith Traffic signal installation at Broadway and Griffith 600,000$ 200000 200000 300,000$ -$ -$ 2 Design PW1613 Traffic Traffic Signal Installation - Main St at Lenardo Dr Traffic signal installation at intersection - Main St and Lenardo Dr 400,000$ 400000 400000 -$ -$ -$ 2 Design PW1615 Traffic Traffic Signal Installation - Lenardo Dr at Stamps Dr Traffic signal installation at intersection - Lenardo Dr and Stamps Dr 600,000$ 600000 600000 -$ -$ -$ 2 Design PW1616 Traffic Traffic Signal Installation-3 Driveways - Lenardo Dr at FOLA Driveways Traffic signal installation at intersection - Lenardo Dr and FOLA Driveways 1,500,000$ 1500000 1500000 -$ -$ -$ 2 Design PW1617 Roadways Lenardo Drive Construction of new roadway to serve the 157 acre site development 40,000,000$ 35000000 35000000 -$ -$ -$ 2 Design PW1620
Roadways
Lomita Blvd-Street Improvement - Figueroa to Avalon Lomita Blvd - The project includes pavement rehabilitation, tree removal and replacement, and concrete reconstruction. (Combine PW1620, 1393-5, 1411-5) 5,000,000$ 0 0 5,000,000$ -$ -$ 2 Design PW1624
Roadways
Figueroa Street Improvement - Carson ST to Alondra
Figueroa Street Improvement - Torrance to 223rd. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 10,000,000$ 0 0 10,000,000$ -$ -$ 2 Design PW1640 Parks **Replace Park Rubberized Play Surface and Playground Structures- Phase 2 Replace the entire rubberized play surface and play structures at Parks and Mini Parks (Stevenson North and Veterans) 3,706,000$ 0 0 3,706,000$ -$ -$ 2 Design PW1647 Roadways I-110 Freeway Arterial Improvements - Figueroa St at Del Amo Blvd, Figueroa St at I-110 NB Ramps, Figueroa St at I-110 SB Ramps, Main St at I-405 SB On Ramp, Main St at I-405 SB Off Ramp, and Hamilton Ave at Del Amo Blvd Traffic signal system improvement on the arterial roadways along the east and west side of the i-110 corridor at 6 Intersections - Figueroa St at Del Amo Blvd, Figueroa St at I- 110 NB Ramps, Figueroa St at I-110 SB Ramps, Main St at I-405 SB On Ramp, Main St at I- 405 SB Off Ramp, and Hamilton Ave at Del Amo Blvd
Pending MTA's approval for scope change and time extension 6,000,000$ 0 0 6,000,000$ -$ -$ 2 Design PW1671 Parks **Dolphin Park Electrical Panel Upgrade - design and Construction Replace and upgrade electrical panels and lighting control for field lights. (Combined PW1671 & PW1630) 100,000$ 150000 100000 -$ -$ -$ 2 Design PW1677 Stormwater Phase 1 -Stormwater Program Phase 1 -Stormwater Program 12,300,000$ 0 0 -$ 12,300,000$ -$ 2 Design PW1682
Stormwater
Stormwater Master and Implementation Plan
Create a comprehensive Stormwater Implementation Plan to inform strategic stormwater capital planning, maintenance, operations, and program management in the City. The plan must consolidate municipal stormwater quality compliance; targeted drainage and flood improvements; operations, maintenance, and non-structural program management; and financial strategy (government grants, regional programs and partnerships, City funds if required, General Fund and Safe, Clean Water Program) into one guiding program. 1,364,143$ 351000 351000 -$ -$ -$ 2 Design PW1698 Roadways *City Utilities Master Plan

1. Sewer & Storm Drain Line Evaluation throughout the City to determine capacity for future delvelopment.

2. Update reclaimed water pipeline network throughout the City. Working with WBMWD's engineering division 325,000$ 0 0 325,000$ -$ -$

FY2025-26 5-YEAR CAPITAL IMPROVEMENT PLAN
PHASE PROJ # TYPE PROJECT NAME DESCRIPTION Total Project Estimate FY 25-26 Adopted FY25-26 Revised FY26-27 Estimate FY27-28 Estimate FY28-29 Estimate 2 Design PW1700 Bikeways Construction of Bike Facility and Active Transportation Improvements Supplement the construction cost for more than 30 miles of bike facilities and active transportation improvements 1,730,000$ 0 0 -$ 1,730,000$ -$ 2 Design PW1702 Roadways Lomita Boulevard Safety Improvements - Wilmington to Alameda Street reconstruction of Lomita Blvd (Carson side) 6,240,379$ 2000000 2000000 4,240,379$ -$ -$ 2 Design PW1706 Parks Stevenson Park Bungalow Removal Removal of bungalow "North End" (Combine PW1706 & PW1707) -$ 0 0 -$ -$ -$ 2 Design PW1707 Parks Stevenson Park Picnic Shelters Installation of New Picnic Shelters (Combine PW1707 & PW1706) 1,000,000$ 0 0 1,000,000$ -$ -$ 2 Design PW1710 Roadways Walnut St rehabilitation (Avalon to Central) Walnut St rehabilitation from Avalon to Central. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 3,900,000$ 0 0 3,900,000$ -$ -$ 2 Design PW1715 Roadways Streetscape Master Plan (Previously Titled Medians Plan) Develop Streetscape Master Plan for medians and medians landscapinng Citywide -$ 0 0 -$ -$ -$ 2 Design PW1723 Buildings International Scuplture Garden City Council request, the existing statue of Jose Rizal is the first of potentially several historical leaders to be memorialized in the international sculpture garden. Staff recommendation is to congregate all sculptures in an accessible area adjacent to the Community Center and outside of the footprint of the proposed Teen/Innovation Center. 200,000$ 0 0 -$ -$ -$ 2 Design PW1732 Parks Solar @ Vets Park Microgrid-Solar panels and Battery Storage Systems at SportsComplex Parking Lot and some areas of roofing. 2,000,000$ 2000000 2000000 -$ -$ -$ 2 Design PW1748 Buildings Corporate Yard Energy Efficient & Other Improvements - Evaluate and construct, if viable •Optimize equipment layout and parking space
•Wall and roof repair and insulation at main corporate yard building •Driveway at 18601 S. Main St for alternate Corporate Yard exit •Wash station and compliance requirements
•Covered parking, Fire Suppression system at Warehouse and Community Services •New Building Construction 9,000,000$ 0 0 9,000,000$ -$ -$ 2 Design PW1749 Buildings EV Bus Chargers Installation of EV bus chargers with electrical conduits and potential transformer 250,000$ 250000 250000 -$ -$ -$ 2 Design PW1753 Roadways University Drive Rehabilitation - Avalon Blvd to Wilmington Ave University Dr. Rehabilitation (1.8 miles) from Avalon to Wilmington Ave. The project includes removal and replacement of asphalt pavement section and base, grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 4,375,000$ 4375000 4455263 -$ -$ -$ 2 Design PW1755
Roadways
Santa Fe Ave. Rehabilitation - Carson St. to Del Amo Ave.

Santa Fe Ave. (1.1 miles) Grind and overlay from Carson to Del Amo. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 4,800,000$ 0 0 4,800,000$ -$ -$ 2 Design PW1757
Roadways
Main Street Rehabilitation - Lomita to 228th St
Main St. (1.41 miles) Grind and overlay from Lomita Blvd. to 228th St. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 6,556,047$ 6556047 6556047 -$ -$ -$ 2 Design PW1758
Roadways
Main Street - 228th St to Carson Street
Main St. (0.9 miles) Grind and overlay from 228th St. to Carson St. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 4,000,000$ 0 0 4,000,000$ -$ -$ 2 Design PW1775 Roadways 213th St. Street Lights Chico to Wilmington 800,000$ 0 0 800,000$ -$ -$ 2 Design PW1776 Stormwater Calas Park Stormwater Infiltration and Water Quality Improvements Supplemental Environment Project (SEP) 6,000,000$ 0 0 5,500,000$ -$ -$ 2 Design PW1780 Roadways Victoria Street Transit Center Construction of a new transit center adjacent to CSUDH 5,000,000$ 3250000 3250000 1,750,000$ -$ -$ 2 Design PW1785 Bikeways Carson Bicycle Master Plan
Carson's Master Bicycle Plan will serve as an informative guide when developing a framework that improves the city's physical bicycle system and reduces transportation inequities. With 18.7 sq miles of grid street networks (including California State University, Dominguez Hills), connecting Carson’s communities can enable widespread mode shifts to bicycling. 897,000$ 897000 897000 -$ -$ -$

FY2025-26 5-YEAR CAPITAL IMPROVEMENT PLAN
PHASE PROJ # TYPE PROJECT NAME DESCRIPTION Total Project Estimate FY 25-26 Adopted FY25-26 Revised FY26-27 Estimate FY27-28 Estimate FY28-29 Estimate 2 Design PW1792 Traffic Traffic Reliability Improvements Replace obsolete traffic signal battery backup systems, controllers, loop detection systems, with state of the art equipment capable of detecting bicycles, pedestrians, neighborhood electric vehicles, and prepare Carson for emerging transportation and communication technologies. 2,400,000$ 0 0 2,400,000$ -$ -$ 2 Design PW1793 Trees URBAN FORESTRY MASTER PLAN & IMPLEMENTATION Develop and Implement an Urban Forestry Master Plan 1,000,000$ 200808 200808 371,189$ 378,010$ 49,993$ 2 Design PW1796 Buildings Carson Civic Center Redevelopment Carson Civic Center Redevelopment 550,000$ 550000 550000 -$ -$ -$ 2 Design PW1797 Technology Citywide Municipal Fiber Optic Network Phase I Phase I of Citywide Municipal Fiber Optic Network 30,000,000$ 25000000 25000000 -$ -$ -$ 2 Design PW1798 Roadways Delores Rehabilitation from Sepulveda to Carson Street Delores Rehabilitation from Sepulveda to Carson Street 8,000,000$ 0 0 8,000,000$ -$ -$ 2 Design PW1799 Roadways Del Amo Rehabilitation from Main Street to Figueroa Del Amo Rehabilitation from Main Street to Figueroa 2,000,000$ 0 0 2,000,000$ -$ -$ 2 Design PW1800 Stormwater Citywide Stromdrain Repair Repair all City-owned stormdrains 3,000,000$ 0 0 3,000,000$ -$ -$ 2 Design PW1801 Roadways Streetscape Master Plan - Civic Design and construction of median landscaping for segments on Avalon Blvd. and Carson St. identified as Civic-type land use. 6,700,000$ 0 6700000 -$ -$ -$ 2 Design PW1802 Roadways Speed Hump Installation Community Center East Install Speed Humps at Community Center East Parking Lot near Tesla Charging Stations 75,000$ 0 0 75,000$ -$ -$ 2 Design PW1803 Parks Friendship Mini Park Land Acquisition & Expansion Aquire land & expand current Friendship Mini Park; $1.43M grant for 0.44 acre acquisition 1,430,000$ 1430000 1430000 -$ -$ -$ 2 Design PW1804 Roadways Arterial Repair Program Citywide Arterial Repair Program 10,000,000$ 150700 50700 6,700,000$ -$ -$ 2 Design PW1805 Parks Calas Park Removal of Wading Pool/New Picnic Shelter/ADA Pathway improvements 1,500,000$ 0 0 1,500,000$ -$ -$ 2 Design PW1806 Parks Del Amo Park Fix storm drain run-off/Elevate Basketball courts/Building & Playground ADA upgrades/ irrigation and turf upgrades 5,000,000$ 500000 500000 4,500,000$ -$ -$ 2 Design PW1807 Parks Foisia Park Aquatic Repairs Concrete repairs in pump room and pool building/new mechanical equipment/electrical panels 500,000$ 500000 500000 -$ -$ -$ 2 Design PW1808 Parks Various Pools Redo the concrete at Carson Pool, Dominguez Aquatic Center, Foisia Pool, and Hemingway Aquatics Center 2,000,000$ 0 0 2,000,000$ -$ -$ 2 Design PW1809 Parks Veterans SportsComplex HVAC/Generator Replacement 2,000,000$ 0 0 2,000,000$ -$ -$ 2 Design PW1810 Parks Walnut Mini-Park Fix concrete sloping/landscaping clean up 750,000$ 0 0 -$ 750,000$ -$ 2 Design PW1811 Parks Carson Event Center Replace Early Childhood Education (ECE) playground so it is all abilities and ADA compliant 500,000$ 0 0 -$ -$ 500,000$ 2 Design PW1812 Parks Dominguez Park Room and Kitchen Remodel 1,000,000$ 0 0 -$ 1,000,000$ -$ 2 Design PW1813 Parks Dolphin Park, Dominguez Park, Veterans Park New irrigation system for the entire park 1,000,000$ 0 0 -$ 1,000,000$ -$ 2 Design PW1814 Parks Reflections Park New redesign and landscaping 750,000$ 0 0 -$ 750,000$ -$ 2 Design PW1815 Parks Veterans Park To improve and fix the skate park at Veterans Park 500,000$ 0 0 500,000$ -$ -$ 2 Design PW1816 Parks Dominguez Park Pickleball Courts Additional pickleball courts 500,000$ 0 0 -$ -$ 500,000$ 2 Design PW1817 Parks Foisia Park Pickleball Courts Conversion of handball courts into two pickleball courts 500,000$ 0 0 -$ -$ 500,000$ 2 Design PW1818 Safety Security Cameras Installation of Surveillance Cameras at mini-parks. 390,000$ 0 390000 -$ -$ -$ 2 Design PW1819
Safety
Phase projection for installing an enhanced intrusion alarm and Halo smart sensor system.

The project focuses on installing an upgraded intrusion alarm and Halo smart sensor system. This system will improve security by using advanced technology for real-time monitoring and alerts for unauthorized access or suspicious activity. The Halo smart sensors will include environmental monitoring and automated alerts, providing a complete security solution. 1,436,000$ 0 1436000 -$ -$ -$ 2 Design PW1820
Safety
Fire suppression system installation at the Carson Community Event Center The project involves the installation of a fire suppression system at the Carson Community Event Center to enhance safety and comply with fire safety regulations.

This system will include advanced features such as sprinklers, alarm systems, and emergency exit signage to protect both the facility and its occupants from potential fire hazards. 580,000$ 0 0 -$ 580,000$ -$ 2 Design PW1821 Roadways Caltrans Interchanges Caltrans areas -$ 0 0 -$ -$ -$ 2 Design PW1822 Buildings Teen Center Design and Construction of City Teen Center -$ 0 0 -$ -$ -$ 2 Design PW1823 Roadways Wayfinding Signs Design and placement of wayfinding signage throughout the City 700,000$ 200000 0 500,000$ -$ -$ 2 Design PW1824 Roadways Avalon & Central holding wall Repair wall at Avalon & Central 10,000,000$ 0 0 -$ 10,000,000$ -$ 2 Design PW1825 Roadways Archways Planning and design development for new archways throughout the City. 4,000,000$ 600000 600000 3,400,000$ -$ -$ 2 Design PW1826 Roadways Monuments Planning and design development for new monuments throughout the City. 2,000,000$ 400000 200000 1,600,000$ -$ -$ 2 Design PW1827 Roadways Shared Central Ave Project with City of Compton Shared Central Ave Project with City of Compton 874,908$ 874908.13 874908.13 2 Design PW1828 Roadways South Bay Travel Network
Design and Construct a Local Travel Network (LTN) within Carson to establish routes for low speed travel using neighborhood electric vehicles (NEV) as well as other slow- speed zero-emission modes 4,512,915$ 0 654819 3,858,096$ -$ -$ 2 Design PW1829 Traffic Olympic Ready ITS Improve the Intelligent Transportation Systems (ITS) infrastructure in the corridors leading towards the Dignity Health Sports Complex750,000$ 0 250000 500,000$ -$ -$ 2 Design PW1833 Roadways Citywide Street Name Sign Replacement Replacement of Street Name Signs Citywide to align with new style guidelines 1,000,000$ 0 221000 -$ -$ -$

FY2025-26 5-YEAR CAPITAL IMPROVEMENT PLAN
PHASE PROJ # TYPE PROJECT NAME DESCRIPTION Total Project Estimate FY 25-26 Adopted FY25-26 Revised FY26-27 Estimate FY27-28 Estimate FY28-29 Estimate 3 Maintenance PW1396
Roadways
Dominguez Street Roadway Reconstruction
Dominguez Street from Wilmington to Alameda. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 3,120,000$ 0 0 -$ 3,120,000$ -$ 3 Maintenance PW1413-5 Roadways Annual Slurry Seal & Crack Seal Program (Preventative Maintenance) Annual preventative maintenace using a rubberized slurry seal on city streets - 900,000$ 0 0 -$ 900,000$ -$ 3 Maintenance PW1416 Parks **Calas Park & Fosia Park Roof Repair Repair and replace roofing material at Calas (Complete) and Foisia Park 666,078$ 500000 500000 -$ -$ -$ 3 Maintenance PW1426 Roadways *Citywide Park Slurry Seal Parking Lot, Green Streets & Sustainability Preventative maintenance for parking lot at all City Parks (12 @$85k) 1,020,000$ 0 0 1,020,000$ -$ -$ 3 Maintenance PW1484 Parks Dugout Cover Installation at 9 Parks Repair and or replace dugout roof material (Calas, Carriage Crest, Del Amo, Dolphin, Dominguez, Foisia, Hemingway, Stevenson, Veterans) 26 total 75,000$ 75000 75000 -$ -$ -$ 3 Maintenance PW1639
Parks
Veterans Park Office & Meeting Room & Kitchen Refurbishment Replace counters, counter tops, cabinets and plumbing fixtures, flooring in Activity rooms and office and remodel Kitchen with new floor/cabinets/appliances 500,000$ 0 0 -$ 500,000$ -$ 3 Maintenance PW1673 Parks **Pool Slides Replacement at Dominguez Park and Hemingway Park Replace and install new pool slides for Dominguez Pool and Hemingway Pool 900,000$ 450000 450000 450,000$ -$ -$ 3 Maintenance PW1692 Stormwater *Carson Stormwater & Runoff Project (O&M Carriage Crest Park) Operation & Maintenance of stormwater capture facility at Carriage Crest Park. Safe clean water program requirements 2,075,000$ 83531.22 83531.22 746,469$ 415,000$ -$ 3 Maintenance PW1699 Buildings Community Center Upgrades - Dominguez Halls and Kitchen Upgrades to facility kitchen and halls (Dominguez Halls) at community center (Later to avoid construction conflicts w/ coiling wall) 1,870,000$ 0 0 1,870,000$ -$ -$ 3 Maintenance PW1712 Buildings Park Facility HVAC Installation Design and Construct - $750k per Gymnasium and Facility 7,500,000$ 0 0 2,000,000$ 2,000,000$ 1,500,000$ 3 Maintenance PW1720 Buildings City Hall & Community Center Elevators Full modification of City Hall & Community Center Elevator 1,500,000$ 0 0 -$ -$ -$ 3 Maintenance PW1756 Roadways Figueroa Street - Lomita to 223rd St. 1.8 miles. Figueroa St. Grind and overlay. 7,900,000$ 0 0 7,900,000$ -$ -$ 3 Maintenance PW1762
Roadways
Wilmington Ave - Lomita Boulevard - 223rd Street
Wilmington Ave. (2 miles) Grind and overlay. The project includes asphalt pavement grind and overlay, local removal and replacement of roadway section. It also includes concrete reconstruction, tree removal and replacement, repair of damage sidewalk, driveway approaches, curbs and gutter, access ramps. 7,900,000$ 0 0 7,900,000$ -$ -$ 3 Maintenance PW1791 Roadways Street Repair Citywide Pavement Program (Previously titled Citywide Street Repair) 32,000,000$ 10000000 10000000 -$ -$ -$ Grand Total 531,547,436$ 191176291.6 200975999.9 182,248,113$ 40,053,524$ 3,249,993$

CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Tuesday, March 17, 2026, 5:00 PM
CONSENT 25. To: Honorable Mayor and City Council From: Dr. Arlington Rodgers, Director of Public Works PW Engineering Subject: CONSIDER APPROVAL OF AMENDMENT NO. 1 TO THE PROFESSIONAL SERVICESAGREEMENT WITH W.G. ZIMMERMAN ENGINEERING INC. TO PROVIDE ON-CALL PROJECT MANAGEMENTSERVICES TO THE PUBLIC WORKS DEPARTMENT (CITY COUNCIL) I. SUMMARY
The City of Carson retained W.G. Zimmerman Engineering Inc. (WGZE) under an on-call agreement to provide project management services in support of the Public Works Capital Improvement Program (CIP) projects and other miscellaneous and related projects. A contract was entered into with WGZE dated December 19, 2023 to provide professional services with an amount not-to-exceed $615,776.00 for a 2.5 year term beginning January 1, 2024 and ending June 30, 2026.

The initial contract with WGZE was established based on estimated needs at that time. However, due to the increasing number of capital projects and the lack of staff to manage them, the services of the on-call consultant was determined to be necessary.

Staff recommends the City Council approve Amendment No.1 to the Professional Services Agreements with WGZE consulting firm to provide on-call professional project management services for the capital improvement projects and other miscellaneous and related projects, increasing the contract by $355,000.00 for a new total contract sum of $970,776.00 and extending the term an additional year, to expire June 30, 2027.

II. RECOMMENDATION
TAKE the following actions:

1. APPROVE Amendment No. 1 with W.G. Zimmerman Engineering Inc. for On-Call Project Management services increasing the contract sum by $355,000.00 for a total contract sum of $970,776.00 and extending the contract term until June 30, 2027.

2. AUTHORIZE the Mayor to execute contract Amendment No. 1 with W.G. Zimmerman Engineering Inc. following approval as to form by the City Attorney.

III. ALTERNATIVES

1. DO NOT APPROVE the above recommendations. However, WGZE will be unable to continue providing professional services in the future.

2. TAKE another action the City Council deems appropriate consistent with the requirements of the Law.

IV. BACKGROUND
In July 2023, staff issued a Request for Proposals (RFQ) for on-call firms to provide on-call project management for various City CIP projects. On November 21, 2023, the City Council awarded a contract to WGZE for a not to exceed amount of $615,776.00, and effective until June 30, 2026 (Exhibit No. 1). The use of on-call consultant is not in lieu of using full time employees, rather this consultant will be utilized to enhance the capacity of the current staff.

WGZE is currently supporting the City with both design and construction-related traffic engineering services under multiple active projects. These include:

Design Services for:

Task Order 2024-057: Traffic Signal Installation on Sepulveda Boulevard PW 1612: Traffic Signal Installation at Broadway and Griffith Construction Management Services for:

PW 1657: Traffic Signal Modifications at Six Intersections PW 1667: Traffic Signal Upgrade at Avalon Boulevard and Gardena Boulevard PW 1649: Traffic Signal Upgrades at Four Intersections
In addition to these capital improvement projects, WGZE provides ongoing Traffic Control Plan (TCP) review services in support of the City’s development and public works activities. Collectively, these efforts reflect WGZE’s continued role in advancing the City’s traffic signal modernization, safety enhancements, and traffic operations support.

With several upcoming Public Works projects requiring engineering oversight, the City will need to continue utilizing the enhanced services of WGZE to successfully implement and manage these efforts. The current contract balance is insufficient to support the anticipated scope of services for these projects. Therefore, to proceed with the issuance of the necessary task orders, City Council approval is necessary.

Staff request that the City Council approve Amendment No. 1 to the professional service agreement with WGZE, increasing the contract sum by $355,000.00 for a total contract sum of $970,776.00 and extend the Agreement for an additional one-year term through June 30, 2027 (Exhibit No. 2) to support the continued services.

Section 2611(m)(3) of the Carson Municipal Code (“CMC”) provides that any proposed amendment to a contract exceeding $75,000 requires solicitation unless the amendment concerns a change order under Section 2601(d) of the CMC in which event bidding will not be required irrespective of the amount of the change order. Amendment No. 1 qualifies as a change order because it concerns a change to the price arising out of reasonably unforeseeable circumstances borne out of the scope of the original agreement.

V. FISCAL IMPACT
If the proposed amendment is approved, the WGZE contract will be increased by an additional $355,000.00 for a new total not-to-exceed contract amount of $970,776.00. Of the requested amendment amount, $150,000.00 will utilize funds allocated in the adopted FY 25/26 budget using Engineering Professional Services account 101-80- 820-101-6004.

The remaining $250,000.000 will be programmed in the future FY 26/27 Operating Budget within the Engineering Professional Services account 101-80-820-101-6004.

VI. EXHIBITS

1. WGZE Original Contract

2. WGZE Amendment No. 1

Attachments
Exhibit 1 - WGZE Original Contract
Exhibit 2 - WGZE Amendment No. 1

01007.0006 2099071.3
AMENDMENT NO. 1

TO AGREEMENT FOR CONTRACT SERVICES

THIS AMENDMENT TO THE AGREEMENT FOR CONTRACT SERVICES
(“Amendment”) by and between the CITY OF CARSON, a California municipal corporation (“City”), and W.G. ZIMMERMAN ENGINEERING, INC. , a California corporation (“Consultant”), is effective as of the 17th day of March, 2026. City and Consultant are sometimes hereinafter individually referred to as “Party” and hereinafter collectively referred to as the “Parties.”

RECITALS

A. City and Consultant entered into that certain Agreement for Contract Services dated December 19, 2023 (“Agreement”), whereby Consultant agreed to perform certain on-call project manager services for a not-to-exceed Contract Sum of $615,776.00 over a term of two and a half (2.5) years from January 1, 2024 to June 30, 2026. The Agreement provides for two optional one (1) year extension periods with pricing for each extension term detailed in Exhibit “C.”

B. City and Consultant now desire to amend the Agreement to exercise the first of its extension options and extend the Term by one (1) year to June 30, 2027, and increase the total compensation by $355,000.00 ($150,000 during the term ending June 20, 2026 and $205,000 during the first extension period) thereby bringing the Contract Sum from $615,776.00 to $970,776.00. The increased compensation provides for the continuation of services through the end of Fiscal Year 2026–27, including project and construction management, staff augmentation, and traffic control plan review services, and ensures adequate professional support to meet the City’s ongoing capital project and operational needs during the first extension term.

TERMS

1. Incorporation of Recitals. The Recitals set forth above are incorporated into and are a part of this Amendment.

2. Terms and Definition. All words, terms, and phrases used or referenced in this Amendment, not expressly defined in this Amendment, shall have the same meaning ascribed to them in the Agreement.

3. Contract Changes. The Agreement is amended as provided herein (new text is indicated in bold italics and deleted text in strikethrough).

A. Section 2.1 (Contract Sum) of the Agreement is hereby amended to read in its entirety as follows:
“2.1 Contract Sum.

Subject to any limitations set forth in this Agreement, City agrees to pay Consultant the amounts specified in the “Schedule of Compensation” attached hereto as Exhibit “C” 01007.0006 2099071.3
and incorporated herein by this reference. The total compensation, including reimbursement for actual expenses, shall not exceed Six Hundred Fifteen Thousand Seventy Six Dollars and Zero Cents ($615,776.00) Nine Hundred Seventy Thousand Seven Hundred Seventy Six Dollars and Zero Cents ($970,776.00) (the “Contract Sum”), unless additional compensation is approved pursuant to Section 1.8. In the event City elects to exercise its options to extend the Term pursuant to Section 3.4 hereof, the Contract Sum will increase consistent with the additional not to exceed compensation applicable to each Extension Term, as set out in in Exhibit “C.”
B. Section 3.4 (Term) of the Agreement is hereby amended to read in its entirety as follows:
“3.4 Term.

Unless earlier terminated in accordance with Article 7 of this Agreement, this Agreement shall continue in full force and effect until completion of the services commencing January 1, 2024 and expiring June 30, 2027 2026, except as otherwise provided in the Schedule of Performance (Exhibit “D”). The City may, at its sole discretion, elect to extend the Term by two one (12) additional one-year terms (each, an “Extension Term”). The pricing to be applied for each Extension Term is listed in Exhibit “C.”” C. Section I of Exhibit C (Schedule of Compensation) of the Agreement is hereby amended to read in its entirety as follows:

“I. This Schedule of Compensation governs Consultant’s compensation in the event the Consultant performs services pursuant to a Notice to Proceed on a Task Order. This Agreement does not guarantee that Consultant will be selected to perform services on Task Orders.

The not to exceed compensation amounts are as follows:

January 1, 2024 through June 30, 2024: $120,250.00
July 1, 2024 through June 30, 2025: $245,310.00*
July 1, 2025 through June 30, 2026: $400,216 $250,216.00* July 1, 2026 through June 30, 2027: $205,000.00 (extension period) Total: $970,776.00 $615,776.00
July 1, 2026 through June 30, 2027: $255,220.00 (extension period)* July 1, 2027 through June 30, 2028: $260,324.00 (extension period)* *Amount reflects 2% increase from prior year.”

01007.0006 2099071.3

D. Section IV of Exhibit C (Schedule of Compensation) is hereby amended to read in its entirety as follows:
“IV. The total compensation for the Services shall not exceed $970,776.00 615,776.00 as provided in Section 2.1 of this Agreement.”

4. Continuing Effect of Agreement. Except as amended by this Amendment, all provisions of the Agreement shall remain unchanged and in full force and effect. From and after the date of this Amendment, whenever the term “Agreement” appears in the Agreement, it shall mean the Agreement, as amended by the Amendment to the Agreement.

5. Affirmation of Agreement; Warranty R e Absence of Defaults. City and Consultant each ratify and reaffirm each and every on e of the respective rights and obligations arising under the Agreement. Each party represents and warrants to the other that there have been no written or oral modifications to the Agreement other than as provided herein. Each party represents and warrants to the other that the Agreement , as amended by this Amendment, is currently an effective, valid, and binding obligation.

Consultant represents and warrants to City that, as of the date of this Amendment, City is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

City represents and warrants to Consultant that, as of the date of this Amendment, Consultant is not in default of any material term of the Agreement and that there have been no events that, with the passing of time or the giving of notice, or both, would constitute a material default under the Agreement.

6. Adequate Consideration. The Parties hereto irrevocably stipula te and agree that they have each received adequate and independent consideration for the performance of the obligations they have undertaken pursuant to this Amendment.

7. Authority. The persons executing this Amendment on behalf of the parties hereto warrant that (i) such party is duly organized and existing, (ii) they are duly authorized to execute and deliver this Amendment on behalf of said party, (iii) by so executing this Amendment , such party is formally bound to the provisions of this Amendment , and (iv) the entering into this Amendment does not violate any provision of any other agreement to which said party is bound.

8. Counterparts. This Amendment may be executed in any number of counterparts and each of such counterparts shall for all purposes be deemed to be an original, whether the signatures are originals, electronic, facsimiles or digital. All such counterparts shall together constitute but one and the same Amendment.

[SIGNATURES ON FOLLOWING PAGE]

01007.0006 2099071.3
IN WITNESS WHEREOF, the parties hereto have executed this Amendment on the date and year first-above written.

CITY:

CITY OF CARSON, a municipal
corporation

___________________________
Lula Davis-Holmes, Mayor
ATTEST:

_____________________________
Dr. Khaleah K. Bradshaw, City Clerk

APPROVED AS TO FORM:

ALESHIRE & WYNDER, LLP

_________________________________
Sunny K. Soltani, City Attorney
[alh; rjl]
CONTRACTOR:

W.G. ZIMMERMAN ENGINEERING,
INC., a California corporation
By:_____________________________
Name:

Title:

By:_____________________________
Name:

Title:

Address: 7812 Edinger Avenue, Ste. 302
Huntington Beach, CA 92647

Two corporate officer signatures required when Contractor is a corporation, with one signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS MAY BE REQUIRED

BY THE BYLAWS, ARTICLES OF INCORPORATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO CONTRACTOR’S BUSINESS ENTITY.

CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Tuesday, March 17, 2026, 5:00 PM
SPECIAL ORDERS OF THE DAY 26. To: Honorable Mayor and City Council From: Nathan Freeman, Director of Community and Economic Development CD Planning Subject: CONSIDER INTRODUCING FOR FIRST READING, BY TITLE ONLY, ORDINANCE NO. 26-2606,APPROVING AN AMENDED AND RESTATED DEVELOPMENT AGREEMENT NO. 23-19 BETWEEN THE CITYOF CARSON, IMPERIAL AVALON DE, LLC, AND LENNAR HOMES OF CALIFORNIA, LLC FOR A PROPOSEDMIXED-USE PROJECT AT 21207 S. AVALON BLVD. (CITY COUNCIL) I. SUMMARY
Development Agreement No. 23-19 ("DA") was originally approved in December 2022 and entered into with Imperial Avalon, LLC for a mixed-use development project located at 21207 S. Avalon Blvd. Numerous "Minor Modifications" to the DA have been approved by the Community Development Director under the provisions of the DA since that time. Also, the DA has been partially assigned to Lennar Homes of California, LLC ("Lennar"), which purchased the western portion of the project site for development of the townhomes component of the project, whereas Imperial Avalon DE, LLC now owns the eastern portion of the project site for development of the apartment buildings component of the project.

To facilitate construction and completion of the project, the Developer is now seeking City Council adoption of an ordinance approving an amended and restated version of the DA. The proposed Amended and Restated DA, which includes an amended and restated set of project conditions of approval, would incorporate certain changes made to the DA and conditions of approval by the previously-approved Minor Modifications into one consolidated document, while also making certain other changes to technical provisions of the DA such as mortgagee protection and assignment approval requirements.

The Planning Commission heard and recommended City Council approval of an Amended and Restated DA on January 27, 2026. The proposed item before the Council this evening is to hold a public hearing as required by law and consider introduction and first reading of an ordinance that would approve the proposed Amended and Restated DA.

II. RECOMMENDATION
TAKE the following actions:

1. OPEN the public hearing, TAKE public comment, and CLOSE the public hearing; and

2. INTRODUCE for First Reading, by Title only, Ordinance No. 26-2606, "AN UNCODIFIED ORDINANCE OF THE

CITY OF CARSON, CALIFORNIA APPROVING AMENDED AND RESTATED DEVELOPMENT AGREEMENT NO. 23-19 BETWEEN THE CITY OF CARSON, IMPERIAL AVALON DE, LLC, AND LENNAR HOMES OF CALIFORNIA, LLC FOR A PROPOSED MIXED-USE PROJECT AT 21207 S. AVALON BLVD." III. ALTERNATIVES
TAKE such other action as the City Council deems appropriate, consistent with the requirements of law.

IV. BACKGROUND
On December 13, 2022, the City adopted Ordinance No. 22-2222, approving Development Agreement No. 23-19 (Exhibit 1) between the City and Imperial Avalon LLC for a mixed-use residential and commercial project on the real property located at 21207 South Avalon Boulevard in the City (“Property”). The project consists of 764 multi-family residential units in two buildings of up to four stories each, 351 attached/detached and stacked flat townhome units of up to three stories each, 111,581 square feet of publicly accessible open space (including a minimum 22,859 square foot park), and 10,000 square feet of commercial restaurant space (the “Project”).

In connection with Development Agreement No. 23-19, the City also conditionally approved the following entitlements for the Project in December 2022 (collectively, the “Original Entitlements”): (1) certification of an Environmental Impact Report (SCH No. 2021010116; the “EIR”) for the Project; (2) General Plan Amendment (“GPA”) No. 105-19, to change the land use designation of the Property from Regional Commercial/Low Density Residential to Urban Residential; (3) Specific Plan (“SP”) No. 21-19, the Imperial Avalon Specific Plan (“IASP”), to establish the development standards and permitted uses for the Property; (4) Zone Change (“ZCC”) No. 188-19, to change the Property’s zoning from Commercial Automotive/RM-8-D to Imperial Avalon Specific Plan; (5) Site Plan Review and Design Review (“DOR”) No. 1803-19; and (6) Vesting Tentative Tract Map (“VTTM”) No. 83157.

The Original Entitlements were approved subject to Conditions of Approval. Among them, Exhibit “B” of Planning Commission Resolution No. 22-244 imposes Conditions of Approval on DOR No. 1803-19 (“DOR COAs”), and Exhibit “C” of Planning Commission Resolution No. 22-244, as amended by City Council Resolution No. 22-242, imposes Conditions of Approval on VTTM No. 83157 (“VTTM COAs”).

The Development Agreement and some of the Original Entitlements, including the DOR COAs and VTTM COAs, were subsequently amended through multiple Minor Modifications requested by Imperial Avalon and approved by the City's Community Development Director pursuant to Section 12.4 of the Development Agreement, as follows (Exhibits 3-7; collectively, the “Minor Modifications”):
• A Minor Modification approved on May 24, 2023, made revisions to the Development Agreement and resolved an inconsistency between the Specific Plan and the approved Project plans regarding the required Project building setback from the 405 freeway.
• A Minor Modification approved on February 28, 2024, made revisions to the Development Agreement. This Minor Modification was approved pursuant to a Settlement Agreement and Mutual Release between the City and Imperial Avalon, which became effective on or about February 28, 2024 (“Original Settlement Agreement”). • A Minor Modification approved on June 10, 2024, made revisions to the Development Agreement, the DOR COAs, the VTTM COAs, and the Mitigation Monitoring and Reporting Program Table included as Section 4.2 in the Final EIR.
• A Minor Modification approved on May 8, 2025, made revisions to the Development Agreement. • A Minor Modification approved on February 4, 2026, which provides for revisions to the Development Agreement, the DOR COAs, and the VTTM COAs. This Minor Modification is pursuant to an Amendment and Restatement of the Original Settlement Agreement, and replaced the Minor Modification approved on February 28, 2024.

After approval of the DA, ownership of the Property was conveyed from Imperial Avalon, LLC to Imperial Avalon DE, LLC. Lennar Homes of California, LLC, (“Lennar”) purchased from Imperial Avalon DE, LLC the portion of the Property that will contain the Townhomes (“Transferred Property”) and entered into a Partial Assignment and Assumption Agreement with Imperial Avalon, LLC, recorded on October 1, 2024 (Exhibit 2; “A/A Agreement”), under which Imperial Avalon assigned to Lennar and Lennar assumed from Imperial Avalon all of Imperial Avalon’s rights and obligations regarding the Transferred Property, including rights and obligations under the Development Agreement, as more fully described in the A/A Agreement. The City consented to the assignment and assumption effectuated through the A/A Agreement, as required by Section 11 of the Development Agreement. Imperial Avalon DE, LLC and Lennar are referred to below collectively as the “Developer”.

Current Application
In or about December of 2025, Developer submitted to the City an application to amend and restate the Development Agreement, in order to incorporate and integrate the changes made through the Minor Modifications into one consolidated document, along with other technical modifications, pursuant to Government Code Sections 65864 through 65869.5.

On January 27, 2026, the Planning Commission held a duly noticed public hearing and thereafter adopted Planning Commission Resolution No. 26-2898, recommending City Council approval of the Amended and Restated Development Agreement that was attached as Exhibits 9-10 to the Planning Commission staff report, available at: AgendaLink (Item 7.B of the Agenda).

The request is for the purpose of ease of reference and understanding of the applicable development agreement provisions as well as making certain other technical modifications which can facilitate the Developer’s ability to take the necessary actions (e.g., obtaining construction loans) to complete the Project. Approval of the proposed Amended and Restated Development Agreement (Exhibit 11), which would require Council adoption of an appropriate ordinance (Exhibit 10), would do so. The provisions of the Amended and Restated Development Agreement are consistent with the general plan and applicable specific plan, as provided in the proposed ordinance and Amended and Restated Development Agreement.

The request also includes the incorporation and integration of the modifications made to the DOR COAs and VTTM COAs through the Minor Modifications, without substantive change except as stated below, into one consolidated amended and restated set of COAs, which is Exhibit D to the proposed Amended and Restated Development Agreement. The proposed amended and restated set of COAs is attached separately to this report as Exhibit 12.

The additions to the original COAs are shown in bold and underlined font, while the deletions are shown in strikethrough font.

The proposed Amended and Restated Development Agreement and COAs include and integrate all of the modifications that have been previously made and approved through the Minor Modifications, except certain changes that were made to two specific COAs after the Planning Commission hearing (but not expressly included in the Planning Commission's recommendation) via the Minor Modification approved on February 4, 2026. The changes, which stated that the Project is not entitled to any Interim Development Impact Fee credits or offsets pursuant to the CMC, have been omitted from the proposed Amended and Restated Development Agreement and COAs in response to a letter from the Developer dated February 18, 2026 (Exhibit 9). The proposed Amended and Restated Development Agreement and COAs would instead allow City staff to grant Interim Development Impact Fee credits or remibursements if and to the extent that staff determines that the Project is entitled to such credits or reimbursements pursuant to the CMC.

Environmental Review
The Amended and Restated Development Agreement was adequately assessed by the Environmental Impact Report for the Project (available at: https://ci.carson.ca.us/CommunityDevelopment/ImperialAvalon.aspx) and there are no circumstances requiring additional environmental review. Specifically, no substantial changes are proposed in the Project that will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; no substantial changes have occurred with respect to the circumstances under which the Project will be undertaken which will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and there is no new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete, that shows any of the following: (A) the Project will have one or more significant effects not discussed in the EIR; (B) significant effects previously examined will be substantially more severe than shown in the EIR; (C) mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project, but the Project proponents decline to adopt the mitigation measure or alternative; or (D) mitigation measures or alternatives which are considerably different from those analyzed in the EIR would substantially reduce one or more significant effects on the environment, but the Project proponents decline to adopt the mitigation measure or alternative.

Furthermore, approval of the Amended and Restated Development Agreement is covered by the common sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Here, it can be seen with certainty that there is no possibility that the amendments made to the Amended and Restated Development Agreement may have a significant effect on the environment. The amendments largely integrate modifications to the Development Agreement that were previously approved and are primarily related to the payment of fees and the provision of public benefits as well as other technical provisions such as mortgagee protection and assignment approval provisions, rather than making physical changes to the Project or Project site.

Consequently, approval of the Amended and Restated Development Agreement does not require any additional environmental review.

Public Hearing Notice
City staff duly issued notice of a City Council public hearing to consider this item as required by law. By March 7, 2026, the notice was published in a newspaper of general circulation within the City, and posted in the designated public places.

V. FISCAL IMPACT
No Fiscal Impact
VI. EXHIBITS

1. Approved Development Agreement No. 23-19 between the City and Imperial Avalon, LLC

2. A/A Agreement between Imperial Avalon, LLC and Lennar Homes of California, LLC

3. Minor Modification approved on May 24, 2023

4. Minor Modification approved on February 28, 2024

5. Minor Modification approved on June 10, 2024

6. Minor Modification approved on May 8, 2025

7. Minor Modification approved on February 4, 2026

8. PC Resolution No. 26-2898 (without attachment)

9. Letter from Developer dated February 18, 2026

10. (Draft) Ordinance No. 26-2606

11. (Draft) Amended and Restated Development Agreement No. 23-19 between the City of Carson, Imperial Avalon, LLC, and Lennar Homes of California, LLC (Exhibit A to Ordinance No. 26-2606)

12. (Draft) Amended and Restated COAs (Exhibit D to Amended and Restated Development Agreement)

Attachments

1. Imperial Avalon Development Agreement 11-16-2023 (fully executed_recorded)(1022789.1).pdf

2. 24-1001_IA-Lennar-RecordedPartialAssignmentAssumption(2081664.1).pdf

3. 23-0524_IA DA_MinorMod(1)_FullyExecuted.pdf

4. 24-0228_IA DA_MinorMod(2)-Executed.pdf

5. 6.10.2024_Imperial Avalon DA Minor Modification (1000987.1).pdf

6. 25-0508_IA DA_MinorMod(4)_Executed.pdf

7. IASP Minor Modification - 2.4.26 (2072292.3)-Executed.pdf

8. PC Resolution 26-2898 _ signed.pdf

9. 26-0218_IDIF-Credit_OffsetRequest-final.pdf

10. Imperial Avalon_Amended and Restated DA_Adopting Ordinance No. 26-2606 (2079792.3).pdf

11. Imperial Avalon_Amended Restated DA (3.11.26)(2103038.2).pdf

12. Imperial Avalon_Amended and Restated DA_Exhibit D COAs (3.11.26)(2079782.7).pdf This page is part of your document - DO NOT DISCARD
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Recorded/Filed in Official Records
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THIS FORM IS NOT TO BE DUPLICATED
RECORDING REQUESTED BY:

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CITY, STATE & ZIP CODE
Carson, CA 40745
ALrention : Planning Manager

SPACE ABOVE THIS LINE RESERVED FOR RECORDER'S USE

TITLE(S)
Develonment Agreement -Trperial Avalon
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:

City of Carson .
701 E Carson Street
Carson, CA 90745
Attn: Planning Manager

SPACE ABOVE THIS LINE RESERVED FOR RECORDER'S USE

DEVELOPMENT AGREEMENT
This Development Agreement (<Agreement=) is entered into on the i day of Novem ber , 2023 (<Execution Date=), by and between the City of Carson, a municipal corporation of the State of California (<City=), and IMPERIAL AVALON, LLC, a California limited liability company (<Developer=). The City and Developer shall be referred to jointly within this Agreement as the <Parties= and individually as a <Party.=

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

B. Orderly Development; Public Benefits. The City Council finds that this Agreement is in the best public interest of the City and its residents, adopting this Agreement constitutes a present exercise of the City9s police power, and this Agreement is consistent with the City9s General Plan. This Agreement and the proposed Project will achieve a number of City objectives, including the orderly development of the Property and the provision of public benefits, or funds therefor, to the City and its residents.

C. The Property. Developer owns the property located at 21207 South Avalon Boulevard in the City of Carson, County of Los Angeles, State of California (APNs 7337-001-025, 7337- 001-026, 7337-001-027, 7337-001-028, and 7337-001-029) (<Property=). The General Plan land use designation for the Property is Regional Commercial and Low Density Residential and the Property is zoned Commercial Automotive (CA) and RM-8-D (Design Overlay). The City is currently in the process of updating its General Plan. The Carson General Plan 2040 Update identifies the site as <Downtown Mixed Use.= The Property is currently improved and in operation as a mobilehome park, known as Imperial Avalon Mobile Estates (<Imperial Avalon= or the <Park=).

D. The Park. Developer filed an application for approval of Relocation Impact Report No. 05-20 (<RIR=) related to Park closure pursuant to CMC Section 9128.21 in early 2020 (the <Closure Application=). The Closure Application was heard and conditionally approved by the City9s Planning Commission on May 13, 2020, via adoption of Planning Commission Resolution No. 20-2695. Following an administrative appeal to the City Council, on July 7, 2020, the City Council adopted City Resolution No. 20-113, affirming 01007.0580/834680.14
the Planning Commission9s decision subject to imposition of added and modified conditions as set forth the <Amended Conditions of RIR No. 05-20= which are attached to said resolution (<the RIR Conditions=), and specifying the earliest possible date of Park closure (i.e., the earliest date when residents may be compelled to vacate the Park) as January 1, 2022, subject to issuance of the required notices of termination of tenancy (the <Closure Approval=). As required by the Closure Approval, Developer has executed and recorded on title to the Property a <Declaration of Lease Covenants, Conditions and Restrictions Applicable to Park Closure Pursuant to Government Code § 27281.5= (the <Option C Covenant=). Furthermore, Developer has agreed to provide certain enhancements to the relocation impact mitigation measures set forth in the RIR Conditions for the benefit of the displaced Park residents, which enhancements were set forth ina letter from Developer to the Park residents dated September 9, 2021, and Developer may agree to provide further enhancements at a later date (collectively, the <Enhancements=).

Developer has not yet issued the required 6-month notice of termination of tenancy, which is a prerequisite of Park closure. As of the Effective Date hereof, some residents remain in the Park while some have vacated the Park voluntarily pursuant to early termination agreements entered into with the Developer in accordance with the RIR Conditions, and implementation/satisfaction of the RIR Conditions remains pending and underway.

Developer still intends, and has the right, to issue the requisite 6-month notice of termination of tenancies and thereafter close the Park during the effective period of the Closure Approval, although the precise dates of such actions are not currently known. It is understood and was decided by the City in acting upon the Closure Application that the Closure Application and the City9s review and decision thereon was exempt from California Environmental Quality Act (<CEQA=) review and did not constitute a <project= within the meaning of CEQA. On that basis, a Notice of Exemption was filed in connection with the Closure Approval on July 17, 2020, and no CEQA-related challenges were filed within the applicable 35 day statute of limitations period.

The Project. Developer desires to re-develop the Property as a mixed-use residential and commercial development (the <Project=). The Project consists of 764 multi-family residential units within two buildings of up to four stories (or sixty-eight feet, six inches [6896=] each, including at least one parking structure per building, each on their own lot on the eastern portion of the Property (the <Apartments=), 351 attached/detached and stacked flat townhome units of up to three stories (or thirty-eight feet, six inches [3896=]) each, all located on another lot on the western portion of the Property (the <Townhomes=), for a total of 1,115 residential units and a density of 41 dwelling units per acre, 111,581 square feet of publicly accessible open space (including a minimum 22,859 square foot park), and 10,000 square feet of commercial space, all of which shall be restaurant use(s). To that end, on October 3, 2019, Developer filed a development permit application with the City (Master Redevelopment Project No. PL10044) seeking various entitlements to develop the Project (collectively, the <Development Application=). The City determined the Development Application complete on December 24, 2019.

Project EIR and Entitlements. The City is the lead agency, within the meaning of the California Environmental Quality Act, Public Resources Code § 21000 ef seq. ("CEQA"), for purposes of conducting environmental review of the Project. The City finds and determines that all actions required of City precedent to approval of this Agreement have been duly and regularly taken. In accordance with the requirements of the California 01007.0580/834680.14 2
Environmental Quality Act (Public Resources Code § 21000, ef seg. (<CEQA=), appropriate studies, analyses, reports, documents, and errata were prepared and considered by the Planning Commission and the City Council. The Planning Commission, after a duly noticed public hearing on November 21, 2022, certified the Environmental Impact Report (<EIR=) and adopted a Statement of Overriding Considerations for the Project in accordance with CEQA. The Project is identified in the EIR as Alternative 3 and is fully assessed in the EJR and the errata thereto.

G. Project Approvals. On the same day, the Planning Commission, after giving notice pursuant to the CMC and Government Code §§ 65090, 65091, 65092 and 65094, held a public hearing on the Development Application, and following the hearing, adopted Planning Commission Resolution No. 22-2846, which: (i) made CEQA findings and determinations as referenced above; (ii) conditionally approved Site Plan and Design Overlay Review (<DOR=) No. 1803-19 and Vesting Tentative Tract Map (<WTTM=) No. 83157 for the Project subject to City Council approval of General Plan Amendment (<GPA=) No. 105-19 (changing the General Plan land use designation for the Property from Regional Commercial/Low Density Residential to Urban Residential), Specific Plan (<SP=) No. 21-19 (Imperial Avalon Specific Plan), Zone Change (<ZCC=) No. 188-19 (changing the Property zoning from Commercial Automotive (CA)/Residential, multifamily 4 8 units per acre (RM-8) with a Design Overlay to Imperial Avalon Specific Plan [IASP]), and Development Agreement (<DA=) No. 23-19 (this Agreement, inclusive of the Adopting Ordinance); and (iii) recommended that the City Council approve GPA No. 105-19, SP No. 21-19, ZCC No. 188-19, and DA No. 23-19 for the Project (DOR No. 1803-19, VITM No. 83157, GPA No. 105-19, SP No. 21-19, ZCC No. 188-19, and DA No. 23-19 collectively, together with the EIR, the <Entitlements=).

H. On December 6 , 2022, the City Council, after provision of the public notice required by law, held a public hearing to consider the Development Application and the Planning Commission9s actions and recommendations thereon, and following the hearing, conditionally approved GPA No. 105-19, SP No. 21-19, ZCC No. 188-19, and DA No. 23- 19 as set forth in City Council Resolution No. 22-2846. The Planning Commission and the City Council have found, on the basis of substantial evidence based on the entire administrative record, that this Agreement is consistent with all applicable plans, rules, regulations and official policies of the City.

I. Developer9s Interest in the Property. Developer currently owns the Property and as such, possesses the requisite equitable interest in the Property under Government Code Section 65865 that allows the Parties to enter into this Agreement.

COVENANTS
NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereinafter contained and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows:

1. GENERAL DEFINITIONS.

In addition to those terms defined within the above Recitals and elsewhere within this Agreement, the following terms shall bear the meanings set forth below:
01007.0580/834680.14 3

1.1 <Adopting Ordinance= means Ordinance No. 22-2222 approving this Agreement, introduced on December 6, 2022 and adopted on December 13, 2022. 1,2 <Agreement= means this Development Agreement, including all of its exhibits.

1.3 <Annual Review= means the annual review of the Developer9s performance under this Agreement in accordance with Article 6 of this Agreement.

1.4 <Applicable Laws= means, collectively, the following:
a. The Project Development Approvals.
b. The Existing Land Use Regulations.

C. Subsequent Development Approvals.
d. Those Subsequent Land Use Regulations to which Developer has agreed in writing.
é The Closure Approval and associated covenants and agreements, including without limitation the Option C Covenant and the Enhancements.

1.5 <Approval Date= means the date on which the City Council conducted the second reading of the Adopting Ordinance. That date is December 13, 2022.

1.6 <CFD= means any Community Facilities District that is applicable to the Property and formed pursuant to the Mello Roos Community Facilities Act of 1982.

1.7 <City= means the City of Carson, a California Charter city.

1.8 <City Council= means the City Council of the City of Carson. 19 <CMC= means the Carson Municipal Code.

1.10 <Conditions of Approval= means all conditions imposed on the Project by the City, including (without limitation) those recommended by the Los Angeles County Fire Department, as part of the approval of the Project.

1.11 <Director= means the City9s Community Development Director, or his or her designee.

1.12 <Developer= means IMPERIAL AVALON, LLC, a California limited liability company, and its successors and assigns to all or any part of the Property.

1.13 <Developer9s Vested Right= means Developer9s right to complete the Project in accordance with, and to the full extent permitted under, the Applicable Laws and this Agreement, as more fully set forth in Articles IV-V of this Agreement. 01007.0580/834680.14 4

1.14 <Development= means the improvement of the Property for the purposes of completing the structures, improvements, and facilities comprising the Project including, but not limited to: grading; the construction of infrastructure related to the Project whether located within or outside the Property; the construction of buildings and structures; and the installation of landscaping and other facilities and improvements necessary or appropriate for the Project, and the maintenance, repair, or reconstruction of any building, structure, improvement, landscaping or facility after the construction and completion thereof.

1.15 <Development Approvals= means all Project-specific non-legislative approvals. Development Approvals include, but are not limited to, plans, maps, permits, site plans, design guidelines, variances, conditional use permits, grading, building, and other similar permits, environmental assessments, including environmental impact reports, and any amendments, addenda or modifications to those matters. <Development Approvals= does not include (i) rules, regulations, policies, and other enactments of general application within the City, (ii) legislative enactments, or (iii) any matter where City has reserved authority under Article 5 of this Agreement. Development Approvals are not Land Use Regulations.

1.16 <Development Plan= means Developer9s plan for completion of the Project in compliance with and to the full extent of the Project Development Approvals and Applicable Laws.

1.17 <Ieffective Date= means the date on which the Adopting Ordinance becomes effective, or thirty (30) days after the second reading of the Adopting Ordinance.

1.18 <Entitlements= means this Agreement, and the other Entitlements and approvals listed in Recital G.

1.19 <Exhibit= means an exhibit to this Agreement, unless otherwise specifically referenced to a different-agreement or document. The following exhibits are incorporated into the Agreement by reference as though set forth in full:

Exhibit A Legal description of the Property
Exhibit B Depiction of the Property
Exhibit C Public Open Space Areas
Exhibit D Pedestrian Bridge

1.20 <Existing Land Use Regulations= means (i) all Land Use Regulations in effect on the Effective Date and (ii) any changes to Land Use Regulations enacted on or after the Approval Date and before the Effective Date for which Developer has provided its written consent to allow those changes to apply to the Project.

1.21 <Land Use Regulations= are laws and regulations enacted through legislative actions of the City Council. Land Use Regulations include ordinances, laws, resolutions, codes, rules, regulations, policies, requirements, guidelines or other actions of City, including but not limited to the City9s General Plan and the CMC (including the Carson Zoning Ordinance, Chapter 1 of Article IX of the CMC) which affect, govern or apply to the development and use of the Property, including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the 01007.0580/834680.14 5
provisions for reservation or dedication of land for public purposes, and the design, improvement, and construction standards and specifications applicable to the Project. <Land Use Regulations= do not include (i) Development Approvals, (ii) regulations relating to the conduct of business, professions, and occupancies generally, (iii) taxes and assessments, (iv) regulations for the control and abatement of nuisances, (v) health and safety regulations, or (vi) any other matter reserved to the City pursuant to Article 5 of this Agreement.

1.22 <Mortgage= means a mortgage, deed of trust, or other security instrument encumbering the Property.

1.23 <Mortgagee= means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security device, a lender, or each of their respective successors and assigns.

1.24 <Project= as described this Agreement, means the development of the Property consistent with and to the full extent of the Project Development Approvals and all applicable Land Use Regulations.
1,25 <Project Development Approvals= means all Development Approvals, inclusive of the Entitlements and all Conditions of Approval. Project Development Approvals include, without limitation, all Development Approvals needed or desired by Developer to complete the Project, provided that those Development Approvals are consistent with Developer9s Vested Right, this Agreement, and the City9s General Plan and the Carson Zoning Ordinance. The Entitlements (minus this Agreement), as examples of Project Development Approvals, have been or are anticipated to be approved, subject to the Conditions of Approval, prior to or in conjunction with the approval of this Agreement.

1.26 <Property= means the real property described in Exhibit <A= and shown in Exhibit <B.=

1.27 <Reservation of Authority= means the limitations, reservations, and exceptions to Developer9s Vested Right set forth in Article 5 of this Agreement.

1.28 <Subsequent Land Use Regulations= means those Land Use Regulations which are both adopted and effective on or after the Approval Date and which are not included within the definition of Existing Land Use Regulations.

1.29 <Subsequent Development Approvals= means all Development Approvals issued subsequent to the Effective Date in connection with development of the Property, which shall include, without limitation, any changes to the Development Approvals.

1.30 <Term= shall have the meaning ascribed to it in Section 2.1, unless earlier terminated as provided in this Agreement.

2. TERM & GENERAL COVENANTS.

2.1 Term. The term of this Agreement (the <Term=) starts on the Effective Date and shall expire 15 years after City9s approval of the last of the Entitlements, subject to any early termination provisions described in this Agreement. The Term and expiration date of all 01007.0580/834680.14 6
Entitlements and Project Development Approvals shall also be extended to 15 years consistent with the Term of this Agreement.

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

2.3 Agreement Runs with the Land. This Agreement shall be recorded and shall run with the land. Pursuant to Government Code Section 65868.5, the burdens of this Agreement and each of its provisions shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the Parties, including, but not limited to, all parties that enter into lease agreements with Developer for possession of any part of the Property.

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

2.5 Construction Timing and Park Closure. Developer covenants that Project construction will not commence until the existing mobilehome park at the Property (i.e., the Park) has been closed and all remaining Park residents or occupants have vacated the Property.

2.6 Park Closure Application and Covenants. Developer further acknowledges that nothing in this Agreement is intended to supersede or negate the benefits committed to Park residents (current or former) approved through the separate Closure Approval or associated covenants or agreements, including the Option C Covenant and the Enhancements, which are unrelated to the Project and this Agreement.

Js DEVELOPER9S OBLIGATIONS AND COMMUNITY BENEFITS.

As consideration for the granting of Developer9s Vested Right in accordance with Article 4 below and subject to the City9s Reservation of Authority set forth in Article 5 below, Developer shall do all of the following:

3.1 Comprehensive Development Agreement Fee
In lieu of the Developer and the Project opting into Citywide Community Facilities District No. 2018-01 (<CFD=) (estimated to have a net present value over the life of this Agreement of approximately fourteen million six hundred fifty-eight thousand three hundred sixty-two dollars ($14,658,362.00) and paying Development Impact Fees pursuant to Ordinance No. 19-1931 (estimated to be approximately thirteen million one hundred twenty-seven thousand fourteen dollars ($13,127,014.00) based on current Project features), Developer shall pay a Development Agreement Fee totaling thirty million fifteen thousand three hundred seventy-six dollars ($30,015,376.00) (the <Development Agreement Fee=) (this includes an additional fee of $2,000 01007,0580/834680.14 7
per residential unit multiplied by 1,115 units even if fewer units are constructed pursuant to Section

12.5 (equal to two million two hundred thirty thousand dollars ($2,230,000.00)). Developer shall have the right, in its sole and absolute discretion, to pay the Development Agreement Fee as prescribed below or cause the Development Agreement Fee contributions and payments to be made by a nonprofit entity in accordance with the terms prescribed by this Agreement. Except as otherwise provided for the Carson Park and Recreation Subsidy and the Initial DA Fee Payment in Sections 3.1.1-3.1.2, the amounts prescribed below shall be paid either by the Developer or the nonprofit entity at the City9s direction toward specific programs, projects or uses within the following categories: (i) park, recreational'and open space site acquisition, facility development and maintenance, (ii) City infrastructure improvements, maintenance and upgrades, and (iii) community recreational benefits and subsidies (<Development Agreement Fee Categories=). The Development Agreement Fee payments are limited to the amounts and subject to the schedule set forth below, unless the Developer and City agree to an earlier payment date, and shall be paid directly from the Developer or the nonprofit entity to the City:

3.1.1. Three hundred thousand dollars ($300,000.00) shall be due upon the Effective Date of this Agreement, and shall be used by City to subsidize Carson residents9 fees and costs associated with park and recreational registration, trophies and jerseys (<Carson Park and Recreation Subsidy=).

3.1.2 Five million dollars ($5,000,000.00) shall be due prior to issuance of a grading permit for the Project (<Initial DA Fee Payment=). The City shall have the option to use the Initial DA Fee Payment in whole or in part for low income housing including but not limited to maintenance and upgrades to, and assistance with the preservation of, existing mobilehome parks located throughout the City.

3.1.3. Five million dollars ($5,000,000.00) shall be due prior to issuance of a building permit for the first Townhome to be constructed within the Project.

3.1.4. Four million dollars ($4,000,000.00) shall be due prior to issuance of a building permit for the first Apartment building to be constructed within the Project, and a second payment of four million dollars ($4,000,000.00) shall be due upon issuance of a building permit for the second Apartment building to be constructed within the Project, and a third payment of four million dollars ($4,000,000.00) shall be due upon issuance of a building permit for the 50" Townhome building to be constructed within the Project.

3.1.5 Five million dollars ($5,000,000.00) shall be due within six months following issuance of a certificate of occupancy for the first Apartment building to be constructed within the Project.

3.1.6. Two million seven hundred fifteen thousand three hundred and seventy-six dollars ($2,715,376.00) shall be due prior to issuance of a building permit for the 150" Townhome to be constructed within the Project.
a2 Nonprofit Entity
In the event that the payments outlined in Section 3.1 are made by a nonprofit, such nonprofit will be formed pursuant to Internal Revenue Code Section 501(c)(3) and will be authorized to manage and distribute Development Agreement Fee funds for the purposes described 01007.0580/834680.14 8
in Section 3.1 (<Nonprofit=). Developer shall provide City with copies of all documents related to the creation and ongoing operation of the Nonprofit, including but not limited to the governing instruments, the application(s) for tax exemption under federal and state law, any exemption approvals, and annual tax forms. City shall not be obligated to review and/or approve any such documents or filings. Developer is solely responsible for the accuracy and timely filing of all such documents and shall obtain its own tax advice.

Developer shall comply with all federal and state laws governing the creation and operation of the Nonprofit. If Developer receives notice from the IRS or State of a suspension or revocation of nonprofit status or any other issue, Developer shall inform City immediately of the notice and the affirmative steps Developer will take to cure any suspension or revocation or other issue.

City does not represent or warrant that the management and distribution of Development Agreement Fee funds by the Nonprofit is authorized by federal or state law. Developer and its successors shall be jointly and severally liable with the Nonprofit for payment of the Development Agreement Fee in accordance with this Agreement. If the Nonprofit fails to make Development Agreement Fee payments, or if the Nonprofit9s exempt status is suspended or revoked, Developer shall make the Development Agreement Fee payments prior to the issuance of the permits and certificates described in Section 3.1.
a3 Affordable Housing Benefit
The City, by its General Plan and state law, is committed to increasing its supply of affordable housing. Prior to the issuance of a certificate of occupancy for the first Apartment building constructed on the Property, the Developer, or a related/affiliated entity approved by the Director and jointly and severally liable with Developer (and subject to Section 3.3.4 below), shall perform one of the following affordable housing public benefit options, the selection of which shall be in its sole and absolute discretion: (i) commit, via execution and recordation on title to the Property of a deed restriction in a form acceptable to the City Attorney, to reserve at least 125 units of lower income housing, including 41 units of Extremely Low Income (<30% of Area Median Income [<AMI=]), 41 units of Very Low Income (30-50% AMI), and 43 units of Low Income (51-80% AMI) (all of the foregoing affordable housing categories collectively, <Lower Income Housing,= or <LIH=), onsite within the Project; (ii) commit, via execution and recordation on title to the below-referenced (in this Section and Sections 3.3.1 - 3.3.2) offsite-location of a deed restriction in a form acceptable to the City Attorney, to construct or convert (from existing units) 125 units of new LIH at an off-site location elsewhere in the City, which off-site location is subject to approval of the Director, and which units must be in excess of any affordable housing requirements otherwise required for the project site within which they will be constructed; or (iii) pay an in lieu affordable housing fee equal to $11.61 per square foot of the Project's gross residential floor area for the Apartments and Townhomes. If in any case where the Developer provides only a portion of the 125 Lower Income Housing units referenced above, Developer may satisfy the balance of the affordable housing obligation by paying a proportionately-reduced in lieu fee payment. For example, if Developer provides seventy-five (75) percent of the 125 Lower Income units, then the balance of the affordable housing obligation may be satisfied by paying twenty-five (25) percent of the required in lieu fee payment.

3.3.1 Should Developer or the related/affiliated entity elect to satisfy the affordable housing obligation set forth in Section 3.3(ii) above by constructing or converting 125 units of new 01007.0580/834680.14 9
LIH offsite at another Director-approved location within the City (<Offsite Affordable Units=), Developer or the affiliated/related entity shall have five years from the Effective Date of this Agreement to either: (i) in the case of construction, obtain a building permit and commence construction within said timeframe, and thereafter diligently pursue the construction to completion as determined by the Director in his reasonable discretion; or (ii) in the case of conversion, fully complete the conversion of the Offsite Affordable Units such that the units are ready and approved for occupancy (with the deed restriction in place as required above). Developer shall not satisfy this obligation by converting any existing housing units that are rented at or below Lower Income Housing levels (i.e., that are already affordable to any houschold at or below 80% AMI), even if such existing units are not deed restricted. If Developer elects to convert existing units, evidence must be provided to the Director for approval in the form of rent history demonstrating that the existing units to be converted are all above all the Lower Income Housing restricted rent levels at the time of conversion.

3.3.2 For any avoidance of doubt, if Developer or its related/affiliated entity elects to construct the Offsite Affordable Units within <Cell 1= of the District at South Bay Specific Plan area, then the 125 Offsite Affordable Units must be in excess of the current State Surplus Land Act requirement that 25 percent of the total number of units be constructed on that properly for affordable housing. Should Developer or the related/affiliated entity elect to provide Section

3.3(ii) OffSite Affordable Units but fail to comply with any of the applicable timing requirements set forth in Section 3.3.1, then Developer or the related/affiliated entity shall, within thirty (30) days of such failure, pay the City the applicable affordable housing in lieu fee set forth in Section

3.3 (iil) above.

3.3.3. If the Developer ever fails to pay the in-lieu affordable housing fee within thirty (30) days of it becoming due, whether such fee becomes due pursuant to Section 3 3 (iii) or Section 3,3.2, a daily penalty of one thousand dollars ($1,000.00) shall be assessed subject to the notice and cure provisions of Section 7.2 of this Agreement.

3.3.4 The Developer shall remain fully and ultimately responsible to perform any obligation undertaken by a related/affiliated entity pursuant to this Section 3.3.

3.4 Senior and Veteran Housing.

3.4.1. Prior to issuance of a Certificate of Occupancy, the Developer shall prepare, submit to the City for review, and implement a veterans and senior citizen marketing and outreach program for the Project9s Apartment units, subject to the prior written approval of the Director, which approval shall not be unreasonably withheld, conditioned or delayed. Developer shall exclusively market the Project9s Apartment units to veterans and their families as well as senior citizens (over the age of 55) who currently reside within the City or the general South Bay area for a period of sixty (60) days prior to the units being offered for rent to the general public (<Exclusive Pre-Lease Period=). During this Exclusive Pre-Lease Period, Developer shall make best efforts to lease units to local veterans and their family members and senior citizens provided that all such applicants meet generally applicable leasing qualifications and criteria imposed by Developer. Nothing in this Agreement shall require that any of the Project Apartment units be actually occupied by local veterans or their family members. Further, nothing in this Agreement requires more than 83 of the total 1,115 units to be leased to senior citizens at a given time . 01007.0580/834680.14 10

3.4.2. Commencing two years after issuance of a certificate of occupancy for the second Apartment building, Developer shall demonstrate to the City on an annual basis that at least eighty- three (83) of the Project9s Apartment units are rented to senior citizens (defined as fifty-five (55) years or older) (<Project Senior Obligation=). The Developer shall demonstrate it is mecting the Project Senior Obligation by providing rental information or other form of occupancy verification confirming that seniors are renting at least 83 of the Project Apartment units. For every unit less than 83 that is not rented to a senior citizen as defined in this Section 3.4.2, Developer shall provide the City a payment equivalent to the average in place amount of an equivalent floorplan market rate unit occupied in the Project (<Project Senior Obligation Payment=). The Project Senior Obligation Payment shall be used for low income and senior housing services throughout the City.

3.5 Apartment and Townhome Enhanced Sustainability and Environmental Benefits. Developer shall agree to incorporate the following enhanced sustainability and environmental benefits into construction of the Apartments and Townhomes for the Project. In recognition of the enhanced environmental benefits provided by the Project Apartments and Townhomes through this Section 3.5, the City shall subject the Project Apartments and Townhomes to the 2019 California Building Standards Code as applicable to and/or adopted by the City pursuant to CMC Article VIII, provided Developer submits a conceptual design package to the City9s Building & Safety Department on the City Building & Safety Department9s Online Plan check (BSOP) website prior to January 1, 2023. The conceptual design package shall consist of a schematic set of development and design plans for all disciplines with sufficient detail for the City to undertake zoning compliance review, but shall not be required to include landscaping, structural, energy, accessibility, mechanical, electrical and/or plumbing related plans and design, provided it is within the City9s legal discretion to deem such submittal complete as necessary to facilitate such grandfathering under applicable state and local law. A full set of construction plans with all disciplines shall be submitted prior to January 1, 2024 for the Apartments and Townhomes. If the Building & Safety plan check application validity period of one year plus the two six-month extension periods thereafter expire prior to issuance of the required permits/approvals (expected to include, without limitation, rough grading approval and building pad/foundation permits), then the plans will expire and will be required to meet the code in effect at the time of such expiration, and new plan check fees will be required. a. Photovoltaic Panels. Developer shall incorporate approximately 35,000 square feet (total) photovoltaic panels located on the rooftop of the Project parking structure for the Apartments and shall provide conduit and wiring for an additional twenty thousand (20,000) square feet of Apartment building rooftop to accommodate potential future solar panel installation.
b. Enhanced Electric Vehicle Charging Stations (<EVCS=). Developer shall equip a total of fifty percent (50%) of the Project parking spaces with an EVCS benefit, as follows: (a) fifteen percent (15%) of the total Project parking spaces shall be full EVCS, with EV chargers installed; and (b) thirty-five percent (3 5%) of the total Project parking spaces shall have conduit and wiring to allow for future EVCS installation. The electrical panel for all buildings shall be designed such that it can accommodate full EVCS for 50% of parking spaces for the Project. EVCS spaces shall be assigned and managed in accordance with the parking management plan required per the Conditions of Approval, which may require the Developer to convert the EVCS parking spaces that are initially only provided with conduit and wiring into full EVCS parking spaces (with chargers installed) incrementally over time based on tenant need. 01007.0580/834680.14 11
All Townhomes shall have 240 volt NEMA 14-50 installed in the garage. All Townhomes shall be have conduit and wiring for future solar installations. c. Mechanical Dwelling Unit System Efficiency Benefit. The Project provides a mechanical dwelling unit system with a Seasonal Energy Efficiency Ratio (<SEER=) of 15.
d. Lighting Occupancy Sensors and Fenestration Energy Efficiency.

Notwithstanding any other provision of this Section 3.5, the Project shall: (1) provide state of the art occupancy sensors consistent with the California Energy Code in place at the time the time of Project permitting; and (ii) purchase and install windows and exterior fagade materials consistent with the California Energy Code requirements in place at the time of Project permitting.

3.6. Publicly Accessible, Privately Maintained Open Space. Developer shall make the Project open space areas identified on Exhibit C attached to this Agreement (<Public Open Space Areas=), which total approximately 111,581 square feet, accessible to the public during the hours of 7:00 a.m. to 7:00 p.m. Developer shall be fully responsible for all maintenance, care and upkeep of the Public Open Space Areas through the life of the Project; this obligation shall survive any termination or expiration of this Agreement.

3.7. Publicly Accessible Pedestrian Bridge. Developer shall work with the City to design, construct and maintain a pedestrian bridge at Developer9s sole cost and conceptually identified on Exhibit D attached to this Agreement, subject to City Engineer approval, to allow for pedestrian and bicycle access over the Torrance Lateral Flood Control Channel (BI 1232-Line A) from the Project site to the District at South Bay Specific Plan area. Developer shall also be responsible to pay for any permits, air rights, and all other costs associated with delivering a functional and complete bridge. All applicable codes including but not limited to building and fire codes shall be adhered to. The pedestrian bridge shall be accessible to the public at all times.

Construction of the pedestrian bridge is contingent upon the Parties9 ability to obtain all necessary approvals, easements, rights, and permits from any Federal, State or local governmental agency with permitting or approval authority over the pedestrian bridge, including but not limited to the Los Angeles County Flood Control District and the United States Army Corps of Engineers.

Developer shall make, and shall demonstrate to the Director upon request, reasonable best efforts to obtain the required approvals and permits and to construct the pedestrian bridge prior to issuance of the first building permit for the Project, or within five years of the Effective Date of this Agreement, whichever is later. If, by such time, the Parties have made substantial progress toward securing the necessary approvals and permits or with construction of the bridge, as determined by the Director, then the Director may grant extensions of time as may be necessary to allow for completion of securing the necessary approvals and permits and/or completion of construction of the bridge, provided Director determines for each extension that Developer has been diligently pursuing securing the necessary permits and approvals and completion of construction without delay and is continuing to make substantial progress. If the Parties are unable to obtain all necessary approvals and permits in order to construct the pedestrian bridge or fail to complete construction of the bridge timely in accordance with this provision, then the Developer (or its nonprofit entity described in Section 3.1, subject to the requirements of Section 3.2), prior to issuance of the first building permit for the Project, or within five years of the Effective Date of this Agreement, whichever is later, constructed as part of the Project, shall make a cash 01007.0580/834680. 14 12
contribution of four million dollars ($4,000,000) to City, to be used for the purpose of providing an enhanced art walk leading from the Project site to the District at South Bay Specific Plan and/or other making other pedestrian improvements in the vicinity of the Project site as determined by the City. This sum shall be additional to the Development Agreement Fee. If the Developer ever fails to pay the $4,000,000 within thirty (30) days of it becoming due, then subject to the notice and cure provisions of Section 7.2 of this Agreement, liquidated damages in the amount of one thousand dollars ($1,000.00) per day that any portion of the payment is outstanding shall be assessed, as the Parties agree that is such event the determination of actual damages for the delay in performance of this obligation would be extremely difficult or impractical to determine. The Developer shall be responsible to reimburse the City for all costs of the maintenance, care, and upkeep of the pedestrian bridge through the life of the Project; this obligation shall survive any termination or expiration of this Agreement.

3.8 Restaurant and Kitchen Timing. Developer agrees that the restaurant space to be included in the Project9s approximately 10,000 square feet (including outdoor/patio space) of ground floor commercial area must include a fully built out kitchen prior to issuance of a certificate of occupancy for the last residential building constructed within the Project.

3.9 Art Benefit. Prior to issuance of the first building permit for the Townhomes and prior to issuance of building permits for each of the two Apartment buildings, the Developer shall pay a public art fee equal to one percent (1%) of the total building valuation for all Townhomes and each of the two Apartment buildings (i.e., all Project buildings) as determined by the City9s Building Official in accordance with the Marshall-Swift Valuation Guide per the City Building Official9s standard practice (<Project Art Fee=).

In lieu of paying the Project Art Fee, Developer may incorporate on-site art, including but not limited to art within the exterior north side of the Project facing the 405 freeway, to the satisfaction of the Director, in which case Developer shall submit a Project art plan, valuation, and implementation plan to the Director prior to issuance of the first Project building permit. Unless otherwise approved by the Director pursuant to the art implementation plan, Developer9s on-site art which corresponds to a particular building shall be installed prior to issuance of a certificate of occupancy for the corresponding building, and art that does not correspond to any particular building shall be installed within six months following issuance of the certificate of occupancy for the first Apartment building constructed as part of the Project. Individual art valuations shall be submitted for each Project building prior to issuance of building permits for the respective buildings. Should the value of Developer9s onsite art be less than one percent (1%) of the total building valuation for the entire Project as described above, then Developer shall pay the City the difference in its entirety prior to issuance of the certificate of occupancy for the 150" Townhome constructed as part of the Project.

3.10 Traffic Signal. Developer shall fund and install anew traffic signal at the Project entry location on Avalon Boulevard between the 1-405 interchange and 213th Street, in accordance with plans approved by the City9s Director of Public Works or his or her designee, which shall include approval of the projected costs. Developer will be eligible for reimbursement of up to 50% of the approved costs of the new traffic signal by City upon completion of the comprehensive redevelopment of the Kott site (located to the east of the Property, north of E. 213" St. and east of Avalon Blvd. to the 1-405 freeway). Developer shall submit plans for the traffic signal with an 01007.0580/834680.14 13
estimate of the cost prior to issuance of the first building permit issued for the Project and shall complete installation prior to issuance of the first Project certificate of occupancy.

3.11 Carson and Avalon 405 Interchange Landscaping Improvement. Prior to issuance of the certificate of occupancy for the second Apartment building or any Townhome, Developer or Developer9s Nonprofit identified in Section 3.2 shall provide up to one million dollars ($1,000,000.00) in matching funds (<Matching Funds=) for landscaping upgrades and improvements for the I-405 interchange at Carson Street and Avalon Boulevard (<I-405 Interchange Upgrades=). Prior to receiving the Matching Funds, the City must provide Developer a concept plan detailing how the I-405 Interchange Upgrades will be implemented, a budget and evidence that the City is in possession dedicated funds equal or greater than the Matching Funds.

3.12 Purple Pipe. Developer shall install recycled water purple pipe onsite and shall coordinate the tie-in of the onsite recycled water purple pipe infrastructure for future connections to offsite purple pipe infrastructure extensions as such connections become available.

Notwithstanding any other provision of this Agreement, this Section 3.12 shall supersede and prevail over the Condition of Approval of VTTM No. 83157 pertaining to purple pipe to the extent of a conflict.
4, DEVELOPMENT OF THE PROPERTY.

4.1 Scope of Developer9s Vested Right. Subject to the Reservation of Authority set forth in Article 5, Developer shall have the vested right to develop the Project in accordance with and to the full extent permitted under the Applicable Laws and this Agreement (8<Developer9s Vested Right=).

4.2 Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement, the rules, regulations and official policies governing permitted uses of the Propeity, the density and intensity of use of the Property, the maximum height and size of proposed buildings, and the design, improvement and construction standards and specifications applicable to the Development of the Property, shall be as set forth in the Existing Land Use Regulations which were in full force and effect as of the Effective Date of this Agreement, subject to the terms of this Agreement.

4.3 Rights under State and Federal Law. Developer shall retain all rights it has under state and federal law, including, but not limited to, Developer9s rights under Government Code Section 65865.2, which provides that subsequent discretionary actions shall not prevent development of the Property for the uses and to the density or intensity of development set forth in the Project Development Approvals.

4.4 Apportionment. Developer shall have the right to apportion the uses, intensities, and densities of the Project between itself and any subsequent owners, upon the sale, transfer, or assignment of all or any portion of the Property, so long as such apportionment is consistent with the Applicable Laws and this Agreement.

4.5 Lesser Development. Except as otherwise provided in this Agreement:
without amending this Agreement, Developer shall have the right to elect to develop and construct upon all or any portion of the Property a Project of lesser height or building size than 01007.0580/834680.14 14
that permitted by the Project Development Approvals provided that the Project otherwise complies with the Project Development Approvals and this Agreement.

4.6 Project Development Approvals; Subsequent Development Approvals.

The Project Development Approvals for the Project may require the processing of Subsequent Development Approvals. Subject to the provisions of Section 4.7 below, the City shall accept for processing, review and action all applications for Subsequent Development Approvals, and such applications shall be processed in the normal manner for processing such matters in accordance with the Existing Land Use Regulations. The parties acknowledge that subject to the Existing Land Use Regulations, under no circumstances shall City be obligated in any manner to approve any Subsequent Development Approval, or to approve any Subsequent Development Approval with or without any particular condition. However, unless otherwise requested by Developer, City shall not, without good cause, amend or rescind any Subsequent Development Approvals respecting the Property after such approvals have been granted by the City. Processing of Subsequent Development Approvals or changes in the Project Development Approvals made pursuant to Developer9s application shall not require an amendment to this Agreement. This Agreement shall not prevent City from denying or conditionally approving any application for a Subsequent Development Approval on the basis of the Existing Land Use Regulations.

4.7 Role of Project Development Approvals. Except as provided within this Agreement, the Project Development Approvals shall exclusively control the uses of the Property, the density or intensity of use, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes and the design, improvement, and construction standards and specifications applicable to the Project. Pursuant to Government Code Section 66452.6, the term of any tentative map for the Property or any portion thereof, if any, filed within the term of this Agreement shall automatically be extended for the term of this Agreement, as amended by the Project Development Approvals. In addition, Developer shall have the right to commence Project construction of both Apartment buildings within the Project prior to the recordation of an approved final subdivision map No. 83157. However, the approved final subdivision map must be recorded prior to occurrence of either of the following: (1) issuance of any building permits for the Townhomes; (ii) issuance of a certificate of occupancy for either of the Apartment buildings. Neither the Apartment lots nor the Apartment buildings may be individually sold prior recordation of the approved final subdivision map No. 83157. Any tentative map prepared for the Project subdivision will comply with Government Code Section 66473.7.

4.8 Moratorium. Notwithstanding any other provision of this Agreement, no future amendment of any existing City ordinance or resolution or any subsequent ordinance, resolution or moratorium, enacted either by the City Council or by voter approved initiative, that purports to impose or result in a limitation on the Project, imposed by City, shall apply to govern, or regulate the Project or development or use of the Property during the Term. In the event of any such subsequent action by City, Developer shall continue to be entitled to apply for and receive Development Approvals in accordance with the Existing Land Use Regulations, subject only to the exercise of the City9s Reservation of Authority set forth herein.

4.9 Maintaining Property. The Property must at all times be maintained and generally kept in a clean condition, in accordance with the CMC and the City9s code enforcement regulations.
01007.0580/834680.14 15

5. CITY9S RESERVATION OF AUTHORITY.

Notwithstanding Developer9s Vested Right, the Project is subject to the following Subsequent Land Use Regulations:

5.1 City9s Discretion Under Applicable Laws. In considering future applications, if any, for a Subsequent Development Approval, the City may exercise its regulatory discretion to the extent permitted by the Applicable Laws.

5.2 Uniform Codes. Changes adopted by the International Conference of Building Officials, or other similar body, as part of the then most current versions of the Uniform Building Code, Uniform Fire Code, Uniform Plumbing Code, Uniform Mechanical Code, or National Electrical Code, or other such Uniform Codes, and also adopted by City as Subsequent Land Use Regulations, but only if: (i) the Project is not subjected to the 2019 codes pursuant to Section 3.5 of this Agreement; and (ii) such changes are applicable City-wide.

5.3 Emergencies. Emergency rules, regulations, laws, and ordinances within the City9s police power that would limit the exercise of Developer9s Vested Right (<Conflicting Emergency Regulations=), provided that the Conflicting Emergency Regulations:
a. Result from a sudden, unexpected emergency declared by the President of the United States, Governor of California, County Board of Supervisors and applicable to incorporated areas, including the City, or the City Council; b. Address a clear and imminent danger, with no effective reasonable alternative available that would have a lesser adverse effect on Developer9s Vested Right;
é. Do not -primarily or disproportionately impact the development of :the.

Project; and
d. Are based upon findings of necessity established by a preponderance of the evidence at a public hearing.

5.4 Laws of Other Jurisdictions. Other public agencies not subject to control by City may possess authority to regulate aspects of the Project. This Agreement does not limit the authority of such other public agencies. Therefore:
a. Federal, state, county, and multi-jurisdictional laws and regulations (the <Additional Regulations=), including regional impact fees, which City is required to enforce against the Property or the Project, except if the Additional Regulations are for the purpose of mitigating a significant or potentially significant impact that has already been mitigated pursuant to the Project9s EIR.
b. [fan Additional Regulation is enacted after the Effective Date and prevents or precludes compliance with one or more of the provisions of this Agreement, those provisions shall be modified or suspended as may be necessary to comply with the Additional Regulation. In that event, this 01007.0580/834680.14 16
Agreement shall remain in full force and effect to the extent it is not inconsistent with the Additional Regulation and to the extent that the suspension or modification necessitated by the Additional Regulation does not deny one of the Parties its primary benefits under this Agreement. sm Developer shall apply in a timely manner for such other permits and approvals that are lawfully required by other governmental or quasi- governmental agencies in order to allow the Project to be constructed. City shall provide Developer reasonable cooperation in Developer9s efforts to obtain such permits and approvals. The Parties shall cooperate and use reasonable efforts in coordinating the implementation of the Development with other public agencies, if any, having jurisdiction over the Property or the Project.
35 Modification or Suspension by Federal or State Laws. In the event that Federal or State laws or regulations, enacted after the Effective Date of this Agreement, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such Federal or State laws or regulations, and this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provision impractical to enforce.

5.6 Employment Outreach for Local Residents. A goal of the City with respect to this Project and other major projects within the City is to foster employment opportunities for Carson residents. To that end, Developer covenants that with respect to the construction, operation and maintenance of the Project, the Developer shall make reasonable efforts to cause all solicitations for full or part-time, new or replacement, employment relating to the construction, operation and maintenance of the Project to be advertised in such a manner as to target local City residents and shall make other reasonable efforts at local employment outreach © as the City shall approve. Developer shall also notify the City of jobs available at the Project such that the City may inform City residents of job availability at the Project. Developer will inform its purchasers and lessees of the provisions of these requirements. Nothing in this paragraph shall require Developer to offer employment to individuals who are not otherwise qualified for such employment. Without limiting the generality of the foregoing, the provisions of this Section 5.6 are not intended, and shall not be construed, to benefit or be enforceable by any person whatsoever other than City.

5.7 Prevailing Wages. Developer9s cost of developing the Project and constructing all of the on-site and off-site improvements, if any, at or about the Property required to be constructed for the Project shall be borne by Developer. Developer is aware of the laws of the State governing the payment of prevailing wages on public projects and will comply with same and will defend, hold harmless, and indemnify City in the event Developer fails to do so.

As the City is not providing any direct or indirect financial assistance to Developer, the Project should not be considered to be a <public work= <paid for in whole or in part out of public funds,= as described in California Labor Code Section 1720. Accordingly, it is believed by the parties that Developer is not required to pay prevailing wages in connection with any aspect of the Development or the construction of the Project. However, to the extent that (contrary to the parties9 intent) it is determined that Developer was required to pay prevailing wage and has not 01007.0580/834680.14 17
paid prevailing wages for any portion of the Project, Developer shall defend, indemnify, and hold the City (which, for purposes of this section, shall include its related agencies, officers, employees, agents and assigns) harmless from and against any and all increase in construction costs, or other liability, loss, damage, costs, or expenses (including reasonable attorneys9 fees and court costs) arising from or as a result of any action or determination that Developer failed to pay prevailing wages in connection with the construction of the Project. City shall reasonably cooperate with Developer regarding any action by Developer hereunder challenging any determination that the Project is subject to the payment of prevailing wages. Notwithstanding the foregoing, the City retains the right to settle or abandon the matter without Developer9s consent as to the City9s liabilities or rights only, but should it do so, City shall waive the indemnification herein provided such waiver occurs prior to the issuance of any judgment in the matter.

5.8 Fees, Taxes, and Assessments.
a. Processing Fees. The Developer shall pay all processing fees and charges of every kind and nature imposed by City to cover the estimated actual costs to City of processing applications for Project Development Approvals, including but not limited to, City Attorney fees incurred by City for the review, preparation and negotiation of the Entitlements, inclusive of this Agreement, at a rate of $495 per hour for partners and $395 per hour for associates, and for monitoring compliance with any Project Development Approvals granted or issued, in accordance with the Reimbursement and Indemnification Agreement entered into by and between the Parties effective December 16, 2019, and as amended and restated pursuant to the First Amended Reimbursement and Indemnification Agreement entered into by and between the Parties effective June 1, 2022, and as the same may be amended from time to time by mutual agreement of the Parties. b. Permit Fees. Except as expressly provided in this Agreement, Developer shall pay all standard permit fees and other fees and charges which are standard and uniformly-applied to similar projects in the City.

C. Master Community Facilities District. On November 7, 2018, the City formed a Master CFD entitled City of Carson Community Facilities District No. 2018-01 (Maintenance and Services) (the <Master CFD=) for the purpose of funding the maintenance of public infrastructure within the area of the Master CFD which is within the City9s jurisdictional boundaries (the <Services=). In light of the substantial Developer contributions towards infrastructure, parks and other public benefits as set forth in Article 3 of this Agreement secured through payment of the Development Agreement Fee, it is understood that the City will not annex the Property or the Project into the Master CFD for the life of the Project. This provision shall survive the Term of the Agreement.
d. Development Impact Fee. In light of the substantial Developer contributions towards infrastructure, parks and other public benefits as set forth in Article 3 of this Agreement secured through payment of the 01007.0580/834680.14 18
Development Agreement Fee, it is understood that the City will not assess Development Impact Fees pursuant to Ordinance No. 19-1931.

Accordingly, the Parties understand, acknowledge and agree that no credits or reimbursements will be available to Developer pursuant to Ordinance No. 19-1931 or any provision of the CMC (as may be amended) to offset, reduce or refund any portion of the Development Agreement Fee. & General Charges. Nothing herein shall prohibit the application of the following, if lawfully imposed upon the Property, excluding any existing or future CFD:
(i) Additional Taxes, Fee, and Charges. Developer, or Developer9s Project occupants, shall pay all normal and customary taxes, fees, and charges applicable to all permits necessary for the Project, and any taxes, fees, and charges hereafter imposed by City, which are standard and uniformly-applied to similar properties in the City. (ii) | Developer , or Developer9s Project occupants, shall be obligated to pay any fees or taxes, and increases thereof, imposed on a City-wide basis such as business license fees or taxes, sales or use taxes, transient occupancy taxes, utility taxes, and public safety taxes; (iii) | Developer, or Developer9s Project occupants, shall be obligated to pay any fees imposed pursuant to any Uniform Code.
(iv) | Developer, or Developer9s Project occupants, shall be obligated to pay any utility fees and charges, including amended rates thereof, for City services such as electrical utility charges, water rates, and sewer rates.

5.9 Inconsistencies. It is expressly agreed that in the event of any inconsistency between the provisions or conditions of the Existing Land Use Regulations or Conditions of Approval and the provisions of this Agreement, the provisions of this Agreement shall govern.

The conditions of such Existing Land Use Regulations and Conditions of Approval shall be interpreted insofar as possible to prevent such inconsistency, and in the event this Agreement is silent concerning an issue, the conditions of the Existing Land Use Regulations and Conditions of Approval shall govern. As between several instruments and regulations governing the Project, in the event of a clear and explicit conflict which cannot be resolved through interpretation, the following interpretive priorities shall apply: (i) the terms of this Agreement shall prevail over the provisions of the Existing Land Use Regulations and Project Development Approvals except where the Conditions of Approval are more restrictive, in which event the Conditions of Approval shall prevail; (ii) the terms of the Project Development Approvals shall prevail over the terms of the Existing Land Use Regulations, except where such Existing Land Use Regulations are legally preemptive; and (iii) the terms of the Project Development Approvals shall take priority over the provisions of the CEQA instruments and EIR approved in conjunction with the Project, except where the EIR is legally preemptive. 01007.0580/834680.14 19

6. ANNUAL REVIEW.

6.1 Timing of Annual Review. Pursuant to Government Code Section 65865.1, at least once during every twelve (12) month period of the Term, City shall review the good faith compliance of Developer with the terms of this Agreement (<Annual Review=). No failure on the part of City to conduct or complete an Annual Review as provided herein shall have any impact on the validity of this Agreement, nor shall it be deemed a breach on the part of Developer. The cost of the Annual Review shall be borne by Developer and Developer shall pay the actual and reasonable costs incurred by the City for such review.

6.2 Special Review. The City Council may, in its sole and absolute discretion, order a special review of compliance with this Agreement at any time at City9s sole cost (<Special Review=). Developer shall cooperate with the City in the conduct of such Special Reviews.

6.3 Standards for Annual Review. During the Annual Review, Developer shall demonstrate good faith compliance with the terms of this Agreement. <Good faith compliance= shall be established if Developer is in substantial compliance with the material terms and conditions of this Agreement.

6.4 Procedure. Each party shall have a reasonable opportunity to assert matters which it believes have not been undertaken in accordance with the Agreement, to explain the basis for such assertion, and to receive from the other party a justification of its position on such matters. The procedure for an Annual Review or Special Review shall be as follows:
a. As part of either an Annual Review or Special Review, within ten (10) days of a request for information by the City, the Developer shall deliver to the City all information and supporting documents reasonably requested by City (i) regarding the Developer9s performance under this Agreement demonstrating that the Developer has complied in good faith with the terms of this Agreement, and (ii)as required by the Existing Land Use Regulations.
b. The City Manager, or his/her designee, shall prepare and submit to Developer a written report on the performance of this Agreement and identify any perceived deficiencies in Developer9s performance of this Agreement. The Developer may submit written responses to the report and Developer9s written response shall be included in the City Manager9s report. If the City Manager determines that the Developer has substantially complied with the terms and conditions of this Agreement, the Annual or Special Review shall be concluded.

CG, If any deficiencies are noted, or if requested by a Councilmember, a public hearing shall be held before the City Council at which the Council will review the City Manager9s report. The report to Council shall be made at a regularly-scheduled City Council meeting occurring as soon as possible, subject to the requirements of the Brown Act, after the commencement of the Annual or Special Review process outlined in this Section 6.4. If the City Council finds and determines, based on substantial evidence, that the 01007.0580/834680.14 20
Developer has not substantially complied with the terms and conditions of this Agreement for the period under review, the City may declare a default by the Developer in accordance with Article 7.
d. Neither party hereto shall be deemed in breach if the reason for non- compliance is due to a <force majeure= as defined in, and subject to the provisions of, Section 13.11.

6.5 Certificate of Agreement Compliance. If, at the conclusion of an Annual Review or a Special Review, Developer is found to be in compliance with this Agreement, City shall, upon written request by Developer, issue a Certificate of Agreement Compliance (<Certificate=) to Developer stating that after the most recent Annual Review or Special Review and based upon the information known or made known to the City Manager, Planning Commission, and City Council that (i) this Agreement remains in effect and (ii) Developer is in compliance. The Certificate, whether issued after an Annual Review or Special Review, shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance. Developer shall at its cost record the Certificate with the County Recorder. Additionally, Developer may at any time request from the City a Certificate stating, in addition to the foregoing, which obligations under this Agreement have been fully satisfied with respect to the Property, or any lot or parcel within the Property.

6.6 Review Process Not a Prerequisite to Declaring a Default. Neither the Annual Review nor Special Review procedure is a prerequisite to either party declaring a default and initiating the default and cure procedure in Article 7. In other words, either party may declare a default at any time without first undertaking the Annual Review or Special Review process.

6.7 Public Hearings. The public hearing prescribed by Section 6.4 is independent of, and in addition to, any further hearing procedures relating to defaults and remedies prescribed in Article 7 below. Thus, if the City Council finds that the Developer has not substantially complied with the terms and conditions of this Agreement as part of a review process pursuant to Section 6.4 and determines to declare a default, the City Council is still required to follow the notice/cure process (Section 7.2) and the termination hearing process (Section 7.4) before terminating this Agreement.

Ts DEFAULTS AND REMEDIES.
71 Remedies Available. The parties acknowledge and agree that other than the termination of this Agreement pursuant to Article 7, specific performance, injunctive and declaratory relief are the only remedies available for the enforcement of this Agreement and knowingly, intelligently, and willingly waive any and all other remedies otherwise available in law or equity. Accordingly, and not by way of limitation, and except as otherwise provided in this Agreement, Developer shall not be entitled to any money damages from City by reason of any default under this Agreement. Further, Developer shall not bring an action against City nor obtain any judgment for damages for a regulatory taking, inverse condemnation, unreasonable exactions, reduction in value of property, delay in undertaking any action, or asserting any other liability for any matter or for any cause which existed or which the Developer knew of or should have known of prior to the time of entering into this Agreement, Developer9s sole remedies being as specifically provided above. Developer acknowledges that such remedies are adequate to 01007.0580/834680.14 2]
protect Developer9s interest hereunder and the waiver made herein is made in consideration of the obligations assumed by the City hereunder.

7.2 Declaration of Default & Opportunity to Cure.
a. Rights of Non-Defaulting Party after Default. The parties acknowledge that both parties shall have hereunder all legal and equitable remedies as provided by law following the occurrence of a default or to enforce any covenant or agreement herein except as provided in Section 7.1. Before this Agreement may be terminated or action may be taken to obtain judicial relief the party seeking relief (<Non-Defaulting Party=) shall comply with the notice and cure provisions of this Section 7.2.
b. Notice and Opportunity to Cure. A Non-Defaulting Party in its discretion may elect to declare a default under this Agreement in accordance with the procedures hereinafter set forth for any failure or breach of the other party (<Defaulting Party=) to perform any material duty or obligation of the Defaulting Party under the terms of this Agreement. However, the Non- Defaulting Party must provide written notice to the Defaulting Party setting forth the nature of the breach or failure and the actions, if any, required by the Defaulting Party to cure such breach or failure (the <Default Notice=).

The Defaulting Party shall be deemed in Default under this Agreement, if the breach or failure can be cured, but the Defaulting Party has failed to take such actions and cure such default within thirty (30) days after the date of such notice or ten (10) days for monetary defaults (or such lesser time as may be specifically provided in this Agreement). However, if such non- monetary Default cannot be cured within such thirty (30) day period, and if and, as long as the Defaulting Party does each of the following:
(i) Notifies the Non-Defaulting Party in writing with a reasonable explanation as to the reasons the asserted default is not curable within the thirty (30) day period;
(ii) Notifies the Non-Defaulting Party of the Defaulting Party9s proposed cause of action to cure the default;
(iii) | Promptly commences to cure the default within the thirty (30) day period;
(iv) Makes periodic reports to the Non-Defaulting Party as to the progress of the program of cure; and
(v) Diligently prosecutes such cure to completion.

Then the Defaulting Party shall not be deemed in breach of this Agreement.

7.3 Termination Notice. Upon receiving a Default Notice, should the Defaulting Party fail to timely cure any default, or fail to diligently pursue such cure as prescribed above, the Non-Defaulting Party may seck termination of this Agreement, in which case the Non- 01007.0580/834680.14 22
Defaulting Party shall provide the Defaulting Party with a written notice of intent to terminate this Agreement (<Termination Notice=). The Termination Notice shall state that the Non- Defaulting Party will elect to terminate this Agreement within thirty (30) days and state the reasons therefor (including a copy of any specific charges of default or a copy of the Default Notice) and a description of the evidence upon which the decision to terminate is based. Once the Termination Notice has been issued, the Non-Defaulting Party9s election to terminate this Agreement will only be rescinded if so determined by the City Council pursuant to Section 7.4.

7.4 Hearing Opportunity Prior to Termination. If Developer is the Defaulting Party pursuant to Section 7.3, then the City9s Termination Notice to Developer shall additionally specify that Developer has the right to a hearing prior to the City9s termination of any Agreements (<Termination Hearing=). The Termination Hearing shall be scheduled as an open public hearing item at a regularly-scheduled City Council meeting within thirty (30) days of the Termination Notice, subject to any legal requirements including but not limited to the Ralph M.

Brown Act, Government Code Sections 54950-54963. At said Termination Hearing, Developer shall have the right to present evidence to demonstrate that it is not in default and to rebut any evidence presented in favor of termination. Based upon substantial evidence presented at the Termination Hearing, the Council may, by adopted resolution, act as follows:
a. Decide to terminate this Agreement; or
b. Determine that Developer is innocent of a default and, accordingly, dismiss the Termination Notice and any charges of default; or
em Impose conditions on a finding of default and a time for cure, such that Developer9s fulfillment of said conditions will waive or cure any default.

Findings of a default or a conditional default must be based upon substantial evidence supportirig the following two findings: (i) that a default in fact occurred and has continued to exist without timely cure, and (ii) that such default has caused or will cause a material breach of this Agreement and/or a substantial negative impact upon public health, safety and welfare, the environment, or such other interests that the City and public may have in the Project.

Pes) Rights and Duties Following Termination. Upon the termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to (i) any obligations to have been performed prior to said termination, (ii) any default in the performance of the provisions of this Agreement which has occurred prior to said termination, or (iii) the indemnification provisions of Article 8. Termination of this Agreement pursuant to this Section 7 shall automatically terminate the Project Development Approvals.

7.6 Waiver of Breach. By not challenging any Development Approval within ninety (90) days of the action of City enacting the same, Developer shall be deemed to have waived any claim that any condition of approval is improper or that the action, as approved, constitutes a breach of the provisions of this Agreement.

7.7 Interest on Monetary Default. In the event Developer fails to perform any monetary obligation under this Agreement, Developer shall pay interest thereon at the rate of six 01007.0580/834680.14 23
and one-half percent (6.5%) per annum from and after the due date of said monetary obligation until payment is actually received by City.

8. THIRD PARTY LITIGATION.

8.1 01007.0580/834680.14
Indemnity Obligations on Third-Party Claims
Developer hereby agrees to indemnify, defend, and hold City, its officers, agents, employees, members of its City Counci] and any commission, partners and representatives ("City Indemnitees") harmless from any and all claims, actions, suits, damages, liabilities, and any other actions or proceedings (whether legal, equitable, declaratory, administrative, or adjudicatory in nature) (collectively, "Claims"), asserted against City or City Indemnitees arising out of or in connection with this Agreement, including, without limitation, (i) City's approval of this Agreement and all documents related to any of the Project Development Approvals, Conditions of Approval, permits, or other entitlements for the Project and issues related thereto (including, without limitation, City9s determinations regarding CEQA compliance and/or any other development incentives granted to the Project), (ii) the development of the Project, (iii) liability for damage or claims for damage for personal injury including death and claims for property damage which may arise from, or are attributable to, Developer's (or Developer9s contractors, subcontractors, agents, employees or other persons acting on Developer's behalf ("Developer's Representatives")) performance of its obligations under this Agreement and/or the negligence or misconduct of Developer or of Developer9s Representatives which relate to the Project or the Property, and (iv) Developer9s failure to comply with any applicable federal, state or local law, rule, or regulation, including, but not limited to, those relating to industrial hygiene or to environmental conditions on, under or about the Property, such as (without limitation) soil and groundwater conditions.

The City shall provide the Developer with notice of the pendency of such Claims within ten (10) days of being served or otherwise notified of such Claims and shall request that the Developer defend such action. The Developer may utilize the City Attorney9s office or use legal counsel of its choosing, but shall reimburse the City for any necessary legal cost incurred by City. In all cases, City shall have the right to utilize the City Attorney9s office in any legal action. The Developer shall provide a deposit in the amount of 100% of the City9s estimate, in its sole and absolute discretion, of the cost of litigation, including the cost of any award of attorney9s fees.

If the Developer fails to provide the deposit, and after compliance with the provisions of this Section 8.1, the City may abandon the action and the Developer shall pay all costs resulting therefrom and City shall have no liability to the Developer. The Developer9s obligation to pay the cost of the action, including judgment, shall extend until judgment. After judgment in a trial court, the parties must mutually agree as to whether any appeal will be taken or defended. City agrees that it shall fully cooperate with the 24 Developer in the defense of any matter in which the Developer is defending and/or holding the City harmless.

8.2 Hold Harmless: Developer9s Construction, and Other Activities. 8The Developer shall defend, save and hold the City and its elected and appointed boards, commissions, officers, agents, and employees harmless from any and all claims, costs (including attorneys9 fees) and liability for any damages, personal injury or death, which may arise, directly or indirectly, from the Developer9s or the Developer9s agents, contractors, subcontractors, agents, or employees9 Project construction activities and operations under this Agreement, whether such Project construction activities and operations be by the Developer or by any of the Developer9s agents, contractors or subcontractors or by any one or more persons directly or indirectly employed by or acting as agent for the Developer or any of the Developer9s agents, contractors or subcontractors. Nothing herein shall be construed to mean that the Developer shall hold the City harmless and/or defend it from any claims arising from, or alleged to arise from, the sole negligence or gross or willful misconduct of the City9s officers, employees, agents, contractors of subcontractors.

8.3 Loss and Damage. City shall not be liable for any damage to property of Developer or of others located on the Property, nor for the loss of or damage to any property of Developer or of others by theft or otherwise. City shall not be liable for any injury or damage to persons or property resulting from fire, explosion, steam, gas, electricity, water, rain, dampness or leaks from any part of the Property or from the pipes or plumbing, or from the street, or from any environmental or soil contamination or hazard, or from any other latent or patent defect in the soil, subsurface or physical condition of the Property, or by any other cause of whatsoever nature. Nothing herein shall be construed to mean that the Developer shall bear liability for the sole negligence or gross or willful misconduct of the City9s officers, employees, agents, contractors or subcontractors.

8.4 . Non-liability of City Officers and Employees. No official, agent, contractor, or employee of the City shall be personally liable to the Developer, or any successor in interest, in the event of any default or breach by the City or for any amount which may become due to the Developer or to its successor, or for breach of any obligation of the terms of this Agreement.

8.5 Conflict of Interest. No officer or employee of the City shall have any financial interest, direct or indirect, in this Agreement nor shall any such officer or employee participate in any decision relating to this Agreement which affects the financial interest of any corporation, partnership or association in which he or she is, directly or indirectly, interested, in violation of any state statute or regulation.

8.6 Survival of Indemnity Obligations. All indemnity provisions set forth in this Agreement shall survive expiration or sooner termination of this Agreement for any reason other than a default by City.

9. INSURANCE.

9.1 Types of Insurance.
a. Public Liability Insurance. Prior to commencement and until completion of construction of improvements by Developer on the Property, Developer 01007.0580/834680.14 25
01007.0580/834680.14
shall, at its sole cost and expense, keep or cause to be kept in force, for the mutual benefit of City and Developer, comprehensive broad form general public liability insurance against claims and liability for personal injury or death arising from the use, occupancy, disuse or condition of the Property, improvements or adjoining areas or ways, affected by such use of the Property or for property damage. Such policy shall provide protection of at least $5,000,000 for bodily injury or death to any one person, at least $5,000,000 for any one accident or occurrence, and at least $5,000,000 for property damage, and $10,000,000 in the aggregate.

Worker9s Compensation. To the extent Developer and its contractors utilize employees for any portion of the Project, Developer and such contractors shall also furnish or cause to be furnished to City evidence reasonably satisfactory to it that Developer and any contractor with whom Developer has contracted for the performance of any work for which Developer is responsible hereunder carries workers9 compensation insurance as required by law.

Automobile Liability Insurance. Developer shall ensure that all contractors with whom Developer has contracted for the performance of any work for which Developer is responsible hereunder maintains automobile insurance at least as broad as Insurance Services Office form CA 00 01 covering bodily injury and property damage for all activities of the Developer arising out of or in connection with work to be performed under this Agreement, including coverage for any owned, hired, non-owned or rented vehicles, in an amount not less than $5,000,000 combined single limit for each accident.

Pollution Liability Insurance. Environmental Impairment Liability Insurance shall be written on a Contractor9s Pollution Liability form or other form acceptable to City providing coverage for liability arising out of sudden, accidental and gradual pollution and remediation. The policy limit shall be no less than $5,000,000 dollars per claim and $10,000,000 in the aggregate. All activities contemplated in this Agreement shall be specifically scheduled on the policy as <covered operations.= The policy shall provide coverage for the hauling of waste from the Project site to the final disposal location, including non-owned disposal sites.

Builder9s Risk Insurance. Builder9s Risk (Course of Construction) insurance utilizing an <All Risk= (Special Perils) coverage form, with limits equal to the completed value of the project and no coinsurance penalty provisions or provisional limit provisions. The policy must include: (1) coverage for any ensuing loss from faulty workmanship, nonconforming work, omission or deficiency in design or specifications; (2) coverage against machinery accidents and operational testing; (3) coverage for removal of debris, and insuring the buildings, structures, machinery, equipment, materials, facilities, fixtures and all other properties constituting a part of the project; (4) ordinance or law coverage for contingent 26 rebuilding, demolition, and increased costs of construction; (5) transit coverage (unless insured by the supplier or receiving contractor), with sub- limits sufficient to insure the full replacement value of any key equipment item; (6) ocean marine cargo coverage insuring any project materials or supplies, if applicable; (7) coverage with sub-limits sufficient to insure the full replacement value of any property or equipment stored either on or off the project site or any staging area. The City and Developer shall each be included as Loss Payee for their respective insurable interest. f. Professional Liability Insurance. Professional liability insurance appropriate to the profession for any design work. This coverage may be written on a <claims made= basis, and must include coverage for contractual liability. The professional liability insurance required by this Agreement must be endorsed to be applicable to claims based upon, arising out of or related to services performed under this Agreement. The insurance must be maintained for at least 5 consecutive years following the completion of the services or the termination of this Agreement. During this additional 5-year period, Developer shall annually and upon request of the City submit written evidence of this continuous coverage.
g. Other Insurance. Developer may procure and maintain any insurance not required by this Agreement, but all such insurance shall be subject to all of the provisions hereof pertaining to insurance and shall be for the benefit of City and Developer. Developer shall ensure that all contractors and sub- contractors maintain the required minimum insurance coverages, or shall include the contractors and subcontractors under its insurance. h. Renegotiation of Policy Limits. In the event the Developer in good faith determines and submits substantial evidence to the City that any of the foregoing policy limits or required coverage provisions are unreasonable and not consistent with the prevailing insurance market at the relevant time, the City will reconsider such policy limit(s) or required coverage provision(s) in good faith, and may, but is not required to, approve a modification to same, which approval may be given by the City Manager or designee.

9.2 Insurance Policy Form, Sufficiency, Content, and Insurer. All insurance required by express provisions hereof shall be carried only by responsible insurance companies licensed and admitted to do business by California, rated <A= or better in the most recent edition of Best Rating Guide, The Key Rating Guide or in the Federal Register, and only if they are of a financial category Class VIII or better, unless waived by City. All such policies shall be non- assessable and shall contain language, to the extent obtainable, to the effect that (i) any loss shall be payable notwithstanding any act of negligence of City or Developer that might otherwise result in the forfeiture of the insurance, (ii) the insurer waives the right of subrogation against City and against City9s agents and representatives; (iii) the policies are primary and noncontributing with any insurance that may be carried by City; and (iv) the policies cannot be canceled or materially changed except after thirty (30) days9 written notice by the insurer to City or City9s designated representative. Developer shall furnish City with copies of all such policies 01007.0580/834680.14 27
promptly on receipt of them or with certificates evidencing the insurance. City shall be named as an additional insured on all policies of insurance required to be procured by the terms of this Agreement, except for all insurance required by Developer9s contractors, both City and Developer shall be named as an additional insured. Moreover, the insurance policy must specify that where the primary insured does not satisfy the self-insured retention, any additional insured may satisfy the self-insured retention. In the event the City9s Risk Manager determines that the use, activities or condition of the Property, improvements or adjoining areas or ways, affected by such use of the Property under this Agreement creates an increased or decreased risk of loss to the City, Developer agrees that the minimum limits of the insurance policies required by Section 9.1 may be changed accordingly upon receipt of written notice from the City9s Risk Manager; provided that Developer shall have the right to appeal a determination of increased coverage to the City Council of City within ten (10) days of receipt of notice from the City9s Risk Manager.

9.3 Failure to Maintain Insurance and Proof of Compliance. Developer shall deliver to City, in the manner required for notices, copies of certificates of all insurance policies together with endorsements required hereunder together with evidence satisfactory to City of payment required for procurement and maintenance of each policy within the following time limits:
a. For insurance required above, within thirty (30 days) after the Effective Date.
b. For any renewal or replacement of a policy already in existence, at least ten (10) days before the expiration or termination of the existing policy.

C. If Developer fails or refuses to procure or maintain insurance as required hereby or fails or refuses to furnish City with required proof that that insurance has been procured and is in force and paid for, such failure or refusal shall be a default hereunder.

9.4 Waiver of Subrogation. Developer agrees that it shall not make any claim against, or seek to recover from City or its agents, servants, or employees, for any loss or damage to Developer or to any person or property, except as specifically provided hereunder and Developer shall give notice to any insurance carrier of the foregoing waiver of subrogation, and obtain from such carrier, a waiver of right to recovery against City, its agents and employees.

9.5 Broader Coverages and Higher Limits. Notwithstanding anything else herein to the contrary, if Developer maintains broader coverages and/or higher limits than the minimums shown above, the City requires and shall be entitled to the broader coverages and/or higher limits maintained by Developer.

10. MORTGAGEE PROTECTION.

10.1 Except as otherwise provided by Applicable Laws and this Agreement, the Parties agree that this Agreement shall not prevent or limit Developer, in any manner, at Developer9s sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed, of trust or other security device securing financing with respect to the Property. City acknowledges that the lenders providing such financing may 01007.0580/834680.14 28
require certain Agreement interpretations, modifications, and estoppel certificates and City agrees upon request, from time to time, to communicate and meet with Developer and representatives of such lenders to negotiate in good faith any such estoppel certificates and/or requests for interpretation or modification. Subject to compliance with applicable laws, City will not unreasonably withhold its consent to any such requested estoppel certificate, interpretation or modification provided City determines such estoppel certificate, interpretation or modification is consistent with the intent and purposes of this Agreement. Any Mortgagee of the Property shall be entitled to the rights and privileges set forth in this Article 10.

10.2 Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any mortgage on the Property made in good faith and for value, unless otherwise required by law.

10.3 The Mortgagee of any Mortgage or deed of trust encumbering the Property, or any part thereof, where Mortgagee has submitted a request in writing to the City in the manner specified herein for giving notices, shall be entitled to receive written notification from City of any default by Developer in the performance of Developer9s obligations under this Agreement.

10.4 If City timely receives a request from a Mortgagee requesting a copy of any notice of default given to Developer under the terms of this Agreement, City shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to Developer.

The Mortgagee shall have the right, but not the obligation, to cure the default during the period that is the longer of (i) the remaining cure period allowed such party under this Agreement, or (ii) sixty (60) days.

10.5 Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the Mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Property, or part thereof, subject to the terms of this Agreement.

11. ASSIGNMENTS.

11.1 The experience, knowledge, capability and reputation of Developer, its principals, employees and affiliates were a substantial inducement for the City to enter into this Agreement. The Developer may sell, transfer, lease or assign this Agreement, the Property, or any part thereof (such sale, transfer, lease or assignment shall be referred to as an Assignment9) with the prior written consent of the Community Development Director, which consent may not be unreasonably withheld, after providing reasonable documentation and evidence demonstrating that the person or entity to whom any of the rights or privileges granted herein are to be sold, transferred, leased, assigned, hypothecated, encumbered, merged, or consolidated, meets the following criteria: (i) the transferee has the financial strength and capability to perform its obligations under the Agreement, (ii) reasonably satisfactory evidence that the transferee has the experience and expertise to operate the Project, including reasonably satisfactory evidence that the transferee has experience with operations and projects with a similar scale of this Project; and (iii) reasonably satisfactory evidence that the transferee9s key principals have no felony convictions. The proposed transferee shall execute and deliver to the City an assumption agreement assuming Developer9s Project obligations, which assumption agreement shall be in a form approved by the City Manager and City Attorney.
01007.0580/834680.14 29

11.2 City Consideration of Requested Assignment. The City agrees that it will not unreasonably withhold, condition, or delay approval of a request for approval of an Assignment required pursuant to this Article 11, provided that:

11.3 a. Developer delivers written notice to the City requesting that approval prior to the completion of the Assignment (the <Consent Request=); and The Assignment is not completed until either (i) City has provided its written consent or (ii) sixty (60) days have passed after delivery by Developer to City of the Consent Request without the City having rejected the Consent Request in writing.

The Consent Request shall be accompanied by (i) a proposed draft of the Assignment and Assumption Agreement described in Section 11.3, in a form acceptable to the City Attorney and City Manager, and (ii) evidence regarding the proposed assignee9s development and/or operational qualifications and experience and its financial commitments and resources in sufficient detail to enable the City to evaluate the proposed assignee9s ability to complete the Project.

Assignments Permitted Without City9s Consent. Notwithstanding any other provision of this Agreement, Assignments related to the following property conveyances and other transactions shall not require City consent:
01007.0580/834680.14
a. The granting of easements or permits to facilitate construction of the Project or any public improvements.

The granting of easements or permits for utility purposes.

Transactions for financing purposes, including the grant of a deed of trust to secure the funds necessary, but not to exceed the amounts reasonably required, for land acquisition, construction, and/or permanent financing of any portion of the Project.

The acquisition of some or all of the Property by a Mortgagee in its capacity as a Mortgagee, such as through foreclosure or a deed in lieu of foreclosure.

A sale or transfer resulting from, or in connection with, a reorganization as contemplated by the provisions of the Internal Revenue Code of 1986, as amended or otherwise, in which the ownership interests of a corporation are assigned directly or by operation of law to a person or persons, firm or corporation which acquires the control of the voting capital stock of such corporation or all or substantially all of the assets of such corporation.

A sale or transfer between members of the same family, or transfers to a trust, testamentary or otherwise, in which the beneficiaries consist primarily of family members of the trustor, or transfers to a corporation or partnership in which the family members or shareholders of the transferor own at least 30 ten percent (10%) of the present equity ownership and/or at least fifty percent (50%) of the voting control of Developer.
g. If Developer is a trust, corporation, real estate investment trust, or partnership, a transfer of stock or other interests, provided there is no material change in the actual management and control of Developer. h. Transactions with any member, partner, officer, employee, or affiliate of Developer or any trust or family member, provided that, following the transaction, the management of Developer on the Effective Date shall, subject to normal and customary business practices and personnel changes, remain the primary Developer representative(s) for purposes of communication with the City.

11.4 Effect of Assignment. Unless otherwise stated within the Assignment, upon an Assignment:
a. The assignee shall be liable for the performance of all remaining obligations of Developer with respect to those portions of the Property which are transferred (the <Transferred Property=), but shall have no obligations with respect to any portions of the Property not conveyed (the <Retained Property=).
b. The owner of the Retained Property shall be liable for the performance of all obligations of Developer with respect to the Retained Property, but shall have no further obligations with respect to the Transferred Property.

Cc. The Assignee9s exercise, use, and enjoyment of the Transferred Property shall be subject to the terms of this Agreement to the same extent as if the Assignee were the Developer.

12. AMENDMENT AND MODIFICATION.

12.1 Initiation of Amendment. Either party may propose an amendment to this Agreement.

12.2 Procedure. Except as set forth in Section 12.4, the procedure for proposing and adopting an amendment to this Agreement shall be the same as the procedure required for entering into this Agreement in the first instance as set forth in Government Code Section 65867.

12.3 Consent. Except as expressly provided in this Agreement, no cancellation of or amendment to all or any provision of this Agreement shall be effective unless set forth in writing and signed by duly authorized representatives of each of the parties hereto and recorded in the Official Records of Los Angeles County.

12.4 Administrative Minor Project Modifications. Notwithstanding any other provision and/or condition of approval contained in any Development Approvals, including any processes set forth in Chapter 5 of the Specific Plan, Minor Modifications to this Agreement, the Project, and/or the Development plans shall be made ministerially, with the approval of the 01007.0580/834680.14 31
Director. Such <Minor Modifications= shall be defined as any modifications to this Agreement, the Project and/or the Development plans that do not (i) change the proposed uses analyzed for the Project in the EIR or permitted for the Project in the Project Development Approvals and this Agreement, (ii) constitute a prohibited modification under Section 12.5, (iil) increase building heights within the Property in comparison to what is identified in the Project Development Approvals and this Agreement, (iv) reduce the number of parking stalls identified in the Project Development Approvals by more than five (5) percent, (v) substantially deviate from the approved architectural design, as determined by the Community Development Director in his or her reasonable discretion, and/or (vi) reduce the amount of publicly accessible open space below 111,581 square feet.

12.5 Prohibited Modifications. Notwithstanding any provision of this Agreement or the Specific Plan, none of the following shall be permitted with respect to the Project during the Term of this Agreement:; (i) any modification to the square footage of the commercial space (10,000); (ii) any use of the commercial space other than restaurant space; or (iii) any reduction in the amount of publicly accessible open space below 111,581 square feet, except that a reduction of no more than 2.5% of the non-park open space area may be permitted if necessary based on Building Standards Code requirements as identified/required during the plan check process. No reduction to the square footage of the park (22,859 sq. ft.) shall be permitted.

12.6 Hearing Rights Protected. Notwithstanding the foregoing, City will process any change to this Agreement consistent with state law and will hold public hearings thereon if so required by state law and the parties expressly agree nothing herein is intended to deprive any party or person of due process of law.

12.7 Effect of Amendment to Development Agreement. Except as expressly set forth in writing in any such amendment, an amendment to this Agreement will not alter, affect, impair, modify, waive, or otherwise impact any other rights, duties, or obligations of either party under this Agreement.

12.8 Timing of Development. The California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties in that case to provide for the timing of development resulted in a later adopted initiative restricting the timing of development to prevail over the parties9 agreement. It is the intent of Developer and City to cure that deficiency by expressly acknowledging and providing that any Subsequent Land Use Regulations that purports to limit over time the rate or timing of development or to alter the sequencing of development phases (whether adopted or imposed by the City Council or through the initiative or referendum process) shall not apply to the Property or the Project and shall not prevail over this Agreement. In particular, but without limiting any of the foregoing, no numerical restriction shall be placed by the City on the amount of total square feet or the number of buildings, structures, residential units that can be built each year on the Property except as expressly provided in this Agreement.

13. MISCELLANEOUS PROVISIONS.

13.1 Recordation. The City Clerk shall cause a copy of this Agreement to be recorded against the Property with the County Recorder within ten (10) calendar days after the Execution Date. The failure of the City to sign and/or record this Agreement shall not affect the validity of this Agreement.
01007.0580/834680.14 32

13.2 Notices. Notices and correspondence required or permitted by this Agreement shall be in writing and either personally delivered or sent by registered, certified, or overnight mail or delivery service. Notices shall be deemed received upon personal delivery or on the second business day after registered, certified, or overnight mailing or delivery, or email if such email notice is acknowledged as received by the receiving party. Notices shall be addressed as follows:

To City: City of Carson
701 East Carson Street
Carson, California 90745
Attn: Planning Manager
With copy to: Aleshire & Wynder
18881 Von Karman Avenue, Suite 1700
Irvine, CA 92612
Fax: 949-223-1180
Attn: Sunny Soltani
To Developer: Imperial Avalon, LLC
, 4276 Katella Avenue, #231
Los Alamitos, CA 90720
Attn: Darren Embry
Rand, Paster & Nelson, LLP
633 W. Fifth Street, 64"" Floor
Los Angeles, CA 90071
Attn: Dave Rand:

A Party may change its address by giving written notice to the other Party. Thereafter, Notices shall be addressed and transmitted to the new address.

13.3 Estoppel Certificates. Either Party (or a Mortgagee) may at any time deliver written notice to the other Party requesting an Estoppel Certificate stating:
a. The Agreement is in full force and effect and is a binding obligation of the Parties;
b. The Agreement has not been amended or modified or, if so amended, identifying the amendments; and
G, There are no existing defaults under the Agreement to the actual knowledge of the Party signing the Estoppel Certificate.

A Party receiving a request for an Estoppel Certificate shall provide a signed certificate to the requesting Party within thirty (30) days after receipt of the request. The City Manager may sign Estoppel Certificates on behalf of the City. An Estoppel Certificate may be relicd on by assignees and Mortgagees.
01007.0580/834680.14 33

13.4 Operating Memoranda. The provisions of this Agreement require a close degree of cooperation between City and Developer. During the Term of this Agreement, clarifications to this Agreement and the Applicable Laws may be appropriate with respect to the details of performance of the City and Developer. If and when from time to time during the Term of this Agreement, the City and Developer agree that such clarifications are necessary or appropriate, they shall effectuate such clarification through operating memoranda approved in writing by the City and Developer, which after execution, shall be attached hereto and become part of this Agreement and the same may be further clarified from time to time as necessary with future written approval by the City and Developer. Operating memoranda are mere ministerial clarifications and therefore public notices, hearings and CEQA compliance shall not be required unless otherwise provided by applicable law. The authority to enter into such operating memoranda is delegated to the Community Development Director who is hereby authorized to execute any operating memoranda hereunder without future action or approval by the City Council.

13.5 Project as a Private Undertaking. It is specifically understood and agreed by the Parties that the Project is a private development, that neither Party is acting as the agent of the other in any respect, and that each Party is an independent contracting entity with respect to this Agreement. The only relationship between City and Developer is that of a government entity regulating the development of property owned by a private party. City agrees that by its approval of, and entering into, this Agreement that it is not taking any action which would transform this private Development into a <public work= project, and that nothing herein shall be interpreted to convey upon Developer any benefit which would transform Developer9s private project into a public work project, it being understood that this Agreement is entered into by City and Developer upon the exchange of consideration described in this Agreement, including the Recitals to this Agreement, and that City is receiving by and through this Agreement the full measure of benefit in exchange for the burdens placed on Developer by this Agreement, including but not limited to Developer9s obligation to provide the public improvements set forth herein.

13.6 Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by City of its power of eminent domain.

13.7 Entire Agreement. This Agreement represents the entire agreement of the Parties with respect to the subject matter of this Agreement. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement.

13.8 Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent necessary to implement this Agreement.

13.9 Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement.

13.10 Covenant Not To Sue. The parties to this Agreement, and each of them, agree that this Agreement and each term hereof is legal, valid, binding, and enforceable. The parties 01007.0580/834680.14 34
to this Agreement, and each of them, hereby covenant and agree that each of them will not commence, maintain, or prosecute any claim, demand, cause of action, suit, or other proceeding against any other party to this Agreement, in law or in equity, or based on any allegation or assertion in any such action, that this Agreement or any term hereof is void, invalid, or unenforceable.

13.11 Force Majeure. Neither Party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by earthquakes, other acts of God, fires, wars, terrorism, riots or similar hostilities, strikes, and other labor difficulties beyond the Party9s control, government regulations, pandemics, government-ordered quarantine, court actions (such as restraining orders or injunctions), or other causes beyond the Party9s reasonable control. If any such events shall occur, the term of this Agreement and the time for performance shall be extended for the duration of the impacts on the Project of each such event.

13.12 Waiver. All waivers of performance must be in a writing signed by the Party granting the waiver. Failure by a Party to insist upon the strict performance of any provision of this Agreement shall not be a waiver of future performance of the same or any other provision of this Agreement.

13.13 Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element.

13.14 Governing Law and Venue. 8This Agreement shall be governed and interpreted in accordance with California law, with venue for any litigation concerning this Agreement in Los Angeles, California.

13.15 Interpretation. This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes. of the parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting party or in favor of City shall not be employed in interpreting this Agreement, all parties having been represented by counsel in the negotiation and preparation hereof.

13.16 Corporate Authority. The person(s) executing this Agreement on behalf of each of the parties hereto represent and warrant that (1) such party, if not an individual, is duly organized and existing, (ii) they are duly authorized to execute and deliver this Agreement on behalf of said party, (iii) by so executing this Agreement such party is formally bound to the provisions of this Agreement, and (iv) the entering into this Agreement does not violate any provision of any other agreement to which such party is bound.

13.17 Attorneys9 Fees. If either party to this Agreement is required to initiate or defend litigation against the other party, the prevailing party in such action or proceeding, in addition to any other relief which may be granted, whether legal or equitable, shall be entitled to yeasonable attorneys9 fees. Attorneys9 fees shall include attorneys9 fees on any appeal, and, in addition, a party entitled to attorney9s fees shall be entitled to all other reasonable costs for investigating such action, taking depositions and discovery and all other necessary costs the court allows which are incurred in such litigation. All such fees shall be deemed to have accrued on commencement of such action and shall be enforceable whether or not such action is prosecuted to a final judgment.
01007.0580/834680.14 35

13.18 Recitals. The recitals in this Agreement constitute part of this Agreement and each party shall be entitled to rely on the truth and accuracy of each recital as an inducement to enter into this Agreement.

13.19 No Brokers. City and Developer represent and warrant to the other that neither has employed any broker and/or finder to represent its interest in this transaction. Each party agrees to indemnify and hold the other free and harmless from and against any and all liability, loss, cost, or expense (including court costs and reasonable attorney9s fees) in any manner connected with a claim asserted by any individual or entity for any commission or finder9s fee in connection with this Agreement arising out of agreements by the indemnifying party to pay any commission or finder9s fee.

13.20 Joint and Several Liability. In the event Developer should sell, transfer, lease or assign this Agreement, the Property, or any part thereof, Developer shall bear ultimate responsibility for all obligations, conditions, and restrictions set forth under this Agreement, it being understood that both Developer and any transferee, assignee, or lessee shall be jointly and severally liable.

13.21 Compliance with Laws. Developer must comply with all applicable provisions of federal, state and local laws and regulations, including the City9s Municipal Code.

13.22 Counterparts. This Agreement may be executed by the Parties in counterparts, which together shall have the same effect as if each of the Parties had executed the same instrument.
[SIGNATURES ON FOLLOWING PAGE(S)]
01007.0580/834680.14 36
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year first set forth above.

CITY
CITY OF CARSON a municipal corporation
i Vinee) Meda Z
es Davis-Holmes, Mayor
XX Prod our
Dr. Khaleah K. Bradshaw, City Clerk
SPPROVED AS TO FORM < ALESHIRE/& WYNDER, LLP hy
/ 44 | / keg4-F- -
\ Suny 5 folie Attorney

DEVELOPER
IMPERIAL AVALON, LLC, a California
limited liability company
By: \o4
Narre: Jason Ton
Title: wrrw\
By:

Name:

Title:

If Developer is a limited liability company, any one of the following options will satisfy City9s signature requirements pursuant to the Corporations Code. Option A: One signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. Option B: Signatures required from two managers unless the LLC is managed by one manager per its articles of organization, in which case only one signature from that manager is required. Option C: One signature required from any member unless the LLC is manager-managed per its articles of organization. Option D: One signature required from any manager if the LLC is manager- managed per its articles of organization. DEVELOPER9S SIGNATURES SHALL BE DULY NOTARIZED,

AND APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS MAY BE REQUIRED BY THE

BYLAWS, ARTICLES OF ORGANIZATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO DEVELOPER9S BUSINESS ENTITY.
01007.0580/834680.14 37
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year first set forth above.

CITY
CITY OF CARSON a municipal corporation
)
Bul J 2) wdeg) Wllra/
&
Lyla Davis-Holmes, Mayor
ATTEST
Dr. Khaleah K. Bradshaw, City Clerk

APPROVED AS TO FORM

ALESHIRE & WYNDER, LLP
Sunny K. Soltani, City Attorney

DEVELOPER
IMPERIAL AVALON, LLC, a California
limited liability company
By:

Name:

Title:

By:

Name:

Title:

If Developer is a limited liability company, any one of the following options will satisfy City9s signature requirements pursuant to the Corporations Code. Option A: One signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. Option B: Signatures required from two managers unless the LLC is managed by one manager per its articles of organization, in which case only one signature from that manager is required. Option C: One signature required from any member unless the LLC is manager-managed per its articles of organization. Option D: One signature required from any manager if the LLC is manager- managed per its articles of organization. DEVELOPER9S SIGNATURES SHALL BE DULY NOTARIZED,

AND APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS MAY BE REQUIRED BY THE

BYLAWS, ARTICLES OF ORGANIZATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO DEVELOPER9S BUSINESS ENTITY.
01007.0580/834680.14 37
CALIFORNIA ALL: PURPOSE ACKNOWLEDGMENT CIVIL CODE S 189 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California )
County of Los GE le ef ) ; s /.

On Nj v. lb, Z0 22 before me, 0 lA Simaracy D Nove) fib Le Date b 4/) Here Insert Neri Title of the Officer
personally appeared Lu A Me Lj WS ~-fh/Mes
Name(s} of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s} is/are subscribed to the within instrument and acknowledged to me that he/she/they-executed the same in his/her/their authorized capacity(ies); and that by his/her/theirsignature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. | certify under PENALTY OF PERJURY under the laws
of the State of California that the foregoing paragraph is true and correct.

JOY SIMARAGO WITNESS my hand and official seal.

Notary Public - California
aor pr E Los Angeles County
W'S] Commission # 2428866 ( ) oT ty aI
~= my Comm. Expires Dec 2, 2026 Signature Wat
U Sighature of Notary Public
Place Notary Seal Above

OPTIONAL
Though this section is optional, completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document.

Description of Attached Doc ment . og iL
Title or Type of Documeyt: -4 Ad Anve Document Date: NV OV. [4-202 3 (leak K.. Te%Z adler bg ee of TP Ages) x er(s) Other Than N&med Above: 1) Pek Kha Wie = hee 2) SOAK
oa MGs imed by Signer{s) . Ab/h: 4 Seng Ue poiadet
Signer9s Name: Lu la _/ Mee US wes Signer9s Name:

C] Corporate Officer 4 Title(s): C Corporate Officer 4 Title(s):

C] Partner 4 CLimited ( General (Partner 4 CLimited (General indivicual LC] Attorney in Fact 0 Individual ZC Attorney in Fact C1 Trustee CJ] Guardian or Conservator 0 Trustee 1) Guardian or Conservator C1 Other: O Other:

Signer Is Representing: City H+ Catsor Signer Is Representing:
©2014 National al Notary Association * www. | NationalNotary.o org: 1 -800- US NOTARY (te -800- 876- -6827) Item #5907 IN WITNESS WHEREOF, the Parties hereto have executed this Agreement on the day and year first set forth above.

ATTEST
Dr. Khaleah K. Bradshaw, City Clerk

APPROVED AS TO FORM

ALESHIRE & WYNDER, LLP
Sunny K. Soltani, City Attorney
CITY
CITY OF CARSON a municipal corporation
Lula Davis-Holmes, Mayor

DEVELOPER
IMPERIAL AVALON, LLC, a California
limited liability company
py VO
Name: Jason Dia
Title: Manna
By:

Name:

Title:

If Developer is a limited liability company, any one of the following options will satisfy City9s signature requirements pursuant to the Corporations Code. Option A: One signature required from each of the following groups: 1) Chairman of the Board, President or any Vice President; and 2) Secretary, any Assistant Secretary, Chief Financial Officer or any Assistant Treasurer. Option B: Signatures required from two managers unless the LLC is managed by one manager per its articles of organization, in which case only one signature from that manager is required. Option C: One signature required from any member unless the LLC is manager-managed per its articles of organization. Option D: One signature required from any manager if the LLC is manager- managed per its articles of organization. DEVELOPER9S SIGNATURES SHALL BE DULY NOTARIZED,

AND APPROPRIATE ATTESTATIONS SHALL BE INCLUDED AS MAY BE REQUIRED BY THE

BYLAWS, ARTICLES OF ORGANIZATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO DEVELOPER9S BUSINESS ENTITY.
01007.0580/834680.14
CALIFORNIA ACKNOWLEDGMENT CIVIL CODE 8 1189
Anotary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document.

State of California }
County of vs Anseles
On November % t Zo23 before me, {ex
Date
P) Publi
Here Insert Name and Title-of the Officer
Sason TS iloyliaa personally appeared
Name(s) of Signer(s)
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.

ALEXANDER N. SMITH
Notary Pubtic - California
Los Angeles County
Commission # 2353568
My Comm. Expires Apr 1, 2025
Place Notary Seal and/or Stamp Above
Description of Attached Document

OPTIONAL
Completing this information can deter alteration of the document or fraudulent reattachment of this form to an unintended document. | certify under PENALTY OF PERJURY under the
laws of the State of California that the foregoing
paragraph is true and correct.

WITNESS my hand and official seal.
soning en rod
a Signature of Ngfery ublic
Title or Type of Document:

Document Date: Number of Pages:

Signer(s) Other Than Named Above:

Capacity(ies) Claimed by Signer(s)
Signer9s Name:

O Corporate Officer 4 Title(s):

O Partner -4 O Limited O General
O Individual O Attorney in Fact
O Trustee O Guardian or Conservator
O Other:

Signer is Representing:

Signer9s Name:

O Corporate Officer 4 Title(s):

O Partner 4 O Limited O General
O Individual O Attorney in Fact
O Trustee O Guardian or Conservator
O Other:

Signer is Representing:
©2019 National Notary Association
EXHIBIT <A=

PROPERTY LEGAL DESCRIPTION

THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARSON IN

THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

LOT 1 OF TRACT NO. 71206, IN THE CITY OF CARSON, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1400, PAGES 1! TO 6 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPT THEREFROM PORTIONS OF SAID LAND ALL MINERALS, OIL, GAS, AND

OTHER HYDROCARBON SUBSTANCES LYING BELOW THE SURFACE OF SAID LAND, AS EXCEPTED IN DEED RECORDED DECEMBER 08, 1960 AS INSTRUMENT NO. 1520 OFFICIAL RECORDS, AND IN DEED RECORDED MAY 18, 1959 AS INST RUMENT NO. 590 OFFICIAL RECORDS.

APN: 7337-001-025
APN: 7337-001-026
APN: 7337-001-027
APN: 7337-001-028
APN: 7337-001-029
01007.0580/834680.14 A-l
EXHIBIT <B=

DEPICTION OF THE PROPERTY
01007.0580/834680.14 B-1
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EXHIBIT <B=

DEPICTION OF THE PROPERTY

PROPOSED PROPERTY LE
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01007.0580/834680.14 G-1

SOUTH AVALON BLVD
Saami
<= |RESTAURANT [i/o F
esc) = aaa
Siias 1 UU REEESIICERER EE hes | Be E: | EM esteem
i | hee
(01) IMPROVED STREETSCAPE WITH SIDEWALK

AND STREET TREES PER CITY OF CARSON

PUBLIC WORKS STANDARDS

SOUTH AVALON ENTRY DRIVE

RESTAURANT PATIO AREA

AVALON BLVD PARK

PARALLEL PARKING

RESIDENTIAL COURTYARD
(07) STREETSCAPE WITH SHADED LANDSCAPE

PARKWAYS AND PARALLEL PARKING

PEDESTRIAN BRIDGE CONNECTION

COMMUNITY CLUBHOUSE

TOWNHOME PEDESTRIAN PASEOS
@ GRACE AVENUE ENTRY DRIVE
EXHIBIT <C=

PUBLIC OPEN SPACE AREAS
01007.0580/834680.14
EXHIBIT <C1=

PUBLIC OPEN SPACE AREAS
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WEST PORTION -

TOWNHOMES

PRIVATE OP PA OPEN SPACE CALCULATIONS
propuct | PLAN | UNIT | AREA (S.F.) TOTAL (S.F.) LOT AREA: 666,717 S.F. S.F. AC A 1 14 714|Backyard+Deck 9,996 LANDSCAPE/EASEMENT 45,8675 - 2 14 712|Backyard+Deck 9,968 PUBLICALLY ACCESSIBLE COMMON OPEN SPACE 867. 3 1 27 168|Patio 8x21 4,536 ~~ |LANDSCAPE/COMMON OPEN SPACE 921534 5 2 18 188|Patio 8x23.5 3,384 NON-PUBLICALLY ACCESSIBLE COMMON OPEN SPACE sail ; 1 62 55|Deck 3,410 RECREATION AREA/CLUBHOUSE
¢ 2 44 57|Deck 2,508 NON-PUBLICALLY ACCESSIBLE RECREATION OPEN SPACE | 17/499-1 0.40 1 10 52|Deck 520 PRIVATE OPEN SPACE/BACKYARD/PATIO/DECK D 2 10 69|Deck 690 NON-PUBLICALLY ACCESSIBLE OPEN SPACE 48,8830 142 3 21 70|Deck 1,470 TOTAL 204,403.0 4.69
4 21 61/Deck 1,281
1 20 87|Deck 1,740
2 20 79|Deck 1,580
E 3 20 100|Deck 2,000
4 10 108|Patio 1,080
E 40 118|Deck 4,720
Total 351 48,883
01007.0580/834680.9 G-2a
EXHIBIT <C2=

PUBLIC OPEN SPACE AREAS
LEGEND

EAST PORTION - MIXED-USE BUILDINGS A/B & C/D
LOT AREA: 518,522 S.F.

BLDG/ UNIT COUNT PRIVATE COMMON TOTAL
OTHER (DECKS) PUBLIC ACCESS* | NON-PUBLIC} TOTALCOM. PROJECT A-B 464 22,092 24,409 62,044 86,453 108,545
c-D 300 13,564 18,445 11,738 30,183 43,747
PARK i!) 22,859 22,859 22,859
TOTAL 764 35,656 65,713 73,782 139,495 175,151
* Public Accessible Open Space includes EVA and all exterior space up to site boundary or fencing, but excludes all drives land surface parking.

PUBLICALLY ACCESSIBLE

COMMON OPEN SPACE

PUBLICALLY ACCESSIBLE

PARK / PLAZA

NON-PUBLICALLY ACCESSIBLE

COMMON OPEN SPACE

NON-PUBLICALLY ACCESSIBLE

RECREATION OPEN SPACE
UWL
0-1 BEDROOMS 2-3 BEDROOMS public Private & Provided by
UNITS Req'd 0.S./Unit Req'd O.S. UNITS [Req'd 0.5./Unit] Req'd 0.S. | TOTALREQ'D Common Public Common AB 311 125 38,875 153 150 22,950 61,825 84,136 e513
cD 223 125 27,875 77 150 11,550 39,425 25,302 :

TOTAL 66,750 34,500 101,250 109,438 175,154

PROVIDED
[LOTAREA(SF) 518,522 15% 71,778 |

REQUIRED
01007.0580/834680.9 G-2b
01007.0580/834680.14
EXHIBIT <D=

PEDESTRIAN BRIDGE
D-1
EXHIBIT <D1=

PEDESTRIAN BRIDGE

ELEVATION
10+00

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G-3a 01007.0580/834680.9
EXHIBIT <D2=

PEDESTRIAN BRIDGE
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CITY OF CARSON
May 24, 2023
Mr. Dave Rand
Rand Paster & Nelson, LLP
633 West Fifth Street
64th Floor
Los Angeles, CA 90071
Imperial Avalon, LLC
4276 Katella Avenue, #231
Los Alamitos, CA 90720
Attn: Darren Embry
Re: Imperial Avalon Specific Plan Development Agreement - Minor Modification Application Request Approval
Dear Mr. Rand:

The City of Carson ("City") is in receipt of your letter dated March 23, 2023 requesting minor modifications to Development Agreement No. 23-19 on behalf of Imperial Avalon LLC, the applicant (the "Applicant") of a proposed mixed use development project consisting of 764 multifamily units, 351 townhomes and 10,000 square feet of commercial uses at 21207 South Boulevard in the City.

In accordance with Development Agreement Section 12.4, which permits the Community Development Director to ministerially grant certain "Minor Project Modifications" to the "Agreement, the Project and/or the Development plans," we have reviewed your requested modifications and hereby grant the following Minor Modifications for the following provisions of the Development Agreement. In addition, this Minor Modification approval also clarifies that the required Project building setback along the subject property's 405 freeway fronting property line is actually 10 feet, as identified on the approved Project plans, as opposed to the 30 feet referenced in the Specific Plan (Specific Plan No. 21-19).

1. Recital G.

The following corrects the reference in Recital G to Planning Commission Resolution No. 22-244:
"Project Approvals. On the same day, the Planning Commission, after giving notice pursuant to the CMC and Government Code §§ 65090, 65091, 65092 and 65094, held a public hearing on the Development Application, and following the hearing, adopted Planning Commission Resolution No. 22-244846, which: (i) made CEQA findings and determinations as referenced above; (ii) conditionally approved Site Plan and Design Overlay Review ("DOR") No. 1803-19 and Vesting Tentative Tract Map ("VTTM") No. 83157 for the Project subject to City Council approval of General Plan Amendment ("GPA") No. 105-19 (changing the General Plan land use designation for the Property from Regional Commercial/Low Density Residential to Urban Residential), Specific Plan ("SP") No. 21-19 (Imperial Avalon Specific Plan), Zone Change ("ZCC") No. 188-19 (changing the Property zoning from Commercial Automotive (CA)/Residential, multifamily- 8 units per acre (RM-8) with a Design Overlay to Imperial Avalon Specific Plan [IASP]), and Development Agreement ("DA") No. 23-19 (this Carson City 1-lall • 70 1 E. Carson Street, Carson, CA 907,15 • (3 10) 830-7600 • ci.carson.ca.us Agreement, inclusive of the Adopting Ordinance); and (iii) recommended that the City Council approve GPA No. 105-19, SP No. 21-19, ZCC No. 188-19, and DA No. 23-19 for the Project (DOR No. 1803-19, VTTM No. 83157, GPA No. 105-19, SP No. 21-19, ZCC No. 188-19, and DA No. 23-19 collectively, together with the EIR, the "Entitlements")."

2. Recital H.

The following change further clarifies the actions taken by the City Council as set forth in adopted City Council Resolution No's. 22-242 and 22-243 and Ordinance No's. 22-2221 and 22-2222, including with respect to CEQA.
"On December 6 , 2022, the City Council, after provision of the public notice required by law, held a public hearing to consider the Development Application and the Planning Commission's actions and recommendations thereon.,,-a-R€l-f.Eollowing the hearing, the City Council: (i) adopted conditionally approved GP/\ No. ios 19, SP No. 2119, ZCC No. 188 19, and DA No. 23 19 as set forth in City Council Resolution No. 2248%242, making. ratifying and affirming the CEQA findings and the actions of the Planning Commission related to certification of the EIR with respect to approval of the VTTM and making findings pursuant to CEQA Guidelines Sections 15162-15164, and modifying, pursuant to CMC Section 9173.4(c)(2)(b). the decision of the Planning Commission adopting Planning Commission Resolution No. 22-244 with respect to the conditions of approval of the VTTM, pursuant to Developer's appeal; (ii) adopted City Council Resolution No. 22-243, making, ratifying and affirming the CEQA findings and the actions of the Planning Commission related to certification of the EIR with respect to approval of the GPA, and approving the GPA; (iii) introduced, and subsequent!½ on December 13, 2023, adopted, Ordinance No. 22-2221, making, ratifying and affirming the CEQA findings and the actions of the Planning Commission related to certification of the EIR with respect to approval of the SP and ZCC, conditionally approving the SP, and approving the ZCC; and (iv) introduced. and subsequently, on December 13, 2023, adopted, Ordinance No. 22-2222. making, ratifying and affirming the CEQA findings and the actions of the Planning Commission related to certification of the EIR with respect to approval of the DA, and approving the DA. The Planning Commission and the City Council have found, on the basis of substantial evidence based on the entire administrative record, that this Agreement is consistent with all applicable plans, rules, regulations and official policies of the City."

3. Section 4.7, "Role of Project Development Approvals." Section 4.7 of the Development Agreement is hereby modified to permit construction of either the townhome and/or the multifamily components of the Project prior to recordation of the final subdivision map, subject to the following requirements . "4.7 Role of Project Development Approvals. Except as provided within this Agreement, the Project Development Approvals shall exclusively control the uses of the Property, the density or intensity of use, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes and the design, improvement, and construction standards and specifications applicable to the Project. Pursuant to Government Code Section 66452.6, the term of any tentative map for the Property or any portion thereof, if any, filed with in the term of this Agreement shall automatically be extended for the term of this Agreement, as amended by the Project Development Approvals. In addition , Developer shall have the right to commence Project construction of both Apartment buildings and the Townhomes within the Project prior to the recordation of an approved final subdivision map No. 83157 if applicable permits have been issued and all other applicable conditions of approval and Development Agreement provisions are met. However, the Carson City Hall • 701 E. Carson St reel, Carson, CA 90745 • (3 10) 830 -7600 • d.carson.ca .us approved final subdivision map must be recorded prior to issuance of any certificates of occupancy (temporary or otherwise) for the Project. and prior to any occupancy of the Project. Following recordation of the final subdivision map, temporary certificates of occupancy shall be issued if buildings or units are deemed to have satisfied all applicable fire-life safety components and systems to safely occupy the completed areas as determined by the Building Official. building permits for the Town homes; (ii) issuance of a certificate of occupancy for either of the Apartment buildings. No final certificates of occupancy shall be issued prior to satisfaction of (without limitation) all conditions of approval that are required to be completed "Prior to Issuance of Occupancy Permits" and all applicable Development Agreement provisions. occurrence of either of the following: (i) issuance of any building permits for the Townhomes; (ii) issuance of a certificate of occupancy for either of the Apartment buildings. Neither the Apartment lots nor the Apartment buildings may be indiv idually sold prior recordation of the approved final subdivision map No. 83157. Any tentative map prepared for the Project subdivision will comply with Government Code Section 66473.7."

4. Section 9.3, "Failure to Maintain Insurance and Proof of Compliance." The Development Agreement is further modified to require proof of insurance prior to issuance of the first permit authorizing ground disturbing activity as specified below, rather than 30 days from the Agreement's effective date, except for professional liability insurance, for which the deadline to submit proof of the required insurance shall be August 1, 2023. "9.3: Failure to Maintain Insurance and Proof of Compliance. Developer shall deliver to City, in the manner required for notices, copies of certificates of all insurance policies together with endorsements required hereunder together with evidence satisfactory to City of payment required for procurement and maintenance of each policy within the following time limits :
a. For insurance required above except for professional liability insurance, w+tHffi thirt•,1 {30 days) after the Effective Date prior to issuance of the first permit requiring or authorizing any construction or ground disturbance for the Project. For the avoidance of doubt. removal and disassembly of the Park clubhouse structure and/or Park coaches, without demolition of foundation or slab, is not included in the preceding sentence. For professional liability insurance, by August 1, 2023. b. For any renewal or replacement of a policy already in existence, at least ten (10) days before the expiration or termination of the existing policy. c. If Developer fails or refuses to procure or maintain insurance as required hereby or fails or refuses to furnish City with required proof that that insurance has been procured and is in force and paid for, such failure or refusal shall be a default hereunder."

5. Specific Plan 1-405 Setback Requirement.

The City also desires to resolve an inconsistency between the required Project building setback fronting the 405 freeway (as measured from the property line) as specified in Table 4 of the Specific Plan and the 10-foot setback identified on the approved Project plans. In accordance with Development Agreement Section 12.4, the City therefore grants the follow ing Minor Modification to clarify that Specific Plan Table 4 requires a 10-foot (rather than a 30-foot) building setback from the Project's 1-405 fronting property line consistent with the approved Project plans.

Carson City I !all • 701 E. Carson Slrcel, Carson, CA 90745 • <::i10) 830 -7600 • ci.carson.ca.us Table 4: Building Separation Setback Requirements

SETBACK FROM MINIMUM
...
1-405 Ramp W--#-.- 1 0 ft.

In accordance with Development Agreement Section 12.4, this hereby effectuates the minor modifications set forth above, which were requested and are agreed to by the Applicant. Additionally, Applicant expressly acknowledges and agrees that the indemnification provisions of the Development Agreement (Article 8) and the Specific Plan conditions of approval (Condition No. 10) shall extend to and encompass the minor modifications made hereby. Except as amended hereby, the provisions of the Development Agreement and Specific Plan shall remain unchanged and in full force and effect.

Sincerely,
cJ----____
Saied Naaseh
Director of Community Development
City of Carson
ACKNOWLEDGED AND AGREED:

DEVELOPER
IMPERIAL AVALON, LLC, a California limited liability company By: ~ ;i; awi;llloulian
• : Manager
-
Carson City Hall • 70 1 E. Carson Street, Carson, CA 90745 • (3 10) 830-7600 • ci.carson.ca.us a

CITY OF CARSON
February 28, 2024
Mr. Dave Rand Imperial Avalon, LLC
Rand Paster & Nelson, LLP 659 North Robertson
633 West Fifth Street, Suite 5880 West Hollywood, CA 90069 Los Angeles, CA 90071 Attn: Chris Trueblood
Re: Imperial Avalon Specific Plan Development Agreement-Minor Modification Application Request Approval
Dear Mr. Rand:

The City of Carson ("City") is in receipt of your letter dated December 4, 2023 requesting minor modifications to Development Agreement No. 23-19 on behalf of Imperial Avalon LLC, the applicant (the "Applicant") of a proposed mixed use development project consisting of 764 multifamily units, 351 townhomes and 10,000 square feet of commercial uses at 21207 South Avalon Boulevard in the City.

In accordance with Development Agreement Section 12.4, which permits the Community Development Director to ministerially grant "Minor Project Modifications" to the "Agreement, the Project and/or the Development Plans," we have reviewed your requested modifications and hereby grant Minor Modifications for the following provisions of the Development Agreement. (i) Section 3.1 is modified to as follows:

In lieu of the Developer and the Project opting into Citywide Community Facilities District No. 2018-01 ("CFD") (estimated to have a net present value over the life of this Agreement of approximately fourteen million six hundred fifty- eight thousand three hundred sixty-two dollars ($14,658,362.00) and paying Development Impact Fees pursuant to Ordinance No. 19-1931 (estimated to be approximately thirteen million one hundred twenty-seven thousand fourteen dollars ($13,127,014.00) based on current Project features), Developer shall pay a Development Agreement Fee totaling thirteen million, one hundred twenty seven thousand, and fourteen dollars ($13,127,014.00) (the "Development Agreement Fee") (this includes an additional fee of $2,000 per residential unit multiplied by 1,115 units even if fewer units are constructed pursuant to Section

12.5 (equal to two million two hundred thirty thousand dollars ($2,230,000.00) and includes all applicable City permit and processing fees related to the Project).

However, Developer shall not be entitled to a reimbursement of any permit Carson City Hall » 701 E. Carson Street, Carson, CA 90745 * (310) 830-7600 » ci.carson.ca.us and plan check fees paid before or as of the Effective Date of the Settlement Agreement and Mutual Release entered into between Developer and City ("Settlement Agreement.") Developer shall pay all permit and plan check fees related to any Project change that requires (a) an amendment to the Development Agreement or (b) a new development agreement.

Furthermore, this Agreement shall not affect, excuse or modify Developer's obligation to reimburse the City for costs and fees, including attorneys' fees, incurred by the City as set forth in the First Amended Reimbursement and Indemnification Agreement By and Between City of Carson and Imperial Avalon, LLC, as the same may be amended from time to time by the Parties ("Reimbursement Agreement"), Developer expressly acknowledges the Reimbursement Agreement's definition of "City Costs" includes the cost of any consultants retained by the City to review and evaluate any permits, plans and Development Approvals for the Project. Developer shall have the right, in its sole and absolute discretion, to pay the Development Agreement Fee as prescribed below or cause the Development Agreement Fee contributions and payments to be made by a nonprofit entity in accordance with the terms prescribed by this Agreement. Except as otherwise provided for the Carson Park and Recreation Subsidy in Sections 3.1.1, the amounts prescribed below shall be paid either by the Developer or the nonprofit entity at the City's direction toward specific programs, projects or uses within the following categories: (i) park, recreational and open space site acquisition, facility development and maintenance, (ii) City infrastructure improvements, maintenance and upgrades, and (iii) community recreational benefits and subsidies ("Development Agreement Fee Categories"). The Development Agreement Fee payments are limited to the amounts and subject to the schedule set forth below, unless the Developer and City agree to an earlier payment date, and shall be paid directly from the Developer or the nonprofit entity to the City:

3.1.1 Three hundred thousand dollars ($300,000.00) shall be due upon the Effective Date of this Agreement, and shall be used by City to subsidize Carson residents' fees and costs associated with park and recreational registration, trophies and jerseys ("Carson Park and Recreation Subsidy").

Twelve Million, Eight Hundred Twenty Seven Thousand and Fourteen Dollars ($12,827,014.00) shall be due when the second Apartment building is constructed and paid subject to the following payment schedule for annual installments in the amount of one hundred twenty nine thousand five hundred sixty five dollars and eighty cents ($129,565.80) each: the first payment is due 548 days after the issuance of a certificate of occupancy for the second Apartment building and annually thereafter for ninety eight (98) years (for a total of 99 payments). Payment of the installment payments after the first installment payment shall be due on the anniversary date of the Carson City Hall - 701 E. Carson Street, Carson, CA 90745 * (310) 830-7600 ° ci.carson.ca.us first installment payment ("Annual Payments").

Developer's obligations to pay the annual installment
payments set forth in this Section 3.1.1 shall survive and continue in effect and be binding on the Property and
subsequent owners notwithstanding the expiration or
termination of any other provisions of this Agreement. In the event of a sale of any portion of the Property, and in addition to City's rights under Article 11 of the Development Agreement and_prior to or concurrent with City's consent to any
assignment or transfer of the Development Agreement as
described in Article 11, Developer shall record a Memorandum outlining the ongoing financial commitments stated in this Section 3.1.1. If any annual installment payment is not paid in full by the annual payment due date ("Defaulted Annual
Payment") without demand or notice by City (i) Developer Shall pay to the City a late fee of one-thousand dollars ($1,000.00) per day until the Defaulted Annual Payment is paid in full, and (ii) City may exercise all rights and remedies and to maintain any action in law or equity to enforce the terms and covenants of this Agreement.

Carson City Hall « 701 E. Carson Street, Carson, CA 90745 « (310) 830-7600 ci.carson.ca.us

3.1.6 Fwe-millien sever hundred fifteen thousand three hundred a h Townl to |
Lapse ee Fear
(ii) Section 3.3 "Affordable Housing Benefit" is deleted in its entirety and replaced with "Intentionally Omitted.
(iii) Section 3.5 "Apartment and Townhome Enhanced Sustainability and Environmental Benefits" is modified as follows:

Developer shall agree to incorporate the following enhanced sustainability and environmental benefits into construction of the Apartments and Townhomes for the Project. In recognition of the enhanced environmental benefits provided by the Project Apartments and Townhomes through this Section 3.5, the City shall subject the Project Apartments and Townhomes to the 2019 California Building Standards Code as applicable to and/or adopted by the City pursuant to CMC Article VIII, provided Developer submits a conceptual design package to the City's Building & Safety Department on the City Building & Safety Department's Online Plan check (BSOP) website prior to January 1, 2023. The conceptual design package shall consist of a schematic set of development and design plans for all disciplines with sufficient detail for the City to undertake zoning compliance review, but shall not be required to include landscaping, structural, energy, accessibility, mechanical, electrical and/or plumbing related plans and design, provided it is within the City's legal discretion to deem such submittal complete as necessary to facilitate such grandfathering under applicable state and local law. A full set of construction plans with all disciplines shall be submitted prior to January 1, 2024 for the Apartments and Townhomes. : Hey
drawings, the Project shall be subtect to the 2019 California Building Standards Code for the Term of this Agreement as specified in Section 2.1.

It_is further acknowledged that Developer submitted the necessary construction documents to the City's Building & Safety Department _on or before December 11, 2023, prior to the January 1, 2024 deadline, and has therefore fully satisfied the requirements as set forth above in this modified Section 3.5 to subject the entire Project (Townhomes and Apartments) to the 2019 California Building Standards Code for the duration of the Term of the Agreement.
(iv) Section 3.7 "Publicly Accessible Pedestrian Bridge" is deleted in its entirety. (v) A new Section 3.7 entitled "Existing Pedestrian Bridge" is added which states Carson City Hall » 701 E. Carson Street, Carson, CA 90745 * (310) 830-7600 « ci.carson.ca.us the following:

Immediately following approval of the Minor Modification of the Development Agreement, Developer and City shall immediately commence good faith negotiations on improving the existing bridge that crosses the Dominguez Channel and connects Avalon Boulevard with Lenardo Boulevard ("Bridge") .

Such negotiations will focus on improvements to the Bridge that will a) create and enhance the pedestrian access between Avalon Boulevard and Lenardo Boulevard; and b) improve the aesthetic appearance of the Bridge and the pedestrian connection between Avalon Boulevard and Lenardo Boulevard.

Subject to any requisite approvals from any authority with jurisdiction over the Bridge, such improvements will include, but are not limited to, the following:
(4) removing the existing "PEDESTRIANS PROHIBITED" sign to allow for pedestrian access;
(5) restriping, or otherwise improving the aesthetic appearance of the Bridge;
(6) improving the pedestrian experience between Avalon Boulevard and Lenardo Boulevard through the installation of new landscaping and amenities such as additional wayfinding signage, etc. or other aesthetic improvements; (collectively, the "Improvements=).

Developer shall contribute an aggregate amount up to but not to exceed one hundred and twenty-five thousand dollars ($125,000), unless otherwise agreed to by Developer and City in a separate agreement, towards the Improvement no later than five (5) years from the Effective Date of this Agreement. (v) Section 3.11 "Carson and Avalon 405 Interchange Landscaping Improvement" is deleted in its entirety and replaced with "Intentionally Omitted.". (vi) Section 3.12 "Purple Pipe" is deleted in its entirety and replaced with "Intentionally Omitted".
(vii) Section 4.7. "Role of Project Development Approvals", as amended by the approved May 24, 2023 Minor Modification, is further amended as follows:

Except as provided within this Agreement, the Project Development Approvals shall exclusively control the uses of the Property, the density or intensity of use, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes and the design, improvement, and construction standards and specifications applicable to the Project. Pursuant to Government Code Section 66452.6, the term of any tentative map for the Property or any portion thereof, if any, filed within the term of this Agreement shall automatically be extended for the term of this Agreement, as amended by the Project Development Approvals. In addition, Developer shall have the right to commence Project construction of both the Carson City Hall * 701 E. Carson Street, Carson, CA 90745 + (310) 830-7600 * ci.carson.ca.us Apartment buildings and the Townhomes within the Project prior to the recordation of an approved final subdivision map No. 83157 if applicable permits have been issued and all other applicable conditions of approval and Development Agreement provisions are met. However, the approved final subdivision map must be recorded prior to issuance of any certificates of occupancy (temporary or otherwise) for the Project and prior to any occupancy of the Project. Following recordation of the final subdivision map, Temporary certificates of occupancy shall be issued if buildings or units are deemed to have satisfied all applicable fire-life safety components and systems to safely occupy the completed areas as determined by the Building © Official. Ne-final-certificates_of ceccupaney shall _be : To support
development of the Project, which may be completed in n phases, the City hereby agrees that final certificates of occupancy shall also be issued for each individual Project phase. The anticipated phases consist of: (i) the Townhome component, (ii) the first Apartment building and (iii) the second Apartment_ building, respectively. Any tentative map prepared for the Project subdivision will comply with Government Code Section 66473.7
B. Within thirty (30) days after the closing of the loan Developer obtains to fund the development of the Project, the Developer shall record with the Los Angeles County Recorder9s Office the Minor Modification signed by the Community Development Director and provide to the City a copy of the recorded Minor Modification bearing a recording stamp affixed by the Los Angeles County Recorder9s Office. *K
In accordance with Development Agreement Section 12.4, this hereby modifies and memorializes the changes requested by the Applicant and identified above.

Sincerely,
Saied Naaseh
Director of Community Development
City of Carson
Carson City Hall » 701 E. Carson Street, Carson, CA 90745 ¢ (310) 830-7600 « ci.carson.ca.us SS Bs
See 44444_4_4_

CITY OF CARSON
June 10, 2024
Mr. Dave Rand Imperial Avalon, LLC
Rand Paster & Nelson, LLP 4276 Katella Avenue, #231
633 West Fifth Street, Suite 5880 Los Alamitos, CA 90720 Los Angeles, CA 90071 Attn: Darren Embry
Re: Imperial Avalon Mixed-Use Project 4 Approval of Minor Modifications to Development Agreement, Conditions of Approval, and MMRP
Dear Mr. Rand:

Imperial Avalon LLC (the <Applicant=9) has requested to further modify the proposed mixed use development project consisting of 764 multifamily units, 351 townhomes, and 10,000 square feet of commercial uses at 21207 South Avalon Boulevard (<Property=) in the City of Carson (<City=) (the <Project=).

In the interest of ensuring flexibility in the midst of a challenging economic environment, and to allow for potential transfer of the Townhome portion of the Property to an experienced residential single family home builder, the City agrees to issue a Minor Modification to the Development Agreement and related Project conditions of approvals as set forth below. In addition, certain technical changes to the Project conditions of approval are necessary to reflect that the City no longer contracts with the County of Los Angeles for subdivision map condition clearance related purposes. Thus, these changes will reflect that the City (through its outside third party consultant, Transtech) will now be primarily responsible for clearing subdivision related conditions of approval.

Therefore, in accordance with Section 12.4 of Development Agreement No. 23-19, as modified (<Development Agreement=), which permits the Community Development Director to ministerially grant <Minor Project Modifications= to the <Agreement, the Project and/or the Development Plans,= we have reviewed the requested modifications and hereby grant Minor Modifications for the following provisions of (1) the Development Agreement; (2) the Conditions of Approval for Imperial Avalon Site Plan and Design Review No. DOR 1803-19, Exhibit <B= of Planning Commission Resolution No. 22-2846 (<DOR COAs=); (3) the Conditions of Approval for Imperial Avalon Vesting Tentative Tract Map 83157, Exhibit <C= of Planning Commission Resolution No. 22-2846 (<VTTM COAs=); and (4) the Mitigation Monitoring and Reporting Program Table included as Section 4.2 in the Final Environmental Impact Report for the Project (SCH# 2021010116) (<8MMRP=), which were incorporated into the Project.

Deleted text is in strikethreugh and added text is in bold underline where existing language is referenced.

Revisions to Development Agreement

1. Section 3.9 of the Development Agreement, entitled <Art Benefit,= is deleted and replaced in its entirety with the following:

Carson City Hall » 701 E. Carson Street, Carson, CA 90745 « (310) 830-7600 « ci.carson.ca.us <3.9 Art Benefit.
a. Apartments. Prior to issuance of any certificates of occupancy the first Ae i he 2 mits for each of the two
Agarterent buildings, the 8ieesiguar ates) pay a public art fee equal to one percent (1%) of the total building valuation-fer all Fewnkemes-and each -of the ve for the respective Apartment buildings Ge; all Preject buildings) as determined by the City9s Building Official in accordance with the Marshall-Swift Valuation Guide per the City Building Official9s standard practice (<Preject Apartment Art Fee=).

In lieu of paying the Apartment Project Art Fee, Developer may incorporate on-site art (<Apartment Art=), including but not limited to art within the exterior north side of the Project facing the 405 freeway, to the satisfaction of the Director, in which case Developer shall submit a Project Apartment Art plan, valuation, and implementation plan to the Director prior to issuance of the first Project building permit certificate of occupancy for the respective Apartment building. Unless otherwise approved by the Director pursuant to the Apartment Art implementation plan, Developer9s on- site Apartment art which corresponds to a particular building shall be installed prior to the issuance of a final setuicate of occupancy for the respective Brn IGiigy ett Se be BOE SSEROR GR Fe AY submitted for each Preject building van A 3
Should the value of Developer9s onsite Apartment art be less than o one pextent (1%) of the <etl building valuation for each of the two Apartment buildings, respectively, the entire Project as-deseribed-abeve, then Developer shall pay the City the difference in its entirety prior to issuance of the final certificate of occupancy for the 150th Fewnkheme-censtructed as_part ef the Project respective Apartment building. b. Townhomes. Prior to issuance of any certificates of occupancy the-frst buildine-permit for the Townhomes-and prierte issuance of buildine permits for each ofthe tre Apartment buildings, the Developer shall pay a public art fee equal to one percent (1%) of the total building valuation for all Townhomes and each of the t+veApartment buildines_te, al Project buildings) as determined by the City9s Building Official in accordance with the Marshall-Swift Valuation Guide per the City Building Official9s standard practice (<Prefect Townhome Art Fee=).

In lieu of paying the Townhome Preject Art Fee, Developer may incorporate on-site art (<Townhome Art=), including but not limited to art within the exterior north side of the Project facing the 405 freeway, to the satisfaction of the Director, in which case Developer shall submit a Preyect Townhome Art plan, valuation, and implementation plan to the Director prior to issuance of the first Project building permit certificate of occupancy for the Townhomes.

Unless otherwise approved by the Director pursuant to the Townhome Art implementation plan, Developer9s on-site Townhome art which cerrespondsto-a-particular building shall be installed prior to the 1 issuance ° of a final certificate of oceupanoy# fort the Townhomes Fespective buildings anc art that does respective-buildings. Should the value of Developer9s onsite Townhome art be less than one percent (1%) of the total building valuation for Townhomes the-entire Preject-as-deseribed-above, then Developer shall pay the City the difference in its entirety prior to issuance of the certificate of occupancy for the 150th Townhome constructed as part of the Project.

2. Subsection (i) is hereby added to Section 9.1 of the Development Agreement, entitled <Types of Insurance,= and shall read as follows:

Ges
i. Partial Transfer of Property. In the event Developer transfers ownership of any portion of the Property (<Transferred Property9), Developer and the owner of the Transferred Property shall each be responsible for compliance with this Section 9, but shall only be required to insure their respective parcels, rather than the entire Property. To the extent Developer or owner of the Transferred Property perform work on portions of the Property not owned by them, then such party shall be responsible to comply with Section 9 for the full extent of the work area until the work is completed.=

3. The following is hereby added to Section 3.10 of the Development Agreement, entitled <Traffic Signal,= and shall read as follows:
<In addition to the traffic signal at the Project entry location on Avalon Boulevard between the I- 405 interchange and 213th Street, Developer is responsible to signalize the currently stop-controlled Grace Avenue/213" Street intersection per MMRP PDF-TRA-2 (<Grace Avenue/213th Street Signalization9). In lieu of signalizing the intersection, Developer may pay an in-lieu fee of Seven Hundred and Fifty Thousand Dollars ($750,000) to the City. The in-lieu fee shall be payable as follows:

One Hundred Thousand Dollars ($100,000) shall be due prior to issuance of any Building Permit for the Project and Six Hundred and Fifty Thousand Dollars ($650,000) shall be due prior to issuance of any Certificate of Occupancy for the Project in order to satisfy the requirement. The amount prescribed shall be used by the City to upgrade the Grace Avenue/213" Street intersection.= Revisions to DOR COAs

1. DOR COA 16 is modified as follows:
8Adequate measures shall be taken to eliminate odors during the grading operations as-a-result-of the site being a fermertand Sli to the satisfaction of the Community Development Director.=

2. DOR COA 19 is modified as follows:
<Prior to issuance of as3-building permits for the Apartments, the Applicant shall provide onsite landscape plans for the Apartments to the Planning Division for review and approval feral areas efthe site. Prior to issuance of building permits for the Townhomes, the Applicant shall provide onsite landscape plans for the Townhomes to the Planning Division for review and approval. Is-teu Conanuntty Development Director may shall shall approve a ohased landscape installation plan as submitted by the developer of the Townhome and/or Apartment component of the project to require allow a phased installation of landscaping prior to issuance of occupancy permits of various portions of the project.=

3. DOR COA 20 is modified as follows:
<Installation, maintenance, and repair of all onsite landscaping shall be the ° responsibility of of the

4. DOR COA 28 is modified as follows:
<Prior to the issuance of any building permits for the Apartments, the applicant shall submit a Wall and Fence Plan for the Apartments to the Planning Division for review and approval by the Planning and Building Divisions-ferall areas-of the site. Prior to the issuance of any building permits 3 for the Townhomes, the applicant shall submit a Wall and Fence Plan for the Townhomes to the Planning Division for review and approval by the Planning and Building Divisions. The plans shall indicate materials colors and height of proposed and existing walls and fences and shall include a cross section of walls and fences indicating adjacent grades. Walls shall be consistent with the requirements of the Specific Plan. In lieu of construction of alt walls and fences enthe-site-prior to issuance of any occupancy permits, the Community Development Director may shall approve a phased construction plan for the walls and fences as submitted by the developer of the Townhome and/or Apartment component of the project to allow for phased construction of all walls and fences prior to issuance of occupancy permits of various portions of the project.=

5. DOR COA 31 is modified as follows:
<Two sets of onsite lighting plans for the Apartments are to be drawn, stamped, and signed by a licensed lighting consultant or an electrical engineer and submitted and approved by the Planning Division prior to the issuance of building permits for the Apartments. Two sets of onsite lighting plans for the Townhomes are to be drawn, stamped, and signed by a licensed lighting consultant or an electrical engineer and submitted and approved by the Planning Division prior to the issuance of building permits for the Townhomes. In lieu of installation of all lights on the site-prior to issuance of any occupancy permits, the Community Development Director may shall approve a phased installation plan as submitted by the developer of the Townhome and/or Apartment component of the project to allow for the phased installation of lights prior to issuance of occupancy permits of various portions of the project.=

6. DOR COA 33 is modified as follows:
<Prior to issuance of any building certificates of occupancy permits for the Apartments, the Applicant shall submit a Comprehensive Sign Program for the Apartments consistent with the Specific Plan and Development Agreement. Prior to issuance of any certificates of occupancy for the Townhomes, the Applicant shall submit a Comprehensive Sign Program for the Townhomes consistent with the Specific Plan and Development Agreement. The Comprehensive Sign Program shall reflect a consistent design aesthetic between the Apartments and the Townhomes.

7. DOR COA 34 is modified as follows:
<Prior to issuance of building any certificates of occupancy permits, the Applicant shall provide plans to the Planning Division for approval of entry monument signage consistent with the Comprehensive Sign Program.=

8. DOR COA 35 is modified as follows:
<Prior to issuance of building any certificates of occupancy permits for the Apartments, the Applicant shall provide plans to the Planning Division for approval of Directional/wayfinding signage consistent with the Comprehensive Sign Program for the Apartments. Prior to issuance of any certificates of occupancy for the Townhomes, the Applicant shall provide plans to the Planning Division for approval of Directional/wayfinding signage consistent with the Comprehensive Sign Program for the Townhomes.=

9. DOR COA 36 is modified as follows:
<All siens shall be installed prior of any issuance of eceupancy_permits4In lieu of installation of all signage on the site-prior to issuance of any occupancy permits, the Community Development Director say shall approve a phased installation plan as submitted by the developer of the Townhome and/or 4 Apartment component of the project to allow for the phased installation of signs prior to issuance of occupancy permits of various portions of the project.=

10. DOR COA 44 is modified as follows:
<The Applicant shall comply with all conditions and requirements imposed in connection with recordation of the Final Tract Map by the County of Los Angeles Department of Public Works and/or the Gounty-ofLes Angeles Department of Public Works City, as approved by the City Engineer.=

11. DOR COA 50 is modified as follows:
<All infrastructure necessary to serve the Preyect Townhomes (water, sewer, storm drain, and street improvements) shall be in operation prior to issuance of any certificates of occupancy for the Townhomes. All infrastructure necessary to serve either Apartment building (water, sewer, storm drain, and street improvements) shall be in operation prior to the issuance of certificates of occupancy for the respective Apartment building. shall bein operation-prierte the issuance-of

12. DOR COA 54 is modified as follows:
<Applicant shall submit digital copies of SUSMP/LID/NPDES/Grading Plans cencurrenth-to City of Carson, Engineering Services Department-andLes Angeles-County Building & Safety Division.= Revisions to VTTM COAs

1. VITM COA 10 is modified as follows:
<No demolition or grading permits shall be issued prior to Vesting Tentative Tract Map clearance by City of Carson Building & Safety. Les-Angeles-County Department of Public Works.

2. VTTM COA 17 is modified as follows:
<Adequate measures shall be taken to eliminate odors during the grading operations as-a-result-ef the site beins-a-formertand Al to the satisfaction of the Community Development Director.=

3. WITM COA 31 is modified as follows:
<A Construction bond for all work to be done within the public right of way shall be submitted and approved by Engineering Division prior to apprevalteftheFinal Map issuance of building permits for the Project. No offsite work shall take place prior to posting the Construction bond.=

4. VTITM COA 33 is modified as follows:
<CC&R9s (covenants, conditions, and restrictions) or REAs (reciprocal easement and maintenance agreements) to address drainage responsibilities are required.=

5. VTTM COA 41 is modified as follows:
<The Developer shall submit drainage/grading plans, prepared by a registered Civil Engineer, to Les Angeles-County Department of Public Works (LACDPW) City of Carson Building&Safety and obtain approvals to the satisfaction of LACDBPW City of Carson Building&Safety. 5 6. VTITIM COA 44 is modified as follows:
<The Developer shall send a print of the development map to the County Sanitation District, to request for annexation. The request for annexation for the Townhomes must be approved (and annexation granted) prior to issuance of any certificates of occupancy for the Townhomes. The request for annexation for either of the Apartment buildings must be approved (and annexation granted) prior to-Final Map-appreval issuance of any certificates of occupancy for the respective Apartment Building.=

7. VITM COA 63 is modified as follows:
<The Developer shall annex the area to the L.A. County Lighting Maintenance District, for the purpose of operating and maintaining the streetlights to be installed but only for offsite streetlights in the public right of way. The annexation shall be to the satisfaction of L.A. County and shall be completed prior to the issuance of final Certificates of Occupancy. Additional streetlight installation or upgrade to existing streetlights may be required as part of the annexation.=

8. VTTM COA 65 is modified as follows:
<Prior to the issuance of Building Permit the proposed development is subject to the following:
a) Per City of Carson ordinance 5809 developer shall comply with all applicable Low Impact Development (LID) requirements and shall include Best Management Practices necessary to control storm water pollution from construction activities and facility operations to the satisfaction of the City Engineer.
b) Developer shall apply for a Construction Activities Stormwater General Permit from the State Water Resources Control Board.
c) Developer shall provide a copy of an approved SWPPP stamped by the City and/or the Los Angeles County Building and Safety Division along with WDID number. d) Developer shall provide contact information of the Qualified Storm Water Developer (QSD) and/or Qualified SWPPP (Storm Water Pollution Prevention Plan) Developer (QSP) of the site to Roland Jen via E-mail [email protected]
e) Developer shall submit digital copies of the LID/NPDES/Grading Plans, hydrology and Hydraulic analysis concurrently to City of Carson, Engineering Services Department and Building & Safety Division. Deliver copy to Roland Jen via E-mail [email protected] f) Developer shall complete, sign and return the Stormwater Planning Program LID Plan Checklist form and return to City of Carson Engineering Services Division.

9. VTITM COA 71 is modified as follows:
<Comply with the approved hydrology study, or the latest revision, to the satisfaction of City of Carson Building &Safety. Public Works=

10. VITM COA 73 is modified as follows:
<The final map must be approved by the City of Carson Building&Safety9 s designated geotechnical expert Ge a vision {GMED) to assure that all geotechnical requirements have been propedly depicted. =

11. VITM COA 74 is modified as follows:
<Submit a grading plan to the City of Carson Building&Safety for approval. Also, acknowledgment and/or approval from all easement holders may be required.=

12. VITM COA 75 is modified as follows:
<Prior to approval of the grading plan, provide approval of the latest hydrology study by to the City_of Carson Building&Safety.=

13. VITM COA 77 is modified as follows:
<In order to ensure access to the Townhomes from Avalon Blvd through the Apartment lots, the rough grading of the site shall be completed for the entire Property. Notwithstanding the foregoing, the inspection and signoff of individual rough-graded pads for the Townhomes and/or either Apartment lot, respectively, can be obtained for individual rough-graded pads during the rough-grading effort. Prior to approval of the grading plan, provide approval of any permits and/or letter of non-jurisdiction from all State and Federal Agencies as applicable. These agencies may include; the State of California Regional Water Quality Control Board, the State of California Department of Fish and Wildlife, the State of California Department of Conservation, the California Geologic Energy Management, and the Army Corps of Engineers.=

14. VITM COA 87 is modified as follows:
<Prior to any final certificates of occupancy-map-appreval, enter into an agreement with the local-franchised cable TV operator (if an area is served) to permit the installation of cable in a common utility trench or provide documentation that steps to provide cable TV to the proposed subdivision have been initiated.=

15. VITM COA 89 is modified as follows:
<Comply with the street lighting conditions as stipulated in the enclosed memorandum dated February 1, 2022, from Los Angeles County Public Works, Traffic Safety and Mobility Division (Street Lighting Section), and/or any of the City9s street lighting requirements. Per the memorandum, the County Lighting Districts cannot assume responsibility for streetlights located within gated communities or on roadways designated as a private or private-future street.=

16. VITM COA 94 is modified as follows:
¬ E a6 A vat Demolition permits and final sign-off
from the building mepERtara are required from the 1a Building and Safety office.=

17. VITM COA 97 is modified as follows:
<The project area installation of new street lights in the public right of way will be-required+e annexation into be-annexedte the County Lighting Maintenance District serving the City of Carson. 7 Therefore, submit a street lighting plan showing existing offsite streetlights in the right of way for the annexation process prior to issuance of any certificates of occupancy.=

18. VITM COA 98 is modified as follows:
<Upon submittal of street lighting plans(s) (offsites subdivisien only), the applicant shall comply with conditions of annexation in order for the light districts to pay for the future operation and maintenance of the streetlights. The annexation and the levy of assessment require the approval of the Board of Supervisors prior to Public Works approving street lighting plans. It is the sole responsibility of the owner/developer of the project to have all street lighting plans approved prior to the map-recordation the issuance of any certificates of occupancy. The required street lighting improvements shall be the sole responsibility of the owner/developer of the project and the installation must be accepted per approved plans. If phasing of the project is approved, the required street lighting improvements shall be the sole responsibility of the owner/developer of the project and will be made a condition of approval to be in place for each phase.=

19. VITM COA 99 is modified as follows:
<Provide business/property owners name, mailing address, site address, Accessor Parcel Number, and Parcel Boundaries in Auto CADD format to be developed to Street Lighting Section for any new street lights in the public right of way prior to issuance of any certificates of occupancy.=

20. VITM COA 100 is modified as follows:
<Submit map of the proposed project including any roadways condition for streetlights to Street Lighting Section for any new street lights in the public right of way prior to issuance of final certificates of occupancy. Contact Street Lighting Section for map requirements and/or questions at (626) 300-4726.=

21. VITM COA 101 is modified as follows:
<The-area Prior to issuance of any certificates of occupancy, any new offsite street lights must be annexed into the lighting district and all streetlights in the project, or the approved phase of the project, must be constructed according to City Public Works approved plans. The contractor shall submit one complete set of <as-built= plans. The lighting district can assume the responsibility for the operation and maintenance of the offsite streetlights by July 1st of any given year, proved the above conditions are met, all streetlights in the project, or approved project phase, have been constructed per City Public Works approved plan and energized and the owner/developer has requested a transfer of billing for offsite street lights at least by January 1st of the previous year. The transfer of billing could be delayed one or more years if the above conditions are not met.=

22. VITM COA 102 is deleted in its entirety and replaced with <Intentionally Omitted.= Revisions to MMRP

1. Mitigation Measure PDF-HAZ-1, <Soil Management Plan,= is modified as follows, on the grounds that the Los Angeles County Health Hazardous Materials Division (HHMD) is not accepting voluntary submittals of Soil Management Plans, so this mitigation measure is infeasible as originally written:

Mitigation Measure Implementation Timing
Agency Responsible for
Monitoring
PDF-HAZ-1. Soil Management Plan. The Project
Applicant shall prepare a Soil Management Plan
that is submitted and approved by the LesAngeles
CHHMB) City. The Soil Management Plan shall be
prepared by a qualified environmental consultant,
consistent with the findings of the June 17, 2019
AEC Phase I and II Environmental Site
Assessment, or any updates to that report.
° During construction, the contractor shall
implement the Soil Management Plan. If
unidentified or suspected contaminated soil or
groundwater evidenced by stained soil, noxious
odors, or other factors, is encountered during site
preparation or construction activities on any
portion of the Project site, the contractor shall stop
in the excavation area of potential contamination
and notify the Los Angeles County Health
Hazardous Materials Division (HHMD).

Following oversight from HHMD, the applicant
shall retain a qualified professional to collect soil
samples to confirm the type and extent of
contamination if deemed necessary by HHMD.
° If contamination is confirmed to be
present, any further ground disturbing activities
within areas of identified or suspected
contamination shall be conducted according to a
site-specific health and safety plan, prepared by a
California state licensed professional. The
contractor shall follow all procedural direction
given by HHMD and in accordance with the Soil
Management Plan to ensure that suspect soils are
isolated, protected from runoff, and disposed of in
accordance with transport laws and the
requirements of the licensed receiving facility.
. If contaminated soil or groundwater is
encountered and identified constituents exceed
human health risk levels, ground disturbing
activities shall not recommence within the
contaminated areas until remediation is complete
and a <no further action= letter is obtained from the
appropriate regulatory agency or direction is
otherwise given that construction can commence.

The Project Applicant shall submit the <8no further
action= letter or equivalent notification to the City
prior to resumption of any ground disturbing
activity on the relevant portion of the Project site.

Approval of Soil
Management Plan
Prior to issuance of grading
permit(s)
Implementation of Soil
Management Plan
During any ground disturbing
activities
Los Angeles Couns:

Health Hazardous Mafariale Diviston!Cily
of Carson/ Los Angeles
County Health
Hazardous Materials
Division (Only If
Needed)
In accordance with Development Agreement Section 12.4, this hereby modifies and memorializes the changes requested by the Applicant and identified above.

Sincerely,
cL
Saied Naaseh \
Director of CommunityVevelopment ~
City of Carson
10 CITY OF CARSON
May 8, 2025
Mr. Dave Rand Imperial Avalon, LLC
Rand Paster & Nelson, LLP 4276 Katella Avenue, #231
633 West Fifth Street Los Alamitos, CA 90720
Suite 5880 Attn: Darren Embry
Los Angeles, CA 90071
Re: Imperial Avalon Mixed-Use Project — Approval of Minor Modifications to Development Agreement
Dear Mr. Rand:

Imperial Avalon LLC (the “Applicant”) has requested to further modify the proposed mixed use development project consisting of 764 multifamily units, 351 townhomes, and 10,000 square feet of commercial uses at 21207 South Avalon Boulevard (“Property”) in the City of Carson (“City”) (the “Project”).

In accordance with Development Agreement Section 12.4, which permits the Community Development Director to ministerially grant certain “Minor Project Modifications” to the “Agreement, the Project and/or the Development plans,” we have reviewed your requested modifications and hereby grant the following Minor Modifications to the following provision of the Development Agreement.

Deleted text is in strikethrough and added text is in bold underline.

Revisions to Development Agreement

1. Subsection (a) of Section 3.5, entitled “Apartment and Townhome Enhanced Sustainability and Environmental Benefits,” is hereby revised as follows:
a. Refrigerant Requirements and Additional EVCS Requirements for Apartments.
(i) Notwithstanding the first paragraph of Section 3.5, the Apartments shall comply with Sections 1104.6.1 through 1104.6.2.4, inclusive, Carson City Hall ¢ 701 E. Carson Street, Carson, CA 90745 ¢ (310) 830-7600 « ci.carson.ca.us of the 2022 California Mechanical Code (“CMC”) (including the July 1, 2024 Supplement), attached to the Minor Modification dated May 8, 2025, as Exhibit A, which specify the type of refrigerant to be used for air conditioning systems and provide enhanced environmental benefits as compared to the requirements of the 2019 CMC.
(ii) In addition to the 15% of Apartment building parking spaces requiring full EVCS with EV chargers installed under subsection

3.5(b), an additional five percent (5%) of the Apartment parking spaces (otherwise_required_to only have conduit and wiring for future EVCS installation under subsection 3.5(b)) shall have full EVCS with EV chargers installed.
(iii) _ Notwithstanding any other provision of this subsection

3.5(a), the Apartments shall comply with the 2019 California Building Code requirements, including requirements related to providing conduit to ensure the Apartments are solar-ready for future installations. Where there are inconsistencies between the requirements of this Agreement and the 2019 California Building Code, Developer shall comply with the requirements of the 2019 California Building Code with the Los Angeles County Amendments. °
iv This subsection 3.5(a) does not alter or modify an
requirement applicable to the Townhomes.”
38 KK
In accordance with Development Agreement Section 12.4, this hereby modifies and memorializes the changes requested by the Applicant and identified above.

Sincerely,
)
SS '
——
Saied Naaseh
Director of Community Development
City of Carson
Carson City Hall « 701 E. Carson Street, Carson, CA 90745 ¢ (310) 830-7600 « ci.carson.ca.us Exhibit A
Excerpts from 2022 California Mechanical Code (including the July 1, 2024 Supplement)

REFRIGERATION
1104.6 Group A2L Refrigerants for Human Comfort.

High-probabiliny systems using Group A2L refrigeranis for human comfort applications shall comply with this section. [ASHRAE 15:7.6)
1104.6.1 Refrigerant Concentration Limits. Occu-
pied spaces shall comply with the releasable charge lim- trations of the equipment listing and ASHRAE 15.

Unoccupied spaces with refrigerant coniaining equip-
ment, nor including continuous piping or ruibing, shall comply with the releasable charge limitations of the
equipment listing or Section 1104.64. {4SHR4E
I9:7.6.1-7.6.1.2}
1104.6.2 Listing and Installation Requirements.

Refrigeration systems shali be listed and shali be
installed in accordance with listing, the manufaccurer 5 insnuctions, and any markings on the equipment restrict- ing the installation. [4SHRAE 15:7.6.2]
1104.6.2.1 Nameplate. The nameplate required
by Section 1115.5 shail include a symbol indicating
thar a flammable refrigerant is used, as specified by
the product listing. [ASHRAE 15:7.6.2.1]
1104.6.2.2 Labeling. 4 label indicating a flam-
mable refrigerant ts used shail be placed adjacent
to service ports and other locations where service
involving components containing refrigerant is per-
formed, as specificd by the product liszing.
[ASHRAE 15:7.6.2.2]
1104.6.2.3 Refrigerant Detection Systems.

Refrigerant detection ystems shall be in accordance
with the listing and ASHRAE 13.
1104.6.2.4 Refrigerant Concentration Above
Limit. When the refrigerant detection system senses
a refrigerant exceeding its setpoint, the following
actions shail be taken:
(i) The supply air fan of the equipment shall acti-
vate with a minimum airflow rate specified by
the manufacturer.

Twn off the compressor and all other elecrrical
devices, excluding the control power trans-
Jormers, control systems, and the supply air fan.

The supply air fan shail conznue to operate for
at least five minutes after the refrigerant detec- |
tion system has sensed a drop in the refrigerant
concentration below the value specified in See-
tion 1194.6.6().

Exception: The compressor operation shali not
be mined off when the compressor operation
reduces the leak rate or the toial amount of I<
1] released refrigerant io the indoor space.

Any device that conirols airflow located within
the producz or in ductwork thaz supplies air io
the occupied space shail be fully open. Any
device that controls airflow shall be listed. (
Mitigation action required by the equipment
listing shall be initiated {ASHRAE 13:7.6.24}
Q =
~ ~ 4
2022 CALIFORNIA MECHANICAL CODE JULY 1, 2024 SUPPLEMENT 217 BLUE
Carson City Hall « 701 E. Carson Street, Carson, CA 90745 ¢ (310) 830-7600 « ci.carson.ca.us

IMPERIAL AVALON, LLC

Darren Embry
(323) 481-9178
[email protected]

February 18, 2026

Via Email
Mr. Nathan Freeman
Director of Community & Economic Development
City of Carson
[email protected]
Re: Imperial Avalon Specific Plan — Request for Interim Development Impact Fee Credit Offsets

Dear Mr. Freeman:

On behalf of Imperial Avalon, LLC (“Applicant”), we respectfully submit this request for confirmation that Development Impact Fee (“DIF”) credits and offsets available under the Carson Municipal Code will be incorporated into the final Interim Development Impact Fee (“IDIF”) calculations associated with the proposed Amended and Restated Development Agreement No. 23-19 (“A&R DA”) for the Imperial Avalon / Envision Carson mixed-use development (“Project”).

Consistent with the most recent hearing, City of Carson’s Planning Commission adopted Resolution No. 26-2898 recommending City Council approval of the A&R DA, including confirmation in Section D that the Project must:
“ …pay Development Impact Fees as provided in Section 5.8(d) of the Development Agreement. ” Section 5.8(d) of the Development Agreement requires payment of Development Impact Fees pursuant to City Ordinance No. 19-1931 and Carson Municipal Code Section 11504, while expressly providing that the fees in effect at the time of payment shall apply, including any applicable fee offsets to which the Developer may be entitled under the Carson Municipal Code.

The referenced offsets are governed by Carson Municipal Code Chapter 8 (Credits and Reimbursements), including Section 11800 addressing fee credits based on demolition and new construction.