Carson City Council
April 7, 2026

Name Description Status
1 D1

Envision Carson
Apartments
Manhattan Square
Townhomes
21207 S. Avalon Blvd. Existing: 27.31 acres. Proposed:
1,115 residential dwelling units (consisting of 351
townhomes, 764 apartments), 10,000 square feet of
restaurant area, and 111,581 square feet of publicly
accessible but privately maintained open space
Under Construction - Estimated
completion 24 months.

Townhomes and Apartments in plan
check for building plan check

Waiting on engineering and traffic
approval for Avalon Blvd. improvements
and signal.

Amended and Restated Development
Agreement PC recommended CC
approval on January 27, 2026. Obtained
City Council approval on March 17,
2026.

Waiting on Grace Ave. encroachments.

Completing reimbursement agreement
for Lennar.

Lennar issued building permits for
Townhome Products B and D
Townhome Products A and C in plan
check
Apartment building A-B plan check
completed
Apartment building C-D expected to be
submitted for plan check soon
2 D4

Carson Triangle
Kott property at
Avalon and 213th St.

21140 S. Avalon Blvd. Existing: automobile
dealerships and vehicle storage. Proposed: 315-unit
residential project including 283 townhomes and 32
very low-income affordable rental units on 14 acres.

No proposal has been received on the remaining
parcels
Under Construction - Estimated
completion 20 months. Demolition
complete

Building permit applications for the
affordable housing were submitted to
Building and Safety for plan check
review and plan check corrections were
provided to the applicant. Plan check
resubmittal is pending.

Final Map in Progress – Outstanding
COAs, including affordable housing
covenant
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status

Coordinating affordable housing
covenant
3 D1

The District Specific
Plan Amendment
Carson Goose
Owner LLC
Cells 3, 4 and 5.

Existing: Former landfill. Proposed: Cells 3, 4 and 5
will contain 1,567,090 square feet of light industrial
development including 75,000 square feet of office
space and approximately 12 acres of publicly
accessible but privately owned and maintained open
space community amenity areas and 10,000 square
feet of commercial/retail uses, 12,600 square feet of
restaurants
In Plan Check
(Specific Plan Planning Areas 3)
Lenardo Street improvements – second
plan check for rough grading recently
approved, structural footings, traffic
signal location adjustments review in
progress.

Del Amo median improvements in plan
check.
4 D2

Kim Family Trust 21240-21250 Main St. Existing: Vacant lot. Proposed:
19-unit market rate apartment consisting of two
separate three-story buildings with at grade parking
Under Construction
5 D2

Golden State
Alliance, LLC
138 W. 223rd St. Existing: Single Family Residence.

Proposed: Ten (10) attached condominiums
consisting of two separate buildings with all market
rate units, at grade 2 car garages, guest parking and
private driveway
Closed due to inactivity.
6 D1

Chevron 17453-17455 Central Ave. Existing: Chevron service station with McDonald’s restaurant. Proposed: Add a
new self-service car wash
Approved by Planning Commission

7 D3

21611 Perry Street
LLC
21611 S. Perry St. Existing: Vacant lot. Proposed: Self storage facility comprised of approximately 120,000
SF in a mix of one and two-story buildings and a 5,000
SF retail component. New application submitted
requesting 62 residential condominium units
Approved. Residential application for 62
units was approved by Planning
Commission and City Council. DA fully
executed on 9/15/25. Agreement to
Conditions executed on 9/15/25. Site is
subject to a CLRRA agreement.

Site is subject to a CLRRA agreement.

Deposit replenishment on 7/21/25.

Faring is transferring property to Lennar
(pending). Lennar will coordinate
cleanup with DTSC through CLRRA
process. Cleanup has not started.

Construction schedule pending
approval of Remediation Action Plan by
DTSC.

Lennar must assume DA and
establish reimbursement agreement.
8 D2

Carson Main Street
LLC
20601 S. Main St. Existing: Vacant lot (formerly KL
Fenix). Proposed: Three industrial buildings
comprised of approximately 256,000 square feet
including 137,000 square feet of warehouse, 92,000
square feet of manufacturing, 23,000 square feet of
Approved. Pending plan check submittal
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
office, and 4,000 square-foot retail pad with 419
parking spaces, 18 dock doors, 6 at grade doors, and
3 trailer stalls
9 D3

Watson Land 2277 E. 220th St. Existing: two-story office buildings.

Proposed: One 58,937 SF industrial building with 73
parking spaces and 12 dock doors. Development
Agreement requesting increase in FAR from 0.4 to 0.5
In Plan Check. Planning Commission
approved on 11/25/25.

10 D4
Prologis 24760 Main St., Permit trucking activities (existing building) within 100 feet from residential properties
Complete

11 D4

LiT 9th St. 223rd
Carson LP
2104 E. 223rd St. Existing: Former Poly One
Corporation facility. Proposed: one industrial building comprised of approximately 130,000 square feet
including 124,324 square feet of warehouse, 5,000
square feet of office, 5,000 square feet of mezzanine
with 122 parking stalls and 15 dock doors
Under Construction
12 D3

BSREP III
Dominguez, LLC
2001 E. Dominguez St. Existing: Western Tube &
Conduit Corporation. Proposed: one industrial
building comprised of approximately 424,000 square
feet including 408,990 square feet of warehouse,
15,000 square feet of office with 283 parking stalls,
136 trailer parking stalls and 68 dock doors
Complete

13 D3

California Water
Service Group
21718 S. Alameda St. California Water has completed
construction of a new groundwater production well
to provided potable water to the public. Water
quality of a new well has been established and has
provided design parameters for the future onsite
improvements. A new building will be used to house
the well appurtenances, electrical, controls and
pumping equipment. The preliminary building will be
approximately 1,000 square feet
In Plan Check. Revisions submitted

14 D4

Avocet Battery 23320 Alameda. Existing: Aggregate recycling center.

Proposed: A 200-megawatt Battery Energy Storage
system on an approximately seven-acre site that will
help augment Edison during power shortages
Approved. In Plan Check. Conditions
under review. AMMR approved. CAO
confirmed License Agreement is not
needed since applicant has an
agreement with railroad for
encroachment purposes.
15 D1

Ormat for VESI 18800 Broadway. Existing: Industrial/topsoil supplier operation. Proposed: A 100-megawatt Battery
Energy Storage system on an approximately three-
acre site that will help augment Edison during power
shortages
Under Review. Community meeting
held in January 2026. To ensure
community participation, second
community meeting held on 2/10/26.

Project was deemed complete. Item
scheduled for 3/10/26 PC public hearing
meeting and PC approved denial in 5-2
vote. An appeal to be heard by the CC
was submitted on 3/23/26. Under
review.

Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
16 D2
Chris Barker 605 W. 228th St. Proposed closure of existing Ocean Villa mobile home park
PAR considered withdrawn (inactive)
17 D1

Carson TH 18101 Avalon Blvd. Existing: Religious institution.

Proposed: A 30-unit condominium development
Under Review. Applicant preparing
material for resubmittal. Due to
inactivity, a close out letter was sent on
3/5 where the applicant has 30 days to
respond with an update to the project.
18 D2

Maupin
Development
215 W. Carson Street. Existing: 64,500 SF (4 lots),
comprised of 3 single-family homes, storage sheds
and an unpaved empty lot. Proposed: 35 Townhomes
– two floors over parking; 29 units/3 bedrooms; 6
units/2 bedrooms with common and private open
space
Approved. A pplicant working with
Engineering to schedule Final Map to CC
19 D1

Anastasi 336 E. Carson Street. Existing: 90,000 SF (lot), formerly a collection of automotive repair businesses
within two multi-tenant buildings measuring a total
of 40,000 SF. Proposed: 50 Townhomes – two floors
over parking; all 3 bedrooms/2 baths with common
and private opens space
Approved. A pplicant working with
Engineering to schedule Final Map to
CC. New property owner/developer
obtained approval for a one-year
extension of time application.
20 D4

Infinity CF, LLC 23820 Avalon Blvd. Existing: Former Scottsdale Discount Center building. Proposed: Two lot
subdivision with a proposed Starbucks on one parcel
and a carwash on the other
Construction complete.
21 D2

DOR 1959-24, TTM
1000008-24
21135 ½ Bolsa Ave., Eight (individual) single-family
residences (SFR)
Concurrence letter signed. On 12/9/25
Planning Commission continued the
matter. Community meeting scheduled
for 6:30PM on March 4, 2026, at Carson
Park Activity Room. Follow-up
Community Meeting required.

Targeting 2nd week of April at same
location.

22 D2

Vinfast 2009 East 223rd St. Vinfast electric car showroom, service center, and car storage for delivery to
customers
Site vacated (business decision). Vinfast
has submitted a letter to the City stating
they will be vacating the site by end of
June 2025. 07/29/25 staff conducted a
site visit, confirmed unoccupied, and
noted the property is for sale.
23 D2

SyWest 20100 Figueroa St. (placeholder address 20151 Main St.) Specific Plan, General Plan Amendment,
Development Agreement, DOR for development of a
big box user and associated retail
Under Review
The preparation of the Specific Plan and
technical studies for the DEIR are
underway.
24 D4

Carson Hospitality
Group Inc.

888 E. Dominguez St. Existing: Vacant restaurant.

Proposed: Marriot TownePlace Suites Hotel and new
Hotel development project
withdrawn/closed out. Plan Check for
the new hotel expired. Applicant
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
bar/lounge, (111 key) and Tentative Parcel Map
(TPM) to split one lot into two so that the new hotel
allowed entitlement to expire. Related
Tentative Parcel Map (TPM) approved.

Applicant moving forward with TPM.
25 D4
Target 20700 Avalon Blvd. Drive-up spaces

Under Construction/Awaiting Final
Inspection
26 D4
Air Products

23300 Alameda St. Hydrogen Pipeline Approved

27 D2

Birch Specific Plan 21809-21811 S. Figueroa St. Existing: Residential structures. Proposed: 4-story, 32-unit condominium
development with public seating & public art
Partially constructed and going through
ownership change. Construction
expected to restart mid-2025
28 D1

Argo Warehouse 439 W. Gardena Blvd. Existing: Vacant lot. Proposed:

New 3,754 SF warehouse
Under Construction

29 D4

Mobile Mini 22632 S. Alameda St. Construction of a cargo container storage facility that will consist of three
modular office units and a maintenance canopy
structure on a 14-acre site
Complete
30 D4

Air Products

23000 Alameda St. Existing: Industrial gas supplier.

Proposed: Construct a new 2,626 SF modular bldg.
with parking lot at the existing facility
Approved. In Plan Check
31 D4
Live Wire EV
dealership
20507 Belshaw Ave. EV Motorcycle Dealership (Live
Wire)
Approved. Operating
32 D4

Petroleum Tanks 2365 E. Sepulveda Blvd. Installation of two petroleum tanks at an existing tank farm. Capacity
increasing from 22 to 24 storage tanks
Under Construction
33 D4
AT&T Monopine
Foisia Park
23410 Catskill Ave. Wireless Communication
antenna
On Hold
34 D4
Hyundai Dealership 2201 E. 223rd St. Existing: Car dealership. Proposed:

New Service Building
Under Construction

35 D2

Grace Orthodox
Presbyterian Church
22511 Figueroa, A request for approval of a
Tentative Parcel Map to subdivide a 1.59-acre parcel
into two parcels
Approved
36 D1

South Bay Fleet
Specialist
17126 S. Broadway St. Conditional Use Permit to
operate an auto body and paint shop including a
paint spray booth located inside the existing
building.

Approved. Monitoring completion of
conditions of approval
37 D1

ASPCA Animal Clinic 16300 Figueroa St. Existing: Vacant occupancy.

Proposed: Animal Clinic development on an
industrial site
Under Construction
38 D1

PowerPlay Pickleball 19401 S. Main St. Existing: Industrial building.

Proposed: Redevelop site with a pickleball facility.

This is a three-phased project. Interior tenant
improvement: Indoor court and commercial areas
(Phase 1), clubhouse (Phase 2) and outdoor courts
(Phases 3). Commercial (10,264 SF) and court area
(30,663 SF)
Phase 1: Ten (10) Indoor Courts
Status: Built
Commercial (10,264 SF) consists of
office, retail, employee areas, podcast
studio, athlete recovery rooms, and
seating area for juice bar portion
Status: Under Construction
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
Phase 1:

Ten (10) Indoor Courts
Status: Built
Commercial (10,264 SF) consists of office, retail,
employee areas, podcast studio, athlete recovery
rooms, and seating area for juice bar portion
Status: Under construction
Phase 2:
6,878 SF Clubhouse includes a restaurant
Status: Approved
Phase 3:

Twenty-one (21) Outdoor Courts
Status: Under Review
A temporary certificate of occupancy
(TCO) was issued while awaiting
completion of the second-floor space.

Phase 2: 6,878 SF Clubhouse includes a
restaurant has been approved by
Planning for obtaining permits.

Phase 3:

Under construction

39 D1

16325 -16407 S

MAIN ST
Renovate an existing 159,373 SF industrial building
on a 5.88-acre site including removing approx. 6,503
SF of existing office/mezzanine/warehouse space,
exterior building facade improvement, interior
tenant improvement and site and landscaping
improvements. After renovation, the new building
footprint will be reduced to approx.138,616 SF. The
project also includes a lot line adjustment of the
parcels
Approved
40 D1

KB Home 427 E. 220th St. Willow (formerly Cambria Ct.)
Existing: Residential structures. Proposed: 35-unit
condominiums designed as 2-story detached homes
Construction complete.
41 D2
22511 Figueroa St. Specific Plan, DOR, Zone Change for 28-unit residential apartment development on a .69-acre lot
Under Review
42 D4

Carson Companies 1281 E. University Dr. at the northwest corner of University Dr. and Central Ave. Existing: Vacant site.

Proposal: 5-acre retail center development with
approx. 29,000 square feet of retail shops, 11,300
square feet of restaurant space, 25,500 square foot
Boys and Girls Club
Under Review
43 D4

Shippers 1150 E. Sepulveda Blvd. Existing: 20AC lot in the Manufacturing Heavy, GP Heavy Industrial zone.

Proposed: Request approval for a conditional use
permit for truck parking, cargo container storage
yard, installation of (4) modular enclosures with 5
standard vehicle parking spaces
Under Review. Awaiting applicant
resubmittal. Site vacated per settlement
agreement.
44 D1

Dutch Bros. 20377 Avalon Blvd. Existing: Former Pizza Hut.

Proposed: 950 SF coffee business with drive-
through.

Approved. Demo/Grading in Plan Check
Building.
45 D2
Cal-Water 410 W Carson St. Updating and adding new
equipment at an existing Cal Water facility
Formal submittal is pending
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
46 D2

McDonalds Drive-
Through
Preapplication
Review (PAR)

22309 Main St. Existing: Vacant Proposed: PAR
conceptual review of a 3,694 SF drive-through
restaurant
Pre-application Review completed
47 D1

Carson Plaza Façade
Improvement
615 E University Dr. Existing: Multi-tenant
commercial center Proposed: Commercial façade
improvement of an existing retail plaza
Approved. Under Construction
48 D1

Woojin Is. America
Inc.

130 W. Victoria St. Existing: Industrial site. Admin
DOR, tenant improvement (TI). Proposed:

Refurbishing facility that provides transit vehicle
assembly for Metro trains at an existing industrial
building site
Approved. In Plan Check with Building
and Safety
49 D1

Haro Property 20715 Avalon Blvd. Existing: Multi-tenant office building with retail and restaurant; Proposed:

Hawaiian BBQ restaurant with drive through
On Hold (Interim Urgency Ordinance
Moratorium Drive-through Restaurants)
50 D1

Rain for Rent 400 & 436 W. Walnut St. Existing: A warehouse & office building. Proposed: Demolish the warehouse
and develop equipment rental yard (400) and retain
the office (436) building with site and landscape
improvements throughout both parcels (new
landscaping, pavement, construction of an 8-foot-
tall perimeter wall, add a new driveway, interior
tenant improvements to support the operation of
the equipment rental company)
Withdrawn
51 D1

404 E. Carson St. 404 E. Carson St. Existing: Samoan Federation Building, Proposed: Three-story, podium style
mixed-use residential & commercial development
(rental). Three 2-bed/2-bath townhouse units, two
1-bed/1-bath flats, and four studio units totaling 9
units built over ground floor level 752 SF commercial
retail space and parking area on a 9,772 SF (0.22 AC)
lot
Under Review, awaiting applicant
resubmittal
52 D2
316 W. 214th St 316 W. 214th St., Existing: Single-family residence Proposed: 4 rental units
Under Review
53 D1

SUR Auto Body 510 E. Alondra Blvd. Existing: Multi-tenant Warehouse 16,840 SF Proposed: Building 2 (approx.
7,200 SF), change use from warehouse to an auto
body repair business located on a 0.90 AC lot
Under Review
54 D3

Crown Castle 21350 Alameda St. Existing: Wireless
communications facility (cell tower) Proposed:

Major modification to conditions request for
extended expiration date
Approved
55 D3

Porsche Engineering
U.S.
1154 Annalee Ln. Existing: Warehouse Proposed:

Porsche Lithium Battery Evaluation Facility
Approved. Fire determined the amount
(one to two EV batteries per month) is
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
not considered to be hazardous
material, so no CUP is required.
56 D4

A Better Tomorrow 20630 Leapwood Ave., Unit F Existing: Multi-tenant Industrial Condo center. Proposed: Social Services
Office replacing former office use
Complete

57 D1

KL Fenix 19204 Figueroa, Existing: Warehouse. Proposed:

New 83770 SF warehouse/office building with 6
dock doors replacing existing structures
Under Review
58 D1
J&J Carson, LLC 100 Carson Mall, Existing: 1 parcel. Proposed:

Subdivide 1 parcel into 3 parcels
Under Review
59 D1
ECM Management 18001 Main St. Proposed: New 60558 SF speculative warehouse building
Complete
60 D2

Maupin
Development
438 W. Carson St. Existing: Credit Union Bank;
Proposed: Acquire a portion of the property to build
a 51-unit condo development with related site
improvements. The bank remains as located.

Approved. Next step: applicant work
with Transtech Engineering and
Engineering Services and for Final Map
61 D1
Manilla Sunrise
Restaurant
21828 Main St. Existing: Restaurant Proposed:

Kitchen addition
Under Review
62 D4
Hyundai / Chevrolet
Dealership Lot Split
2201 E. 223rd St. Proposed: Lot split. Division of a
single lot containing two existing new car
dealerships, Carson Hyundai and Carson Chevrolet.

Under Review
63 D1

125 W. 219th Pl. Lot
Split
125 W. 219th Pl. Proposed: Lot Split of a single parcel between two single family residences
Approved. Next step: applicant work
with Transtech Engineering and
Engineering Services for Final Map
64 D1
Carson Plaza Sign
Program
Modification
603 E. University Dr. Proposed: Sign Program
Modification
Under Review
65 D1

Auto
Collision/Repair
16200 Main Street. Existing Light Industrial Building,
Proposed: Change use from
warehouse/manufacturing to auto collision/repair
Approved
66 D1

Rexford Warehouse
Pre-application
Review
1065 E. Walnut St., Existing: 143,640 SF warehouse;
Proposed: Demolish the existing warehouse and
construct a new 135,760 SF industrial building
(127,760 SF warehouse space and 8,000 SF ground
floor/mezzanine office space) with associated
loading, parking, and landscaping areas.

Complete
67 D1

2 Luv One Another 520 E Carson Plaza Ct Unit 104 Existing Multi-tenant Office Building. Proposed: social service center to
replace a former medical office
Complete
68 D3

1443 E. Carson St 1443 E. Carson St. Proposed: Demo an existing house and construct a 13-unit multifamily
apartment and associated Tentative Parcel Map
(TPM)
Due to inactivity, application is pending
closure by staff.
69 D2

20920 Jamison Ave. 20920 Jamison Ave. Existing: Single-family residence Proposed: Build two new single-family residences
Approved, in plan check
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
70 D3

Papadakis
Engineering
20909 S Brant Ave. Existing: Papadakis Racing +
Engineering Division provides prototype Fuel Cell
System (testing); Proposed: CUP for storage of
Bottled Hydrogen on site for intermittent testing
process of new prototype Fuel Cell System (RSOC)
Withdrawn
71 D3

Preapplication
Review (PAR)
2320 E. Dominguez St. Existing: Proposed:
“Dockzilla” Relocate and install new dock high
modular building (33,600 SF) including new
foundations, building slab, & necessary electrical,
mechanical, and plumbing
Under Review
73 D2
Target (South
Carson)
651 W. Sepulveda Blvd. Existing: Target Proposed:

Façade improvement and remodel signage
Approved
74 D2
United Oil
Convenience Store
Remodel
22235 Figueroa St. Updated Façade, Interior
renovation, and exterior repairs/maintenance
Approved, awaiting plan check
submittal
75 D3

Promise Energy
BESS
2011 E Carson St. Installation of new 368.64-Kilowatt
BESS system and related new inverters to be
integrated with an existing photovoltaic (solar)
system
Under Review, pending resubmittal
76 D3
Lamberton Truck
Yard
20915 Lamberton Avenue. Existing: Vacant
Proposed: truck yard.

Under Review, pending resubmittal
77 D3

CenterPoint 2850 E. Del Amo Blvd. Existing: 264,000-square-foot warehouse building Proposed: Redevelop 19.18 acre
with a new 154,351-square-foot concrete tilt-up
building, truck yard, container/trailer storage, and
related site improvements.

Under Review
78 D4

Phillips 66 1520 E. Sepulveda Blvd. Existing: Phillips 66 refinery Proposed: Diamond Gateway Project. Demolition,
remediations, and redevelop 223-acre site with six
(6) new tilt-up industrial buildings with ancillary
office uses. Three of the proposed industrial
buildings would include cross-docks. Specific Plan
and EIR required.

Under Review. Staff comment letter
sent to applicant, CAO, and City
environmental consultants.

NOP is moving forward and scoping
meeting tentatively scheduled for Wed.,
April 29, 2026
79 D1

Avalon West 21243 Avalon Blvd. and 640 E. 213th St. Proposed:
157-unit condominium project (17 deed-restricted
very low income HH units, and 140 market-rate
units)
Under Review
80 D1

North Carson
Residences
1760, 1762, 1800 E. Glenn Curtiss St., 18701
Wilmington Ave., and 1815 University Dr. Existing:

Business Park facilities Proposed: 396-unit multiple-
family development (356 market-rate townhomes
and 40 affordable housing rental units)
Under Review
81 D3
Dominguez Pizza 2653 E. Carson St. Construct a new two-story, 4,445 SF mixed-use building containing a restaurant at
ground level and three rental units above. Also
requesting reduction in required parking spaces.

Under Review
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
82 D2

Preapplication
Review (PAR)
KB Homes
23529 Figueroa St. PAR proposal to demolish a
storage facility and redevelop site with a new gated
82-unit condominium designed as townhomes.

Review completed and response letter
provided.
83 D1

18700 Broadway 18700 Broadway. Transloading company proposing to demolish the existing building, have outdoor
storage, and related parking improvements.

Under Review, pending resubmittal &
fee payment
84 D1
18121 Broadway Renovation of 4-unit warehouse building and parking lot
Under Review
85 Carson Civic Center
Specific Plan
Propose a Specific Plan for the Carson Civic Center
campus redevelopment
1/6/26 City Council approved
86 D3

Preapplication
Review (PAR)
Nathan Battle
21111 Wilmington Ave. Pre-application review,
construct a 52,500 SF warehouse containing 5,000
SF front office area including mezzanine, eight (8)
loading doors and one drive-in door.

Complete
87 D4

Preapplication
Review (PAR)
Pacific Industrial
2403 E 223rd St – Pre-application review. Existing:

Vacant. Proposing to redevelop an approximately

4.2-acre site with a private, fleet-oriented electric
vehicle charging facility
Complete
88 Brownfield Grants
Awarded

Since 2022, City has been awarded five ECRG grants
for $1,426,000 and plus two EPA grants for
$1,500,000. Implementation is underway.

CSUDH / City kicked off the required
community engagement efforts to
tackle city-wide brownfield
redevelopment and promote
environmental health.

Sites being environmentally assessed
for redevelopment readiness:
• Carson Housing Authority (526 W.

Carson / 21704 S. Figueroa) - submitted
Phase II ESA Workplan for DTSC
approval. Bids for supplemental site
investigation have been solicited.

Oversight now being overseen by
Regional Waterboard.
• SyWest site - DTSC provided final
approval of the Supplemental Site
Investigation Workplan. Additional site
assessment to determine the lateral
extend of landfill is scheduled for later
this year
 Staff is assisting ALMA Backyard
Farms with environmental
assessment work for a site they
are looking to Purchase 17505
S. Main Street.

Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
Staff is working on setting up a city-wide
revolving loan fund (RLF) program with
EPA awards.

On 1/26, staff kickstarted the
Brownfield Fellowship Program with
CSUDH as part of its ECRG community
engagement efforts. This effort will
engage students in the university to
learning more about brownfield
redevelopment in Carson.
89 Brownfields (Grants
Submitted)
US EPA brownfields job training grant to assist
workers impacted closing refineries transition to
green jobs
Grant application submitted on 9/26.

Awarded week of Feb. 16th.
90 Brownfields (Grants
Under Review)
Transformative Climate Communities Evaluating funding under this program for Carson and are actively developing a
project list. A community engagement
contract with CSUDH has been entered
to further expand existing partnerships
and make a more competitive TCC
application.
91 Real Property
(Acquisition Grant)
Successfully was awarded $1.43 Million from LA
County Regional Park and Open Space District
(RPOSD)
Discussing next steps in the acquisition
process with the property owner.

Environmental assessment work has
commenced. Staff is meeting with DTSC
this week to discuss potential regulatory
oversight to ensure that the site is clear
for park use.
92 City of Carson Proposed Ordinance to satisfy HCD requirements to Certify the City’s Housing Element
Approved at the May 13th Planning
Commission and the June 3rd City
Council meeting. 2nd Reading approved
on June 17, 2025. June 18, 2025, the
signed Ordinance was provided to HCD.

On June 25, 2025, received HCD HE
certification letter.
93 City of Carson Carson 2040 General Plan Update, the Housing Element update will be presented to the Planning
Commission in January and to the City Council in
February to meet the state mandated deadlines

HCD informed the City the adopted
housing element meets the statutory
requirements of State Housing Element
Law. However, the housing element
cannot be found in full compliance until
the City has completed necessary
rezones to address the shortfall of sites
to accommodate the Regional Housing
Needs Allocation (RHNA). Staff worked
with HCD to make necessary revisions to
the City’s zoning code and obtained the
City’s Housing Element certification. The
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
implementation of the General Plan and
the Housing Element are ongoing
94 City of Carson Phase 1 Comprehensive Zoning Code Update to implement the General Plan.

NOTE: Phase 1 excludes the non-residential portions
of the code which will be prepared and presented
later as Phase 2
Approved by Planning Commission
and City Council
95 City of Carson Phase 2 Comprehensive Zoning Code Update to implement the General Plan.

NOTE: Phase 2 includes non-residential portions of
the code
In Progress
96 City of Carson Refining the Zoning Code - Amend Noise Ordinance and Noise Element for consistency purposes
On February 17, 2026, Approved by the
City Council. Planning Commission
recommended approval to City Council.
97 City of Carson Focused sign ordinance amendment proposing to update and clarify on-site, business signage-related
code sections.

Under Review. On June 24, 2025, the
Planning Commission continued the
item.
98 City of Carson General Plan Amendment to request Safety Element Update in order recognizing the City of Carson Local
Hazard Mitigation Plan as approved by the California
Governor’s Office of Emergency Services (Cal OES)
and the Federal Emergency Management Agency
(FEMA) and to amend the safety element of the
general plan to incorporate the city's 2024 Local
Hazard Mitigation Plan in accordance with Assembly
Bill 2140
Approved.

On March 25, 2025, approved by the
Planning Commission; and approved by
the Council on April 1, 2025.

On June 17, 2025, the related GPA was
continued by the Council to September
2, 2025. Approved by Council on
September 2, 2025.
99 City of Carson Urgency Moratorium Carwash In Progress. City Council approved extension.
100

City of Carson Urgency Moratorium Drive-through Restaurants In Progress. City Council approved 45- day moratorium. CC Approved Urgency
Ord. No. 26-2604U extension request on
3/3/26
101

City of Carson Artificial Turf Ordinance for all residential uses only In Progress 102 City of Carson Proposed amendment allowing administrative approval of tract and parcel maps for condominium
purposes (Subdivision Ordinance)
Presented to the Planning Commission
(PC) 2/25/25, PC approved
recommendation for City Council
adoption, Continued by City Council. On
June 17, 2025, Ordinance Second
Reading approved by City Council
103 City of Carson Zone Text Amendment to consider approving various amendments to the text of the City’s Zoning
Ordinance related to the Community Development
Director approval authority and requirements and
City Council review procedures
June 10, 2025, Planning Commission
recommended approval; Ordinances to
be presented to the City Council on July
1, 2025. Second Reading approved by
City Council
Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
104 City of Carson Consider approval of Resolution regarding authority for certain Density Bonus applications to the City’s
Community Development Director with the
concurrence of the City Manager

June 10, 2025, Planning Commission
approved Resolution No. 2889 and
ratified adoption and execution of the
PC Resolution with the corrected title as
a Consent item on June 24, 2025.
105 City of Carson Prohibition of storage of hazardous materials Under Review, New buildings in industrial zone over 5,000 square feet
requiring a CUP is scheduled for April 5th
City Council meeting, continued off
calendar by City Council Subcommittee
has met with the business community
and has obtained their input
Approved by City Council. Staff has
notified over 2,000 business that maybe
effected by the ordinance that requires
submittal of an application for
Director’s Permit. Staff has received
applications from businesses. Next step
is to issue an RFP to hire an inspection
consultant. RFP prep complete, staff
working with City Attorney’s office

106 City of Carson Continued the development of the Carson Enhanced Infrastructure Financing District (EIFD)

The EIFD Board approved its FY 25-26
budget including authorizing $300,000
for Victoria Golf Course
predevelopment studies and plans. The
County is working on reimbursement
agreement with the Carson EIFD to get
started on the work.
107 City of Carson Short Term Rentals A subcommittee meeting was held, and Subcommittee provided direction to
staff. Public Safety lead. City Attorney’s
office will be drafting the ordinance.

108 City of Carson Commercial Façade Program for retail centers Citywide
Six Funding Agreements were approved
in May 2024. Notable updates:
 MBC Travel - New sign
installation is complete.
 Victoria Park Plaza - Structural
plans for CJ Wings approved by
Building & Safety. Staff
prepared new renderings to
account for a larger budget.
 302 E. Carson St – Planning
application is received.

Approval is pending.

Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
 Two new applicants: Plaza 219th
& Avalon Blvd and Carson Plaza
at Carson St. near Vera St.

Council Façade Presentation Update
completed on 11/05/25 with a New
Façade Loan Program Under
Development.

Three additional grant funding
agreements are anticipated to be
presented to City Council for approval in
March 2026.

109 City of Carson Commercial Facade Improvement for corridor on East Carson between Harbor View and Santa Fe
Avenue
Architect has completed renderings for
the corridor. A community meeting was
held in May 2025. Bids have been
received. Staff is preparing funding
agreements for future Council approval.

A budget request will also be made to
fully fund the project at a future City
Council meeting (anticipate March
2026).
110 City of Carson -
Comprehensive CD
Fee Study
Study to analyze various development-based fees
including Development Impact Fees, Community
Benefits, Inclusionary Housing, In-Lieu Fees,
Commercial & Industrial Linkage Fees, and
Community Facilities Districts or other Alternative
Funding Mechanisms.

Project kick-off in Spring 2025. Currently
in data gathering phase.

Scheduling departmental meetings to
assess long-term infrastructure needs of
each department. Council
Subcommittee meetings were held in
November 2025. Meetings with key
stakeholders including large developers
and landowners are being held in
January 2026. Community-wide
engagement to start next month (Town
Hall Meeting on February 25).
111 City of Carson -
Pipeline Franchise
Ordinance
Update and modernize the City’s Pipeline Franchise
Ordinance pipeline franchise ordinance to improve
compliance with existing regulations and update
rates, fees, insurance and other related
requirements.

A stakeholders meeting was held on
June 11, 2025, with franchisee.

Completed an update on the draft
Ordinance based on feedback received
and sent the draft to the franchisee for
final input in October 2025. One on One
meetings were held in November and
December with Franchisees. The
Ordinance is scheduled to go to Council
in 2026.

Community Development Project Status Report
April 7, 2026

CITY COUNCIL

Name Description Status
112 City of Carson –
Petroleum
Administration
Annual Audit of Oil and Gas Operations Last Fall 2025, the City’s Petroleum Administrator began the annual audit of
oil and gas operation facilities in Carson.

Draft reports are being prepared and
will be brought forth to City Council
once completed.

CITY OF CARSON MARCH 2026
PUBLIC WORKS DEPARTMENT Monthly Report
18620 S. Broadway, Carson CA 90248

Dr. Arlington Rodgers Jr., Director

The Public Works Department is comprised of three divisions: Administration, Engineering, and Operations. The Department maintains a total area of nineteen (19) square miles of streets which also includes maintaining twelve (12) park building facilities, two (2) aquatic centers , two (2) pools , a sports complex, and a boxing and weightlifting center, Carson Event Center, City Hall, and Corporate Yard. The Public Works staff is comprised of 116 positions with 103 full-time regular employees and 13 part -time employees. The Public Works team collaborates both internally and externally to accomplish projects that enrich the quality of life for Carson's residents and visitors.

ENGINEERING DIVISION

The Engineering Division provides the technical foundation for a modern Public Works D epartment, and its primary responsibility is to assist the Administration and Operations & Maintenance D ivisions with project management and specialized design and construction skills. The Engineering Division determines which studies are needed to advise the department on deficiencies, regulatory requirements, compliance with applicable local, state, and federal laws, cost effectiveness, prudent approaches, and strategic plans.

These activities inform executive management and the City Council in determining project priorities.

Street Improvements

• PW 675: SEPULVEDA BRIDGE WIDENING FROM ALAMEDA TO EAST CITY LIMIT o Location: Sepulveda Blvd. from Alameda to East City Limit o Description: The project involves the widening and improvement of the roadway and bridge along Sepulveda Boulevard to provide three lanes of traffic in both directions, construction of new sidewalk, relocation of existing electrical poles, and the modification of the existing traffic signal.
o Budget: $12,000,000.00
o Current Phase: FINAL DESIGN
o Status as of February 20, 2025: Designer to send over revised plans to go out to bid, with a non-mandatory bidding. Plan on opening bids in late March 2025. o Status as of March 20, 2025: Designer to send over revised plans to go out to bid with a non-mandatory bidding. We plan to open bids in late March. o Status as of April 21, 2025: Opened Bids on April 9,2025. Beador appears to be the lowest bidder at $21,95,300. Plan to verify bids by April 24, 2025. o Status as of May 22, 2025: Notice Of Intent (NOI) sent out to award contract to Beador. Staff are looking to award contract at the second City Council meeting in July.
o Status as of June 18 , 2025: Council Date to award for Beador is first meeting in August.
o Status as of July 24, 2025: Marathon is moving utilities. The Council date has been moved to September pending permits from State W ater Resources Control Board (SWRCB) and the Metropolitan Transportation Authority (MTA) funding. o Status as of August 20, 2025: Awaiting funding agreement from MTA and public outreach proposal. The award of the construction contract should go to Council at the October 7, 2025, meeting.
o Status as of September 18, 2025: Awarding Construction Contract to Beador at the October 21st Council meeting.
o Status as of October 23, 2025: Award of contract scheduled for November 5th.

Public Works Department March 2026 Monthly Report

o Status as of November 20, 2025: The contract is being routed for signatures. o Status as of December 17, 2025: Pre-construction meeting to be held on December 22, 2025, with Beador Construction.
o Status as of January 22, 2026: Notice To Proceed (NTP) was issued for January 19, 2026, with a completion date of March 9, 2028.
o Status as of February 19, 2026: Pre-construction activities with the contractor , submittal review and utility coordination.
o Status as of March 19, 2026: Submittal review and approval

• PW1536: BUS AMENITY AND WAYFINDING PROJECT
o Location: Various locations throughout the city
o Description: Installation of monument signs, bike racks, and wayfinding signs. o Budget: $852,859.00
o Status: Initial scope of work completed; preparing for additional work o Status as of January 22, 2026: The team met with Metro on January 20, 2026; to discuss grant status, follow-up meeting is scheduled for January 22, 2026. o Status as of February 19, 2026: Submitted a Project Closeout Plan to MTA on January 28, 2026, to close out this project.
o Status as of March 19, 2026: Continuing to work with MTA to close the project out.

• PW1823: WAYFINDING SIGNS – PLANNING AND DESIGN CONCEPT ONLY o Location: Citywide
o Description: Comprehensive Signage Plan – Planning and Design Concepts Only o Budget: $23,500.00
o Consultant: Graphic Solutions
o Schedule: 3 Months
o Contract: 25-282
o Purchase Order FY 25/26: 22061283
o Status as of December 17, 2025: Received proposal from Graphic Solutions on November 26, 2025. Certificate of Insurance was approved on December 9, 2025. Agreement was drafted by the City Attorney’s office and signed by Graphic Solutions on December 11, 2025. Agreement was signed by City Attorney and the Public Works Director on December 17, 2025. Contract is pending signature from City Clerk and generation of a purchase order. o Status as of January 22, 2026: Project kick-off meeting was held on January 14, 2026. First deliverable item is expected the first week of February 2026. o Status as of February 19, 2026: A meeting took place on Thursday, January 29, 2026, with Graphic Solutions and the City of Carson s takeholders to review first conceptual drawing package. A second deliverable from Graphic Solutions is expected by the end of February 2026. Planning phase with Graphic Solutions is expected to be complete by March 2026. o Status as of March 19, 2026: Vendor: “Graphic Solutions” has failed to submit final deliverables. 3- month project schedule ends on March 22,2026. Staff has requested a recovery schedule from vendor.

• PW1608: MLK JR. STREET/ROAD IMPROVEMENTS
o Status as of February 20, 2025: Going to City Council on March 4, 2025, for approval of CEQA and authorization to go out to bid.
o Status as of March 20, 2025: Council approved PSE and recording a “Notice of Exemption” with the LA County Clerk and the State Clearing House on March 4, City Council Meeting. o Status as of April 21, 2025: Awaiting report from consultant on the report for the GPR testing.

Public Works Department March 2026 Monthly Report

o Status as of May 22, 2025: Additional soil testing performed over the l andfill area on the western part of project between Main Street and the bridge. o Status as of June 18, 2025: Consultant is preparing a schedule for designs next steps, to adjust the design to incorporate landfill areas.
o Status as of July 24, 2025: Design consultant is requesting additional funding for hydrology study and design of storm drains.
o Status as of August 20, 2025: Tait is now working on re-design of road, survey this month.

Final plans are due October 6, 2025.
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: On schedule to open bids mid-November. o Status as of November 20, 2025: Project is out for bids. o Status as of December 17, 2025: Bid opening is currently scheduled for January 5, 2026. o Status as of January 22, 2026: Lowest Responsible Bidder: RJ Noble at $4.9 Million. o Status as of February 19, 2026: Seeking to identify funding for project. o Status as of March 19, 2026: Continuing to pursue funding for the project.

• PW 1655: CARSON ST. REHABILITATION PROJECT
o Location: Carson Street from Recreation Rd. to Santa Fe Ave. o Description: The length of this corridor is 2.2 miles, and the project includes concrete reconstruction, tree removal and replacement, asphalt concrete pavement overlay, repair of damaged sidewalks, driveway approaches, curbs and gutters, and access ramps.
o Budget: $2,799,100.00
o Status: COMPLETION AND CLOSEOUT
 Status as of February 20, 2025: Working on design for left-turn pocket repairs.  Status as of March 20, 2025: No update
 Status as of April 21, 2025: Working on design for left-turn pocket repairs.  Status as of May 22, 2025: Left turn repairs 50% design received on May 9, 2025.  Status as of June 18, 2025: No update
 Status as of July 24, 2025: No update
 Status as of August 20, 2025: No update
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: Contractor is scheduled to complete repairs during the second week of December.
 Status as of November 20, 2025: No update
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update
 Status as of February 19, 2026: Pending completion of repairs.

• PW 1687: CARSON ST. INTELLIGENT TRANSPORTATION SYSTEM  Location: Carson St. from 405 Fwy to Figueroa Street
 Description: The project involves the installation of CCTV cameras and appurtenant hardware at ten (10) intersections along Carson Street, connecting these to existing fiber optic cable, and tying the existing fiber optic cable into City Hall. The project will also include the establishment of a Traffic Management Center in City Hall for the purposes of traffic signal synchronization, traffic management, surveillance, and traffic monitoring.  Budget: $700,000.00
 Status as of March 20, 2025: No update
 Status as of April 21, 2025: No update
Public Works Department March 2026 Monthly Report

 Status as of May 22, 2025: No update
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: No update
 Status as of August 20, 2025: 90% PS&E package being reviewed by staff. Equipment to be ordered ahead of construction utilizing Prop C funds.  Status as of September 18, 2025: Award of contract for equipment order tentatively scheduled to go to City Council on September 30, 2025.
 Status as of October 23, 2025: Award of the contract for equipment order was approved by City Council on September 30, 2025. Staff working to place the order.  Status as of November 20, 2025: Equipment order expected to arrive by November 20, 2025. Consultant working to address revisions on final PS&E package.  Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update
 Status as of February 19, 2026: Consultant performing final review of PS&E package, FA amendment approved by City Council on February 17, 2026.  Status as of March 19, 2026: City to conduct final review of plans and sign.

• PW 1694: PROJECT: BRIDGE MAINTENANCE INSPECTION REPORTS – WORK

RECOMMENDED
 Location: All bridges with an open inspection report
 Description: Complete work recommended items as noted in the bridge inspection reports from Caltrans.
 Status: CONTRACT EXECUTION
 Staff will make a recommendation to the City Council on June 6, 2023, to award a contract to Beador Construction Company, Inc. (Staff report 2023-0379)  Status as of January 16, 2025: Pending permit from Caltrans for bridge at 91 freeway and Central Avenue.
o Status as of February 20, 2025: Contractor is revising the permit application at 91 Freeway and Central Avenue per Caltrans comments.
o Status as of March 20, 2025: No update
o Status as of April 21, 2025: Staff resubmitted revised encroachment permit application for 91 Freeway and Central Avenue. Caltrans is currently reviewing revised permit application. o Status as of May 22, 2025: No update
o Status as of June 18, 2025: Revised traffic control plans submitted to city for review. o Status as of July 24, 2025: Revising traffic control plans for 223rd Street and Alameda Street, Main Street and Dominguez Channel, Central and 91 Fwy.
o Status as of August 20, 2025: All permits have been issued by Caltrans. Staff will work with contractors to mobilize in September.
o Status as of September 18, 2025: Preconstruction meeting scheduled for September 24th, 2025.
o Status as of October 23, 2025: Construction in progress o Status as of November 20, 2025: Construction in progress. Bridge deck cracks sealed at Del Amo Blvd, Sepulveda Blvd, 223rd Street, and Main Street. o Status as of December 17, 2025: Construction is in progress. Joint replacement and striping are in progress. Steel girder paint at 213th Street Bridge tested positive for lead. The project will require additional funds estimated at $300,000.00 for lead abatement on the 213th Street Bridge steel superstructure. Staff requested a formal estimate from the contractor for lead abatement.

Public Works Department March 2026 Monthly Report

o Status as of January 22, 2026: As directed, the painting of the 213th Street Bridge steel girders was suspended from project scope due to added costs and requirements for lead abatement. Staff are working on closing out the project. o Status as of February 19, 2026: Contractor is working on final invoice to close out the project.
o Status as of March 19, 2026: Staff is reviewing final invoices to closeout project. Staff is working on project closeout staff report for the May 2026 council agenda.

• PW1765: LOMITA BLVD
 Status as of February 20, 2025: Plan review shared with design consultant. The additional Task Order is currently being reviewed.
 Status as of March 20, 2025: No update
 Status as of April 21, 2025: Working with consultant on change order request for additional work for right-of-way and stormwater design work.  Status as of May 22, 2025: Additional Change Order required to continue work.  Status as of June 18, 2025: Additional funding for Task Order available in July.  Status as of July 24, 2025: Additional Task Order is pending Purchase Order roll - over for new fiscal year.
 Status as of August 20, 2025: Awaiting Change Order request from Tait for continuation of design.
 Status as of September 18, 2025: Expecting Change Order from Tait to continue with storm drain and hydrology study.
 Status as of October 23, 2025: Consultant is revising change order request.  Status as of November 20, 2025: Seeking alternate funding options for design  Status as of December 17, 2025: Funding from Caltrans will be used to cover the additional design costs.
 Status as of January 22, 2026: Going to Council to request increase in the Task Order amount to cover the consultant fees.
 Status as of February 19, 2026: Issuing task order for potholing and storm water design work.
 Status as of March 19, 2026: Consultant is doing geotechnical and utility investigation.

• PW1775: 213TH ST. STREET LIGHTS
o Location: East 213th Street between Chico Ave and Wilmington Blvd o Description: Installation of streetlights
o Budget: $800,000
o Status: DESIGN PROCUREMENT
 Status as of January 16, 2025: County still reviewing. SCE will need to do major work to install these streetlights, so they are requesting a meeting with City staff about potentially putting in aerial cable instead of an underground to complete the project faster.
 Status as of February 20, 2025: No update
 Status as of March 20, 2025: Waiting for draft SCE design.  Status as of April 21, 2025: SCE committed to providing a draft service design this month.
 Status as of May 22, 2025: LA County reviewing plans.  Status as of June 18, 2025: No update
 Status as of July 24, 2025: No update
 Status as of August 20, 2025: No update
Public Works Department March 2026 Monthly Report

 Status as of September 18, 2025: No update
 Status as of October 23, 2025: No update
 Status as of November 20, 2025: No update
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update
 Status as of March 19, 2026: SCE provided an update stating they anticipate completing the lighting plan by June 2026.

• PW1779: WALNUT AVENUE (AVALON TO BILLINGS)
o Status as of March 20, 2025: No update
o Status as of April 21, 2025: No update
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: No update
o Status as of September 18, 2025: No update
o Status as of October 23, 2025:
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update

• PW1780: VICTORIA TRANSIT CENTER
o Location: Victoria Street near Tamcliff Avenue
o Design and construction of a new transit center adjacent to CSUDH. o Budget: $3,525,000
o Status as of January 16, 2025: Design ongoing
o Status as of February 20, 2025: Design ongoing
o Status as of March 20, 2025: Received final conceptual design from consultant. Staff planning next phase of design.
o Status as of April 21, 2025: Conducted meeting with the consultant on April 3, 2025, to discuss next phase of design, anticipate receiving a proposal by end of April. Staff are also coordinating a meeting with CSUDH for late April.
o Status as of May 22, 2025: Staff reviewed conceptual design with CSUDH and received comments. Staff are reviewing the consultant’s proposal for completion of design and PS&E package.
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: The Memorandum of Understanding (MOU) with CSUDH is scheduled to go to Council at the regular September 2, 2025, City Council Meeting. o Status as of September 18, 2025: No update
o Status as of October 23, 2025: Consultant has begun working on PS&E. o Status as of November 20, 2025: Consultant continuing to work on PS&E package. City staff to schedule meeting with CSUDH to present update to design. o Status as of December 17, 2025: No update
o Status as of January 22, 2026: City and consultants met with CSUDH staff on December 10, 2025; to continue collaboration on design. The staff report to propose naming the transit center, “University Transit Center” is anticipated to go to City Council in February 2026. o Status as of February 19, 2026: Consultant submitted design documents for review by staff.

Staff report for naming transit center anticipated to go to City Council in March 2026.

Public Works Department March 2026 Monthly Report

o Status as of March 19, 2026: Staff reviewed design documents and submitted comments back to the design consultant.

• PW1785: BICYCLE MASTER PLAN UPDATE
o Location: City-wide
o Description: Update City Bicycle Master Plan
o Budget: $897,000
o Status: PRE-DESIGN
o Status as of March 20, 2025: Contract services agreement for Toole Design Group approved by City Council on March 18, 2025.
o Status as of April 21, 2025: Working with the consultant and Risk Management to obtain a Certificate of Insurance with correct endorsements and insured parties listed o Status as of May 22, 2025: Executed contract, working internally to create purchase order. o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: Planning project ongoing – Project Management Plan complete, outreach anticipated to start this Fall.
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: Planning project ongoing – Priority Corridors Memorandum complete, website and survey drafted.
o Status as of November 20, 2025: Consultant working with PIO and IT to develop website and outreach materials. Outreach events scheduled to begin in early December. o Status as of December 17, 2025: No update
o Status as of January 22, 2026: Several outreach events were held in December 2025 and January 2026. Additional outreach will be offered via a virtual meeting on February 5, 2026. o Status as of February 19, 2026: Planning project ongoing. After first period of outreach, consultant’s focus is now on conceptual design development and policy development. o Status as of March 19, 2026: Staff is reviewing design deliverables ; staff coordinating internal stakeholder engagement meeting for late April.

• PW1753: UNIVERSITY DRIVE STREET IMPROVEMENT – AVALON TO WILMINGTON FEDERAL PROJECT NO. STPL-5403(033)
o Status as of February 20, 2025: Request for Proposal will be advertised on March 6, 2025. o Status as of March 20, 2025: Staff are revising the request for proposal based on comments from Purchasing. Proposal to be advertised in March 2025. o Status as of April 21, 2025: Proposals for selection of a design consultant are due April 28, 2025. Staff anticipate awarding a contract to a design consultant in June 2025 to start design. Construction is expected to start in the first quarter of 2026. o Status as of May 22, 2025: Proposal ranking was submitted to Purchasing on May 22,2025 to prepare a notice of intent to award (NOI). Staff anticipate presenting a staff report at the July 1, 2025, City Council meeting to award a design contract. o Status as of June 18, 2025: Status as of June 18, 2025: Staff met with the design consultant of the highest ranked proposal on Thursday June 12th and Tuesday June 17th to clarify the scope of work and negotiate a lower fee proposal for the design portion of the project. Staff anticipate receiving an updated fee schedule by Friday June 20th. Staff plans on presenting a staff report at the July 15, 2025, City Council meeting to award a design contract. o Status as of June 18, 2025: No update
o Status as of July 24, 2025: Staff Report to award design contract completed on July 2, 2025, and contract agreement was finalized on July 24, 2025.

Public Works Department March 2026 Monthly Report

o Status as of August 20, 2025: Staff Report to award federal design contract to AYCE will be presented at the September 2, 2025, City Council meeting. o Status as of September 18, 2025: Staff is routing contract for signatures and issuing purchase order. Notice to proceed is expected to be distributed in September 2025. o Status as of October 23, 2025: Engineering design in progress. Preliminary design construction plans are expected in November 2025.
o Status as of November 20, 2025: Engineering design is 60% complete. o Status as of December 17, 2025: Staff is working on bid package and the request for authorization for federal construction funds. 100% PS&E expected to be complete by January 2026.
o Status as of January 22, 2026: PS&E are 90% complete. Staff are finalizing the bid package and submitting a request for authorization for construction in January 2026. o Status as of February 19, 2026: Request for Authorization for Construction was submitted to Caltrans on February 17, 2026.
o Status as of March 19, 2026: Staff is working on finalizing right-of-way certification. Right- of-way approval is pending utility agreements.

• PW1757: MAIN STREET – 228TH TO LOMITA
o Location: Main Street from 228th Street to Lomita Boulevard o Description: The project includes concrete reconstruction, tree removal and replacement, asphalt concrete pavement overlay, repair of damaged sidewalks, driveway approaches, curbs and gutters, and access ramps.
o Budget: $2,100,000
o Status: DESIGN
o Status as of February 20, 2025: Comments submitted to Tait for 50% design. o Status as of March 20, 2025: No update
o Status as of April 21, 2025: 90% design was submitted to the City. Comments being returned to the design team this month.
o Status as of May 22, 2025: 100% design being completed. o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: 100% Design Complete. Awaiting funding. o Status as of September 18, 2025: No update
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: Staff report has been submitted and CEQA is being completed. Item is going to City Council Meeting on January 6, 2026, for funding approval. o Status as of January 22, 2026: No Update

• PW1801: MEDIAN STREETSCAPE – CIVIC CORRIDOR, ALONG CARSON STREET (From the I-405 Freeway to Grace Avenue) and Avalon Boulevard (From 220th Street to I-405 Freeway, and from Del Amo Boulevard to the SR-91 Freeway) o Location: Carson Street and Avalon Boulevard
o Description: Irrigation upgrades, landscaping upgrades in City medians o Budget: $2,000,000
o Status: DESIGN COMPLETE
o Status as of February 20, 2025: Staff reviewing proposals received for Civic Center area median landscaping design.
o Status as of March 20, 2025: Staff negotiated with the consultant and intends to issue Notice to Proceed (NTP) on design on March 19, 2025.

Public Works Department March 2026 Monthly Report

o Status as of April 21, 2025: Consultant received the Notice to Proceed on March 19, 2025, and is working on the design.
o Status as of May 22, 2025: Received draft landscape plans and civil plans. Staff provided input on irrigation equipment.
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: Landscape upgrades to be implemented utilizing landscape maintenance contracts.
o Status as of September 18, 2025: Staff working to review bid package before advertising for construction.
o Status as of October 23, 2025: On October 21, City Council approved the PS&E for the project, authorized staff to advertise for construction, and authorized staff to record the “Notice of Exemption”.
o Status as of November 20, 2025: Staff working with Finance to identify funding and revising PS&E package to give City Council options for award of contract. o Status as of December 17, 2025: No update
o Status as of January 22, 2026: Project to be bid for construction in Fiscal year 26/27. o Status as of February 19, 2026: Funding anticipated to be secured for current fiscal year.

Consultant working to address revisions to PS&E package. o Status as of March 19, 2026: Staff has reviewed PS&E package and requested final changes from the consultant. Advertisement for construction is anticipated for next week.

Traffic Signal Improvements

• PW1612: TRAFFIC SIGNAL INSTALLATION – BROADWAY AND GRIFFITH o Location: Intersection of Broadway and Griffith Street o Description: Installation of new traffic signal
o Budget: $600,000
o Status: DESIGN
o Status as of August 20, 2025: Consultant working on 60% design of intersection. o Status as of September 18, 2025: No update
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: City staff reviewing 60% plans o Status as of December 17, 2025: No update
o Status as of January 22, 2026: City returned comments to consultant on the 60% plans; consultant is working to address comments.

• PW 1647: I-110 FREEWAY ARTERIAL IMPROVEMENTS
o Location: Del Amo Blvd at Vermont Ave; Del Amo Blvd at Figueroa St; Del Amo Blvd at Main St; Hamilton Ave at I-110 SB on/off-ramps; Figueroa St at I-110 NB on/off ramps; Figueroa St at Torrance Blvd; Main St at Torrance Blvd; Carson St at Vermont Ave; Carson St at Figueroa St; and Avalon Blvd at Carson St
o Description: Traffic Signal Improvement at 6 intersections near I-110 /FOLA with Metro Express lanes Net Toll Revenue Reinvestment Grant
o Budget: $3,520,000 = $1,760,000 (Grant Fund) + $1,760,000 (Local Fund) o Status:

DESIGN
Public Works Department March 2026 Monthly Report

o Status as of January 16, 2025: A meeting was held with the designers and LA County to discuss the LA County traffic signal included in this scope. Staff working to reply to the designer’s data request.
o Status as of February 20, 2025: No update
o Status as of March 20, 2025: No update
o Status as of April 21, 2025: No update
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: Pending Metro’s decision on the scope modification request. o Status as of August 20, 2025: No update
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: City met with Metro on January 20, 2026; to discuss this grant project. A follow-up meeting is scheduled for January 22, 2026. Staff also reached out with RFP to on-call engineering consultants.
o Status as of February 19, 2026: City submitted revised Scope of Work Change Request to MTA on January 28, 2026, for their review.
o Status as of March 19, 2026: MTA confirmed that Scope of Work Change Request is being reviewed.

• PW1649: HSIP H8-07-003 TRAFFIC SIGNAL UPGRADE
o Location: Intersections of Avalon Blvd at Victoria St, Main St at Sepulveda Blvd, Main St at 223
rd St, and Figueroa St at Torrance Blvd
o Description: Traffic Signal Upgrades for 4 intersections with HSIP Grant o Budget: $1,912,000 = $1,720,890 (HSIP Fund) + $1,279,110 (Local Fund) o Status: DESIGN
 Awaiting final SCE plans
o Status as of February 20, 2025: Received comments from Caltrans. Resubmitted Request for Authorization for Construction to Caltrans February 3, 2025. o Status as of March 20, 2025: Construction project planned to be advertised on March 20, 2025, under IFB 25-08.
o Status as of April 21, 2025: Project was advertised to contractors on March 18, 2025, with bids due May 22, 2025. The supplemental funding agreement for construction funds was approved by City Council at the April 1, 2025, meeting. o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: Contract award anticipated to be requested at the September 16, 2025, City Council Meeting.
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: Contract award was approved at City Council on September 30, 2025. Staff are working to execute the contract and issue the purchase order. o Status as of November 20, 2025: Contract has been executed. Staff waiting for Purchase Order before Notice to Proceed is issued.
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update
o Status as of February 19, 2026: Notice to Proceed issued February 4, 2026. Contractor working on submittals and getting excavation permit.

Public Works Department March 2026 Monthly Report

o Status as of March 19, 2026: Contractor is continuing to work through submittals.

• PW 1657: FOR MR 312.46 AND MR 312.41, TRAFFIC SIGNAL UPGRADES o Location: Figueroa St at Victoria St; Main St at 220th St; Main St at Victoria St. o Main St at Albertoni St; and Figueroa St at 223rd St; and Figueroa Street at 234th St. o Description: Traffic Signal Upgrade at six (6) intersections. The proposed upgrades aim to improve signal coordination and traffic progression to alleviate arterial congestion by installing, replacing and/or updating traffic signal poles, mast arms, signal heads, controllers, cabinets, left turn phasing, CCTVs, countdown pedestrian signal heads, ADA compliant curb ramps and pedestrian push buttons, and traffic signal timing. o Budget: $4,220,000 (Measure R Grant)
o Status: DESIGN AND PERMITTING
 Status as of February 20, 2025 : Bids were received February 3, 2025. Staff is reviewing the bids.
 Status as of March 20, 2025: No update
 Status as of April 21, 2025: Supplemental agreement to extend grant deadline on City Council agenda for April 15, 2025. Notice of Intent to Award issued April 8, 2025. Project award on agenda for May 6, 2025, City Council meeting.  Status as of May 22, 2025: Agenda item for award of construction pushed back to June 3, 2025, City Council meeting.
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: Staff to recommend award contract to Belco Electric at City Council Meeting on August 5, 2025.
 Status as of August 20, 2025: Contract awarded to Belco Electric at City Council on August 5, 2025.
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: Contract has been executed, staff working to issue purchase order before giving the Notice to Proceed to the contractor.  Status as of November 20, 2025: Purchase Order has been generated. Staff are working to coordinate kick -off meeting for the first week of December. Notice to Proceed to be issued before the end of November.
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: Notice to Proceed (NTP) was issued in December.

Construction manager is reviewing RFIs and coordinating a site visit to review signal pole conflicts.
 Status as of February 19, 2026: City Staff, LA County, and CM consultant performed site walk on February 5, 2026, to review clearances and respond to RFIs.  Status as of March 19, 2026: Contractor is working on submittals.

• PW 1667: TRAFFIC SIGNAL IMPROVEMENT AT AVALON BLVD. & GARDENA BLVD. o Location: Intersection of Avalon Blvd and Gardena Blvd o Description: Traffic signal upgrade design to include protected left-turn phasing for north- south traffic.
o Budget: $500,000
o Status: DESIGN
o Status as of February 20, 2025: Staff are reviewing reference for the low bidder. o Status as of March 20, 2025: Staff report prepared to award construction contract, anticipated for April 15, 2025, City Council meeting.

Public Works Department March 2026 Monthly Report

o Status as of April 21, 2025: Award of construction contract anticipated for May 6, 2025, City Council Meeting.
o Status as of May 22, 2025: Staff is working with the contractor to execute the contract. o Status as of June 18, 2025: No update
o Status as of July 24, 2025: Contract executed July 23, 2025. o Status as of August 20, 2025: A Notice to Proceed will be issued to the contractor when the Purchase Order is created.
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: Contractor to submit excavation permit and begin potholing next month.
o Status as of November 20, 2025: Contractor issued excavation permit application. Staff provided feedback and contractor revised. Staff reviewing revised application, potholing expected to occur early December.
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update
o Status as of February 19, 2026: Contractor performed potholing, submitt als of RFIs and equipment orders.
o Status as of March 19, 2026: Contractor working on propos al for additional work to address required changes from plans.

• PW1784: CENTRAL AVE. AT UNIVERSITY DR. TRAFFIC SIGNAL IMPROVEMENT o Location: Intersection of Central Avenue and University Drive. o Description: Installation of left turn arrows at existing signalized intersection o Budget: $640,000
o Status: DESIGN
 Consultant preparing 60% plans.
 Status as of February 20, 2025: No update
 Status as of March 20, 2025: Change order was approved and Notice to Proceed on additional scope was issued March 5, 2025.
 Status as of April 21, 2025: Revised 90% design submitted and plans are in plan check.
 Status as of May 22, 2025: No update
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: 100% plans were received on July 14, 2025  Status as of August 20, 2025: Staff reviewed and submitted feedback on 100% PS&E.
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: On October 21, City Council approved the PS&E for the project, authorized staff to advertise for construction, and authorized staff to record the “Notice of Exemption”.
 Status as of November 20, 2025: Staff working to advertise the project for construction bids, expected in early December.
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: Project is being advertised for construction bids on January 20, 2026. Bidding closes on March 12, 2026.
 Status as of February 19, 2026: Bidding is still in progress.  Status as of March 19, 2026: Bidding closed March 12, 2026. Seven bids were received. Notice of intent to award was issued March 17, 2026.

Public Works Department March 2026 Monthly Report

Summary of All Traffic Signal Projects:

Location/Intersection Construction Start Date Anticipated Construction Completion Date PW 1612 – Broadway at Griffith St In Design TBD
PW 1667-Avalon Blvd at Gardena Blvd February 2026 TBD
PW 1649-Avalon Blvd at Victoria Ave March 2026 TBD
PW 1784- Central Ave at University Dr May 2026 TBD
PW 1647-Del Amo Blvd at Figueroa St In Design TBD
PW 1647 Del Amo Blvd at Hamilton Ave In-Design TBD
PW 1736 Dolores St. at 223rd St. (CIP 24-25 Design)
PW 1647 Hamilton Ave at I-110 SB
On/Off-ramps
In Design TBD
PW 1657-Main St at 220th St March 2026 TBD
PW 1649 -Main St at 223rd St March 2026 TBD
PW 1657-Main St at Albertoni St March 2026 TBD
PW 1649-Main St at Sepulveda Blvd March 2026 TBD
PW1657-Main St at Victoria St March 2026 TBD
PW 1647-Main St. at I 405 NB On-ramp In Design TBD
PW 1647-Main St. at I 405 NB Off-ramp In Design TBD
PW 1657-Figueroa St at 223rd St March 2026 TBD
PW 1657-Figueroa St at 234th St March 2026 TBD
PW 1647-Figueroa St at I-110 NB on/off
ramps
In Design TBD
PW 1649-Figueroa St at Torrance Blvd March 2026 TBD
PW 1657-Figueroa St at Victoria St March 2026 TBD
* Delays due to long-lead items and supply chain issues

Stormwater Improvements

• PW 1682: STORMWATER FACILITIES & IMPLEMENTATION PLAN
 Location: Citywide
 Description: Developing a plan to identify potential new stormwater facilities that are needed for compliance with the City’s National Pollutant Discharge Elimination Systems (NPDES) permit. Ensures that we have clean water in our local waterbodies and helps with climate resiliency through water capture and pre-treatment and reduces our impact on the oceans.

To also update the Enhanced Watershed Management Plan, which is a document that is used to maintain compliance with the City’s NPDES permit. This is needed to keep up to date with permits from the State.
 Current Phase: PLAN DEVELOPMENT AND SITE SELECTION
 Status as of January 16, 2025: Selecting two projects to submit for grant funding.
 Status as of February 20, 2025: Two projects selected – pursuing dry wells and have contacted LA County Parks for a project at Victoria Park.  Status as of March 20, 2025: Began work with application for dry wells project.  Status as of April 21, 2025: Consultant has begun working on applications for the two projects and a submittal is expected by July 2025.

Public Works Department March 2026 Monthly Report

 Status as of May 22, 2025: Draft applications received from the consultant are being reviewed by staff.
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: Two conceptual projects are being submitted for Measure W grant funding by the end of the month.
 Status as of August 20, 2025: All primary tasks completed. The final master plan will be submitted to Council for acceptance.
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: No update
 Status as of November 20, 2025: Presented project to Safe Clean Water Program for potential funding on November 19, 2025.
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update
 Status as of March 19, 2026: Grant funding opportunities are being processed through the Safe Clean Water Program and we expect updates by the end of the fiscal year.

• PW1776 CALAS PARK STORMWATER SUPPLEMENTAL ENVIRONMENTAL PROJECT  Location: Calas Park
 Description: Joint project with Los Angeles County Sanitation Districts to construct a stormwater treatment and capture facility. This project will divert water from the storm drain and allow it to be cleaned and/or reused in the park while also improving park facilities.
 Current Phase: Request for Proposals to perform design services.  Status as of February 20, 2025: Project has begun CEQA process and consultant is working on the 60% design.
 Status as of March 20, 2025: 60% Design scheduled for delivery and review.  Status as of April 21, 2025: Comments returned to the consultant. Work continues to progress towards 90% design.
 Status as of May 22, 2025: Consultant has submitted the 90% design. This will be reviewed in June 2025.
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: 90% PS&E completed. CEQA was determined to be a Mitigated Negative Declaration and working towards submittal.  Status as of August 20, 2025: 100% PS&E submitted by the consultant. Work will begin on preparing for permits before putting the project out for construction.  Status as of September 18, 2025: No update
 Status as of October 23, 2025: CEQA completed and posted. Permit applications put out for review by Los Angeles County.
 Status as of November 20, 2025: No update
 Status as of December 17, 2025: Pending state water board decision on funding for project, which was paused due to a change in design.
 Status as of January 22, 2026: Project will be presented to Council for acceptance of design. Still pending state water board decision on funding.  Status as of February 19, 2026: Authorization for construction scheduled for the March 17, 2026, City Council meeting.
 Status as of March 19, 2026: Approved through City Council. Finalizing the documents required for permits and awaiting approval from the State Water Boards for changes in design.

Public Works Department March 2026 Monthly Report

• PW1676 STORMWATER GREEN STREET ENGINEERING, DESIGN &

IMPLEMTATION
 Location: Gardena and Main Street
 Description: Stormwater treatment project to construct tree wells and a dry well on Gardena and Main Street, which will filter and clean water from the streets.  Current Phase: In Design
 Status as of January 16, 2025: Consultant is performing geotechnical and survey work to establish design parameters.
 Status as of February 20, 2025: Geotechnical work has been completed and 60% design is underway.
 Status as of March 20, 2025: Completing survey and 60% design expected.  Status as of April 21, 2025: No update
 Status as of May 22, 2025: No update
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: Met with SCE to resolve potential conflicts. 90% design being completed.
 Status as of August 20, 2025: No update
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: Expecting 100% design in the next month.  Status as of November 20, 2025: Design has been delayed; expected completion within the next one to two months.
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update
 Status as of February 19, 2026: 90% Design has been submitted and is under review.  Status as of March 19, 2026: Comments to be provided on 90% design 

Bike Lane Projects

• PW 1451 & 1452: BIKE LANE INSTALLATION
 Location: Figueroa Street, Main Street, Victoria Street, and Carson Street. University Drive, Avalon Boulevard, Central Avenue, Del Amo Boulevard, and 223rd Street.  Description: Design and construction of bike lane facilities  Budget: PW1451 = $4,900,000.00; PW1452 = $4,900,000.00  Current Phase: DESIGN AND PERMITTING
 Final design plan review to be completed in January 2024  Status as of March 20, 2025: Submitted revised RFA-CON package. Received additional comments from Caltrans.
 Status as of April 21, 2025: Caltrans returned RFA-CON package for additional corrections.

Staff preparing resubmittal. LA County provided comments on street lighting design.

Consultant updating plans.
 Status as of May 22, 2025: Staff resubmitted RFA-CON package with corrections on May 8, 2025.
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: No update
 Status as of August 20, 2025: No update
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: No update
 Status as of November 20, 2025: Staff waiting for SCE plans for lighting.  Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update
Public Works Department March 2026 Monthly Report

 Status as of February 19, 2026: No update on SCE plans, Program Supplemental Agreement for 1451 approved at City Council on February 17, 2026.  Status as of March 19, 2026: SCE communicated that City should receive 60% electrical plans for City to review in April 2026.

• PW1490 & 1600: DOMINGUEZ CHANNEL BIKE PATH INSTALLATION PHASES I & II  Location – Phase I: Main Street to Avalon Boulevard
 Location – Phase II: Avalon Boulevard to Carson St.
 Description: Installation of Bike path along Dominguez Channel  Budget: $9,000,000.00 (PW1490); $5,500,000.00 (PW1600)  Current Phase: DESIGN AND PERMITTING
 Status as of February 20, 2025: Structural and civil designs are ongoing. Staff and Consultant met with LA County team January 28, 2025, to discuss structural design approach. The consultant is collaborating with LA County designer on the parklet area.
 Status as of March 20, 2025: Staff and consultant to meet again with LA County on March 20, 2025 (today) to discuss approach for design and whether a design-build approach could be reviewable for LA County.
 Status as of April 21, 2025: City soliciting an on-call environmental consultant for review of Initial Study and permitting work. Designer working on structural plans for underpasses and coordinating with LA County on Del Amo parklet area.  Status as of May 22, 2025: Staff working with Community Development to issue Task Order for an on-call environmental consultant.
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: No update
 Status as of August 20, 2025: Contract amendment for the consultant anticipated to go to City Council on September 2,2025. This will allow the consultant to continue with structural design of underpass and bridge structures.  Status as of September 18, 2025: No update
 Status as of October 23, 2025: Contract amendment was approved at City Council on September 2, 2025. The Notice to Proceed was issued to the consultant on September 25, 2025.
 Status as of November 20, 2025: No update
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: Consultant completed additional soil-boring activities. Once soil data is received, the environmental document will be updated, and structural design will commence.
 Status as of March 19, 2026: Structural engineer is working on reaction loads and anticipates completion by end of March 2026. The environmental document will be updated, and the civil plan can be revised.

• PW1534: ACTIVE TRANSPORTATION PROGRAM – SANTA FE BIKE LANE  Location: Santa Fe Ave and City-wide
 Description: Construct bike lane on Santa Fe Ave; install curb ramps city-wide; install speed feedback signs city-wide; install crosswalks city-wide; install pedestrian push buttons and countdown heads city-wide
 Budget: $3,491,000
 Status: DESIGN
 Status as of March 20, 2025: Drafting RFP
 Status as of April 21, 2025: No update
Public Works Department March 2026 Monthly Report

 Status as of May 22, 2025: No update
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: No update
 Status as of August 20, 2025: No update
 Status as of September 18, 2025: No update
 Status as of October 23, 2025: No update
 Status as of November 20, 2025: No update
 Status as of December 17, 2025: No update
 Status as of January 22, 2026: No update

Park Improvements

• PW 1368: CARRIAGE CREST PARK REDEVELOPMENT
o Location: Carriage Crest Park
o Description: Improve site condition of existing park and develop newly acquired 10-acre parcel for new athletic ballfields (baseball & soccer) with a new dog park, installation of all- abilities playground, renovation to the existing building, construction of new picnic shelters, concession stand, restroom, and walking path. o Status: Construction
 Status as of January 16, 2025
• Pre-con meetings started
• Demo permit received
• Contractors mobilized and installed their storage containers • Fencing at site perimeter was installed
• De-grubbing commenced
• R emoval of existing park equipment started
• Site investigation of nursery began
• Methane Investigations are underway
 Status as of February 20, 2025: No update
 Status as of March 20, 2025: Public Safety and Public Works were notified of graffiti on the wall of one of the buildings at Carriage Crest Park (CCP). The contractor will continue grading in the expansion area while the asphalt and concrete issues in that area are resolved. We are also working with the PRC prefab building vendor to incorporate the methane mitigation retrofit measure and obtain approval from Building and Safety. The switchgear lead time is approximately 12 months, and we are working with the contractor to identify alternative solutions to energize the park before project completion.
 Status as of April 21, 2025: Nursery/expansion work started last week and will continue through the end of April. Musco footings, monument sign, and retaining wall work are ongoing. Electrical trench and conduit installation began on April 14, 2025, and is in progress.
 Status as of May 22, 2025: Ongoing construction: over-excavation is in progress.

We are encountering numerous pipelines and underground materials and facilities that were not shown in the as-builts.
 Status as of June 18, 2025: No update
 Status as of July 24, 2025: All materials in the nursery area, including asphalt, concrete , CMU walls, and trellis systems, have been removed. A transient pipe was found and removed. The abatement trenches have been backfilled. Over-excavation Public Works Department March 2026 Monthly Report

and grading are ongoing, including over -excavation for the walkway around the existing park building and along the north property line for the CMU retaining wall.  Status as of August 20, 2025: The southeast parking lot has been compacted.

Ongoing grading work continues, along with irrigation and sewer line installation. On the north side/volleyball area, over -excavation and compaction are complete. The walkway has been backfilled and compacted. Haul -off of over -excavated material has begun.
 Status as of September 18, 2025: South perimeter fencing has been removed, and the north side fence posts are substantially complete. Dirt export continues, and grading at the Figueroa lot is in progress. Utility work is ongoing in the northwest section and Figueroa lot. The scoreboard footings are ready for concrete, storm drain installation is in progress, and forms with rebar are in place at the north retaining wall. The monument sign potholes have also been backfilled with slurry.  Status as of October 23, 2025: Installation of the first CMU retaining wall on the north side of the property is complete, and waterproofing and visqueen have been installed on it. The fence posts for the northeast soccer fields have been set, and their concrete has been poured. Concrete curbs for the playground and parking lot are in place, and the curb formwork for the Sepulveda parking lot is also complete.

The rebar has been set , and concrete has been poured for the monument sign footing. Grading adjustment for the cheek wall at the northeast corner is complete.  Status as of November 20, 2025: Work at Carriage Crest Park continues to progress across multiple areas of the site. The scoreboard posts have been installed, and the monument sign caisson footings have been poured. Grading for the Moneta Avenue pathway and ramp was completed, and a French drain was installed behind the CMU retaining wall. Formwork and rebar were put in place for the upcoming concrete pour for the basketball and pickleball courts, while grading for the Moneta connection ramp was completed. Storm drain trenching and installation also continued around the ball fields and dog park areas. Grading around the existing recreation building was completed, with concrete forms set and ready for inspection and placement. An abandoned 2.5-inch pipe along the east fence line was exposed, capped, and demolished. Storm drain connections between the parking lot and soccer fields were completed, and the concrete pad for the basketball courts has now been poured.
 Status as of December 17, 2025: Gas line installation has been completed, and forms and rebar are in place for the pathway around the Figueroa parking lot.

Irrigation work is underway around the soccer field area. Monument sign footing caisson caps and the pedestal have been formed and are ready for concrete placement. Exploratory work continues in the MWS Unit No. 2 area. • Recent rain events have impacted site operations, resulting in wet and muddy conditions. The UH crew performed soil aeration following the rain, and electrical trenching work was completed midweek. At times, no work occurred on site due to weather constraints; however, cleanup was performed at the southeast intersection following weekend rainfall.  Status as of January 22, 2026: Monument sign footing installation has been completed, including placement of the base plate, and the MWS Unit #1 over - excavation and compaction work is finished. A temporary concrete patch has also been installed at the damaged construction entrance to maintain site access. It should be noted that persistent rain and wet site conditions over the past month and a half have slowed overall construction progress, resulting in reduced productivity and temporary delays to planned concrete pours.
 Status as of February 19, 2026: Playground Equipment has been set and foundations poured. The structure is fully installed and progressing well toward Public Works Department March 2026 Monthly Report

completion. Restroom & Storage Buildings Concrete slabs have been poured and CMU block walls are rising — currently at four ( 4) feet of constructed block. Door frames are set, underground plumbing is in place, and work continues to advance toward enclosure. Concession Stand / Restroom Building Over-excavation has been completed and foundations are progressing. BMPs have been deployed to protect the work from rain impacts. Monument Sign Steel structure has been installed and concrete footings are poured. Both MWS #1 and MWS #2 have been installed and backfill is currently underway. Manhole installations are complete and walkway/manhole structure concrete pours are ongoing. In the Figueroa parking lot, gutters and flow lines have been cut and are ready for compaction and inspection.  Status as of March 19, 2026: Monument Sign CMU has been installed to the second level and is ready for the second/bottom arch installation. CMU work for the Sepulveda parking lot buildings is complete. V-ditch installation along the retaining wall is complete. Methane mitigation barrier installation is underway at the concession building, where sewer pipe encasement in concrete has also been completed. MWS #1 inlet storm drain has been installed and backfilled, and MWS outlet storm drain installation is currently underway. Concrete pours are ongoing along the north side of the park, with north- side walkway forms and rebar having been installed and poured. Pickleball and exercise area grading is complete and has been submitted for inspection. Restroom and storage building CMU work around the Sepulveda parking lot is complete, with formwork and successive lifts of block installation having progressed through the reporting period. BMPs were deployed during a rain event earlier in the reporting period, with standing water at MWS #1 subsequently pumped out and grading operations in the northwest corner of the site resumed.

• PW1515: CARRIAGE CREST PARK STORMWATER CAPTURE
o Location: Northeast corner of Sepulveda and Figueroa St. o Description: Installation of Stormwater chambers to capture and divert stormwater to Los Angeles County Sanitation District. This water will be used to augment the reclaimed water for regional use. This type of stormwater project is the first of its kind in California. o Status as of January 16, 2025: Los Angeles Sanitation District is completing the punch list items for commissioning.
o Status as of February 20, 2025: No update
o Status as of March 20, 2025: No update
o Status as of April 21, 2025: Work is nearing completion. The LA County Sanitation District is expected to be completed by the first week in May.
o Status as of May 22, 2025: On-going construction: Dugout chain-link installation has been completed on ball fields 1 and 2. Grading at the picnic area is ongoing. Trenches are open and ready for conduit installation.
o Status as of June 18, 2025: Sanitation district is expected to be complete with Punch List items by June 30th.
o Status as of July 24, 2025: LA County Sanitation District (LASD) is working on repairs due to water leak in the vault.
o Status as of August 20, 2025: Punch list items are currently being completed. o Status as of September 18, 2025: County completing punch list items ; OHLA requesting final payment; and preparing RFP for Operator for facility. o Status as of October 23, 2025: LA County is working through punch list items and operations and maintenance manual.
o Status as of November 20, 2025: Punch-list items continue to be addressed and, the 6- month operation and maintenance check is in progress.

Public Works Department March 2026 Monthly Report

o Status as of December 17, 2025: Flooding has been detected in the vaults again. LA County Sanitation District will be re-grouting the pipes.
o Status as of January 22, 2026: Los Angeles Sanitation District is verifying the vaults remain dry and they can go forward with commissioning.
o Status as of February 19, 2026: Facility is capturing water, LACSD is working on repairs to the outfall actuators and testing instrumentation.
o Status as of March 19, 2026: Facility is capturing water, grading issues and final punch list items are being addressed.

• PW 1610: FOISIA PARK DESIGN
o Location: Foisia Park
o Description: Improve site condition of the existing park with the construction of new stage area, new picnic area, shade structures and new outdoor exercise stations as well as renovations to the athletic ballfields, playground, restrooms, concession building, marquee sign and parking lot
o Status: DESIGN
o Status as of January 16, 2025
 Pre-con meetings started
 Demo permit received
 Contractor mobilized and installed their site trailer  Fencing at site perimeter and interior was installed
 De-grubbing commenced
 Removal of park equipment commenced
o Status as of February 20, 2025:
 Continued grading throughout the site
o Status as of March 20, 2025: Grading continues throughout the site. Electrical underground work is ongoing along with irrigation trenching. Coordinating with the contractor to update electrical as-builts, as the existing as-builts do not match the current site conditions. o Status as of April 21, 2025: Musco lights and site lighting work is ongoing. Irrigation line work continues. Pressure tests are ongoing. Seat walls work is ongoing. Ball field # three (3) work is on-going.
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: Formwork at the entry plaza is complete and ready for rebar installation. Form and rebar work at Ballfields Two and Three are complete and ready for concrete. New switchgear and pull boxes have been installed in the stage area, which is now ready for final grading.
o Status as of August 20, 2025: Footings dug for picnic shade structures. Bleacher shade sail footings and anchor bolts in place. Colored concrete poured in at the entry plaza. Ball field three ( 3) fence modification for scoreboard visibility. Entry plaza concrete poured and finished. Ball field two (2) concrete poured, finished, ready for bleachers. Miracle playground installation underway. Polygon stage structure installation underway. o Status as of September 18, 2025: The stage structure has seen its frame and shade sail posts installed, and roof installation is underway. The electrical work for the stage structure is complete, with sheet metal roofing work scheduled to begin next week. The picnic shade structure frame has been installed and is now ready for a concrete pour. For recreational areas, bleacher installation is underway, Miracle playground installation is ongoing, and concrete pathway work for Ballfields 1 & 3 is also ongoing. The infield has been cleared for irrigation layout. Regarding irrigation, the installation of laterals, heads, valves, and bubblers Public Works Department March 2026 Monthly Report

is ongoing, and the irrigation subcontractor is actively trenching and running lines through the ballfield areas. Monument signposts have been installed.  Status as of October 23, 2025:
o The new marquee sign is now installed and operational. The installation of playground equipment and the picnic shade structures is complete. For the new stage, the stem wall concrete has been cured, and the concrete for the stairs, ADA ramp, and stem walls has been poured after the area was infilled with dirt. The stage's picnic area concrete has also been sandblasted to create a consistent finish. In other areas, the south -east picnic area has been fine-graded, fertilized, and water-tested, and wells have been dug for new trees.

Landscaping and irrigation around the existing gym building are substantially complete. o Status as of November 20, 2025: Contractor has installed new tables at the picnic shade structure in the picnic area and continues irrigation and planting work at the Catskill parking lot. Soil preparation, amendments, and infield work are ongoing throughout the ballfield areas. Roofing work is progressing at the amphitheater and stage area. The playground is now ready for the installation of the rubberized playground tiles, and concrete has been poured around the stage picnic complex. Fertilizer and soil amendments have also been distributed around the ballfields. Concrete for the stage ADA ramp has been poured, and rebar has been installed for the upcoming colored concrete placement. Rubberized playground tile installation is now underway, and final grading and sod preparation for the ballfields continues, with fine grading and compaction of the infield mix in progress. Colored concrete has been poured, sheet metal roofing installation remains ongoing, and sandblasting, handrail installation, and artificial turf placement are scheduled for next week.

Dugout shade fabric installation is currently in progress. A 2 -inch lift of new asphalt has been placed at the Ravena parking lot, coverage tests have been completed, and the area is ready for sod. Concrete work in the stage area is now complete, and metal roofing installation continues. Work will continue as weather permits. o Status as of December 17, 2025: Storm drain installation has been completed, and furniture, along with synthetic turf installation, is progressing around the stage. The installation of sod is approximately 50% complete, with remaining work focused on the ballfields and picnic areas. Concrete pours at the Ravena and Catskill entrances have been completed.  Stage construction is nearing completion, with the metal roof substantially installed and shade sails in place. Playground improvements are complete, including installation and sealing of the rubberized safety surfacing. Site lighting has been tested and is fully operational.
 Ballfield improvements are progressing, with infield mixes compacted, soils scarified and aerated and grading underway in preparation for sod installation. Public sidewalk improvements, maintenance entrance work, and Ravena Avenue approach areas continue to move forward, with parking lot striping completed. o Status as of January 22, 2026: Sod installation throughout the park is complete, and stage railings have been fully installed and painted. All public right-of-way concrete work has been completed, and turf installation around the stage area is finished. In addition, concrete patch work and repairs have been completed in multiple areas, curb and gutter improvements along Ravenna have been poured, and concrete pads for benches along the pathway have been installed. These completed items represent substantial progress toward final project closeout.
o Status as of February 19, 2026: Construction is complete. Finalizing punch list items. o Status as of March 19, 2026: Still working through punch list items. Maintenance is active.

Public Works Department March 2026 Monthly Report

• PW 1636: MILLS PARK DESIGN
o Location: Mills Park
o Description: Improve site condition of the existing park with construction of new splash pad, outdoor restroom, and an outdoor full-court basketball area as well as renovations to picnic areas, installation of shade structures, marquee sign and parking lot o Status: AWARD CONTRACT
• Construction Contract was awarded to MBC Enterprises for $3M. Staff immediately circulated the contract for execution.
• A preconstruction meeting will be scheduled once the release of PO has been determined.
o Status as of July 24, 2025:
• Excavation for retaining walls, drainage infrastructure, and installation of underground electrical conduits and light pole foundations completed as well as grading for both the sidewalks/walkways and basketball court areas are completed.
• Over 65% of the conc seating walls as well as basketball court walls are installed, drainage lines are completed as well as light poles and fixtures are installed.
• Basketball court is graded and ready for conc pour.
• Change orders for unexpected underground utility conflicts impacting electrical, drainage, and shade structure footings over picnic areas were processed and are 90% completed.
• The basketball court is graded and prepared for concrete pour. Over10% of the walkway is prepared for concrete pour.
o Status as of August 20, 2025:
• The basketball court concrete pour has been completed. • The walkway around basketball court, wall “A” to the left of circular planter, and walkway between fitness area and playground is formed and rebar installed and will be poured on August 21,2025.
• Circular planter in the middle of the wall A is formed and ready for concrete pour. • Miscellaneous work such as subgrade compaction test at playground area, installation of rebar for curb south pf playground have been completed and concrete pour for said south curb is scheduled for August 22, 2025. • Status as of September 18, 2025: The walkway around basketball court was poured and later rejected due to the inconsistencies in the concrete finishes, grades, and presence of bird baths and numerous cracks developing. This work is currently being removed and replaced.
o Marian Landscaping subcontractor was installing some irrigation main lines o A Notice of default was sent to MBC (Contractor) citing the non- performance issues due to lack of acceptable progress rate, and failure to submit a detailed and satisfactory recovery schedule despite numerous notices provided to the Contractor. Additionally, concerns regarding the contractor’s lack of financial capacity in procuring required materials and requesting the City to help procuring such materials via joint checks, as Public Works Department March 2026 Monthly Report

well as failure to maintain required insurance coverage without lapse of policy impeding continuous work and access to the job site. o The City has decided to repackage the remaining work and advertise it to secure a new contractor to take over the work.
o Status as of October 23, 2025:
o City decided to postpone the Mills Park Bldg. Renovation advertisement initiated in August to include the repackaging of Mills Park Site Improvement Project in the hope of utilizing one contractor for the same location resulting in cost reduction.
o Proposal was obtained from the designer for repackaging the remining work and the production to repackage started in September.
o At the same time the termination of the current contractor (MBC) was initiated with the City Attorney and Notice of Termination was prepared and mailed out on October 17, 2025.
o The project scope is revised and amended during repackaging to include the removal of two additional Picnic Concrete pads and the Conc. Pad for the existing exercise equipment due to substantial cracks and old age.

Additionally, the exercise equipment is outdated and being replaced with new up- to-date design to incorporate various exercise activities more in demand. These being the only features not renovated as part of the original improvements.
o Due to the extensive questions raised by the prospective bidders during the postponement of Mills Park Bldg. Renovation Project to incorporate Mills Park Site improvements, the Purchasing Dept. requested to withdraw the Bid for Mills Park Bldg. and start fresh once the repackaging is completed. o A design re-package for Mills Park Site remaining work is being prepared and being incorporated into the Mills Park Bldg., including a quality control to eliminate redundancy and confusion between the two packages and is being advertised by late October/Early November.
• Status as of November 20, 2025: No update
• Status as of December 17, 2025:
 During the repackaging, it was decided to address the drainage issue behind the constructed seating wall that was not addressed as part of the original design. The area behind the constructed seating wall is currently draining toward the seating wall and due to a bust in the survey the existing ground is higher than it was shown on plans and required a change order to be re -graded during the construction. To eliminate these issues and possible future change order, a proposal requested from DVD Creative design consultants to amend the design scope for re- grading and adding drainage facilities to this area not originally part of the scope. The survey work was scheduled in between the rainy weeks, and additional drainage design scope was added to the re-packaging documents for this area.  Additionally, PW staff in collaboration with the City Attorney is working on a draft settlement with the previous contractor MBC to close out the previous construction contract. As part of the settlement, the long lead items that were ordered previously and are being delivered are being coordinated for acceptance and reimbursement to be made as part of the settlement.

These items need to be inventoried and inspected for acceptance and be removed from the bid items in the re-packing documents. Provisions should be included in the new bid package for such items to be provided by the City and installed by the new contractor. This is under review and under Public Works Department March 2026 Monthly Report

consideration and once completed will need to be incorporated into the new bid package.
 Re- packaged design for Mills Park Site remaining work was submitted on December 12, 2025, and is currently being reviewed. It is anticipated that the review and the package for advertising will be ready in mid-January. • Status as of January 22, 2026:
 The review comments for plans were provided to the design consultant on December 18, 2025, and due to the holidays, the turnaround has stretched out, and the plans are expected to be resubmitted by the third week of January.
 The City attorney is in the process of finalizing the settlement agreement with MBC including finalizing the previously purchased specialty items to be included in the re-bidding documents.
 Specifications were reviewed and comments were forwarded to the design consultants in mid-January to be incorporated for a consistent and cohesive package and to reduce redundancy for the combined specifications.  Currently it is anticipated to be advertised in February with the award by March/April 2026.
• Status as of February 19, 2026:
 Mills Park Building and Site will be combined into one project which will be advertised March 2026.
• Status as of March 19, 2026:
 Rebid plans for site work were revised based on current site conditions.

Project is ready to be advertised as a stand-alone project or with Mills Park Building Project No. 1795.

• PROJECT NO. 1795: MILLS PARK BLDG RENOVATION
• Status as of March 20, 2025:
 Constructability review completed on March 6, 2025.
 Constructability review forwarded to Design Engineer on March 6, 2025.  Design consultant anticipates resubmittal on March 31, 2025. • Status as of April 21, 2025: No update
• Status as of May 22, 2025: No update
• Status as of June 18, 2025: No update
• Status as of July 24, 2025:
 Project advertised on April 24, 2025. Bids were opened on May 22, 2025. The bids were recommended to be rejected by the Purchasing Manager and concurred by the City Attorney due to irregularities and non-responsiveness of bidders.  The project will be re-bid after the bids are formally rejected. The bids were rejected on the council meeting day of June 17, 2025.
 Currently the project scope is being revised to include replacement of existing additional AC unit and electrical circuit boards, as well as addition of two electric vehicle charging stations with estimated submittal of end of August. • Status as of August 20, 2025:
• After further investigation, the City staff determined that the existing AC unit is a newer one and does not need to be replaced. Additionally, due to the small size of the existing parking lot, it has been decided to not install the two proposed electrical vehicle charging stations.

Public Works Department March 2026 Monthly Report

• The project plans and specifications are being revised currently to streamline to obtain consistent bids with additional language to avoid unnecessary time extension and change orders.
• Project is scheduled to be advertised mid-August and awarded by end of September.
• Status as of September 18, 2025: Project was reviewed and changes were made and it was readvertised on August 27, 2025, with a bid opening date of September 18, 2025. • After the new development unfolding on Mills Park Site project in respect to MBC, the City decided to repackage and advertise the Mills Park Site project as an addendum to the existing Mills Park BLDG Ren ovation Project. As such, the bid- opening is postponed to October 15, 2025, to allow for reassessing and repackaging the remining work and issuing an addendum to perform such work as a separate package under same advertisement by the newly awarded Contractor. • Status as of October 23, 2025: See the Mills Park Site status report. • Status as of November 20, 2025: No update
• Status as of December 17, 2025: Advertisement of Mills Park BLDG Project is pending the completion of re -packaging the remaining work for Mills Park site and advertisement of both projects under one package.
• Status as of January 22, 2026: See the Mills Park Site status report. • Advertisement of Mills Park BLDG Project is pending the completion of re-packaging the remaining work for Mills Park site, combining both projects to be advertised under one package.
• Status as of February 19, 2026: Mills Park Building and Site will be combined into one project which will be advertised March 2026.
• Status as of March 19, 2026: Staff rejected building and perimeter sitework plans from consultant due to the lack of quality control. Designer is currently revising and doing a quality review on plans. Staff is also reviewing plans with Park Maintenance division. Estimated date to advertise project is April 9, 2026.

• PW 1806: DEL AMO PARK IMPROVEMENTS
• Location: Del Amo Park
• Description: Improve drainage on the northeastern portion of the park’s field, improve condition of the basketball court and improve play structures. • Budget: $6000,000 (Design)
• Status: Request for Proposals
• Status as December 17, 2025: Staff are preparing to release a request for proposals (RFP) to complete the design.
• Status as of January 22, 2026: Request for Proposals (RFP) is scheduled to be released in early February 2026.
• Status as of February 19, 2026: Proposals for design are due on March 5, 2026. • Status as of March 19, 2026: Proposals were received on March 10, 2026, and are being reviewed.

Public Works Department March 2026 Monthly Report

* On-going and maintenance related efforts at the Parks are also included within other categories below depending on the project management and type of work.

Building Improvements

• PW1632: COMMUNITY CENTER COILING WALL
o Location: Carson Community Center – 801 Carson St.
o Description: Removal and replacement of existing coiling wall at Community Center Hall A, B, and C. Renovations shall include, at a minimum upgrade to bring the facilities up to current standards and applicable California Building Code (CBC) standards. The project also includes upgrades to the existing lighting and sound system in Hall A, B, and C. o Budget: $1,700,000.00
o Status as of April 21, 2025: Project is currently on schedule, coiling wall has been removed.

Currently working on steel structure and framing.
o Status as of May 22, 2025: Project is currently running on schedule; scheduled completion date is mid-July.
o Status as of June 18, 2025: Project on schedule to be completed by mid-July. o Status as of July 24, 2025: Project is substantially complete. o Status as of August 20, 2025: Final punch list walk happened on August 20, 2025; minor items remain. Close-out is in process.
o Status as of September 18, 2025: Contractor to finish painting the ceiling; project close-out is in progress.
o Status as of October 23, 2025: Project substantially complete, electric outlet still needs to be reworked.
o Status as of November 20, 2025: Physical project completed; staff is working through disputes and close-out.
o Status as of December 17, 2025: Final billing and disputed work are being worked out. o Status as of January 22, 2026: Continuing to work through the disputed work and filing the Notice of Completion (NOC).
o Status as of February 19, 2026: Working through disputed items. o Status as of March 19, 2026: Several panels experienced delamination; repair work is being scheduled for repairs.

• PW1693: ELECTRIC VEHICLE CHARGING INFRASTRUCTURE (SCE CHARGE

READY PROGRAM)
o Location: 10 City Parks and Corporate Yard
o Description: Install 126 EV Chargers in City Parks and at the Corporate Yard o Budget: City staff labor to Project Manage, but no capital fund costs to City o Current Phase: DESIGN / PLAN CHECK
o Status as of April 21, 2025: Compliant MCH-2 forms have been submitted to Building and Safety. The remaining MCH forms will be submitted after the project is closed out. o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: No update
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update

Public Works Department March 2026 Monthly Report

Electric Vehicle Charging
Infrastructure Location
Construction Start Date Anticipated Construction
Completion Date
Veterans Park Plan Review TBD
Dominguez Park Plan Review TBD
Anderson Park Submitted to Plan Check TBD
Corporate Yard 1 Plan Review TBD
Corporate Yard 2 In Design TBD
Carriage Crest Park Plan Review TBD
Carson Park Plan Review TBD
Dolphin Park Plan Review TBD
Stevens Park Plan Review TBD
Hemmingway Park Plan Review TBD
Hemmingway Aquatic Center Plan Review TBD

• PW 1720: ELEVATORS AT CITY HALL AND COMMUNITY CENTER
o Location: City-Hall and Community Center
o Description: Refurbish and Modernize Elevators at the Community Center and City Hall due to end-of-service life and maintainability. Elevators will be out of service during the active repair work for a duration of less than three months. o Status: CONSTRUCTION IN PROGRESS
 Contracts for construction are being routed for signatures.  Working with vendors to meet the insurance requirements. o Status as of April 21, 2025: No update
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: No update
o Status as of September 18, 2025: No update
o Status as of October 23, 2025:
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update

• PW 1726/1727: COMMUNITY CENTER COURTYARD & EAST PARKING LOT o Location: Community Event Center
o Description: Construction of Courtyard, outdoor amphitheater stage, wedding venues and installation of shade structures.
 Status: DESIGN
o Status as of March 20, 2025:
 East Parking Lot pavers are installed, and compaction is underway. Asphalt patching & striping to be completed by end of March
 Small courtyard storm drains piping installation & underground electrical conduits to be completed by end of March and start of wall footing in first week of April  Large courtyard and venue storm drains piping installation & retaining wall footings to be completed by end of March, underground electrical conduits and shade poles footing to get underway in April.

Public Works Department March 2026 Monthly Report

 Installation of underground electrical conduits, placement of the transformer and electrical cabinets, and concrete pours for sections of the walkways, ADA-compliant and circular ramps are completed.
 The seat wall in the smaller courtyard has been formed and poured, and the CMU wall enclosing the small courtyard is 75% complete.
 Additionally, drilling for sail footings at the Daycare Center is completed, poured and post for shade structures installed.
 Change orders issued and completed due to unforeseen underground utility conflicts, extension of retaining walls not included in the original scope and realignment of a portion of the existing 24” storm drain system due to interference with the infiltration/detention chambers as well as water main interference with the chamber re-route was completed.
 Chambers installed, backfilled and tested for compaction.  Concrete for the stage area is poured as well as half of the seating area to the left of stage and walkway leading to the stage is poured.
 Shade sails foundation and posts are installed.
 Irrigation lines within the planters are being installed as well as the fencing posts behind the stage installation currently underway.
o Status as of August 20, 2025:
 Concrete pouring for the seating area in front of the stage has been completed and the tile pavers for walkway leading to the stage have been installed.  The tile pavers on the sand within the walkways from the atrium to the small courtyard entrance are being installed and are 50% complete.  Polygon posts caps over stage are being installed.
 Traffic control plan for closing of the Civic Center drive is under review for stationing the crane to install the fabric shade structure over the seating areas.  Grading is underway for the North Plaza entrance and transition of the preserve area to the proposed walkways leading to the stage seating area and small courtyard.
 Pergola posts for large courtyard area are being installed.  Bollard light bases are being installed around the walkway leading to the atrium north side of the stage seating area.
 The walls for the small courtyard area (3 Sides), and the planters have been completed.
 The water wall submittal has been approved, and the installation is scheduled for the last week of August.
o Status as of September 18, 2025: Polygon posts and frame structure over the stage have been installed utilizing a crane. The contractor is working to install the remainder of metal sheeting of the Polygon.
 The tile pavers on the sand within the walkways in between the small courtyard and large courtyard is being completed. The Oval planters are placed in this area and getting ready for plantation.
 Concrete for half of the walkway at the south entrance was poured.  Grading is being completed at the south entrance and under the proposed retaining wall surrounding the future storage shed.

Public Works Department March 2026 Monthly Report

 Grading is underway in the small courtyard for concrete slab under the tiles.  Marina subcontractor is preparing testing the new irrigation lines and getting ready to finalize grading, amending the soil in preparation for planting.  The gate walls at the entrance and exit to the small courtyard are being completed  The water wall and fountain basin construction are underway in the small courtyard and the fountain basin frame and plumbing are being completed and getting ready to pour concrete for the basin.
o Status as of October 23, 2025:
 Planting is being completed for the entire project. The planting in oval planters is underway and large palm trees are installed.
 All concrete hardscape and pavers in between the courtyards and the pavers in small courtyard are installed.
 The concrete walkway at the south entrance is completed as well as the retaining wall for the storage and the conc pad underneath the storage.  The irrigation lines, drip irrigation is completed and is being tested for operation.  All gates are installed throughout the project, as well as final fencing is completed.  The waterfall is completed and is being tested for operation.  The cleanup is underway for grand opening of 10/23/25.  The maintenance crew is pressure washing the existing comm center walls and painting is underway for grand opening.
 The Construction Team is preparing the punch list and preparing for substantial completion of the project.
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: The contractor is working through the punch list items. o Meetings/negotiations are being held to finalize the pending change orders to determine the total construction budget to be amended.
o Construction continued for the installation of the contract bid items for pergolas A&B and the columns and beams are installed, however the contractor failed to order the long lead item of louvers for pergolas due to disagreement with the vendor and the vendor securing the bonds required by the contractor for payment and delivery. After months of negotiations, the parties agreed on the terms of their contract and the louvers are currently being ordered. o The manufacturing of the louvers from China will take 14-16 weeks from the time it’s been ordered which puts the delivery and installation in May of 2026. o It is anticipated the project will be substantially completed by mid-January, with acceptance of the project pending the completion of the pergolas sometime in May. o Status as of January 22, 2026: No update
o Status as of February 19, 2026: Punch list items are expected to be complete by March 19, 2026. Permanent louver installation for two pergolas is estimated to start May 2026. o Status as of March 19, 2026: Three punch list items are open.  Pergola Louvers – expected to be complete by July 2026  Broken B12 irrigation lid – complete by week of March 23, 2026  Missing bolts on circular irrigation lids – complete by week of March 23, 2026

• PROJECT: UNDERGROUND STORAGE TANK PROJECT
o Location: City Hall
o Description: Repairing the underground fuel storage tank due to the secondary pipe being cracked. The backup generator remains operational, and the main fuel pipe remains in good working condition.

Public Works Department March 2026 Monthly Report

o Status: CONSTRUCTION IN PROGRESS
 New fuel has been installed in the fuel tank, the fuel pump on the day tank needs to be repaired before Cummings can finalize the repairs. o Status as of April 24, 2024: No update. The estimated construction start date is June 2024.
o Status as of May 20, 2024: No update
o Status as of July 25, 2024: No update
o Status as of August 26, 2024: No update
o Status as of December 19, 2024: No update
o Status as of January 16, 2025: Construction is substantially complete. Building and Safety inspected project on January 16, 2025. Contractor to finalize punch list items by end of January 2025. Staff will present contract Amendment No. 1 to City Council in February 2025 which includes a request for additional funding for work that was not part of the original bid documents.
o Status as of February 20, 2025: No update
o Status as of March 20, 2025: No update
o Status as of April 21, 2025: No update
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: No update
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: No update
o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update

• PW1786: CITY HALL RESTROOM AND KITCHENETTE UPGRADES
o Status as of May 20,2024: Material palette for all restrooms and City Council break room was selected on 5/14/2024. Estimated accelerated project schedule is as follows:
 100% Construction Drawings June 2024
 Submit to Building and Safety for Plan Check June 2024  Advertise July 2024
 Award Construction Contract August 2024
 Execute Contract and Issue Purchase Order August 2024  Preconstruction and Material Order August 2024
 Re-locate Staff August 2024
 Start Construction (2nd Floor and Council Area) September 2024 o Status as of April 21, 2025: Staff have been directed to redesign the toilet compartments of the second -floor lobby restrooms. Additionally, all first -floor restrooms, council single restroom, and council break room of City Hall will be going through a redesign phase per City of Carson Mayor and city management.
o Status as of May 22, 2025: Preliminary redesign of first floor North and East wing restrooms has been completed. Preliminary redesign of the Council single restroom and break room to be completed on May 23, 2025.
o Status as of June 18, 2025: No update.
o Status as of July 24, 2025: Construction plans for redesign were completed on July 18, 2025. Staff anticipate re-starting construction in August 2025.

Public Works Department March 2026 Monthly Report

o Status as of August 20, 2025: Redesign plans are complete and approved by building and safety. Staff is reviewing the added costs from the contractor for all the redesigned items. o Status as of September 18, 2025: Project is currently on hold due to cost proposal from contractor for redesign plans. Redesign plans include layout and material modifications to all 1 st floor restrooms and kitchenettes, council break room and single restroom. Staff recommend keeping the original layout and material finishes per bid documents or limiting the design changes to only the council break room and single restroom. o Status as of October 23, 2025: Per meeting with Public Works Director and Mayor on 10/21/2025, staff have been directed to terminate the project and rebid for construction. o Status as of November 20, 2025: Staff are working with the City Attorney’s office to prepare a project suspension notice. The suspension notice will be sent to the Public Works Director for approval. This project is currently on hold.
o Status as of December 17, 2025: Suspension notice was sent to the contractor on December 8, 2025. Staff were directed, on December 16, 2025, to rebid the entire project. o Status as of January 22, 2026: Removal and replacement of alternate second floor lobby toilet compartments to start February 16, 2026. Staff reached out to Mayor recommended contractor (Jacome C onstruction/Golden State Builder I nc.) to submit quote for C ouncil breakroom/restroom. Per Risk Management, the proposed contractor does not satisfy the insurance requirements for small construction projects and is working on raising their insurance limits to be able to provide the city with a quote for renovating the C ity Council breakroom/restroom.
o Status as of February 19, 2026: Contractor is expected to finalize the installation of the redesigned toilet compartments in the second-floor lobby restrooms by February 27,2026.

The remaining portion of the project is on hold.
o Status as of March 19, 2026: Alternate toilet compartments at the second-floor restrooms have been installed. Installation of the water heater door is pending, expected to be installed March 26, 2026. Proposed contractor by management: “Jacome Construction / Golden State Builder” is nonresponsive to submitting a proposal for the City Council breakroom and single occupant restroom.

OPERATIONS AND MAINTENANCE DIVISION

The Operations and Maintenance (O&M) Division is the second half of Public Works' Operations at the Corporate Yard. This Division is responsible for maintaining infrastructure within the public right -of-way (ROW) to ensure public safety. Additionally, th e O&M Division is responsible for environmental and hazardous waste clean-up, signage, pavement markings, striping, streets – asphalt & concrete, sidewalk sweeping, materials abatement, and construction. O&M also works with solid waste management including demolition and waste diversion, used oil collection, solid and organic waste, and streetlight maintenance/signal light malfunctions, electronic & beverage container recycling management. The assets of the D ivision include warehouse inventory, fleet vehicles, and heavy equipment. O&M also provides landscaping by tree trimming, ROW maintenance, median maintenance, and parkway trees. These services enable the safe use of public spaces, enhance the cleanliness of the city, and provide greenery to increase the beautification of the public ROW.

PROJECT: CONCRETE SIDEWALK GRINDING
This is an ongoing maintenance operation throughout the year for safe pedestrian travel. o Location: Citywide
o Description: The project involves grinding sidewalks and pathways identified as requiring grinding due to uplifting or posing a hazard to pedestrians. o In-house staff will be grinding sidewalk lifts per maintenance zones 1-7 as needed to eliminate sidewalk hazards immediately.

Public Works Department March 2026 Monthly Report

PROJECT: ANNUAL CITYWIDE PAVEMENT MAINTENANCE
o Status as of January 16, 2025
 Award of contract (consideration) pending City Council approval.  Phase five (5) anticipated to start March/April 2025, contingent upon contract award by City Council.
o Status as of February 20, 2025:
 Contract awarded to All American Asphalt; Phase Five anticipated to start mid to late April.
o Status as of March 20, 2025: Citywide paving is scheduled to start mid to late April. o Status as of April 21, 2025: Phase Five is still on schedule to begin work mid to late April. o Status as of May 22, 2025: Phase Five is currently underway. The streets for Phases Six (6) and Seven (7) have been shared with the contractor.

Status as of June 18, 2025: Currently working on Phases 6 and 7 of the Annual Citywide Paving Maintenance Project.
o Status as of July 24, 2025: Phases 6 and 7 are complete. Stripping is being completed, along with finishing touches to the roadway.
o Status as of August 20, 2025: Phase 8 of the Annual Paving Project is scheduled to begin in late September.
o Status as of September 18, 2025: The Annual Paving project has been re-scheduled to start at the end of October.
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: Staff are meeting with the team on November 24, 2025, to begin coordinating the next phase.
o Status as of December 17, 2025: Contractor is addressing arterials ( Figueroa & Avalon) The list of streets for Phase 9 of citywide residential paving is currently being finalized. o Status as of January 22, 2026: Phase 9 of the Annual Paving Maintenance started as of January 19, 2026.
o Status as of February 19, 2026: Phase 9 is nearing completion and Phase 10 will start up as soon as weather permits.
o Status as of March 19, 2026: Phase 10 of the Annual Paving Maintenance began on March 19, 2026.

• PROJECT: ANNUAL CITYWIDE CONCRETE MAINTENANCE
o Status as of February 20, 2025: CJ Concrete completed the list of locations provided to them in Districts 1 and 2 during this period.
o Status as of March 20, 2025: No update
o Status as of April 21, 2025: No update
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: No update
o Status as of July 24, 2025: No update
o Status as of August 20, 2025: The next project, scheduled to begin in late August, will be completed by the Public Works Concrete Crew.
o Status as of September 18, 2025: No update
o Status as of October 23, 2025: No update
o Status as of November 20, 2025: No update
o Status as of December 17, 2025 : Amended contract approved at December 2, 2025, City Council Meeting.
o Status as of January 22, 2026: No update
o Status as of February 19, 2026: The concrete project on Santa Fe has begun and is currently awaiting completion of work by the tree crew. The asphalt crew will be performing a skin patch (overlay) on Avalon Boulevard from 223rd Street to Bay Street.

Public Works Department March 2026 Monthly Report

o Status as of March 19, 2026: Crews are working on Santa Fe Avenue concrete project.

• ENVIRONMENTAL SERVICES-ONGOING
o Perform regular routine patrol to identify and coordinate removal of illegal dumping, hazardous waste, and proper removal for bulky items.
o Monitoring construction & demolition projects for residents & businesses o Monitoring of street sweeping contractor.
o Perform Inspections & enforcement for SB 1383 – Organic Recycling, Edible Food Recovery, Food Recovery Organizations and Food Recovery Services o Interface with LA County Hazardous Waste Team to identify Haz. Mat. Items in the Right of Way.
o Status as of March 19, 2026: Preparing for the E-Waste Recycling and Paper Shredding event scheduled for Saturday, May 9, 2026.

• MAINTENANCE: CONCRETE & ASPHALT
o Location: Citywide
o Description: Monthly summary of work performed by City maintenance crews who regularly inspect the City’s infrastructure and perform preventive maintenance to ensure safe and cost-effective operations
o Status as of February 20, 2025:
 On-going maintenance, repair/replacement of asphalt pavement sections maintenance zones 1-7
 Sidewalk inspection per maintenance zones 1-7 grinding, ramping for safe pedestrian travel and/or replacement.
 On-going temporary repairs on Lomita Blvd. until CIP project takes place.  Respond and address service requests city -wide for pavement, sidewalks/curb & gutter, illegal dumping and overgrown vegetation by priority. o Status as of March 20, 2025:
o Asphalt crew is currently working paving Del Amo eastbound from Main Street to Kay Calas bridge.
o Concrete is finishing up concrete maintenance on Broadacres. o Status as of April 21, 2025: Northbound Figueroa between Del Amo Blvd and I405 concrete, curb and gutter project scheduled for completion on April 24, 2025. Del Amo Blvd from Main Street to Kay Calas Bridge concrete project is scheduled for completion on April 23, 2025.
o Status as of May 22, 2025: Continued sidewalk maintenance from service request and work orders and service request. On-going
o Status as of June 18, 2025: Currently removing and replacing sidewalks around Caroldale Elementary and 224th St now that school is out. Poured concrete at Calas Park in preparation for resurfacing pickle ball court. On-going o Status as of July 24, 2025: City crew continue to address sidewalk and pothole repairs, with city crews working in districts on a rotating basis every two weeks. o Status as of August 20, 2025: The Public Works Concrete Crew will be starting the largest in-house project to this date, on University Avenue. The project will begin at Pepperdine and extend right before Central. This major effort highlights the capacity of our in- house crew and will significantly improve accessibility and safety along University Avenue. See details below:
• Sidewalks: 10 feet wide on the Dominguez side of the street • Curb:8 inches high
• Project Lenth: 3,000 linear feet (Approximately three-quarters of a mile) Public Works Department March 2026 Monthly Report

o Status as of September 18, 2025: Concrete crew has begun working on installing sidewalks along University Avenue. Project is on-going.
o Sidewalk cleaning update: Abatement crew will be pressure washing sidewalks on Carson Street between Perry Ave and Martin Street as needed.
o Status as of October 23, 2025:
o Status as of November 20, 2025: Staff are working to complete sidewalk installation project on University Drive. Regular maintenance and c ompletion of daily service requests is ongoing.
o Status as of December 17, 2025: 800 linear feet of sidewalk installed on University Drive.

Skin patch with asphalt completed on Sepulveda near Intermodal Way to fill potholes.

Installation of speed cushions. Crew continues to work on daily work order requests.

Status as of January 22, 2026: University Drive sidewalk project is expected to be completed by the week of January 26, 2026. The Santa Fe sidewalk project will begin shortly after the University project is finished and will take place on the east side of the street from Del Amo to Dominguez. Asphalt team continues to perform citywide pothole repairs, while the abatement team is addressing service requests related to illegal dumping. o Status as of February 19, 2026: University Drive sidewalk project has been completed and work on Santa Fe will begin once the identified trees have been removed. The crew is scheduled to start pouring concrete on February 19, 2026. o Status as of March 19, 2026: Currently working on curbs, sidewalks, and gutters in Maintenance Zone 4. The sidewalk on Santa Fe Avenue is approximately 70% complete.

• MAINTENANCE: SIGNING & STRIPING AND GRAFFITI ABATEMENT o Location: Citywide
o Description: Monthly summary of work performed by City maintenance crews who regularly inspect the City’s infrastructure and perform preventative maintenance to ensure safe and cost-effective operations.
o Status as of January 16, 2025:
 Layout and re-striping of newly slurry sealed streets city-wide, weather permitting. • ONGOING
• Traffic signs & pavement marking maintenance citywide per maintenance zones one (1) through seven (7).
o Status as of February 20, 2025: Ongoing
 Fabricate and install new traffic signs per work orders from city engineering division and service requests from the public regarding damaged and missing  Graffiti Abatement citywide
 Restore/maintenance pavement markings per maintenance zones 1-7 o Status as of March 20, 2025:
 Fabricate and install new traffic signs per work orders from city engineering division and service requests from the public regarding damaged and missing  Graffiti Abatement citywide
 Restore/maintenance pavement markings per maintenance zones 1-7. o Status as of April 21, 2025: Ongoing
o Status as of May 22, 2025: Phase five of street maintenance has started. Layout and re- stripping of newly sealed streets will continue. On-going Status as of June 18, 2025: Continue to remove citywide graffiti. Red curb installation/ refresh around City Hall. Refresh/ paint yellow school zones. On-going o Status as of July 24, 2025: Continued efforts are underway to remove graffiti citywide, refresh curbs, repaint as needed, and re-fresh school yellow zone markings. o Status as of August 20, 2025: Responding to engineering request for ADA parking installations, and red curb designations to improve accessibility and traffic safety. Initiation of the annual restriping program for major streets throughout the city.

Public Works Department March 2026 Monthly Report

o Status as of September 18, 2025: Street sweeping signs will be installed on Wilmington between 213th and Carson Street to allow for weekly cleaning. o Status as of October 23, 2025:
o Status as of November 20, 2025: Continued striping throughout city in areas where street paving has been completed.
o Status as of December 17, 2025: Continued installation of traffic calming speed humps in intersections, identified by LASD, to prevent motorist s from performing street take-overs.

Completing daily work orders.
o Status as of January 22, 2026: Continue responding to the city ad citizen work orders for graffiti removal and completing engineering- directed street maintenance tasks throughout the city.
o Status as of February 19, 2026: Following the recent storms the maintenance crews have been responding to flooded areas by clearing debris and buildup from storm drain entrances and pumping water from the street.
o Status as of March 19, 2026: Ongoing

TREE MAINTENANCE: TRIMMING CITYWIDE
o Status as of April 21, 2025: No update
o Status as of May 22, 2025: As trees are being removed, the crew is also planting replacement trees. The tree crew follows a weekly schedule to water newly planted trees, ensuring their successful establishment and healthy growth. On-going o Status as of June 18, 2025: Partnering with West Coast Arborist (WCA) to pick up and plant trees on Figueroa Street. Water trees citywide. Staff will be using the water trailer and the water tanker.
o Status as of July 24, 2025: Chinese Pistache trees planted on Eddington Dr. Planting of 19 Crepe Myrtle and Pink trumpet trees are pending approval on 224th St. Progress continues with daily trimmings throughout districts.
o Status as of August 20, 2025: Continue trimming of trees at parks and throughout maintenance zones for safety, visibility, and tree health. Planting Crepe Myrtle, Pink Trumpet, and Strawberry trees to fill vacancies. City -wide tree watering continues to be a primary focus to support and maintain the health of newly planted trees. o Status as of September 18, 2025: Tree trimming at Anderson Park has been completed in preparation for the Jazz Festival. Crews are trimming trees at Dominguez Park for the Country Western Festival. Next, crews will begin trimming Carson Park Palm and Coral trees.
o Status as of October 23, 2025:
o Status as of November 20, 2025: Planting multiple Crepe Myrtle and Pink Trumpet trees in District 4. Continued trimming for clearance throughout the city. o Status as of December 17, 2025: Gold medallions and Pink Trumpets currently being planted on Santa Fe. Continue to complete work order requests. o Status as of January 22, 2026: The crew is planting Chinese Pistache trees along University Drive. Post Grande Street for tree planting. Continuing to fill tree vacancies across the city while ensuring that all removed trees are replaced and addressing daily work order requests. Awarding the Urban Forestry Master Plan to West Coast Arborists. o Status as of February 19, 2026: In collaboration of the Santa Fe project, the tree crew is removing the trees to allow the concrete work to proceed. Once the concrete work is finished, new trees will be planted to replace those that were removed. o Status as of March 19, 2026: Collaborating with the concrete crew planting thirty new trees along Santa Fe Ave. Currently planting new trees in vacancies throughout the city.

Public Works Department March 2026 Monthly Report

FLEET AND FACILITIES MAINTENANCE DIVISION

The Fleet & Facilities Maintenance Division is the second half of Public Works’ operations at the Corporate Yard. It is responsible for the maintenance and repair of the municipal and park facilities in addition to the City’s fleet vehicles and heavy equipment. These services enhance the cleanliness of the city, enable the safe use of public spaces, and provide greenery to increase the beautification of the city.

• PW 1640: PARK PLAYGROUND RUBBERIZED SURFACE REPLACEMENT o Location: All Parks that have rubberized play surfaces. Dolphin Park excluded. o Description: Replace the damaged and worn-out rubberized play surface at all parks o Status: ON HOLD
 City staff have used all available materials and are preparing a Purchase Order for additional materials to continue repair work.
o Status as of July 25, 2024: ON GOING
o Status as of August 26, 2024: ON GOING
o Status as of April 21, 2025: City staff continue to patch deteriorated areas at playgrounds city wide.
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: City staff continue to patch deteriorated areas at playgrounds city wide.
o Status as of July 24, 2025: Replaced all the damaged and worn- out rubberized play surfaces at all parks except at Dolphin Park.
o Status as of August 20, 2025: No update
o Status as of September 18, 2025: Currently patching at Dominguez Park. o Status as of October 23, 2025: Ongoing
o Status as of November 20, 2025: Ongoing patching needed. o Status as of December 17, 2025: No update
o Status as of January 22, 2026: No update
o Status as of March 19, 2026: Ongoing

• PW 1712: PARK HVAC SYSTEMS
o Location: All Parks
o Description: Assess and replace over 50 HVAC units that are past their useful and serviceable life at all 12 park facilities. Design and install brand new HVAC at Veterans Park and Gym.
o Status: Anderson Park, Dolphin Park Office, Foisia Park Office have been completed. o Current Phase: PROJECT ONGOING
o Status as of March 20, 2025: 3 New Package Units installed at Hemingway Park. o Status as of April 21, 2025: Ongoing
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: Additional AC Units procured for Stevenson Park Gym and Dominguez Park – Aquatics Center.
o Status as of July 24, 2025: Continuing to assess, replace and modernize over 50 HVAC units at all 12 park facilities.
o Designing and planning installation of brand-new HVAC system at Veterans Park and Gym. o Status as of August 20, 2025: Installation of AC Units at Stevenson Park (North Building) and Dominguez Park (Aquatics Center) have both been completed.

Public Works Department March 2026 Monthly Report

o Status as of September 18, 2025: Procuring additional HVAC system for Stevenson Park. o Status as of March 19, 2026: Three HVAC units are on order for procurement.

• PROJECT 1630: ELECTRICAL PANEL UPGRADE
o Location: Anderson Park
o Description: Install new electrical panel and switch gear o Status as of September 21, 2023: Staff soliciting proposals. o Status as of February 21, 2024: Three proposals received. o Status as of March 18, 2024: Going to City Council Meeting on May 7 , 2024, to award contract.
o Status as of April 24, 2024: City Attorney’s Office is drafting contract. o Status as of May 20, 2024: Currently being advertised in four trade journals per City Attorney’s direction.
o Status as of June 20, 2024: No update
o Status as of July 25, 2024: No update
o Status as of August 26, 2024: In procurement
o Status as of January 16, 2025: No update
o Status as of February 20, 2025: No update
o Status as of March 20, 2025: Electrical switchgear and fabrication at Anderson Park o Status as of April 21, 2025: Currently constructing a custom-made s witch gear panel approximately six (6) months out to completion.
o Status as of May 22, 2025: No update
o Status as of June 18, 2025: Currently being fabricated o Status as of July 24, 2025: Currently being fabricated o Status as of August 20, 2025: Currently being fabricated o Status as of March 19, 2026: Soliciting proposals

• CITY HALL BACK-UP GENERATOR
o Location: City Hall
o Description: Making necessary repairs to the back-up generator at City Hall. o Status as of May 22, 2025: No update
Status as of June 18, 2025: Repairs are currently in procurement o Status as of July 24, 2025: Currently, making necessary repairs to the back -up generator at City Hall.
o Status as of August 20, 2025: Pending scheduling
o Status as of September 18, 2025: Parts have been ordered o Status as of October 23, 2025: No update
o Status as of November 20, 2025: Parts have been ordered, repairs scheduled for February 2026.
o Status as of March 19, 2026: Parts have been received and installation is being coordinated.

• MODERNIZATION OF CITY VEHICLES TO ELECTRICAL VEHICLES o Location: Citywide
o Description: To improve air quality, reduce noise pollution, and lower greenhouse gas emissions.
o Status as of July 24, 2025: IFB Bid Opening was March 27, 2025, to purchase three (3) new Chevy Colorado LT Trucks. Lowest Bid was from TMAG Hemet F, LLC for $112,035.36  IFB Bid Opening was 6/5/25 to purchase eight (8) n ew 2025 Chevy LT FWD Mid- Size SUV Trucks. Lowest Bid was from Winner Chevrolet for $246,459.20 o Status as of August 20, 2025: 3 New Chevy Colorado LT Trucks and 3 New Chevy Blazers have been received.

Public Works Department March 2026 Monthly Report

o Status as of September 18, 2025: Seven (7) Mid-Size SUV have been ordered, estimated arrival is mid-October.
o Status as of October 23, 2025: Vehicles have been delivered, being inventoried and prepped to be put into service
o Status as of November 20, 2025: Eight (8) EV vehicles have been put into service, five additional EV’s are on order.

CITY OF CARSON

INFORMATION TECHNOLOGY & SECURITY
Capital Project Updates
March 2026
1 1. WIFI IN PARKS:

Description: WiFi Internet access at all City facilities to increase public safety, education, programs, and events.

Contract 1st Vendor: Datagear, Inc.
2nd Vendor: SkyNet Communications, Inc.

Term 3-year maintenance
Budget $420,272 ($350,000 [ARPA] + 70,272)
Current Spend $286,373.60 (68.14%)
Timeline May 15, 2023 – March 18, 2024
Status COMPLETED
Additional
Information
• Datagear completed seven (7) parks (Mills,
Carson, Veterans, Foisia, Stevenson, Anderson &
Dominguez). Notice of termination issued to
Datagear, on December 4, 2023.
• Replacement vendor, SkyNet Communications
completed the remaining five (5) parks in 5 days.

Park Completion Summary:

All 12 parks completed (100%)

2 2. TYLER UPGRADE / ENERGOV IMPLEMENTATION:

Description: Upgrade Tyler Munis to latest version, enable Cloud access, and add inventory module. Implement new planning, permitting, licensing, asset management, and citizen request software platform Energov.

Contract Tyler Munis/Integrated Technology Partners
Term 6 years
Budget 1.3M [ARPA]
Current Spend $921,965 incurred to date
Timeline September 30, 2022 - June 30, 2025
Status COMPLETED
Additional
Information
• Employee Access Module - Complete
• EP&L Planning Module - Complete
• EP&L Permitting Module - Complete
• Open Finance (Socrata) Module - Complete
• 311 Civic Access Module - Complete
• EP&L Business License Module - Complete
• Enterprise Asset Management (EAM) Module – Complete

Tyler Modules Completion Summary:
7 modules completed (100%)

3 3. CITY HALL COUNCIL CHAMBERS AUDIO/VIDEO IMPROVEMENT Description: Upgrade Council Chambers broadcast equipment.

Contract Western AV
Term 5 years
Budget 550,000.00
Current Spend $542,544.57
Timeline December 1, 2023 - December 31, 2025
Status COMPLETED
Additional
Information
• RFP issued 12/1/23.
• Notice of Intent to Award 1/23/24.
• Contract Executed 5/1/24.
• Audiovisual Hardware Installation Complete.
• Agenda Management/AV Control Software
Implementation Complete.
• Agenda Management/AV Control Software Staff
Training Complete.
• Systems Testing and Punch List Item Complete.
• Project Completed 2/18/25.

Audio/Video Improvement Completion Summary:

Project completed (100%)

4 4. NETWORK SERVICES RELOCATION:

Description: Ensure rapid recovery, accessibility, and increased security for all business-critical application services by relocating to a more equipped offsite location.

Contract Coloexchange.com a California Corporation
Term 5 years
Budget $30,669.95
Current Spend $21,569.95
Timeline December 1, 2023 – January 31, 2026
Status COMPLETE
Additional
Information
• RFP issued 12/1/23.
• Sole bid rejected 1/23/24.
• Data Center Colocation award to vendor 4/2/24.
• Contract Executed.
• Phase 1 Relocation completed 8/19/24.
• Phase 2 Relocation completed 1/31/26.

Network Services Relocation Summary:

Project completed (100%)

5 5. CITYWIDE MUNIICIPAL FIBER OPTIC NETWORK PHASE 1
Description: Launching Carson’s first high-speed fiber optic network, bringing faster, more reliable connectivity to parks across Districts 1, 2, 3, and 4.

Contract HP Communications, Inc.

Term 5 years
Budget $27,000,000.00
Current Spend $1,587,335.88
Timeline January 1, 2025 – June 30, 2026
Status ON SCHEDULE
Additional Information • Pre-Construction meeting
completed on 12/1/25.
• Materials have been ordered and
are being stored onsite.
• Groundbreaking ceremony
completed.
• Transtech agreement completed.
• Council approval received for
Interfund Loan.
• Engineering permit received on
3/4/26.
• Construction began 3/11/26.
• Traffic Control Package in
progress: 45% of approvals
received.

Citywide Municipal Fiber Optic Network Phase 1 Summary:

6 6. OPENGOV IMPLEMENTATION
Description: Implement OpenGov to streamline procurement and contract processes by centralizing workflows, improving transparency, and enhancing coordination and communication between City and bidders. This will reduce manual tasks and increase efficiency.

Contract OpenGov
Term 5 years
Budget $301,049.78
Current Spend $95,911.01
Timeline December 1, 2025 – November 30, 2030
Status ON SCHEDULE
Additional Information • Kickoff meeting completed on
2/26/26.
• System Administrator Training
completed on 3/19/26.

OpenGov Implementation Summary:

7 7. MULTIFUNCTIONAL DEVICES IMPLEMENTATION
Description: Replacement of the City’s aging fleet of multifunction devices with modern, shared units across workgroups, enabling efficient printing, scanning, faxing, and copying through centralized machines.

Contract Ricoh USA
Budget $307,108.20
Current Spend $0
Timeline January 5, 2026 – May 28, 2026
Status ON SCHEDULE
Additional Information • Council approval received on
2/17/26 for Ricoh USA.
• Purchase order received on 3/11/26.
• Deliveries began 3/20/26.

Multifunctional Devices Implementation Summary:

1 Public Safety Emergency Management Updates

Project Name Comprehensive Camera Coverage: City Facilities and Parks Service Provider Johnson Controls
Summary The Public Safety department is spearheading an initiative to implement video surveillance camera systems across all City and Park facilities. This proactive measure aims to discourage criminal activities and capture video evidence of any unlawful incidents. The objective is to enhance safety by reducing criminal incidents, creating a secure environment for both residents and park users.

Update
We have successfully implemented video surveillance and access control systems at multiple parks and are now expanding these efforts to further strengthen coverage citywide. The current phase includes the installation of additional pole mounted cameras and full integration of these upgrades into the City’s existing security infrastructure to enhance real time visibility and coordination.

Our team is continuing to review how our system is working and looking at ways to make it faster and more reliable. These efforts support our goal of keeping Carson safe and welcoming for residents, visitors, and staff.

City Council has approved additional camera installations, including expanded coverage at our Mini Parks, with work beginning. We are also coordinating with Public Works and IT to finalize camera locations and connectivity needs at parks that are currently being expanded.

2 Project Name Citywide Fire Alarm Repairs and Enhancements Service Provider West Coast Fire & Integration
Summary July 5, 2022, Council approved the West Coast Fire & Integration contract for maintenance and monitoring services for all city fire systems from July 1, 2022, to June 30, 2027. Enhancing fire detection and safety for all facility users.

Update City staff is continuously working to enhance fire systems across all municipal facilities to align with the highest safety standards.

Project Name Citywide Intrusion Project
Service Provider TBD
Summary City Council has approved the Citywide Intrusion Project, which will modernize security systems across all parks and City facilities. These upgrades will replace current equipment with more updated, reliable technology, helping us better protect our spaces and enhance safety for the community.

Update The RFP has officially closed, and panel evaluations are complete. A vendor has been selected. We are now moving into contract negotiations, followed by bringing the agreement forward for approval. Once approved, we will begin project planning, scheduling, and implementation.

Project Name Public Safety/Emergency Services Community Initiatives Service Provider Public Safety/Emergency Services Department Summary Public Safety and Emergency Services Community Initiatives encompass a range of proactive efforts aimed at fostering safer and more resilient community. These initiatives typically involve engagement with the public, educational programs, and collaborative events. They focus on building positive relationships between law enforcement, emergency services personnel, and the community, ultimately enhancing preparedness and trust. Examples include public education on safety measures, community outreach events, and meetings to empower local leaders. Such initiatives are pivotal in strengthening the overall safety and well-being of a community.

Update Our Public Safety Engagement Officers will begin focused operations in areas of concern, including the MLK Library and Carson Street Library. Evening efforts will focus on connecting with individuals who remain after hours, offering support and resources. We will continue working closely with the Los Angeles County Sheriff’s Department Carson Station HOST Team to address community concerns.

Parking and Code Enforcement teams are also conducting proactive outreach and enforcement related to game day impacts, including vendor compliance and Permit Zone F requirements.

Our next Public Safety event is RX Takeback Day on Saturday, April 25, from 10:00 a.m. to 2:00 p.m. at the Carson Sheriff’s Station. Community members are encouraged to safely dispose of unused or expired medications. For more information, please contact Public Safety.

3 Project Name Enhancing Traffic Safety: Analysis of Accident Reduction and LPR Camera Deployment
Service Provider Motorola Solutions
Summary The consultant will supply the city with the most up-to-date version of the L-Series Rapidly Deployable Solar Powered Camera. This camera system, known as an Automatic License Plate Recognition (LPR) camera, will assist the City, in collaboration with the Los Angeles County Sheriff's Department, in capturing essential investigative information and enhancing the safety of its residents. These cameras will be strategically positioned in specific locations throughout the city, including public rights of way and entrances to city facilities.

The LPR system will collect comprehensive vehicle data, including make, model, color, and speed, both during daytime and nighttime conditions. The City's Public Safety department is working in partnership with LASD and Public Works to decrease traffic accidents within the city. Staff members have created data maps, and the Traffic Engineering Division will assess these maps to identify any recurring patterns and make infrastructure adjustments as necessary.

Update Current locations of our ALPR Trailers:

We are seeing an increase in illegal dumping at 18905 Anelo Avenue. A trailer has been deployed to provide added visibility and serve as a deterrent.

The Sepulveda Boulevard/Intermodal Way area has experienced a decrease in illegal activity due to increased messaging and the deployment of the trailer.

The Santa Fe Avenue/Dominguez area is being targeted for truck speeding deterrence.

Our fourth trailer will be deployed at Galaxy Games and events at Dignity Health Sports Park to support enforcement efforts.

Project Name Upgrading Radio Systems Project
Service Provider Mission Critical Information Systems
Summary In 2021, the City Council granted approval for the 'Radio Upgrade Project,' which allocated funds for the procurement of radios, radio equipment, batteries, and chargers necessary for transitioning the City from its UHF radio system to the Los Angeles Regional Interoperability Communication System (LA-RICS).

Subsequently, the City Council sanctioned a contract with Mission Critical Information Systems to oversee the installation and programming, thus marking the successful completion of Phase 2 of the project. In September 2022, the City of Carson formalized a Hold Harmless Agreement with LA-RICS, granting the city the privilege of utilizing the platform.
4 Update We’re pleased to share that radio installations have been completed across multiple departments, improving communication citywide. The distribution of Motorola APX4500 mobile radios is also complete, supporting better coordination and reliability in daily operations.

Radios will continue to be updated and maintained to ensure they are working at their best. Staff who use radios day-to-day will be invited to upcoming trainings to support proper use and maximize effectiveness.

Public Safety is also working to complete mobile radio installations for the new Public Works fleet.

Project Name Organizational Resilience: Internal Emergency Management Training Service Provider Westward Disaster
Summary The city is responsible for the operation and management of its Emergency Operations Center (EOC), with the aim of enhancing preparedness, response, and recovery capabilities for emergencies and large-scale events. The consultant will furnish subject matter experts and instructors to aid in the creation and execution of a tailored EOC training program for city department staff.

Update
We recently completed our final round of position-specific trainings, along with a functional tabletop exercise, both of which had a great turnout and strong engagement from staff. With the completion of our new Emergency Operations Center (EOC), one of our goals is to get our team trained and ready to effectively staff and operate during emergencies and large-scale events.

Public Safety Emergency Management will continue to offer ongoing trainings to further strengthen staff knowledge and preparedness as we plan for upcoming large- scale events in Carson.

CITY OF CARSON

File #: Version:

Report to Honorable Mayor and City Council
Tuesday, April 7, 2026, 5:00 PM
DISCUSSION 33. To: Honorable Mayor and City Council From: Dr. Khaleah K. Bradshaw, City Clerk CCO Administration Subject: CONSIDERATION OF ONLY LOCAL UNCONTESTED APPOINTMENTS TO THE CITY’SCOMMISSIONS, COMMITTEES, AND BOARDS, AND CITY AFFILIATED ORGANIZATIONS BY MAYOR ANDCITY COUNCIL AND CONSIDER ALL (CONTESTED AND UNCONTESTED) APPOINTMENTS TO ALLCOMMISSIONS (CITY COUNCIL) I. SUMMARY
This item is on the agenda to consider only uncontested appointments of City Commission, Committee, andBoard members in accordance with the City Charter, Article VI, by Mayor and City Council. Also, consider all (contested and uncontested) appointments to all commissions and also considerappointments to City Affiliated Organizations. Pursuant to Section 602 of the City Charter provides, in part, the mayor and each member of the city councilmay appoint one member to a position on each City board or City commission, and the remainingmembership positions shall be appointed by the mayor and approved by a majority of the city council,including the three alternates. At the March 17, 2026, City Council meeting, Mayor Lula Davis-Holmes continued this item to a futuremeeting.

II. RECOMMENDATION
TAKE the following actions:

1. CONSIDER and only APPOINT uncontested members to the City Commissions, Committees, and Boards;

2. CONSIDER and APPOINT all (contested and uncontested) members to all commissions except Planning Commission and Environmental Commission;

3. CONSIDER and APPOINT members to City Affiliated Organizations;

4. DIRECT the City Clerk to notify all affected appointments of this action in writing;

5. IF APPLICABLE, DIRECT the City Clerk to post and publish in accordance with the Maddy Act III. ALTERNATIVES
N/A
701 East Carson Street
IV. BACKGROUND
Every two years after the municipal election, most Commission and Board appointments expire. As unscheduled vacancies occur and/or members are frequently absent, it is best practice to consider new appointments.

Invitations to submit an appointment application for all interested person(s) were posted in accordance with the Maddy Act. Applications for individuals requesting appointments were previously provided under separate cover to the Mayor and City Council.

V. FISCAL IMPACT
Funds for member stipends are already budgeted for Fiscal Year 2025-2026.

VI. EXHIBITS
None

Attachments
Exhibit 1 - April 7, 2026, Agenda Report.pdf
*
** M
a
Mayor's uncontested
Denotes vacated seat
I. COMMISSIONS
[1] Economic Development Commission
Established by: Ordinance No. 00-1191. §1 (CMC §27104.1); Ordinance No. 21-2108 Membership:

Qualification:

Meetings:

Staff Liaison:

Support Staff:

Appointed Term Expires
Aldridge Jr., Ray (LDH)** 12-06-22 11-30-26
Childers, Christopher (CH) 12-06-22 11-30-26
Embry, Darren (LDH) 04-04-23 11-30-26
Kelley, Blake (LDH) 04-04-23 11-30-26
Jimenez, Trini (AR) 12-06-22 11-30-26
Luevano, Jose (JH) 06-17-25 11-30-26
Sparrow, Clyde (LDH) 04-04-23 11-30-26
Wallace, Deborah (LDH) 04-04-23 11-30-26
Baddeley, Kevin (JD) 06-17-25 11-30-26
Cordova, Ted (LDH) Alt. 1 04-04-23 11-30-26
Ibarra, Victor (LDH) Alt. 2 02-06-24 11-30-26
Vacant (LDH) Alt. 3 11-30-26

CITY OF CARSON

LOCAL APPOINTMENTS LIST FOR

COMMISSIONS, COMMITTEES, AND BOARDS
(Pursuant to Government Code Section 54970 et seq.)
NOTICE IS HEREBY GIVEN that the current terms for the following Commissioners, Committee and Board Members will expire as indicated for the respective bodies listed. Any interested resident of the City of Carson, California is eligible to serve on any of the below-named commissions, committees, or boards unless otherwise specified. Applications are available at the City Clerk's Office by request at (310) 952-1720.

The following appointed positions may receive compensation John Raymond, Asst. City Mgr x1773;
Article VI, §602 of the City Charter: To be qualified for appointment, the member shall be a qualified elector of the City, shall be domiciled in the City for at least sixty (60) days immediately preceding their appointment, and shall continue to reside in the City for the duration of his or her tenure, unless otherwise provided by ordinance.

The mayor and each member of the city council may appoint one member to a position on each City board, committee or commission, and the remaining membership positions shall be appointed by the mayor and approved by a majority of the city council, including the three alternates.
9 members; 3 alternates
Shall be and remain a resident of, or have a place of employment or business in the City of Carson, and be at least 18 years of age. Shall include representatives of all major sectors of the Carson business community as determined in the sole discretion of the City Council.

Sandy Solis, Division Secretary x1325
1st Thursday, 8:00 a.m., Executive Conference Room
Agenda Report April 7, 2026
Exhibit 1 1
[2] Environmental Commission*
Established by: Ordinance No. 70-128; §1 (CMC §2750); Ordinance No. 21-2103 Membership:

Qualification:

Meetings:

Staff Liaison:

Support Staff:

Analyst x1636; Kristin Smith, Council Aide x1743
Appointed Term Expires
Vacant (JH) 11-30-26
Swayzer, Ezekiel (LDH) 12-03-24 11-30-26
Hopson, Lillian (LDH)** 12-03-24 11-30-26
Ford, Brittney (LDH) 05-21-25 11-30-26
Koons, William (JD) 12-03-24 11-30-26
Peralta, Maribel (AR) 01-07-25 11-30-26
Hunt, Joseph (LDH) 05-21-25 11-30-26
Taylor, Hourie (CH) 12-06-22 11-30-26
Watkins, Freeman (LDH) 12-03-24 11-30-26
Vacant (LDH) Alt. 1 11-30-26
Vacant (LDH) Alt. 2 11-30-26
Vacant (LDH) Alt. 3 11-30-26
[3] Human Relations Commission*
Established by:

Membership: 11 members (7 general, 2 youth, 2 w/ a focus on disability-related matters); 3 alternates Qualification:

Meetings: 3rd Wednesday, 6:30 p.m., City Manager Conference Room Staff Liaison: Cac Le, Council Aide x1722
Support Staff:

Appointed Term Expires
Junio, Teresita (LDH) 12-03-24 11-30-26
Calhoun, Jill (AR) 12-06-22 11-30-26
Davenport, Kimberley (JH) 04-04-23 11-30-26
Fuentes, Sonia (JD) 12-02-25 11-30-26
Ramos, Jessica (LDH) 12-03-24 11-30-26
Reed, Cassandra (CH) 12-06-22 11-30-26
Russ, Harriett (LDH)** 12-03-24 11-30-26
Ifeacho, Dr. Chinyere (LDH) Alt. 1 12-03-24 11-30-26
Viernes, Irene (LDH) Alt. 2 12-03-24 11-30-26
Ahaiwe-Simpson, Stacy (LDH) Alt. 3 02-17-26 11-30-26
Thompson, Audra (LDH) Disability Advocate Member 10-21-25 11-30-26 Padua, Luz Disability Advocate Member 10-21-25 11-30-26 Paxton, Cameron (LDH) Youth 02-18-25 06-30-26
Vacant (LDH) Youth 06-30-26
Shall be and remain a resident of the City of Carson and be at least eighteen (18) years of age at the time of the member's appointment
Shall be a resident of the City of Carson. Youth members shall be 16-21 years of age, enrolled in school at time of appointment, maintain a 2.0 GPA, shall have interest in human relations.

Ordinance No. 74-294; Ordinance No. 87-812, §1; Ordinance No. 89-883,§1 1st Wednesday, 6:30 p.m. (Executive Conference Room)
Jessica Coria, Division Secretary x1823; Evelyne Carmona, Senior Administrative 9 members; 3 alternates
Reata Kulcsar, Innovation & Sustainability Officer x1312 Agenda Report April 7, 2026
Exhibit 1 2
[4] Parks, Recreation and Cultural Arts Commission*
Established by: Ordinance No. 69-65 (CMC §2735); Ordinance No. 21-2106 Membership: 9 members; 3 alternates
Qualification:

Meetings: Last Thursday, 6:30 p.m. (Executive Conference Room) Staff Liaison: Michael Whittiker Jr., Director of Community Services x3571 Support Staff: Kimberly Madrigal, Administrative Secretary x3581 Appointed Term Expires
Cainglet, Jesus-Alex (CH) 12-06-22 11-30-26
Cortado, Kimberly (JH) 06-20-23 11-30-26
Dahilig Jr., Cesar (LDH) 12-03-24 11-30-26
Lawrence, Shannon (LDH) 12-03-24 11-30-26
Gonzalez, Walter (LDH) 12-03-24 11-30-26
Hilliard, Kisa (JD) 12-03-24 11-30-26
Hunter, Edwina (AR) 12-06-22 11-30-26
Langston, DeAnthony (LDH) 12-03-24 11-30-26
Johnson, Jo Jacqueline (LDH)** 04-01-25 11-30-26
Brown Sr., Kelvin (LDH) Alt. 1 12-03-24 11-30-26
Vacant (LDH) Alt. 2 11-30-26
Brillantes, Rudolfo (LDH) Alt. 3 12-03-24 11-30-26
[5] Planning Commission*
Established by: Ordinance No. 13, §1 (CMC §2700); § 606 of the City Charter Membership: 9 members; 3 alternates
Qualification:

Monthly Meeting: 2nd and 4th Tuesday, 6:30 p.m. (City Council Chambers) Staff Liaison: Christopher Palmer, Economic Development Mgr. x1365 Support Staff: McKina Alexander, Planning Mgr x1326; Laura Gonzalez, Planning Secretary x1328 Appointed Term Expires
Diaz, Louie (JD) 12-03-24 11-30-26
Docdocil, Frederick (LDH)** 12-03-24 11-30-26
Guerra, Carlos (LDH) 12-03-24 11-30-26
Balgimino, Jay (AR) Pending Oath 02-03-26 11-30-26
Huff, Del (LDH) 12-03-24 11-30-26
Wilson, Leticia (LDH) 12-03-24 11-30-26
Mfume, DeQuita (LDH) 12-03-24 11-30-26
Johnson, Clarence (JH) 03-19-24 11-30-26
Thomas, Dianne (CH) 12-06-22 11-30-26
Montecarlo, Jaime (LDH) Alt. 1 12-03-24 11-30-26
Vacant (LDH) Alt. 2 11-30-26
Vacant (LDH) Alt. 3 11-30-26
Resident of the City of Carson
Resident of the City of Carson
Agenda Report April 7, 2026
Exhibit 1 3
[6] Public Relations Commission*
Established by: Ordinance No. 01-1239, §2 (CMC §27105.1) Membership: 9 members; 3 alternates
Qualification:

Meetings: 4th Tuesday, 12:00 p.m. (City Manager Conference Room) Staff Liaison: Danielle Hasley, Public Information Analyst x1606 Support Staff: Christine Foisia, Senior Clerk x1740
Appointed Term Expires
Eatman, Sonya (LDH) Community Representative 12-03-24 11-30-26 Waddis, Dorcas (LDH)* Community Representative 06-17-25 11-30-26 Stewart, Linda (LDH) Community Representative 12-03-24 11-30-26 Sandoz, Jeretta (AR) Community Representative 12-03-24 11-30-26 Ross, Dorothy (JD) Public Relations Specialist 12-03-24 11-30-26 Nunley, Madalyn (LDH) Public Relations Specialist 12-03-24 11-30-26 Pitcher, Pamela (LDH) Public Relations Specialist 12-03-24 11-30-26 Smith, Byron (CH) Public Relations Specialist 03-06-24 11-30-26 Price, Dr. Denice (JH) Public Relations Specialist 04-04-23 11-30-26 Washington, Deborah (LDH) Alt. 1 06-17-25 11-30-26
Smith, Shirley (LDH) Alt. 2 03-03-26 11-30-26
Page, Brent (LDH) Alt. 3 02-18-25 11-30-26
[7] Public Safety Commission*
Established by: Ordinance No. 99-1160 § 1; Ordinance No. 01-1239 § 1 (CMC §27103.6); Ordinance No. 21-2104
Membership: 9 members; 3 alternates
Qualification:

Meetings: 3rd Thursday, 6:30 p.m. (Executive Conference Room) Staff Liaison: Priscilla Palma, Division Secretary x1787 Support Staff: Vacant
Appointed Term Expires
Allen, Jeffrey (LDH) 12-03-24 11-30-26
Arnold, Keith (LDH) 12-03-24 11-30-26
Flinton, Lawrence (AR) 08-06-24 11-30-26
Dacus, Samuel (LDH) 12-03-24 11-30-26
Dorsey, Donnie (CH) 12-06-22 11-30-26
Lewis, Prentiss (JH) 04-04-23 11-30-26
Rivers, Angela (LDH) 12-03-24 11-30-26
Romero, Heidi (LDH)** 12-03-24 11-30-26
Cogut, Louis (JD) 12-03-24 11-30-26
Wilson, Michael (LDH) Alt. 1 12-03-24 11-30-26
Brown, Randy (LDH) Alt. 2 12-03-24 11-30-26
Vacant (LDH) Alt. 3 11-30-26
Shall be a resident of the City of Carson and be at least eighteen (18) years of age at the time of the member’s appointment.

Shall reside or be employed in the City of Carson and be at least eighteen (18) years of age at the time of the member’s appointment.

Agenda Report April 7, 2026
Exhibit 1 4
[8] Public Works Commission*
Established by: Ordinance No. 99-1181 § 2 (CMC § 2798.6) Membership: 9 members; 3 alternates
Qualification:

Meetings: 2nd Monday, 6:30 p.m. (Executive Conference Room) Staff Liaison: Gilbert Marquez, Principle City/Civil Engineer x1813 Support Staff: Taelour C. James, Division Secretary x1801 Appointed Term Expires
Fields, Brandon (AR) 02-03-26 11-30-26
Calhoun, James (JD) 01-20-26 11-30-26
Fe'esago, Uli (LDH) 01-20-26 11-30-26
McNichols, Ryan (LDH) 12-03-24 11-30-26
Vacant (LDH) 11-30-26
Benson, Melvin (CH) 07-18-23 11-30-26
Nweke, Chike (LDH)** 11-30-26
Martin, Jr., Marion (LDH) 12-03-24 11-30-26
Todd Griffin, Kellie (JH) 01-07-25 11-30-26
Obiora, Emmanuel (LDH) Alt. 1 12-03-24 11-30-26
Holloway, John (LDH) Alt. 2 01-20-26 11-30-26
Wilson, Daniel (LDH) Alt. 3 01-20-26 11-30-26
[9] Senior Citizens Advisory Commission*
Established by: Ordinance No. 97-1119, § 1 (CMC § 2799.6) Membership: 11 members; 3 alternates
Qualification:

Meetings: 2nd Monday, 4:00 p.m. (Community Center, Carson/Dominguez room) Staff Liaison: Mike Whittiker Jr., Dir. of Comm. Srvs. x1780; Dani Cook, Human Srvs. Supv. X04/04/2380 Support Staff:

Appointed Term Expires
Graves, Shirley (LDH)** 12-03-24 11-30-26
Lopez, Delia (LDH) 12-03-24 11-30-26
Leverette, Ernestine (AR) 05-06-25 11-30-26
Dunn, Linda (LDH) 12-03-24 11-30-26
Bates, Billye (LDH) 12-03-24 11-30-26
Patterson, Patricia (LDH) 12-03-24 11-30-26
Ronquillo, Myrna (JD) 12-03-24 11-30-26
Ruiz-Raber, Julie (CH) 12-06-22 11-30-26
Seymore, Dr. Vergie (JH) 04-04-23 11-30-26
Simpson-Lott, Darlene (LDH) 12-03-24 11-30-26
Walker, Itelia (LDH) 12-03-24 11-30-26
Brown, LaRhonda (LDH) Alt. 1 12-03-24 11-30-26
Vacant (LDH) Alt. 2 11-30-26
Davis, Pauline (LDH) Alt. 3 12-03-24 11-30-26
Brenda Reed, Senior Clerk x1775;
Have interest, experience or ability in construction, transportation, traffic, or circulation areas to ensure that traffic, vehicle parking, bikeways, and transportation systems and other City facilities are regulated and constructed in a manner calculated to best provide for the safety and welfare of the public. Shall be and remain a resident of, or have a place of employment or business in, the City of Carson, and be at least eighteen (18) years of age at the time of the member’s appointment.

Resident of the City of Carson and be at least 50 years of age at the time of appointment.

Agenda Report April 7, 2026
Exhibit 1 5
[10] Veterans Affairs Commission*
Established by: Ordinance No. 99-1154, § 1 (CMC § 27102.6) Membership: 11 members; 3 alternates
Qualification:

Meetings: 3rd Monday, 6:00 p.m. (Veterans SportsComplex - Activity Room) Staff Liaison: Kisheen Tulloss, Council Aide x1711
Support Staff: Mikala Multiauaopele, Division Secretary x3557 Appointed Term Expires
Batucal, Arthur (JH) 04-04-23 11-30-26
Boyd, Robert (JD) 12-03-24 11-30-26
Branch, Jr., Roger (LDH) 12-03-24 11-30-26
Da Silva, Manuel (LDH) 12-03-24 11-30-26
Raber, Brian (CH) 12-06-22 11-30-26
Salomon, Emmanuel (LDH) 12-03-24 11-30-26
Mosequera, Nemie P. (LDH)** 12-03-24 11-30-26
Woods, Richard (LDH) 12-03-24 11-30-26
Woods, Thomas (LDH) 12-03-24 11-30-26
Seay, Al (LDH) 12-03-24 11-30-26
Wilvert, Karl (AR) 12-06-22 11-30-26
Vacant (LDH) Alt. 1 11-30-26
Vacant (LDH) Alt. 2 11-30-26
Vacant (LDH) Alt. 3 11-30-26
Shall be a resident of the City of Carson and be at least eighteen (18) years of age at the time of the member’s appointment.

Agenda Report April 7, 2026
Exhibit 1 6
[11] Women's Issues Commission*
Established by: Ordinance No. 02-1246, § 1 (CMC § 27106.6) Membership: 9 members; 3 alternates
Qualification:

Meetings: 4th Monday, 6:00 p.m. (City Manager Conference Room) Staff Liaison: Keichun Graves, Council Aide x1799
Support Staff: Vacant
Appointed Term Expires
De La Cruz Manio, Connie (LDH) *Pending Oath 02-03-26 11-30-26 Fielder, Yolanda (LDH) 12-03-24 11-30-26
Fields-Robinson, Dr. Leandrea (LDH)** 12-03-24 11-30-26 Foster, Carolyn (LDH) 12-03-24 11-30-26
Finley, Stephanie (JD) 10-21-25 11-30-26
Odom Houze, Susan (JH) 04-04-23 11-30-26
Price, Dr. Greta (AR) 12-06-22 11-30-26
Williams, Maria (CH) 12-03-24 11-30-26
Tresvant, Sheila (LDH) 12-03-24 11-30-26
Johnson, Veronica (LDH) Alt. 1 Pending Oath 01-20-26 11-30-26 Mackson, Monique (LDH) Alt. 2 12-03-24 11-30-26
Vacant (LDH) Alt. 3 11-30-26
[12] Youth Commission*
Established by: Ordinance No. 98-1132, § 1 (CMC § 27100.6 ) Membership: 11 members; 3 alternates
Qualification:

Meetings: 2nd Wednesday, 7:00 p.m. (Executive Conference Room) Staff Liaison: Brian Legaspi, Council Aide x1721
Support Staff: Vacant
Appointed Term Expires
Mitchell, Hannah (LDH) 06-06-24 06-30-25
Moore, Joshua (JH) 06-06-24 06-30-25
Redway, Khristopher (LDH) 06-06-24 06-30-25
Estrada, Juan (LDH) 06-06-24 06-30-25
Villasana, Andrea (JD) 12-03-24 06-30-25
Mitchell, Jazcidi (LDH) 12-03-24 06-30-25
Zulueta, Nathaniel (LDH)** 02-17-26 06-30-25
Smith, Zoey (CH) 06-06-24 06-30-25
Vacant (LDH) 06-30-25
Homna, Kayla (AR) 01-07-25 06-30-26
Macias, Lea (LDH) 01-07-25 06-30-26
Ortiz, Miranda (LDH) Alt. 1 Pending Oath 01-06-26 06-30-26 Cones-Canx, Sydney (LDH) Alt. 2 Pending Oath 01-06-26 06-30-26 Cruz, Jayden (LDH) Alt. 3 Pending Oath 01-06-26 06-30-26 Resident of the City of Carson and be at least 13, but not more than 18 years of age at the time of appointment.

Shall be a resident of the City of Carson or work in the City of Carson during their tenure on the Commission and shall be at least eighteen (18) years of age at the time of the member’s appointment.

Agenda Report April 7, 2026
Exhibit 1 7
II. BOARDS & COMMITTEES
[13] Measure C and Measure K Budget Oversight Committee Established by:

Membership: 5 members; 2 alternates
Qualification: Resident of the City of Carson.

Meetings: 2nd Tuesday, 6:30p.m. (Community Center)
Staff Liaison: William Jefferson, Director of Finance x1756 Support Staff: Vicki Hernandez, Senior Clerk x1744
Appointed Term Expires
Dorsey-Reeves, Vera (CH) 04-04-23 11-30-26
Cottrell-Fulbright, Lisa (AR) 05-06-25 11-30-26
Hunter, Cynthia (LDH) 04-04-23 11-30-26
Momoli, Nora (JD) 12-03-24 11-30-26
Hemphill, Dr. Afia (JH) 12-03-24 11-30-26
Vacant (LDH) Alt. 1 11-30-26
Vacant (LDH) Alt. 2 11-30-26
[14] Mobilehome Park Rental Review Board*
Established by: Ordinance No. 79-485U, §4702; § 607 of the City Charter Membership:

Qualification:

Meetings: 2nd and 4th Wednesday, 6:30 p.m. (City Council Chambers) Staff Liaison: Tara Matthew, Interim Housing Program Manager x1708 Support Staff: Sandy Solis, Division Secretary x1325
Appointed Term Expires
Vacant (JH) At-large 11-30-26
Valdez, Daniel (JD) At-large 12-03-24 11-30-26
Vacant (AR) At-large 11-30-26
Clark Harris, Dr. Alice (LDH) 04-04-23 11-30-26
Muhammad, Nafis (LDH) 04-04-23 11-30-26
Perez, Karey (LDH) 04-04-23 11-30-26
Hayes, Phyllis (LDH) 04-04-23 11-30-26
Horton, Maria (LDH) Pending Oath Park owner 12-02-25 11-30-26 Forbath, Susy (LDH) Park owner 04-04-23 11-30-26
Dzikowski, Barbara (LDH) Pending OathPark owner Alt. [1] 12-02-25 11-30-26 Kleege, Robert Bruce (LDH) Park owner Alt. [2] 03-04-25 11-30-26 Richardson, Sheila (LDH)** Resident homeowner 01-20-26 11-30-26 King, Tom (CH) Resident homeowner 01-17-23 11-30-26
Davis, William (LDH) Resident homeowner Alt. [1] 04-04-23 11-30-26 Vacant (LDH) Resident homeowner Alt. [2] 11-30-26
At-large Alt. [1]
At-large Alt. [2]
At-large Alt. [3]
Ordinance No. 09-1423 (CMC §61119); Amended by Resolution No. 19-027; Amended by Resolution No. 21-030
At-large Alt. [4]
See membership.
7 members (2 resident homeowners, 2 park owners, 3 at-large who are residents of the City and not homeowners, park owners, landlords, property managers or tenants in multifamily housing); 8 alternates (2 resident homeowners, 2 park owners, 4 at-large) Article VI, §602 of the City Charter: To be qualified for appointment, the member shall be a qualified elector of the City, shall be domiciled in the City for at least sixty (60) days immediately preceding their appointment, and shall continue to reside in the City for the duration of his or her tenure, unless otherwise provided by ordinance.

The mayor and each member of the city council may appoint one member to a position on each City board, committee or commission, and the remaining membership positions shall be appointed by the mayor and approved by a majority of the city council, including the three alternates.

Agenda Report April 7, 2026
Exhibit 1 8
[15] Relocation Appeals Board
Established by: Ordinance No. 74-313 (CMC § 21004)
Membership: 9 members; 3 alternates
Qualification: Resident of the City of Carson.

Meetings: Only when necessary
Staff Liaison:

Support Staff:

Appointed Term Expires
Batucal, Dennis (LDH) 04-04-23 11-30-26
Evans, Linda (LDH) 04-04-23 11-30-26
Tate, Dorothy (LDH)** 01-23-24 11-30-26
Guray, Jr., Tancredo "Jun" (JD) 12-03-24 11-30-26
Witherspoon, Murphy (LDH) 01-07-25 11-30-26
Anson, Jr., Oscar (LDH) 01-23-24 11-30-26
Vacant (CH) 11-30-26
Morrison, Christopher (JH) 09-16-25 11-30-26
Vacant (AR) 11-30-26
Vacant (LDH) Alt. 1 11-30-26
Vacant (LDH) Alt. 2 11-30-26
Vacant (LDH) Alt. 3 11-30-26
Sandy Solis, Economic Development Liaison x1325
Agenda Report April 7, 2026
Exhibit 1 9
III. SPECIAL COMMITTEE
[16] General Plan Advisory Committee
Established by Minute Action 10-03-17; Amended by Resolution No. 19-029; Amended by Resolution No. 21-031 Membership: 7 members; 2 alternates
Meetings: Only when necessary
Staff Liaison: McKina Alexander, Senior Planner x1326
Support Staff: Planning Technician x1327
Appointed Term Expires
Mayor Lula Davis-Holmes (LDH) 04-04-23 11-30-26
Councilmember Jim Dear (JD) 12-03-24 11-30-26
Brimmer, Charlotte (LDH)** 04-04-23 11-30-26
Dudley-Kimble, Monica (CH) 04-04-23 11-30-26
Gonzalez, Leonor (AR) 04-04-23 11-30-26
Hamilton, Dr. John (JH) 04-04-23 11-30-26
Sheriff Department Representative (LDH) 04-04-23 11-30-26 Cottrell-Fulbright, Lisa (LDH) Alt. 1 04-04-23 11-30-26 Lott, Aminika (LDH) Alt. 2 04-04-23 11-30-26
IV. SPECIAL BOARD
[17] Carson Reclamation Joint Powers Authority (CRJPA)
Established by Resolution No. 15-01-CRJPA; Resolution No. 21-02-CRJPA Membership: 5 members
Meetings: 1st Monday, 4:00 p.m. (Helen Kawagoe Council Chambers) Staff Liaison: John Raymond, Executive Director x1773
Support Staff: Sylvia Rubio, Executive Assistant x1318
Appointed Term Expires
Authority Chair Lula Davis-Holmes 01-20-26 01-20-31
Vice Chair Cedric Hicks 01-20-26 01-20-31
Board Member Ray Aldridge, Jr. 01-20-26 01-20-31
Board Member Lillian Hopson 01-20-26 01-20-31
Board Member Dianne Thomas 01-20-26 01-20-31
Agenda Report April 7, 2026
Exhibit 1 10
V. COUNCIL SUB-COMMITTEES
[18] Bingo/Fireworks/Refuse Ad Hoc Committee
Established by Minute Order 04-02-19
Appointed
Mayor Davis-Holmes 12-03-24
Councilmember Rojas 12-03-24
[19] Community Development/Housing/Logistics & Transit Standing Committee Established by Minute Order 04-02-19
Appointed
Mayor Davis-Holmes 12-03-24
Mayor Pro Tempore Hicks, Sr. 12-03-24
[20] Dignity Health Sports Park/CSUDH/Community Center Standing Committee Established by Minute Order 04-02-19
Appointed
Mayor Pro Tempore Hicks, Sr. 06-01-21
Councilmember Dr. Hilton 06-01-21
[21] Legislative Ad Hoc Committee
Established by Minute Order 02-16-21
Appointed
Mayor Pro Tempore Hicks, Sr. 12-03-24
Councilmember Dr. Hilton 12-03-24
[22] City Hall/Community Center Renovation Ad Hoc Committee Established by Minute Order 01-26-21
Appointed
Mayor Davis-Holmes 01-26-21
Councilmember Dr. Hilton 01-26-21
[23] Economic Development/E-Commerce Ad Hoc Committee
Establised by Minute Order 03-02-21
Appointed
Mayor Davis-Holmes 03-02-21
Mayor Pro Tempore Hicks, Sr. 03-02-21
[24] Conditional Use Permit Ad Hoc Committee
Established by Minute Order 04-05-22
Appointed
Mayor Davis-Holmes 04-05-22
Councilmember Dr. Hilton 04-05-22
Agenda Report April 7, 2026
Exhibit 1 11
[25] Housing Ad Hoc Committee
Established by Minute Order 03-16-21
Appointed
Councilmember Dr. Hilton 12-03-24
Councilmember Dr. HiltonMayor Pro Tempore Hicks, Sr. 12-03-24 [26] Diversity, Equity and Inclusion Ad Hoc Committee
Established by Minute Order 09-07-21
Appointed
Councilmember Dr. Hilton 09-07-21
Councilmember Rojas 03-01-22
[27] Standard Management Procedures and Special Events Ad Hoc Committee Established by Minute Order 01-04-22
Appointed
Mayor Davis-Holmes 01-04-22
Councilmember Dr. Hilton 01-04-22
[28] Cell 2 Settlement Ad Hoc Committee
Established by Minute Order 02-07-22 (Carson Reclamation Authority) Appointed
Mayor Davis-HolmesAuthority Chair Lula Davis-Holmes 02-07-22 Mayor Pro Tempore Dr. HiltonBoard Member Dianne Thomas 02-07-22 [29] School Safety Ad Hoc Committee
Established by Minute Order 12-03-24Established by Minute Order 02-15-22 Appointed
Councilmember Dr. Hilton 12-03-24
Councilmember Rojas 12-03-24
Captain Jones Norman 12-03-24
[30] Carson Finance and Audit Committee
Established by Minute Order 06-20-23
Appointed
Mayor Davis-Holmes 06-20-23
Councilmember Rojas 06-20-23
Mayor Pro Tempore Hicks, Sr. 02-18-24
[31] Short-Term Rentals Ad Hoc Committee
Established by Minute Order 03-02-21
Established by Minute Order 10-03-23
Appointed
Mayor Davis-Holmes 10-03-23
Councilmember Dr. Hilton 10-03-23
[32] Special Event Ad Hoc Committee
Established by Minute Order 06-06-24
Appointed
Mayor Davis-Holmes 06-06-24
Councilmember Dr. Hilton 06-06-24
[33] LA '28 Olympics Ad Hoc Committee
Established by Minute Order 07-16-24
Appointed
Mayor Davis-Holmes 07-16-24
Agenda Report April 7, 2026
Exhibit 1 12
Councilmember Dr. Hilton 07-16-24
[34] Refinery Ad Hoc Committee
Established by Minute Order 12-03-24
Appointed
Mayor Davis-Holmes 12-03-24
Mayor Pro Tempore Hicks, Sr. 12-03-24
[35] Grocery Store Ad Hoc Committee
Established by Minute Order 06-18-24
Appointed
Councilmember Dr. Hilton Member 06-18-24
Mayor Pro Tempore Hicks, Sr. Member 06-18-24
[36] Gil Smith Memorial Ad Hoc Committee
Established by Minute Order 01-07-25
Appointed
Mayor Pro Tempore Hicks, Sr. 02-03-26
Councilmember Dr. Hilton 01-07-25
[37] Energy Ad Hoc Committee
Established by Minute Order on 09-16-25
Appointed
Mayor Pro Tempore Hicks, Sr. 09-16-25
Councilmember Dr. Hilton 09-16-25
[38] Transportation and Dial-A-Ride Services Ad Hoc Committee Established by Minute Order on 11-05-25
Appointed
Mayor Pro Tempore Hicks, Sr. 11-05-25
Councilmember Dr. Hilton 11-05-25
[39] Drive Construction Project Ad Hoc Committee
Established by Minute Order on 03-03-26
Appointed
Mayor Lula Davis-Holmes 03-03-26
Board Member Dianne Thomas 03-03-26
VI. CITY AFFILIATED ORGANIZATIONS
[40] California Contract Cities Association
Appointed
Mayor Pro Tempore Hicks, Sr. Delegate 12-03-24
Mayor Davis-Holmes Alt. 12-03-24
[41]
Appointed
Mayor Pro Tempore Hicks, Sr. Delegate 11-15-22
Councilmember Rojas Alt. 1 12-03-24
Staff Member Reata Kulcsar Alt. 2 11-15-22
Ord. No. 17-1633; LACCE Joint Powers Agreement (Authority) Clean Power Alliance
Agenda Report April 7, 2026
Exhibit 1 13
[42] County of Los Angeles Public Library Commission
Appointed
Mayor Davis-Holmes Delegate 12-03-24
[43]
Appointed
Mayor Davis-Holmes Delegate 01-26-21
Councilmember Dr. Hilton Alternate 12-03-24
[44]
Appointed Term Expires
Councilmember Dear Delegate 01-26-21 01-05-26
(effective 01-03-22)
The District’s governing power is vested in its 35 members of the Board of Trustees. One trustee is appointed by each of the 34 cities and the County Board of Supervisors appoints one to represent unincorporated areas of Los Angeles County.

To be appointed, the member must reside in and be a resident voter of the representative city (or county for county member) in the District. Board member duties and responsibilities include setting policy, establishing the budget, approving expenditures, and retaining legal counsel. The vector Trustee appointment and term are governed by the State Health and Safety Code and begin and end on the first Monday in January. Additionally, the State Health and Safety Code does not allow for alternate members to be appointed.

Greater Los Angeles County Vector Control District (Formerly SE Mosquito Abatement)* Automatic designation of Mayor as Delegate per Health and Safety Code Section 4730. City Council as governing body, must select an alternate to act in place of presiding officer (Mayor) in absence, inability, or refusal to act.

County Sanitation Districts of Los Angeles (Dist. No. 8)* Agenda Report April 7, 2026
Exhibit 1 14
[45] L.A. County City Selection Committee
Appointed
Mayor Davis-Holmes Delegate 01-26-21
Councilmember Dr. Hilton Alt. 01-23-24
[46] League of California Cities
Appointed
Councilmember Rojas Delegate 03-01-22
Councilmember Dr. Hilton Alt. 1 01-26-21
Mayor Davis-Holmes Alt. 2 12-03-24
[47] League of California Cities (Los Angeles Co. Division) Appointed
Councilmember Dr. Hilton Delegate 12-03-24
Councilmember Rojas Alt. 1 01-26-21
Mayor Davis-Holmes Alt. 2 12-03-24
Per Government Code Section 50270, the membership of each such City Selection Committee shall consist of the Mayor of each city within the county. Members of the LA County City Selection Committee include the Mayor of each city within Los Angeles County. Each city appoints an elected official as a delegate to the City Selection Committee; it usually is the Mayor. The term of office for each Member of the LA County City Selection Committee coincides with City Mayor terms, and the Committee meets three or four times a year, at the call of the Chairman. Their duties are to appoint City representatives to such Boards, Commissions and Agencies as may be required by law, i.e., LAFCO, South Coast Air Quality Management District, Los Angeles County Metropolitan Transportation Authority, Los Angeles County Hazardous Waste Management Advisory Committee; and to nominate for appointment Members to the California Coastal Commission. Nominations for the City Selection Committee appointees to the MTA are made by the Sector Subcommittees for the Sectors whose representatives’ terms are expiring. The cities assigned to one of the four regions in Los Angeles County. Nominations for the City Selection Committee appointees to the MTA are made by the Sector Subcommittees for the Sectors whose representatives’ terms are expiring. The cities assigned to one of the four regions in Los Angeles County (North County/San Fernando Valley, San Gabriel Valley, Southeast Long Beach and Southwest Corridor) shall meet as a Sector Subcommittee. Each candidate with a majority weighted vote will then be nominated from that Sector for consideration for appointment to the MTA.

Agenda Report April 7, 2026
Exhibit 1 15
[48] National League of Cities
Appointed
Mayor Pro Tempore Hicks, Sr. Delegate 01-26-21
Councilmember Rojas Alt. 1 12-03-24
Councilmember Dr. Hilton Alt. 2 12-03-24
[49] South Bay Cities Council of Govts (Joint Powers Authority) Appointed
Mayor Pro Tempore Hicks, Sr. Delegate 01-26-21
Mayor Davis-Holmes Alt. 12-03-24
[50] South Bay Workforce Investment Board
Appointed Term Expires
Ted Cordova Member 06-18-24 06-30-28
Jeffrey Jennison Member 06-18-24 06-30-28
Janice Jimenez Member 07-01-21 06-30-25
Tamala Lewis Member 07-01-19 06-30-23
Tami Lorenzen-Fanselow Member 07-01-19 06-30-23
[51] Southern California Association of Governments (SCAG) Appointed
Councilmember Dr. Hilton Delegate 01-26-21
Mayor Davis-Holmes Alt. 1 01-26-21
Councilmember Rojas Alt. 2 12-03-24
[52] U.S. Conference of Mayors
Appointed
Mayor Davis-Holmes Delegate 01-26-21
Councilmember Rojas Alt. 1 03-01-22
Mayor Pro Tempore Hicks, Sr. Alt. 2 01-26-21
[53] West Basin Water Association
Appointed
Mayor Davis-Holmes Delegate 12-03-24
Mayor Pro Tempore Hicks, Sr. Alt. 01-26-21
Agenda Report April 7, 2026
Exhibit 1 16
CITY OF CARSON 701 East Carson Street
Report to Honorable Mayor and City Council
Tuesday, April 7, 2026, 5:00 PM
ORDINANCE SECOND READING 34. To: Honorable Mayor and City Council From: Nathan Freeman, Director of Community and Economic Development CD Planning Subject: SECOND READING AND ADOPTION OF ORDINANCE NO. 26-2606, APPROVING AN AMENDEDAND RESTATED DEVELOPMENT AGREEMENT NO. 23-19 BETWEEN THE CITY OF CARSON, IMPERIALAVALON DE, LLC, AND LENNAR HOMES OF CALIFORNIA, LLC FOR A PROPOSED MIXED-USE PROJECT AT21207 S. AVALON BLVD. (CITY COUNCIL) I. SUMMARY
On March 17, 2026, under Item No. 26 of the City Council meeting agenda, the City Council voted 5-0 to introduceOrdinance No. 26-2606.

II. RECOMMENDATION
CONDUCT a Second Reading, by title only and with further reading waived, and ADOPT 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 any action the City Council deems appropriate, subject to compliance with applicable law.

IV. BACKGROUND
On March 17, 2026, the City Council introduced Ordinance No. 26-2606, approving an Amended and Restated Development Agreement No. 23-19 between the City, Imperial Avalon DE, LLC, and Lennar Homes of California, LLC, for a proposed mixed-use development project located at 21207 S. Avalon Blvd. (Exhibits 2-4).

V. FISCAL IMPACT
No Fiscal Impact
VI. EXHIBITS

1. Ordinance No. 26-2606

2. Draft Amended and Restated Development Agreement No. 23-19 (Exhibit B to Ordinance No. 26-2606)

3. Draft Amended and Restated Conditions of Approval (Exhibit D to Amended and Restated Development Agreement No. 23-19)

Attachments
Ordinance No. 26-2606.pdf
Amended and Restated DA No. 23-19 (Exhibit B to Ordinance No. 26-2606).pdf Amended and Restated DA No. 23-19 Exhibit D - COAs.pdf

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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.

WHEREAS, California Government Code Sections 65864 et seq. authorize the City of Carson (“City”) to enter into binding development agreements with persons having a legal or equitable interest in real property for the development of such property in order to establish certain development rights, for the purpose of strengthening the public planning process, encouraging private participation and comprehensive planning and identifying the economic costs of such development; and

WHEREAS, on December 13, 2022, the City adopted Ordinance No. 22-2222, approving Development Agreement No. 23-19 (“Development Agreement”) 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 of Carson (“City”) and legally described in Exhibit “A” hereto (“Property”). The Development Agreement was recorded in the Official Records of Los Angeles County on June 4, 2024, as Document No. 20240361857. 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”); and

WHEREAS, City has also conditionally approved the following entitlements for the Project (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; and

WHEREAS, Exhibit “B” of Planning Commission Resolution No. 22 -244 imposes Conditions of Approval on the 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”). Exhibit “C” of City Council Ordinance No. 22-2221 imposes Conditions of Approval on SP No. 21-19; and

WHEREAS, the Development Agreement and some of the Original Entitlements , including the DOR COAs and VTTM COAs, were subsequently amended through Minor

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Modifications requested by Imperial Avalon and approved by the City pursuant to Section 12.4 of the Development Agreement, as follows (collectively, the “Approved 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 (“MMRP”).

• A Minor Modification approved on May 8, 2025, made revisions to the Development Agreement.

• A Minor Modification approved on February 4 , 2026 , made revisions to the Development Agreement, the DOR COAs, and the VTTM COAs. This Minor Modification was approved pursuant to an Amended and Restated Settlement Agreement and Mutual Release (amending and restating the Original Settlement Agreement), which became effective on January 12, 2026, and replaced the Minor Modification approved on February 28, 2024; and

WHEREAS, Lennar Homes of California, LLC (“Lennar”) purchased 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 (“A/A Agreement”), under which Imperial Avalon, LLC assigned to Lennar and Lennar assumed from Imperial Avalon , LLC all of Imperial Avalon , LLC’s rights and obligations regarding the Transferred Property, including rights and obligations under the Development Agreement, as more fully described in t he A/A Agreement. As shown in Exhibit C of 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; and

WHEREAS, when the City approved the Development Agreement, the Property was owned by Imperial Avalon, LLC, a California limited liability company, which thereafter transferred ownership of the Property to Imperial Avalon DE, LLC, a Delaware limited liability company. Imperial Avalon DE, LLC and Lennar are referred to herein below as the “Developer”; and

WHEREAS, in or about December of 2025 , Developer submitted to the City an application to amend and restate the Development Agr eement pursuant to Government Code Sections 65864 through 65869.5 (“Amended and Restated Development Agreement”); and

WHEREAS, after notice of the time, place and purpose of a public hearing was duly given,

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the City’s Planning Commission held a public hearing and heard testimony and considered all factors both oral and written on January 27, 2026, to consider Developer’s application for the Amended and Restated Development Agreement . Following such public hearing, the Planning Commission recommended that the City Council approve the Amended and Restated Development Agreement; and

WHEREAS, after notice of the time, place and purpose of a public hearing was duly given, the City Council held a public hearing on March 17, 2026, to consider Developer’s application for the Amended and Restated Development Agreement, and following such hearing, during which the City Council heard testimony and considered all factors both oral and written, the City Council now desires by this Ordinance to approve the Amended and Restated Development Agreement (hereafter, “Agreement”) after findings of consistency with the City’s General Plan; and WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

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

Section 1. The above recitals are true and correct and are hereby incorporated into this Ordinance as set forth herein.

Section 2. The City Council finds that the Agreement was adequately assessed by the EIR and that 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 underta ken 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 m ore significant effects on the environment, but the Project proponents decline to adopt the mitigation measure or alternative.

Furthermore, the approval of the 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 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

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provisions, rather than making physical changes to the Project or Project site.

Consequently, the City Council finds that the approval of the Agreement does not require any additional environmental review.

Section 3. Based upon all oral and written reports and presentations made by City staff, Developer, and members of the public , including any attachments and exhibits, the City Council hereby finds that:

a) The Agreement is consistent with the provisions of Government Code Sections 65864 through 65869.5.

b) The Agreement provides for a project that is located within an area suitable for the proposed use and is in conformance with the General Plan as amended by GPA No. 105 - 19, and the Imperial Avalon Specific Plan (SP No. 21 -19), which is also the zoning designation for the Property pursuant to Zone Change (ZCC) No. 188-19, which changed the zoning map designation for the Property from Commercial Automotive/RM -8-D to Imperial Avalon Specific Plan.

c) The Agreement provides for a public convenience through significant monetary benefits which will contribute directly or indirectly to programs and services designed to provide for the health, safety and welfare of the public, thereby exhibiting good land u se practices. The Agreement specifies the Community Benefits in Article 3. The Project will also be required to pay Development Impact Fees as provided in Section 5.8(d) of the Agreement.

d) The Agreement will not be detrimental to the public’s health, safety and general welfare, nor will it adversely affect the orderly development or property values for the subject property or areas surrounding it.

e) The Agreement is in compliance with the procedures established by the City as required by Government Code Section 65865(c).

f) The Agreement in Article 6 provides for an annual review to ensure good faith compliance with the terms of the Agreement, as required in Section 65865.1 of the Government Code.

g) The Agreement specifies the contents required by Government Code Section 65865.2, including without limitation the 15-year term of the Agreement in Section 2.1 and other project details in Recital F.

(h) The Agreement includes conditions, terms, restrictions and requirements for development of the subject property in Article 4 (without limitation) and as permitted in Section 65865.2 of the Government Code.

(i) The Agreement contains provisions in Article 7 for termination of the Agreement prior to expiration of its term.

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(j) The Agreement provides for amendment or cancellation in whole or in part, by mutual consent of the parties to the Agreement or their successors in interest, as required in Section 65868 of the Government Code.
(k) The Agreement is in the best public interest of the City and its residents and will achieve a number of City objectives including ensuring compatibility of the development and use of the site with surrounding uses, providing much needed housing in a variety of housing types, and helping achieve a sustainable balance of residential and non -residential development and a balance of traffic circulation through the City, in furtherance of General Plan goals and objectives. (l) The Agreement supports General Plan goal LU-6: A sustainable balance of residential and nonresidential development and a balance of traffic circulation throughout the city.

The project promotes a balanced mix of residential development and ground floor, pedestrian- serving commercial restaurant uses. The project provides for the inclusion of commercial restaurant uses that would provide easy access to a variety of foods within close proximity to existing and future residential communities. Consistent with policy LU -6.3, the Specific Plan specifically promotes a mixed-use zone that encourages pedestrian-oriented mobility. For the same reasons, the Agreement also supports SP No. 21-19.
(m) The Agreement supports General Plan goal LU -7: adjacent land uses that are compatible with one another. The proposed development of the project, with its gradual sensitive transition toward the western edge of the subject property, is compatible with the adjacent single-family residential Grace Avenue neighborhood. For the same reasons, the Agreement also supports SP No. 21-19.
(n) The Agreement supports General Plan goal LU -8: Promote mixed -use development where appropriate. The project is proposed as part of the City’s ongoing effort to develop new mixed-use corridors. This site is located within close proximity to the Carson Street mixed-use corridor and The District at South Bay proposed development. For the same reasons, the Agreement also supports SP No. 21-19.
(o) The Agreement supports General Plan goal LU -15: promote development in Carson which reflects the “Livable Communities” concepts. The project encourages the location of housing, jobs, shopping, services, and other activities within easy walking distance of each other. By providing the potential for a variety of housing types, various multifamily unit types which may include senior housing, and for -sale townhome units, the project also supports Policy LU-15.2 which seeks to maintain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live in Carson. For the same reasons, the Agreement also supports SP No. 21-19.
(p) The Agreement supports General Plan Housing Element Goal 2: encourage the development of a variety of housing to meet needs of the broad spectrum of the community, with a particular emphasis on multifamily housing, and Goal 4: Promote housing opportunities for lower-income households and seniors. By providing a mix of unit types ranging from studios to four-bedroom homes, the project facilitates diversity of housing types and prices, supporting a wide variety of housing needs and promoting a multi -generational community. Additionally, the project supports Goal 4 by providing an exclusive pre-lease period for seniors and establishing a quota for units rented to seniors, recognizing that senior populations benefit from various types of housing models and from providing independent senior housing to meet the diverse needs of Carson’s and the region’s aging population.

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(q) The Agreement provides, in Section 4.7, that any tentative map prepared for the Project subdivision will comply with Government Code Section 66473.7. (r) The provisions of the Agreement are consistent with the General Plan, as amended by GPA No. 105-19, and all applicable specific plans.

Section 4. Based on the aforementioned findings, the City Council hereby approves the Agreement, a copy of which is attached hereto as Exhibit “B” and incorporated herein by this reference, and authorizes its execution by the Mayor and all action necessary to comply with its terms.

Section 5. This Ordinance shall take effect on the 30th day following its adoption by the City Council. However, if and when the Agreement should terminate pursuant to Article 7 thereof, this Ordinance will automatically terminate concurrently therewith without any action needing to be taken by the City Council.

Section 6. Pursuant to Government Code Section 65868.5, the City Clerk of the City shall record a copy of said Development Agreement with the County Recorder within 10 days after execution thereof.

Section 7. The City Council declares that, should any provision, section, paragraph, sentence or word of this Ordinance be rendered or declared invalid by any final court action in a court of competent jurisdiction or by reason of any preemptive legislation, the rema ining provisions, sections, paragraphs, sentences or words of this Ordinance as hereby adopted shall remain in full force and effect.

Section 8. The Mayor, City Manager, and City Clerk or their designees, are authorized and directed to take such actions and execute such documents and certifications as may be necessary to implement and effect execution, recordation and enforcement of this Ordinance and the Agreement.

Section 9. The City Clerk of the City of Carson shall certify to the passage and adoption of this Ordinance and shall cause the same to be published in a newspaper of general circulation, printed and published within the City of Carson in accordance with the provisio ns of the Government Code.
[signatures on the following page]

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PASSED, APPROVED and ADOPTED this ___day of ___________, 2026.

Lula Davis-Holmes, Mayor
ATTEST:

Dr. Khaleah K. Bradshaw, City Clerk

APPROVED AS TO FORM

Sunny K. Soltani, City Attorney

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EXHIBIT “A”

PROPERTY LEGAL DESCRIPTION

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EXHIBIT “B”
AMENDED AND RESTATED DEVELOPMENT AGREEMENT NO. 23-19

SEE ATTACHED
1 01007.0580 2103038.2

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

DRAFT

AMENDED AND RESTATED DEVELOPMENT AGREEMENT
This Amended and Restated Development Agreement (“Agreement”) is entered into on the day of , 2026 (“Execution Date”), by and between the City of Carson, a municipal corporation of the State of California (“ City”), IMPERIAL AVALON DE, LLC, a California limited liability company (“ Imperial Avalon ”), and LENNAR HOMES OF CALIFORNIA, LLC, a California limited liability company (“ Lennar”). Imperial Avalon and Lennar are referred to collectively in this Agreement as “ 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 City’s police power, and this Agreement is consistent with the City’s General Plan. This Agreement and the proposed Project will achieve a number of City objectives, 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”). At the time of the approval of the Original D A, the General Plan land use designation for the Property 2 01007.0580 2103038.2
was Regional Commercial and Low Density Residential and the Property was zoned Commercial Automotive (CA) and RM-8-D (Design Overlay).

D. Developer’s Interest in the Property . When the City approved the Original DA, the Property was owned by Imperial Avalon, LLC, a California limited liability company , which thereafter transferred ownership of the Property to Imperial Avalon DE , LLC . 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.

E. The Park. At the time of the approval of the Original DA, the Property was improved and in operation as a mobilehome park, known as Imperial Avalon Mobile Estates (“ Park”).

Imperial Avalon 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 City’s 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 the Planning Commission’s decision subject to imposition of added and modified conditions as set forth in 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 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 in a letter from Imperial Avalon to the Park residents dated September 9, 2021, without limitation (collectively, the “Enhancements”). At the time of the approval of the Original DA, Developer had not yet issued the required 6-month notice of termination of tenancy, which was a prerequisite of Park closure. As of the Effective Date thereof, some residents remained in the Park while some had 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 remain ed pending and underway.

Developer still intend ed, and ha d 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, and later did so. It is understood and was decided by the City in acting upon the Closure Application that the Closure Application and the City’s review and decision thereon was exempt from the 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 Parties acknowledge that closure of the Park has occurred in accordance with the Original DA and other documents, regulations and authorities , although certain rights and obligations remain in effect related to the small number of 3 01007.0580 2103038.2
former Park residents who selected Option C under the RIR Conditions and the Option C Covenant and thereby acquired a right of tenancy in the Project.

F. 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 [68’6”] 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 [38’6”]) 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, Imperial Avalon 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 was complete on December 24, 2019.

G. Project EIR and Entitlements. The City is the lead agency, within the meaning of the CEQA, for purposes of conducting environmental review of the Project. The City has found and determined that all actions required of City precedent to approval of the Original DA were duly and regularly taken. In accordance with the requirements of 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 EIR and the errata thereto.

H. Original Planning Commission 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. 22-244, 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 No. 23-19 (“Original DA”) (inclusive of t he 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”). 4 01007.0580 2103038.2
I. Original City Council Approvals. 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 .

Following the hearing, the City Council: (i) adopted City Council Resolution No. 22-242, 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 V TTM 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 subsequently, on December 13, 2022, 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, 2022, 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 Original DA, and approving the Original DA.

J. Original Conditions of Approval. Exhibit “B” of Planning Commission Resolution No. 22- 244 imposes Conditions of Approval on Imperial Avalon Site Plan and Design Review No.

DOR 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 Imperial Avalon Vesting Tentative Tract Map 83157 (“ VTTM COAs ”).

Exhibit “C” of City Council Ordinance No. 22 -2221 imposes Conditions of Approval on SP No. 21-19 (“SP COAs”).

K. Modifications to the Original Entitlements. The Original Entitlements were subsequently amended through Minor Modifications requested by Imperial Avalon and approved by the City pursuant to Section 12.4 of the Original DA, as follows (collectively, the “Approved Minor Modifications”):
• A Minor Modification approved on May 24, 2023, made revisions to the Original DA 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 , 202 4, made revisions to the Original DA . 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 Original DA, the DOR COAs, the VTTM COAs, and the Mitigation Monitoring and Reporting Program Table included as Section 4.2 in the Final EIR (“MMRP”). 5 01007.0580 2103038.2
• A Minor Modification approved on May 8, 2025 , made revisions to the Original DA.
• A Minor Modification approved on February 4, 2026 made revisions to the Original DA, the DOR COAs, and the VTTM COAs. This Minor Modification was approved pursuant to an Amended and Restated Settlement Agreement and Mutual Release (amending and restating the Original Settlement Agreement ), which became effective on January 12, 2026.

L. Sale of Portion of the Property. Lennar purchased from Imperial Avalon the portion of the Property that will contain the Townhomes (“Lennar Transferred Property”) and entered into a Partial Assignment and Assumption Agreement with Imperial Avalon, recorded on October 1, 2024 (“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 Lennar Transferred Property , including rights and obligations under this Agreement, as more fully described in the A/A Agreement . As shown in Exhibit C of the A/A Agreement, the City consented to the assignment and assumption effectuated through the A/A Agreement, as required by Section 11 of this Agreement.

M. Application for Amended and Restated Development Agreement. In or about December of 2025, Developer submitted to the City an application to amend and restate the Original DA, in order to incorporate changes made through the Approved Minor Modifications and to make other revisions to the Original DA contained in this Agreement.

N. Approval of Amended and Restated Development Agreement . On January 27 , 2026, in accordance with Development Agreement Law, the Planning Commission held a duly noticed public hearing and adopted Resolution 26-2898, recommending that the City Council approve this Agreement. On _____________, 2026, the City Council introduced, and subsequently, on ____________, 202 6, adopted, Ordinance No. 26-2606, making CEQA findings and approving this Agreement. 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.

O. Carson Park and Recreation Subsidy . The Original DA , in Section 3.1.1, required Developer to pay to the City Three Hundred Thousand Dollars ($300,000) to 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 ”). City and Developer acknowledge and agree that Developer has paid the Carson Park and Recreation Subsidy to the City in full as of the Execution Date of this Agreement. This provision is omitted from Article 3 of this Agreement only because it has already been satisfied; nothing herein shall be construed to retroactively rescind, remove or otherwise affect the validity of the original obligation in any way.

P. Developer’s 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. 6 01007.0580 2103038.2
Q. Effect on Original DA and Approved Minor Modifications . The Parties intend that this Agreement, upon taking effect, shall do the following:
(1) This Agreement shall supersede the Original DA and all amendments to the Original DA made through the Approved Minor Modifications. (2) Exhibit D shall super sede the DOR COAs and the VTTM COAs, including all revisions made to the DOR COAs and VTTM COAs through the Approved Minor Modifications. Exhibit D also includes the SP COAs, which have not been modified.
(3) Amendments made by the Approved Minor Modifications to Specific Plan No. 21- 19 and the MMRP shall remain in full force and effect.

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:

1.1 “Adopting Ordinance” means Ordinance No. 22-2222 approving the Original DA, introduced on December 6, 2022, and adopted on December 13, 2022.

1.2 “Agreement” means this Amended and Restated Development Agreement, including all of its exhibits.

1.3 “Annual Review” means the annual review of the Developer’s 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.
e. 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 7 01007.0580 2103038.2
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.

1.9 “CMC” means the Carson Municipal Code.

1.10 “Conditions of Approval” means all conditions imposed on the Project by the City, as amended by this Agreement, 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 City’s Community Development Director, or his or her designee.

1.12 “Developer” means IMPERIAL AVALON DE, LLC, a California limited liability company, LENNAR HOMES OF CALIFORNIA, LLC, a California limited liability company, and their successors and assigns to all or any part of the Property . The respec tive rights and obligations of Imperial Avalon DE, LLC, and Lennar Homes of California, LLC, under this Agreement are further clarified in the A/A Agreement, including any amendments thereto.

1.13 “Developer’s Vested Right” means Developer’s 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.

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 neces sary 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 ap plication 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 Developer’s plan for completion of the Project in compliance with and to the full extent of the Project Development Approvals and Applicable Laws. 8 01007.0580 2103038.2

1.17 “Effective Date ” means the date on which the Adopting Ordinance bec ame 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 H.

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 Amended and Restated COAs
Exhibit E Excerpts from 2022 California Mechanical Code (Including the July 1, 2024 Supplement)

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 City’s 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 provisions for reservation or dedicat ion 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 (i) mortgage, deed of trust, or other security instrument encumbering the Property or (ii) a pledge agreement encumbering the membershi p interests in a Developer.

1.23 “Mortgagee” means a mortgagee of a mortgage, a beneficiary under a deed of trust, a pledgee of a pledge agreement, 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.
9 01007.0580 2103038.2

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 Developer’s Vested Right, this Agreement, and the City’s General Plan and the Carson Zoning Ordinance.

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 Developer’s 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 December 13, 2022 , subject to any early termination provisions described in this Agreement. The Term and expiration date of all 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, sexu al 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, 10 01007.0580 2103038.2
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. As of the date of this Agreement, Developer and City acknowledge and agree that the Park has been closed and all 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.

2.7 Original DA and Approved Minor Modifications.

2.7.1 From and a fter the effective date of the City ordinance approving this Amended and Restated Development Agreement, the Original DA and all revisions to the Original DA made in the Approved Minor Modifications shall be void and of no further force or effect, and shall be superseded by this Agreement, which is intended as an amendment and restatement of the Original DA.

2.7.2 From and after the effective date of the City ordinance approving this Amended and Restated Development Agreement, the DOR COAs and VTTM COAs and all revisions to the DOR COAs and VTTM COAs made in the Approved Minor Modifications shall be replaced in their entirety by the Amended and Restated DOR COAs and Amended and Restated VTTM COAs in Exhibit D of this Agreement.

2.7.3 Notwithstanding section 2.7.1 and 2.7.2, all revisions to Specific Plan No. 21 -19 and the MMRP made through the Approved Minor Modifications shall remain in full force and effect.

3. DEVELOPER’S OBLIGATIONS AND COMMUNITY BENEFITS.

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

3.1 Senior and Veteran Housing.

3.1.1 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 Project’s Apartment units, subject to the prior written approval of the Director, which approval shall not be unreasonably withheld, condition ed or delayed. Developer shall exclusively market the Project’s 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 11 01007.0580 2103038.2
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.

3.1.2 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 Project’s Apartment units are rented to senior citizens (defined as fifty -five (55) years or older) (“Project Senior Obligation”). The Developer shall demonstrate it is meeting 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.

3.2 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. 2, 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. Upon submittal of the full set of construction drawings, the Project shall be subject 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 necessa ry 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 Section 3.2 to subject the entire Project (Townhomes and Apartments) to the 2019 California Building Standards Code for the duration of the Term of the Agreement.
a. Refrigerant Requirements and Additional EVCS Requirements for Apartments.
(i) Notwithstanding the first paragraph of Section 3. 2, the Apartments shall comply with Sections 1104.6.1 through 1104.6.2.4, inclusive, of the 2022 California Mechanical Code (“CMC”) (including the July 1, 2024 Supplement), attached hereto as Exhibit E, 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.
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(ii) In addition to the 15% of Apartment building parking spaces requiring full EVCS with EV chargers installed under subsection

3.2(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. 2(b)) shall have full EVCS with EV chargers installed.
(iii) Notwithstanding any other provision of this subsection 3. 2(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 require ments 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. 2(a) does not alter or modify any requirement applicable to the Townhomes.
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 (35%) 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. All Townhomes shall have 240 volt NEMA 14-50 installed in the garage. All Townhomes shall 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 3.2, the Project shall: (i) 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 façade materials consistent with the California Energy Code requirements in place at the time of Project permitting.

3.3 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 13 01007.0580 2103038.2
any termination or expiration of this Agreement.

3.4 Existing Pedestrian Bridge. 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 j urisdiction over the Bridge, such improvements will include, but are not limited to, the following:
(1) removing the existing “PEDESTRIANS PROHIBITED” sign to allow for pedestrian access;
(2) restriping, or otherwise improving the aesthetic appearance of the Bridge; (3) 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.

3.5 Restaurant and Kitchen Timing. Developer agrees that the restaurant space to be included in the Project’s 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.

3.6 Art Benefit.

a. Apartments. Prior to issuance of any certificates of occupancy 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 the respective Apartment buildings as determined by the City’s Building Official in accordance with the Marshall -Swift Valuation Guide per the City Building Official’s standard practice (“Apartment Art Fee”).

In lieu of paying the Apartment 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 an Apartment Art plan, valuation, and implementation plan to the Director prior to issuance of the first certificate of occupancy for the respective Apartment building.

Unless otherwise approved by the Director pursuant to the Apartment Art implementation plan, Developer’s on -site Apartment Art which corresponds to a particular building shall be installed prior to issuance of a final certificate of occupancy for the respective building. Individual 14 01007.0580 2103038.2
art valuations shall be submitted for each building. Should the value of Developer’s onsite Apartment Art be less than one percent (1%) of the total building valuation for each of the two Apartment buildings, respectively, then Developer shall pay the City the difference in its entirety prior to issuance of the final certificate of occupancy for the respective Apartment building.

b. Townhomes. Prior to issuance of any certificates of occupancy for the Townhomes, the Developer shall pay a public art fee equal to one percent (1%) of the total building valuation for all Townhomes as determined by the City’s Building Official in accordance with the Marshall-Swift Valuation Guide per the City Building Official’s standard practice (“ Townhome Art Fee”).

In lieu of paying the Townhome 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 Townhome Art plan, valuation, and implementation plan to the Director prior to issuance of the first certificate of occupancy for the Townhomes.

Unless otherwise approved by the Director pursuant to the Townhome Art implementation plan, Developer’s on-site Townhome Art shall be installed prior to issuance of a final certificate of occupancy for the Townhomes. Should the value of Developer’s onsite Townhome Art be less than one percent (1%) of the total building valuation for Townhomes, 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.

3.7 Traffic Signal. Developer shall fund and install a new traffic signal at the Project entry location on Avalon Boulevard between the I-405 interchange and 213th Street, in accordance with plans approved by the City’s 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. 213th St. and east of Avalon Blvd. to the I -405 freeway). Developer shall submit plans for the traffic signal with an 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.

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/213th Street intersection per MMRP PDF-TRA-2 (“Grace Avenue/213th Street Signalization”). 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 Projec t in order to satisfy the requirement. The amount prescribed shall be used by the City to upgrade the Grace Avenue/213th Street intersection.
4 DEVELOPMENT OF THE PROPERTY.
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4.1 Scope of Developer’s Vested Right. Subject to the Reservation of Authority set forth in Article 5, Developer shall have the vested right to develop the Project in accordance with and to the full extent permitted under the Applicable Laws and this Agreement (“ Developer’s Vested Right”).

4.2 Effect of Agreement on Land Use Regulations . Except as otherwise provided under the terms of this Agreement, the rules, regulations and official policies governing permitted uses of the Property, the density and intensity of use of the Property, the maximum height and size of proposed buildings, and the design, improvement and construction standards and specifications applicable to the Development of the Pr operty, shall be as set forth in the Existing Land Use Regulations which were in full force and effect as of the Effective Date, 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, Developer’s 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 ha ve 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 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 acco rdance with the Existing Land Use Regulations. The parties acknowledge that s ubject 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 Developer’s 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 16 01007.0580 2103038.2
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 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 an y 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. To support development of the Project, which may be completed in phases, the City hereby agrees that final certif icates 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.

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 City’s 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 City’s code enforcement regulations.

5. CITY’S RESERVATION OF AUTHORITY.

Notwithstanding Developer’s Vested Right, the Project is subject to the following Subsequent Land Use Regulations:

5.1 City’s 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 17 01007.0580 2103038.2
Regulations, but only if: (i) the Project is not subjected to the 2019 codes pursuant to Section 3.2 of this Agreement; and (ii) such changes are applicable City-wide.

5.3 Emergencies. Emergency rules, regulations, laws, and ordinances within the City’s police power that would limit the exercise of Developer’s 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 Developer’s Vested Right;
c. 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 mitigate d pursuant to the Project’s EIR.
b. If an 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 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. c. 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 Developer’s 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 18 01007.0580 2103038.2
the Project.

5.5 Modification or Suspension by Federal or State Laws. In the event that Federal or State laws or regulations, enacted after the Effective Date, 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 rem ain 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 c onstruction, 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 o f 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. Developer’s 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 parties’ intent) it is determined that Developer was required to pay prevailing wage and has not 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 attorneys’ 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 Developer’s consent as to the City’s 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. 19 01007.0580 2103038.2

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 pe r 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 City’s jurisdictional boundaries (the “Services”) including areas that voluntarily annex into the Master CFD .

The Parties agree that the City will not require annexation of 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. Developer shall be required to pay any Development Impact Fees that would normally be required in the execution of the Project pursuant to City Ordinance No. 19-1931. In accordance with Carson Municipal Code Section 11504, the City has determined that Developer shall not be required to pay Development Impact Fees for any Townhome or Apartment building until the issuance of a certificate of occupancy for the specific Tow nhome or Apartment building or up to twelve (12) months following the issuance of the building permit for the specific Townhome or Apartment building, w hichever occurs first. The deferred Development Impact Fee payments will be based on the fees in effect at the time of actual payment, including any applicable fee credits or reimbursements to which Developer might be entitled under the Carson Municipal Code. Developer’s obligation for payment of Development Impact Fees is as more particularly detailed in DOR Condition of Approval No. 59 and VTTM Condition of Approval No. 103. This provision is intended to be, and shall be implemented so as to be, consistent with the requirements of Government Code Section 66007, and is not intended to 20 01007.0580 2103038.2
confer a unique or special benefit on the Project that it would not otherwise be entitled to under state law and the Carson Municipal Code. e. General Charges . Nothing herein shall proh ibit 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 Developer’s 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 Developer’s 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 Developer’s Project occupants, shall be obligated to pay any fees imposed pursuant to any Uniform Code.
(iv) Developer, or Developer’s 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 condi tions 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.

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 21 01007.0580 2103038.2
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 City’s 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 Developer’s 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 Developer’s performance of this Agreement. The Developer may submit written responses to the report and Developer’s written response shall be included in the City Manager’s 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.
c. 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 Manager’s 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, b ased on substantial evidence, that the 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.
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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.

7. DEFAULTS AND REMEDIES.

7.1 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 rea son 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, Developer’s sole remedies being as specifically provided above. Developer acknowledges that such remedies are adequate to protect Developer’s interest hereunder and the waiver made herein is made in consideration of the obligations assumed by the City hereunder.
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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 Agreeme nt). 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 Party’s 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 seek termination of this Agreement, in which case the Non-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 24 01007.0580 2103038.2
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 Party’s 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 City’s Termination Notice to Developer shall additionally specify that Developer has the right to a hearing prior to the City’s 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
c. Impose conditions on a finding of default and a time for cure, such that Developer’s fulfillment of said conditions will waive or cure any default.

Findings of a default or a conditional default must be based upon substantial evidence supporting 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.

7.5 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 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.
25 01007.0580 2103038.2

8. THIRD PARTY LITIGATION.

8.1 Indemnity Obligations on Third-Party Claims
a. Developer hereby agrees to indemnify, defend, and hold City, its officers, agents, employees, members of its City Council 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 limit ation, City’s 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 Developer’s 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 Developer’s Representatives which relate to the Project or the Property, and (iv) Developer’s 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. b. 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 Attorney’s 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 Attorney’s office in any legal action. The Developer shall provide a deposit in the amount of 100% of the City’s estimate, in its sole and absolute discretion, of the cost of litigation, including the cost of any award of attorney’s 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 Developer’s 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 Developer in the defense of any matter in which the Developer is defending and/or holding the City harmless.
26 01007.0580 2103038.2

8.2 Hold Harmless: Developer’s Construction, and Other Activities. The 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 attorneys’ fees) and liability for any damages, personal injury or death, which may arise, directly or indirectly, from the Developer’s or the Developer’s agents, contractors, subcontractors, agents, or employees’ Project construction activities and operations under this Agreement, whether such Project construction activities and operations be by the Developer or by any of the Developer’s 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 Developer’s 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 City’s 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 City’s 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 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 27 01007.0580 2103038.2
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.
b. Worker’s 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 workers’ compensation insurance as required by law.
c. 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.
d. Pollution Liability Insurance . Environmental Impairment Liability Insurance shall be written on a Contractor’s 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. e. Builder’s Risk Insurance. Builder’s 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 deb ris, 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 rebuilding, demolition, and increased costs of construction; (5) transit 28 01007.0580 2103038.2
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 r econsider 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.
i. Partial Transfer of Property. In the event Developer transfers ownership of any portion of the Property (“Transferred Property”), 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.

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 29 01007.0580 2103038.2
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 City’s agents and representatives; (iii) the policies are primary and noncontributing wi th any insurance that may be carried by City; and (iv) the policies cannot be canceled or materially changed except after thirty (30) days’ written notice by the insurer to City or City’s designated representative. Developer shall furnish City with copies of all such policies 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 Developer’s 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 City’s 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 City’s 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 City’s Risk Manager.

9.3 Failure to Maintain Ins urance 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 , 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.

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 30 01007.0580 2103038.2
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 any Developer, in any manner, at Developer’s sole discretion, from encumbering (i) its portion of the Property or any portion thereof or any improvement thereon or (ii) the membership interests in such Developer, by any mortgage, deed of trust, pledge or other security device securing financing with respect to such portion of the Property or such membership interests. City acknowledges that the lenders providing such financing may 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 cer tificates 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 su ch estoppel certificate, interpretation or modification is consistent with the intent and purposes of this Agreement. Any Mortgagee of the Property or the membership interest in a Developer 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 any portion of the Property or pledge on the membership interests in a Developer made in good faith and for value, unless otherwise required by law.

10.3 The Mortgagee of any Mortgage or deed of trust encumbering any portion of the Property, or membership interests of a Developer 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 any Developer in the performance of such Developer’s 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 the applicable 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 any portion of the Property or the membership interests in a Dev eloper, pursuant to foreclosure of the Mortgage or deed of trust, or deed in lieu of such foreclosure or assignment in lieu of such for eclosure, shall take such portion of the Property or membership interests in a Developer subject to the terms of this Agreement. 31 01007.0580 2103038.2

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 “Assignment”) 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 transferee’s key principals have no felony convictions. The proposed transferee shall execute and deliver to the City an assumption agreement assuming Developer’s Project obligations, which assumption agreement shall be in a form approved by the C ity Manager and City Attorney. Notwithstanding the foregoing, City and Community Development Director approval shall not be required for any of (i) the transfer of any portion of the Property or the membership interests in a Developer to a Mortgagee or its designee or a third party in connection with a foreclosure or assignment or deed in lieu of foreclosure, (ii) the assignment or other transfer of a Mortgage or (iii) the first sale of a foreclosed (or assignment/deed in lieu of foreclosure) portion of the Property or the membership interests in a Developer by a Mortgagee or its designee to a third party. However, Developer shall notify the City of any Assignment described in the preceding sentence, and the transferee shall be subject to the terms of this Agreement.

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:
a. Developer delivers written notice to the City requesting that approval prior to the completion of the Assignment (the “Consent Request”); and b. 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.
c. 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 assignee’s developme nt and/or operational qualifications and experience and its financial commitments and resources in sufficient detail to enable the City to evaluate the proposed assignee’s ability to complete the Project.

11.3 Assignments Permitted Without City’s Consent . Notwithstanding any other 32 01007.0580 2103038.2
provision of this Agreement, Assignments related to the following property conveyances and other transactions shall not require City consent:
a. The granting of easements or permits to facilitate construction of the Project or any public improvements.
b. The granting of easements or permits for utility purposes. c. Transactions for financing purposes, including the grant of (or assignment or other transfer of) a deed of trust to secure the funds necessary for land acquisition, construction, and/or permanent financing of any portion of the Project.
d. The acquisition of some or all of the Property or the membership interests in a Developer by a Mortgagee or its designee (or a third party buyer at a foreclosure sale) such as through foreclosure or a deed or assignment in lieu of foreclosure.

The transfer of the applicable portion of the Property or the membership interests in a Developer from Mortgagee or its designee to an affiliate. The first sale of a foreclosed (or assignment/deed in lieu of foreclosure) portion of the Property or the membership interests in a Developer by a Mortgagee or its designee to a third party.
e. 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. f. 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 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 33 01007.0580 2103038.2
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. c. The Assignee’s 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 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, (iii) 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); 34 01007.0580 2103038.2
(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 parties’ 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.
a. 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. b. Within ten (10) calendar days after the Execution Date, the Parties shall execute and record against the Property with the County Recorder any and all required documents to remove from title (i) the Original DA and (ii) the Minor Modification dated February 28, 2024.

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 35 01007.0580 2103038.2
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
1 Park Plaza, Suite 1000
Irvine, CA 92614
Fax: 949-223-1180
Attn: Sunny Soltani
To Imperial Avalon: Imperial Avalon DE, LLC
659 N. Robertson Blvd.

West Hollywood, CA 90069
Attn: Darren Embry
With copy to: Rand, Paster & Nelson, LLP
633 W. Fifth Street, Ste 5880
Los Angeles, CA 90071
Attn: Dave Rand

To Lennar: Lennar Homes of California, LLC
2000 FivePoint, 3rd Floor
Irvine, CA 92618
Attention: JR Jones
Email: [email protected]
With a copy to: Deverich & Gillman LLP
4 Park Plaza, Suite 520
Irvine, California 92614
Attention: Christopher D. Downs
Email: [email protected]

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
c. There are no existing defaults under the Agreement to the actual knowledge 36 01007.0580 2103038.2
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 relied on by assignees and Mortgagees.

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 tha t 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 Developer’s 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 Develope r by this Agreement, including but not limited to Developer’s 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 37 01007.0580 2103038.2
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 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 Party’s control, government regulations, pandemics, government-ordered quarantine, court actions (such as restraining orders or injunctions), or other causes beyond the Party’s 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. This 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 (i) 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 Attorneys’ 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 reasonable 38 01007.0580 2103038.2
attorneys’ fees. Attorneys’ fees shall include attorneys’ fees on any appeal, and, in addition, a party entitled to attorney’s 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.

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 attorney’s fees) in any manner connected with a claim asserted by any individual or ent ity for any commission or finder’s fee in connection with this Agreement arising out of agre ements by the indemnifying party to pay any commission or finder’s 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 City’s 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)]
39 01007.0580 2103038.2
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

Lula Davis-Holmes, Mayor
ATTEST

Dr. Khaleah K. Bradshaw, City Clerk

APPROVED AS TO FORM

ALESHIRE & WYNDER, LLP

Sunny K. Soltani, City Attorney

40 01007.0580 2103038.2

IMPERIAL AVALON
IMPERIAL AVALON DE, LLC, a California
limited liability company

By:

Name:

Title:

By:

Name:

Title:

LENNAR

LENNAR HOMES OF CALIFORNIA,
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 City’s 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. DEVELOPER’S SIGNATURES SHALL BE DULY NOTARIZED,

AND APPROPRIATE ATTESTATIONS SHALL BE INCLUD ED AS MAY BE REQUIRED BY THE

BYLAWS, ARTICLES OF ORGANIZATION, OR OTHER RULES OR REGULATIONS APPLICABLE TO DEVELOPER’S BUSINESS ENTITY.

41 01007.0580 2103038.2

CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

On __________, 2026 before me, ________________, personally appeared ________________, proved to me on the basis of satisfactory evidence to be the person(s) whose names(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.

I 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.

Signature: _____________________________________

OPTIONAL
Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form.

CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT

INDIVIDUAL

CORPORATE OFFICER
_______________________________

TITLE(S)

PARTNER(S) LIMITED

GENERAL

ATTORNEY-IN-FACT

TRUSTEE(S)

GUARDIAN/CONSERVATOR
OTHER____________________________
___________________________________

SIGNER IS REPRESENTING:
(NAME OF PERSON(S) OR ENTITY(IES))
_________________________________________
_________________________________________

___________________________________

TITLE OR TYPE OF DOCUMENT
___________________________________

NUMBER OF PAGES
___________________________________

DATE OF DOCUMENT
___________________________________

SIGNER(S) OTHER THAN NAMED ABOVE

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. 42 01007.0580 2103038.2

CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT

STATE OF CALIFORNIA

COUNTY OF LOS ANGELES

On __________, 2026 before me, ________________, personally appeared ________________, proved to me on the basis of satisfactory evidence to be the person(s) whose names(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.

I 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.

Signature: _____________________________________

OPTIONAL
Though the data below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent reattachment of this form.

CAPACITY CLAIMED BY SIGNER DESCRIPTION OF ATTACHED DOCUMENT

INDIVIDUAL

CORPORATE OFFICER
_______________________________

TITLE(S)

PARTNER(S) LIMITED

GENERAL

ATTORNEY-IN-FACT

TRUSTEE(S)

GUARDIAN/CONSERVATOR
OTHER____________________________
___________________________________

SIGNER IS REPRESENTING:
(NAME OF PERSON(S) OR ENTITY(IES))
_________________________________________
_________________________________________

___________________________________

TITLE OR TYPE OF DOCUMENT
___________________________________

NUMBER OF PAGES
___________________________________

DATE OF DOCUMENT
___________________________________

SIGNER(S) OTHER THAN NAMED ABOVE

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.

A-1 01007.0580/834680.12

01007.0580 2103038.2
EXHIBIT “A”

PROPERTY LEGAL DESCRIPTION

B-1 01007.0580/834680.12

01007.0580 2103038.2
EXHIBIT “B”

DEPICTION OF THE PROPERTY

3285
3285
FD
FDFD
VAN

MBMBMBMB
MBMBMB

MBMBMBMB
MBMBMB

MBMBMBMB
VAN

MBMBMBMB

3.3PRODUCT A

3.2PRODUCT A

3.1PRODUCT A

2.2PRODUCT A

2.1PRODUCT A
M.2PRODUCT A
M.1PRODUCT A

9.1PRODUCT A

1.3PRODUCT A

1.2PRODUCT A

1.1PRODUCT A

4.4PRODUCT A

4.3PRODUCT A

4.2PRODUCT A

4.1PRODUCT A

5.1PRODUCT A5.2PRODUCT A5.3PRODUCT A6.1PRODUCT A6.2PRODUCT A7.1PRODUCT A7.2PRODUCT A8.1PRODUCT A8.2PRODUCT A

2.2PRODUCT B

4.1PRODUCT D

7.1PRODUCT C

7.1PRODUCT B7.2PRODUCT B8.1PRODUCT B8.2PRODUCT B9.1PRODUCT B9.2PRODUCT B10.1PRODUCT B10.2PRODUCT B

3.2PRODUCT B3.1PRODUCT B1.2PRODUCT B1.1PRODUCT B11PRODUCT BM.1PRODUCT B2.1PRODUCT B

4.1PRODUCT B4.2PRODUCT B5.1PRODUCT B6.1PRODUCT B
M.1PRODUCT C 8.1PRODUCT C

6.1PRODUCT C5.1PRODUCT C1.1PRODUCT C

2.1PRODUCT C3.1PRODUCT C4.1PRODUCT C

5.1PRODUCT D

5.2PRODUCT D

6.1PRODUCT D
M.1PRODUCT D1.2PRODUCT D2.2PRODUCT D

2.1PRODUCT D

3.2PRODUCT D

3.1PRODUCT D

4.2PRODUCT D

1.1PRODUCT D

5.3PRODUCT D

6.2PRODUCT D

REC BLDG
GRACE AVE.

MAIN ACCESS ROAD 1

WEST D ALLEYWAYWEST A ALLEYWAYEAST A ALLEYWAY

WEST E ALLEYWAYWEST B ALLEYWAYEAST B ALLEYWAY
MAIN ACCESS ROAD 3

WEST F ALLEYWAYWEST C ALLEYWAYEAST C ALLEYWAY

ALLEYWAY GWEST D ALLEYWAYEAST D ALLEYWAY

PARK DRIVE
MAIN ACCESS ROAD 6
MAIN ACCESS ROAD 5

ALLEYWAY HALLEYWAY I

ALLEYWAY KALLEYWAY LALLEYWAY M

ALLEYWAY J

ALLEYWAY P
MAIN ACCESS ROAD 2MAIN ACCESS ROAD 4MAIN ACCESS ROAD 5
MAIN ACCESS ROAD 2MAIN ACCESS ROAD 5
198199197196195194192193
204206207208209211210205
213
230226227228229231
217216215214212
128129130131132133134135
168169
171170
172173174175
121
142
161
182
127126125124123122120 119117116115114113112
152153154155156157159160162163164165166167
337336335334333 343344345346347
327326325324323313314315316317
297296295294293 303304305306307265266267268269
255254253252251
239240241242243
118
145
158
185
136137138139140141143 144146147148149150151
191190189188187186184183181180179178177176
338339340341342 352351350349348
328329330331332
238237236235234
246247248249250318319320321322
312311310309308302301300299298264263262261260
270271272273274275276277278279280281282283284285286287288289290291292 47484950
3233343536 2625242322
6463626160 777879808182
1213141516 23456
9796959493 10710810911011198991001011028786
88 858483
11109871718192021
6566676869705554535251
3130292827
259258
257256
245244
233232
225224
223222
221220
219218
203202
201200
3738
3940
4142
4344
4546
5657585971727374757689909192103104105106
GRACE AVE.

GRACE AVE.

PARK DRIVE

PARK DRIVE

PARK DRIVE
VAN

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

BATHW/D

WICDINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

GUESTEV STALL
EV CHARGER000
FRONT
XFMR

NOPARKING

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000

GUESTVAN
000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000UP EXHAUST##########
RAMP UP<6.67%RAMP DOWN<6.67%
EXHAUST##########
EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT13'-7" OVERRUN7'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT15'-7" OVERRUN9'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D FRONT
XFMR
30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR 30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR TRASHTERMINATIONROOM No. 2
TRASHTERMINATIONROOM No. 1

MAINTENANCE
ROOM
ELEVATORLOBBY No. 1
ELEVATORLOBBY No. 2

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING
DN
UP

ELECTRICALROOM
GUEST
000

NOPARKINGGUESTEV STALL
EV CHARGER000

RESTAURANT
REFUSE

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
RAMP DOWN<2.00%

NOPARKING

DERO'HOOP RACK'
DERO'FIXIT PLUS & AIR KIT 4'

BIKEROOM
DERO'DERO DUPLEX'17" SPACING12 BIKES
DERO'DERO DUPLEX'17" SPACING12 BIKES
RAMP DOWN<2.00%

RESTAURANTVAN
000

RESTAURANTEV STALL
EV CHARGER000

RESTAURANTEV STALL
EV CHARGER000
ACCESS RM.

ACCESS RM.

RESTAURANTEV STALL
EV CHARGER000

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

LEASING
000
LEASING000

LEASINGVAN
000

NOPARKING

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000
GUEST
000
GUEST
000
UP18R
UP18R
UP20R
UP20R

BATHW/D

WICDINING
ENTRY

BEDROOM
LIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

W14x68
W14x68
W14x68
W14x68
W14x68
W16x77
W16x77
W12x50 W12x50
W16x77 W16x77
W18x130
W14x68W14x68 W18x119 W18x119
W18x65 W18x65
W16x77
W18x130
W16x77
W12x50 W12x50
W14x68
W18x130 W18x130

BATHW/D

WICDINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

POOL ANDSPA PANELELECTRICALCLEARANCE
CHEMICALCONTROLLERCLEARANCESPILL CONTAINMENTPLATFORMSPASANDFILTERTR100C FD
POOLSANDFILTERTR140C-3POOLSANDFILTERTR140C-3
COLD PLUNGESANDFILTERTR100C
H2050 GALACID(3) 53 GALCHLORINE

EYEWASH

CHILLERCLEARANCE
PARCEL
10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS

PARCELPARCELPARCELPARCELPARCEL

PARCELPARCEL

PARCELPARCELPARCEL
PARCEL

PARCELPARCEL

PARCELPARCELPARCEL
W.R.W.R. W.R.

W.R. W.R.

BATHW/D

WICDINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

BATHW/D

WICDINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.

W/D

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.
3070
3070
3070
3070
3070
3070
3070
3070
3070
3070
W.R.

W.R.

M.BEDROOM

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

WIC
M.BATHL. 2/2
1/1
2/2±5'-5"VERIFY w/MFR
W/D
EP
P.BEDROOM
WIC
P. BATHL. 2/2
1/1
2/21'-7 1/2"±5'-5"VERIFY w/MFR2'-0"
5 SHELVES
COATSLIN.

M.BEDROOM

BATHW/D

WICDINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

WIC
M.BATHL. 2/2
1/1
2/2±5'-5"VERIFY w/MFR
3070
7'-8" CLG.

STOR.90 CU.FT. REQ.

CB8'-0"CLG.CB8'-0"CLG.
7'-8" CLG.

STOR.90 CU.FT. REQ.

CB8'-0"CLG.CB8'-0"CLG.
7'-8" CLG.

STOR.90 CU.FT. REQ.

CB8'-0"CLG.CB8'-0"CLG.

W.R.EPHUB
W.R.

L
2/2
1/11/1
L
2/2
1/11/1W.R.

W.R.

W.R.

W.R.

W.R.W.R.W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

AOAO DotAO SwooshAOAO DotAO Swoosh
STO.90 CU.FT. REQ.

WBATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

W
UP20R
UP18R
RAMP DN8.0% MAX. SLOPE
UP20R
192018

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

W/D

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

VITREOUS CHINALAVATORYARCHERK-2355 VITREOUS CHINALAVATORYARCHERK-2355

GUESTEV STALL
EV CHARGER000
FRONT
XFMR

NOPARKING

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000

GUESTVAN
000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000UP EXHAUST##########
RAMP UP<6.67%RAMP DOWN<6.67%
EXHAUST##########
EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT13'-7" OVERRUN7'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT15'-7" OVERRUN9'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D FRONT
XFMR
30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR 30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR

TRASHTERMINATION
ROOM No. 2

TRASHTERMINATION
ROOM No. 1

MAINTENANCE
ROOM
ELEVATORLOBBY No. 1
ELEVATORLOBBY No. 2

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING
DN
UP

ELECTRICAL
ROOM
GUEST
000

NOPARKINGGUESTEV STALL
EV CHARGER000

RESTAURANTREFUSE

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
RAMP DOWN<2.00%

NOPARKING

DERO'HOOP RACK'
DERO'FIXIT PLUS & AIR KIT 4'

BIKEROOM
DERO'DERO DUPLEX'17" SPACING12 BIKES
DERO'DERO DUPLEX'17" SPACING12 BIKES
RAMP DOWN<2.00%

RESTAURANTVAN
000

RESTAURANTEV STALL
EV CHARGER000

RESTAURANTEV STALL
EV CHARGER000
ACCESS RM.

ACCESS RM.

RESTAURANTEV STALL
EV CHARGER000

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

LEASING
000

LEASING
000

LEASINGVAN
000

NOPARKING

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000
GUEST
000
GUEST
000
W/D
EP
P.BEDROOM
WIC
P. BATHL. 2/2
1/1
2/21'-7 1/2"±5'-5"VERIFY w/MFR2'-0"
5 SHELVES
COATSLIN.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

BATHW/D

WICDINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHEN COATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2HUB
2/2
W.R.

M.BEDROOM

BATHW/D

WIC DINING
ENTRY

BEDROOMLIVING

PATIO/BALCONY

KITCHENCOATSPREF
DW
L
STO.90 CU.FT. REQ.

EP
1/1
2/2
HUB
2/2
W.R.

WIC
M.BATHL. 2/2
1/1
2/2±5'-5"VERIFY w/MFR
W.R.

W.R. W.R.
7'-8" CLG.

CB8'-0"CLG.CB8'-0"CLG.

STOR.90 CU.FT. REQ.
3070
3070
VAN
3000APULLSECTIONHOUSEMETER/DISTRIBRES.DISTRIB.RES.DISTRIB.3000AMAINDISC.

SECTION B

SECTION C
3000APULLSECTIONHOUSEMETER/DISTRIBRES.DISTRIB.RES.DISTRIB.3000AMAINDISC.

SECTION DMETER SECTION E

SECTION J
3000APULLSECTIONRES.DISTRIB.RES.DISTRIB.

METER SECTION GMETER SECTION H

SECTION A

SECTION F
RES.DISTRIB.
4000APULLSECTION4000AMETER/MAINHOUSEDISTRIB.HOUSEDISTRIB.

AVALON BOULEVARD

AVALON BOULEVARD

AVALON BOULEVARD
USPS
N.A.P.

N.A.P.

N.A.P.

EXHIBIT "B" - DEPICTION OF THE PROPERTY0'25'50'100'
NORTH

EAST PORTION - MIXED-USE BUILDINGS A/B & C/DWEST PORTION - TOWNHOMES C-1 01007.0580/834680.12

01007.0580 2103038.2
EXHIBIT “C”

PUBLIC OPEN SPACE AREAS

3285
3285
FD
FDFD
VAN

MBMBMBMB
MBMBMB

MBMBMBMB
MBMBMB

MBMBMBMB
VAN

MBMBMBMB

3.3PRODUCT A

3.2PRODUCT A

3.1PRODUCT A

2.2PRODUCT A

2.1PRODUCT A
M.2PRODUCT A
M.1PRODUCT A

9.1PRODUCT A

1.3PRODUCT A

1.2PRODUCT A

1.1PRODUCT A

4.4PRODUCT A

4.3PRODUCT A

4.2PRODUCT A

4.1PRODUCT A

5.1PRODUCT A5.2PRODUCT A5.3PRODUCT A6.1PRODUCT A6.2PRODUCT A7.1PRODUCT A7.2PRODUCT A8.1PRODUCT A8.2PRODUCT A

2.2PRODUCT B

4.1PRODUCT D

7.1PRODUCT C

7.1PRODUCT B7.2PRODUCT B8.1PRODUCT B8.2PRODUCT B9.1PRODUCT B9.2PRODUCT B10.1PRODUCT B10.2PRODUCT B

3.2PRODUCT B3.1PRODUCT B1.2PRODUCT B1.1PRODUCT B11PRODUCT BM.1PRODUCT B2.1PRODUCT B

4.1PRODUCT B4.2PRODUCT B5.1PRODUCT B6.1PRODUCT B
M.1PRODUCT C 8.1PRODUCT C

6.1PRODUCT C5.1PRODUCT C1.1PRODUCT C

2.1PRODUCT C3.1PRODUCT C4.1PRODUCT C

5.1PRODUCT D

5.2PRODUCT D

6.1PRODUCT D
M.1PRODUCT D1.2PRODUCT D2.2PRODUCT D

2.1PRODUCT D

3.2PRODUCT D

3.1PRODUCT D

4.2PRODUCT D

1.1PRODUCT D

5.3PRODUCT D

6.2PRODUCT D

REC BLDG
GRACE AVE.

MAIN ACCESS ROAD 1

WEST D ALLEYWAYWEST A ALLEYWAYEAST A ALLEYWAY

WEST E ALLEYWAYWEST B ALLEYWAYEAST B ALLEYWAY
MAIN ACCESS ROAD 3

WEST F ALLEYWAYWEST C ALLEYWAYEAST C ALLEYWAY

ALLEYWAY GWEST D ALLEYWAYEAST D ALLEYWAY

PARK DRIVE
MAIN ACCESS ROAD 6
MAIN ACCESS ROAD 5

ALLEYWAY HALLEYWAY I

ALLEYWAY KALLEYWAY LALLEYWAY M

ALLEYWAY J

ALLEYWAY P
MAIN ACCESS ROAD 2MAIN ACCESS ROAD 4MAIN ACCESS ROAD 5
MAIN ACCESS ROAD 2MAIN ACCESS ROAD 5
198199197196195194192193
204206207208209211210205
213
230226227228229231
217216215214212
128129130131132133134135
168169
171170
172173174175
121
142
161
182
127126125124123122120 119117116115114113112
152153154155156157159160162163164165166167
337336335334333 343344345346347
327326325324323313314315316317
297296295294293 303304305306307265266267268269
255254253252251
239240241242243
118
145
158
185
136137138139140141143 144146147148149150151
191190189188187186184183181180179178177176
338339340341342 352351350349348
328329330331332
238237236235234
246247248249250318319320321322
312311310309308302301300299298264263262261260
270271272273274275276277278279280281282283284285286287288289290291292 47484950
3233343536 2625242322
6463626160 777879808182
1213141516 23456
9796959493 10710810911011198991001011028786
88 858483
11109871718192021
6566676869705554535251
3130292827
259258
257256
245244
233232
225224
223222
221220
219218
203202
201200
3738
3940
4142
4344
4546
5657585971727374757689909192103104105106
GRACE AVE.

GRACE AVE.

PARK DRIVE

PARK DRIVE

PARK DRIVE
VAN
PREF
DW
L
PREF
DW
L
PREF
DW
L

GUESTEV STALL
EV CHARGER000
FRONT
XFMR

NOPARKING

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000

GUESTVAN
000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000UP EXHAUST##########
RAMP UP<6.67%RAMP DOWN<6.67%
EXHAUST##########
EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT13'-7" OVERRUN7'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT15'-7" OVERRUN9'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D FRONT
XFMR
30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR 30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR TRASHTERMINATIONROOM No. 2
TRASHTERMINATIONROOM No. 1

MAINTENANCE
ROOM
ELEVATORLOBBY No. 1
ELEVATORLOBBY No. 2

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING
DN
UP

ELECTRICALROOM
GUEST
000

NOPARKINGGUESTEV STALL
EV CHARGER000

RESTAURANT
REFUSE

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
RAMP DOWN<2.00%

NOPARKING

DERO'HOOP RACK'
DERO'FIXIT PLUS & AIR KIT 4'

BIKEROOM
DERO'DERO DUPLEX'17" SPACING12 BIKES
DERO'DERO DUPLEX'17" SPACING12 BIKES
RAMP DOWN<2.00%

RESTAURANTVAN
000

RESTAURANTEV STALL
EV CHARGER000

RESTAURANTEV STALL
EV CHARGER000
ACCESS RM.

ACCESS RM.

RESTAURANTEV STALL
EV CHARGER000

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

LEASING
000
LEASING000

LEASINGVAN
000

NOPARKING

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000
GUEST
000
GUEST
000
UP18R
UP18R
UP20R
UP20R
W14x68
W14x68
W14x68
W14x68
W14x68
W16x77
W16x77
W12x50 W12x50
W16x77 W16x77
W18x130
W14x68W14x68 W18x119 W18x119
W18x65 W18x65
W16x77
W18x130
W16x77
W12x50 W12x50
W14x68
W18x130 W18x130

POOL ANDSPA PANELELECTRICALCLEARANCE
CHEMICALCONTROLLERCLEARANCESPILL CONTAINMENTPLATFORMSPASANDFILTERTR100C FD
POOLSANDFILTERTR140C-3POOLSANDFILTERTR140C-3
COLD PLUNGESANDFILTERTR100C
H2050 GALACID(3) 53 GALCHLORINE

EYEWASH

CHILLERCLEARANCE
PARCEL
10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS 10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS10T 2P4CADD-10CS

PARCELPARCELPARCELPARCELPARCEL

PARCELPARCEL

PARCELPARCELPARCEL
PARCEL

PARCELPARCEL

PARCELPARCELPARCEL

COATSENTRY
W.I.C.D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH
BATH
W/D
P
DW
REF

PATIO/BALCONY

COATSENTRY
W.I.C. D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH
BATH
W/D
P
DW
REF

PATIO/BALCONY

COATSENTRY
W.I.C. D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH
BATH
W/D
P
DW
REF

PATIO/BALCONY

COATSENTRY
W.I.C. D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH
BATH
W/D
P
DW
REF

PATIO/BALCONY

COATSENTRY
W.I.C.D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH
BATH
W/D
P
DW
REF

PATIO/BALCONY

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH
PREF
DW
L PREF
DW
L PREF
DW
L
PREF
DW
L
PREF
DW
L
PREF
DW
L
PREF
DW
LPREF
DW
L
L

COATSW/DP
3070
3070
3070
3070
3070
3070
3070
3070
3070
3070
W.R.

W.R.

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHEN
BATH
PREF
DW
L
3070

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH
W.R.EPHUB
W.R.

L
2/2
1/11/1
L
2/2
1/11/1W.R.

W.R.

W.R.

W.R.

W.R.W.R.W.R.

AOAO DotAO SwooshAOAO DotAO Swoosh
STO.90 CU.FT. REQ.

UP20R
UP18R
RAMP DN8.0% MAX. SLOPE
UP20R
192018
L

COATSW/DP
PREF
DW
L
PREF
DW
L
PREF
DW
LPREF
DW
L
VITREOUS CHINALAVATORYARCHERK-2355 VITREOUS CHINALAVATORYARCHERK-2355

GUESTEV STALL
EV CHARGER000
FRONT
XFMR

NOPARKING

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000

GUESTVAN
000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000UP EXHAUST##########
RAMP UP<6.67%RAMP DOWN<6.67%
EXHAUST##########
EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT13'-7" OVERRUN7'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D EXHAUST##########
OTIS GEN33500 LB / 350 FPM5'-6" PIT15'-7" OVERRUN9'-9" CAB HEIGHT100' MAX. TRAVELNO PIT LADDER RECESS REQ'D FRONT
XFMR
30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR 30" DIA.APOLLO A500 SSLCOMPACTOR30" DIA.APOLLO A500 SSLCOMPACTOR

TRASHTERMINATION
ROOM No. 2

TRASHTERMINATION
ROOM No. 1

MAINTENANCE
ROOM
ELEVATORLOBBY No. 1
ELEVATORLOBBY No. 2

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

NOPARKING

NOPARKING
DN
UP

ELECTRICAL
ROOM
GUEST
000

NOPARKINGGUESTEV STALL
EV CHARGER000

RESTAURANTREFUSE

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
RAMP DOWN<2.00%

NOPARKING

DERO'HOOP RACK'
DERO'FIXIT PLUS & AIR KIT 4'

BIKEROOM
DERO'DERO DUPLEX'17" SPACING12 BIKES
DERO'DERO DUPLEX'17" SPACING12 BIKES
RAMP DOWN<2.00%

RESTAURANTVAN
000

RESTAURANTEV STALL
EV CHARGER000

RESTAURANTEV STALL
EV CHARGER000
ACCESS RM.

ACCESS RM.

RESTAURANTEV STALL
EV CHARGER000

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

LEASING
000

LEASING
000

LEASINGVAN
000

NOPARKING

RESTAURANT
000

RESTAURANT
000

RESTAURANT
000

GUESTEV STALL
EV CHARGER000

GUESTEV STALL
EV CHARGER000
GUEST
000
GUEST
000
GUEST
000
GUEST
000
PREF
DW
L

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH
PREF
DW
L PREF
DW
L PREF
DW
L
PREF
DW
L
PREF
DW
LPREF
DW
L
PREF
DW
L PREF
DW
L
PREF
DW
L
PREF
DW
L PREF
DW
L PREF
DW
L PREF
DW
L
PREF
DW
L

COATSENTRY
W.I.C.D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH

COATSENTRY
W.I.C.D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH COATSENTRY
W.I.C. D/W
L
LIVING

KITCHEN
REF

BEDROOM

PATIO/BALCONY

W/DBATH
BATH
W/D
P
DW
REF

PATIO/BALCONY
BATH
W/D
P
DW
REF

PATIO/BALCONY
BATH
W/D
P
DW
REF

PATIO/BALCONY
3070
3070

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH

ROOMLIVING

BEDROOM
W.I.C.

PATIO/BALCONY

KITCHENBATH
VAN
3000APULLSECTIONHOUSEMETER/DISTRIBRES.DISTRIB.RES.DISTRIB.3000AMAINDISC.

SECTION B

SECTION C
3000APULLSECTIONHOUSEMETER/DISTRIBRES.DISTRIB.RES.DISTRIB.3000AMAINDISC.

SECTION DMETER SECTION E

SECTION J
3000APULLSECTIONRES.DISTRIB.RES.DISTRIB.

METER SECTION GMETER SECTION H

SECTION A

SECTION F
RES.DISTRIB.
4000APULLSECTION4000AMETER/MAINHOUSEDISTRIB.HOUSEDISTRIB.

AVALON BOULEVARD

AVALON BOULEVARD

AVALON BOULEVARD
USPS
N.A.P.

N.A.P.

N.A.P.

JOB# 23-003/23-024DATE: 01-09-2026OPEN SPACE EXHIBIT

MIXED-USE BLDGS A/B & C/DPUBLICALLY ACCESSIBLECOMMON OPEN SPACEPUBLICALLY ACCESSIBLEPARK / PLAZANON-PUBLICALLY ACCESSIBLECOMMON OPEN SPACENON-PUBLICALLY ACCESSIBLERECREATION OPEN SPACE

LEGEND - EAST PORTION
64,954
34,21027,44128,304

OPEN SPACE CALCULATIONSEAST PORTIONPUBLICALLY ACCESSIBLECOMMON OPEN SPACEPUBLICALLY ACCESSIBLEPARK / PLAZANON-PUBLICALLY ACCESSIBLECOMMON OPEN SPACENON-PUBLICALLY ACCESSIBLERECREATION OPEN SPACE

1.5 0.70.60.4
S.F.AC
174,679TOTAL4.0
0'25'50'100'
NORTH

EAST PORTION - MIXED-USE BUILDINGS A/B & C/DWEST PORTION - TOWNHOMES 19,770PRIVATE DECK AREA0.8
181,063SITE COVERAGE FOR BLDGS.BUILDING ABS.F.118,703BUILDING CD299,766BUILDING TOTAL518,522SITE TOTAL58%SITE COVERAGE FOR BLDGS.

EAST PORTION

TOWNHOMESPUBLICALLY ACCESSIBLECOMMON OPEN SPACE

NON-PUBLICALLY ACCESSIBLEOPEN SPACE(BACKYARD/PATIO/DECK)

NON-PUBLICALLY ACCESSIBLECOMMON OPEN SPACENON-PUBLICALLY ACCESSIBLERECREATION OPEN SPACE

LEGEND - WEST PORTION

WEST PORTIONLANDSCAPE/EASEMENTPUBLICALLY ACCESSIBLECOMMON OPEN SPACE

PRIVATE OPEN SPACE/BACKYARD/PATIONON-PUBLICALLY ACCESSIBLEOPEN SPACE

LANDSCAPE/COMMON OPEN SPACENON-PUBLICALLY ACCESSIBLECOMMON OPEN SPACERECREATION AREA/CLUBHOUSENON-PUBLICALLY ACCESSIBLERECREATION OPEN SPACE OPEN SPACE CALCULATIONS19,904
34,502
146,46511,878

0.5 0.8

3.40.3 S.F.AC
TOTAL212,7504.9
D-1 01007.0580/834680.13

01007.0580 2103038.2
EXHIBIT “D”

AMENDED AND RESTATED COAS

[TO BE ADDED]

E-1 01007.0580/834680.13

01007.0580 2103038.2
EXHIBIT “E”
EXCERPTS FROM 2022 CALIFORNIA MECHANICAL CODE (INCLUDING THE JULY 1, 2024 SUPPLEMENT)

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DRAFT

AMENDED AND RESTATED CONDITIONS OF APPROVAL (EXHIBIT D TO AMENDED AND RESTATED DEVELOPMENT AGREEMENT 23-19)
EXHIBIT B TO PLANNING COMMISSION RESOLUTION NO. 22 -244 - CONDITIONS OF APPROVAL (SITE PLAN AND DESIGN REVIEW No. DOR 1803-19)
These “Conditions of Approval” shall govern the development of the Imperial Avalon Site Plan within the Imperial Avalon Specific Plan (“Specific Plan”), located at 21207 Avalon Boulevard in the City of Carson (“Project Site”). The “Project” consists of 1,115 residential dwelling units, 10,000 square feet of restaurant uses and 111,581 square feet of publicly accessible, privately maintained open space. The Project is proposed by the “Applicant” which currently (as of the date of Planning Commission Resolution No. 22-244) consists of Imperial Avalon, LLC which term shall include the successors and assigns of the Applicant (aka, the “Developer).

GENERAL CONDITIONS

1. The Applicant shall sign an Affidavit of Acceptance form and submit the document to the Planning Division within 30 days of receipt of the City Council Resolution approving the amendment to the Specific Plan.

2. The adopted Ordinance approving the Specific Plan, including the Conditions of Approval contained herein, and the signed Affidavit of Acceptance, shall be copied in their entirety and placed directly onto a separate plan sheet behind the cover sheet of the development plans prior to Building and Safety plan check submittal. Said copies shall be included in all development plan submittals, including any revisions and the final working drawings.

3. These Conditions of Approval shall be subject to the terms and conditions of the Imperial Avalon Specific Plan, Final Environmental Impact Report (FEIR), Mitigation Monitoring and Reporting Program (MMRP), and Development Agreement (DA). In the event of a conflict between these Conditions of Approval and the Development Agreement the Development Agreement shall control.

4. Prior to Building and Safety plan check submittal and prior to issuance of building permits with respect to each phase of the Project (i.e. Townhomes, first Apartment building, second Apartment building) (each a “ Phase”), the Applicant shall submit a complete set of electronic Construction Drawings for such Phase that conform to all the Conditions of Approval applicable to such Phase to be reviewed and approved by the Planning Division.

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5. The Applicant shall comply with all Mitigation Measures, Project Design Features, and Project Characteristics as described in the Final Environmental Impact Report and MMRP.

6. The Applicant shall make any necessary site plan and design revisions to the site plan and elevations approved by the Planning Commission, City Council, and these conditions of approval. All plans shall be consistent with all project approvals.

7. City Approvals. All approvals by City, with respect to the Project and/or the Conditions of Approval set forth herein, unless otherwise specified, shall be by the department head of the department or agency requiring the applicable condition. All agreements, covenants, easements, deposits and other documents required herein where City is a party shall be in a form approved by the City Attorney. The Applicant shall pay the cost for review and approval of such agreements and deposit necessary funds pursuant t o the First Amended Reimbursement Agreement, between the City and Imperial Avalon, LLC, dated June 1, 2022 (as amended or modified from time to time, the “Reimbursement Agreement”).

8. Reimbursement Agreement. A trust deposit account shall be established and maintained pursuant to the Reimbursement Agreement.

9. Indemnification. The Applicant, and its tenant(s), for themselves and their successors in interest (“Indemnitors”), agree to defend, indemnify and hold harmless the City of Carson, its agents, officers and employees, and each of them (“Indemnitees”) as set forth in the DA from and against any and all claims, liabilities, damages, losses, costs, fees, expenses, penalties, errors, omissions, forfeitures, actions, and proceedings (collectively, “Claims”) against Indemnitees with respect to the Project entitlements or approvals that are the subject of these Conditions of Approval, and any Claims against Indemnitees which are in any way related to Indemnitees’ review of or decision upon the Project that is the subject of these Conditions of Approval (including, without limitation, any Claims related to any finding, determination, or claim of exemption made by Indemnitees pursuant to t he requirements of the California Environmental Quality Act, or other local or State Agencies, and any Claims against Indemnitees which are in any way related to any damage or harm to people or property, real or personal, arising from Indemnitors’ construc tion or operations of the Project, I, or any of the Project entitlements or other approvals that are the subject of Conditions of the Approvals for the Specific Plan, Site Plan and Design Review and Tentative Tract Map. The City will promptly notify Indemnitors of any such claim, action or proceeding against Indemnitees, and, at the option of the City, Indemnitors shall either undertake the defense of the matter or pay Indemnitees associated legal costs or shall advance funds assessed by the City to pay for the defense of the matte r by the City Attorney. In the event the City opts for Indemnitors to undertake defense of the matter, the City will cooperate reasonably in the defense, but retains the right to settle or abandon the matter without Indemnitors’ consent. Indemnitors shall provide a deposit to the City in the amount of 100% of the City’s estimate, in its sole and absolute discretion, of the cost of

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litigation / Claims asserted, including the cost of any award of attorneys’ fees, and shall make additional deposits as requested by the City to keep the deposit at such level. If Indemnitors fail to provide or maintain the deposit, Indemnitees may abandon the action and Indemnitors shall pay all costs resulting therefrom and Indemnitees shall have no liability to Indemnitors.

SPECIAL CONDITIONS

10. Avalon Street Improvements. Prior to issuance of any building permits, the developer shall prepare plans and obtain approval from the City for installation of street improvements along their Avalon Boulevard street frontage consistent with the Carson Street Master Plan improvements, the Union South bay project, and as identified in the DIF Nexus Study prepared by Kelly Associates Management Group and dated March 19, 2019, and approved by the City Council on April 2, 2019, along with all reports, studies, assessments and memorandums referenced within that study(collectively the “DIF Nexus Study”) including parkway and median landscaping, hardscaping, and street furnitu re including bike racks, streetlights, benches, way finding signs, etc. All improvements shall be completed prior to issuance of the certificate of occupancy permit for the first apartment building or any townhomes, whichever occurs earlier.

11. Grace Avenue Improvements. Prior to issuance of building permits, the developer shall prepare plans and obtain approval from the City for installation of street improvements along their street frontage improvements for Grace Avenue consistent with the approved plans. All improvements shall be completed prior to issuance of the occupancy permit for the first townhome.

12. Bicycle Lane Improvements. Prior to issuance of building permits, the developer shall prepare plans and obtain approval from the City for installation of bicycle lanes along Avalon Boulevard and 213th Street identified in the DIF Nexus Study. All improvements shall be completed prior to issuance of the certificate of occupancy permit for the first apartment building or any townhomes, whichever occurs earlier.

13. The Site Plan and Design Review approval shall not be effective until such time the City Council approves the Specific Plan, Development Agreement, General Plan Amendment, and Zone Change and said documents are legally effective.

14. The final Construction Documents shall comply with the provisions and requirements of the Development Agreement, the Specific Plan and final approved Site Plan.

15. The applicant shall ensure that the fugitive dust control program is implemented during construction. The program shall be depicted on the construction drawings/grading plans and the contractor shall be responsible for implementation.

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16. Adequate measures shall be taken to eliminate odors during the grading operations as a result of the site being a former landfill to the satisfaction of the Community Development Director.

17. The Development Agreement Fee and all other fees Fees shall be paid in appropriate times as specified in the Development Agreement and the Conditions of Approval.

LANDSCAPE / IRRIGATION

18. Landscaping shall conform to the provisions contained in the Specific Plan and all City codes regarding water conservation.

19. Prior to issuance of any building permits for the applicable Apartment Phase, the applicable Applicant shall provide onsite landscape plans for the applicable Apartment Phase to the Planning Division for review and approval for all areas of the 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.

In lieu of installation of the entire landscaping on the site prior to issuance of occupancy permits, t The Community Development Director may shall approve a phased landscape installation plan as submitted by the developer s of the Townhome and/or Apartment components of the project to require allow a phased installation of landscaping prior to issuance of occupancy permits of various portions of the project.

20. Installation, maintenance, and repair of all onsite landscaping shall be the responsibility of the Applicant for each Phase. All landscaping shall be installed prior to issuance of any occupancy permits. The Community Development Director may approve a phased installation of the landscaping.

21. Landscaping shall be provided with a permanently installed, automatic irrigation system and operated by an electrically-timed controller station set for early morning or late evening irrigation per the Specific Plan.

22. Installation of 6” high concrete curbs are required around all landscaped planter areas, except for areas determined by National Pollutant Discharge Elimination System(NPDES) permit or other applicable condition of approval that requires certain landscaped areas to remain clear of concrete curbs for more efficient storm water runoff flow and percolation as deemed necessary by the City Engineer. Revised landscaping and irrigation plans shall be reviewed and approved by the Planning Division should subsequent modifications be required by other concerned agencies regarding the removal of concrete curbs.

23. The proposed irrigation system shall include best water conservation practices.

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24. Backflows shall be screened with min. 5’ wide planters and landscape screen material, with plant material per the Specific Plan. Paint device green color similar to Frazee, aeroplate ‘Forest Green’ or equal. Transformers shall be screened with shrubs and ground covers, with plant material per the Specific Plan.

25. The Project shall comply with AB 325, the State Model Water Efficient Landscape Ordinance. Maximum Applied Water Allowance, MAWA, and Estimated Applied Water Use shall be calculated and submitted on all landscape construction documents.

26. All walls that include creeping vines shall be installed on the project side of the wall and shall be passed through the walls to the opposite side by drilling holes on wall or by other method as approved by the Planning Division.

27. Show corner sight line distances on the landscape plan per Engineering Department Standard Drawings.

WALLS / FENCES

28. Prior to the issuance of any building permits for the Apartments for an Apartments Phase, the applicant shall submit a Wall and Fence Plan for the Apartments for such Phase to the Planning Division for review and approval by the Planning and Building Divisions for all areas of the site. Prior to the issuance of any building permits 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 all walls and fences on the 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 applicable Apartment Phase component of the project to allow for phased construction of all walls and fences prior to issuance of occupancy permits certificates of occupancy of various portions the applicable Phases of the project.

29. All walls shall include graffiti-resistant coating.

LIGHTING

30. All exterior lighting and sign lighting shall be provided in compliance with the standards pursuant to the Specific Plan.

31. Two sets of onsite lighting plans for each Apartment Phase 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

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applicable Apartments Phase. Two sets of onsite lighting plans for the Townhomes are to be drawn,

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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 s of the Townhome and/or applicable Apartment Phase component of the project to allow for the phased installation of lights prior to issuance of occupancy permits of various portions of the project.

32. All lighting within the Project shall be directed on-site in such a manner as to not create a nuisance or hazard to adjacent streets and properties, which shall be subject to the approval of the Planning Division.

SIGNAGE

33. Prior to issuance of any building certificates of occupancy permits for the Apartment Phases, the Applicant shall submit a Comprehensive Sign Program for the applicable Apartment Phase 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.

34. 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.

35. Prior to issuance of building any certificates of occupancy permits for the applicable Apartment Phase, the Applicant shall provide plans to the Planning Division for approval of Directional/wayfinding signage consistent with the Comprehensive Sign Program for the applicable Apartment Phase. 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.

36. All signs shall be installed prior of any issuance of occupancy permits. In lieu of installation of all signage 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 s of the Townhome and/or applicable Apartment Phase component of the project to allow for the phased installation of signs prior to issuance of occupancy permits of various portions of the project.

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PARKING

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37. Prior to issuance of certificate of occupancy of for the first apartment building, the Applicant shall prepare, submit for City’s approval, fund and operate a parking management program for on -site parking monitoring and Grace Avenue parking monitoring. The program will be required to ensure that residents a nd visitors park in appropriate parking stalls. Imperial Avalon residents and guest shall be prohibited from parking on Grace Avenue or other residential streets of the surrounding community.

38. All parking areas and driveways shall remain clear. No encroachment into parking areas and/or driveways shall be permitted.

39. All areas used for the movement, parking, loading, repair or storage of vehicles shall be paved with either: a. Concrete or asphaltic concrete to a minimum thickness of three and one-half inches over four inches of crushed aggregate base; or b. Other surfa cing material which, in the opinion of the Director of Public Works, provides equivalent life, service and appearance.

TRASH

40. Trash collection shall comply with the requirements of the City’s trash hauler.

41. Submit development plans for plan check review and approval prior to issuance of permits.

42. Obtain all appropriate permits and an approved final inspection for the proposed Project.

ENGINEERING SERVICES DEPARTMENT - CITY OF CARSON

41. Any existing off-site improvements damaged during the construction shall be removed and reconstructed per City of Carson PW Standard Drawings and to the satisfaction of the City Engineer.

42. A construction permit is required for any work to be done in the public right-of-way.

43. The Applicant shall comply with street improvements and all other requirements included in the Development Agreement.

44. 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 County of Los Angeles Department of Public Works City, as approved by the City Engineer.

Prior to Certificate of Occupancy

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45. The developer shall ensure the signal at the intersection of Avalon Boulevard and the main project entry is operational, at the developer’s expense, to the satisfaction of the City Engineer.

46. The Applicant shall comply with all requirements from L.A. County Sewer Maintenance Division for Maintenance of new and/or existing sewer main, relating to this development, prior to release of all improvement bonds.

47. The Applicant shall execute and provide to the City Engineer, a written statement from the water purveyor (Calwater) indicating that the water system will be operated by the purveyor and that under normal conditions, the system will meet the requirements for the development and that water service will be provided to each building. Compl y with mitigation measures required by the water purveyor.

48. The Applicant shall construct and guarantee the construction of all required drainage infrastructures in accordance with the requirements and recommendations of the hydrology study, subject to the approval of the City Engineer.

49. If needed, easements shall be granted to the City, appropriate agency, or entity for the purpose of ingress, egress, construction, and maintenance of all infrastructures constructed and handicap access for this development to the satisfaction of the City Engineer and or appropriate agency or entity.

50. All infrastructure necessary to serve the Project 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 the applicable Apartment building Phase (water, sewer, storm drain, and street improvements) shall be in operation prior to the issuance of certificates of occupancy for the respective Apartment Phase building. shall be in operation prior to the issuance of Certificate of Occupancy of any building.

PUBLIC WORKS – WATER QUALITY
Prior to Issuance of Building Permit

51. The Applicant shall comply with all applicable Low Impact Development (“LID”) requirements and shall include Best Management Practices (“BMP”) necessary to control storm water pollution from construction activities and facility operations to the satisfaction of the City Engineer.

52. Applicant shall complete and provide a BMP Reporting Template to City of Carson, Engineering Services Department.

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53. Applicant shall provide contact information of the Qualified Storm Water Developer (“QSD”) and/or Qualified SWPPP (Storm Water Pollution Prevention Plan) Developer (“QSP”) for the Project Site.

54. Applicant shall submit digital copies of SUSMP/LID/NPDES/Grading Plans concurrently to City of Carson, Engineering Services Department and Los Angeles County Building & Safety Division.

55. Applicant shall complete, sign and return the Stormwater Planning Program LID Plan Checklist form and return to City of Carson Engineering Services Division.

Prior to Certificate of Occupancy

56. For any structural and/or treatment water quality control device installed, the Applicant, shall record a maintenance covenant pursuant to Section 106.4.3 of the County of Los Angeles Building Code and title 12, Chapter 12.80 of the Los Angeles County Code relating to the control of pollutants carried by storm water runoff. In additio n, an exhibit shall be attached to such covenant to identify the location and maintenance information for any structural and/or treatment control device installed. a) The Maintenance Covenant shall be reviewed and approved by the City Engineer prior to recordation with the Los Angeles County Registrar -Recorder/County Clerk. b) RECORDATION of the Maintenance Covenant is the responsibility of the Applicant. Provide a copy of the recorded Covenant Agreement to City Engineer prior to certificate of occupancy for any building.

57. Inspection will be conducted once a year after any portions of the Project are constructed.

FIRE DEPARTMENT

58. The proposed development for the Project shall obtain approval and comply with all Los Angeles County Fire Department requirements.

DEVELOPMENT IMPACT AGREEMENT FEE

59. Interim Development Impact Fee: In accordance with Article XI (Interim Development Impact Fee Program) of the Carson Municipal Code (“CMC”), the applicant, property owner, and/or successor to whom this project approval is assigned (“Developer”) shall be responsible for payment of one-time interim development impact fees (“IDIF”) for the applicable Phase at the applicable rate detailed below for each unit of residential development constructed for the project. If the project increases or decreases in regards to the number of units constructed, the total IDIF amount will be adjusted accordingly at the applicable rate.

Per CMC 11504, the IDIF shall be paid prior to the issuance of a certificate of

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occupancy for the specific Townhome or Apartment building or up to twelve (12) months following

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the issuance of the building permit for the specific Townhome or Apartment building, whichever occurs first, and the applicable IDIF rate (detailed below) shall be that in effect at the time of such payment, unless the timing or requirements of payment is modified by applicable State Law. No certificate of occupancy shall be issued prior to the full payment of the required IDIF amount, which payment shall be made in one lump sum installment. IDIF amounts/rates are subject to adjustment every July 1st based on State of California Construction Cost Index (Prior March to Current March Adjustment), per CMC Section 11500.

IDIF amounts/rates for residential development have been set at $16,918.01 per unit (1 bedroom or studio) and $21,147.52 (All Other) per unit for Fiscal Year 2025-26, effective July 1, 2025, through June 30, 2026. Affordable Housing Units are exempted from IDIF.

None of the proposed project units are ex empt from IDIF. Based on the above- specified rates, the Developer would be responsible for a total payment of IDIF for the proposed project in an amount calculated as follows: (538 units [1 bedroom or studio] X $16,918.01 per unit = $9,101,889.38) + (578 units [All Other] X $21,147.52 per unit = $12,223,266.56) = $21,325,155.94, subject to any applicable fee credits or reimbursements to which Developer might be entitled under Carson Municipal Code Sections 11800-11804.

However, if the IDIF for the project is not paid in 2025-26 fiscal year (i.e., by June 30, 2026), a new IDIF rate/amount will apply for the period of July 1, 2026, through June 30, 2027, based on the IDIF rate for Fiscal Year 2026 -27, and so on for subsequent fiscal year(s). The fee for Fiscal Year 2026-2027 IDIF has not yet been determined.

To understand the requirements in more detail, please visit the City’s IDIF webpage at:
https://ci.carson.ca.us/communitydevelopment/IDIFProgram.aspx and/or contact James Nguyen at [email protected] or 310-952-1700 ext. 1310.

Notice of Imposition of Interim Development Impact Fees; Right to Protest Pursuant to CMC Section 11503, Developer is hereby notified of the IDIF imposed on the project, as described and in the amount stated above. In accordance with Government Code Section 66020, Developer may protest the imposition of the IDIF on the project by complying with the requirements set forth in CMC 11900. Any such protest shall be filed at the time of the approval or conditional approval of a development, as that phrase is defined in CMC 11901(A).

If you have any questions or comments regarding this notice, please contact James Nguyen at [email protected] or (310) 952-1700 ext. 1310.

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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 per residential unit multiplied by 1,115 units even if fewer units are constructed (equal to two million two hundred thirty thousand dollars ($2,230,000.00)).

Developer shall have the right 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, 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. The Development Agreement Fee payments are limited to the amounts and subject to the schedule set forth below:
a) Three hundred thousand dollars ($300,000.00) shall be due upon the Effective Date of the DA 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”).
b) 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. c) 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. d) Six million dollars ($6,000,000.00) shall be due prior to issuance of a certificate of occupancy for the first Apartment building to be constructed within the Project, and another six million dollars ($6,000,000.00) shall be due upon issuance of a certificate of occupancy for the second Apartment building to be constructed within the Project..
e) 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.
f) 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 150th Townhome to be constructed within the Project.

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EXHIBIT C TO PLANNING COMMISSION RESOLUTION NO. 22 -244, AS AMENDED BY CITY COUNCIL RESOLUTION NO. 22 -242 - CONDITIONS OF APPROVAL (VESTING TENTATIVE TRACT MAP 83157)
These “Conditions of Approval” shall govern the development of the Imperial Avalon Vesting Tentative Tract Map (“VTTM”), located at 21207 Avalon Boulevard in the City of Carson (“Project Site”). The “Project” consists of a mixed use project including 1,115 residential dwelling units, 10,000 square feet of restaurant area, and 111,581 square feet of publicly accessible but privately maintained open space within the Imperial Avalon Specific Plan. The Project is proposed by the “Applicant” which currently (as of the date of Planning Commission Resolution No. 22 -244, as amended by City Council Resolution No. 22 -242) consists of Imperial Avalon, LLC which term shall include the successors and assigns of the Applicant (aka, the “Developer”).

GENERAL CONDITIONS

1. The Applicant shall sign an Affidavit of Acceptance form and submit the document to the Planning Division within 30 days of receipt of the City Council Resolution approving the amendment to the Specific Plan.

2. The adopted Ordinance approving the Specific Plan, including the Conditions of Approval contained herein, and the signed Affidavit of Acceptance, shall be copied in their entirety and placed directly onto a separate plan sheet behind the cover sheet of the development plans prior to Building and Safety plan check submittal. Said copies shall be included in all development plan submittals, including any revisions and the final working drawings.

3. These Conditions of Approval shall be subject to the terms and conditions of the Imperial Avalon Specific Plan, Final Environmental Impact Report (FEIR), Mitigation Monitoring and Reporting Program (MMRP), and Development Agreement (DA). In the event of a conflict between these Conditions of Approval and the Development Agreement the Development Agreement shall control.

4. Prior to recordation of the map, the Applicant shall submit a vesting tentative map that complies with the approvals by the Planning Commission, City Council, these conditions of approval, City of Carson Public Works Department, and the County of Los Angeles. All plans shall be consistent with all project approvals.

5. The Applicant shall comply with all City, county, state, and federal regulations applicable to the Project.

6. The Applicant shall comply with all Mitigation Measures, Project Design Features, and Project Characteristics as described in the Final Environmental Impact Report and MMRP.

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7. City Approvals. All approvals by City with respect to the Project and/or the Conditions of Approval set forth herein, unless otherwise specified, shall be by the department head of the department or agency requiring the applicable condition. All agreements, covenants, easements, deposits and other documents required herein where City isa party shall be in a form approved by the City Attorney. The Applicant shall pay the cost for review and approval of such agreements and deposit necessary funds pursuant to the First Amended and Restated Reimbursement Agreement, between the City, and Faring Capital, LLC, dated June 1, 2022 (as amended or modified from time to time, the “Reimbursement Agreement”).

8. Reimbursement Agreement. A trust deposit account shall be established and maintained pursuant to the Reimbursement Agreement.

9. Indemnification. The Applicant, and its tenant(s), for themselves and their successors in interest (“Indemnitors”), agree to defend, indemnify and hold harmless the City of Carson, its agents, officers and employees, and each of them (“Indemnitees”) as set forth in the DA from and against any and all claims, liabilities, damages, losses, costs, fees, expenses, penalties, errors, omissions, forfeitures, actions, and proceedings(collectively, “Claims”) against Indemnitees with respect to the Project entitlements or approvals that are the subject of these Conditions of Approval, and any Claims against Indemnitees which are in any way related to Indemnitees’ review of or decision upon the Project that is the subject of these Conditions of Approval (including, without limitation, any Claims related to any finding, determination, or claim of exemption made by Indemnitees pursuant to t he requirements of the California Environmental Quality Act or other local or State Agencies, and any Claims against Indemnitees which are in any way related to any damage or harm to people or property, real or personal, arising from Indemnitors’ construct ion or operations of the Project, including site improvements and other associated improvements. or any of the Project entitlements or other approvals that are the subject of Conditions of the Approvals for the Specific Plan, Site Plan and Design Review and Tentative Tract Map. The City will promptly notify Indemnitors of any such claim, action or proceeding against Indemnitees, and, at the option of the City, Indemnitors shall either undertake the defense of the matter or pay Indemnitees associated legal costs or shall advance funds assessed by the City to pay for the defense of the matter by the City Attorney. In the event the City opts for Indemnitors to undertake defense of the matt er, the City will cooperate reasonably in the defense, but retains the right to settle or abandon the matter without Indemnitors’ consent.

Indemnitors shall provide a deposit to the City in the amount of 100% of the City’s estimate, in its sole and absolute discretion, of the cost of litigation / Claims asserted, including the cost of any award of attorneys’ fees, and shall make addi tional deposits as requested by the City to keep the deposit at such level. If Indemnitors fail to provide or maintain the deposit, Indemnitees may abandon the action and Indemnitors shall pay all costs resulting therefrom and Indemnitees shall have no liability to Indemnitors.

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SPECIAL CONDITIONS

10. No demolition or grading permits shall be issued prior to Vesting Tentative Tract Map clearance by City of Carson Building & Safety. Los Angeles County Department of Public Works

11. Avalon Street Improvements. Prior to issuance of any building permits, the developer shall prepare plans and obtain approval from the City for installation of street improvements along their Avalon Boulevard street frontage consistent with the Carson Street Master Plan improvements, the Union Southbay project, and as identified in the DIF Nexus Study prepared by Kelly Associates Management Group and dated March 19, 2019, and approved by the City Council on April 2, 2019, along with all reports, studies, assessments and memorandums referenced within that study (collectively the “DIF Nexus Study”) including parkway and median landscaping, hardscaping, and street furniture including bike racks, streetlights, benches, wayfinding signs, etc. All improvements shall be completed prior to issuance of the occupancy permit for the first apartment building or any townhomes, whichever occurs earlier.

12. Grace Avenue Improvements. Prior to issuance of building permits, the developer shall prepare plans and obtain approval from the City for installation of street improvements along their street frontage improvements for Grace Avenue consistent with the approved plans. All improvements shall be completed prior to issuance of the occupancy permit for the first townhome.

13. Bicycle Lane Improvements. Prior to issuance of building permits, the developer shall prepare plans and obtain approval from the City for installation of bicycle lanes along Avalon Boulevard and 213th Street identified in the DIF Nexus Study and per the City’s Complete Streets Policy and Public Works Designs. All improvements shall be completed prior to issuance of the occupancy permit for the first apartment building or any townhomes, whichever occurs earlier.

14. The Vesting Tentative Tract Map approval shall not be effective until such time the City Council approves the Specific Plan, Development Agreement, General Plan Amendment, and Zone Change and said documents are legally effective.

15. The final Construction Documents shall comply with the provisions and requirements of the Development Agreement, the Specific Plan and final approved Site Plan.

16. The applicant shall ensure that the fugitive dust control program is implemented during construction. The program shall be depicted on the construction drawings/grading plans and the contractor shall be responsible for implementation.

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17. Adequate measures shall be taken to eliminate odors during the grading operations as a result of the site being a former landfill to the satisfaction of the Community Development Director.

18. The Development Agreement Fee and all other fees Fees shall be paid in appropriate times as specified in the Development Agreement and the Conditions of Approval.

BUILDING AND SAFETY DIVISION

19. Submit development plans for the applicable Phase for plan check review and approval prior to issuance of permits for the applicable Phase.

20. Obtain all appropriate permits for the applicable Phase and an approved final inspection for the applicable Phase proposed Project.

ENGINEERING SERVICES DEPARTMENT – CITY OF CARSON

21. Any existing off-site improvements damaged during the construction shall be removed and reconstructed per City of Carson PW Standard Drawings and to the satisfaction of the City Engineer.

26. A construction permit is required for any work to be done in the public right-of-way.

27. The Applicant shall comply with all conditions and requirements recommended or imposed by the County of Los Angeles (Dept. of Public Works) in connection with Vesting Tentative Tract Map and / or the recordation of the Final Tract Map as approved by the City Engineer.

28. The applicable Developer shall submit a copy of approved Grading plans for the applicable Phase on bond paper to the City of Carson – Engineering Division, prior to issuance of grading permits for the applicable Phase.

29. The Developer shall submit an electronic copy of approved plans (such as, Sewer, Street and/or Storm Drain Improvements, whichever applies), to the City of Carson – Engineering Division, prior to issuance of permit by Engineering Division.

30. Proof of Worker’s Compensation and Liability Insurance shall be submitted to the City prior to issuance of permit by Engineering Division.

31. 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 approval of the Final Map issuance of building permits for the Project. No offsite work shall take place prior to posting the Construction bond.

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32. A Final Map prepared by, or under the direction of, a pre -1982 Registered Civil Engineer or Licensed Land Surveyor must be processed through the City Engineer prior to being filed with the County Recorder.

33. CC&R’s (covenants, conditions, and restrictions) or REAs (reciprocal easement and maintenance agreements) to address drainage responsibilities are required.

34. Private easements will not be granted or recorded within areas proposed to be granted, dedicated, or offered for dedication until after the Final Map is filed with the County Recorder. If easements are granted after the date of tentative map approval, a subordination must be executed by the easement holder prior to the filing of the Final Map.

35. Prior to tentative map approval, quitclaim or relocate any easements interfering with building locations to the satisfaction of the City, appropriate agency or entity.

36. Provide suitable turnaround and label the driveways “Private Driveway and Fire Lane” on the Final Map to the satisfaction of the Fire Department.

37. Prior to tentative map approval, a soils report, sewer area study, drainage concept, hydrology study and stormwater quality plan shall be reviewed and approved. Tentative map approval will not be granted until the required soils, sewer, drainage concept, hydrology study and stormwater information have been received and found satisfactory.

38. Comply with mitigation measures recommended in the approved soils, sewer area study, drainage concept, hydrology study and stormwater quality plan.

39. Prior to tentative map approval, the Developer shall submit a sewer area study to the Los Angeles County Department of Public Works (LACDPW) to determine if capacity is adequate in the sewerage system to be used as the outlet for the sewer of this development.

If the system is found to have insufficient capacity, the problem must be addressed and resolved to the satisfaction of the L.A. County Sewer Department.

40. The Developer shall install separate sewer laterals to individually serve each building in the development. Installation and dedication of main line sewers may be necessary to meet this requirement.

41. The Developer shall submit drainage/grading plans, prepared by a registered Civil Engineer, to Los Angeles County Department of Public Works (LACDPW) City of Carson Building & Safety and obtain approvals to the satisfaction of LACDPW City of Carson Building & Safety.

42. The Developer shall comply with applicable LID requirements (Carson Municipal Code Section 5809) and shall include Best Management Practices necessary to control

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storm water pollution from construction activities and facility operations to the satisfaction of Building and Safety or as otherwise approved by the City Engineer.

43. A water system maintained by the water purveyor, with appurtenant facilities to serve all buildings in the development, must be provided. The system shall include fire hydrants of the type and location as determined by the Fire Department. The watermains shall be sized to accommodate the total domestic and fire flows.

44. 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 approval issuance of any certificates of occupancy for the respective Apartment Building.

45. A final guarantee will be required at the time of the filing of the Final Map with the County Recorder/County Clerk’s Office.

46. Comply with the City of Carson Green Streets standards.

Prior to Issuance of Building Permit

47. Public Street Improvements Plans along Avalon Boulevard and Grave Avenue shall (be): a) include parkways, sidewalks, wheelchair ramps, bike lanes, landscaped medians, streetlights, etc. b) per The Imperial Avalon Specific Plan. c) per the City of Carson PW Standard Drawings. d) submitted to and reviewed by County of Los Angeles, Department of Public Works for approval recommendations to the City Engineer.

48. Final Map shall be approved and recorded, except as otherwise provided in the Development Agreement (No. 23-19).

49. Drainage/Grading plan for the applicable Phase shall be submitted for approval of the Building and Safety Division. The Developer shall submit a copy of approved Drainage/Grading plans on bond paper to the City of Carson – Engineering Division.

50. The Developer shall submit improvement plans for the applicable Phase to the Engineering Division showing all the required improvements in the public right of way for review and approval of the City Engineer. A copy of approved conditions of approval shall be attached to the plans when submitted.

51. Off-site improvements (e.g., driveways, sidewalk, parkway drains, trees, curb/gutter, etc.) shown on the grading plans for the applicable Phase must provide a concurrent submittal to City of Carson Engineering Division. Off-site improvements may be shown

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improvement plans. Prior to issuance of Grading permit, developer shall obtain clearance from City of Carson Engineering Division.

52. Per CMC §9161.4, the Developer shall provide an in-lieu fee in an amount determined by the City Engineer, per CMC §9161.7 for the applicable Phase, to be sufficient to cover the costs of undergrounding all existing overhead utility lines, including telecommunication lines, 12 Kilovolts. The cash in-lieu payment for the applicable Phase shall be deposited in full amount before issuance of Building Permits for the applicable Phase. At the discretion of the City Engineer, the City may accept an undergrounding cost estimate prepared by Southern California Edison in-lieu of the City’s estimate.

Prior to Certificate of Occupancy

53. The developer shall ensure the signal at the intersection of Avalon Boulevard and the main Project entry is operational, at the developer’s expense, to the satisfaction of the City Engineer.

54. The Applicant shall comply with all requirements from L.A. County Sewer Maintenance Division for Maintenance of new and/or existing sewer main, relating to this development, prior to release of all improvement bonds.

55. The Applicant for the applicable Phase shall execute and provide to the City Engineer, a written statement from the water purveyor (Calwater ) indicating that the water system will be operated by the purveyor and that under normal conditions, the system will meet the requirements for the development and that water service will be provided to each building.

56. Comply with mitigation measures required by the water purveyor.

57. The Applicant for the applicable Phase shall construct and guarantee the construction of all required drainage infrastructures in accordance with the requirements and recommendations of the hydrology study, subject to the approval of the City Engineer.

58. The Developer for the applicable Phase shall construct and guarantee the construction of all required drainage infrastructures in accordance with the requirements and recommendations of the hydrology study, subject to the approval of the City Engineer.

59. All new utility lines, servicing the proposed development shall be underground to the satisfaction of the City Engineer.

60. Comply with any additional requirements, if any, as means of mitigating any traffic impacts as identified in the traffic study approved by the City Traffic Engineer.

61. Install a striping and pavement legend per City of Carson PW Standard Drawings.

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62. If needed for the applicable Phase , grant an easement(s) to the City or other appropriate agency or entity to the extent necessary for the construction and maintenance of all infrastructures required pursuant to the project approval and these conditions, and to facilitate ADA-compliant pedestrian and vehicular ingress and egress across driveways or other access po ints connecting the proposed development to the public right -of-way, or otherwise along the public right-of-way on or adjacent to the proposed development, to the satisfaction of the City Engineer and or appropriate agency or entity.

63. 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.

64. Relocate existing conflicting street light poles to the satisfaction of L.A. County Traffic and Lighting Division, the City of the City Engineer and/or appropriate agency or entity.

PUBLIC WORKS – WATER QUALITY
Prior to Issuance of Building Permit

65. Prior to the issuance of Building Permit the proposed development is subject to the following:
a) Per City of Carson ordinance 5809 developer Developer for the applicable Phase 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]

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f) Developer shall complete, sign and return the Stormwater Planning Program LID Plan Checklist form and return to City of Carson Engineering Services Division.

Prior to Issuance of Certificate of Occupancy

66. Prior to the issuance of Certificate of Occupancy the proposed development is subject to the following:
a) For any structural and/or treatment control device installed. Developer shall record a maintenance covenant pursuant to Section 106.4.3 of the County of Los Angeles Building Code and title 12, Chapter 12.80 of the Los Angeles County Code relating to the control of pollutants carried by storm water runoff. In addition, an exhibit shall be attached to identify the location and maintenance information for any structural and/or treatment control device installed.
b) Developer shall complete and submit digital BMP Reporting Template Spreadsheet to the City Public Works Department.
c) Covenant shall be reviewed and approved by the City Engineer prior to recordation with the Los Angeles County Registers Recorder/County Clerk. d) RECORDATION is the responsibility of the Developer. Provide a copy of the recorded covenant agreement to City Engineer.
e) Inspection will be conducted once a year after all Post Construction Best Management Practices (BMP) are constructed.
f) Developer shall provide an approved Notice of Termination (NOT) by the State Water Resources Control Board.

FIRE DEPARTMENT

67. The proposed development for the Project shall obtain approval and comply with all Los Angeles County Fire Department requirements.

Final Map

68. Submit the Final Map for review and approval prior to recordation. Submittals are to be made at epicla.lacounty.gov.

69. Label the driveway “Private Driveway and Fire Lane” on the Final Map and clearly depict the required Fire Department width as approved at the tentative map review.

70. Prior to building permit issuance for each Phase , verification for compliance with respect to the applicable Phase will be performed during the fire prevention engineering plan check unit architectural plan review.

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LOS ANGELES COUNTY DEPARTMENT PUBLIC WORKS
Drainage

71. Comply with the approved hydrology study, or the latest revision, to the satisfaction of City of Carson Building & Safety. Public Works

72. Comply with the City’s water quality requirements.

Geology and Soils

73. The final map must be approved by the City of Carson Building&Safety’s designated geotechnical expert Geotechnical and Materials Engineering Division (GMED) to assure that all geotechnical requirements have been properly depicted.

Grading

74. 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.

75. Prior to approval of the grading plan, provide approval of the latest hydrology study by to the City of Carson Building & Safety.

76. Prior to approval of the grading plan, the subject grading plan must also be approved by Public Works, Geotechnical and Materials Engineering Division (GMED) or the City’s Geotechnical Engineer.

77. 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.

Street

78. Dedicate an additional 5 feet of street right of way on Grace Avenue (30’ from the street centerline).

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79. Construct road improvements along the property frontage on Grace Avenue to include standard pavement, base, pavement transition, curb, gutter, and sidewalks. Sidewalks are to be constructed next to the property line. Relocate any affected utilities.

80. Reconstruct the cul-de-sac on Grace Avenue with a minimum radius of 32 feet.

81. Reconstruct the existing driveway on Avalon Boulevard to comply with American with Disabilities Act standards. The shared driveway needs to be reconstructed as two separate driveways. A 1’ minimum clearance is required between the driveways top of “x.”

82. Repair or replace all damaged sidewalk panels.

83. Repair or replace any improvements damaged during construction.

84. Plant street trees along the property frontage on Grace Avenue and Avalon Boulevard and provide a privately maintained irrigation system. Existing trees in dedicated or to be dedicated right of way shall be removed and replaced if not acceptable as street trees.

85. All drainage improvements within public right of way are to be privately maintained.

Execute a covenant for private maintenance of curb/parkway drains, if any.

86. Underground all existing service lines and distribution lines that are less than 50 KV and new utility lines to the satisfaction of Southern California Edison.

87. Prior to any final certificates of occupancy map approval, 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.

88. Comply with the City’s road conditions.

89. 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 City’s 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.

Sewer

90. The approved sewer area study for this proposed land division remains valid for two years from the date of approval. After this period, the applicant shall request the City to re- validate the existing approved sewer area study. Any modifications to the approved tentative map may invalidate this sewer area study. If warranted by Public Works or the City, an approved update of the area study shall be required.

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Water

91. The Developer shall comply with the requirements as stipulated in the Will Serve letter from California Water Service.

Subdivision

92. Provide addressing information in Microsoft Excel format to the satisfaction of the City Engineer.

93. Reserve reciprocal easements for drainage, ingress/egress, sewer, water, utilities, right to grade, and maintenance purposes, etc., in documents, over the common private driveways.

94. Remove existing buildings prior to final map approval. Demolition permits and final sign-off from the building inspector are required from the local Building and Safety office.

95. A final guarantee will be required at the time of the filing of the final map with the Registrar-Recorder/County Clerk’s office.

96. Within 30 days of the approval date of this land use entitlement or at the time of the first plan check submittal, the applicant shall deposit the sum of $5,000 with Los Angeles County Public Works to defray the cost of verifying conditions of approval for the purpose of issuing final map clearances.

Street Light Requirements

97. The project area installation of new street lights in the public right of way will be required to annexation into be annexed to the County Lighting Maintenance District serving the City of Carson. 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.

98. Upon submittal of street lighting plans(s) (offsites subdivision 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 Work s 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.

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Conditions of Annexation for County Lighting Maintenance District

99. 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.
100. 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 any certificates of occupancy . Contact Street Lighting Section for map requirements and/or questions at (626) 300-4726.

Conditions of Acceptance for Street Light Transfer of Billing 101. The area Prior to issuance of any certificate of occupancy for the applicable Phase, any new offsite street lights must be annexed into the lighting district and all streetlight s 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 own er/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.

Recycled Water and Purple Pipe Extension
102. The Developer will provide recycled water purple pipe on site and will tie into any future purple pipe infrastructure. Prior to issuance of any Project grading or building permits, Developer shall enter into an agreement with the City and West Basin Municipal Water District to extend the existing purple pipe infrastructure from the intersection of Lenardo Drive and Avalon Boulevard to Avalon Boulevard and Carson Street. If an agreement cannot be reached, Developer will tie into purple pipe infrastructure wh en it becomes available. Intentionally Omitted.
103. Interim Development Impact Fee: In accordance with Article XI (Interim Development Impact Fee Program) of the Carson Municipal Code (“CMC”), the applicant, property owner, and/or successor to whom this project approval is assigned (“Developer”) shall be responsible for payment of one-time interim development impact fees (“IDIF”) for the applicable Phase at the applicable rate detailed below for each unit of residential development constructed for the project. If the project increases or decreases in regards to the number of units constructed, the total IDIF amount will be adjusted accordingly at the applicable rate.

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Per CMC 11504, the IDIF shall be paid prior to the issuance of a certificate of occupancy for the specific Townhome or Apartment building or up to twelve (12) months following the issuance of the building permit for the specific Townhome or Apartment building, whichever occurs first, and the applicable IDIF rate (detailed below) shall be that in effect at the time of such payment, unless the timing or requirements of payment is modified by applicable State Law. No certificate of occupancy shall be issued prior to the full payment of the required IDIF amount, which payment shall be made in one lump sum installment. IDIF amounts/rates are subject to adjustment every July 1st based on State of California Construction Cost Index (Prior March to Current March Adjustment), per CMC Section 11500.

IDIF amounts/rates for residential development have been set at $16,918.01 per unit (1 bedroom or studio) and $21,147.52 (All Other) per unit for Fiscal Year 2025-26, effective July 1, 2025, through June 30, 2026. Affordable Housing Units are exempted from IDIF.

None of the proposed project units are exempt from IDIF. Based on the above - specified rates, the Developer would be responsible for a total payment of IDIF for the proposed project in an amount calculated as follows: (538 units [1 bedroom or studio] X $16,918.01 per unit = $9,101,889.38) + (578 units [All Other] X $21,147.52 per unit = $12,223,266.56) = $21,325,155.94, subject to any applicable fee credits or reimbursements to which Developer might be entitled under Carson Municipal Code Sections 11800-11804.

However, if the IDIF for the project is not paid in 2025-26 fiscal year (i.e., by June 30, 2026), a new IDIF rate/amount will apply for the period of July 1, 2026, through June 30, 2027, based on the IDIF rate for Fiscal Year 2026 -27, and so on for subsequent fiscal year(s). The fee for Fiscal Year 2026-2027 IDIF has not yet been determined.

To understand the requirements in more detail, please visit the City’s IDIF webpage at:
https://ci.carson.ca.us/communitydevelopment/IDIFProgram.aspx and/or contact James Nguyen at [email protected] or 310-952-1700 ext. 1310.

Notice of Imposition of Interim Development Impact Fees; Right to Protest Pursuant to CMC Section 11503, Developer is hereby notified of the IDIF imposed on the project, as described and in the amount stated above. In accordance with Government Code Section 66020, Developer may protest the imposition of the IDIF on the project by complying with the requirements set forth in CMC 11900. Any such protest shall be filed at the time of the approval or conditional approval of a development, as that phrase is defined in CMC 11901(A).

If you have any questions or comments regarding this notice, please contact James

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Nguyen at [email protected] or (310) 952-1700 ext. 1310.

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 per residential unit multiplied by 1,115 units even if fewer units are constructed (equal to two million two hundred thirty thousand dollars ($2,230,000.00)).

Developer shall have the right 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, 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. The Development Agreement Fee payments are limited to the amounts and subject to the schedule set forth below:
a) Three hundred thousand dollars ($300,000.00) shall be due upon the Effective Date of the DA 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”).
b) 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. c) 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. d) Six million dollars ($6,000,000.00) shall be due prior to issuance of a certificate of occupancy for the first Apartment building to be constructed within the Project, and another six million dollars ($6,000,000.00) shall be due upon issuance of a certificate of occupancy for the second Apartment building to be constructed within the Project..
e) 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.
f) 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 150th Townhome to be constructed within the Project.

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EXHIBIT C TO CITY COUNCIL ORDINANCE NO. 22 -2221 – CONDITIONS OF APPROVAL (SPECIFIC PLAN NO. 21-19)
These “Conditions of Approval” shall govern the Imperial Avalon Specific Plan (“Specific Plan”), located at 21207 Avalon Boulevard in the City of Carson (“Project Site”). The “Project” consists of a mixed use project including 1,115 residential dwelling units, 10,000 square feet of restaurant area, and a 22,859 square foot of publicly accessible but privately maintained open space area within the Imperial Avalon Specific Plan. The Project is proposed by the “Applicant” which currently (as of the date of Planning Commission Resolution No. 22 -244) consists of Imperial Avalon, LLC which term shall include the successors and assigns of the Applicant (aka, the “Developer”).

GENERAL CONDITIONS

1. The Applicant shall sign an Affidavit of Acceptance form and submit the document to the Planning Division within 30 days of receipt of the City Council Resolution approving the Imperial Avalon Specific Plan.

2. The adopted Ordinance approving the Imperial Avalon Specific Plan, including the Conditions of Approval contained herein, and the signed Affidavit of Acceptance, shall be copied in their entirety and placed directly onto a separate plan sheet behind the cover sheet of the development plans prior to Building and Safety plan check submittal. Said copies shall be included in all development plan submittals, including any revisions and the final working drawings.

3. These Conditions of Approval shall be subject to the terms and conditions of the Specific Plan, Final Environmental Impact Report (FEIR), Mitigation Monitoring and Reporting Program (MMRP), and Development Agreement (DA). In the event of a conflict between these Conditions of Approval and the Development Agreement the Development Agreement shall control.

4. The Applicant shall comply with all City, county, state, and federal regulations applicable to the Project.

5. The Applicant shall comply with all Mitigation Measures, Project Design Features, and Project Characteristics as described in the Final Environmental Impact Report and MMRP.

6. The Applicant shall make any necessary site plan and design revisions to the site plan and elevations approved by the Planning Commission or City Council in order to comply with all the Conditions of Approval and applicable Specific Plan provisions.

7. The applicant shall update the Specific Plan document, if deemed necessary by the Community Development Director, consistent with all approvals and revisions approved by the City Council.

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8. City Approvals. All approvals by City, with respect to the Project and/or the Conditions of Approval set forth herein, unless otherwise specified, shall be by the department head of the department or agency requiring the applicable condition. All agreements, covenants, easements, deposits and other documents required herein where City is a party shall be in a form approved by the City Attorney. The Applicant shall pay the cost for review and approval of such agreements and deposit necessary funds pursuant to the January 19, 2021 Reimbursement Agreement.

9. Reimbursement Agreement. A trust deposit account shall be established and maintained pursuant to the Reimbursement Agreement, dated January 19, 2021.

10. Indemnification. The Applicant, and its tenant(s), for themselves and their successors in interest (“Indemnitors”), agree to defend, indemnify and hold harmless the City of Carson, its agents, officers and employees, and each of them (“Indemnitees”) as set forth in the DA from and against any and all claims, liabilities, damages, losses, costs, fees, expenses, penalties, errors, omissions, forfeitures, actions, and proceedings(collectively, “Claims”) against Indemnitees with respect to the Project entitlements or approvals that are the subject of these Conditions of Approval, and any Claims against Indemnitees which are in any way related to Indemnitees’ review of or decision upon the Project that is the subject of these Conditions of Approval (including, without limitation, any Claims related to any finding, determination, or claim of exemption made by Indemnitees pursuant to the requirements of the California Environmental Quality Act or other local or State Agencies, and any Claims against Indemnitees which are in any way related to any damage or harm to people or property, real or personal, arising from Indemnitors’ construction or operations of the Project, including site improvements and other associated improvements. Or any of the Project entitlements or other approvals that are the subject of Conditions of the Approvals for the Specific Plan, Site Plan and Design Review and Tentative Tract Map.

The City will promptly notify Indemnitors of any such claim, action or proceeding against Indemnitees, and, at the option of the City, Indemnitors shall either undertake the defense of the matter or pay Indemnitees associated legal costs or shall advance funds assessed by the City to pay for the defense of the matter by the City Attorney. In the event the City opts for Indemnitors to undertake defense of the matter, the City will cooperate reasonably in the defense, but retains the right to settle or abandon the matter without Indemnitors’ consent. Indemnitors shall provide a deposit to the City in the amount of 100% of the City’s estimate, in its sole and absolute discretion, of the cost of litigation / Claims asserted, including the cost of any award of attorneys’ fees, and shall make additional deposits as requested by the City to keep the deposit at such level. If Indemni tors fail to provide or maintain the deposit, Indemnitees may abandon the action and Indemnitors shall pay all costs resulting therefrom and Indemnitees shall have no liability to Indemnitors.

SPECIAL CONDITIONS

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11. Vehicular Gates. The location and design of all proposed vehicular gates shall be reviewed and approved by the City’s traffic engineer and the Los Angeles County Fire Department.

12. Pedestrian Gates. The location, design and access control methods for all proposed pedestrian gates, including access gates for the pedestrian bridge, shall be reviewed and approved by the Director of Community Development prior to the issuance of any building permit.