Laguna Hills City Council
July 14, 2026

Don Caskey
Mayor
Jared Mathis
Mayor Pro Tempore
Erica Pezold
Council Member
Joshua Sweeney
Council Member
Dave Wheeler
Council Member
City of Laguna Hills
City Council / Planning Agency
Special Meeting Agenda
Tuesday, July 14, 2026 - 4:00 PM
City Council Chamber
24035 El Toro Road
Laguna Hills, CA 92653
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Call to Order
Resolution No. 96-04-09-1 established rules of decorum for public meetings held by the City of Laguna Hills. Resolution No. 96-04-09-1 is available on the table at the back of the City Council Chamber.

Roll Call of City Council Members
Invocation: Council Member Wheeler
Pledge of Allegiance: Mayor Caskey

1. Joint City Council/Planning Agency Meeting

1.1 Roll Call of City Council/Planning Agency Members

1.2 Joint City Council/Planning Agency Public Hearings

1.2.1 The Village at Laguna Hills – A Request by MGP Fund X Laguna Hills, LLC to Modify the Previously Approved Village at Laguna Hills Project to Redevelop the Former Laguna Hills Mall Site Located at 24001 Avenida de la Carlota #B; 23451 Calle de la Louisa; 24162 Ronda del Rossmoor; 24100, 24126, 24155

and 24300 Laguna Hills Mall, Including an Amendment to Urban Village Specific Plan; Approval of Site Development Permit; Conditional Use Permits; Master Sign Program; Parking Use Permit; Amended Vesting Tentative Tract Map No. 19123 for Residential, Condominium, and Commercial/Retail Purposes to subdivide 10 existing lots into 27 lots; and Amended and Restated Development Agreement No. USE-0239-2025.

Recommendation: That the Planning Agency and City Council:

1. Receive a presentation from Ad Hoc Committee and Staff regarding The Village at Laguna Hills – A Request by MGP Fund X Laguna Hills, LLC to Modify the Previously Approved Village at Laguna Hills Project to Redevelop the Former Laguna Hills Mall Site Located at 24001 Avenida de la Carlota #B; 23451 Calle de la Louisa; 24162 Ronda del Rossmoor; 24100, 24126, 24155 and 24300 Laguna Hills Mall, Including an Amendment to Urban Village Specific Plan; Approval of Site Development Permit; Conditional Use Permits; Master Sign Program; Parking Use Permit; Amended Vesting Tentative Tract Map No. 19123 for Residential, Condominium, and Commercial/Retail Purposes to subdivide 10 existing lots into 27 lots; and Amended and Restated Development Agreement No. USE-0239-2025 and

2. Conduct a Joint Study Session and Public Hearing of the Planning Agency and City Council.

1.3 Joint City Council/Planning Agency Meeting Adjournment

CERTIFICATION
I, JOSHUA STEVENSON, City Clerk of the City of Laguna Hills, do hereby certify that a copy of the foregoing Agenda was posted at Laguna Hills City Hall, Laguna Hills Community Center, and Knotty Pine Park by July 10, 2026, at 5:00p.m.

It is the intention of the City of Laguna Hills to comply with the Americans with Disabilities Act in all respects. If as an attendee or a participant at this meeting you will need special assistance beyond what is normally provided, the City of Laguna Hills will attempt to accommodate you in every reasonable manner.

Please contact the office of the City Clerk at (949) 707-2635. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.

Materials related to an item on this Agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at 24035 El Toro Road, Laguna Hills, California, during normal business hours. In addition, such writings or documents will be made available for public review on the Agenda and Minutes public portal website and at the respective public meeting.

City Council Members receive no additional compensation or stipend as a result of simultaneously convening meetings of the Laguna Hills Planning Agency.

City of Laguna Hills
City Council / Planning
Agency
Staff Report
Date: July 14, 2026
To: City Council and Planning Agency
From: Gena Guisar, Contract Planner
Leila Carver, Contract Planner
Jennifer Lowe, Community Development Director
Issue: The Village at Laguna Hills – A Request by MGP Fund X Laguna Hills, LLC to Modify the Previously Approved Village at Laguna Hills Project to Redevelop the Former Laguna Hills Mall Site Located at 24001 Avenida de la Carlota #B; 23451 Calle de la Louisa; 24162 Ronda del Rossmoor; 24100, 24126, 24155 and 24300 Laguna Hills Mall, Including an Amendment to Urban Village Specific Plan; Approval of Site Development Permit; Conditional Use Permits; Master Sign Program; Parking Use Permit; Amended Vesting Tentative Tract Map No. 19123 for Residential, Condominium, and Commercial/Retail Purposes to subdivide 10 existing lots into 27 lots; and Amended and Restated Development Agreement No. USE-0239-2025.

Recommendation:

That the Planning Agency and City Council:

1. Receive a presentation from Ad Hoc Committee and Staff regarding The Village at Laguna Hills – A Request by MGP Fund X Laguna Hills, LLC to Modify the Previously Approved Village at Laguna Hills Project to Redevelop the Former Laguna Hills Mall Site Located at 24001 Avenida de la Carlota #B; 23451 Calle de la Louisa; 24162 Ronda del Rossmoor; 24100, 24126, 24155 and 24300 Laguna Hills Mall, Including an Amendment to Urban Village Specific Plan; Approval of Site Development Permit; Conditional Use Permits; Master Sign Program; Parking Use Permit; Amended Vesting Tentative Tract Map No. 19123 for Residential, Condominium, and Commercial/Retail Purposes to subdivide 10 existing lots into 27 lots; and Amended and Restated Development Agreement No. USE-0239-2025 and

2. Conduct a Joint Study Session and Public Hearing of the Planning Agency and City Council.

Background:

The Laguna Hills Mall was an approximately 869,000-square-foot indoor mall that originally opened in 1973. After 50 years of operation and amid the decline of traditional

regional malls, the site became a 68-acre redevelopment opportunity (“Project Site” and “Subject Property”). In 2002, the City responded to changing market conditions by adopting the Urban Village Specific Plan (“UVSP”) to facilitate the transformation of the mall into a village-style downtown district. MGP FUND X LAGUNA HILLS, LLC (“Applicant” and “Property Owner”) acquired the mall in 2013. In 2016, the Planning Agency and City Council approved SDPA-2-15-3114, which included a Site Development Permit, Master Sign program, Conditional Use Permit, Parking Use Permit, Vesting Tentative Tract Map, and Precise Plan to redevelop the mall into a mixed-use urban village center branded as the “Five Lagunas.” The Five Lagunas included 988 highdensity residential units; health club; cinema; 616,013 square feet of retail; 115,354 square feet of restaurants; and a 9,628 square-foot Village Green.

In 2019, the Property Owners requested to modify the entitlements for the Subject Property to reflect then-market conditions. In 2022, the Planning Agency and City Council approved USE-0010-2019, The Village at Laguna Hills (“VLH”), a mixed-use development that included 1,500 multifamily residential units; approximately 250,000 square feet of retail space for retail, restaurant, cinema, and health club uses; a 150-room, five-story hotel with ground-floor retail; approximately 465,000 square feet of office space; parking for more than 5,000 vehicles in structures and surface lots; a 2.6-acre privately owned central park; more than 11 acres of landscaping; and nearly 6.5 miles of sidewalks and pedestrian paths throughout the Project Site.

The 2022 project approvals included a Precise Plan; Site Development Permit; Conditional Use Permit for the operation of a health club and a hotel, and an application for shared parking; Vesting Tentative Tract Map; and a Development Agreement (collectively, “2022 VLH Project”), which the City evaluated for purposes of the California Environmental Quality Act (Pub. Resources Code, § 21000 et seq., “CEQA”) in the Fifth Addendum to the City of Laguna Hills 2009 Program Environmental Impact Report.

The Project Site is bounded by two major arterial highways (El Toro Road to the north and Interstate 5 [I-5] and Avenida de la Carlota to the east), a private street (Calle de la Louisa to the west), and the Oakbrook Village mixed use center to the south. The land uses surrounding the Project Site are described below in Table 1. The Project Site and immediately surrounding land uses are all entirely located within the UVSP.

Table 1: Surrounding Land Uses
Surrounding Land Uses
North Laguna Hills Civic Center, Laguna Hills Lodge, and commercial retail uses across El Toro Road.

East Commercial retail and residential across Avenida de la Carlota and I-5 (uses across the freeway are located in the City of Lake Forest).

South Oakbrook Village shopping center and residential, Villa Valencia Health Center, and the Laguna Hills Transportation Center.

West MemorialCare Saddleback Medical Center, multiple medical offices, financial institutions and Post Office.

Figure 1: Project Location
Authority:

In accordance with Section 1.49 of the Development Agreement approved for the 2022 VLH Project, a Major Project Modification means any Discretionary Approval or Discretionary Permit requested by Owner that is approved, granted, or issued after the Development Agreement Date, which would result in the authorization for any of the following:
i) the Development of more than five (5) Residential Buildings and/or more than 1,500 residential units on the Property;
ii) the Development of fewer than four (4) Residential Buildings on the Property; iii) the Development of fewer than 200 Affordable Units on the Property; iv) the Development of fewer than one hundred (100) hotel rooms on the Property; v) the Development of less than 210,000 square feet of space within Retail Buildings on the Property;
vi) the Development of more than four (4) Office Buildings and/or 465,000 square feet of space within Office Buildings on the Property;
vii) the Development of a Village Park that is less than two (2) acres in size; and/or

viii) the construction or relocation of any Residential Building, Retail Building, Office Building, or Parking Structure to a location on the Property different from that authorized by the Existing Development Approvals provided, however, that a minor change to the orientation, location, and/or building footprint of such a structure within the boundaries of the same legal lot shall not be deemed to be a Major Project Modification.

The proposed Project includes more than five (5) residential buildings and less than 210,000 square feet of retail. As a result, the proposed modification constitutes a Major Project Modification under the existing Development Agreement and subject to City Council approval. Section 12.3 of the 2022 Development Agreement states that while the Development Agreement is in effect, City shall have absolute discretion whether to approve, conditionally approve, or deny any Major Project Modification requested by Property Owner.

The Laguna Hills Municipal Code (“LHMC”) Section 9-92.030 states that following discretionary approvals for the modification to the 2022 VLH Project shall be subject to the Planning Agency approval:

1. Specific Plan Amendment (“SPA”): amend the UVSP to allow single-family detached dwelling units, modify applicable development standards

2. Site Development Permits (“SDP”): for the development and construction of retail buildings over 20,000 square feet, modified residential areas and product types, modified street network, and a new 3.1-acre park

3. Precise Plan (“PP”): to permit a mix of land uses on a single property or contiguous properties.

4. Amendment to the Vesting Tentative Tract Map (“VTTM”) No. 19123: to facilitate a subdivision of 10 existing lots into 27 lots for Residential, Condominium, and Commercial Purposes.

5. Amendment to Conditional Use Permit (“CUP”): amend the previously approved CUP to change the location of Hotel #1.

6. Conditional Use Permit (“CUP”): to permit a second hotel (Hotel #2).

7. Conditional Use Permit (“CUP”): to permit temporary and seasonal activities operated and managed by the Property Owner at the Village Park

8. Master Sign Program (“MSP”): to a comprehensive signage and branding strategy for the regional retail, hospitality, and residential districts.

9. Parking Use Permit (“PUP”): to allow the joint use of parking facilities.

Accordingly, LHMC Section 9-92.030 establishes the City Council as the reviewing body for the following ordinances for the Project:

1. Amendment to the UVSP: to modify permitted uses and applicable development standards.

2. Amended and Restated Development Agreement (“DA”): to formalize the scope of

work, schedule of development, vesting of developmental rights, and payment of fees.

Proposal & Analysis:

MGP FUND X LAGUNA HILLS, LLC submitted an application on September 29, 2025, to the City of Laguna Hills (“City”) requesting modifications to the Village at Laguna Hills Project, originally approved in 2022. The approximately 68-acre former Laguna Hills Mall site is situated within the boundaries of the 240-acre Urban Village Specific Plan (“UVSP”), Figure 1: Project Location.

Overview
The Project modifies the previously approved 2022 VLH Project by redesigning the Subject Property to incorporate additional land uses authorized under the UVSP, remove uses (office and movie theater) that are no longer economically feasible, diversify housing types (add townhomes and Single Family Detached housing units), addition of a second hotel and re-orient the Village Park.

The Village at Laguna Hills 2026 involves the following development activities:

1. Development of up to 140,120 square feet of new retail building area, resulting in a total of 163,215 square feet of commercial uses at full buildout. Retail uses will be located throughout the site, including free-standing building pads along the Modified Project Site boundary, internally as anchor buildings, or integrated into residential buildings as vertical mixed-use components — including a pavilion and kiosk within the Village Park and retail, services, and restaurants along The Village Drive. The total retail square footage includes the existing BJ’s Brewhouse, Kings Fish House, and In-N-Out restaurants, which will be retained.

2. Development of 1,457 residential units (with the potential for up to 1,500 units as described in the Amended and Restated Development Agreement) within four multifamily residential buildings (one mixed-use retail/residential wrap building, two market-rate residential wrap buildings, and one affordable residential podium building); 18 three-story townhomes; 8 three-story split townhomes; 36 three-story duplexes; and 78 three-story single-family detached units. Development of two upscale, four-story hotels; one 120-key and one 119-key.

3. Development of a +/-3.1-acre Village Park, privately owned, operated, and maintained but open to the public, including passive and active open space and recreation uses/areas, and various hardscape (e.g., walkways, outdoor seating, performance stage and jumbo-tron screen areas) and landscape (e.g., trees, shrubs, ground cover, water features) improvements.

4. Development of vehicular access, circulation, and parking improvements, including new entry ways (signalized and non-signalized), private streets, and parking areas.

5. Subdivision of the site from 10 lots (existing) to 27 lots (proposed) to allow for the mix of uses and improvements.

6. Removal, relocation, replacement, and/or construction of new utility systems

(water, sewer, storm drain, and other public utilities) necessary to support the Modified Project.

7. Installation of Project signage, which includes wall signs, freeway pylon signs, large entryway pylon and monument signs, secondary entryway monument signs, tenant signs, banner signs, and directional signs.

The following Error! Reference source not found. compares the 2026 Modified Project with the 2022 VLH Project approvals, and Table 3 includes a breakdown of the proposed uses, buildings and areas of the Modified Project.

Table 2: 2022 VLH Project Approvals vs. 2026 Modified Project Proposed Use/Project
Component
2022 VLH Project
Approvals
2026 Modified
Project Net Change
Commercial/Retail/
Restaurant/Cinema/Health
Club
250,000 square
feet
163,215 square
feet -86,785 square feet
Office 465,000 square
feet 0 square feet -465,000 square feet
Hotel 150 rooms 239 rooms +89 rooms
Parking 5,939 parking
spaces
4,013 parking
spaces
−1,926 spaces
The Modified Project will result in significant public benefits to the City, community, and surrounding regional area, including the following:
• Fee payments of almost $29 million at full build-out ($8.5 million of which have already been paid) that can be used to improve City public facilities, which includes over $20 million in funding for parks and recreation facilities. • Anticipated annual general fund fiscal surplus of over $2 million from property, sales, and TOT taxes.
• Development of a primarily vacant 68-acre former mall site into an urban village with mixed-use retail spaces, park and recreation areas, and diverse residential neighborhoods. The Project will be connected internally by well-designed streets and sidewalks that create a comfortable pedestrian environment for outdoor dining and retail, centered around a +/-3.1-acre park for formal and informal community gatherings.
• Potential to create more jobs, including temporary construction jobs and permanent employment opportunities as development of the commercial areas are completed. • Development of over 60 percent of the housing the City is required to plan for in the 2021-2029 Housing Element.

The Village at Laguna Hills conceptual site plan is depicted in Figure 2: Conceptual Site Plan.

Figure 2: Conceptual Site Plan
Table 3: Proposed 2026 Project Summary
Proposed Use/
Project Component No. of Buildings/Structures Square Footage/Units Commercial, retail,
restaurant
One two-story retail core
building (Anchor 1 & 2) with
attached one story Shop A; two
one-story shops (Shops B and
C) integrated in the North
residential mixed-use building;
nine stand-alone pad buildings
Up to 63,000 sq. ft. in core
building anchors with
11,100 Shops A
Up to 9,300 sq. ft. in Mixed
Use Shops B and C
Up to 136,515 sq. ft. in
nine pad buildings (23,095
sq. ft. existing)
Hotels Two four-story buildings Up to 240 keys
Residential
Four multi-story residential
buildings and 143 buildings that
include some combination of
three-story townhomes,
duplexes and single-family
residential buildings, as further
outlined below
Up to 1,101 total units
within multi-story
residential buildings
Up to 356 total units within
townhome, duplex, and
single-family buildings

Proposed Use/
Project Component No. of Buildings/Structures Square Footage/Units North Residential Six-story building with wrapped
parking garage
230 dwelling units
Private recreation
amenities and facilities
9,300 sq. ft. of groundlevel shops (as described
above)
664 parking stalls
Central Residential Five-story building with wrapped
parking garage
358 dwelling units
Private recreation
amenities and facilities
661 parking stalls
South Residential Six-story building with wrapped
parking garage
313 dwelling units
Private recreation
amenities and facilities
570 parking stalls
Affordable Residential
Building
Four-story building with parking
garage at ground floor
200 dwelling units
Private recreation
amenities and facilities
100 parking stalls
Townhomes (UATOWNS) 18 three-story buildings
110 dwelling units
110 standard 2-car
garages
Townhomes (UASPLIT) 8 three-story buildings
60 dwelling units
60 mix of standard and
tandem 2-car garages
Duplexes 36 three-story buildings 72 dwelling units
72 standard 2-car garages
Townhomes (MR2;
Motor Court) 3 two- to three-story buildings 36 dwelling units 36 standard 2-car garages
Single-Family
Detached (Paseo) 78 three-story buildings 78 dwelling units78 standard 2-car garages Overall Parking
Provided in residential-wrapped
parking garages, a residential
podium garage, private
garages, surface lots, and onstreet parking
4,013 parking spaces
Village Park
Features a kiosk, pavilion, and
four small retail pads, serving as
a transition from the commercial
core areas and residential
districts
+/- 3.1-acre open space
includes several passive
and active open space and
recreation uses/areas,
1,000 sq. ft. Pavilion;
26,000 sq. ft. retail space

Proposed Use/
Project Component No. of Buildings/Structures Square Footage/Units Dog Park Fenced dog play area 0.21 acre
Site Design/Circulation
The project includes a Village Park, with buildings arranged to support a walkable and integrated urban village environment. Site connectivity is anchored by four main private roads—The Village Drive, Calle de la Magdalena, Health Center Drive, and Calle Zocalo.

Table 4, Table 5, and Table 6 compare the Project’s proposed residential and nonresidential components with the development standards of the UVSP.

Table 4: Multifamily Residential Consistency with UVSP Standards UVSP Development Standards Multifamily Residential
Min. Lot Size 10,000
sq. ft.

Min. 141,439
sq. ft.

Min. Lot Width 100 ft. Min. 424.7 ft.

Min. Lot Depth 100 ft. Min. 478.08 ft.

Max Lot Coverage 70% Max. 70%
Density 30-50 DU/AC
(gross) 36.41 DU/AC
Max Building Height 75 ft. Max 74’-9”
to top of parking garage
elevator
Min. Setback*
Front-Parking Lot
Front-Parking Structure
Front-Building
10 ft.
20 ft.
20 ft.

Min. 10’
n/a
n/a
Side (Interior)
10 ft. abutting
residential/
0 ft. commercial
abutting non-residential
Min. 10 ft.
n/a
Street Side 10 ft. Min. 10 ft.

Rear
20 ft. abutting
residential/
10 ft. abutting nonresidential
n/a
Min. 10 ft.

Min. Building Separation
Main to Main 6 ft. (SFD)
10 ft. (all other) n/a
Main to Accessory 2.5 ft. n/a

UVSP Development Standards Multifamily Residential
Accessory to Accessory 2.5 ft. n/a
Min. Open
Space/Amenity Area** 10% of lot Min. 11.4% (16,122sq. ft.) Min. Landscape
Coverage 15% Min. 19%
Pedestrian Plaza 3% of total
floor area n/a
Table 5 Townhome Product Consistency with UVSP Standards UVSP Development Standards Townhomes (including
SFD)
Min. Lot Size 10,000 sq. ft. Min. 66,167.64 sq. ft.

Min. Lot Width 100 ft. Min. 242.71 ft.

Min. Lot Depth 100 ft. Min. 165.5 ft.

Max Lot Coverage 70% Max. 70%
Density 30-50 DU/AC (gross) 36.41 DU/AC
Max Building Height 75 ft. Max. 37’-2”
Min. Setback*
Front-Parking Lot
Front-Parking Structure
Front-Building
10 ft.
20 ft.
20 ft.

Min. 10’
n/a
Min. 20’
Side (Interior)
10 ft. abutting
residential/
0 ft. commercial
abutting non-residential
Min. 10’
n/a
Street Side 10 ft. Min. 10 ft.

Rear
20 ft. abutting
residential/
10 ft. abutting nonresidential
Min. 20 ft.
n/a
Min. Building Separation
Main to Main 6 ft. (SFD)
10 ft. (all other).

Min 6’ SFD
Min. 10 ft. all other
Main to Accessory 2.5 ft. n/a
Accessory to Accessory 2.5 ft. n/a
Min. Open
Space/Amenity Area** 10% of lot Min. 10 %

UVSP Development Standards Townhomes (including
SFD)
Min. Landscape
Coverage 15% Min. 19%
Pedestrian Plaza 3% of total
floor area n/a
Table 6 Non-Residential Consistency with UVSP Standards UVSP Development Standards Retail Hotels
Min. Lot Size 10,000 sq. ft. Min. 20,400 sq.
ft.

Min. 69,800 sq.
ft.

Min. Lot Width 100 ft. Min. 100 ft. Min. 100 ft.

Min. Lot Depth 100ft. Min. 100 ft. Min. 100 ft.

Max Lot Coverage 75% Max. 75% Max. 75 ft
Density n/a n/a n/a
Max Building Height 75 ft.

Max. 74’-9”
to top of parking
garage elevator
Max. 53’-10”
Min. Setback*
Front-Parking Lot
Front-Parking
Structure
Front-Building
Varies
n/a
20 ft.

Min. 10 ft
n/a
Min. 20 f.

Min. 10 ft.
n/a
n/a
Side (Interior) n/a n/a n/a
Street Side n/a n/a n/a
Rear
20 ft. abutting
residential/
10 ft. abutting
non-residential
n/a
Min. 10 ft
n/a
n/a
Min. Building Separation
Main to Main 6 ft. (SFD)
10 ft. (all other) Min. 10’ Min. 10 ft.

Main to Accessory 2.5 ft. n/a n/a
Accessory to
Accessory 2.5 ft. n/a n/a
Min. Open Space/
Amenity Area** 10% of lot n/a n/a
Min. Landscape
Coverage 15% Min. 19% Min. 19%
Pedestrian Plaza 3% of total
floor area n/a 16%

Commercial Retail
Retail uses are oriented toward El Toro Road to maximize visibility. The Village Drive functions as the Main Street and pedestrian promenade, lined with shops, the Village Park Pavilion, and other activity nodes. Retail pads along The Village Drive are designed to activate Village Park and provide clear pedestrian and vehicular connections among the park, retail core, hotels, and residential districts (See Attachment 4, Village at Laguna Hills Modified Project Plan Set). Private streets also connect these areas to satellite pads for single- and multi-tenant commercial uses.

The primary anchor retail building fronts El Toro Road and adjacent surface parking and includes a 28,000-square-foot soft-goods anchor (Anchor 1), 35,000-square-foot specialty grocer (Anchor 2), and an 11,100-square-foot shop building (Shops A).

Eight standalone one-story shop/restaurant pads will provide a mix of restaurants, cafés, and retail. Pads 1-4 front El Toro Road, while Pads 5-8 cluster around the Village Park.

An additional 9,300 square feet of retail (Shops B and C) will face Village Park within the North Residential parcel (either as ground-floor space in a mixed-use building or as onestory shops). Village Park will also include a 1,000-square-foot Pavilion and a 420-squarefoot kiosk. A 1,200-square-foot space (Pad 9) is located within the for-sale residential recreation center at the corner opposite Village Park and Hotel 2. The existing BJ’s Restaurant & Brewhouse, King’s Fish House, and In-N-Out Burger will remain and are included in the total retail square footage.

The anchor’s loading docks and service bays are located at the rear of the site and screened from public view. Service access is provided from Calle Zocalo, a private street on the opposite side of Village Park, separating heavy-vehicle movements from the pedestrian-oriented Village. Calle Zocalo also serves the North Residential garage and includes vehicular gates that provide additional visual screening.

Village Park and Dog Park
The ±3.1-acre Village Park is a centralized open space that will be privately owned, operated and maintained, but open to the public and Project residents, workers, and visitors. The park includes passive and active open spaces, and various hardscape areas (pathways, plazas, seating, etc.) in addition to landscaped areas (trees, shrubs, ground cover, water features, etc.)
An approximately 200 square foot digital screen will also be located on the southern portion of the open space park facing the Village Park and the Main Street Pedestrian Promenade, which will play videos, animations, and events such as the Olympics, World Cup, and Movies in the Park. The screen sits above a stage adorned on both sides with vine-wrapped trellises and decorative portals. The Village Park provides amenities such as water features, raised decks, iconic art elements, and retail kiosks. The area will also allow for seasonal activities, such as an ice rink, and a dedicated holiday tree location.

A 0.21-acre dog park will be located within the for-sale residential area. The dog park is an amenity intended to provide pet-friendly recreational green space and provide a desirable amenity for residents and the community-at-large.

Hotels
The Modified Project proposes two new hotels. Hotel 1 will be a 119-key, upscale Extended Stay hotel in a 4-story building consisting of 74,490 square feet adjacent to the freeway and Avenida Carlota with parking on its parcel along with ‘hotel reserved’ parking along an adjacent section of Calle Magdalena. Hotel 2 will be a 120-key Upscale hotel in a 4-story building consisting of 69,800 square feet adjacent to the medical center and Village Park with parking on its parcel and some reserved parking adjacent on The Village Drive, Calle Louisa, and Calle Magdalena. This location allows Hotel 2 views of Village Park from many guest rooms and lodging options for visitors and patrons of the adjacent medical facilities.

Residential
The Modified Project includes 1,457 residential units (with potential for up to 1,500 units per the Amended and Restated Development Agreement), primarily situated within the southern portion of the Modified Project Site, comprising five- to six-story multifamily residential buildings, townhomes, duplexes, and single-family detached units. This mix beyond traditional apartments facilitates both rental and ownership opportunities with the UVSP.

Townhomes
The Modified Project incorporates five distinct “for-sale” townhome and SFD configurations, totaling 356 dwelling units. These products were selected to balance landuse efficiency with high-quality architectural character and include Single-Family Attached Motor Court Units (UA MR2), Single-Family Attached Split-Level Units (UA SPLIT), Single-Family Attached Vertical Units (UA TOWNS), Single-Family Attached (DUPLEX), and Single-Family Detached (UA PASEOS).

Multifamily Market Rate Residential Buildings
The market rate multifamily component of the Modified Project consists of three five- to six-story multifamily residential buildings- North, Central, South and Affordable Residential -consisting of a total of 1,101 dwelling units. Each building provides one vehicular driveway entry to the parking structures from private roads. Parking structures for the market rate apartment buildings will be “wrapped” by residential units, effectively screening structured parking from view. Dedicated residents and guest parking facilities would be included in each of the three residential buildings. Trash service routes have been included in the plans. Each residential building will function as a self-contained community, featuring private amenities, open space, and recreation areas/uses for residents, including community pools, clubhouses, and pet use areas.

Affordable Housing Development
The Modified Project incorporates a consolidated affordable housing strategy by transferring a fully entitled development-ready pad to a qualified affordable housing developer. This consolidated approach is intended to prevent piecemealing the delivery of affordable housing across multiple multifamily development and helps ensure the City meets its RHNA obligations for low-income units. The affordable housing building is a

podium building that will include at least 200 units of below-market rate multifamily housing located at southeastern portion of the site which will allow access to the adjacent medical facilities. All of the affordable units will be reserved for households at seventy percent (70%) or less of Area Median Income (AMI) and ten percent (10%) of the units will be reserve for households at thirty percent (30%) or less of AMI. Affordability requirements will include specified compliance reporting and monitoring, property maintenance, and payment of annual monitoring and administration fees to the City. As set forth in the Amended and Restated Development Agreement, these regulations will be memorialized in regulatory agreements with the City that will be recorded against each parcel containing affordable units prior to the issuance of vertical building permits for the residential building.

Architectural Design
The Modified Project’s architecture includes high-quality development features influenced by Spanish Colonial Revival architecture as defined using terra cotta tile roofing, bright white and tan paint colors, and decorative elements such as rounded arches, tile accents, wrought-iron railings, and other materials. All new buildings and associated improvements have been designed with an appropriately scaled framework of architectural and landscape elements that create individual variety while ensuring a cohesive “sense of place” throughout the 68-acre Project Site, while creating and urban village as required by the UVSP. In addition to the Spanish Colonial Revival details, the following general design elements for all buildings on the Modified Project Site include:
• Building projections and overhangs that allow for visual breaks and substantial building articulation.
• Varied roof heights for an articulated roofline that helps break up the mass of the building along the long sides.
• Use of enhanced material including horizontal siding, metal, tile, stone or raked stucco in key areas at the base of all buildings to provide a substantial base and break up the façade vertically.
• Architectural frames at varying scales to break up larger volumes on multiple façades. These frames serve to highlight corner elements, balconies, project entry points, and parking structure entrances.
• Enhanced glazing in amenity areas as well as key Project corners that serve as visual connections into the residential buildings for onlookers and as gateways to the overall mixed-use community for residents.
• Screening of roof mounted equipment from a ground view.

Parking
The Modified Project reduces parking intensity compared to the 2022 VLH Approvals, which included large-scale office, entertainment, and health club uses that required higher parking ratios and a large, stand-alone parking structure. By removing those uses in favor of a balanced mix of retail and residential uses, the Modified Project reduced its parking requirement. The total parking allocation includes 1,550 surface parking stalls (which accommodates much of the parking requirement for all commercial, hotels, and

townhome uses), private garages, a podium garage within the affordable housing building, and multifamily-wrapped parking structures. Surface parking stalls are dispersed throughout the site in a mix of angled, parallel, and perpendicular configurations and include standard, compact, ADA, van-accessible, leasing, EV Charger/Ready, and USPS spaces. Short- and long-term bicycle parking is also provided for retail, hotel, and multifamily residential uses. A Parking Use Permit for Joint Use of Parking Facilities will be required to allow surface parking on multiple lots. Parking ratios and requirements are provided in Table 7 below.

Table 7: Required Parking Table
Land Use Allocation
Category
Unit Count
/ Square
Footage
Ratio per
LHMC 9-

44.050
Parking
Required
Per
BDRM
Total
Parking
Required
Total
Parking
Provided
Retail and
Restaurants Gross
Floor Area
163,125
sq. ft.
1 stall/200
sq. ft. of
GFA
816 1,130
Hotel 1 Keys/Guest
Rooms 119 1 stall/ guest room 119 239
Studio
1-BDRM
2-BDRM
Guest
24 156
50 1.5/unit

1.5/unit

2.0/unit

0.2/unit
36 234
100
46 North
Residential
USPS
Leasing
-
-
-
-
1 3
420
Studio
1-BDRM
2-BDRM
Guest
66 197
95 1.5/unit

1.5/unit

2.0/unit

0.2/unit
99 296
190
72 Central
Residential
USPS
Leasing
-
-
-
-
1 3.0
661
Studio
1-BDRM
2-BDRM
Guest
48 198
67 1.5/unit

1.5/unit

2.0/unit

0.2/unit

72.0 297.0
134.0
63 South
Residential
USPS
Leasing
-
-
-
-

1.0 3.0
570
Studio
1-BDRM
2-BDRM
65 124
11 0.5/unit

0.5/unit

0.5/unit
32 62
5 Affordable
Residential
Building
Leasing - - 1.0
100
1,751

Land Use Allocation
Category
Unit Count
/ Square
Footage
Ratio per
LHMC 9-

44.050
Parking
Required
Per
BDRM
Total
Parking
Required
Total
Parking
Provided
SingleFamily
Detached -
(PASEO)
3-BDRM
Guest 78

2.0/unit

0.3/unit 156.0 156 156
Townhomes
(DUPLEX) 4-BDRM 72 2.0/unit 144.0 144 144
Townhomes
(TOWNS)
Townhomes
(SPLIT)
Townhomes
(Motor
Court)
2-BDRM
3-BDRM
4-BDRM
Guest
58 102
40 2.0/unit

2.5/unit

2.5/unit

0.2/unit
116
255
100
40 511 593
TOTALS REQUIRED 3,497 PROVIDED 4,013
Table 8: Short Term Bicycle Parking
Building
Ratio per
CALGreen 2025
§4.106.4.4.1
Required Provided
Retail
20% of total
parking (1,130
stalls)
226 spaces 226 spaces
Hotels
20% of total
parking (239
stalls)
48 spaces 48 spaces
North Residential* 1 space per 10
units 23 spaces 23 spaces
Central Residential* 1 space per 10
units 36 spaces 36 spaces
South Residential* 1 space per 10
units 31 spaces 31 spaces
Affordable Building* 1 space per 10
units 20 spaces 20 spaces
*Where more than 20 short-term bicycle spaces are provided, at least 50% must be covered by a permanent solid-roofed weather protection structure.

Table 9: Long-Term Bicycle Parking
Building
Ratio per
CALGreen 2025
§4.106.4.4.2
Required Per
LHMC Provided
Retail 10% of approx.
250 employees 25 spaces 26 spaces
Hotels 10% of approx. 50
employees 5 spaces 6 spaces
North Residential 1 space per unit 230 spaces 230 spaces Central Residential 1 space per unit 358 spaces 358 spaces South Residential 1 space per unit 313 spaces 313 spaces Affordable Building 1 space per unit 200 spaces 200 spaces Multimodal Transportation
Pedestrian and Bicycle Circulation and Connectivity
Consistent with the UVSP, the project would improve pedestrian and bicycle access within and around the site. Together, these non-vehicular improvements would support a cohesive, walkable environment throughout the Plan Area and adjacent areas. The project would provide an extensive network of pedestrian routes, such as sidewalks, paseos, a boardwalk, and enhanced crossings to support movement between retail, residential, and open space/recreation uses. A minimum 16-foot-wide walkway is also proposed along Village Drive adjacent to the Village Park. Enhanced crossings will be provided at key intersections and crossing locations.

Class III bike lanes are proposed on Village Drive, Calle De La Louisa, Calle De Los Caballeros, Health Center Drive, Calle de la Magdalena, Calle Zocalo, and Calle de la Plata to connect the site with Oakbrook Village and the nearby hospital, office, retail, and civic destinations. A Class III bike lane is an on-street shared facility where bicyclists and motor vehicles use the same lane designated by signage and "sharrow" pavement markings. These bikeway improvements would also support convenient on- and off-site travel and tie into the City’s multi-use trail system. The City Traffic Engineer states Class III bike lanes are appropriate bike lanes for low-speed streets, such as the ones proposed as part of this Project.

Transit Accessibility
The Project is within walking distance of existing Orange County Transportation Authority (OCTA) bus stops provided on El Toro Road, Avenida De La Carlota, and Calle De La Louisa and the OCTA Laguna Hills Transportation Center abutting the southern end of the Plan Area.

Landscaping, Recreation, and Open Space
The Modified Project implements a comprehensive landscape strategy that fulfills the UVSP’s vision of comfortable, shade-rich walking environment with a distinct visual identity. The plan utilizes specimen trees, mid-story shrubs, and drought-tolerant groundcover so that all open spaces are visually engaging and compliant with the City’s Landscape Water Efficiency requirements. By prioritizing drought-tolerant species and

strategic shade placement, the landscape plan provides a sustainable “urban village” environment that encourages year-round outdoor activity.

The Modified Project continues the use of hierarchical planting as approved in the 2022 VLH Approvals to provide botanical wayfinding and define the character of the streetscape.

Street Trees
• El Toro Road, the primary vehicular access, features purple orchid trees and canary island palms as a visual landmark.
• Large shade trees, such as Chinese Flame Trees, Australian Willows, and Chinese Pistache, are planted along internal streets to provide protection from the sun, especially during summer months.
• The use of Pink trumpet trees serve as access markers at key entry points along Avenida de la Carlota.

Parking Lots
• Surface parking lots are planted with a single species of evergreen tree per lot, with understory planting along edges and mediants enhancing the visual quality of the open spaces.

Village Park
• Large-scale California Sycamores and Coast Live Oaks are provided at key access points into the park
• Various accent and palm trees are utilized throughout the +/-3.1-acre Village Park • The Village Park features an active lawn, water features, a raised deck, fire tables, a stage, art elements, and shaded children’s play area.

Paseos
• Paseos further extend the landscape network into commercial and residential districts, utilizing a varied palette of seven tree species and flowering undergrowth, such as violet trumpet vines and feather reed grass.

Fencing
The Modified Project site will include various internal fencing as follows (Attachment 4):
• 3’-6” decorative barriers applied to all restaurant patio uses. • 5’ tube steel fencing with pickets at 4” O.C. max or stucco brick walls around the pool amenities of hotels, along the courtyards of the North Residential Building, and the larger courtyard pockets of the multifamily residential buildings. • 4’ tube steel fencing with pickets at 4” O.C. max will pe provided at the Dog Park at the southeastern portion of the site.
• 18” stucco block seat walls with decorative caps as functional seating are placed throughout the pedestrian serving areas, such as the Main Street Pedestrian

Promenade, by the Hotel 2 passenger pick-up zone, and the meandering paseo between the Central and South Residential Buildings and Townhomes. • 3’ fences for all Split, Town, Duplex, Motor Court, and Single-Family Detached Paseo patios
• 5’ yard fences are used between Single-Family Detached units on each block • 6’ glass panel fences around all community, hotel, and multifamily building pools • Retaining walls will be provided along the curve of Village Drive towards the Health Center Drive roundabout and around the Duplexes between the Dog Park and Affordable Housing Building along Calle de la Louisa.

Lighting
New lighting proposed for the Modified Project Site would consist of building-mounted fixtures, 16- to 25-foot light pole fixtures throughout the property, and illumination at vehicular access points. Exterior pylon and monument signs will utilize internal illumination to guide visitors from the freeway and surrounding roads without generating excessive glare. Festoon lighting will be proposed along the Main Street Pedestrian Promenade at a minimum 14-foot vertical clearance. All lighting and signage are placed to reinforce the “village” character, provide clear wayfinding to commercial and residential districts, and maintain a safe environment for visitors and residents.

To mitigate light pollution and ensure compatibility with the surrounding neighborhood, all fixtures will be designed, shielded, and maintained in accordance with the UVSP and LHMC § 9-40.170 and 9-44.060. The MSP requires the Applicant to provide a comprehensive lighting schedule to verify the total wattages and illuminated signage to ensure that the intensity of nighttime lighting proposed onsite would not be substantially greater or different than existing lighting in the surrounding area.

Public Art
In 2023, the City Council commissioned Brittany Ryan Studios to develop sculpture pieces as a meaningful tribute to the 3rd Battalion, 5th Marines (Team Darkhorse). The resulting artwork, “Five Figures on Patrol,” consists of 50” figures sculptures depicting Marines on patrol in Afghanistan and will be displayed in the Village Park to recognize the U.S. 3rd Battalion, 5th Marines in celebration and honor of their bravery, heroism, victories, and sacrifices. The area will be externally illuminated and framed with contrast landscaping to further highlight the sculpture pieces.

Pursuant to the UVSP, the City requires that all new developments within the Plan Area with construction costs of at least $250,000 provide public art or contribute to the City’s Public Art In-Lieu Fund. The Applicant’s current obligation represents a continued commitment established under the 2022 VLH Approvals. To date, the Applicant has paid $350,000 into the Public Art In-Lieu Fund and has a $300,000 prior credit. Under the Amended and Restated Development Agreement (Attachment 3), the Applicant must contribute a total of 0.5% of the total project construction costs into the City’s Public Art In-Lieu Fund. Any fees above $650,000 must be satisfied through the installation of actual public art on the Modified Project Site.

UVSP Allowable Residential Units
Residential development within the UVSP Plan Area allows a range of 30 to 50 dwelling units per acre. Although the 2009 General Plan and UVSP reference an ‘anticipated’ 200 units of multifamily residential housing within the Plan Area, this figure is a conceptual estimate for a potential development scenario. As stated in Section III of the UVSP, the Land Use Plan is “conceptual in nature” and intended to provide flexibility for evolving market conditions (UVSP, p. 8). Accordingly, the Conceptual Land Use Plan reflects what could be developed within trip budget capacity, and the UVSP expressly acknowledges that “the Specific Plan includes provisions for flexibility in the development options…as long as the trip budgets are not exceeded.” Please see the UVSP Allowable Residential Units Report for more information (Attachment 5).

UVSP Trip Budget
The UVSP establishes a development intensity threshold based on maximum peak hour trip generation. For each project approved within the UVSP boundaries since the 2011 UVSP amendment, a corresponding number of AM and PM peak hour trips has been added to or subtracted from the UVSP’s beginning trip budget balance of 1,243 AM peak hour trips and 2,272 PM peak hour trips. According to the Updated Trip Generation, UVSP Trip Budgets, and VMT Screening for the Village at Laguna Hills Project (Updated Trip Generation and VMT Screening Report prepared by LLG dated April 30, 2026), the Modified Project trip rates are lower than under the 2022 VLH Approvals and remain within the trip budget cap, as shown in Table 10. Current trips available are 16 AM peak hour trips and 2,283 peak hour trips. If the Modified Project is approved, 276 AM peak hour trips and 3,452 PM peak hour trips will remain for the on-going build out of the UVSP.

PM peak hour trips available in the UVSP after development of the Village at Laguna Hills are higher than the starting available trips because of the “return of unused trips” previously approved but not implemented under the 2022 VLH Approvals.

Table 10: UVSP Trip Budget Summary
Trip Budgets Identified in AM Peak Trip Budget PM Peak Budget Program EIR 1,243 2,272
Less Chevron
(demolition approved May
2011)
0 + 27
Less Taj Mahal
(approved June 2011) -12 -49
Less Ashley Furniture /
Chick-Fil-A
(approved July 2011)
-128 -12
Less Oakbrook Village
Project
(approved 2012 & 2018)
-102 + 37
Less Raising Cane’s
(approved April 2015) -32 + 3
Less Farmer Boys
(approved September 13,
2016)
-49 -25

Village at Laguna Hills
(approved 8/20) -119 910
Women's Health Pavillion
(approved 4/22) 7 21
Taj Mahal PUP -24 -38
Saddleback
Professional/Financial
Center
-45 -50
Oakbrook Plaza
(approved 1/27/26) -165 -244
Less VALH Approvals
(aggregate) -677 +341
Remaining Trips in Budgets
(not counting the Project) 16 2,283
Residual Trips in Budgets
(after accounting for the
Project)
(less 260 Project trips)
= 276 residual trips
in budget
(less 1,169 trips)
= 3,452 residual trips
in budget
Native American Tribal Consultation
Pursuant to California Government Code Section 65352.3 (Senate Bill 18), the City followed the statutory Native American tribal consultation requirements by obtaining a tribal consultation list from the Native American Heritage Commission (“NAHC”) and notifying representatives of the 14 identified Native American Tribes of the amendment to the UVSP. Tribal consultation began on February 28, 2026, and concluded on May 28, 2026. During the consultation period, four tribes requested consultation: Gabrieleño Band of Mission Indians - Kizh Nation, Gabrielino Tongva Indians of California Tribal Council, Juañeno Band of Mission Indians Acjachemen Nation 84A, and Juaneño Band of Mission Indians, Acjachemen Nation - Belardes. During consultation, each tribe requested tribal monitoring, therefore a condition was drafted to allow for a tribal monitoring rotation during construction. The tribal cultural resources conditions of approval resulting from consultation have been incorporated into the conditions of approval for the Modified Project (Condition of Approval Nos. 30-33).

Discretionary Actions
Specific Plan Amendment (“SPA”)
To allow greater design flexibility, the Applicant is requesting a SPA to permit single-family detached housing, allow a 6-foot building separation for single-family uses within the 68- acre former Laguna Mall site, and clarify the applicability of the City’s Objective Design Standards (“ODS”) to the Modified Project.

By amending the UVSP to allow single-family housing, the Project is intended to offer a compact lot “for-sale” product that bridges the gap between high-density multifamily apartments and traditional single-family detached housing.

Allowing a 6-foot building separation for the single-family detached units enables smaller lots that help fulfill the UVSP’s intent to establish an “urban village” aesthetic, rather than

the larger separations typical of traditional suburban layouts. This allows the Modified Project to achieve the density needed for 87 units and further the UVSP’s core mandate to create a high-density, transit-oriented residential core (UVSP § 3.1; General Plan Policy LU-1.1).

The UVSP amendment will also clarify that the Project is exempt from Objective Design Standards because it constitutes a modification to a previously approved project with vested development rights established through existing entitlements and the Development Agreement.

Precise Plan
Pursuant to UVSP Section V and LHMC Section 9-92.080(B), a Precise Plan is required to ensure a proper balance of uses that promotes community image, mitigates environmental impacts, and enhances the City’s fiscal ability to meet local needs. The Modified Project’s Precise Plan has been reimagined to fulfill the UVSP’s “village” intent, centered on a walkable, mixed-use, pedestrian-oriented streetscape. Integrating singlefamily detached homes and townhomes alongside high-density multifamily buildings adds diversity and balance, offering both rental and ownership opportunities.

Site Development Permit (SDP)
The Modified Project is consistent with (or will be conditioned to require consistency with) all development standards for properties within the Village Commercial Zone and UVSP area, including density, building FAR, landscaping, parking, setbacks, building height, and other specific plan development standards. No zoning amendments or Municipal Code variances are required.

Conditional Use Permits
As part of the Modified Project’s approvals, the Applicant is requesting three Conditional Use Permits: 1) operation of Hotel 1 to the eastern area of the property along Avenida de la Carlota, subject to potential site plan modifications as authorized in the Amended and Restated Development Agreement; 2) operation of Hotel 2 on the west side of the property; and 3) operation of temporary uses/special events at the Village Park, pursuant to Table 1 of Section V of the UVSP. While the UVSP designates these uses as appropriate for the site, the CUP process evaluates uses that may pose a moderate to high potential for adverse impact on adjacent or abutting uses or the surrounding community due to their operating characteristics. CUP approval allows the requested use while establishing operational conditions that ensure compatibility with surrounding and existing uses.

CUPs for Hotels 1 and 2
The Modified Project includes two hotels: Hotel 1 with 119 keys and Hotel 2 with 120 keys. The General Plan relies on the UVSP to provide land use controls within the specific plan area, and the UVSP allows hotels subject to issuance of a CUP, anticipating as many as 250 hotel rooms within the plan area. The additional hotel will further the variety of uses proposed for the Property, creating the “urban village” contemplated by the specific plan and enhancing other commercial uses within the broader plan area (including adjacent medical facilities).

CUP for Temporary/Seasonal Event Permits
The Village Park is intended as a pedestrian-oriented, open-air main street connected to the surrounding commercial and residential uses. To activate its central green space, the Applicant is requesting a CUP allowing up to 36 temporary uses and special events per calendar year without a separate Temporary Use Permit. These events may include:
• Movies/Concerts in the Park
• Weekend Markets
• Yoga in the Park
• Food Tasting Events
• Holiday Tree Lighting
• Seasonal Ice-Skating Rink
All temporary/special events shall be sponsored by the property owner or manager, who is solely responsible for ensuring the events comply with applicable regulations and Conditions of Approval 120-136.

Master Sign Program
A Master Sign Program (MSP) will govern signage for the Modified Project Site reflecting the mixed-use development. Consistent with the UVSP, the MSP ensures aesthetically unified site identity, wayfinding, and commercial visibility that attract residents and visitors. Signage is categorized into three primary groups:
1) Project Signage: high-profile identity features, such as wall signs, a static freeway pylon sign, large gateway sign, and monument signs;
2) Directional Signage: wayfinding and directional signs in parking areas; and 3) “Use” Signage: identity markers for retail, hospitality, residential uses.

Table 10 provides a summary of the signs included in the MSP.

Table 10: Master Sign Program Summary
Sign ID Sign Type Quantity Sign Details
Project Signage
A1 Freeway Pylon 1
Fabricated aluminum cabinet with painted
finish. Push-thru flushed day/night acrylic
logo to illuminate white at night.

Overall Sign Area: 780 SF
Overall Height: 70 FT
A2
Primary
Project
Monument
3 Changeable tenant panels with day/night
acrylic push-thru flush copy in tenant
branding font. To face illuminate at night.

Stone base to match surrounding elements.

Overall Sign Area: 21 SF
Overall Height: 10 FT

Sign ID Sign Type Quantity Sign Details
Project Identity Area: 8 SF
Single Tenant Area: 3 SF
A3
Secondary
Project
Monument
2 Illuminated fabricated aluminum cabinet,
changeable tenant panels, and stone base
to match surrounding elements.

Overall Sign Area: 48 SF
Overall Height: 13 FT
Project Identity Area: 16 SF
Single Tenant Area: 6.35 SF
A4 Project Corner
Monument 3
Curved structure to follow radius of existing
wall for plan/vine to grow. Fabricated,
aluminum channel Changeable tenant
panels, and stone base. Internally
illuminated to low white at night.

Overall Sign Area: 231 SF
Overall Height: 14 FT
Note: Applicant to reuse existing stone base
to add project signage
A5 Light Pole
Banners TBD
Light-pole mounted fabric banners for
Project and residential and nonresidential
use identification
Overall Sign Area: Approximately 25 SF
A6
Gateway
Monument
Structure
2 Non-illuminated tubular and flat bar steel
gateway arch structure.
21’-3” tall by 44’-2” wide
Directional Signage
B1 Vehicular
Directional 6
Front: Changeable tenant panels with
day/night acrylic push-thru flush copy in
Project font. To face illuminate at night.

Back: 55” Digital screen
Overall Sign Area: 12 SF
B2
Pole Mounted
Vehicular
Directional
15 Non-illuminated aluminum sign panel
mounted on 10’-7” tall pole
Sign Panel: approximately 4 SF
B3 Pedestrian
Directory 6
Fabricated aluminum cabinet with painted
finish and digital screen, mounted on a
stone base
Overall Sign Area: Approximately 20 SF
Digital Screen Area: Approximately 16 SF

Sign ID Sign Type Quantity Sign Details
B4 Pedestrian
Directional 12
Non-illuminated, painted aluminum panel
sign mounted on a 4’-6” tall aluminum post
(Option 1) or on the ground (Option 2)
Overall Sign Area: 11 SF
B5 Trail Marker 5
Non-illuminated, painted aluminum panel
mounted on a 3’-5” tall aluminum post
Overall Sign Area: 6.5 SF
Residential Signage
C1
Residential
Identity
Monument
12 Illuminated, painted aluminum sign cabinet
with acrylic letters mounted on a stone base
Overall Sign Area: Approximately 24 SF
Overall Height: 5.5 FT
C3
Parking and
Leasing
Directional
5 Illuminated, painted aluminum cabinet with
acrylic letters and painted/printed graphics
mounted on a stone base
Overall Sign Area: Approximately 9.33 SF
Hotel Signage
D1 Hotel Identity
Monument 3
Illuminated, painted aluminum sign cabinet
with acrylic letters mounted on a stone base
Overall Sign Area: Approximately 24 SF
Overall Height: 5.5 FT
D3 Hotel Vehicular
Directional 5
Illuminated, painted aluminum cabinet with
acrylic letters and painted/printed graphics
mounted on a stone base
Overall Sign Area: Approximately 9.33 SF
R1 & R2
Regulatory
Stop Sign /
Street Sign
TBD
Two non-illuminated, painted aluminum
panel signs with reflective vinyl graphics
attached to a 12’ tall tubular post
R1: Stop Sign Area: 6 SF
R2: Street Sign Area: 2 SF
R3 Service Area
Identity
10, to be
verified
Non-illuminated, painted aluminum panel
with direct print
Overall Sign Area: 8 SF
Parking Use Permit - Joint Use of Parking Facilities
A Parking Use Permit for Joint Use of Parking Facilities will be required to allow parking within surface lots and on-street parking across multiple lots. Parking will not be shared between residential and non-residential uses; however, parking intended for a specific use may be located outside the lot where the use occurs. Please see VLH Parking Study, Attachment 8, for a description of how each use provides sufficient parking.

Consistency with Urban Village Specific Plan
The Modified Project complies with the UVSP’s intent to transform the Project Site into a vibrant, walkable, well-balanced mixed-use “urban village.” While the Modified Project refines commercial and residential products and requests a SPA for increased flexibility, the fundamental planning principles established in the 2009 General Plan and reaffirmed in 2022 remain intact.

A comprehensive analysis of the Modified Project’s consistency with the specific goals, policies, and development standards of the UVSP is provided in Attachment 11.

Consistency with General Plan
The City’s General Plan land use designation for the Modified Project Site is Village Commercial, envisioned as a master-planned, mixed-use environment. This designation is the foundation for the UVSP’s intended community core of high-quality commercial, civic, and residential uses. The Modified Project implements this vision with a high-quality, mixed-use development combining residential, retail, and hospitality uses, as well as urban open space and recreation.

The proposed mix of uses works together to create a walkable “urban village” with safe pedestrian pathways providing direct access not only to the internal uses and areas of the Modified Project Site, but also to the offsite Laguna Hills Transportation Center and Civic Center, nearby regional trails, and the mix of commercial, retail, and office (medical and general) uses surrounding the Plan Area.

The Modified Project also remains consistent with the buildout parameters established in the 2009 General Plan Update, staying within the peak-hour trip budget cap (1,243 AM / 2,272 PM) and adhering to the minimum density of 30 to 50 units per acre. Compliance with these thresholds ensures that development within the Urban Village Specific Plan area occurs within the City’s existing transit and infrastructure capabilities without amending the General Plan or Zoning Maps. The Modified Project would provide a new community core of residential, retail, and hospitality uses, carrying out the City’s goals, policies, and intent for the Modified Project Site as contemplated by the General Plan and UVSP.

The Modified Project would be consistent with and help implement the following goals and policies of the General Plan Land Use and Housing Elements:
• Goal LU-1. Create diverse and vibrant activity centers and events that bring people together as a community.
o Policy LU-1.1: Encourage new mixed-use developments in the Urban Village that complement and enhance Laguna Hills’ existing community character. o Policy LU-1.2: Encourage the compatible integration of residential and service retail uses in proximity to job centers.
o Policy LU-1.3: Promote intensified and revitalized land uses in the Urban Village within traffic, parking, and transit capabilities.
o Policy LU-1.4: Promote walkability throughout the community through enhanced

pedestrian amenities, attractive streetscapes, plazas, and civic gathering spaces.
• Goal LU-2. Ensure development is compatible and interdependent with neighboring uses
• Goal LU-3. Encourage infill development that involves the revitalization of property in an economically and environmentally sustainable manner. • Goal LU-4. Place a high priority on design, architecture, and landscaping that reflect the community’s identity and gracious lifestyle.
• Goal LU-6. Expand the variety of services, shopping, and entertainment opportunities in the community.
• Goal H-2. Facilitate the development of a range of housing types, densities, and affordability levels to meet the diverse needs of the community for all economic levels and age groups and special needs groups.
o Policy H-2.1: Provide opportunities for higher density residential development, mixed use residential/commercial development, and transit-oriented development in appropriate areas of the City.
• Goal H-3: Ensure that all existing and future residents have equal access to housing opportunities regardless of race, color, religion, sex, national origin, ancestry, marital status, age, disability, or sexual orientation.
• Policy M-6.1: Reduce the amount of land devoted to parking, if feasible, by integrating multiple use and creative parking solutions that still provide adequate parking for all uses.
• Policy M-6.3: Develop flexible and creative solutions for parking in the Urban Village that respect its proximity to transit and park and ride, and its mix of uses.

Vesting Tentative Tract Map (VTTM)
Amended VTTM No. 19123 (Attachment 12) proposes to subdivide 10 existing lots into 27 lots for Residential, Condominium, and Commercial Purposes. This would allow for:
• Individual ownership of the 356 residential condominiums, and Common areas would be established for vehicular and pedestrian circulation, guest parking and for open space purposes, with a HOA for each residential condominium community having responsibility for all common facilities;
• Residential apartments;
• Commercial retail;
• Two hotels;
• Recreational centers and open space amenity areas (park), and; • Proposed easements would provide for public utilities, public access to the public amenity space, and ingress/egress for emergency and public service vehicles.

CC&Rs would be required to maintain the common areas of each portion of the project site.

The original VTTM No. 19123, approved with the 2022 VLH Approvals, authorized reconfiguring the existing 10 lots into 16 numbered lots for residential and commercial purposes. The amended VTTM reconfigures the Subject Property into 27 numbered lots to accommodate the modified uses and the introduction of condominiums. Table 11 summarizes the proposed VTTM Amendment lot configuration and the land uses of each lot.

Table 11: Vesting Tentative Tract Map No. 19123
Lot
Number
Lot Size
(ac) Unit Type/Land Use No. of Units
1 7.539 Retail Anchors (Anchor 1 & 2), Retail/Restaurant (Shops A)
-
2 7.316 Village Park, Retail/Restaurant
(Pad 2, 4, 6,& 7)
-
3 0.894 Retail/Restaurant (Pad 1) -
4 0.726 Retail/Restaurant (Pad 3) -
5 1.367 Existing Restaurant (A) -
6 0.755 Retail/Restaurant (Pad 4) -
7 0.792 Retail/Restaurant (Pad 8) -
8 0.208 Recreation Center (Pad 9) -
9/10 3.663 North Residential Building (6-story wrapped
around a parking structure; Apartments),
Retail/Restaurant (Shops B & C)
230
11 1.912 Multifamily Townhomes (UA-TOWNS;
Condominiums)
30 12 2.601 Multifamily Townhomes (UA-TOWNS;
Condominiums)
46 13 2.114 Multifamily Townhomes (UA-TOWNS;
Condominiums)
34 14 2.73 Multifamily Townhomes (UA-SPLIT;
Condominiums)
60 15 0.5 Recreation Center -
16 1.519 Multifamily Townhomes (UA-DUPLEX) 24
17 2.59 Single-Family Detached (UA-PASEO;
Condominium)
30 18 2.116 Multifamily Townhomes (UA-DUPLEX;
Condominiums)
18 19 3.462 Single-Family Detached (UA-PASEO) 48
20 2.725 Multifamily Townhomes (UA-MR2;
Condominiums)
36 21 2.362 Single-Family Attached (UA-DUPLEX;
Condominiums)
30

Lot
Number
Lot Size
(ac) Unit Type/Land Use No. of Units
22 0.659 Dog Park and Surface Parking -
23 4.986 Central Residential Building (5-story wrapped
around a parking structure; Apartments)
358
24 3.987 South Residential Building (6-story wrapped
around a parking structure; Apartments)
313
25 2.634 4-story Hotel 1 (Hospitality) (119
keys)
26 2.552 4-story Hotel 2 (Hospitality) (120
keys)
27 3.247 Affordable Housing Building (Apartments) 200
Total 65.956 ---- 1,457
Apartments = For Rent; Condominiums = For Sale
The VTTM serves as a technical blueprint for the Modified Project, laying out the design and extent of the public and private streets and backbone infrastructure (e.g., water, wastewater, drainage, utilities) needed to support it. Because the Modified Project will be built on an existing developed site, all public services and utilities are already available; the VTTM ensures these are refined and reconfigured to meet the needs of the new mixed-use programming while maintaining adequate road access for general and emergency purposes.

The amended VTTM provides the following infrastructure and public improvements, which are required to be accomplished as part of the conditions of approval prior to the approval of the final maps:
• Design and construction of all necessary water infrastructure for ETWD; • Installation of all necessary public improvements such as sidewalk, parkway, curb, gutter, and driveway improvements; and
• Provision of the necessary landscape maintenance easements.

The amended VTTM has been prepared consistent with LHMC Chapter 9-86 and the Subdivision Map Act (California Government Code § 66410, et seq.). As demonstrated above, the Modified Project complies with the City’s zoning regulations: required parking is provided, physical limitations such as height limits and setbacks are met, project density complies with the UVSP (30-50 dwelling units per acre), and improvements necessary to implement the UVSP are incorporated into the Modified Project. Further, no significant environmental impacts from the Modified Project’s construction or development have been identified, as described in the 2026 Village at Laguna Hills Project CEQA Compliance Memorandum.

Furthermore, multiple phased final maps will be required to facilitate development of various mixed-use components of the Modified Project. The final map phasing gives the

Applicant flexibility to determine when best to develop the Project in response to market demand for the uses that comprise the Modified Project.

Development Agreement
The Amended and Restated Development Agreement outlines, among other things, project phasing and required development fees. The 2026 Modified VLH Project will be built in two phases, each with required and elective improvements. Table 12 Development Agreement Phasing and Major Fees, below summarizes the required construction and fees.

Table 12 Development Agreement Phasing and Major Fees
Phase Required
Improvements
Elective
Improvements
Timeline Major Fees
Phase
One
Anchor 1,
Anchor 2,
Shops A,
Hotel 1,
Affordable
Senior Housing
(200–250
units),
supporting
streets, utilities,
landscaping,
and
infrastructure
Residential north
of Health Center
Drive; Lot 9 & 10
North Residential;
optional
substitution of up
to 60
attached/detached
for-sale units
Commence within
4 years of DA
Date; complete
within 5 years of
DA Date (or within
2 years of
commencement);
Affordable Housing
Project completed
within 3 years of
commencement
$4.727M
Community
Benefit Fees;
Public Park Fee
Program; Public
Art obligation
(0.5% of
construction
cost) with
$650K
credit/advance
Phase
Two
Village Park*,
Pads 1–4,
Shops B & C,
Hotel 2,
supporting
streets, utilities,
landscaping,
and
infrastructure
Lot 23 Central
Residential, Lot
24 South
Residential,
residential south
of Health Center
Drive
Can commence at
any time during DA
term; hotels should
be complete within
8 years; DA
extends 5 years if
Phase Two
Required
Improvements are
completed before
expiration of initial
term
$2M Final
Multifamily
Building Fee;
$500K per
unfinished
hotel after Year
8; annual
residential
community
benefit fees
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA):

Pursuant to Public Resources Code § 21166 and the California Environmental Quality Act (CEQA) Guidelines § 15162, once a CEQA environmental review has been certified for a project, a public agency cannot require subsequent or supplemental Environmental Impact Report unless certain criteria are met. A new EIR is only mandated if the project modifications will result in new significant impacts or a substantial increase in the severity of previously identified significant impacts.

When neither condition is present, an Addendum to the previously adopted or certified environmental document is appropriate (Public Resources Code § 21166; CEQA Guidelines § 15162, 15164.) The lead agency’s decision-making body must consider the addendum together with that document during the decision-making process.

On July 14, 2009, the Laguna Hills City Council adopted Resolution No. 18-24 adopting and certifying the Final Program Environmental Impact Report (PEIR) for the City of Laguna Hill General Plan Update. After the City certified the PEIR for the 2009 General Plan, several Addenda to the PEIR have been prepared and adopted. These Addenda are summarized below:

1. First Addendum (2011) – Revisions to the UVSP (2011 UVSP Amendment, described above).

2. Second Addendum (2022) – Development of the Oakbrook Village Mixed-Use Redevelopment Project (“Oakbrook Project”). The Oakbrook Project involved redevelopment of a portion of the shopping center south of the Plan Area known as Oakbrook Village, a mixed-use development within the UVSP Plan Area. The twophased development that would ultimately yield 489 dwelling units in multi-story residential buildings and up to 82,574 square feet of new ground floor retail space.

3. Third Addendum (2016) – Development of the Five Lagunas project as previously described.

Fourth Addendum (2018) – Modification of the Oakbrook Project including, among other things, two new commercial/retail buildings (approximately 20,650 square feet total) on an approximately 3.7-acre site within the Oakbrook Village mixed-use development.

4. Fifth Addendum (2021) – Modification of the Five Lagunas project into the Village at Laguna Hills.

5. Sixth Addendum (2022) – 2021-2029 Housing Element Update

6. Seventh Addendum (2024) – The Amended 2021-2029 Housing Element Update, Related Rezoning Program, and Objective Design Standards 2026 Village at Laguna Hills Project CEQA Compliance Memorandum (2026) As part of the Project’s approval, the applicant submitted the 2026 Village at Laguna Hills Project CEQA Compliance Memorandum to summarize the project modifications and evaluate the modified project’s potential environmental effects relative to the approved project, including the adequacy of previously adopted mitigation measures (Attachment 7). The memo provides evidence that the Modified Project is less intensive than the approved Project and would not result in new environmental impacts. The CEQA memorandum prepared by the applicant was independently peer reviewed by LSA, the City's environmental consultant, which evaluated the analysis for adequacy and consistency with the requirements of CEQA. LSA confirmed that the CEQA memorandum provides an adequate basis for the City's environmental review and supports the conclusions presented within the memorandum.

The Project is a modification of the previously approved 2022 Village at Laguna Hills project. Compared to the 2022 VLH Approvals, the Project will not result in new significant impacts or a substantial increase in the severity of impacts identified in the Fifth Addendum for the Village at Laguna Hills Project. The applicable mitigation measures identified in the Fifth Addendum are incorporated into the design of the Project and imposed as mitigation measures or conditions of approval, as appropriate.

Village of Laguna Hills Ad Hoc Committee
Given the complexity and significance of the Development Agreement and project development, staff recommends that, if the City Council elects to proceed with approval of the entitlement documents, the City Council convert the Village at Laguna Hills Ad Hoc Committee into a Standing Committee to monitor and oversee their implementation. The Standing Committee would be considered a legislative body under the Brown Act and would proceed via standard agenda and meeting procedures. (Gov. Code 54952.) Role and Specifics of the Standing Committee:
• Serves as a liaison between City staff, MGP, and the Council. • Provides guidance and input to the Council and staff on implementation of the Development Agreement and development of the project.
• Will not have decision-making authority but will report back to Council. • Will continue in existence until separate action is taken by Council. • Composed of the same two Council Members as the Village at Laguna Hills Ad Hoc Committee
Conclusion:

Staff recommends approval of the proposed Village at Laguna Hills 2026 Modified Project as it continues redevelopment of the former Laguna Hills Mall property and is consistent with the goals and objectives of the Urban Village Specific Plan. The proposed Project will facilitate additional retail/restaurant, hotel, and residential options within the City’s core, and will further enable residents to live, work, shop, and enjoy the lifestyle amenities that currently exist in the Urban Village, as envisioned by the UVSP. The Project will also include enhanced pedestrian and vehicular circulation elements consistent with the UVSP. With the recommended Conditions of Approval, the Project meets development standards and design guidelines of the City’s Zoning and Development Code and UVSP (as amended), and meets the goals, policies, and procedures of the General Plan.

Public Notice:

The Project was advertised in the Orange County Register on June 18, 2026, providing at least 21 calendar days’ notice of this public hearing. The City mailed 2,494 notices to property owners and tenants/occupants within 1,000 feet of the site. Any written comments received after the issuance of this report will be distributed at the joint Planning Agency and City Council Public Hearing.

Applicant Community Meetings
In addition to the public notice, the Applicant conducted public outreach with key stakeholders, neighboring residents, and businesses to gauge public interest and gather

feedback. The Applicant hosted two community meetings: an in-person Open House on August 28, 2025, and a virtual meeting on May 13, 2026.

An in-person Open House was held on August 28 2025, prior to the formal project submittal. Preliminary plans of the Modified Project were presented, and attendees had the opportunity to share feedback through comment cards. Notice of the event was distributed via social media, mail, and email to neighboring residents and businesses. Of the 140 RSVPs received, 112 attended and 58 comment cards were submitted. The Applicant reviewed each card and responded directly by email. The cards also showed that 70% of attendees supported the project, 18% were neutral or had concerns, and

4.6% were opposed.

A virtual community meeting was held on May 13, 2026. The meeting included a PowerPoint presentation with updated plans and renderings, and attendees were invited to ask questions. Of the 192 RSVPs received, 67 participated. Questions focused primarily on traffic, housing affordability, Village Park amenities, and project timing, and attendees also expressed interest in retail offerings, walkability, and community gathering spaces.

Fiscal Impact:

The Applicant provided a fiscal impact analysis (“FIA”) that evaluated the stabilized annual General Fund revenues and expenditures (Attachment 10). Under the proposed Village of Laguna Hills plan, development is permitted across three primary land use categories, summarized for full buildout in
Table 13. The study estimates project-related revenues—property, business, and franchise taxes; direct and indirect sales taxes; and transient occupancy tax—and the associated costs for municipal services, including public safety, public services, and general government.

City Peer Review
On behalf of the City, Economic & Planning Systems (“EPS”) conducted an independent peer review of the fiscal impact analysis provided by the Applicant (Attachment 11). EPS concluded that the City negotiated phasing requirements that ensured that fiscally beneficial uses must lead housing development, with the exception of the affordable senior housing development. Furthermore, EPS concurred with the Applicant’s FIA and found that the Project is likely to generate a fiscal benefit for the City, which is largely attributable to the two hotels. The peer review concluded that there is confidence that the City is unlikely to experience a period of net drain on the General Fund over the development horizon.

Community Benefit Fee and One-time Fee
In addition to the annual recurring revenues, the 2026 Modified Project will generate onetime revenues to the City, including Community Benefit Fees and various Development Impact Fees (“DIF”), which are typically collected at different stages of the development process. At full buildout, the proposed Project is projected to generate over $3.8 million in annual fiscal revenue. Annual incremental municipal service costs are estimated at

$1.53 million, resulting in an annual surplus of about $2.26 million. A portion of these fees have already been paid to the City as part of earlier project activities. For clarity, total fees are categorized into two groups: (i) “Paid,” fees already received by the City, and (ii) “ToBe Paid,” fees expected to be collected as the project continues to build out. This breakdown is summarized in
Table 13.

Table 13: Community Benefit and One-time Fees
PAID (2022 through Early 2025)
Category Amount
Development Impact Fees (DIF) - Public Art
In-Lieu Fee $350,000
DIF - Park In-Lieu Fee $4,000,000
Community Benefit Fee $4,227,066
DA Administration Fee $106,183
Total Fees Paid $8,683,249
TO BE PAID (2026 THRU 2037)
Category Amount
DIF - Park In-Lieu Fee $21,312,678
Community Benefit Fee $2,500,000
Public Art Obligation

0.5% of total construction
cost. Any amount above $650K
must be installed as actual
public art
Development Agreement Administration Fee $106,183
Other Fees
Hotel Delay Fee $500,000 per hotel if not
complete within 8 years

Table 14 summarizes the proposed Project’s estimated fiscal impacts.

Table 14: Estimated Fiscal Impact
General Fund 2022 Approved
Project 2026 Modified Project
Recurring Revenue
Property Tax $640,004 $551,387
Property Transfer Tax - $29,045
Property Tax in-Lieu of VLF $507,950 $437,618
Property Tax – Miscellaneous $987 $771
Sales & Use Tax $1,181,360 $925,013
Other Taxes and Fees $5,000 $3,908
Franchise Fees $132,004 $103,180
Transient Occupancy Tax $657,000 $1,570,230
Fine & Forfeitures $19,918 $15,568
Interest Income $61,285 $47,903
Charges for Services $155,921 $121,874
Miscellaneous Revenue - -
Transfers In - -
Total Recurring Revenue $3,361,428 $3,806,498
Recurring Expenditure
General Government $117,649 $91,959
Non-Departmental $78,601 $61,438
Community Development $65,313 $51,052
Community Services $91,474 $71,500
Public Works $513,770 $401,584
Public Safety $1,100,189 $859,954
Transfer Out - -
Total Recurring Expenditure $1,966,996 $1,537,487
Total General Fund Fiscal Surplus $1,394,431 $2,269,011 Attachments:

1. Resolution of Approval for the Village at Laguna Hills Project

2. Ordinance Approving and Adopting the Specific Plan Amendment

3. Ordinance Approving and Adopting the Amended and Restated Development Agreement

4. Village at Laguna Hills Modified Project Plan Set

5. UVSP Allowable Residential Units Report (KAMG)

6. Village at Laguna Hills Master Sign Program

7. Village at Laguna Hills CEQA Compliance Memorandum

8. Parking Study (Linscott, Law & Greenspan, Engineers)

9. Trip Generation and VMT Screening Memo

10.VLH Fiscal Impact Analysis (DPFG)

11.Peer Review of Fiscal Impact Analysis (EPS)

12.Village at Laguna Hills UVSP Consistency Analysis

13.Amended Vesting Tentative Tract Map No. 19123

187056138.5
The Village at Laguna Hills
Attachment 1
Resolution of Approval for the USE-0239-2025 Village at Laguna Hills Project

1 RESOLUTION NO. PA2026-X

A JOINT RESOLUTION OF THE PLANNING AGENCY

AND CITY COUNCIL OF THE CITY OF LAGUNA HILLS,

CALIFORNIA, APPROVING SITE DEVELOPMENT

PERMIT, MASTER SIGN PROGRAM, CONDITIONAL

USE PERMITS, PARKING USE PERMIT, AMENDED
VESTING TENTATIVE TRACT MAP NO. 19123,

AMENDED AND RESTATED DEVELOPMENT
AGREEMENT, PRECISE PLAN NO. USE-0239-2025, A

REQUEST BY MGP FUND X LAGUNA HILLS, LLC TO

MODIFY THE PREVIOUSLY APPROVED FIVE

LAGUNAS PROJECT TO CONTINUE TO REDEVELOP

THE FORMER LAGUNA HILLS MALL SITE LOCATED
AT 24001 AVENIDA DE LA CARLOTA #B; 23451 CALLE
DE LA LOUISA; 24162 RONDA DEL ROSSMOOR;
24100, 24126, 24155 and 24300 LAGUNA HILLS MALL,

AND MAKING CERTAIN FINDINGS IN CONNECTION
THEREWITH.

The Planning Agency and the City Council of the City of Laguna Hills, California, hereby finds, determines, declares, and resolves as follows:

WHEREAS, on September 29, 2025, the City was in receipt of an application by MGP Fund X Laguna Hills, LLC (“Applicant”) for approval of USE-0239- 2025 for land use entitlements in order to continue to redevelop the existing approximately 68-acre former Laguna Hills Mall property located at 24001 Avenida De La Carlota #B; 23451 Calle De La Louisa; 24162 Ronda Del Rossmoor; 24100, 24126, 24155 and 24300 Laguna Hills Mall, Laguna Hills, CA as more particularly described in the Legal Description, attached hereto as Exhibit “A” (“Project Site”).; and WHEREAS, the Project Site is located within a 240-acre development area bounded by Paseo de Valencia on the north and west, Los Alisos Boulevard on the south, and Interstate 5 (I-5) to the east (“UVSP Area”) and governed by the Urban Village Specific Plan (“UVSP”), as adopted by the City Council on November 26, 2002; and WHEREAS, the purpose and in intent of the UVSP is to develop a community core in which a variety of public, regional commercial, recreational, and highdensity residential uses work in concert to create an “urban village” by permitting a mix of land uses, including retail, residential, hotel, medical offices, and general offices; and WHEREAS, in July 2009, the City Council adopted the
2009 Comprehensive General Plan Update. The General Plan Update identified the UVSP area for expansion/revitalization and increased commercial and residential development. In connection with approving the Update, the City prepared a Program Environmental Impact Report entitled “City of Laguna Hills General Plan Program Environmental Impact Report, June 2009, State Clearinghouse No. 20080811100” (“PEIR”). On July 14, 2009, the City Council certified the PEIR, adopted a Statement of

Resolution No. PA2026-__Page 2
Findings of Fact, a Statement of Overriding Considerations and a Mitigation Monitoring Program; and
WHEREAS, between 2011 and 2018, the City Council approved an Urban Village Specific Plan Amendment and subsequent redevelopment projects within the Urban Village Specific Plan area, including the Oakbrook Village Shopping Center Redevelopment Project and the Five Lagunas Project, and, in connection with those approvals, adopted the first through fourth addenda to the Program Environmental Impact Report; and thereafter, in connection with the 2021–2029 Housing Element Update and 2021 Safety Element Update, adopted the sixth addendum to the Program Environmental Impact Report; and subsequently, in connection with the Amended 2021–2029 Housing Element Update, Rezoning Program, and Objective Design Standards Project, adopted the seventh addendum to the Program Environmental Impact Report (collectively, the “Prior Environmental Documents”); and
WHEREAS, the Planning Agency and City Council-approved, a series of modifications requested by the Applicant to the 2016 Five Lagunas Project on March 8, 2022, through Resolution No. PA2022-03-08-2, authorizing redevelopment of the Project Site to authorize the following: demolition of the existing and remaining mall building, freestanding building pads, and various hardscape improvements (e.g., paved parking areas, walkways); development of approximately 225,000 square feet of new retail building space, a health club, and a 50,000 square-foot, 1,200-seat theater; five multi-story residential buildings (one mixed-use retail/ residential building and four residential buildings) containing a total of 1,500 dwelling units and associated structured parking wrapped into the buildings; four 4-story commercial office buildings totaling approximately 465,000 square feet; a 100- to 150-room, five-story boutique hotel with ground-level retail space; a centralized Village Park; and a supporting network of private streets for vehicular access; and various site improvements that include landscape areas and pedestrian network, all of which is referred to collectively as the “2022 VLH Project” through approval of Site Development Permit, Precise Plan, Master Sign Program, Vesting Tentative Tract Map, Parking Use Permit, and Conditional Use Permits for a hotel and health club; and WHEREAS, the City Council adopted Ordinance No. 2022-1, approving a development agreement (“DA”) between the Applicant and the City regarding the development of the 2022 VLH Project, effective April 22, 2022, and which vested the Applicant’s right to develop the 2022 VLH Project in exchange for the delivery of specific community benefits; and
WHEREAS, the City Council adopted an Addendum to the PEIR in connection with its approval of the 2022 VLH Project and the associated Development Agreement (the “Fifth Addendum”), which evaluated the environmental impacts of the project pursuant to the California Environmental Quality Act (“CEQA”) and the State CEQA Guidelines, that the project would not result in any new significant environmental impacts or a substantial increase in the severity of previously identified significant impacts beyond those analyzed in the Program Environmental Impact Report; WHEREAS, Applicant now desires to modify the 2022 VLH Project through implementation of land use entitlements and an Amended and Restated

Resolution No. PA2026-__Page 3
Development Agreement in order to continue to redevelop the Project Site through approval of the USE-0239-2025, which includes development of approximately 140,120 square feet of new retail building space; 1,457 dwelling units (with the potential of up to 1,500 units) within three multi-story, high-density residential buildings, an affordable residential podium building containing 200-250 affordable senior units, and mediumdensity residential buildings; two 5-story hotels (119-rooms and 120-rooms); a 3.1 acre Village Park; and supporting network of streets, pedestrian pathways, and various site improvements through approval of a Site Development Permit for new development, a Master Sign Program for various on-site signs, Conditional Use Permits for two hotels and Temporary Uses within the Village Park, a Parking Use Permit to allow joint use of parking facilities, an Amended Vesting Tentative Tract Map to subdivide the Project Site into 27 lots, and a Precise Plan for mixed use development, collectively referenced as “2026 VLH Modifications”; and
WHEREAS, the 2022 VLH Development Agreement states that a modification to the Project that includes more than five (5) residential buildings and less than 210,000 square feet of retail qualifies as a Major Project Modification to the previously approved entitlement;
WHEREAS, the 2026 VLH Modifications constitutes a Major Project Modification permissible under the existing Development Agreement, subject to City Council approval; and
WHEREAS, the continued redevelopment of the Project Site through modification of the 2022 VLH Project is subject to the California Environmental Quality Act, Public Resources Code Section 21000 et seq., and California Code of Regulations, Title 14, Sections 15000 et seq. (“CEQA”); and
WHEREAS, the City of Laguna Hills, as lead agency, find that the Project is within the scope of the 2009 General Plan Program Environmental Impact Report (“PEIR”) as Addended in the First through Seventh Addenda and Mitigation Monitoring and Reporting Program for the Village at Laguna Hills Project and does not require additional environmental review pursuant to Public Resources Code Sections 21166 and California Code of Regulations, Title 14, Sections 15162 and 15164 (CEQA Guidelines Section 15162 for Subsequent EIRs and Negative Declarations); and WHEREAS, the City of Laguna Hills has evaluated the Project’s potential environmental impacts and concluded that the Project is within the scope of the 2009 General Plan PEIR as Addended in the First through Seventh Addenda and Mitigation Monitoring and Reporting Program for the Village at Laguna Hills Project and does not require additional environmental review pursuant to the California Environmental Quality Act Guidelines Section 15162 (Subsequent EIRs and Negative Declarations); and WHEREAS, the applicable mitigation measures identified in the 2009 General Plan PEIR as Addended in the First through Seventh Addenda and Mitigation Monitoring and Reporting Program for the Village at Laguna Hills Project are incorporated into the design of the Project or are imposed either as mitigation measures or as conditions of approval for the Project, or both, as appropriate; and

Resolution No. PA2026-__Page 4
WHEREAS, on July 14, 2026, the City Council and Planning Agency held a duly noticed joint public hearing and considered additional public comments and written and oral information and testimony presented by City staff, community residents, and other interested parties; and
WHEREAS, concurrently with adoption of this Resolution, the City Council, introduced and conducted the first reading of an Ordinance approving the proposed Specific Plan Amendment to the Urban Village Specific Plan; and WHEREAS, concurrently with adoption of this Resolution, the City Council, introduced and conducted the first reading of an Ordinance approving the proposed Amended and Restated Development Agreement between the City of Laguna Hills and MGP FUND X LAGUNA HILLS LLC for the Project.

WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, THE PLANNING AGENCY AND CITY COUNCIL OF

THE CITY OF LAGUNA HILLS, CALIFORNIA, DO RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are incorporated herein by reference.

SECTION 2. Pursuant to Public Resources Code Section 21166 and CEQA Guidelines Section 15162, the Planning Agency and City Council has determined that:
(1) there is substantial evidence that none of the conditions requiring preparation of a subsequent or supplemental Environmental Impact Report (“EIR”) exist, and (2) the City will rely on the Previous Environmental Documents, which adequately addresses this project.

Furthermore, a subsequent environmental document does not need to be prepared because

1. No changes to the project are proposed requiring revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;

2. No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; and

3. No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence or at the time the previous EIR was adopted.

SECTION 3. In accordance with Section 9-92.080of the LHMC, the Planning Agency and City Council makes the following findings of fact and approves the USE-0239-2025,

Resolution No. PA2026-__Page 5
subject to the conditions set forth in Exhibit “B,” attached hereto and incorporated herein by reference.

Site Development Permit.

1. The site design complies with standards of the Development Code in that:

The Modified Project is consistent with (or will be conditioned to require consistency with) all development standards for properties within the Village Commercial Zone and the UVSP area, including density, building FAR, landscape requirements, parking requirements, setbacks, building height, and other required specific plan development standards.

2. The site is suitable for the proposed development in that:

The Modified Project is consistent with the regulatory controls established for the Property in the General Plan, the Village Commercial zone and the UVSP. The General Plan designated the Property as an area intended for revitalization through a combination of mixed use residential and commercial uses. The UVSP was amended in 2011 to increase the minimum residential density for the Property to encourage residential as required by the General Plan. (See UVSP, Section 5, Table 2 (Development Standards).) Residential, retail and restaurant uses are permitted on the Property, and hotels are authorized pursuant to issuance of a CUP.) The City’s 2021-2019 Housing Element, certified in 2024, notes that the Property is approved for as many as 1,500 residential units.

The UVSP encourages flexibility of uses authorized within the Land Use Matrix provided that such uses are compatible with the UVSP’s intensity limits. (See UVSP, Section 5, p. 35) (“It should be noted that the Specific Plan includes provisions for flexibility in development options . . . as long as the trip budgets are not exceeded.”) The plan states that “applicants shall be permitted to develop to the maximum intensity of their plans upon verification that trip generation impacts created are within acceptable levels identified in the General Plan”. (UVSP, Section 5, p. 36.) The UVSP evaluates trip generation impacts based on the availability of budgeted A.M. and P.M. peak hour trips which, if added, would cause level of service at area intersections to exceed accepted levels. The updated traffic impact analysis prepared for the Modified Project, dated April 30, 2026 (“Traffic Impact Analysis”), demonstrates that the 2026 VLH Modifications will result in fewer traffic trips (a net reduction of 3,746 daily trips on a typical weekday), and that sufficient AM and PM peak hour capacity remains within the UVSP trip budget cap (276 A.M. peak hour trips and 3,452 P.M. peak hour trips).

Finally, the Modified Project represents a reduction in development intensity compared to what the City approved for the Property in 2022.

3. The Project is consistent with the City’s General Plan and UVSP in that:

The General Plan designates the Property as “Village Commercial.” The Property is within the boundary of the UVSP and is subject to specific design standards and

Resolution No. PA2026-__Page 6
policies intended to enhance circulation. The intent of the Village Commercial designation is to establish a community core where commercial, community, and high density residential uses would be appropriate. Per the UVSP, the area will contain enhanced pedestrian areas that conveniently link commercial, residential and community activity areas. Typical uses include, among other things; lodging, retail, community facilities, and residential.

The Modified Project implements the General Plan’s vision for the UVSP by redeveloping the Property to create a new town core, complete with new shopping, housing, lodging and dining and with improved pedestrian connections from City Hall and other adjacent uses.

The Housing Element notes that the Property is approved for as many as 1,500 residential units. The Housing Element assumes that of these units, 1,163 will be constructed within the 2021 2029 RHNA cycle, i.e., by October 16, 2029. The Housing Element identifies the site as accommodating housing at a density range of 30-50 units per acre across the Property.

The Modified Project is consistent with residential density and development intensity controls as required by the General Plan and UVSP. As with the 2022 VLH Approvals, the Modified Project includes residential uses at a range of 30-50 units per acre across the Property. In terms of development intensity, the Traffic Impact Analysis demonstrates that sufficient AM and PM hour trips remain within the UVSP trip budget cap to accommodate the Modified Project, and that the Modified Project will increase remaining trip budget capacity compared to the 2022 VLH Approvals.

The proposed commercial, residential, and hotel buildings illustrate a Spanish Colonial Revival architectural style. All proposed buildings will be of quality design, with appropriately-scaled framework of architectural and landscape elements that conform to the UVSP. The massing of the buildings and landscaping within the Project Site will be designed to create a sense of unity. High-quality development features will be provided throughout the Project Site through site design (e.g., building orientation, screening and placement of service areas), architecture (e.g., mass, scale and form, style, material and color) and streetscape elements (e.g., lighting, street furnishings, paving materials). Project development will enhance and strengthen the character of the Project Site through landscaping, hardscape, and other improvements onsite and along the street edges.

The proposed Project is consistent with and help implement the following goals of the General Plan Land Use and Housing Elements:
• Goal LU-1. Create diverse and vibrant activity centers and events that bring people together as a community.
• Goal LU-2. Ensure development is compatible and interdependent with neighboring uses
• Goal LU-3. Encourage infill development that involves the revitalization of property in an economically and environmentally sustainable manner.

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• Goal LU-4. Place a high priority on design, architecture, and landscaping that reflect the community’s identity and gracious lifestyle. • Goal LU-6. Expand the variety of services, shopping, and entertainment opportunities in the community.
• Goal LU-7. Facilitate the creation and expansion of private sector businesses and associated local career choices for Laguna Hills residents. • Goal H-2. Facilitate the development of a range of housing types, densities, and affordability levels to meet the diverse needs of the community for all economic levels and age groups and special needs groups.

The proposed Project is also consistent with a number of policies set forth in the General Plan, including, but not limited to the following:
• Policy LU-1.1: Encourage new mixed-use developments in the Urban Village that complement and enhance Laguna Hills’ existing community character. • Policy LU-1.2: Encourage the compatible integration of residential and service retail uses in proximity to job centers.
• Policy LU-1.3: Promote intensified and revitalized land uses in the Urban Village within traffic, parking, and transit capabilities.
• Policy LU-1.4: Promote walkability throughout the community through enhanced pedestrian amenities, attractive streetscapes, plazas, and civic gathering spaces.
• Policy M-6.1: Reduce the amount of land devoted to parking, if feasible, by integrating multiple use and creative parking solutions that still provide adequate parking for all uses.
• Policy M-6.3: Develop flexible and creative solutions for parking in the Urban Village that respect its proximity to transit and park and ride, and its mix of uses. • Policy M-6.4: Encourage parking in shared surface lots to make the most efficient use of land.
• Policy M-6.5: Identify solutions to neighborhood- and activity-specific parking issues through implementation of a broad range of parking management tools and strategies.
• Policy H-2.1: Provide opportunities for higher density residential development, mixed use residential/commercial development, and transit-oriented development in appropriate areas of the City.

4. The site design and structural components are appropriate for the site and function of the proposed uses in that:

The Modified Project incorporates a modern town center, consistent with the City’s vision in the UVSP and the General Plan. All new buildings and associated improvements are designed with a strong and appropriately scaled framework of architectural and landscape elements. High quality development features are provided throughout the Property through site design (e.g., building orientation, screening and placement of service areas), architecture (e.g., mass, scale and form, style, material, and color), and streetscape elements (e.g., lighting, paving materials). The proposed structures are oriented in districts such that a cohesive

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flow can be maintained both across the Property and with fluid connectivity to adjacent uses, including City Hall. The buildings are designed and sited in ways that meet the development standards for the Village Commercial Zone and the UVSP.

Master Sign Program

1. That the design and application of the sign criteria required by the development code are satisfied by the proposed sign program.

The City’s Development Code provides for deviations from the standard sign criteria subject to the approval of a Master Sign Program by the Planning Agency. The Project’s Master Sign Program (“MSP”) proposes a variety of signs and monuments that are unique and both enrich the visual quality of the development and interest to the pedestrian environment. The proposed sizes and locations of the signs reinforce the Spanish Colonial Revival character of the Project and are appropriate for this type of development.

2. That the sign program provides a compatible and harmonious design between advertising, landscaping, and building design.

The MSP is a comprehensive signage program designed to complement the proposed Modified Project by promoting a compatible and harmonious design between advertising, landscaping, and building design. The sign program is an integral part of the Project site’s architectural features and is crafted to complement the new buildings and landscaping in a manner consistent with the UVSP.

Freestanding signs will be finished in materials that are consistent with the major project entry and secondary entry features along El Toro Road in the Urban Village area and will complement the buildings on site, and will be placed in landscaped areas that will accent the signs. Wall signs make use of quality materials and construction and are proportional to the building façade to which they are attached.

Therefore, the sign program provides a compatible and harmonious design between advertising, landscaping, and building design.

Conditional Use Permits (Hotels, Temporary Uses in Village Park)

1. The proposed use is consistent with the General Plan in that:

Hotels
The General Plan identifies the Property as the “Urban Village Specific Plan Area,” and defers to the land use controls established by the UVSP. The General Plan anticipates redevelopment and intensification of the Property as contemplated by the Modified Project. More specifically, the General Plan refers to the Property as being redeveloped as a “town center/urban village” with a variety of uses. Hotels are a conditional use under the UVSP, and the City approved up to 150 hotel rooms on Property as part of the 2022 VLH Approvals. The UVSP contemplates 250 hotel rooms within the specific plan area as one possible development scenario.

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As noted above, the General Plan relies on the UVSP to provide land use controls within the specific plan area, and the plan allows for hotels subject to issuance of a CUP. Moreover, the UVSP projected 250 hotel rooms as one possible development scenario within the plan area. The additional hotel will further support the variety of uses proposed for the Property to create the overall “town center/urban village” contemplated by the specific plan and will enhance other commercial uses within the broader specific plan area (including, e.g., medical adjacent medical facilities).

Temporary Uses in Village Green
Temporary uses within the Village Green will promote an active “town center/urban village” by allowing for temporary and seasonal community-building events such as movies in the park, holiday tree lighting ceremonies, and farmers markets.

2. The nature, condition and development of adjacent uses, buildings and structures have been considered and the proposed conditional use will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures in that:

Hotels
The proposed second hotel is one component of the overall Modified Project on the nearly 68-acre Property. This use, and all others contemplated by the Modified Project, are carefully designed to be complementary, including with respect to construction and operational phases. As stated above, hotels are contemplated by the UVSP as a use consistent with the town center/urban village concept. 150 hotel rooms are already approved for the Property as part of the 2022 VLH Approvals.

The Modified Project calls for an additional hotel to bring the total number of hotel rooms to 239. The hotels are particularly complementary to the adjacent medical facility uses within the specific plan area and to City Hall. The proposed Village Park is adjacent to the proposed second hotel. The Village Park will contain public open space, retail and restaurant uses. Visitors staying at the hotels will support the adjacent shops, restaurants and use the public park. The hotels are designed such that the building and parking lot will serve as an adequate sound buffer between the outdoor pool area and residential buildings to the south.

Temporary Uses in the Village Park
Temporary and seasonal uses within the Village Park will help activate the park space and adjacent residential and non-residential uses.

3. The proposed site is adequate in size and shape to accommodate the use and integrate it with the existing and planned uses in the vicinity in that:

Hotels
The Property is 68 acres in total, and the Modified Project includes a combination of residential, retail, restaurant, and hospitality uses. The hotels are designed to be integrated as part of the broader Modified Project. The City’s consideration of the proposed Site Development Permit and Precise Plan ensures that the hotels are

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integrated as part of the Modified Project and is harmonious with neighboring uses and the broader UVSP. The hotels are designed in compliance with applicable UVSP development standards and the requirements of the Municipal Code. The second hotel, as proposed, is a use that is designed to be complementary with the uses in the vicinity, including to attract guests frequenting adjacent facilities both on and offsite.

Temporary Uses in the Village Park
The 3.1-acre Village Park and adjacent “Main Street” are integrated into the overall 68-acre VLH Project site. These uses will be regulated by conditions of approval and an operations plan to be submitted to the Community Development Department 30- days prior to any event.

4. All required development standards prescribed by the Laguna Hills Development Code can be achieved in that:

Hotels
The Modified Project is located within the Village Commercial zoning district and is subject to the provisions of the UVSP. The hotels will be developed consistent with the UVSP’s development standards and design guidelines and applicable development standards of the Municipal Code.

Temporary Uses in the Village Park
The Modified Project is located within the Village Commercial zoning district and is subject to the provisions of the UVSP. The Village Park will be developed consistent with the UVSP’s development standards and design guidelines and applicable development standards of the Municipal Code.

5. The conditions and limitations placed upon the use are necessary to ensure compatibility with adjacent or abutting uses and the preservation of the public peace, safety, and welfare in that:

Hotels
The hotels will comply with the General Plan, the UVSP, and all relevant portions of the Municipal Code. The Applicant anticipates that any conditions imposed by the City will be designed to maintain the functionality of the hotels while ensuring compatibility with adjacent uses and the preservation of the public peace, safety, and welfare.

Temporary Uses in the Village Park
The Village Park and associated temporary uses will comply with the General Plan, the UVSP, and all relevant portions of the Municipal Code. The Applicant anticipates that any conditions imposed by the City will be designed to maintain the functionality

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of the Village Park and associated temporary uses while ensuring compatibility with adjacent uses and the preservation of the public peace, safety, and welfare.

Parking Use Permit

1. The proposed joint parking permit is consistent with the intent and purpose of the development code in that:

The purpose and intent of the Development Code (Chapter 9-44) is to ensure that all land uses provide safe access and onsite circulation with adequate offstreet parking and loading facilities. By establishing required parking ratios for different types of commercial uses, the Development Code intends to anticipate the amount of parking that will be needed to adequately serve proposed uses, thereby ensuring parking availability and relative ease of parking for patrons, which is consistent with goals of the General Plan. The Applicant has demonstrated through a parking analysis that adequate parking exists for all proposed uses on the site, thereby meeting the intent of the Development Code in establishing parking standards. A total of 4,013 parking stalls are provided, with 1,550 surface parking spaces available for commercial and residential guest parking uses, 1,751 stalls within the wrap and podium Apartment buildings, and 712 garages within individual townhome, duplexes and SFD buildings. The 1,550 surface parking spaces exceeds the requirement for commercial and residential guest parking requirements combined. Several surface parking spaces will be located adjacent to private streets. Some parking spaces on private streets proximate to commercial uses will be reserved for commercial uses, where those on street parking spaces proximate to residential uses will not be restricted to any land use. Residentdedicated parking spaces in excess of the number required under the Development Code will be provided in parking structures within each residential building.

2. The joint parking use permit provides a reasonable and enforceable means for all uses to share parking facilities in that:

Based on Section 9-44.050 of the Municipal Code, and as provided in the shared parking analysis, the conditions of approval require the Applicant to implement a City approved Parking Management Plan to address potential parking management issues.

3. The requirement for parking established by the joint parking use permit shall assure that parking demands for the participating uses are continually met:

The parking study conducted for the Project demonstrates that with the current proposed mix of uses, there is adequate parking for all uses, even at expected peak periods. To ensure sufficient parking is maintained in the event of a change in the mix of non-residential uses on the Project Site, a condition has been included that authorizes the Community Development Director to require the preparation of an updated parking analysis and implementation of any changes to the Project parking and circulation determined to be necessary. This will allow the Community Development Director to ensure consistency with the established joint use parking

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permit, thereby assuring that parking demands continue to be met for all uses on the subject site.

4. All the findings in support of a Joint Parking use permit a. The proposed use is consistent with the General Plan in that:

The General Plan supports joint parking so as to make the most efficient use of available land by integrating multiple uses and creative parking solutions that provide adequate parking for all uses. Further, the General Plan encourages the use of innovative parking management solutions to avoid excessive parking requirements in areas that are highly walkable and well served by transit.

Per the parking analysis, the Applicant has demonstrated that adequate parking will be provided for all proposed commercial and residential uses on the project site.

Supplementary to the use of shared parking, the development utilizes innovate parking solutions that incorporates a network of pedestrian and bike-friendly paths throughout to make efficient use of the site with access to surrounding areas. Additionally, the nearby City of Laguna Woods provides shuttle services for their residents to the project site and public transit bus service is provided in the project area by the Orange County Transportation Authority (OCTA). b. The nature, condition and development of adjacent uses, buildings and structures have been considered and the proposed conditional use will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures in that:

The joint use parking is an integrated component of the project and has been designed to supplement and enhance the multiple commercial and residential uses proposed for the site. Per the parking analysis dated March 2026, the Applicant has demonstrated that the proposed site can accommodate enough parking to serve the existing and proposed uses on the subject site. Therefore, the parking use permit will not adversely affect or be materially detrimental to the adjacent uses, buildings, or structures.
c. The proposed site is adequate in size and shape to accommodate the use and integrate it with the existing and planned uses in the vicinity in that:

The Applicant has demonstrated that the proposed site can accommodate enough parking to serve the existing and proposed uses on the subject site.

Furthermore, the parking will not only be sufficient in size, but will be improved in quality due to attractive pedestrian connections, paseos, pedestrian plazas, design, and landscaping. For instance, pedestrian enhancements along all streets, specifically the Village Drive, pedestrian connections to the MemorialCare Saddleback Medical Center and offices across Calle de la Louisa, and pedestrian connections to the abutting Oakbrook Village mixed-use center

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demonstrate the integration between uses and properties envisioned by the UVSP.
d. That all required development standards prescribed by this code can be achieved in that:

The project includes a total of 1,500 surface parking spaces and 2,463 garage parking spaces for residential uses. (The required residential parking will be separated from the retail area and is not included in the joint parking request.) The Laguna Hills Municipal Code sets forth parking ratios for individual uses. e. The conditions and limitations placed upon the use are necessary to ensure compatibility with adjacent or abutting uses and the preservation of the public peace, safety, and welfare in that:

The conditions imposed on the parking use permit, including but not limited to Conditions 27, 28, and 29 are intended to maintain continued functionality of the parking use plan thereby insuring compatibility with adjacent uses and the preservation of public peace, safety, and welfare.

Vesting Tentative Tract Map

1. The proposed subdivision is consistent with the General Plan and Urban Village Specific Plan in that:

The General Plan identifies the Project Site as a “future study area,” in which intensification and redevelopment were expected to occur, and the site is designated in the General Plan Housing Element as a potential site for housing opportunities.

The Project implements the General Plan vision for the Future Study Area by redeveloping the existing site with a mix of new land uses with various intensities, without exceeding the AM and PM peak hour vehicle trip budgets established by the UVSP. Likewise, the Project is consistent with the UVSP in that a mixed-use development is identified as the preferred land use for the Project Site in the UVSP.

A trip budget assessment was conducted, given the Project’s location within the UVSP area. After debiting all development projects that have been approved since the June 2009 General Plan Update, the remaining UVSP trip budgets (as of April 2026) are 16 AM peak hour trips and 2,283 PM peak hour trips. Adding the net Project AM peak hours trips (260 AM peak hour trips) and adding the net Project PM peak hour trips (1,169 PM peak hour trips) to the available UVSP trip budgets yields a residual UVSP trip budget after implementation of the Project of 276 AM peak hour trips and 3,452 PM peak hour trips, which is more than enough AM and PM Peak Hour Trips to support the Project.

2. The design or improvement of the proposed subdivision is consistent with the General Plan and Urban Village Specific Plan in that:

The Project includes improvements such as a pedestrian-oriented Main Street promenade, pedestrian plazas and the Village Park, various pedestrian paseos and pathways, open space amenities, entry features and signage, public art,

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architectural design, and landscaping that are consistent with the UVSP land use and development standards and design guidelines. Given the Project’s mixed-use urban village design—which includes a combination of single family, townhome / medium-density residential, and high-density residential, retail, lodging, entertainment, and open space and recreation uses—the Project promotes smart growth and infill development, which are concepts that have been incorporated into the General Plan and UVSP.

3. The site is physically suitable for the type of development in that:

The Project Site comprises 68 acres, is relatively flat and bounded by two major arterial streets, a private street, and a private driveway, and is physically suitable for the proposed mix of land uses. The Project Site presently consists of a demolished regional mall originally developed in 1973, several outlying buildings, surface parking and drive aisles, and various hardscape and landscape improvements. The site is currently underutilized and mostly vacant, and the buildings and overall site design do not reflect consumer demand for retail centers or the character of the surrounding uses and communities. These conditions provide the perfect opportunity for redevelopment of the Project Site, which will enhance the community character, optimize City investments in infrastructure and community facilities, increase employment opportunities and tax revenues, ensure the long-term viability of the Project Site, and promote a more a pedestrian- and bicycle-friendly environment.

4. The site is physically suitable for the proposed density of development in that:

The Project includes the construction of up to 1,500 residential dwelling units on 14 lots comprised of 40.01 acres, for a blended density of 37.5 du/acre. The proposed residential density meets the General Plan and the UVSP density standard of 30 to 50 DUs/AC. In addition to allowable density, the Project is regulated based on vehicle trip generation limits to ensure that the City’s Mobility Element Level of Service (LOS) Standard “D” is not exceeded at any of the intersections within the area (with the exception of Congestion Management Plan [CMP] intersections for which LOS “E” is the minimum acceptable LOS) and that the Project does not exceed the overall AM and PM peak hour vehicle trips allowed within the UVSP area.

With integration of the Project traffic-related improvements designed as a part of the Project—which include lane geometry, driveway reconfiguration, median modifications, and signalization—the Existing Plus Project and Year 2024 Cumulative Plus Project scenarios are not expected to cause significant traffic impacts at any of the 61 intersections or at any of the freeway mainline segments analyzed. Further, after debiting all development projects that have been approved since the June 2009 General Plan Update, the remaining UVSP trip budgets (as of April 2026) are 16 AM peak hour trips and 2,283 PM peak hour trips. Adding the net Project AM peak hours trips (260 AM peak hour trips) and adding the net Project PM peak hour trips (1,169 PM peak hour trips) to the available UVSP trip budgets yields a residual UVSP trip budget after implementation of the Project of 276 AM peak hour trips and 3,452 PM peak hour trips, which is more than enough AM and PM Peak

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Hour Trips to support the Project. Also, all utilities are available to serve the Project Site, and adequate street access is provided.

5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidable injure fish or wildlife or their habitat in that:

The Project Site presently consists of a demolished regional mall, several outlying buildings, surface parking and drive aisles, and various hardscape and landscape improvements; there is no fish or wildlife habitat on, adjacent to, or within vicinity of the Project Site. The Project’s potential environmental impacts were analyzed and it was determined that the Project will not result in any new significant impacts, or an increase in the severity of previously identified significant impacts compared to the 2022 VLH Project. No natural biological resources or communities existed on or in the vicinity of the Project Site when the 2022 VLH Project was approved and no such resources exist at the present time since the site conditions have not changed.

6. The design of the subdivision or type of improvements is not likely to cause serious public health problems in that:

The Project improvements have been designed in accordance with all applicable codes and standards. The design of the proposed land division will not cause public health problems since the proposed parcels are similar to other commercial and residential parcels adjacent to the site that are similarly served by existing improved roads and utilities.

7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or, if such easements exist, that alternate easements for access or for use will be provided and that these will be substantially equivalent to ones previously acquired by the public in that:

The project will impact existing water lines and easements used by the El Toro Water District (ETWD) in providing water to the general area. However, conditions of approval require the Applicant to design, relocate, and build these facilities to the satisfaction of ETWD to ensure adequate water service is provided to the Project Site as well as any other areas adjacent to the site that might utilize the existing facilities. Further, prior to the approval of the final map(s), the Applicant is required to design water lines and associated infrastructure in accordance with ETWD standards and specifications.

8. The design of the subdivision, to the extent feasible, does have allowance for future passive or natural heating and cooling opportunities in that:

The design and orientation of buildings to be constructed as part of the subdivision improvements provide the opportunity for passive and/or natural heating and cooling to be provided. For example, proposed buildings will have substantial vertical and horizontal separation between existing buildings in the area and proposed building onsite so that the installation of future solar improvements can occur. Also, buildings

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with sun-facing exposures are provided shade with canopies and overhangs.

Dwelling unit structures that are part of the subdivision include opportunities for natural ventilation.

9. The design, density, and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing needs of the region and of public service needs in that:

The Project will result in housing production that will help satisfy the City’s 2021- 2029 regional housing needs assessment. The type of housing stock proposed will increase the supply of studios, one-, two-, and three- bedroom multi-family units for rent, a type of housing in limited availability within the community but in high demand in south Orange County. The Project provides a compact mixed-use housing development within an existing underutilized and mostly vacant retail shopping center that is already served by existing infrastructure and other public services. The Project location and design maximize the efficiency at which public agencies provide services to the area because of its high-density compact design. The design takes advantage of existing in-place public services and utilities that already serve the area.

10. The discharge of waste from the proposed subdivision into the existing sewer system will not result in violation of existing requirements prescribed by the California Regional Water Quality Control Board in that:

The conditions of approval for on- and off-site improvements will ensure permitted capacity of the public sewer system is not exceeded. Additionally, it has been determined that the Project will not result in new significant impacts or an increase in the severity of previously identified significant impacts related to utilities and service systems, including wastewater, as compared to the 2022 VLH Project.

Precise Plan

1. The plan and the uses proposed are consistent with the General Plan in that:

The General Plan identifies the subject site as “Urban Village Specific Plan Area,” in which future intensification and redevelopment are expected to occur pursuant to a diversification of land use on the Property. The Modified Project implements the General Plan’s vision for the area by redeveloping the former regional mall site with a project that will create new shopping, housing, lodging, and dining opportunities with improved pedestrian links from off-site uses, through the property, and linked to the Village Park. The Modified Project will create an enhanced development with improved opportunities to live, shop and dine as contemplated by the General Plan, and which will enhance community character while optimizing City investments in infrastructure. Further, and as described above, the Modified Project will provide additional housing opportunities (new single family detached and attached units) that the Housing Element identifies as necessary and lacking in supply.

2. The proposed plan is consistent with adopted development standards for the area in which proposed in that:

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The Modified Project meets all development standards (or will be conditioned to meet such standards), including lot size, lot width, lot depth, lot coverage, density, building height, open space and amenities, landscape coverage, parking (with approval of any required joint use parking permit), and signage (with approval of a master signage program). The UVSP specifically contemplates that an applicant may pursue a variety of uses on any given site within the UVSP, so long as each project is consistent with the UVSP trip budget allocation. (See UVSP, Section 5 p. 36) (“Applicants shall be permitted to develop to the maximum intensity of their plans only upon verification that trip generation impacts created are within acceptable levels identified by the General Plan.”) The Traffic Impact Analysis demonstrates that the Modified Project will not result in an exceedance of the UVSP trip budget and will increase remaining trip budget capacity compared to the 2022 VLH Approvals.

3. The plan promotes community image and enhances compatibility of uses in the plan area in that:

The Project will be of quality design, reflecting high quality materials, design elements, massing and pedestrian scale. High quality development features will be provided throughout the Property through site design (e.g., building orientation, screening and placement of service areas), architecture (e.g., mass, scale and form, style, material and color), and streetscape elements (e.g., lighting, paving materials, landscape, furnishings). Development of the Modified Project (as reflected in the proposed precise development plan) will enhance and strengthen the character and quality of development through integrated landscape, hardscape, and other improvements interior and peripheral to the Property.

The proposed structures are oriented in districts such that a cohesive flow can be maintained both across the Property and with fluid connectivity to adjacent uses, including City Hall.

4. The plan will reduce undesirable environmental consequences while improving economic needs of the area and community in that:

The Project is a mixed-use infill project that enhances community character, optimizes City investments in infrastructure and community facilities, supports increased transit use, promotes a more walkable environment within its portion of the UVSP, and implements General Plan and UVSP policies for the area. The Project includes a mix of retail, lodging, and entertainment uses that will bring additional revenue and employment opportunities. The City prepared a fiscal impact analysis to estimate the increase in recurring revenues to the City once the Project is built out, which predicts that the Project will result in an additional $2.3 Million per year in revenue to the City once the Project is fully operational. Additionally, as stated in the General Plan, infill projects reduce vehicle trips and associated air pollution, increase housing diversity, and enhance retail viability. The project will add residential units within close proximity to job centers, shopping opportunities, health facilities, and existing transit infrastructure.

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5. The plan is sufficiently detailed to ensure design values and controls needed to achieve a balance and integration of uses in that:

The Modified Project mixes compatible land uses (retail, residential, restaurant, and hotel) which increases the balance of land uses located on the Property and enhances the overall land use diversity of the UVSP. By integrating these compatible uses in proximity to one another, the Modified Project creates a desirable place for people to reside, dine, lodge, and shop. The Project will create a pedestrian friendly environment with connections to the various uses and greenways through a unified network of trails, pathways, bikeways, and pedestrian crosswalks.

SECTION 4. The facts and findings set forth in the staff report made a part of the record of the public hearing is hereby incorporated herein by this reference.

SECTION 5. Based upon the above findings, the Planning Agency and City Council of the City of Laguna Hills do hereby approve USE-0239-2025, including the Site Development Permit, Master Sign Program, Conditional Use Permits, Parking Use Permit, Amended Vesting Tentative Tract Map No. 19123, Precise Plan, and the Project plans and entitlement documents on file with the Community Development Department, subject to the Conditions of Approval, attached hereto as Exhibit “B”.

SECTION 6. This Resolution, and/or any entitlement approved via this Resolution, may be amended by separate resolution without placing other entitlements approved by this Resolution at issue; and
SECTION 7. The Conditional Use Permits approved by this Resolution authorize up to two hotel uses within the Village at Laguna Hills Project Site. The final location of each hotel may be approved administratively by the Community Development Director upon establishment of the applicable hotel parcel by final map or lot line adjustment and, if applicable, approval of any Site Plan Modification pursuant to Section 12.4 of the Development Agreement. The Community Development Director shall determine that the final hotel location is consistent with the approved Project, this Resolution, the Conditions of Approval, the Development Agreement, the environmental review for the Project, and applicable provisions of the Laguna Hills Municipal Code. Approval of the final hotel location in accordance with this Section shall not require approval of a new or amended Conditional Use Permit.

SECTION 8. This Resolution is adopted by the Planning Agency and City Council on July 14, 2026. The approvals granted herein shall become operative on September 8, 2026, or upon adoption of the ordinances approving the Amended and Restated Development Agreement (DA Ordinance) and the Specific Plan Amendment (Specific Plan Ordinance), whichever occurs later. Until such time, the corresponding 2022 project approvals shall remain in full force and effect to the extent necessary to avoid any lapse in applicable land use entitlements. Upon the date that both the DA Ordinance and Specific Plan Ordinance have become effective and are no longer subject to legal challenge (or, if challenged, have been upheld with no further rights of appeal), the approvals granted by this Resolution shall supersede the corresponding 2022 project approvals. Nothing in this Resolution shall authorize implementation of any

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approval in a manner inconsistent with the Amended and Restated Development Agreement, the Urban Village Specific Plan, or other applicable law.

PASSED, APPROVED, AND ADOPTED this 14th day of July 2026. ________________________________

DON CASKEY, MAYOR AND CHAIR
ATTEST:
______________________________________

JOSHUA STEVENSON, CMC, CITY CLERK

Resolution No. PA2026-__Page 20

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LAGUNA HILLS )
I, Joshua Stevenson, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of Resolution No.

PA26__- adopted by the Planning Agency and City Council of the City of Laguna Hills, California, at a Regular Meeting thereof held on the 14th day of July, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________

JOSHUA STEVENSON, CMC, CITY CLERK

The Village at Laguna Hills
Attachment 2, Exhibit A
Legal Description

“Exhibit A”

LEGAL DESCRIPTION
Real property in the City of Laguna Hills, County of Orange, State of California, described as follows:

PARCEL ONE:

LOT 1 AND LOT 2 OF TRACT MAP 19265 AS FILED IN BOOK 1009, PAGES 5 THROUGH 19, INCLUSIVE, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE

COUNTY RECORDER OF THE COUNTY OF ORANGE, STATE OF CALIFORNIA, TOGETHER WITH:

PARCEL “B”, PARCEL “C” AND PARCEL “D” OF LOT LINE ADJUSTMENT LLA 0003- 2022, RECORDED FEBRUARY 23, 2023 AS INSTRUMENT NO. 2023000041002, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH:

PARCEL “B AND PARCEL “C” OF LOT LINE ADJUSTMENT LLA 0004-2022, RECORDED APRIL 24, 2023 AS INSTRUMENT NO. 2023000092625, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH:

PARCEL “A OF LOT LINE ADJUSTMENT LLA 0004-2022, RECORDED APRIL 24, 2023 AS INSTRUMENT NO. 2023000092625.

EXCEPTING THEREFROM ANY PORTION OF SAID PARCEL “A” LYING WITHIN TRACT MAP 19265 AS FILED IN BOOK 1009, PAGES 5 THROUGH 19, INCLUSIVE,

OF MISCELLANEOUS MAPS, BOTH IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH:

LOT 4 OF TRACT NO. 18115, AS FILED IN BOOK 978, PAGES 1 THROUGH 25,

INCLUSIVE, OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, TOGETHER WITH:

LOT 2 OF TRACT NO. 6106, AS FILED IN BOOK 232, PAGES 6 THROUGH 10, INCLUSIVE OF MISCELLANEOUS MAPS.

EXCEPTING THEREFROM ANY PORTION OF SAID LOT 2 LYING WITHIN TRACT MAP 19265 AS FILED IN BOOK 1009, PAGES 5 THROUGH 19, INCLUSIVE, OF

MISCELLANEOUS MAPS, BOTH IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

APNS: 621-221-02, 621-221-03, 621-221-04, 621-221-05, 621-221-06, 621-221-07, 621- 221-08, 621-221-09, 621-221-10, 621-221-11, 621-221-12, 621-221-13 AND 621-221- 14, 621-051-39, 621-051-41, 621-141-58

PARCEL TWO:

THAT PORTION OF LOT 2 OF TRACT NO. 5061, AS PER MAP RECORDED IN BOOK 183, PAGES 4 TO 8, INCLUSIVE OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT A POINT IN THAT CERTAIN COURSE DESCRIBED AS PARCEL 1 OF THE DEED TO THE STATE OF CALIFORNIA, RECORDED IN BOOK 5035, PAGE 383

OF OFFICIAL RECORDS, IN SAID OFFICE, AS HAVING A BEARING AND DISTANCES OF "S. 70° 41' 56" E., 504.42 FEET" DISTANT ALONG SAID CERTAIN COURSE, S. 69° 58' 43" E., 326.23 FEET FROM THE NORTHWESTERLY TERMINUS THEREOF; SAID

POINT BEING ALSO THE BEGINNING OF A TANGENT CURVE, CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 565.00 FEET; THENCE SOUTHEASTERLY ALONG SAID CURVE, THROUGH AN ANGLE OF 15° 04' 30", AN ARC DISTANCE OF 148.66 FEET; THENCE S. 45° 28' 31" E., 925.52 FEET TO A

TANGENT CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 5175.00 FEET; SAID LAST MENTIONED CURVE BEING ALSO CONCENTRIC TO AND DISTANT SOUTHWESTERLY, 5.00 FEET FROM THAT CERTAIN CURVE IN THE SOUTHWESTERLY BOUNDARY OF SAID PARCEL 1 DESCRIBED IN SAID DEED AS "HAVING A RADIUS OF 5170.00 FEET"; THENCE SOUTHEASTERLY ALONG SAID CONCENTRIC CURVE, THROUGH AN ANGLE OF 5° 25' 19", AN ARC DISTANCE OF 489.71 FEET TO THE SOUTHEASTERLY LINE OF SAID LOT 2; THENCE ALONG SAID SOUTHEASTERLY LINE, N. 40° 23' 54" E.,

5.00 FEET TO SAID SOUTHWESTERLY BOUNDARY OF SAID PARCEL 1; THENCE

IN A GENERAL NORTHWESTERLY DIRECTION ALONG SAID SOUTHWESTERLY BOUNDARY TO THE POINT OF BEGINNING.

PARCEL THREE:

THAT PORTION OF LOT 2 OF TRACT NO. 5061 AS SHOWN ON A MAP RECORDED IN BOOK 183, PAGES 4 THROUGH 8 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALIFORNIA, LYING WITH A STRIP OF LAND 40.00 FEET IN WIDTH, THE NORTHEASTERLY LINE OF WHICH IS DESCRIBED AS FOLLOWS:

BEGINNING AT THE CENTER LINE INTERSECTION OF EL TORO ROAD WITH

AVENIDA DE LA CARLOTA AS SHOWN ON A MAP ATTACHED TO A DEED RECORDED IN BOOK 9320, PAGE 71, OFFICIAL RECORDS OF SAID COUNTY (FOR THE PURPOSE OF THIS DESCRIPTION THE BEARING OF N. 46° 42' 13" E. WAS USED FOR THE CENTER LINE OF EL TORO ROAD); THENCE S. 43° 17' 47" E., 96.54

FEET TO A TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 500.00 FEET; THENCE SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 40' 56" AN ARC DISTANCE OF 232.85 FEET; THENCE TANGENT TO SAID CURVE S. 69° 58' 43" E., 276.48 FEET TOA TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 600.00 FEET;

THENCE SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE

OF 24° 30' 12" AN ARC DISTANCE OF 256.60 FEET; THENCE TANGENT TO SAID CURVE S. 45° 28' 31" E., 877.90 FEET TO THE TANGENT INTERSECTION WITH A CURVE CONCAVE NORTHEASTERLY AND HAVING 5153.00 FEET, SAID CURVE BEING CONCENTRIC WITH AND 17.00 FEET NORTHEASTERLY FROM A CURVE IN THE NORTHEASTERLY LINE OF SAID LOT 2; THENCE SOUTHEASTERLY ALONG SAID CONCENTRIC CURVE THROUGH A CENTRAL ANGLE OF 5° 25' 39" AN ARC DISTANCE OF 488.13 FEET TO THE NORTHEASTERLY PROLONGATION OF THE SOUTHEASTERLY LINE OF SAID LOT 2.

EXCEPTING THEREFROM THAT PORTION INCLUDED WITHIN THE LAND DESCRIBED IN PARCEL 5 OF A DEED RECORDED IN BOOK 9397, PAGE 172.

ALSO EXCEPTING THEREFROM THAT PORTION INCLUDED WITHIN PARCEL 10 AS SHOWN ON STATE HIGHWAY MAP BOOK 7, PAGES 14 THROUGH 29, RECORDS OF SAID COUNTY.

PARCEL FOUR:

A STRIP OF LAND 80.00 FEET IN WIDTH THE CENTER LINE OF WHICH IS DESCRIBED AS FOLLOWS:

BEGINNING AT THE CENTER LINE INTERSECTION OF EL TORO ROAD WITH

AVENIDA DE LA CARLOTA AS SHOWN ON A MAP ATTACHED TO A DEED RECORDED IN BOOK 9320, PAGE 71, OFFICIAL RECORDS OF SAID COUNTY, FOR THE PURPOSE OF THIS DESCRIPTION THE BEARING OF N. 46° 42' 13" E., WAS USED FOR THE CENTER LINE OF EL TORO ROAD; THENCE S. 43° 17' 47" E., 96.54

FEET TO A TANGENT CURVE CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 500.00 FEET; THENCE SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 40' 56" AN ARC DISTANCE OF 232.85 FEET; THENCE TANGENT TO SAID CURVE S. 69° 58' 43" E., 276.48 FEET TO A TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 600.00 FEET;

THENCE SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 24° 30' 12" AN ARC DISTANCE OF 256.60 FEET.

PARCEL FIVE

THAT PORTION OF THAT CERTAIN LAND IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, SHOWN AS PARCEL 1 ON A MAP RECORDED IN BOOK 74, PAGES 4 THROUGH 10 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

BEGINNING AT THE MOST EASTERLY CORNER OF SAID PARCEL 1; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL S. 46° 42' 39" W., 3.08 FEET; THENCE LEAVING SAID SOUTHEASTERLY LINE N. 72° 27' 41" W., 157.25 FEET TO

THE BEGINNING OF A TANGENT CURVE, CONCAVE NORTHEASTERLY HAVING A RADIUS OF 606.50 FEET; THENCE NORTHWESTERLY ALONG SAID CURVE

THROUGH A CENTRAL ANGLE OF 23° 48' 14" AN ARC DISTANCE OF 251.97 FEET; THENCE TANGENT TO SAID CURVE N. 48° 39' 27" W., 34.67 FEET; THENCE S. 89° 01' 31" W., 31.69 FEET TO THE NORTHEASTERLY PROLONGATION OF THAT

CERTAIN COURSE IN THE NORTHWESTERLY LINE OF SAID PARCEL, SHOWN ON SAID MAP AS HAVING A BEARING OF N. 46° 42' 52" E. AND A LENGTH OF

38.00 FEET; THENCE S. 46° 42' 29" W., 41.45 FEET ALONG SAID PROLONGATION TO THE NORTHEASTERLY TERMINUS OF SAID CERTAIN COURSE; THENCE

ALONG THE NORTHWESTERLY, NORTHERLY AND NORTHEASTERLY LINES OF SAID PARCEL, THE FOLLOWING COURSES: (1) N. 37° 37' 04" E., 50.64 FEET, (2) N. 46° 42' 39" E., 10.84 FEET, (3) S. 82° 19' 49" E., 42.56 FEET, (4) S. 43° 18' 10" E., 11.56

FEET TO THE BEGINNING OF A TANGENT CURVE, CONCAVE NORTHEASTERLY AND HAVING A RADIUS OF 540.00 FEET, (5) SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 26° 40' 46" AN ARC DISTANCE OF 251.45 FEET AND (6) S. 69° 58' 56" E., 171.23 FEET TO THE POINT OF BEGINNING.

PARCEL SIX:

THAT PORTION OF THAT CERTAIN LAND IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, SHOWN AS PARCEL 3 ON A MAP RECORDED IN BOOK 74, PAGES 4 THROUGH 10 OF PARCEL MAPS IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

BEGINNING AT THE MOST NORTHERLY CORNER OF SAID PARCEL 3; THENCE ALONG THE NORTHEASTERLY LINE OF SAID PARCEL S. 69° 58' 56" E., 52.28 FEET; THENCE LEAVING SAID NORTHEASTERLY LINE S. 20° 01' 04" W., 25.88 FEET; THENCE N. 69° 58' 56" W., 19.50 FEET; THENCE
N. 27° 55' 06" W., 35.05 FEET; THENCE N. 72° 27' 41" W., 8.15 FEET TO THE NORTHWESTERLY LINE OF SAID PARCEL; THENCE ALONG SAID
NORTHWESTERLY LINE N. 46° 42' 39" E., 3.08 FEET TO THE POINT OF BEGINNING.

PARCEL EIGHT:

THE NORTHEASTERLY 6.00 FEET OF PARCEL NO'S 3, 4 AND 5 AS SHOWN ON A MAP FILED IN BOOK 74, PAGES 4 THROUGH 10, OF PARCEL MAPS, IN THE CITY

OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, IN THE OFFICE

OF THE COUNTY RECORDER OF SAID COUNTY, LYING WITHIN PARCEL D OF LOT LINE ADJUSTMENT NO. LLA 3-16-3493, IN SAID CITY, RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF OFFICIAL RECORDS OF SAID COUNTY.

PARCEL NINE:

THE NORTHEASTERLY 6.00 FEET OF PARCEL NO.'S 3 AND 5 AS SHOWN ON A MAP FILED IN BOOK 74, PAGES 4 THROUGH 10, OF PARCEL MAPS, IN THE CITY

OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

EXCEPTING THEREFROM THAT PORTION LYING NORTHWESTERLY OF THE SOUTHEASTERLY LINE OF PARCEL NO. 134, AS DESCRIBED IN GRANT DEED RECORDED JULY 22, 1997 AS INSTRUMENT NO. 19970346524 OF OFFICIAL RECORDS OF SAID COUNTY.

ALSO EXCEPTING THEREFROM THAT PORTION LYING WITHIN PARCEL D OF LOT LINE ADJUSTMENT NO. LLA 3-16-3493 IN SAID CITY, RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF OFFICIAL RECORDS OF SAID COUNTY.

PARCEL TEN:

THAT PORTION OF PARCEL D, IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER THE LOT LINE ADJUSTMENT NO. LLA 3-16-3493 RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF

OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST EASTERLY CORNER OF SAID PARCEL D; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL D SOUTH 40° 23' 58" WEST

6.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTHEASTERLY LINE SOUTH 40° 23' 58" WEST 8.83 FEET TO THE

BEGINNING OF A NON-TANGENT CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 4981.50 FEET, A RADIAL LINE TO SAID CURVE BEARS SOUTH 38° 55' 32" WEST; THENCE LEAVING SAID SOUTHEASTERLY LINE NORTHWESTERLY 200.60 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 02° 18' 26"; THENCE NON-TANGENT TO SAID CURVE NORTH 88° 55' 33" WEST 19.82FEET; THENCE NORTH 60° 48' 22" WEST 45.94 FEET; THENCE NORTH 44° 59' 48" WEST

6.00 FEET; THENCE NORTH 01° 23' 07" WEST 30.89 FEET TO A NON-TANGENT CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 4981.50 FEET, A RADIAL LINE TO SAID CURVE BEARS SOUTH 42° 14' 00" WEST; THENCE NORTHWESTERLY 7.03 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00° 04' 51" TO A NON-TANGENT CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 4981.00 FEET, A RADIAL LINE TO SAID CURVE BEARS SOUTH 43° 32' 24" WEST; THENCE NORTHWESTERLY 23.37 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 00° 16' 08" TO A NON-TANGENT CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 4981.00 FEET; A RADIAL LINE TO SAID CURVE BEARS SOUTH 42° 34' 59" WEST; THENCE NORTHWESTERLY 172.15 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 01° 58' 49"; THENCE NON-TANGENT TO SAID CURVE NORTH 82° 16' 47" WEST 18.60 FEET; THENCE NORTH 52° 39' 15" WEST 44.58 FEET; THENCE NORTH 44° 58' 45" WEST

8.00 FEET; THENCE

NORTH 00° 13' 48" EAST 24.32 FEET; THENCE NORTH 44° 31' 52" WEST 158.42

FEET TO THE SOUTHEASTERLY LINE OF PARCEL A OF SAID LOT LINE ADJUSTMENT; THENCE ALONG SAID SOUTHEASTERLY LINE NORTH 45° 00' 01" EAST 5.50 FEET TO THE SOUTHWESTERLY LINE OF THAT LAND DESCRIBED IN THE GRANT DEED TO THE CITY OF LAGUNA HILLS RECORDED AUGUST 17, 2017 AS INSTRUMENT NO. 2017000349638, OFFICIAL RECORDS OF SAID COUNTY; THENCE SOUTH 45° 28' 30" EAST 240.55 FEET ALONG SAID SOUTHWESTERLY LINE TO A CURVE CONCAVE NORTHEASTERLY HAVING A RADIUS OF 5199.00 FEET; THENCE SOUTHEASTERLY 491.38 FEET ALONG SAID CURVE AND SAID SOUTHWESTERLY LINE THROUGH A CENTRAL ANGLE OF 05° 24' 55" TO THE TRUE POINT OF BEGINNING.

PARCEL ELEVEN:

THAT PORTION OF PARCEL D, IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER THE LOT LINE ADJUSTMENT NO. LLA 3-16-3493 RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF

OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST NORTHERLY CORNER OF PARCEL A OF SAID LOT LINE ADJUSTMENT; THENCE ALONG THE NORTHWESTERLY LINE SOUTH 45° 00' 01" WEST 6.00 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID NORTHWESTERLY LINE SOUTH 45° 00' 01" WEST

21.60 FEET; THENCE LEAVING SAID NORTHWESTERLY LINE NORTH 43° 48' 04" WEST 38.97 FEET; THENCE NORTH 45° 00' 21" WEST 0.04 FEET TO THE NORTHWESTERLY LINE OF SAID PARCEL D; THENCE ALONG SAID
NORTHWESTERLY LINE THE FOLLOWING TWO COURSES:
1) NORTH 45° 00' 01" EAST 4.13 FEET TO A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUSOF 30.00 FEET;
NORTHEASTERLY ALONG SAID CURVE 17.22 FEET THROUGH A CENTRAL ANGLE OF 32° 53' 30"TO THE SOUTHWESTERLY LINE OF THAT LAND DESCRIBED IN THE GRANT DEED TO THE CITY OF LAGUNA HILLS RECORDED AUGUST 17, 2017 AS INSTRUMENT NO. 2017000349638, OFFICIAL RECORDS OF SAID COUNTY; THENCE ALONG SAID SOUTHWESTERLY LINE SOUTH 45° 28' 30" EAST 43.81 FEET TO THE TRUE POINT OF BEGINNING.

PARCEL TWELVE:

THAT PORTION OF PARCEL A, IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER THE LOT LINE ADJUSTMENT NO. LLA 3-16-3493 RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF

OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST NORTHERLY CORNER OF SAID PARCEL A; THENCE ALONG THE NORTHWESTERLY LINE OF SAID PARCEL A SOUTH 45° 00' 01" WEST

6.00 FEET TO THE SOUTHWESTERLY LINE OF THAT LAND DESCRIBED IN THE GRANT DEED TO THE CITY OF LAGUNA HILLS RECORDED AUGUST 17, 2017 AS INSTRUMENT NO. 2017000349639, OFFICIAL RECORDS OF SAID COUNTY, AND THE TRUE POINT OF BEGINNING; THENCE ALONG THE SOUTHWESTERLY LINE OF SAID LAND SOUTH 45° 28' 30" EAST 130.49 FEET TO THE SOUTHEASTERLY LINE OF SAID PARCEL A; THENCE ALONG THE SOUTHEASTERLY LINE OF SAID PARCEL A SOUTH 45° 00' 01" WEST 5.50 FEET; THENCE NORTH 44° 31' 52" WEST 103.43 FEET; THENCE NORTH 89° 46' 06" WEST 25.60 FEET;
THENCE NORTH 45° 00' 21" WEST 8.85 FEET; THENCE NORTH 43° 48' 04" WEST

0.04 FEET TO THE NORTHWESTERLY LINE OF SAID PARCEL A; THENCE ALONG THE NORTHWESTERLY LINE OF SAID PARCEL A NORTH 45° 00' 01" EAST 21.60 FEET TO THE TRUE POINT OF BEGINNING.

PARCEL THIRTEEN:

THAT PORTION OF PARCEL C, IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER THE LOT LINE ADJUSTMENT NO. LLA 3-16-3493 RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF

OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST EASTERLY CORNER OF SAID PARCEL C, BEING THE

NORTHERLY TERMINUS OF A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 30.00 FEET, A RADIAL LINE TO SAID CORNER BEARS NORTH 87° 07' 39" EAST;

THENCE SOUTHERLY ALONG SAID CURVE AND THE SOUTHEASTERLY LINE OF SAID PARCEL C 7.84 FEET THROUGH A CENTRAL ANGLE OF 14° 58' 52" TO THE

SOUTHWESTERLY LINE OF THAT LAND DESCRIBED IN THE GRANT DEED TO THE CITY OF LAGUNA HILLS RECORDED AUGUST 17, 2017 AS INSTRUMENT NO. 2017000349639, OFFICIAL RECORDS OF SAID COUNTY AND THE TRUE POINT OF BEGINNING; THENCE ALONG THE SOUTHWESTERLY LINE OF SAID LAND NORTH 45° 28' 30" WEST 159.54 FEET; THENCE SOUTH 44° 31' 52" EAST 137.53 FEET; THENCE SOUTH 00° 13' 54" WEST 25.32 FEET; THENCE SOUTH 45° 00' 21" EAST

8.98 FEET TO THE SOUTHEASTERLY LINE OF SAID PARCEL C; THENCE ALONG

THE SOUTHEASTERLY AND EASTERLY LINES OF SAID PARCEL C THE FOLLOWING TO COURSES:
1) NORTH 45° 00' 01" EAST 4.13 FEET TO A CURVE CONCAVE NORTHWESTERLY HAVING A RADIUSOF 30.00 FEET;
2) NORTHEASTERLY 17.22 FEET ALONG SAID CURVE THROUGH A CENTRAL

ANGLE OF 32° 53' 30"FEET TO THE TRUE POINT OF BEGINNING.

PARCEL FOURTEEN:

THAT PORTION OF PARCEL C, IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER THE LOT LINE ADJUSTMENT NO. LLA 3-16-3493 RECORDED AUGUST 4, 2016 AS INSTRUMENT NO. 2016000360834 OF

OFFICIAL RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS FOLLOWS:

COMMENCING AT THE MOST EASTERLY CORNER OF SAID PARCEL C, BEING THE

NORTHERLY TERMINUS OF A CURVE CONCAVE WESTERLY HAVING A RADIUS OF 30.00 FEET, A RADIAL LINE TO SAID CORNER BEARS NORTH 87° 07' 39" EAST;

THENCE SOUTHERLY ALONG SAID CURVE AND THE SOUTHEASTERLY LINE OF SAID PARCEL C 7.84 FEET THROUGH A CENTRAL ANGLE OF 14° 58' 52" TO THE

SOUTHWESTERLY LINE OF THAT LAND DESCRIBED IN THE GRANT DEED TO THE CITY OF LAGUNA HILLS RECORDED AUGUST 17, 2017 AS INSTRUMENT NO. 2017000349639, OFFICIAL RECORDS OF SAID COUNTY, THENCE ALONG THE SOUTHWESTERLY LINE OF SAID LAND THE FOLLOWING TWO COURSES:
1) NORTH 45° 28' 30" WEST 159.54 FEET;
2) NORTH 45° 28' 30" WEST 79.24 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUING ALONG SAID SOUTHWESTERLY LINE NORTH 45° 28' 30" WEST 25.85 FEET;
THENCE SOUTH 44° 31' 08" WEST 16.52 FEET; THENCE SOUTH 45° 00' 21" EAST

8.85 FEET; THENCE SOUTH 89° 46' 06" EAST 23.76 TO THE TRUE POINT OF BEGINNING.

The Village at Laguna Hills
Attachment 2, Exhibit B
Conditions of Approval

“Exhibit B”

CONDITIONS OF APPROVAL

GENERAL CONDITIONS

1. The following Conditions of Approval (“Conditions”) shall be binding and enforceable against, and, whenever used herein, the term “Applicant” shall mean and refer to, each of the following: the project applicant, MGP FUND X LAGUNA HILLS, LLC., the owner(s) and tenant(s) of the property, and each of their respective successors and assigns.

2. Unless the context dictates otherwise, whenever the term “this Permit” is used in the following Conditions of Approval, it shall collectively refer to USE-0239-2025 (2026 Modified Project) approved pursuant to this Resolution. Failure to abide by and faithfully comply with all conditions of approval shall constitute grounds for revocation and/or termination of the Site Development Permit, the Master Sign Program, the Conditional Use Permits, the Parking Use Permit, the Vesting Tentative Tract Map, and/or the Precise Plan approved in conjunction with the Project, as applicable.

3. Unless the context dictates otherwise, whenever the term “Project” is used in the following Conditions of Approval, it shall collectively refer to the plans dated July 14, 2026 (Plan or Plans), studies and exhibits submitted to the City by the Applicant to depict the improvements to be constructed on the Applicant’s property, consisting of approximately 68 acres located at 24001 Avenida De La Carlota #B; 23451 Calle De La Louisa; 24162 Ronda Del Rossmoor; 24100, 24126, 24155 and 24300 Laguna Hills Mall, Laguna Hills, CA as more particularly described in the Legal Description, attached hereto as Exhibit “A” (the “Subject Property”) as part of the Project, as modified by these Conditions of Approval.

4. The indemnification obligations set forth herein shall be read in conjunction with the indemnification provisions of the Amended and Restated Development Agreement ("DA"), which shall control in the event of any inconsistency.

Notwithstanding Conditions 5 and 9, as a condition of approval of this Permit, to the fullest extent permitted by law, the Applicant shall, at its sole cost and expense, protect, defend, indemnify, and hold harmless the City, its elected and appointed officers and officials, employees, agents, departments, agencies, authorized volunteers, consultants, attorneys, boards, commissions, and committees, and instrumentalities thereof (“Indemnitees”), from and against any and all claims, liabilities, losses, fines, demands, penalties, lawsuits, writs of mandamus, and any other claims or actions or proceedings of any kind whatsoever (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to, arbitrations, mediations, and other such procedures), judgments, orders and decisions (collectively “Claims” and “Actions”), brought against the Indemnitees, which seek to attack, challenge, modify, set aside, void, or annul any action of or any permit

or approval issued by the Indemnitees (including actions approved by the voters of the City) for, in connection with, or concerning the approval of this Permit. It is expressly understood and agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the defense of the Indemnitees for the Claims and Actions, and that the Applicant shall promptly reimburse the City for all costs and expenses directly and necessarily incurred by the City in the course of the defense, including reasonable attorneys’ fees. The City shall promptly notify the Applicant of any Claims and Actions brought against the Indemnitees and shall cooperate in the defense of any such Claims and Actions. If the Applicant fails to so defend the Claims and Actions, the City shall have the right but not the obligation to do so and, if it does, the Applicant shall promptly pay the City’s full cost thereof.

5. Pursuant to the Development Agreement (“DA”), that certain Site Development Permit, Master Sign Program, Conditional Use Permit, Parking Use Permit, Vesting Tentative Tract Map, and Precise Plan No. 2-15-3114 approved by the City on March 22, 2016, as amended (“The 2016 Five Lagunas Entitlements”), together with all of Applicant’s rights thereunder, whether vested or not, shall automatically terminate and become null, void, and of no further force and effect, without further action by the City, upon the occurrence of all of the following: (i) the DA and the Ordinance adopting the DA have each taken effect and are no longer subject to referendum; (ii) the times for appeal of the City’s approval of this Permit and the DA have expired; (iii) all appeals, if any, by persons or entities other than Applicant of the City’s approval of this Permit and the DA have been finally resolved; (iv) the times in which to bring a legal challenge to the City’s approval of this Permit and/or the DA have expired; and (v) any litigation filed attacking the City’s approval of this Permit, the Project, or this DA has been finally resolved such that this Permit remains in full force and effect and the time in which to appeal has expired.

6. Prior to the adoption of the Ordinance approving the Amended and Restated DA, the Applicant shall agree in writing to these Conditions of Approval.

7. The Community Development Director may administratively approve minor deviations to the Project subject to the limitations established by Laguna Hills Municipal Code (LHMC) Section 9-92.080(G) and the Amended and Restated DA, provided that: 1) no increase in the intensity of uses approved by this Permit is proposed; 2) the deviation will not result in a violation of the requirements of Title 9 or the Urban Village Specific Plan (UVSP); and 3) the deviation will not result in environmental impacts beyond those analyzed in the 2009 General Plan Program Environmental Impact Report (State Clearinghouse No. 20080811100) as Addended in the First through Seventh Addenda and Mitigation Monitoring and Reporting Program for the Village at Laguna Hills Project.

8. Prior to the issuance of any grading or building permit, the Applicant shall reimburse the City for any outstanding costs incurred in processing of this Permit and shall replenish the applicable development deposit account, as determined by

the Community Development Department pursuant to the terms of the Deposit/Reimbursement Agreement dated May 13, 2025, to ensure sufficient funds are available to cover all remaining costs associated with project administration and review. No permits shall be issued until all outstanding balances have been paid.

9. The life of this Permit shall be conterminous with the term of the Amended and Restated DA. However, the authorizations and the conditions of this Permit shall continue to apply to uses commenced and improvements completed while the Permit was valid.

10. Within 48 hours from Project approval, the Applicant shall submit to the City a check in the amount of $50.00, made payable to the Orange County ClerkRecorder, for filing the Notice of Determination.

11. The conditions of Project approval set forth herein include certain development impact fees and other exactions. Pursuant to Government Code Section 66020(d), these conditions constitute written notice of the amount of such fees. The Applicant is hereby notified that the 90-day period in which the Applicant may protest the fees, dedications, reservations, or exactions imposed on this Project through the Conditions of Approval, commencing from the date of approval of the Project, has begun.

12. Prior to the commencement of any work, the Applicant shall provide a contact number to the Community Development Director for the public to call concerning dust, noise, or other construction-related impacts. The information shall also be posted on site in a manner approved by the Community Development Director.

13. The Project shall comply with LHMC Chapter 5-28 (Smoking and Sale of Tobacco Products). Required signage and notices shall be installed prior to the issuance of a Certificate of Use and Occupancy and commencement of any use.

14. For each grading permit issued by the Public Works Director, prior to the issuance of the permit, the Applicant shall submit the rough and precise grading plans to the Community Development Director for review and approval. Approved grading plans and approved architectural site plans shall reasonably match.

15. For all buildings, the Applicant shall provide final exterior colors and materials information sheets to the Community Development Director for review and approval prior to the issuance of building permits. The approved final colors and materials shall conform to the approved plans submitted in support of this Permit, and shall be reflected on plans submitted for building permit.

16. The Applicant shall maintain the Subject Property in compliance with property maintenance standards as set forth in LHMC Chapter 9-74. This includes prohibitions on outdoor storage and maintenance of the premises that causes obnoxious odors.

17. No permanent overhead utilities shall be installed.

PERIODIC REVIEW

18. Annually, not less than forty-five (45) days nor more than ninety (90) days prior to the anniversary of the DA Date, the Applicant shall submit evidence to the City’s Community Development Director demonstrating its good faith compliance with the terms and conditions of the DA pursuant to the requirements of LHMC Section 9-84.060 and the DA.

FINAL MAP OR CERTIFICATE OF COMPLIANCE APPROVAL BEFORE BUILDING PERMIT

19. Prior to the issuance of a building permit for any proposed building, the Applicant shall obtain either (1) Final Map approval from the City Council or (2) a certificate of compliance, as applicable, for the proposed lot on which a proposed building permit is requested and record the Final Map or Certificate of Compliance.

Evidence of recordation of the Final Map or Certificate of Compliance shall be provided to the Public Works Director and Community Development Director prior to the issuance of the requested building permit.

PROJECT PHASING

20. The Project shall be developed in accordance with the scope and timing provisions of the Amended and Restated DA, with each referred to hereafter as a “Phase.”

TEMPORARY SITE ACCESS, AND PARKING PLAN

21. Prior to the issuance of the first building permit for each phase, the Applicant shall provide a plan that demonstrates how existing tenants remaining in operation during Project construction will be provided with adequate parking, parking lot circulation, and vehicular and pedestrian access. The plan shall ensure each building maintains the following: 1) adequate site access (vehicular and pedestrian); 2) adequate parking; 3) access to public and private transportation facilities; and 4) utility services. In approving the plan, the Public Works Director and Community Development Director may consider the historical vehicular and pedestrian connections between the Subject Property and adjacent properties, and the location of existing signalized driveway entrances/ exits. The Applicant shall ensure improvements to remain, or any new improvements required in the approved plan, are maintained in a safe condition for the use of vehicles and pedestrians for as long as the improvements are needed to serve affected buildings until the Project is completed. The Applicant shall maintain safe emergency access at all times during construction. Prior to City approval of the plan, the Applicant shall obtain approval of the Orange County Fire Authority (OCFA) and provide proof of OCFA approval to the Community Development Director. As reasonably determined by the Community Development Director and Public Works Director, the plan shall be implemented and periodically updated prior to the approval of subsequent grading or building permit requests by the

Applicant until all Site Improvements are completed. Further, adjustments to the location of the visual barrier required by Condition 82 shall also be made subject to the reasonable review and approval of the Directors prior to the issuance of every grading or building permit.

22. The total number of temporary or special events authorized in Lots 23 and 24 by a party other than the Applicant during construction phasing shall not exceed twelve (12) per calendar year and shall be subject to City review and approval, with exception of the annual pumpkin patch and Christmas tree farm events. An event that spans multiple consecutive days shall be considered one (1) event.

Anything over this number of special events shall be subject to a separate Conditional Use Permit.

CONSTRUCTION OF STREET AND SITE IMPROVEMENTS

23. Unless the context dictates otherwise, whenever a Condition herein requires the Applicant to construct and/ or install a street segment, such construction and/ or installation shall include travel lanes, sidewalks, bike lanes, parking, enhanced paving, street and pedestrian lighting, and landscaping as depicted on the Plans, in accordance with the scope and timing provisions of the Amended and Restated DA. Further, unless the context dictates otherwise, whenever a Condition herein requires the Applicant to construct and/or or install “Site Improvements”, such construction and/or installation shall include but not limited to perimeter and interior parking lot landscaping and irrigation, pedestrian walkways, parking lot and pedestrian lighting, parking and their associated aisles, water quality and hydromodification improvements, and signs and entry features.

24. Prior to the issuance of the certificate of occupancy for the Senior Affordable Housing building located within Lot 27 of Vesting Tentative Tract Map No. 19123, the Applicant shall complete the construction of limited private street improvements on Calle de Los Caballeros between Calle de La Louisa and Avenida de Ia Carlota as follows: (1) construction of curb and gutter on the south side of the private street, (2) a thin asphalt concrete overlay for the ultimate width of the private street as an interim private street, and (3) private street improvements that connects the Subject Property and the Oakbrook Village Shopping Center ("Oakbrook Village") property including, to the extent feasible as determined by the Community Development Director and in consultation with and with the cooperation of Oakbrook Village, ADA-compliant pedestrian connections at the existing vehicular connection between the two properties (collectively, the "coordinated improvements"). Prior to the issuance of a certificate of occupancy for any building within Phase Two Required Improvements, the Applicant shall complete the construction of remaining private street improvements on Calle de los Caballeros between Calle de La Louisa and Avenida de la Carlota including, without limitation, remaining curb, gutter, sidewalk, irrigation systems, base asphalt concrete paving of the private street, pedestrian walkways, crosswalks, lighting, and ADA access improvements, and any other street improvements that connects the Subject Property and Oakbrook Village. The coordinated improvements connecting the

Subject Property and Oakbrook Village are intended to create coordinated and compatible linkages between the Subject Property and the Oakbrook Village property as required by the Urban Village Specific Plan. Prior to the approval of grading or site improvement plans pertaining to Calle de Los Caballeros and the connecting street between the Subject Property and Oakbrook Village, the Applicant shall use reasonable commercial efforts to coordinate the planning, design, construction, and installation of the coordinated improvements with the owner(s) of the Oakbrook Village property and shall work with the Community Development Director and Public Works Director to facilitate such coordination. To the extent reasonably feasible, colors, materials, finishes, textures, concrete or concrete paver patterns (or similar materials), landscape planting palette, landscape design, plant spacing, and ground cover materials to be used in coordinated improvements shall match those to be constructed or installed on the portions of the Oakbrook Village property adjacent to the Subject Property. In complying with this condition, the Applicant shall only be responsible for improvements on the Subject Property. Prior to the construction of any improvements, the Applicant shall submit for review and approval, private street improvement plans and landscaping plans, for review and approval by the Community Development Director and Public Works Director. All coordinated improvements shall also be depicted on improvement plans and shall be reviewed and approved by the Community Development Director prior to their construction or installation. The Community Development Director shall have the sole discretion to approve Applicant requested modifications to (1) vehicular and pedestrian connections or other coordinated improvement plans, and (2) the time schedules for the Applicant to complete construction and/or installation of any coordinated improvements to the extent reasonably necessary to facilitate coordination with the construction and/or installation of corresponding adjacent improvements on the Oakbrook Village property, if any. In the event the time for Applicant to complete coordinated improvements is extended, the Applicant, with the approval of the Community Development Director, shall install such temporary sidewalk, lighting, private street, or other improvements needed to ensure adequate interim access within the Subject Property and/or to the Oakbrook Village property, subject to the review and reasonable approval of the Community Development Director. In no case shall extensions for the completion of final improvements extend past the issuance of a certificate of occupancy for any building within Phase Two Required Improvements.

25. Prior to the issuance of a certificate of occupancy for each Hotel, the Applicant shall complete construction of all of the “Site Improvements” ( such construction and/ or installation shall include but not be limited to perimeter and interior parking lot landscaping and irrigation, pedestrian walkways, parking lot and pedestrian lighting, parking and their associated aisles, water quality and hydromodification improvements, and signs and entry features) associated with the Hotel subject to the review and approval of the Community Development Director and Public Works Director.

26. Prior to the issuance of a certificate of occupancy for any building within a Lot identified on VTTM No. 19123, the Applicant shall complete construction of all Site Improvements within the lot subject to the review and approval of the Community Development Director and Public Works Director.

PARKING

27. For purposes of the Project Parking Use Permit the applicant has represented that the project will include the following and which the City reviewed in a corresponding parking analysis:
a. 130,490 SF GLA of shopping center uses (including shopping center-type food and beverage/small dining uses)
b. 32,725 SF of high-turnover (sit-down) restaurants
c. 239 hotel rooms (2 hotels: 119 rooms, 120 rooms)
d. 78 DU single-family detached residential
e. 72 DU duplex/single-family attached residential
f. 249 DU multi-family (low-rise) residential
g. 1,101 DU multi-family (mid-rise) residential
If at any time in the future, the Community Development Director determines, in his or her reasonable application of the requirements of the Parking Use Permit, that a parking and circulation study is necessary to address parking and/or circulation issues relative to any change in any use or any portion of any use (i.e., a change in the mix of uses depicted above) in the Project, the Applicant shall, at its sole cost and expense, be responsible for the cost of a parking and circulation study prepared by a licensed/ registered traffic engineer. The Applicant shall, at its sole cost and expense, be responsible for implementation costs of any reasonable changes to Project parking and circulation deemed appropriate by the Community Development Director related to such impacts based on the findings of such study.

If required by the Community Development Director, the Applicant shall provide a deposit to the City in an amount determined by the Community Development Director to allow the City to retain a licensed/ registered traffic engineer to review any studies prepared by the Applicant to satisfy this condition. The amount paid to the City by the applicant shall be in accordance with a written proposal obtained by the City pursuant to its Purchasing Ordinance.

28. The Applicant submitted a parking analysis in support of its application for a Parking Use Permit as described in Section 3 of Resolution No. PA2026-X. For each increment of development, the Applicant shall provide no less than the required parking in accordance with the requirements of the UVSP (Section VParking) and LHMC as modified by these conditions of approval. The Applicant may construct interim parking areas on undeveloped portions of the site provided the interim parking areas comply with the requirements of the UVSP and LHMC.

At the issuance of every building permit or change in use or occupancy, the

Applicant shall provide proof of compliance with the City’s parking requirements to the Community Development Director utilizing the parking methodologies permitted within the UVSP and LHMC. The Applicant shall propose and implement parking enforcement measures to ensure that parking spaces required for nonresidential uses remain available to employees, patrons, and guests of the approved retail, restaurant, hotel uses on the Property, and that such parking spaces are not utilized as either (1) additional residential parking by residents or guests of the residential buildings on the Property, or (2) additional parking for employees, patrons, patients, or visitors of the adjacent Saddleback Medical Center on the Property. Such measures may include, without limitation, enforceable parking use or duration restrictions, posting of signage to enable towing of unauthorized vehicles consistent with California Vehicle Code Section 22658, the employment of on-site parking control personnel, and/or other measures reasonably determined by the Community Development Director to be sufficient to ensure non-residential parking spaces on the Property remain available for the non-residential uses and are not improperly utilized by employees, patrons, patients, or visitors of the adjacent Saddleback Medical Center. Such implementation measures shall be included in the Covenant Agreement required by Condition 42.

29. Prior to the implementation of any shared or joint use of parking on the Subject Property, the Applicant shall prepare a Parking Management Plan to the Community Development Director and Public Works Director for review and approval per LHMC Section 9-44.070. The Parking Management Plan shall include the following strategies at a minimum.
a. Valet service for the hotel, retail, and restaurants; b. Manage employee demand in more remote parking areas through an employee parking permit program;
c. Coordinate special events;
d. Add signage prohibiting hospital and other medical office parkers from parking on site;
e. Designate pick-up/drop-off areas on site;
f. Designate shuttle stops on site (that serve Laguna Woods, Laguna Hills Transportation Center, hospital, and medical office);
g. Provide bicycle racks, bike share facilities, and EV charging stations on site; h. Reasonable and effective parking enforcement measures to ensure the required parking spaces intended to serve the non-residential uses on the Property remain available to employees, patrons, and guests of the approved retail, restaurant, hotel uses on the Property, and that such parking spaces are not utilized as either (1) additional residential parking by residents or guests of the residential buildings on the Property, or (2) additional parking for employees, patrons, patients, or visitors of the adjacent Saddleback Medical Center on the Property. The Applicant will install signage in compliance with

California Vehicle Code Section 22658 notifying the public that public parking is prohibited, and that vehicles parked in violation of the posted parking requirements will be towed at the vehicle owner's expense. Posted signage will make clear that owners and visitors of residential buildings are prohibited from parking in commercial spaces;
i. Parking, with the exception of valet parking, will be free of charge to retail customers.

The Parking Management Plan shall include details describing when and how the strategies will be implemented including days of the week, time of day, locations, equipment and/ or personnel to be included, permanent and temporary fixtures, and any other information determined by the Community Development Director to be necessary.

TRIBAL CULTURAL RESOURCES

30. Prior to the commencement of ground-disturbing activities in any area where soil disturbance is greater than the depth of current foundations present on a project site, or in areas where the disturbance activities extend into native soils exceeding a depth of five (5) feet, the project applicant or developer shall retain a Native American Monitor to monitor ground-disturbing activities as described below. Only one monitor shall be required to be present on-site at any given time during grounddisturbing activities, unless otherwise agreed upon by the project applicant. a. A Native American Monitor shall be from the Gabrieleño Band of Mission Indians – Kizh Nation (Kizh) or Juaneño Band of Mission Indians – Acjachemen Nation 84A (JBMIAN) or Acjachemen Nation – Belardes (Acjachemen) (“consulting tribes”).
b. For the purposes of this requirement, “ground-disturbing activity” includes project activities located inside the project boundary, excluding activities located outside the project boundary or within existing public right-of-way. “Ground-disturbing activity” includes, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching resulting in soil disturbance exceeding the depth of foundations located inside the project boundary, or in areas where the ground disturbance activities extend into native soils exceeding a depth of 5 feet.
c. The project applicant shall make good-faith efforts to execute a single master monitoring agreement with all consulting tribes prior to the issuance of any permit necessary to commence a ground-disturbing activity. The applicant shall provide each consulting tribe with a reasonable opportunity to enter into a single master monitoring agreement. If a consulting tribe does not respond, declines to enter into an agreement, or is otherwise unavailable after reasonable documented efforts, permit issuance may proceed, provided the applicant has complied with the notice and coordination requirements of this condition. The Monitoring Agreement shall address, at minimum:

1. Monitoring requirements and treatment of cultural resources to meet the requirements of the Tribal representative;

2. Tribal monitoring rotation and communication protocols to allow for a rotation of tribal monitoring for a time period of no less than 3 weeks for each consulting tribe. Only one monitor shall be present on-site at any given time during ground-disturbing activities, unless otherwise agreed upon by the project applicant.

3. Communication protocols in the event of an unanticipated discovery of cultural materials;

4. The roles, responsibilities, and authorities of a Native American Monitor;

5. Reasonable accommodation of any tribal ceremonies or blessings requested by a consulting Tribe during construction, to be conducted safely, respectfully, and without materially delaying construction. Records of coordination and confirmation of accommodation shall be submitted to the City upon request.

6. The contact information for each Native American Representative from each consulting tribe.
d. All Native American Monitors shall complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe and the lead agency. Monitoring logs shall identify and describe any discovered Tribal Cultural Resources (TCRs), including but not limited to Native American cultural and historical artifacts, remains, places of significance, etc., as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitoring logs will be provided to the project applicant and each consulting tribe no less than every 3 weeks of completed monitoring.
e. On-site tribal monitoring shall conclude upon written confirmation from a designated point of contact for the project applicant to each consulting tribe that all ground-disturbing activities resulting in soil disturbance exceeding a depth of foundations present on the project site, or in areas where the disturbance activities extend into native soils exceeding a depth of 5 feet on the project site or in connection with the project are complete.
f. Prior to the commencement of any ground-disturbing activity, the project applicant shall coordinate a pre-construction meeting with the qualified archaeologist, construction contractor, and Native American Monitor(s) to review the project scope, site sensitivities, monitoring protocols, and discovery procedures.
g. The Native American Monitor(s) shall be provided at least 72 hours’ notice of the initiation of ground disturbance and be kept reasonably apprised of changes to the construction schedule. In the event that a monitor is not present at the

scheduled time, work can continue without the monitor present, as long as the notice was given and documented.

31. If TCRs are discovered during ground disturbing construction activities, all construction activities within 50 feet of the discovery shall cease immediately.

Work may proceed on different parts of the project site while measures for the cultural resources are being implemented. A Native American Representative from each consulting tribe shall be immediately contacted and invited to assess the significance of the find and make recommendations for further evaluation and treatment, as necessary. If deemed necessary by the City, a qualified cultural resources specialist meeting the Secretary of Interior’s Standards and Qualifications for Archaeology, may also assess the significance of the find in joint consultation with Native American Representatives from each consulting tribe to ensure that Tribal values are considered. Work at the discovery location cannot resume until the City, in consultation as appropriate and in good faith, determines that the discovery is either not a TCR, or has been subjected to treatment directed by the City. The construction contractor, qualified archaeologist, and Native American Monitor shall submit a discovery report to the City documenting the find, treatment measures implemented, and confirmation that work did not resume until treatment was completed in consultation with the applicable consulting tribe(s). a. If it is determined that the discovered TCR is significant, avoidance and preservation in place shall be preferred.
b. In the event that preservation in place is demonstrated to be infeasible, mitigation of impacts to the TCR shall be required, and if data recovery through excavation is the only feasible mitigation available, a Treatment Plan shall be prepared and implemented by a qualified archaeologist, in consultation with the City and the consulting tribe(s), that provides for the adequate recovery of cultural information. The consulting tribe(s) shall recover and retain all discovered TCRs in the form and manner the Tribe deems appropriate, in the Tribe's sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural, and/or historic purposes. In the event that more than one consulting tribe claims cultural affiliation with, requests custody of, or recommends different treatment for a discovered TCR, the City shall facilitate good-faith consultation with the consulting tribes, the applicant, and the qualified archaeologist to determine appropriate treatment and disposition consistent with applicable law. If consensus cannot be reached after good-faith consultation, the City shall make the final determination regarding treatment and disposition, after considering the recommendations of the consulting tribes and the nature and context of the resource.
c. Upon completion of ground-disturbing activities, the Native American Monitor and/or qualified archaeologist shall prepare a Final Monitoring Summary Report documenting all discoveries, all preservation or mitigation measures, and disposition decisions, including correspondence confirming the tribal disposition decision (e.g., reburial, return, or other treatment). The Final Monitoring Summary Report shall be submitted to the City for review and

acceptance, and to each consulting tribe for review and comment, along with copies of confidentiality compliance documentation. The City’s acceptance of the report shall determine compliance with this condition, provided the City has considered any timely comments received from the consulting tribe(s).

32. In the event human remains are discovered during ground-disturbing activities, all work shall cease immediately, and a 100-foot buffer shall be established around the discovery area. No further excavation or disturbance of the buffered discovery area or any nearby area reasonably suspected to overlie adjacent remains shall occur until the procedures set forth in this condition have been implemented. Any discovery of human remains/burial good shall be kept confidential to prevent further disturbance.
a. For purposes of this condition, Native American human remains are defined pursuant to Public Resources Code Section 5097.98(d)(1) as an inhumation or cremation in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. Human remains and grave/burial goods shall be treated alike per Public Resources Code Section 5097.98(d)(1) and (2).
b. The project applicant shall notify the County Coroner immediately pursuant to California Health and Safety Code Section 7050.5. The Coroner shall provide written documentation of their determination. If the County Coroner determines that the remains are, or are believed to be, Native American, the Coroner shall notify the Native American Heritage Commission (NAHC) within 24 hours. In accordance with Public Resources Code Section 5097.98, the NAHC must immediately notify those persons it believes to be the Most Likely Descendant (MLD) from the deceased Native American.
c. The MLD shall complete their inspection within 48 hours of being granted access to the site. The MLD and property owner shall consult regarding the treatment and disposition of the discovered remains and any associated funerary objects, burial goods, or grave items consistent with Public Resources Code Section 5097.98. The consultation process shall consider all reasonable and feasible treatment measures and MLD recommendations. Any measures mutually agreed upon through the consultation process, and determined to be legally required and reasonably feasible, shall be incorporated into project implementation. Written confirmation of respectful treatment and/or reburial as directed by the MLD and Tribe shall be submitted to the City upon completion.

33. Prior to the commencement of any ground-disturbing activity, a qualified archaeologist meeting the Secretary of the Interior's Professional Qualification Standards, or Native American Monitor, shall conduct a Worker Environmental Awareness Program (WEAP) for all construction personnel. The WEAP shall inform construction personnel of the types of TCRs that may be encountered, both prehistoric and historical, and the proper procedures to be enacted in the event of an inadvertent discovery of TCRs or human remains. The project applicant shall ensure that all construction personnel are made available for and attend the

WEAP. Documentation demonstrating attendance shall be retained by the project applicant and made available to the City upon request.

LANDSCAPING

34. Prior to the issuance of each building permit within a Phase that contains open space areas accessible to the public, the Applicant shall submit a final landscape and irrigation plan for each building to the Community Development Director for review and approval. The landscape design shall include any improvements the Applicant and Chief of Police Services mutually agree upon that improve pedestrian safety in Project open space areas accessible to the public (i.e. unrestricted access areas) using the principles of Crime Prevention Through Environmental Design (CPTED). Examples of design features to be considered can include, but not be limited to, low walls, steps, raised landscape planters, art, boulders, bollards, berms, and water features.

35. If applicable, for any building permit issued, the Applicant shall pay the full cost for the City to retain a licensed/ registered landscape architect to review the Applicant’s proposed landscape and irrigation plans, and inspect the Applicantinstalled landscaping to ensure compliance with the approved Project landscaped plans. The amount paid by the Applicant shall be in accordance with a written proposal obtained by the City pursuant to its Purchasing Ordinance. The Applicant shall pay the actual cost of the landscape plan check and inspection services to the City within 30 days of being invoiced by the City for such services.

PUBLIC ART

36. Applicant shall furnish Public Art in connection with the Project pursuant to the terms of the DA (“Owner’s Public Art Obligation”). Pursuant to the UVSP, the minimum aggregate value of Owner’s Public Art Obligation shall be one-half percent (0.5%) of the total aggregate non-residential and multi-family construction costs of the 2026 Project, which shall be based on the valuation as determined by the City’s Community Development Director and indicated on the building applications submitted in order to obtain permits for construction of the 2026 Project. The Parties agree that (a) Six Hundred Fifty Thousand Dollars ($650,000) of Owner’s Public Art Obligation shall be satisfied by the Three Hundred Thousand Dollar ($300,000) credit and Three Hundred Fifty Thousand Dollar ($350,000) nonrefundable advance described in Section 10.4 of this Development Agreement, and (b) that portion of Owner’s Public Art Obligation that exceeds Six Hundred Fifty Thousand Dollars ($650,000) must be satisfied through the provision of actual Public Art on the Property by Owner, as approved by the City, and may not be satisfied through contribution to the City’s Public Art In-Lieu Fund. Allowable expenses, construction and material standards, and general location restrictions for all Public Art shall be as set forth in the "Public Art" provisions of Section V, and pages 39-40, of the Specific Plan. The Parties understand and agree that the City shall have the right to approve, in advance, the proposed type, size, art medium, location, and content of all Public Art.

37. Prior to the issuance of each building permit, the Applicant shall submit a final landscape and irrigation plan to the Community Development Director for review and approval. The plan shall demonstrate compliance with LHMC Chapter 9-46 (Landscaping Standards and Guidelines) and LHMC Chapter 9-47 (Landscape Water Efficiency), as may be amended from time to time, including installation of “Smart” landscape irrigation controllers, low precipitation-rate sprinkler heads, and water efficient landscaping, as applicable; and the requirements of the UVSP.

Trees installed shall be a minimum one-inch caliper unless otherwise specified in the UVSP. Final landscape and irrigation plans shall include information on minimum spacing between all plant materials except for trees, which shall be planted as indicated on the preliminary landscape plan at a minimum. Upon final inspection of the installed landscaping, the Applicant shall provide additional plant material if approved landscaping is not installed using the correct plant spacing on the approved landscape plan. Final landscape plans shall integrate any future approved art pieces, or other public art from the Project’s Public Art Program, in a manner consistent with the Amended and Restated Development Agreement.

38. The Village Park shall include the City-commissioned sculptures in a high visible and accessible area. The Applicant shall coordinate with the artist to determine the final placement, orientation, landscaping, lighting, and pedestrian access to appropriate display and preserve the sculpture pieces. The Applicant shall submit an art installation plan, incorporating the agreed-upon design elements to the Community Development Director for review and approval. The sculptures shall be installed with the completion of the Village Park improvements.

39. In addition to the artwork referenced in Condition No. 38, the Village Park shall include an iconic statement piece that serves as a visual landmark and visual identifier associated with both the City of Laguna Hills and the Village at Laguna Hills. The statement piece shall be of sufficient size, height, massing, and visual prominence to serve as the primary focal point of the Village Park and to be highly visible and readily identifiable from key public viewpoints. The statement piece shall be constructed of permanent materials with a high level of durability and weather resistance and requiring a low level of maintenance. To the extent the Applicant demonstrates to the satisfaction of the Community Development Director that a particular design, material, dimension, or location is infeasible due to engineering, structural, safety, operational, maintenance, or other site-specific constraints, the Community Development Director may approve an alternative that substantially achieves the intent of this condition. The location, design, materials, dimensions, lighting, and maintenance plan for the statement piece shall be subject to the review and approval of the Director and shall be completed with the Village Park improvements or as otherwise agreed to by the Director.

LIGHTING

40. Prior to the issuance of each building permit, the Applicant shall submit a lighting and photometric plan to the Community Development Director for review and approval. The Community Development Director may require additional lighting

located in an adjoining areas if lighting levels at approved pedestrian walkways and internal intersections within the area under construction are insufficient to comply with the requirements of LHMC Chapter 9-40 when completed. Pedestrian and parking lot lighting poles and fixture types shall be consistent with the types depicted in the Urban Village Specific Plan or as otherwise approved by the Community Development Director. The plan shall include a photometric analysis of proposed lighting and shall comply with lighting requirements of the LHMC, including that light and glare shall not be projected beyond the boundaries of the Subject Property. Light fixtures used shall be consistent with Project architecture as reasonably determined by the Community Development Director. The City may withhold issuance of a certificate of occupancy for any building or portion thereof if the lighting associated with such building has not been installed. For parking areas permitted pursuant to the approved Temporary Site Access and Parking Plan, lighting levels shall be consistent with full build out of the Subject Property on the approved Project Photometric plan.

41. Prior to the commencement of construction of any on-site street, the Applicant shall submit a final lighting and photometric plan to the Community Development Director and Public Works Director for review and approval depicting the design and location of vehicle and pedestrian lighting to be installed. Street light poles and fixture types shall be consistent with the types depicted in the UVSP or as otherwise approved by the Community Development Director and Public Works Director. The plan shall include a photometric analysis of proposed lighting and shall comply with lighting requirements of the LHMC, including that light and glare shall not be projected beyond the boundaries of the Subject Property.

42. Outdoor security and other lighting shall be designed and maintained so as not to illuminate beyond the Subject Property. All exterior lights shall be focused inward and away from surrounding uses and adjacent residential properties.

COVENANT AGREEMENT

43. The approved Project is a single, integrated mixed-use development consisting of a mix of residential, retail, hotel, restaurant uses, and related interconnected vehicular and pedestrian facilities, parking facilities, public plazas and open spaces, landscape areas, water features, and public art, on approximately 68 acres of property comprised of several contiguous, but separate, legal parcels and includes approval of a precise plan of development for the entire 68 acre development in accordance with the requirements of the Urban Village Specific Plan. Accordingly, simultaneously with the recordation of a Final Map, MGP FUND X LAGUNA HILLS, LLC and/or any successor owner of any portion of the Subject Property shall enter into and record a single Covenant Agreement (or other appropriate document acceptable to the City) with the City in a form approved by the City Attorney and City Manager. The City Manager shall be authorized to execute the Covenant Agreement on behalf of the City. The Applicant shall provide City with a current title report and/or other evidence satisfactory to the City evidencing title ownership of any portion of the Subject Property at the time of

recordation of the Covenant Agreement. The Applicant shall reimburse the City for all legal costs incurred by the City associated with implementation of and/or compliance with this condition.

At a minimum, the Covenant Agreement shall:
a. Run with the land and be binding upon all current and future owners and tenants of any portion the Subject Property and their respective heirs, successors, and assignees;
b. Evidence and provide record notice of the approved precise plan for development of all portions of the Subject Property as depicted on the plans and specifications submitted to the City in conjunction with this Permit; c. Require all portions of the Subject Property to be developed, used, and maintained in a manner consistent with this Permit, as it may be amended from time to time, and the pertinent specifications and standards contained in these Conditions of Approval, the UVSP, and the City’s Development Code; d. Provide for, or reference and incorporate, all current or future reciprocal access and parking easements between and amongst the various parcels on the Subject Property that are necessary to implement the integrated mixed- use development reflected in the approved precise plan of development, including all fire lanes as required by the OCFA;
e. Establish maintenance standards acceptable to the City for all exterior Project components and areas of the Subject Property and adjacent portions of the right-of-way which Applicant is required to maintain pursuant to these Conditions, including, but not limited to, vehicular, bicycle and pedestrian facilities, parkways, parking facilities, public plazas and open spaces, landscape areas, furniture and shade structures, water features, public art, signage, bus shelters, utilities, sanitary sewer facilities, and storm water drainage devices, and provide for the allocation of responsibility for maintenance of such components and areas in compliance with such standard sand the funding thereof;
f. Include provisions identifying an entity or entities responsible for ongoing implementation and funding of the Operations and Maintenance (O&M) Plan associated with the Water Quality Management Plan (WQMP) for the Project and compliance with the LHMC Chapter 5-36 and other applicable National Pollutant Discharge Elimination System (NPDES) regulations; g. Provide that the Covenant Agreement may not be substantively amended or terminated without prior written City approval;
h. Provide that the City may, but shall not be obligated to, enforce the provisions of the Covenant Agreement;
i. Address and assign responsibility for compliance with Covenant Agreement should portions of the Subject Property be, or in the future come, under separate ownership; and

j. Include provisions requiring the Village Park, private streets, sidewalks, bus stops, street furniture, pedestrian pathways, bicycle lanes and pathways, parking areas, and other exterior developed portions of the Property to be accessible and usable by the public, subject to reasonable limitations on public access to address, among other things, public safety, the security of users of the Village Park, reasonable late-night and after-hours restrictions, or occasional private events, which provisions shall be made enforceable by the City.

BUILDING CODE REQUIREMENTS

44. The Applicant shall be responsible for ensuring all applicable building permits are obtained for any activity requiring a permit. Construction shall comply with the current California Building, Plumbing, Mechanical, Electrical, and Green Building Codes, as may be amended, or the applicable California Building Code in effect at the time of building permit issuance. Any required documents submitted for the purpose of building permit issuance shall be accurately labeled and reflect all work to the reasonable satisfaction of the Community Development Director.

45. Prior to issuance of any building permit, the Applicant shall submit to the Community Development Director all required approvals from the Orange County Health Department.

46. Prior to issuance of each building permit, the Applicant shall submit to the Community Development Director all required approvals from the OCFA.

47. Prior to issuance of each building permit for the demolition of any existing building, the Applicant shall submit to the Community Development Director evidence of all required approvals from South Coast Air Quality Management District or provide verification of plan submittal, as applicable.

48. Prior to issuance of each building permit, the Applicant shall submit a Construction and Demolition Waste Recycling Program application to the Community Development Director, if applicable, as required by LHMC Chapter 5-48.

49. The Applicant shall demonstrate compliance with all applicable building energy efficiency standards established by the California Energy Commission that are in effect at the time of the issuance of any permit.

BUS FACILITIES

50. Prior to the construction of improvements on Calle de la Louisa, the Applicant shall work with the Orange County Transportation Authority (OCTA) and provide bus stop(s) along Calle de la Louisa, as requested by OCTA or City. Bus stop location for OCTA facilities shall be constructed in accordance with the OCTA standards.

The Applicant shall provide bus stop furniture to the reasonable satisfaction of the Community Development Director and Public Works Director to include, but not be

limited to, benches, trash receptacles and shade opportunities that will be maintained by the Applicant.

51. Prior to the issuance of a grading permit for Phase Two Required Improvements, the Applicant shall prepare and submit plans for the review and reasonable approval of the Community Development Director and the Public Works Director demonstrating the ability of the Project to provide private bus stops, turn out lanes and related improvements for bus service access to the Subject Property, without causing an impediment to traffic lanes, bicycle lanes or pedestrian facilities. At least one (1) permanent private bus stop shall be provided located on the west side Calle de La Louisa west of the Village Park with the other stop on the east side of Calle de La Louisa west of Hotel 2. Other permanent bus stops that may be required shall be provided with furniture to include, but not be limited to, benches, trash receptacles and shade structures, canopies, and/or landscaping that provide pedestrian shade. Proposed private bus stops shall be maintained by the Applicant. The features in the approved plans shall be installed concurrently with the construction of Site Improvements, and shall be constructed to the reasonable satisfaction of the Community Development Director and Public Works Director. Prior to issuance of a Certificate of Occupancy for the any building located within Phase Two Required Improvements or final inspection of the Village Park, whichever occurs first, the private bus stop located on the west side of the Village Park shall be constructed, inclusive of furniture, trash receptacles and shade opportunities.

SIGNS

52. Lighted signs shall comply with LHMC Section 9-42.060 (lighting requirements).

53. Prior to the issuance of the certificate of occupancy for any building within Phase One Required Improvements, the Applicant shall design and construct a Perimeter Entry Feature for the southwest corner of El Toro Road and Avenida de la Carlota and on the second entry drive southbound on Avenida de la Carlota as shown on Figures 21 and 25 of the UVSP. Ledgestone used for the project shall be Bear Canyon ledgestone, or equivalent. Ledgestone shall be installed in a dry-stack application (no visible mortar joints). Construction plans shall denote the approved material. Plans are subject to the review and reasonable approval of the Community Development Director and Public Works Director.

54. The enhancement of the Entry Monuments, consisting of walls, pilasters, lighting and architectural elements on the southerly side of El Toro Road, on either side of The Village Drive”, included within the Project Master Sign Program, shall require, in addition to any other permits, a Public Property Encroachment Permit issued by the Public Works Director prior to performing any work. The Applicant shall repair any damages incurred to the City maintained landscaping and irrigation at these locations as a result of the enhancements and shall maintain the new signage features to the reasonable satisfaction of the Public Works Director.

55. Except as otherwise approved by the Community Development Director, Directional Signage (Signs B1 to B5; C3) in the Project Master Sign Program shall be included as part of the completion of Site Improvements required in a Phase.

The Community Development Director may exercise discretion in the timing of the installation of Directional Signage to accommodate construction of buildings, landscaping, and walkways located in close proximity to proposed signage, provided Directional Signage is not required for emergency access, in which case the requirements of the OCFA (if any) shall be met. Directional Signage to be installed in the Village Park shall be installed concurrently with the completion of the park improvements.

56. Any wall sign shall be approved by the Community Development Director prior to the issuance of a sign permit for the proposed sign.

DIGITAL DISPLAY

57. The digital display proposed in the Village Park depicted on Page 49 / Plan Sheet RT 2.26 Plans (“Digital Display”) is subject to the following requirements:
a. For the purposes of this condition of approval, Digital Display shall mean the approximately 200 square foot digital screen located on the west side of the Village Park.
b. Prior to issuance of building permits for the Digital Display, the Community Development Director shall review and approve the design/materials, location, and operational details (e.g., illumination, maintenance plan, sound system, etc.).
c. Digital Display Illumination Measurement Criteria: The illuminance of the digital display shall be measured with an illuminance meter set to measure foot-candles accurate to at least two decimals. Illuminance shall be measured with the Digital Display off, and again with the Digital Display displaying a white image for full color capable Digital Display. All measurements shall be taken perpendicular to the face of the Digital Display. The Community Development Director shall have the authority to review and approve proposed illumination for compliance with these conditions of approval and the Municipal Code, and may modify the illumination standards referenced herein provided that the illuminance measurements are prepared by a qualified engineer.
d. Illumination Limits: The difference between the off and solid-measurements using the Digital Display Illumination Measurement Criteria shall not exceed

0.3 foot-candles.
e. Dimming Capabilities: The Digital Display shall be equipped with a sensor or other device that automatically determines the ambient illumination and programmed automatically dim according to ambient light conditions, or that can be adjusted to comply with the 0.3 foot-candle measurements.

f. City Content: From time to time the City may request, and Owner shall reasonably allow, the City to place content on the sign free of charge on a space available basis not to exceed five (5) percent of total operating hours of the sign.
g. Operating Hours: The operation of the Digital Display shall be prohibited between the hours of 10:00 pm to 7:00 am. Additional operating hours may be granted in conjunction with a request for a Temporary Use Permit for outdoor events pursuant to LHMC Chapter 9-62.
h. Maintenance: The Digital Display shall be properly maintained. Defective parts shall be replaced. The Community Development Director shall have the authority to order Applicant to repair the Digital Display if it is found to be defective, damaged, or substantially deteriorated, as established by visual inspection.

PARK FEES

58. Payment of the City’s public park in-lieu fees shall be made by the Applicant as required by the terms and conditions of the Amended and Restated DA. Otherwise, payment of the City’s public park in-lieu fees shall be made by the Applicant pursuant to LHMC Chapters 8-06 or 8-07.

PUBLIC SAFETY

59. Prior to the issuance of a permit for the construction of any surface parking, the Applicant shall confer with Orange County Sheriff’s Department (OCSD) to identify the locations of preferential parking for police vehicles. Up to four (4) designated parking spaces for police vehicles shall be provided subject to the approval of OCSD, including corresponding signage identifying the spaces for emergency vehicle parking only, which shall be subject to the approval of the Community Development Director. The number of spaces required may be reduced or eliminated subject to the review and approval of the Chief of Police Services.

60. For any vehicle or pedestrian gate limiting access to any portion of the site, the Applicant shall install a limited access device allowing emergency access to OCFA and OCSD. Such vehicle and pedestrian gates shall be reviewed and approved by OCFA and OCSD prior to the issuance of a building permit for conformance with the respective agencies’ requirements for limited access devices.

PUBLIC WORKS

61. No work shall be performed within the public right-of-way by the Applicant or its agents until a public property encroachment permit is issued by the Public Works Director and applicable fees have been paid.

62. Construction equipment and materials deliveries shall not access or depart the Subject Property during morning or evening peak periods, which are 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., Monday through Friday. The Applicant shall

provide a construction vehicle equipment and materials delivery routing plan for approval by the Public Works Director prior to any demolition, grading or construction work.. El Toro Road at Regional Center Drive shall not be utilized as a project access by any construction equipment, unless otherwise approved by the Public Works Director. No work that may interfere with traffic flow along El Toro Road and/or access to the I-5, as determined by the Public Works Director, shall occur during the month of December of each calendar year.

63. It shall be the Applicant’s responsibility to protect-in-place all existing public improvements. The Applicant shall repair or replace, to the reasonable satisfaction of the Public Works Director, any public improvements that are damaged, removed or destroyed as a result of the Project construction. Such replacement or repair work shall be implemented within 10 working days of notice by City and, in any event, shall be completed prior to issuance of any final certificate of occupancy for a building adjacent to the public improvements.

64. All public improvements shall be constructed and completed to the reasonable satisfaction of the Public Works Director prior to the recordation of each Final Map, or on a schedule as otherwise described herein, or the Applicant shall enter into the City’s form Subdivision Improvement Agreement, including the posting of securities to guarantee the completion of the public improvements on a schedule as approved by the Public Works Director, and all as approved by the City Attorney and Public Works Director.

65. Final Maps shall be prepared in accordance with City, County, and State requirements, standards, and laws. The Applicant shall submit each Final Map for plan check to both the Public Works Director and pay all applicable plan check fees to both agencies. The Applicant shall submit a current title report, supporting documents, and traverse closure calculations for plan check. Prior to recordation of each Final Map, for existing easements that directly conflict with future building locations, the Applicant shall provide executed quit claim, plat and legal extinguishment documents in recordable form to the reasonable satisfaction of the Community Development Director and Public Works Director. The approved executed extinguishment documents shall be recorded prior to building permit issuance and following removal of facilities that conflict with future building locations. Following the recordation of each Final Map, the Applicant shall provide the City with both an electronic copy, in a form acceptable to the Public Works Director, and a duplicate Mylar of the recorded Map.

66. Prior to release of any grading and improvement bonds for all proposed Vacations and Dedications of public right-of-way, as shown on VTTM No. 19123, the Applicant shall post a bond, in an amount and form as reasonably determined by the Public Works Director, guaranteeing that the vacations and dedications are executed.
a. The applicant shall submit a formal request to the City of Laguna Hills for any proposed Street Vacation, as shown on VTTM No. 19123, pursuant to

the Division 9 Part 3 Chapter 3 of the Streets and Highways Code (SHC) for General Vacation Procedure.

67. Any existing survey monumentation disturbed, destroyed, or removed during construction shall be restored by a California Licensed Land Surveyor, and Corner Records shall be filed with the Public Works Director and County Surveyor, within 180 days of disturbance of the monument, in accordance with State Law and standards of the County Surveyor.

68. The Applicant shall prepare and submit rough and precise grading plans, drainage improvement plans, site improvement plans and Storm Water Pollution Prevention Plan/Erosion Control Plans, under the supervision of a State of California licensed/ registered civil engineer, on 24”x 36” sheets at a scale acceptable to Public Works Director. Final plan sheets shall be printed on Mylar. Upon completion of construction, the Applicant shall provide the City with drawings of record in both an electronic copy, in a form acceptable to the Public Works Director, and a duplicate Mylar of the plans.

69. All grading plans shall be designed and all grading shall be performed in accordance with the City’s Grading and Excavation Code and grading plan checklist. The applicable grading plan shall be approved by the Public Works Director prior to the issuance of any building permits for any new buildings on the Subject Property.

70. Concurrently with the submittal of any grading plan, a separate final hydrology and hydraulic analysis report, in accordance with the then current County of Orange Hydrology Manual, for the Subject Property shall be provided to the Public Works Director for review and approval. The grading plan shall include a drainage plan, which shall provide 100-year storm protection at one foot below all finished floor elevations, collect 25-year storm flows in sump conditions into drainage devices and collect 10-year storm flows in all other cases into drainage devices, not including the required hydromodification retention of flows. During 100-year storm events, one travel lane in each direction on primary internal access roads shall be free of inundation, open and passable as approved by the Public Works Director.

No onsite development shall impede the functionality of any existing drainage devices in the public right of way. The hydraulic analysis shall demonstrate the above specifications are met. No concentrated drainage shall be allowed onto public driveways or sidewalks and stormwater drainage shall be conveyed to the storm drain system prior to crossing of the public right of way.

71. Prior to the issuance of a grading permit within a Lot identified on VTTM No. 19123, all existing private storm drain pipes of 18” diameter or greater to remain in place upon the completion of all Site Improvements in each Lot shall be inspected, photographed/videotaped and logged by the Applicant as to their condition, including but not limited non-destructive testing, to confirm their ability to support live and dead loads of the planned development and identify the long term viability of the existing drainage systems to function as designed. The design Civil Engineer

and/or Soils/Materials Engineer shall attest to the condition of these drainage systems and submit their findings to the Public Works Director for review and approval. Prior to the issuance of each certificate of occupancy for any Lot identified on VTTM No. 19123 covered by the applicable grading permit, any storm drain pipes, private or public, determined by the Public Works Director to not meet current standards shall be removed and replaced, or rehabilitated, to the reasonable satisfaction of the Public Works Director.

72. The Applicant shall fulfill its obligation to perform a planned relocation of a portion of the 66” storm drain lines, as identified on the approved Plans. The relocation shall be accomplished such that existing drainage patterns are not disturbed. The existing 66” storm drain line shall remain operational while the new storm drain alignment is constructed. The disconnection of the existing 66” storm drain line shall not occur between October 1 and April 30 in any given year and shall not occur otherwise if there is a prediction of any precipitation within seven days of, or during, the planned disconnection of said 66” storm drain line. The connection of the existing 66” storm drain line to the relocated and new 66” storm drain line shall be fully completed within fourteen (14) calendar days. The Applicant shall submit a constructions schedule for review and approval prior to the start of work. The 66” storm drain shall continue to accept public and private storm waters as it currently is configured and convey said water without disruption of the hydraulic grade line from the easterly boundary of the Project to Aliso Creek. Upon completion of the new 66” storm drain line located on the Subject Property, the Applicant shall have this storm drain system inspected, cleaned, and repaired, as needed, from the Avenida de la Carlota to Calle De La Louisa.

73. Prior to the issuance of a building permit for any building, the Applicant shall demonstrate to the reasonable satisfaction of the Public Works Director that adequate building setbacks have been provided allowing construction excavation/access to, and maintenance of, private storm drains. Building setbacks may range from a minimum of 15’ to an estimated maximum of 25’ in width, depending upon the size and depth of the storm drain pipes, to the reasonable satisfaction of the Public Works Director.

74. Concurrently with the submittal of any grading plan, the Applicant shall submit a Final Geotechnical report prepared by a State of California registered/ licensed Engineering Geologist for approval by the Public Works Director. The report shall include an evaluation of area geology, onsite soils, and earthquake potential and provide recommendations on pavement sections, building foundations, water table impacts, and a discussion of the functionality of the hydromodification and water quality features relating to infiltration rates.

75. All new parking lots, drive aisles, and private streets shall be constructed of asphalt concrete over crushed aggregate base over subgrade, or equal, and compacted to a relative compaction of 95% or as required by the soils engineer of record in the Final Geotechnical Report. The structural pavement thickness shall be equivalent to no less than 4” AC over 6” AB, or more, for drive aisles, and 4” AC

over 4” AB for all other areas, or more, as required by the soils engineer of record and approved by the Public Works Director.

76. The Project, as hereby approved, does not trigger payment of the traffic impact mitigation fee in accordance with Chapter 9-102 of the LHMC. If, however, there are future amendments or modifications to the Project, prior to issuance of any building permits, the Applicant shall, pursuant to Chapter 9-102, pay a traffic impact mitigation fee, if applicable.

77. Prior to the issuance of any building permit, the Applicant shall pay, and provide City with evidence of payment of, all fees required by public agencies other than the City, whether or not collected by the City, including, but not limited to, the fees imposed pursuant to the County of Orange’s major thoroughfare and bridge fee programs known as the Coastal Area Road Improvements and Traffic Signal (CARITS) program, and the Moulton Parkway/Laguna Niguel (MP/LN) programs, and by OCFA, the El Toro Water District. (ETWD), the San Joaquin Hills Transportation Corridor Agency, and the Saddleback Valley Unified School District.

78. Concurrently with the submittal of any grading plan and prior to issuance of each grading permit, the Applicant shall submit for review and approval by the Public Works Director a Final Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify Low Impact Development (LID) BMPs and routine structural and non-structural measures specified in the current Orange County Drainage Area Management Plan (DAMP) and the San Diego Regional Water Quality Control Board (SDRWQCB) requirements applicable to each parcel under development. This WQMP shall:
a. Address site design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or “zero discharge” areas, conserving natural areas, preserving trees, and retaining existing site hydrology to the maximum extent practicable;
b. Replicate the pre-development hydrologic functions through site preservation, infiltration, retention, detention, evapotranspiration, and filtration treatment systems (hydromodification).
c. Incorporate applicable routine source control BMPs as defined in the DAMP and provide a detailed description of their implementation; d. Incorporate applicable treatment control BMPs as defined in the DAMP; e. Implement Low Impact Development (LID) BMPs to reduce runoff to the maximum extent practicable.
f. Include full capture trash and debris systems consistent with SDRWQCB Order No. R9-2017-0077 (or as may be amended) and per the approval of the Public Works Director.

g. Include an Operation and Maintenance (O & M) plan that identifies the mechanism(s) by which long-term O & M of all post construction BMPs will be provided and funded, the schedule for O & M and the responsible party for the O & M.
h. Conform to hydromodification criteria. The Applicant shall document compliance with hydromodification criteria by providing calculations consistent with the Grading Plan and WQMP and in accordance with the SDRWQCB NPDES Order No. R9-2013-0001, Section E.3.c(2), as amended by Order Nos. R9-2015-0001 and R9-2015-0100, or as may be superseded or further amended. Hydromodification calculations shall only be made by using the South Orange County Hydrology Model as provided by the County of Orange.

79. Prior to issuance of the first grading permit, the Applicant shall submit a copy of the State issued Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Public Works Department. Projects subject to this requirement shall prepare and implement a Stormwater Pollution Prevention Plan (SWPPP). A copy of the current SWPPP shall be kept at the Subject Property and be available for City review on request. In addition, the Applicant shall include notes on the grading plans indicating that the Project will be implemented in compliance with the Statewide Permit for General Construction Activities.

80. The Applicant shall overseed, irrigate, and/ or treat with a dust palliative any soil on the Subject Property exposed as a result of any demolition work and/or grading work, and which is not otherwise undergoing continuous construction for any 45- day period, such that blowing wind shall not generate soil movement of any kind.

The growth of any plant material on any land not undergoing continuous construction shall always be controlled to a height of not more than 12 inches.

81. Each underground storm water storage device subject to traffic loads shall meet American Association of State Highway and Transportation Officials (AASHTO) H20 loading standards or higher, as may be amended, as recommended by the soils engineer of record and to the reasonable satisfaction of the Public Works Director.

82. Prior to grading permit issuance for Phase One or Phase Two the Applicant shall install a visual barrier facing all public streets adjacent to the development area, or install other comparable perimeter screening materials subject to the reasonable satisfaction of the Community Development Director and Public Works Director.

83. Prior to the issuance of the first grading permit, the Applicant shall pay the City the full cost to purchase and install new debris gates and full capture trash screens to fit into existing catch basins, for all existing catch basin inlets serving Avenida de

la Carlota and El Toro Road along the frontage of the Project, as determined by the reasonable discretion of the Public Works Director, to include the following:
a. Catch Basin #97 located on the southerly side of El Toro Road approximately 152’ westerly of the centerline of Avenida de la Carlota. b. Catch Basin #61 located on the westerly side of Avenida de la Carlota approximately 709’ southerly of the centerline of Plaza Lane / Project Driveway (private street intersection).
c. Catch Basin #178 located on the westerly side of Avenida de la Carlota approximately 448’ northerly of the centerline of Oakbrook Village (private street intersection).

84. Prior to issuance of certificate of occupancy in any Lot within VTTM No .19123, the Applicant shall install debris gates and full capture trash screens into any private catch basin inlets within the Lot simultaneously with the completion of Site Improvements on the Lot being improved. The Applicant shall include the regularly scheduled maintenance and cleaning of these private devices in the Final WQMP, all in accordance with State of California Water Resources Control Board and the City of Laguna Hills standards in effect at the time of the issuance of a certificate of occupancy.

85. As Applicant is proposing the construction of a traffic signal at the intersection of Avenida de la Carlota and the extension of Health Center Drive, prior to the issuance of the first certificate of occupancy for any building in Phase One Elective Improvements , the Applicant shall submit a Traffic Signal Construction Bond in a form deemed acceptable to the Public Works Director and City Attorney in the amount of $500,000, and shall prepare plans for the construction of a traffic signal at the intersection of Avenida de la Carlota and the extension of Health Center Drive. The design of the Traffic Signal shall be prepared by a State of California Licensed/Registered Civil Engineer or Traffic Engineer and the Applicant shall submit the plans to the Director of Public Works for review and approval. Within six months of the approval of said Traffic Signal design, the Applicant shall construct and install said Traffic Signal and all ancillary improvements and equipment to the reasonable satisfaction of the Director of Public Works. Prior to the completion of construction of the Traffic Signal, if needed, the Applicant shall dedicate a traffic signal maintenance easement for any traffic signal equipment located on the Subject Property.

86. Prior to the issuance of the final certificate of occupancy for the last building on Lot 18, Lot 19 or Lot 21, whichever Lot is completed first, within VTTM No. 19123, the Applicant shall cause a Traffic Signal Warrant Analysis to be performed by a State of California Licensed/Registered Civil Engineer or Traffic Engineer to determine if the intersection of Paseo de Valencia at Calle de los Caballeros should be converted to a fully operational intersection and be provided with a traffic signal. If said Warrant Analysis does not meet at least one CA MUTCD Warrant by this initial analysis, the Applicant will reasonably evaluate if alternative traffic controls, other

than a traffic signal, can be implemented to address the traffic conditions. If the Traffic Signal is warranted by this initial analysis, the Warrant Analysis shall be repeated prior to the issuance of the final certificate of occupancy for the last building on Lot 18, Lot 19 or Lot 21, whichever Lot is completed second, within VTTM No. 19123 and be submitted to the Public Works Director for review. If the Traffic Signal is warranted, the City will reasonably evaluate if alternative traffic controls, other than a traffic signal, can be implemented to address the traffic conditions. However, if as reasonably determined by the Public Works Director the traffic signal is appropriate to address the traffic conditions, the Applicant shall contribute a pro-rata share of funding for the full cost of the design and construction of said signal and related ancillary improvements and equipment (as specified in Condition No. 87). Prior to the issuance of the certificate of occupancy for the last building on Lot 18, Lot 19, or Lot 21, whichever Lot is completed last, a deposit shall be provided to the City in an amount equal to the Project’s pro-rata share of traffic contribution to the intersection of the cost of such design and construction, as reasonably determined by the Public Works Director. In the event the Project’s pro-rata share of the full documented cost to design, construct, and install the signal and related improvements and equipment exceeds the amount of the deposit, depositor shall pay City the difference within thirty (30) days of written request by City. In the event the Project’s pro-rata share of the full documented cost to design, construct, and install the signal and related improvements and equipment is less than the amount of the deposit, City shall refund depositor the difference within thirty (30) days after completion of the construction and installation of the signal and all related improvements and equipment, as evidenced by a notice of completion issued by the City.

87. The design of any new traffic signals shall be to the standards of the City of Laguna Hills and Caltrans Standard Plans and Specifications and shall include, but not be limited to, City-required LED illuminated street name signs, hard wire fiber optic interconnection and communication equipment to all adjacent traffic signals, Cityselected traffic signal controller, City-selected video or radar detection equipment, CCTV pan-tilt-zoom camera, City-selected emergency vehicle preemption equipment, ADA accessibility improvements, and any other necessary ancillary improvements as determined by the Public Works Director. The Applicant shall provide the City the pro-rata share of funding to purchase equipment in advance of the Applicant’s proposed construction.

88. As reasonably determined by the Public Works Director, the Applicant shall be responsible for funding, in advance, the full cost of the purchase and installation by City of City-specified vehicular video or radar detection equipment for retrofit of the Avenida de la Carlota at Plaza Lane / Plaza Drive traffic signal in accordance with City standards. The Applicant shall provide the City the full cost to purchase and install the equipment prior to the issuance of the first certificate of occupancy for any building fronting El Toro Road.

89. As reasonably determined by the Public Works Director the Applicant shall fund, in advance, the full cost of the replacement of the existing illuminated street name

signs on existing traffic signals to match the new street name designations serving access to the Subject Property. Such illuminated street name signs shall be replaced with LED illuminated street name signs as selected by City. The Applicant shall provide the City the full cost to purchase and install the signs, as determined in the reasonable discretion of the Public Works Director, prior to the issuance of the first certificate of occupancy for any building fronting El Toro Road.

90. The Applicant shall be responsible for funding, in advance, the full cost of replacement of any City Wayfinding signage to be modified from “Laguna Hills Mall” to “Village at Laguna Hills”, or any other City approved Project name, at any location at which the name change is required. The Applicant shall deposit with the City an amount equal to the full cost to manufacture and install all such signs, as reasonably determined by the Public Works Director. In the event the full documented cost to manufacture and install said signs exceeds the amount of the deposit, Applicant shall pay City the difference within thirty (30) days of a written request by City. In the event the full documented cost to manufacture and install said signs is less than the amount of the deposit, City shall refund Applicant the difference within thirty (30) days after installation of the last such sign. The Applicant’s deposit shall be made prior to the issuance of the first certificate of occupancy for any building in Phase One Required Improvements.

91. Prior to the issuance of each certificate of occupancy for each parcel fronting Avenida de la Carlota, the Applicant shall submit plans for approval by the Public Works Director and construct the enhanced parkway along Avenida de la Carlota, consistent with the UVSP, to the City’s standards and specifications, including installation of benches, trash receptacles, tree grates, light poles, and street furniture. The construction of these improvements shall include, as needed, the construction of retaining walls and pedestrian barriers at the top of the retaining wall and the modification, relocation and/or addition of Southern California Edison (SCE) street lighting, including the payment of fees to SCE. The construction of these improvements shall maintain the current Orange County Transportation Authority (OCTA) bus stop within the limits of this work. The Applicant shall dedicate a landscape and/or pedestrian access easement to the City for any area described herein not already included within the public right of way by an instrument in a form acceptable to the Public Works Director and City Attorney.

The electrical meter and water meters serving the landscape areas described herein shall be separated from any other Project landscaping. The enhanced parkway improvement shall be designed and constructed to the reasonable satisfaction of the Community Development Director and Public Works Director and shall be maintained by the Applicant in a condition acceptable to the Public Works Director.

92. The Applicant shall dedicate a landscape maintenance easement to City to coincide with and matching the rear curb line of the corner Entry Monuments at the Subject Property’s entrance on the southerly side of El Toro Road at Regional Center Drive. Such dedication shall be reflected on the applicable Final Map or in

a separate dedication instrument in a form approved by the City Attorney and Public Works Director, upon recordation of the first phased final map.

93. All of the existing and new Project entrances to the Subject Property along Avenida De La Carlota shall be reconstructed/constructed in accordance with current ADA ramp and sidewalk standards to the reasonable satisfaction of the Public Works Director, utilizing Armor Tile cast-in-place detectable warning surfaces at ramps.

94. Prior to certificate of occupancy for the last building within a Lot within VTTM No. 19123, the Applicant shall execute a City-form Maintenance Agreement for the Lot.

95. Upon acceptance of all Avenida de la Carlota utility improvements Applicant shall design and construct a 0.15’ asphalt concrete overlay for the full width of Avenida de la Carlota, from El Toro Road to the southerly Subject Property boundary. Said design shall include removal and replacement of deteriorated pavement, crack sealing, cold-planning, the pavement overlay, striping and advance traffic signal loop detector replacements as designed by a State of California registered/ licensed Civil Engineer to the reasonable satisfaction of the Public Works Director.

The Applicant may, at its option, fund the full cost necessary for the City to perform this work. The terms for payment to City for performance of the work shall be within the reasonable discretion of the Public Works Director.

96. Except as otherwise provided in these Conditions, no work, excavations, or construction activity of any nature, either in, on, or under El Toro Road shall be permitted in conjunction with construction of the Project.

97. For every grading permit requested, prior to the issuance of said permit the Applicant shall provide an Americans with Disabilities Act (ADA) accessibility review for compliance with all applicable state and federal accessibility statutes, regulations and standards to the reasonable satisfaction of the Public Works Director. In addition, the accessibility review shall depict compliance with California Disabled Accessibility requirements as required by Chapter 11 of the California Building Code (as may be amended, or the applicable California Building Code in effect at the time of a request for building permit application). The accessibility review shall include all existing and future public and private sidewalks, walkways, pathways, access ramps hand rails and all other ADA regulated facilities for the area of the Property for which a grading permit is requested. The public streets to be included in this review are the southerly side of El Toro Road and the westerly side of Avenida de la Carlota coincident with all the Project boundaries. The report shall be prepared by a professional whose expertise lies in the field and shall include an implementation plan to correct all deficiencies noted as approved by the Public Works Director and Community Development Director. The Applicant shall install, construct or reconstruct to the City’s standards and reasonable satisfaction of the Public Works Director, any existing public and private facilities identified in the accessibility review that are not in compliance with ADA standards, prior to the issuance of any certificate of occupancy. In complying with this condition, the Applicant may prepare a “CASp Masterplan” subject to the review and approval of

the Community Development Director and Public Works Director. The Directors shall refer to the CASp Masterplan to determine the extent of existing improvements to be protected in place during construction that should be modified to join with new ADA improvements. Accessibility improvements which are the subject of a grading or building permit shall be constructed and installed prior to grading plan close out, issuance of a building shell final, or certificate of occupancy for a tenant improvement, (depending on the type of permit requested by the Applicant).

98. Prior to the issuance of any grading permit, the Applicant shall demonstrate to the reasonable satisfaction of the Public Works Director that all on-site access routes are capable of accommodating all truck access and truck turning radii.

99. Prior to issuance of a certificate of occupancy for any building or issuance of a building permit final (or similar) for a Site Improvement building permit, and as otherwise consistent with the WQMP, Applicant shall demonstrate compliance with the applicable WQMP to the reasonable satisfaction of the Public Works Director, for each Phase including:
a. Demonstrates that all LID, hydromodification, and other structural BMPs described in the WQMP have been implemented, constructed, and installed in conformance with approved plans and specifications;
b. Demonstrates that the Applicant has complied with and/or is prepared to implement all non-structural BMPs described in the WQMP; c. Demonstrates that an adequate number of copies of the Project’s approved WQMP are available for the future occupants;
d. Demonstrates that the Applicant has agreed to and recorded the Covenant Agreement, CC&R’s, another agreement, or another legal instrument approved by the City Attorney that shall require the property owner, successors, tenants (if applicable), and assigns to fund, operate and maintain in perpetuity the post-construction BMPs described in the WQMP. 100. Should any grading, site or public improvement work require inspection services during non-standard City working hours and days, the Applicant shall be required to make payment of a daily fee per the City’s adopted fee schedule for each day of the work prior to the work being performed, subject to the availability of City inspection personnel to provide the necessary inspection.

EL TORO WATER DISTRICT
101. For each Final Map approval requested by the Applicant, the Applicant shall comply with the requirements of the ETWD, including but not limited to, design of new water lines, sewers, and storm drains, and relocation of existing easements for which ETWD is a lienholder, successor in interest, assignee, or otherwise the legal beneficiary for the requested Final Map. The Applicant shall provide proof of compliance with the requirements of ETWD to the Public Works Director and

Community Development Director prior to City Council approval of the requested Final Map.
102. For each Final Map filed, the Applicant shall obtain a “Will Serve” letter from ETWD prior to the approval of the Final Map. Existing water lines and sewer lines on the Subject Property shall be relocated to the satisfaction of ETWD. For existing easements to be vacated, the Applicant shall demonstrate the manner in which the easements will be vacated through separate instrument(s) upon completion of any new infrastructure construction and existing infrastructure removal. Prior to the issuance of building permits the aforementioned easements shall be vacated. 103. The Applicant shall design and secure, to the satisfaction of ETWD to ensure adequate water service is provided to the Project as well as any other areas adjacent to the Project that currently utilize the existing facilities that are located within the Subject Property. For each Final Map requested by the Applicant, the Applicant shall provide evidence to the Public Works Director prior to Final Map approval by the City Council that it has complied with all requirements of ETWD. 104. For each grading and building permit requested, prior to the issuance of any permits, the Applicant shall provide evidence of design approval of all required water and sewer improvements from ETWD to the reasonable satisfaction of the Public Works Director and Community Development Director. 105. Prior to the issuance of any building shell final or certificate of occupancy for any building, all water and sewer improvements serving the subject building shall be constructed to the satisfaction of ETWD and the reasonable satisfaction of the Public Works Director and Community Development Director. 106. Prior to the issuance of a building permit for any new building, or approval of a change in use for an existing building, the Applicant shall obtain a “Will Serve” letter from ETWD. The Applicant shall provide to the Community Development Director evidence of ETWD’s issuance of a “Will Serve” letter for the new building or use.
107. Water lines shall be sized to accommodate the total domestic requirements and fire-flow requirements of OCFA.

CONSTRUCTION ACCESS/ PHASING PLAN
108. During construction of the Project, the Applicant shall maintain adequate site vehicular and pedestrian ingress and egress for customers and utilize temporary directional signage in the public right-of-way as needed to the reasonable satisfaction of the Public Works Director and Community Development Director.

Required directional signage shall comply with City standards and specifications, including but not limited to, the Caltrans design manual, the California Manual of Uniform Traffic Control Devices, and/or as recommended by the American Association of State Highway and Transportation Officials (AASHTO). Required

private directional signage shall be provided as appropriate at the reasonable discretion of the Community Development Director.
109. During any construction, adequate emergency access for police, fire, and paramedic vehicles, to the standards of, and approval of, the OCFA, shall be maintained on the Subject Property at all times.
110. The Project Applicant shall prepare and submit for review and approval a Construction Phasing Plan for development consistent with the approved Phasing Plan as identified in the Amended and Restated Development Agreement by the Community Development Director and Public Works Director. At a minimum, each Construction Phasing Plan shall identify: (1) construction access and egress points; (2) haul routes; (3) construction staging, material storage, and equipment laydown areas; (4) temporary traffic control measures for construction-related and public circulation and; (5) the sequencing and anticipated duration of grading and construction activities; and (6) measures to maintain safe access for emergency vehicles, existing occupants, and adjacent properties, as applicable. No grading permit shall be issued for any development phase until the applicable Construction Phasing Plan has been approved by the City. The Construction Phasing Plan shall be maintained as an active document and updated as development progresses through each approved phase, or whenever changes to the any changes to the development or construction sequencing. Any revisions shall be submitted for review and approval by the Community Development Director and Public Works Director prior to implementation of the proposed changes. 111. A pre-submittal meeting with the Community Development Director is required prior to submittal of any building or grading permits to coordinate construction phasing plan.
112. Prior to the issuance of any demolition, grading, building or other permit, the Applicant shall submit a construction staging plan to the City identifying areas to be used for equipment and material storage, placement of construction trailers, portable restrooms, delivery areas for loading and unloading of materials and equipment, construction waste diversion processing, and construction employee parking. The Applicant shall periodically submit an updated construction staging plan, as needed and/or when reasonably requested by the Community Development Director. Appropriate pedestrian and vehicular safety barriers shall be installed in all areas as required by the Community Development Director prior to the issuance of permits. In addition, prior to the issuance of any permits within a District, an on-site pedestrian and vehicle parking circulation plan shall be submitted to the City for review and approval by the Public Works Director and Community Development Director identifying pedestrian and vehicle access, including temporary parking for disabled patrons for businesses that will remain open during construction.
113. During the course of construction, the Applicant shall immediately respond to requests made by a City inspector to reasonably resolve any public safety or

access issues identified during the work. Modifications to an approved construction staging plan shall be made when requested by a City inspector within 48 hours, or as soon as possible as determined by the Community Development Director.

MECHANICAL EQUIPMENT
114. Mechanical equipment, storage, trash areas, and utilities installed at ground level shall be architecturally screened by a solid or semi-solid material from public view to the reasonable satisfaction of the Community Development Director. The method of screening shall be architecturally compatible in terms of materials, color, shape, and size. The screening design shall blend with the building design and include landscaping when on the ground.
115. For rooftop mechanical equipment, building parapet walls shall be at least as high as the equipment and vents installed on each building.
a. For any roof-top equipment, in lieu of fully screening the equipment, the Applicant may provide a “line of sight” study to the Director that indicates no screening is required given the location of mechanical equipment on the roof of a building relative to one or more viewpoints within the Project (as reasonably determined by the Community Development Director) at finished grade. Roof mounted solar panels are excluded from this requirement so long as the overall height of the equipment is as close to the height of building parapet walls as possible, or where integrated into an accessory building such as a roof top carport.
b. The applicant shall design, locate, and orient all rooftop mechanical equipment—including, but not limited to, exhaust vents, commercial fans, and HVAC units—to minimize acoustic impacts on adjacent residential properties.

RESIDENTIAL BUILDINGS
116. Prior to the issuance of a building permit for any Residential Building, the Applicant shall provide final details and specifications identifying the amenities of all outdoor landscaped courtyards and pool courtyards to the Community Development Director for review and approval. The building plans shall label the location of pools, spas, cabanas, barbeques, fire pits, wet bars, seating areas and other amenities as depicted on the Plans.

STREET FURNITURE
117. Prior to the issuance of the first building permit in aLot within VTTM No. 19123, the Applicant shall submit a final street furniture plan for the Lot (site location, specification sheets, dimensions, and materials board) to the Community Development Director and Public Works Director for review and approval. Such plan shall include pet waste stations, benches, water fountains, free standing landscape planters, trash receptacles, tree grates, bike racks, bollards, shade

structures, and light poles and fixtures consistent with the UVSP or as otherwise approved.
118. Unless specified otherwise in these Conditions, the timing of the installation of pet waste stations, benches, water fountains, free standing landscape planters, trash receptacles, tree grates, bike racks, bollards, shade structures and light poles identified in an approved final street furniture plan shall be installed to the reasonable satisfaction of the Community Development Director and Public Works Director.

OUTDOOR DINING
119. To ensure adequate accessibility, and pedestrian safety and security, for any restaurant use with a designated outdoor dining or patio area, the Applicant shall provide an outdoor dining/ patio plan for review and approval by the Community Development Director prior to the issuance of building permits for the use depicting the size of the space, number of chairs and tables, and separation between public areas and the patio area. Where outdoor service of alcohol is proposed, the Applicant shall provide a barrier a minimum of 42-inches in height and of a length necessary to delineate the public areas from the outdoor dining/patio area subject to the approval of the Community Development Director and the Department of Alcoholic Beverage Control (“ABC”) prior to commencement of alcohol service in outdoor dining/patio areas. All requirements of the Community Development Director and ABC shall be implemented prior to the commencement of the restaurant use.

SPECIAL EVENTS AND TEMPORARY USES AT THE VILLAGE PARK
120. The total number of temporary or seasonal events authorized under this Conditional Use Permit shall not exceed thirty-six (36) per calendar year. An event that spans multiple consecutive days shall be considered one (1) event. 121. Event operators shall complete submit, in writing, one month prior to the commencement of a special event: The anticipated dates and duration of the event, hours of operation, general setup description, expected attendance, and the responsible event operator designated for the event.
122. If alcohol is to be served or sold at any event, the individual event operator shall obtain all required ABC licenses prior to such service. A copy of the applicable ABC license shall be submitted to the Community Development Department no less than five (5) business days prior to the event. All alcohol service shall comply with the conditions of the ABC license and applicable LHMC provisions. 123. Events may occur both indoors and outdoors within the boundaries of the Village at Laguna Hills site, consistent with the approved site plans and the Village at Laguna Hills Specific Plan.

124. Amplified sound and public address systems associated with any event shall comply with all applicable provisions of the LHMC noise ordinance. Amplified sound shall be directed away from sensitive receptors to the greatest extent feasible.
125. All temporary structures and event equipment shall be removed from the site within 72 hours following the conclusion of each event, unless a longer period is specifically approved by the Community Development Director in writing. 126. The event operator shall ensure adequate on-site parking is available for each event, consistent with the Village at Laguna Hills Specific Plan and any applicable shared parking agreements. If a parking deficiency is anticipated, the applicant shall submit a Parking Management Plan to the Community Development Director for review and approval prior to the affected event.
127. Adequate refuse and recycling facilities shall be provided at each event and promptly serviced. The site shall be restored to a clean condition within 24 hours following the conclusion of each event.
128. The Applicant shall secure any required approvals from the Orange County Health Department prior to the commencement of any event.
129. The Applicant shall secure all required approvals from the Orange County Fire Authority prior to the commencement of any event.
130. Fire lanes, fire equipment (hydrants and sprinkler system fire department connections) shall remain unobstructed.
131. The Applicant shall secure all required approvals from the City of Mission Viejo Animal Services Department prior to the commencement of any event involving live animals.
132. Temporary signs associated with Village Park Special Events shall comply with LHMC Section 9-42.200.
133. The Applicant shall not utilize any prohibited sign stated in section 9-42.260 of the Laguna Hills Municipal Code (LHMC).
134. All premises shall be kept and maintained in a clean, neat, orderly, operable, and usable condition. The applicant shall maintain a clean site free of trash, debris, and graffiti.
135. The Applicant shall comply with all smoking regulations outlined in section 5-28 of the LHMC, including the posting of all required signs.
136. The volume of all sound systems or noise generating objects shall comply with the noise standards of the City of Laguna Hills Noise Ordinance 5-24.

SOLID WASTE
137. Prior to the issuance of any building permits for the Project, the Applicant shall submit a Waste Management Plan that includes the specifications for the collection and diversion of municipal solid waste, recycling, and organic materials at the Project. The plan shall be reviewed and approved by the Community Development Director and shall demonstrate conformance with the requirements of the City’s Municipal Code and state law, and shall specifically address the state-mandated diversion requirements set forth in AB 939, AB 341, AB 1826, AB 827 and the regulations implementing SB 1383 (California Code of Regulations Title 14, Division 7, Chapter 3). The Waste Management Plan shall include the following elements and demonstrate compliance with the conditions provided below:
a. Locations and dimensions of bin/cart storage areas, and/or the bin(s) cart(s) designated enclosure areas.
b. Projected weights and volumes of the following material streams using the conversion factors provided in this section:
i. Recyclables (as defined by AB 341, including recoverable paper, cardboard, plastic, metal, etc.)
ii. Organic materials (as defined by AB 1826/SB1383, including food scraps, landscaping waste, wood waste, and food-soiled paper), iii. Municipal solid waste (MSW or trash).
c. Proposed service levels, including type of waste container (MSW, recycling, or organics material), size of container, and frequency of collection. d. Demonstration that adequate clearance is provided for the waste and recycling hauler vehicle to safely and efficiently service the carts/bins/receptacles.
e. Demonstrated paths of residents/tenants depositing of designated materials into the correct cart/bin and sufficient storage enclosure areas for containment until collection.
f. If underground and/or garage areas are designated enclosure/aggregation points, those areas need to be accessible for movement, placement and storage of bins/containers for waste, recyclables, and organic materials.

Adequate space needs to be provided for safely accessing containers for service by the collection company and not require movement of carts/bins more than 25 feet to the location of the collection vehicle on level access with no inclines.
g. Location requirements for tenants’ trash enclosures shall be subject to state issued guidelines or requirements, if any. If chutes are utilized for multifamily properties, all SB 1383 mandated three bin/cart types (MSW, recyclables, organics) will be adjacent to each other and in sufficient quantity to handle each of the specific material types without causing an overflow into one of the other material types. No more than a 20% level of

cross contamination between the three material types shall be permitted. If chutes are utilized to convey the materials there will be a designated chute for each (MSW, recyclables, and organics.)
h. Any generator (business) that elects to self-haul its own recyclables or organics, must demonstrate a diversion level as required by CalRecycle regulations governing all diversion legislation.
138. The enclosures and/or storage areas shall have adequate space to accommodate containerization of the projected levels of the three materials streams generated by the Project (recyclables, organic waste, and municipal solid waste). The Waste Management Plan shall include projected weights and volumes of generation for each business type at the Project (retail, restaurant, residential, hotel, etc.) calculated using the generation and density factors shown in Tables 1 and 2 below.

In addition, using the factors in Tables 1 & 2 below, the Waste Management Plan shall show adequate dedicated space in the recyclable, organics, and trash storage areas to ensure that all applicable state mandated diversion requirements are met. Any deviation from the standards in Table 1 shall need specific approval from the City staff overseeing the permit application and approval. All enclosures shall be covered, include an inlet/drain to the sanitary sewer system, and shall prohibit any liquids from leaving the site or entering a storm drain. Please refer to the City’s ‘Covered Trash Enclosure Detail’
(https://www.lagunahillsca.gov/DocumentCenter/View/373/Trash-EnclosureDetail-PDF) for further guidance.

Table 1.

Generation Rates and Material Stream Percentages per Business Type Project Generation Rates
Waste Generation Rates by Material
Stream*
MSW Recyclables Food
Scraps
For retail establishments*: 3,250 lbs. per 1,000 sq. ft. per year 25% 70% 5% For restaurants*: 6,483 lbs. per employee per year or 1,825 lbs. per 1,000 sq. foot per year
20% 35% 45%
For multi-family housing
units**:
2,278 lbs. per unit per year 35% 45% 20%
Office*: 2,190 lbs. per 1,000 sq. feet per year 25% 70% 5% Hotel*: 1,460 lbs. per room per year 30% 35% 45%
Table 2. Density Factors for Material Streams (used to convert weight to volume) Density Factors (in lbs. per cubic yard)***
Dry MSW-retail 80
MSW – residential 100
Commercial Mixed Recycling 40
Residential Mixed Recycling 45

Food Scraps 500
Green waste 110
Sources:
*CalRecycle Targeted Statewide Waste Characterization Study: Waste Disposal and Diversion Findings for Selected Industry Groups;
**Multi-family generation rates found in multi-family units in Mission Viejo; ***CR&R 2015 annual route audit results in Laguna Hills and weigh-based field audits; The figures provided in Table 1 above provide annualized generation rates and do not take into account seasonal fluctuations in waste and recyclables generation volumes that may especially impact retail, multi-family, and hospitality business uses. The volume of recyclables and waste generated fluctuates over the course of the year. For retail and hospitality uses, peak generation occurs October through January and potentially June – August. For multi-family, generation will peak around all holiday seasons and usually tends to be higher during winter months when compared to summer months. The tables provided assume that annualized figures. Enclosures will need to be able to accommodate larger bins or additional pick-ups to avoid bin overfilling during peak seasons. For retail and hospitality business uses, the applicant shall demonstrate that a volume capacity increase of 30% can be obtained through either 1) adding additional collection containers to the enclosures used by retail generators or by 2) increasing collection frequency of existing collection containers in the enclosures used by retail generators without having to place containers outside of the enclosure or expanding the enclosure.

For multi-family uses, the applicant shall demonstrate that a volume capacity increase of 20% can be obtained through either 1) adding additional collection containers to the enclosures used by multi-family generators or by 2) increasing collection frequency of existing collection containers in the enclosures used by multi-family generators without having to place containers outside of the enclosure or expanding the enclosure.

Example 1: How to Calculate Projected Weekly Waste Generation:

Step 1: Determine total annual waste generation based on business use and square footage. If the applicant’s project will have 10,000 square feet of retail business use, the applicant would calculate the total generation per year of waste materials. In this case, using the ‘Project Generation Rates’ value for retail in Table 1, the retail space would generate a projected 3,250 lbs. per 1000 square feet, or 32,500 lbs. per year of waste for a 10,000 square foot retail space. Applicant will calculate generation rates by waste stream in Step 2.

Step 2: Calculate projected annual material weights by stream. Next, the applicant would apply the values of ‘Waste Generation Rates by Material Stream’ to this annual generation projection to determine the weights of each stream that are expected to be generated each year. For the retail space, applicant would multiply the total projected weight

generation by the percentages included in Table 1. The applicant can project the following weights:
• 8,125 lbs. of MSW per year (32,500 lbs. of waste per year x 25% MSW coefficient);
• 22,750 lbs. of recyclables per year (32,500 lbs. of waste per year x 70% recyclables coefficient);
• 1,635 lbs. of organic materials per year (32,500 lbs. of waste per year x 5% organics coefficient).

Step 3. Convert projected material weights into weekly volumes. To convert weights of projected material streams into volumes, the applicant will divide the projected annual weights of each material generated by the material density factors in Table 2. For the retail space example, the applicant would project the following weekly generation volumes:
• 101.5 cubic yards per year of MSW (8,125 lbs. of MSW per year divided by 80 lbs. per cubic yard) divided by 52 weeks per year equals 2 cubic yards per week of MSW generation
• 568.75 cubic yards per year of recycling (22,750 lbs. of recyclables per year divided by 40 lbs. per cubic yard) divided by 52 weeks per year equals 11 cubic yards per week of recyclables generation • 3.25 cubic yards per year of organic materials (1,625 lbs. of organic materials per year divided by 500 lbs. per cubic yard) divided by 52 weeks per year equals .0625 cubic yards per week of organic materials generation.
139. The Applicant shall demonstrate in its Waste Management Plan that any recycling and/or trash areas used on site to consolidate materials shall provide adequate square footage and clearance within the recycling/ trash area to safely service receptacles, and that will not require staging or handling of materials that may obstruct pedestrian walkways, bike paths, on-site vehicle circulation, or otherwise create adverse conditions on the Project resulting from the handling of containers outside of enclosure areas resulting in noise disturbances, odors, or outdoor storage.

Example 2: How to determine containers sizes and frequency needed to adequately containerize projected materials generations Step 1: Determine appropriate container size and frequency needed.

Using the weekly projected generation levels calculated in example 1, the applicant projects that the 10,000 square foot retail operation will generate approximately 2 cubic yards per week of MSW, 11 cubic yards per week of recyclables, and 0.0625 cubic yards per week of organic materials. Using the bin sizes in Diagram 1 and Table 3, identify the needed frequency and size of containers. In this case, the applicant would likely need the following service configurations:

• MSW Service Needs: One 2-yard MSW dumpster serviced one day per week (2 yards of weekly MSW service matches the projected MSW generation levels of 2 cubic yards per week). Applicant may opt for one 3-yard bin serviced 1 day per week to allow for a slight volume buffer for high-waste-volume events, such as the holiday shopping season. • Recycling Service Needs: One 4-yard recycling dumpster serviced 3 days per week or 1 3-yard recycling dumpster serviced 4 days per week (12 yards of weekly recycling service exceeds the projected recycling generation levels of 11cubic yards per week). • Organic Material Recycling Service Needs: One 64-gal organics cart serviced 1 day per week (0.3 yards of weekly organics recycling service exceeds the projected organics generation levels of 0.0625 cubic yards per week).

Step 2: Determine approximate footprint of needed service equipment.

Using the bin and cart dimensions included in Table 3, determine the size of the enclosure space needed to accommodate the projected number of MSW, recycling, and organics containers calculated in Step 1. Diagram 2 includes some examples of bin configurations for the applicant’s consideration. For example, a 10,000 square foot retail space would have to provide an enclosure plan to the City that could house one (1) 2-yard MSW dumpster with a 7”x3.5” footprint; one (1) 3-yard recycling dumpster with a 7”x4” footprint; and one (1) 64-gallon organics receptacle with a

24.25” x 31.75” footprint. The enclosure would also need to require room for users to easily access each bin type and or the hauler to service each container. Note: the applicant’s retail business or project may require more or less dedicated capacity and enclosure space than the above example. 140. For enclosures servicing all SB 1383 identified three material streams (MSW, Recyclable Materials, organics materials, and a cooking oil/grease tank if the location generates oil and grease), the Applicant shall design the enclosure to allow for enough space to service bins and carts, as reasonably determined by the Public Works Director. At a minimum, the enclosure shall allow for the enough space for at least one bin each recycling, organics, and MSW bin, depending on projected material volume generation.
141. To ensure that franchise waste hauler collection vehicles can service the Project, waste collection areas serviced by collection vehicles shall be designed to allow access by the collection vehicles. The Applicant shall include truck turning templates in plan submittals for review and approval by the Public Works Director. 142. The Project shall provide adequate space for both the receiver and the compaction equipment. The chart below provides the clearances required for compactors.

Required Clearances for Compactors
Vertical (Approach & Exit) 14’ high

Vertical (Rails raised
w/compactor)
25’ high
Lateral 2’ around compactor
Service Area Length 75’ long
143. For all compactors used on-site, the Applicant shall meet the manufacturer’s recommended specifications for minimum dimensions required to operate the equipment. If none are listed, the Applicant may use the following as a guide subject to the review and approval of the Community Development Director:

Front Load Truck Emptied Compactor Dimensions*
Compactor
Size Height Width Depth
2 yds. 8.5’ 8’ 5’
3 yds. 7’ 8’ 7’
4 yds. 8’ 8’ 9’
144. The Applicant shall design and construct trash enclosures with a solid roof with a roof height that does not obstruct direct collection access to bins, and a floor drain connected to the sanitary sewer system in accordance with City Engineering Standard Plans.
145. The Applicant shall install signage in all enclosures to indicate the type of material that can be disposed of in the bin. Signage for multifamily portion of project shall comply with residential requirements of SB 1383. Signage for commercial portions of the project will comply with the commercial requirements of SB 1383. 146. The Applicant will reasonably cooperate with the City in providing information for the City’s annual reporting to CalRecycle on the Project’s collective SB 1383 recycling programs and efforts.
147. The Applicant will implement all diversion programs that are required by statutory requirements and will cooperate with the city in overseeing and maintaining programs as required by SB 1383 in the Project.
148. The Applicant will conform to the provisions of the City’s SB 1383 Mandatory Commercial and Residential Recycling Ordinance.

REMEDIATION
149. Any and all contamination identified in the Phase I Environmental Site Assessment completed in July of 2020 for the Project, or encountered during construction of the Project, shall be remediated as required by all applicable federal, state and local laws and regulations.

ORANGE COUNTY FIRE AUTHORITY (OCFA) SERVICE REQUEST (SR) 25005473 Project and building information.
150. Plan Submittal. The applicant or responsible party shall submit the plan(s) listed below to the OCFA for review. Approval shall be obtained on each plan prior to the event specified.
151. Prior to issuance of a precise grading permit or a building permit, if a grading permit is not required.
a. Fire Master Plan (service code PR 145)
152. Prior to Issuance of a Building Permit.
a. Architectural (service code PR200-PR268 PR 272 PR 285) b. Alternative Method (PR 910)
c. Smoke Control PR 380, 382
153. Prior to concealing interior construction.
a. Underground Plans for new Hydrant (Service Code PR 470) b. Fire alarm system (service code PR500-PR530)
c. Fire sprinkler system (service code PR400-PR440)
d. Fire Pump (PR 465)
e. Standpipes (PR 460)
f. Battery Storage Systems (PR 375)
g. Solar (PR 362/363)
h. Chemical Classification (PR 315/318) Pool
154. Prior to Final.
a. Emergency Radio System PR 390
b. Above ground storage tank (Generator) PR 390
155. Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, construction, inspection, or occupancy. Portions of the project that are deferred shall be subject to the codes, standards, and other applicable requirements in force on the date that the deferred plan is submitted to OCFA. Standard notes, guidelines, informational bulletins, submittal instructions, and other information related to plans reviewed by the OCFA may be found by visiting ocfa.org. 156. Temporary/Final Occupancy Inspections: Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the

satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested. Inspections shall be scheduled at least five days in advance by calling OCFA Inspection Scheduling at 714-573-6150. 157. Preconstruction Meeting: Before commencement of construction, the applicant or responsible party shall attend a pre-construction meeting with an OCFA inspector. Call OCFA Inspection Scheduling at 714-573- 6150 at least five days in advance to schedule and pay for the pre-construction meeting. 158. Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at 714- 573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection.

MITIGATION MEASURES
159. The Applicant shall comply with all mitigation measures applicable to the Project as set forth in the 2009 General Plan Program Environmental Impact Report as Addended in the First through Sixth Addenda and Mitigation Monitoring and Reporting Program for the Village at Laguna Hills Project.

HOTEL OPERATIONS
160. Onsite Management with authority to address operational issues shall be physically present on the property twenty-four (24) hours per day, seven (7) days per week. Management shall be available to respond immediately to guest complaints, emergencies, security issues, and code enforcement matters. 161. Current contact information for the General Manager and an after-hours management representative shall be provided to the Community Development Department and local law enforcement. Contact information shall be updated within five (5) business days of any change.
162. No more than three percent (3%) of the total guest rooms and suites combined between the two Hotels shall be occupied by the same individual or group for more than thirty (30) consecutive calendar days. Reservations shall not be structured or renewed to circumvent this limitation.
163. Hotel rooms shall not be used as permanent or long-term residential dwelling units.

The hotel shall operate solely as transient lodging consistent with the approved use.
164. The hotel shall maintain a guest registration system documenting guest identification, dates of occupancy, and room assignments in accordance with applicable law. Records shall be maintained and made available to law enforcement as authorized by law.

165. The operator shall maintain appropriate security measures including:
(1) Adequate exterior lighting.
(2) Operational surveillance cameras covering primary entrances, exits, parking areas, and other common areas, where appropriate. (3) Controlled access to guest room areas.
(4) Staff training regarding emergency response and guest safety. 166. The property, including all buildings, parking areas, landscaping, sidewalks, trash enclosures, lighting fixtures, and outdoor amenities, shall be maintained in a clean, safe, orderly, and attractive condition at all times. Graffiti shall be removed within forty-eight (48) hours of discovery.
167. All required landscaping and irrigation systems shall be maintained in a healthy condition. Dead or damaged plant materials shall be replaced within forty-five (45) days, weather permitting.
168. Trash and recycling areas shall be screened from public view and maintained in a sanitary condition. Outdoor refuse shall not accumulate on the property. Collection activities shall occur only during hours permitted by applicable municipal regulations.
169. Hotel operations shall not create noise that constitutes a public nuisance or exceeds applicable municipal noise standards. Outdoor amplified sound, music, or entertainment shall comply with local noise regulations and any applicable event permits.
170. Hotel management shall take reasonable measures to prevent and promptly address disturbances including excessive noise, disorderly conduct, illegal activity, vandalism, loitering, and other nuisance behavior by guests or visitors. 171. Outdoor gathering areas, patios, pools, and recreational amenities shall operate only during hours approved by the Community Development Director or otherwise established by municipal code. Signage identifying hours of operation shall be posted.
172. All guest, employee, and visitor parking shall occur within designated onsite parking spaces. Parking areas shall not be used for vehicle storage, overnight camping, or commercial vehicle parking unless specifically authorized. 173. Deliveries, refuse collection, and loading activities shall be conducted in designated loading areas and shall not interfere with adjacent properties or public streets.

174. The operator shall promptly repair damaged pavement, lighting, fencing, signage, landscaping, buildings, and other site improvements to maintain the property in good condition.
175. The operator shall promptly notify Orange County Sheriffs Department of suspected criminal activity occurring on the premises and shall cooperate with law enforcement investigations as required by law.
176. The operator shall implement and maintain a written Good Neighbor Policy addressing guest behavior, noise, litter, parking, smoking, security, complaint response procedures, and contact information for management. The policy shall be available upon request by the Community Development Director. 177. Management shall respond to complaints from neighboring property owners, residents, or City staff in a timely manner. A written log of complaints and corrective actions shall be maintained for a minimum of two (2) years and provided to the City upon request.
178. If alcohol is served, all required licenses shall be maintained. Alcohol service shall comply with all applicable state and local regulations, and staff shall receive responsible beverage service training where required.
179. Events open to non-registered guests that exceed the normal operational characteristics of the hotel shall comply with all applicable City permits and operational requirements.
180. The Operator shall comply with all smoking regulations outlined in section 5-28 of the LHMC, including the posting of all required signs.
181. Mechanical equipment, including HVAC systems, generators, and pool equipment, shall be fully screened from public view maintained to minimize noise, vibration, and visual impacts on surrounding properties.
182. Exterior lighting shall be shielded and directed downward to prevent glare or light spillover onto adjacent residential properties and public rights-of-way. 183. The business shall be permanently maintained in an orderly fashion by the provision of regular removal of trash and debris, and comply with all property maintenance standards as required by LHMC Chapter 9-74. 184. All doors leading into the business shall remain closed to minimize potential for adverse noise and odor impacts on nearby businesses, except as otherwise required for normal pedestrian ingress and egress.
185. All business activities and related services shall be conducted entirely within the enclosed subject tenant space.