Agenda — Stanton City Council, April 28, 2026 (part 2 of 3)

TABLE OF CONTENTS

I. POLICY 3
II. SCOPE 3
III. GENERAL OBJECTIVE 3

3.1 SAFETY 4

3.2 LIQUIDITY 4

3.3 YIELD 4
IV. STANDARDS OF CARE 4

4.1 DELEGATION OF AUTHORITY 4

4.2 PRUDENCE 5

4.3 ETHICS AND CONFLICT OF INTEREST 5
V. SAFEKEEPING AND CUSTODY 6

5.1 SAFEKEEPING OF SECURITIES AND FUNDS 6

5.2 QUALIFIED INSTITUTIONS 6

5.3 ACCOUNTING METHOD 7

5.4 INTERNAL CONFLICTS 7
VI. AUTHORIZED AND SUITABLE INVESTMENTS 8

6.1 AUTHORIZED INVESTMENTS 8

6.2 SUITABLE INVESTMENTS 8

6.3 COLLATERIZATION AND OTHER SAFETY CONSTRAINTS 13

6.4 PROHIBITED INVESTMENTS 13
VII. INVESTMENT PARAMETERS 13

7.1 DIVERSIFICATION 13

7.2 INVESTMENT MATURITY 14

7.3 COMPETITIVE TRANSACTIONS 14

7.4 INVESTMENT GUIDELINES AND STRATEGY 15

7.5 MITIGATING CREDIT RISK IN THE PORTFOLIO 15
VIII. REPORTING 15

8.1 SPECIFIC REPORTING REQUIREMENTS 15

8.2 PERFORMANCE STANDARDS 16

8.3 REVIEW OF INVESTMENT PORTFOLIO 16
IX. POLICY REVIEW AND ADOPTION 16
X. GLOSSARY OF TERMS 16

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CITY OF STANTON
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I. POLICY
This statement is intended to provide guidelines for the prudent investment of the City's temporary idle cash, and to outline the procedures for maximizing the efficiency of the City's cash management system. This statement will also be utilized by the Successor Agency to the Stanton Redevelopment Agency and the Stanton Housing Authority. The ultimate goal is to enhance the economic status of the City while safeguarding its assets.

II. SCOPE

This Investment Policy applies to all financial assets and funds held by the City of Stanton with the exception of deferred compensation assets (pension and other postemployment benefits) held in a trust and funds held by bond trustee that are controlled by the legal requirements of a debt indenture.

III. GENERAL OBJECTIVE
The objective of the investment portfolio is to meet the short and long-term cash flow demands of the City. This is achieved by safekeeping the corpus of cash assets under control and by earning income on cash assets not in immediate use. The City of Stanton strives to maintain the level of investment of all idle funds as near 100% as possible, through daily and projected cash flow determinations. Accordingly, the City's cash management system is designed to accurately monitor and forecast revenues and expenditures, thus enabling the City to invest funds to the fullest extent possible.

Idle cash management and investment transactions are the responsibility of the City Treasurer.

In conformance with California Government Code Sec. 53600.5, the City attempts to obtain the highest return possible while ensuring that safety and liquidity needs have been met.

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The City’s principal investment objectives, in priority order, are:

3.1 SAFETY
The safety and risk associated with an investment refers to the potential loss of principal, interest, or a combination of these amounts. The City should select only those investments that are considered very safe. The City shall not engage in speculation and will focus on the preservation of capital and protection of investment principal. Diversification guidelines will be established to avoid incurring unreasonable risks regarding specific security types or individual financial institutions.

3.2 LIQUIDITY
This refers to the ability to "cash in" at any moment in time with a minimal chance of losing some portion of principal or interest. Liquidity is an important investment quality especially when the need for unexpected funds occurs. The investment program will provide for the maintenance of sufficient liquidity to meet operating requirements that are reasonably anticipated.

3.3 YIELD
Yield is the potential dollar earnings an investment can provide, and sometimes is referred to as the rate of return. The investment program will strive to attain a market rate of return throughout budgetary and economic cycles, taking into account the investment risk constraints of safety and liquidity needs.

IV. STANDARDS OF CARE

4.1 DELEGATION OF AUTHORITY
The ultimate responsibility and authority for the investment of City funds resides with the City Council. The City Council will receive monthly reports, designate investment officers, and annually review the investment policy making any changes necessary by adoption. The City Council hereby designates the City Treasurer as the Investment Officer for the City’s funds.

The Investment Officer shall invest City funds in accordance with California Government Code Sec. 53600.5 and with this Investment Policy. This Policy shall constitute a “written order” from City Council. The City Treasurer is the Investment Officer, with the consent of the City Manager or designee, and may further delegate the authority to invest City funds to additional City Finance personnel with the consent of the City Manager.

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Subject to required procurement procedures, the City may engage the support services of outside professionals in regard to its financial program.

The City Council may engage the services of one or more external investment managers to assist in the management of the City’s investment portfolio in a manner consistent with the City’s objectives. Such external managers may be granted discretion to purchase and sell investment securities in accordance with this Statement of Investment Policy. Such managers must be registered under the Investment Advisors Act of 1940, or be exempt from such registration. Such external managers shall be prohibited from executing safekeeping arrangements and wire transfers.

4.2 PRUDENCE
As a local agency defined by California Government Code Sec. 53600, the City of Stanton operates its pooled idle cash investments under California Government Code Sec. 53600.3, known as the "Prudent Investor Standard," which states, in part:
"When investing... or managing public funds, a trustee shall act with care, skill, prudence, and diligence under the circumstances then prevailing, including...the general economic conditions and the anticipated needs of the agency, that a prudent person acting in a like capacity and familiarity with those matters would use in the conduct of funds of a like character and with like aims, to safeguard the principal and maintain the liquidity needs of the agency. Within the limitations of this section...investments may be acquired as authorized by law".

Investment officers acting in accordance with written procedures and the investment policy and exercising due diligence shall be relieved of personal responsibility for an individual security’s credit risk or market price changes, provided deviations from expectations are reported in a timely fashion and appropriate action is taken to control adverse developments.

4.3 ETHICS AND CONFLICT OF INTEREST
The City Treasurer, officers and employees involved in the investment process shall refrain from personal business activity that could conflict with proper execution and management of the investment program, or that could impair their ability to make impartial decisions. The City Treasurer, officers and employees shall, at all times, comply with the Conflict-of-Interest Code described in Title 2 of the California Code of Regulations, section 18351, and the City’s adopted Conflict of Interest Code. Employees and officers shall City of Stanton, CA
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refrain from undertaking any personal investment transactions with the same individual with whom business is conducted on behalf of the City.

All participants in the investment process are required to comply with terms of the Political Reform Act, Fair Political Practices Commission Regulations promulgated thereunder (2 C.C.R. §§ 18110 through 18998), the City’s Conflict of Interest Policy, including, without limitation, filing of Form 700, notification and recusal obligations, and Government Code section 1090 prohibitions.

V. SAFEKEEPING AND CUSTODY

5.1 SAFEKEEPING OF SECURITIES AND FUNDS
Securities purchased by the City shall be held in a segregated account for the City’s benefit at a third-party trust department. The broker/dealer or bank from which the security is purchased shall issue a confirmation ticket to the City listing the specific instrument, issuer, coupon, maturity, CUSIP number, purchase or sale price, transaction date, and other pertinent information. The broker/dealer or bank that executes the transaction on the City’s behalf shall deliver all securities on a delivery versus payment method to the designated third-party trustee at the direction of the City Treasurer. All securities will be evidenced by safekeeping receipts in the City’s name.

Certificates of Deposit shall be excluded from delivery versus payment as long as certificates are issued in the City’s name.

5.2 QUALIFIED INSTITUTIONS
The City of Stanton shall purchase authorized investments directly from the issuer, from an institution licensed by the State of California as a broker dealer, as defined in Section 25004 of the Corporations Code, or from a member of a federally regulated securities exchange, from a national or state chartered bank, from a savings association or federal association (as defined by Section 5102 of the Financial Code) or from a brokerage firm designated as a primary government dealer by the Federal Reserve bank. {Cal. Gov. Code Sec. 53601.5}.

The City Treasurer will maintain a list of financial institutions formally authorized to provide investment services. The City shall formally authorize investment brokers to provide investment services to the City by conducting a process of due diligence. Investment Brokers may be Primary Dealers or Regional Brokers and licensed to do business in the State of California. Brokers must complete a broker questionnaire, which includes proof of National Association of Securities Dealers (NASD) certification, Proof of State City of Stanton, CA
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registration and execute a certification that the Broker’s employees and supervisory personnel have read and understand the City’s Investment Policy.

Additional information from the broker/dealers Form BD and/or the broker/dealers disclosure statements on www.FINRA.org, will be included in the review. The City Treasurer shall conduct periodic reviews of the approved list of investment brokers and may remove a firm from the approved list at any time due to any failure to comply with any of the above criteria, failure to execute a transaction; any change in broker/dealer staff; or any action, event, or failure to act which, in the sole discretion of the City Treasurer, is materially averse to the best interest of the City.

Selection of broker/dealers used by an external investment adviser retained by the City will be at the sole discretion of the adviser. Where possible, transactions with broker/dealers shall be selected on a competitive basis and their bid or offering prices shall be recorded. If there is no other readily available competitive offering, the investment adviser shall make their best efforts to document quotations for comparable or alternative securities. If qualitative characteristics of a transaction, including, but not limited to, complexity of the transaction, or sector expertise of the broker, prevent a competitive selection process, investment advisers shall use brokerage selection practices as described above.

5.3 ACCOUNTING METHOD
The City shall comply with all required legal provisions and Generally Accepted Accounting Principles (GAAP). The accounting principles are those contained in the pronouncements of authoritative bodies including but not necessarily limited to, the Governmental Accounting Standards Board (GASB); the American Institute of Certified Public Accountants (AICPA); and the Financial Accounting Standards Board (FASB).

Pooling of Funds: Except for cash in certain restricted and special funds, the City will consolidate balances from all City and Successor Agency funds to maximize investment earnings. Investment income will be allocated to the various funds based on their respective participation and in accordance with generally accepted accounting principles.

5.4 INTERNAL CONTROLS
The City Treasurer shall maintain a system of internal controls which shall be reviewed and tested by the independent auditor at least annually or upon any City of Stanton, CA
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extraordinary event, i.e., turnover of key personnel, the discovery of any inappropriate activity, etc.

Investment officials shall be bonded or covered by blanket crime insurance to protect the public against possible embezzlement or malice.

VI. AUTHORIZED AND SUITABLE INVESTMENTS

6.1 AUTHORIZED INVESTMENTS
All investments of the City shall be made in accordance with the investments authorized for local agencies by the California Government Code, Section 53601.

6.2 SUITABLE INVESTMENTS
The City’s investments are governed by California Government Code, Sections 53600 et seq. Within the investments permitted by the Code, the City seeks to further restrict eligible investments to the guidelines listed below. In the event a discrepancy is found between this policy and the Code, the more restrictive parameters will take precedence. Percentage holding limits and minimum credit requirements listed in this section apply at the time the security is purchased.

Any investment currently held at the time the policy is adopted which does not meet the new policy guidelines can be held until maturity, and shall be exempt from the current policy. At the time of the investment’s maturity or liquidation, such funds shall be reinvested only as provided in the current policy.

An appropriate risk level shall be maintained by primarily purchasing securities that are of high quality, liquid, and marketable. The portfolio shall be diversified by security type and institution to avoid incurring unreasonable and avoidable risks regarding specific security types or individual financial institutions.

6.211 Collateralized Bank Deposits such as a passbook savings account, money market account or other demand deposits in state or federally chartered banks, savings and loans, or credit unions in excess of insured amounts which are fully collateralized in accordance with California law, provided that:
• The maximum maturity does not exceed five years.

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6.212 Municipal Securities include obligations of the City, the State of California, any of the other 49 states, and any local agency within the State of California, provided that:
• The securities are rated in rating category “A” or higher by at least one nationally recognized statistical rating organization.
• No more than 5% of the total portfolio may be invested in any issuer. • The maximum maturity does not exceed five years.

6.213 U.S. Treasuries and other government obligations for which the full faith and credit of the United States are pledged for the payment of principal and interest. There are no limits on the dollar amount or percentage that the Agency may invest in U.S. Treasuries, provided that:
• The maximum maturity is five years.

6.214 Federal Agencies or United States Government-Sponsored Enterprise obligations, participations, or other instruments, including those issued by or fully guaranteed as to principal and interest by federal agencies or United States government-sponsored enterprises. There are no limits on the dollar amount or percentage that the Agency may invest in Federal Agency or Government-Sponsored Enterprises (GSEs), provided that:
• No more than 25% of the total portfolio may be invested in any Agency/GSE issuer.
• No more than 20% of the total portfolio may be invested in callable securities.
• The maximum maturity does not exceed five years.

6.215 Banker’s Acceptances, provided that:
• They are issued by institutions which have short-term debt obligations rated “A-1” or higher by at least one nationally recognized statisticalrating organization; or long-term debt obligations which are rated in rating category “A” or higher by at least one nationally recognized statistical rating organization.
• No more than 40% of the total portfolio may be invested in Banker’s Acceptances.
• No more than 5% of the total portfolio may be invested in any issuer. • The maximum maturity does not exceed 180 days.

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6.216 Federally Insured Time Deposits (Non-Negotiable Certificates of Deposit) in state or federally chartered banks, savings and loans, or credit unions, provided that:
• The amount per institution is limited to the maximum covered under federal insurance.
• No more than 20% of the total portfolio will be invested in a combination of federally insured and collateralized time deposits.
• The maximum maturity does not exceed five years.

6.217 Collateralized Time Deposits (Non-Negotiable Certificates of Deposit) in state or federally chartered banks, savings and loans, or credit unions in excess of insured amounts which are fully collateralized with securities in accordance with California law, provided that:
• No more than 20% of the total portfolio will be invested in a combination of federally insured and collateralized time deposits.
• The maximum maturity does not exceed five years.

6.218 Placement Service Deposits, provided that:
• No more than 30% of the total portfolio may be invested in a combination of Certificates of Deposit, including CDARS. • Under a provision sunsetting on January 1, 2031, no more than 50% of the portfolio may be invested in deposits through a placement service, including Certificates of Deposit, if the Agency is a city, district or local agency that does not pool money with other local agencies. • The maximum maturity does not exceed five years.

6.219 Negotiable Certificates of Deposit (NCDs), provided that:
• The amount of the NCD insured up to the FDIC/NCUA limit does not require any credit ratings.
• For any amount above the FDIC/NCUA insured limit they must be issued by institutions which have short-term debt obligations are rated “A-1” or higher by at least one nationally recognized statistical rating organization; or long-term obligations are rated in rating category “A” or higher by at least one nationally recognized statistical rating organization.
• No more than 30% of the total portfolio may be invested in NCDs (combined with CDARS.)
• No more than 5% of the total portfolio may be invested in any issuer.

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• The maximum maturity does not exceed five years.

6.220 Commercial Paper, provided that meets all of the following conditions in either paragraph (1) or (2) and other requirements specified below:
(1) Securities issued by corporations:
• The issuer is a corporation organized and operating in the United States with assets in excess of $500 million.
• The securities are rated “A-1” or higher by at least one nationally recognized statistical rating organization.
• They are issued by corporations which have long-term obligations are rated in rating category “A” or higher by at least one nationally recognized statistical rating organization.
•
• (2) Securities issued by other entities:
• The issuer is organized within the United States as a special purpose corporation, trust, or limited liability company.
• The securities must have program-wide credit enhancements including, but not limited to, overcollateralization, letters of credit, or a surety bond.
• The securities are rated “A-1” or higher by at least one nationally recognized statistical rating organization.
• No more than 25% of the total portfolio may be invested in Commercial Paper.
• No more than 5% of the total portfolio may be invested in any issuer. • The maximum maturity does not exceed 270 397 days.

6.221 State of California Local Agency Investment Fund (LAIF), provided that:
• The Agency may invest up to the maximum permitted amount in LAIF. • LAIF’s investments in instruments prohibited by or not specified in the Agency’s policy do not exclude it from the Agency’s list of allowable investments, provided that the fund’s reports allow the Treasurer to adequately judge the risk inherent in LAIF’s portfolio.

6.222 Local Government Investment Pools
• Other LGIPs permitted by client.

6.223 Corporate MEDIUM-TERM Notes (MTNs), provided that:

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• The issuer is a corporation organized and operating within the United States or by depository institutions licensed by the United States or any state and operating within the United States.
• The securities are rated in rating category “A” or higher by at least one nationally recognized statistical rating organization.
• No more than 30% of the total portfolio may be invested in MTNs. • No more than 5% of the total portfolio may be invested in any issuer. • The maximum maturity does not exceed five years.

6.224 Asset-Backed, Mortgage-Backed, Mortgage Pass-Through Securities, and Collateralized Mortgage Obligations, provided that:
• The securities are rated in rating category “AA” or higher by a nationally recognized statistical rating organization.
• No more than 20% of the total portfolio may be invested in these securities.
• No more than 5% of the total portfolio may be invested in any AssetBacked or Commercial Mortgage security issuer. There is no issuer limitation on any Mortgage security where the issuer is the US Treasury or a Federal Agency/GSE.
• The maximum maturity does not exceed 5 years.

6.225 Money Market Mutual Funds that are registered with the Securities and Exchange Commission under the Investment Company Act of 1940, provided that:
• Such Funds meet either of the following criteria:

1. Have attained the highest ranking or the highest letter and numerical rating provided by not less than two nationally recognized statistical rating organizations; or

2. Have retained an investment adviser registered or exempt from registration with the Securities and Exchange Commission with not less than five years’ experience investing in the securities and obligations authorized by California Government Code, Section 53601 and with assets under management in excess of $500 million. • No more than 20% of the total portfolio may be invested in Money Market Mutual Funds.

6.226 Supranationals, provided that:

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• Issues are US dollar denominated senior unsecured unsubordinated obligations issued or unconditionally guaranteed by the International Bank for Reconstruction and Development, International Finance Corporation, or Inter-American Development Bank.
• The securities are rated in rating category “AA” or higher by a NRSRO. • No more than 30% of the total portfolio may be invested in these securities.
• No more than 10% of the total portfolio may be invested in a single issuer. • The maximum maturity does not exceed 5 years.

Professional investment managers that may be retained by the City may request more latitude in their choice of investment vehicles and practices than is allowed under this policy. As an integral part of their service to the City, such advisors shall recommend additional investment vehicles and practices, with limitations and restrictions on their use. The City Council must approve the investment vehicles and practices, and adopt an appropriate amendment to this policy prior to their implementation.

6.3 COLLATERALIZATION AND OTHER SAFETY CONSTRAINTS
All bank deposits must be either federally insured or collateralized pursuant to requirements of State law. The City Treasurer may waive collateral for that portion of a deposit which is insured pursuant to Federal law.

6.4 PROHIBITED INVESTMENTS
Certain securities will be prohibited as investments in the City’s portfolio. The City has prohibited certain securities that are allowable under the California Government Code, based on its own assessment of risk and for the protection of City funds. Prohibited investments are:

1. Pursuant to California Government Code Section 53601.6, local agencies are prohibited from making investments in the following vehicles:
-Inverse floaters, range notes, or mortgage-derived interest-only strips. -Securities that could result in a zero-interest accrual if held to maturity.

Under a provision sunsetting on January 1, 2031, securities backed by the U.S. Government that could result in a zero- or negative-interest accrual if held to maturity are permitted.
-Securities with forward settlement date exceeding 45 days from the time of the investment is prohibited.

2. City policy prohibition: The City further limits investments by expressly prohibiting investments in the following:

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-Stocks
-Futures and options
-Repurchase agreements
-Reverse repurchase agreements
-Leveraged investments of any kind
-Foreign currency denominated securities
VII. INVESTMENT PARAMETERS

7.1 DIVERSIFICATION
The City will diversify the investment portfolio to avoid incurring unreasonable risks, both credit and interest rate risk, inherent in over-investing in specific instruments, individual financial institutions, or maturities. The City constrains the portfolio further than the California Government Code to reduce credit risk in the marketplace. Due to fluctuations in the aggregate portfolio balance, maximum percentages for a particular investment type, issuer or security structure may be exceeded at a point in time subsequent to the purchase of a particular security. Securities do not need to be liquidated to realign the portfolio; however, consideration should be given to the matter when future purchases are made.

7.2 INVESTMENT MATURITY
• The City will not directly invest in securities maturing more than five (5) years from the date of purchase.
• The investment’s term or remaining maturity is measured from the settlement date to final maturity.
• Liquidity funds, defined as active bank deposits, LAIF and CAMP balances and money market securities with a maturity of less than six months, will comprise at least 20% of the total portfolio.
• Longer term/Core funds will be defined as the funds in excess of liquidity requirements. The investments in this portion of the portfolio will have maturities between one (1) day and five (5) years.

Exception to 5-year maturity maximum: Reserve or Capital Improvement Project monies may be invested in securities exceeding five (5) years if the maturities of such investments are made to coincide as nearly as practicable with the expected use of the funds.

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7.3 COMPETITIVE TRANSACTIONS
The City Treasurer shall obtain competitive bid information on all purchases of investment instruments purchased on the secondary market whenever possible and practical. Such competitive bid information can be executed through a competitive bid, through the use of a nationally recognized trading platform such as eConnect Direct, or from a third-party pricing source such as Bloomberg. Bid information can be obtained via telephone, faxed, or emailed quotes. If the City is offered a security for which there is no readily available competitive offering on the same specific issue, the City Treasurer shall document quotations for comparable or alternative securities. The Treasurer will select the quote which best satisfies the investment objectives of the investment portfolio within the parameters of this policy. The City Treasurer will maintain a written record of each bidding process including the name and prices offered by each participating financial institution.

7.4 INVESTMENT GUIDELINES AND STRATEGIES
The City Treasurer and staff will develop and maintain procedures, guidelines, and strategies to provide for investment decisions that meet the established goals of this policy. These strategies will incorporate cash flow considerations, liquidity, and surplus balances.

7.5 MITIGATING CREDIT RISK IN THE PORTFOLIO
Credit risk is the risk that a security or a portfolio will lose some or all of its value due to a real or perceived change in the ability of the issuer to repay its debt.

The City will mitigate credit risk by adopting the following strategies:
• The diversification requirements included in the “Authorized Investments” section of this policy are designed to mitigate credit risk in the portfolio. • Unless otherwise specified in this investment policy, no more than 5% of the total portfolio may be invested in securities of any single issuer per each category in Section VI of this policy, except:

1. Where the issuer is the US Government, its Agencies and GSEs.

2. Supranational securities

3. Money Market Mutual Funds

4. Local Government Investment Pools
• The City may elect to sell a security prior to its maturity and record a capital gain or loss in order to improve the quality, liquidity or yield of the portfolio in response to market conditions or City’s risk preferences.

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• If securities owned by the City are downgraded to a level below the quality required by this investment policy, it will be the City’s policy to review the credit situation and make a determination as to whether to sell or retain such securities in the portfolio.

VIII. REPORTING

8.1 SPECIFIC REPORTING REQUIREMENTS
The City Treasurer shall render a monthly investment report to the City Council and the City Manager. The report shall include the type of investment, institution, date of maturity, par value and amount of investment, rate of interest, current market value, source of the market value, and such other data as may be required by the City Council. The report shall also include a schedule of investment transactions for the month, a statement denoting the ability of the City to meet its expenditure requirements for the ensuing six (6) months or an explanation as to why sufficient funds may not be available, and a statement that the City’s investment portfolio is in compliance with the City’s Investment Policy or the manner in which it may not be in compliance. {Gov.

Code Sections 53607 and 53646}

8.2 PERFORMANCE STANDARDS
The City’s investment portfolio will be designed to obtain a market average rate of return during budgetary and economic cycles, taking into account the City’s investment risk constraints and cash flow needs. The basis used by the Treasurer to determine whether market yields are being achieved shall be to identify a benchmark comparable to the portfolio’s average weighted maturity and credit profile. Separate benchmarks may be established for liquidity funds and longer term/core funds.

8.3 REVIEW OF INVESTMENT PORTFOLIO
The securities held by the City must be in compliance with Section VI Authorized and Suitable Investments at the time of purchase. Because some securities may not comply with Section VI Authorized and Suitable Investments subsequent to the date of purchase, the City Treasurer will at least quarterly review the portfolio to identify those securities that do not comply. The City Treasurer will establish procedures to report to the City Council major and critical incidences of noncompliance identified through the review of the portfolio. The portfolio may be adjusted as market conditions change to comply with the City’s objectives of safety, liquidity, and achievement of market rates of return.

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IX. POLICY REVIEW AND ADOPTION

The Statement of Investment Policy shall be adopted by the City Council. The policy shall be reviewed at least annually to ensure its consistency with the overall objectives of preservation of principal, liquidity and yield, and its relevance to current law, financial and economic trends.

X. GLOSSARY OF TERMS
Agencies. Shorthand market terminology for any obligation issued by a governmentsponsored entity (GSE), or a federally related institution. Most obligations of GSEs are not guaranteed by the full faith and credit of the US government. Examples are:

FFCB. The Federal Farm Credit Bank System provides credit and liquidity in the agricultural industry. FFCB issues discount notes and bonds.

FHLB. The Federal Home Loan Bank provides credit and liquidity in the housing market. FHLB issues discount notes and bonds.

FHLMC. Like FHLB, the Federal Home Loan Mortgage Corporation provides credit and liquidity in the housing market. FHLMC, also called “FreddieMac” issues discount notes, bonds, and mortgage pass-through securities.

FNMA. Like FHLB and FreddieMac, the Federal National Mortgage Association was established to provide credit and liquidity in the housing market. FNMA, also known as “FannieMae,” issues discount notes, bonds, and mortgage passthrough securities.

GNMA. The Government National Mortgage Association, known as “GinnieMae,” issues mortgage pass-through securities, which are guaranteed by the full faith and credit of the US Government.

PEFCO. The Private Export Funding Corporation assists exporters. Obligations of PEFCO are not guaranteed by the full faith and credit of the US government.

TVA. The Tennessee Valley Authority provides flood control and power and promotes development in portions of the Tennessee, Ohio, and Mississippi River valleys. TVA currently issues discount notes and bonds.

Asked. The price at which a seller offers to sell a security.

Asset Backed Securities. Securities supported by pools of installment loans or leases or by pools of revolving lines of credit.

Average Life. In mortgage-related investments, including CMOs, the average time to expected receipt of principal payments, weighted by the amount of principal expected.

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Banker’s Acceptance. A money market instrument created to facilitate international trade transactions. It is highly liquid and safe because the risk of the trade transaction is transferred to the bank which “accepts” the obligation to pay the investor.

Benchmark. A comparison security or portfolio. A performance benchmark is a partial market index, which reflects the mix of securities allowed under a specific investment policy.

Broker. A broker brings buyers and sellers together for a transaction for which the broker receives a commission. A broker does not sell securities from his own position.

Callable. A callable security gives the issuer the option to call it from the investor prior to its maturity. The main cause of a call is a decline in interest rates. If interest rates decline since an issuer issues securities, it will likely call its current securities and reissue them at a lower rate of interest. Callable securities have reinvestment risk as the investor may receive its principal back when interest rates are lower than when the investment was initially made.

CDARS (Certificate of Deposit Account Registry System). A private CD placement service that allows local agencies to purchase more than $250,000 in CDs from a single financial institution (must be a participating institution of CDARS) while still maintaining FDIC insurance coverage. Intrafi is an entity providing this service. CDARS facilitates the trading of deposits between the California institution and other participating institutions in amounts that are less than $250,000 each, so that FDIC coverage is maintained.

Certificate of Deposit (CD). A time deposit with a specific maturity evidenced by a certificate. Large denomination CDs may be marketable.

Collateral. Securities or cash pledged by a borrower to secure repayment of a loan or repurchase agreement. Also, securities pledged by a financial institution to secure deposits of public monies.

Collateralized Mortgage Obligations (CMO). Classes of bonds that redistribute the cash flows of mortgage securities (and whole loans) to create securities that have different levels of prepayment risk, as compared to the underlying mortgage securities.

Commercial Paper. The short-term unsecured debt of corporations.

Cost Yield. The annual income from an investment divided by the purchase cost. Because it does not give effect to premiums and discounts which may have been included in the purchase cost, it is an incomplete measure of return.

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Coupon. The rate of return at which interest is paid on a bond.

Credit Risk. The risk that principal and/or interest on an investment will not be paid in a timely manner due to changes in the condition of the issuer.

Current Yield. The annual income from an investment divided by the current market value. Since the mathematical calculation relies on the current market value rather than the investor’s cost, current yield is unrelated to the actual return the investor will earn if the security is held to maturity.

Dealer. A dealer acts as a principal in security transactions, selling securities from and buying securities for his own position.

Delivery vs. Payment (DVP). A securities industry procedure whereby payment for a security must be made at the time the security is delivered to the purchaser’s agent.

Discount. The difference between the par value of a bond and the cost of the bond, when the cost is below par. Some short-term securities, such as T-bills and banker’s acceptances, are known as discount securities. They sell at a discount from par, and return the par value to the investor at maturity without additional interest. Other securities, which have fixed coupons, trade at a discount when the coupon rate is lower than the current market rate for securities of that maturity and/or quality.

Diversification. Dividing investment funds among a variety of investments to avoid excessive exposure to any one source of risk.

Duration. The weighted average time to maturity of a bond where the weights are the present values of the future cash flows. Duration measures the price sensitivity of a bond to changes in interest rates. (See modified duration).

FDIC. The Federal Deposit Insurance Corporation (FDIC) is an independent agency created by the Congress to maintain stability and public confidence in the nation’s financial system by insuring deposits; examining and supervising financial institutions for safety and soundness and consumer protection; making large and complex financial institutions resolvable; and managing receiverships.

Federal Funds Rate. The rate of interest charged by banks for short-term loans to other banks. The Federal Reserve Bank through open-market operations establishes it.

Fiduciary. A person or organization that acts on behalf of another person(s) or organization that puts their clients’ interest ahead of their own as they are bound both legally and ethically to act in the other’s best interests.

City of Stanton, CA
FY 20265/276 Investment Policy

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Leverage. Borrowing funds in order to invest in securities that have the potential to pay earnings at a rate higher than the cost of borrowing.

Liquidity. The speed and ease with which an asset can be converted to cash.

Make Whole Call. A type of call provision on a bond that allows the issuer to pay off the remaining early. Unlike a call option, with a make whole call provision, the issuer makes a lump sum payment that equals the net present value (NPV) of future coupon payments that will not be paid because of the call. With this type of call, an investor is compensated, or "made whole."
Margin. The difference between the market value of a security and the loan a broker makes using that security as collateral.

Market Risk. The risk that the value of securities will fluctuate with changes in overall market conditions or interest rates.

Market Value. The price at which a security can be traded.

Marking to Market. The process of posting current market values for securities in a portfolio.

Maturity. The final date upon which the principal of a security becomes due and payable.

The investment’s term or remaining maturity is measured from the settlement date to final maturity.

Medium Term Notes. Unsecured, investment-grade senior debt securities of major corporations which are sold in relatively small amounts on either a continuous or an intermittent basis. MTNs are highly flexible debt instruments that can be structured to respond to market opportunities or to investor preferences.

Modified Duration. The percent change in price for a 100-basis point change in yields.

Modified duration is the best single measure of a portfolio or security’s exposure to market risk.

Money Market. The market in which short-term debt instruments (Tbills, discount notes, commercial paper, and banker’s acceptances) are issued and traded.

Mortgage Pass-Through Securities. A securitized participation in the interest and principal cash flows from a specified pool of mortgages. Principal and interest payments made on the mortgages are passed through to the holder of the security.

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Municipal Securities. Securities issued by state and local agencies to finance capital and operating expenses.

Mutual Fund. An entity which pools the funds of investors and invests those funds in a set of securities which is specifically defined in the fund’s prospectus. Mutual funds can be invested in various types of domestic and/or international stocks, bonds, and money market instruments, as set forth in the individual fund’s prospectus. For most large, institutional investors, the costs associated with investing in mutual funds are higher than the investor can obtain through an individually managed portfolio.

National Credit Union Administration (NCUA). An independent federal agency that insures deposits at federally insured credit unions, protects the members who own credit unions, and charters and regulates federal credit unions.

Nationally Recognized Statistical Rating Organization (NRSRO). A credit rating agency (CRA) that issues credit ratings that the U.S. Securities and Exchange Commission (SEC) permits other financial firms to use for certain regulatory purposes.

Premium. The difference between the par value of a bond and the cost of the bond, when the cost is above par.

Prepayment Speed. A measure of how quickly principal is repaid to investors in mortgage securities.

Prepayment Window. The time period over which principal repayments will be received on mortgage securities at a specified prepayment speed.

Primary Dealer. A financial institution (1) that is a trading counterparty with the Federal Reserve in its execution of market operations to carry out U.S. monetary policy, and (2) that participates for statistical reporting purposes in compiling data on activity in the U.S.

Government securities market.

Prudent Person (Prudent Investor) Rule. A standard of responsibility which applies to fiduciaries. In California, the rule is stated as “Investments shall be managed with the care, skill, prudence and diligence, under the circumstances then prevailing, that a prudent person, acting in a like capacity and familiar with such matters, would use in the conduct of an enterprise of like character and with like aims to accomplish similar purposes.” Realized Yield. The change in value of the portfolio due to interest received and interest earned and realized gains and losses. It does not give effect to changes in market value on securities, which have not been sold from the portfolio.

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Regional Dealer. A financial intermediary that buys and sells securities for the benefit of its customers without maintaining substantial inventories of securities and that is not a primary dealer.

Repurchase Agreement (RP, Repo). Short-term purchases of securities with a simultaneous agreement to sell the securities back at a higher price. From the seller’s point of view, the same transaction is a reverse repurchase agreement.

Safekeeping. A service to bank customers whereby securities are held by the bank in the customer’s name.

Structured Note. A complex, fixed income instrument, which pays interest, based on a formula tied to other interest rates, commodities, or indices. Examples include inverse floating rate notes which have coupons that increase when other interest rates are falling, and which fall when other interest rates are rising, and "dual index floaters," which pay interest based on the relationship between two other interest rates - for example, the yield on the ten-year Treasury note minus the Libor rate. Issuers of such notes lock in a reduced cost of borrowing by purchasing interest rate swap agreements.

Supranationals. A supranational is a multi-national organization whereby member states transcend national boundaries or interests to share in the decision making to promote economic development in the member countries.

Total Rate of Return. A measure of a portfolio’s performance over time. It is the internal rate of return, which equates the beginning value of the portfolio with the ending value; it includes interest earnings, realized and unrealized gains, and losses in the portfolio.

U.S. Treasury Obligations. Securities issued by the U.S. Treasury and backed by the full faith and credit of the United States. Treasuries are considered to have no credit risk, and are the benchmark for interest rates on all other securities in the US and overseas. The Treasury issues both discounted securities and fixed coupon notes and bonds.

Treasury Bills. All securities issued with initial maturities of one year or less are issued as discounted instruments, and are called Treasury bills. The Treasury currently issues three- and six-month Tbills at regular weekly auctions. It also issues “cash management” bills as needed to smooth out cash flows.

Treasury Notes. All securities issued with initial maturities of two to ten years are called Treasury notes, and pay interest semi-annually.

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Treasury Bonds. All securities issued with initial maturities greater than ten years are called Treasury bonds. Like Treasury notes, they pay interest semi-annually.

Volatility. The rate at which security prices change with changes in general economic conditions or the general level of interest rates.

Yield to Maturity. The annualized internal rate of return on an investment which equates the expected cash flows from the investment to its cost.

City of Stanton
Investment Policy
Fiscal Year 2026/27
Attachment: B
Click here to return to the agenda.

City of Stanton, CA
FY 2026/27 Investment Policy

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TABLE OF CONTENTS

I. POLICY 3
II. SCOPE 3
III. GENERAL OBJECTIVE 3

3.1 SAFETY 4

3.2 LIQUIDITY 4

3.3 YIELD 4
IV. STANDARDS OF CARE 4

4.1 DELEGATION OF AUTHORITY 4

4.2 PRUDENCE 5

4.3 ETHICS AND CONFLICT OF INTEREST 5
V. SAFEKEEPING AND CUSTODY 6

5.1 SAFEKEEPING OF SECURITIES AND FUNDS 6

5.2 QUALIFIED INSTITUTIONS 6

5.3 ACCOUNTING METHOD 7

5.4 INTERNAL CONFLICTS 7
VI. AUTHORIZED AND SUITABLE INVESTMENTS 8

6.1 AUTHORIZED INVESTMENTS 8

6.2 SUITABLE INVESTMENTS 8

6.3 COLLATERIZATION AND OTHER SAFETY CONSTRAINTS 13

6.4 PROHIBITED INVESTMENTS 13
VII. INVESTMENT PARAMETERS 13

7.1 DIVERSIFICATION 13

7.2 INVESTMENT MATURITY 14

7.3 COMPETITIVE TRANSACTIONS 14

7.4 INVESTMENT GUIDELINES AND STRATEGY 15

7.5 MITIGATING CREDIT RISK IN THE PORTFOLIO 15
VIII. REPORTING 15

8.1 SPECIFIC REPORTING REQUIREMENTS 15

8.2 PERFORMANCE STANDARDS 16

8.3 REVIEW OF INVESTMENT PORTFOLIO 16
IX. POLICY REVIEW AND ADOPTION 16
X. GLOSSARY OF TERMS 16

City of Stanton, CA
FY 2026/27 Investment Policy

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CITY OF STANTON
FY 2026/27 INVESTMENT POLICY
I. POLICY
This statement is intended to provide guidelines for the prudent investment of the City's temporary idle cash, and to outline the procedures for maximizing the efficiency of the City's cash management system. This statement will also be utilized by the Successor Agency to the Stanton Redevelopment Agency and the Stanton Housing Authority. The ultimate goal is to enhance the economic status of the City while safeguarding its assets.

II. SCOPE

Idle cash management and investment transactions are the responsibility of the City Treasurer.

In conformance with California Government Code Sec. 53600.5, the City attempts to obtain the highest return possible while ensuring that safety and liquidity needs have been met.

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FY 2026/27 Investment Policy

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The City’s principal investment objectives, in priority order, are:

IV. STANDARDS OF CARE

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Subject to required procurement procedures, the City may engage the support services of outside professionals in regard to its financial program.

Page 6 ends

refrain from undertaking any personal investment transactions with the same individual with whom business is conducted on behalf of the City.

V. SAFEKEEPING AND CUSTODY

Certificates of Deposit shall be excluded from delivery versus payment as long as certificates are issued in the City’s name.

Page 7 ends

registration and execute a certification that the Broker’s employees and supervisory personnel have read and understand the City’s Investment Policy.

Page 8 ends

extraordinary event, i.e., turnover of key personnel, the discovery of any inappropriate activity, etc.

Investment officials shall be bonded or covered by blanket crime insurance to protect the public against possible embezzlement or malice.

VI. AUTHORIZED AND SUITABLE INVESTMENTS

6.1 AUTHORIZED INVESTMENTS
All investments of the City shall be made in accordance with the investments authorized for local agencies by the California Government Code, Section 53601.

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FY 2026/27 Investment Policy

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FY 2026/27 Investment Policy

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• The maximum maturity does not exceed five years.

6.220 Commercial Paper, provided that meets all of the following conditions in either paragraph (1) or (2) and other requirements specified below:
(1) Securities issued by corporations:
• The issuer is a corporation organized and operating in the United States with assets in excess of $500 million.
• They are issued by corporations which have long-term obligations are rated in rating category “A” or higher by at least one nationally recognized statistical rating organization.
(2) Securities issued by other entities:
• The issuer is organized within the United States as a special purpose corporation, trust, or limited liability company.
• The securities must have program-wide credit enhancements including, but not limited to, overcollateralization, letters of credit, or a surety bond.
• The securities are rated “A-1” or higher by at least one nationally recognized statistical rating organization.
• No more than 25% of the total portfolio may be invested in Commercial Paper.
• No more than 5% of the total portfolio may be invested in any issuer. • The maximum maturity does not exceed 397 days.

6.222 Local Government Investment Pools
• Other LGIPs permitted by client.

6.223 Corporate MEDIUM-TERM Notes (MTNs), provided that:

City of Stanton, CA
FY 2026/27 Investment Policy

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1. Have attained the highest ranking or the highest letter and numerical rating provided by not less than two nationally recognized statistical rating organizations; or

6.226 Supranationals, provided that:

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FY 2026/27 Investment Policy

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2. City policy prohibition: The City further limits investments by expressly prohibiting investments in the following:

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FY 2026/27 Investment Policy

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-Stocks
-Futures and options
-Repurchase agreements
-Reverse repurchase agreements
-Leveraged investments of any kind
-Foreign currency denominated securities
VII. INVESTMENT PARAMETERS

City of Stanton, CA
FY 2026/27 Investment Policy

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1. Where the issuer is the US Government, its Agencies and GSEs.

2. Supranational securities

3. Money Market Mutual Funds

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VIII. REPORTING

Code Sections 53607 and 53646}

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IX. POLICY REVIEW AND ADOPTION
The Statement of Investment Policy shall be adopted by the City Council. The policy shall be reviewed at least annually to ensure its consistency with the overall objectives of preservation of principal, liquidity and yield, and its relevance to current law, financial and economic trends.

FFCB. The Federal Farm Credit Bank System provides credit and liquidity in the agricultural industry. FFCB issues discount notes and bonds.

FHLB. The Federal Home Loan Bank provides credit and liquidity in the housing market. FHLB issues discount notes and bonds.

GNMA. The Government National Mortgage Association, known as “GinnieMae,” issues mortgage pass-through securities, which are guaranteed by the full faith and credit of the US Government.

PEFCO. The Private Export Funding Corporation assists exporters. Obligations of PEFCO are not guaranteed by the full faith and credit of the US government.

Asked. The price at which a seller offers to sell a security.

Asset Backed Securities. Securities supported by pools of installment loans or leases or by pools of revolving lines of credit.

Average Life. In mortgage-related investments, including CMOs, the average time to expected receipt of principal payments, weighted by the amount of principal expected.

City of Stanton, CA
FY 2026/27 Investment Policy

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Benchmark. A comparison security or portfolio. A performance benchmark is a partial market index, which reflects the mix of securities allowed under a specific investment policy.

Broker. A broker brings buyers and sellers together for a transaction for which the broker receives a commission. A broker does not sell securities from his own position.

Certificate of Deposit (CD). A time deposit with a specific maturity evidenced by a certificate. Large denomination CDs may be marketable.

Collateral. Securities or cash pledged by a borrower to secure repayment of a loan or repurchase agreement. Also, securities pledged by a financial institution to secure deposits of public monies.

Commercial Paper. The short-term unsecured debt of corporations.

City of Stanton, CA
FY 2026/27 Investment Policy

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Coupon. The rate of return at which interest is paid on a bond.

Credit Risk. The risk that principal and/or interest on an investment will not be paid in a timely manner due to changes in the condition of the issuer.

Dealer. A dealer acts as a principal in security transactions, selling securities from and buying securities for his own position.

Delivery vs. Payment (DVP). A securities industry procedure whereby payment for a security must be made at the time the security is delivered to the purchaser’s agent.

Diversification. Dividing investment funds among a variety of investments to avoid excessive exposure to any one source of risk.

Federal Funds Rate. The rate of interest charged by banks for short-term loans to other banks. The Federal Reserve Bank through open-market operations establishes it.

City of Stanton, CA
FY 2026/27 Investment Policy

Page 20 ends

Leverage. Borrowing funds in order to invest in securities that have the potential to pay earnings at a rate higher than the cost of borrowing.

Liquidity. The speed and ease with which an asset can be converted to cash.

Market Risk. The risk that the value of securities will fluctuate with changes in overall market conditions or interest rates.

Market Value. The price at which a security can be traded.

Marking to Market. The process of posting current market values for securities in a portfolio.

Maturity. The final date upon which the principal of a security becomes due and payable.

The investment’s term or remaining maturity is measured from the settlement date to final maturity.

Modified Duration. The percent change in price for a 100-basis point change in yields.

Modified duration is the best single measure of a portfolio or security’s exposure to market risk.

Money Market. The market in which short-term debt instruments (Tbills, discount notes, commercial paper, and banker’s acceptances) are issued and traded.

City of Stanton, CA
FY 2026/27 Investment Policy

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Municipal Securities. Securities issued by state and local agencies to finance capital and operating expenses.

Premium. The difference between the par value of a bond and the cost of the bond, when the cost is above par.

Prepayment Speed. A measure of how quickly principal is repaid to investors in mortgage securities.

Prepayment Window. The time period over which principal repayments will be received on mortgage securities at a specified prepayment speed.

Government securities market.

City of Stanton, CA
FY 2026/27 Investment Policy

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Regional Dealer. A financial intermediary that buys and sells securities for the benefit of its customers without maintaining substantial inventories of securities and that is not a primary dealer.

Safekeeping. A service to bank customers whereby securities are held by the bank in the customer’s name.

Treasury Notes. All securities issued with initial maturities of two to ten years are called Treasury notes, and pay interest semi-annually.

City of Stanton, CA
FY 2026/27 Investment Policy

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Treasury Bonds. All securities issued with initial maturities greater than ten years are called Treasury bonds. Like Treasury notes, they pay interest semi-annually.

Volatility. The rate at which security prices change with changes in general economic conditions or the general level of interest rates.

Yield to Maturity. The annualized internal rate of return on an investment which equates the expected cash flows from the investment to its cost. 1 CITY OF STANTON

REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: April 28, 2026
SUBJECT: 2025 HOUSING ELEMENT ANNUAL PROGRESS REPORT
REPORT IN BRIEF:

The 2025 Housing Element Annual Progress Report (APR) was prepared in compliance with Government Code Section 65400 et. Seq., which requires submittal to the California Department of Housing and Community Development (HCD). The report is intended to monitor the City’s progress in meeting its share of regional housing needs.

The Planning Commission reviewed the APR and recommended that the City Council accept the report.

RECOMMENDED ACTION:

1. City Council find that this item is not subject to California Environmental Quality Act (“CEQA”) pursuant to Guideline Section No. 15306 (Class 6, Information Collection), projects which solely encompass information collecting and reporting, such as the annual report; and

2. Receive and file the 2025 Housing Element Annual Progress Report; and

3. Direct the Director of Community & Economic Development to submit the report to HCD on behalf of the City.

BACKGROUND:

California Government Code requires that the Planning Commission submit to the City Council and HCD the progress that the City has made in implementing the goals and policies of the City’s Housing Element.

Item: 9H
Click here to return to the agenda.
2 ANALYSIS/JUSTIFICATION:

On April 1, 2026, at their regular meeting, the Planning Commission was provided with the 2025 Housing Element Annual Progress Report and voted to recommend that the City Council accept the report. The Planning Commission acknowledged that during the 2025 calendar year, the Planning Division accepted and processed 95 applications including administrative, discretionary, and legislative applications. Additionally, they acknowledged that the Building Division issued 65 permits for new housing units.

Furthermore, the City of Stanton issued a certificate of occupancy for the Cloud House apartment development, in addition to Phase 1 and Phase 2 of the Bigsby Townhomes development.

FISCAL IMPACT:

There is no fiscal impact associated with the recommended action.

ENVIRONMENTAL IMPACT:

This project is categorically exempt from the California Environmental Quality Act ("CEQA") pursuant to Guideline Section No. 15306 (Class 6, Information Collection).

Class 6 consists of projects which solely encompass information collecting and reporting, such as the annual report.

LEGAL REVIEW:

None.

STRATEGIC GOAL:

Goal 5. Maintain and promote a responsive, high-quality and transparent government.

PUBLIC NOTIFICATION:

Through the normal agenda process.

Prepared by: Calvin Ko, Associate Planner
Reviewed by: Crystal Landavazo, Director of Community & Economic Development Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:

A. 2025 Housing Element Annual Progress Report
Jurisdiction Stanton ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Year 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Date
Application
Submitted
Total
Approved
Units by
Project
Total
Disapproved
Units by
Project
Streamlining Historic Sites
2 3 4 6 7 8 9 10
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit Category
(SFA,SFD,2 to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Date
Application
Submitted
(see
instructions)
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low-Income
Deed
Restricted
Extremely
Low-Income
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low-Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome
Non Deed
Restricted
Above
ModerateIncome
Total

PROPOSED
Units by
Project
Total

APPROVED
Units by
project
Total

DISAPPROVE
D Units by
Project
Please select
state
streamlining
provision/s the
application was
submitted
pursuant to.

Is this project
located on a
site with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Did the
housing
development
application
seek
incentives or
concessions
pursuant to
Government
Code section
65915?
Summary Row: Start Data Entry Below 0 0 0 0 0 0 0 0 0 0 3 3 0 0 079-312-50 10581 Lexington
St. MSPDR-792 2 to 4 R 6/23/2025 3 3 NONE No No
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
0 0
Table A
Cells in grey contain auto-calculation formulas
1 5
Project Identifier Unit Types Density Bo
Applica
11 Housing Development Applications Submitted
Proposed Units - Affordability by Household Incomes
Attachment: A
Click here to return to the agenda.

Table A2
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
2 3 16 17 18 19 20 21 22 23 24 25
Prior APN+ Current APN Street Address Project Name+
Local
Jurisdiction
Tracking ID
Unit
Category
(SFA,SFD,2
to
4,5+,ADU,MH)
Tenure
R=Renter
O=Owner
Acutely LowIncome Deed
Restricted
Acutely LowIncome Non
Deed
Restricted
Extremely
Low- Income
Deed
Restricted
Extremely
Low- Income
Non Deed
Restricted
Very LowIncome Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome
Deed
Restricted
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum
Allowable Residential
Gross Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications
Given to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes+
Summary Row: Start Data Entry Below #REF! #REF! #REF! #REF! #REF! #REF! #REF! #REF! #REF! 0 131-053-02 7692 Eileen St. 2024-571 ADU R
131-053-02 7692 Eileen St. 2024-593 ADU R
079-784-18 7440
ThunderbirdLn. 2024-149 ADU R
079-782-19 10623 Courson Dr. 2024-353 ADU R
131-372-12 7763 Marisa St. 2025-052 ADU R
131-372-12 7765 Marisa St. 2025-053 ADU R
131-082-01 7682 Ruthann Ave. 2024-344 ADU R
131-053-05 7722 Eileen St. 2024-575 ADU R
131-422-20 12 Bigsby Dr. 2025-532 SFA O
131-422-20 13 Bigsby Dr. 2025-533 SFA O
131-422-20 14 Bigsby Dr. 2025-534 SFA O
131-422-20 15 Bigsby Dr. 2025-535 SFA O
131-422-20 16 Bigsby Dr. 2025-536 SFA O
131-422-20 17 Bigsby Dr. 2025-537 SFA O
131-422-20 18 Bigsby Dr. 2025-538 SFA O
131-422-20 19 Bigsby Dr. 2025-539 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 20 Bigsby Dr. 2025-540 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 21 Bigsby Dr. 2025-541 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 22 Bigsby Dr. 2025-542 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 23 Bigsby Dr. 2025-543 SFA O
131-422-20 24 Bigsby Dr. 2025-544 SFA O
131-422-20 25 Bigsby Dr. 2025-545 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 26 Bigsby Dr. 2025-546 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 27 Bigsby Dr. 2025-547 SFA O Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 28 Bigsby Dr. 2025-548 SFA O
131-422-20 29 Bigsby Dr. 2025-549 SFA O
131-422-20 30 Bigsby Dr. 2025-550 SFA O
131-422-20 31 Bigsby Dr. 2025-551 SFA O
131-422-20 32 Bigsby Dr. 2025-552 SFA O
131-422-20 33 Bigsby Dr. 2025-553 SFA O
131-422-20 34 Bigsby Dr. 2025-554 SFA O
131-422-20 35 Bigsby Dr. 2025-555 SFA O
079-751-19 10790 Keenan Pl 2025-070 ADU R
079-751-19 10790 Keenan Pl 2025-073 ADU R
079-771-27 7240 Thunderbird
Ln. 2024-613 ADU R
079-333-02 10631 Flower Ave. 2024-565 ADU R
126-333-10 10231 Yana Dr. 2024-517 ADU R
079-361-03 10850 Date St. 2024-429 ADU R
126-291-03 10170 Fern Ave. 2024-138 ADU R
131-262-13 7922 Santa
Barabara Ave. 2025-030 ADU R
131--052-01 7681 Eileen St. 2024-614 ADU R
079-553-03 10431 Courson Dr. 2025-232 ADU R
126-401-27 10307 Dale Ave. 2025-199 ADU R
131-381-12 7691 Amy Ave. 2025-273 ADU R
131-271-11 7831 Hopi Rd. 2025-143 ADU R
131-551-05 12791 Fern St. 2025-182 ADU R
126-401-22 10310 Sonnet St. 2025-118 ADU R
126-385-02 8512 Chanticleer
Rd. 2025-175 ADU R
131-153-17 11441 Jane Wy. 2024-604 ADU R
126-401-22 10310 Sonnet St. 2025-119 ADU R
131-354-13 12381 Santa
Rosalia St. 2025-124 ADU R
131-152-14 8171 Orangewood
Ave. 2025-141 ADU R
131-292-11 7692 Orangewood
Ave. 2025-134 ADU R
079-553-12 10472 Westchester
St. 2025-183 ADU R
079-782-09 7395 Thunderbird
Ln. 2022-092 ADU O
079-334-20 10522 Rose St. 2024-530 ADU R
131-081-07 11232 Santa Maria
St. 2025-425 ADU R
079-232-25 7823 First St. 2025-502 5+ R
131-262-26 7791 Santa Monica
Ave. 2025-125 ADU R
131-314-13 7801 Santa
Catalina Ave. 2025-436 ADU R
131-081-05 11241 Mario Ln. 2024-347 ADU R
131-312-04 7711 Hopi Rd. 2023-395 ADU R
131-352-17 12431 Georgian St. 2024-150 ADU R
079-751-28 10781 Keenan Pl. 2024-083 ADU R
079-341-11 10784 Rose St. 2022-156 ADU R
131-361-10 12345 Beach Blvd. 2021-633 5+ R
126-333-11 10221 Yana Dr. 2024-218 ADU R
131-422-20 64 Bigsby Dr. 2023-588 SFA O
131-422-20 65 Bigsby Dr. 2023-589 SFA O
131-422-20 66 Bigsby Dr. 2023-590 SFA O
131-422-20 67 Bigsby Dr. 2023-591 SFA O
131-422-20 68 Bigsby Dr. 2023-592 SFA O
131-422-20 69 Bigsby Dr. 2023-593 SFA O
131-422-20 74 Bigsby Dr. 2023-598 SFA O
131-422-20 75 Bigsby Dr. 2023-599 SFA O
131-422-20 76 Bigsby Dr. 2023-600 SFA O
131-422-20 77 Bigsby Dr. 2023-601 SFA O
131-422-20 78 Bigsby Dr. 2023-602 SFA O
131-422-20 79 Bigsby Dr. 2023-603 SFA O
079-744-18 7424 Sycracuse
Ave. 2022-269 ADU R
131-422-20 7 Bigsby Dr. 2023-577 SFA O
131-422-20 8 Bigsby Dr. 2023-578 SFA O
131-422-20 9 Bigsby Dr. 2023-579 SFA O
131-422-20 10 Bigsby Dr. 2023-580 SFA O
131-422-20 11 Bigsby Dr. 2023-581 SFA O
131-422-20 58 Bigsby Dr. 2023-582 SFA O
131-422-20 59 Bigsby Dr. 2023-583 SFA O
Housing with Financial Assistance
and/or Deed Restrictions Demolished/Destroyed Units Density Bonus 1 4
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Project Identifier Unit Types Affordability by Household Incomes - Completed Entitlement 131-422-20 60 Bigsby Dr. 2023-584 SFA
O
131-422-20 61 Bigsby Dr. 2023-585 SFAO
131-422-20 62 Bigsby Dr. 2023-586 SFA
O
131-422-20 63 Bigsby Dr. 2023-587 SFAO
131-422-20 70 Bigsby Dr. 2023-594 SFA
O
131-422-20 71 Bigsby Dr. 2023-595 SFAO
131-422-20 72 Bigsby Dr. 2023-596 SFAO
131-422-20 73 Bigsby Dr. 2023-597 SFA
O
079-560-28 10332
Ramblewood Dr. 2024-206 ADU
R
126-331-14 10141 Macduff St. 2022-492 ADUR
126-345-16 8851 Winston Rd. 2024-251 ADU
R
131-153-19 8151 Orangewood
Ave. 2023-039 ADU
R
131-322-23 11872 Santa
Rosalia St. 2022-660 ADU
R
079-331-31 10532 Flower Ave. 2023-204 ADUR
126-344-26 8931 Kennelly Ln. 2023-670 ADUR
131-273-06 7872 Yorkshire
Ave. 2023-556 ADU
R
131-262-23 7821 Santa Monica
Ave. 2022-563 ADU
R
131-422-20 1 Bigsby Dr. 2024-313 SFAO
131-422-20 2 Bigsby Dr. 2024-314 SFAO
131-422-20 5 Bigsby Dr. 2024-317 SFAO
131-422-20 6 Bigsby Dr. 2024-318 SFA
O
131-422-20 36 Bigsby Dr. 2024-319 SFAO
131-422-20 37 Bigsby Dr. 2024-320 SFAO
131-422-20 38 Bigsby Dr. 2024-321 SFAO
131-422-20 39 Bigsby Dr. 2024-322 SFAO
131-422-20 41 Bigsby Dr. 2024-325 SFA
O
131-422-20 46 Bigsby Dr. 2024-326 SFAO
131-422-20 47 Bigsby Dr. 2024-327 SFAO
131-422-20 48 Bigsby Dr. 2024-328 SFAO
131-422-20 49 Bigsby Dr. 2024-329 SFAO
131-422-20 50 Bigsby Dr. 2024-330 SFA
O
131-422-20 51 Bigsby Dr. 2024-331 SFAO
131-422-20 42 Bigsby Dr. 2024-332 SFAO
131-422-20 43 Bigsby Dr. 2024-333 SFAO
131-422-20 44 Bigsby Dr. 2024-334 SFAO
131-422-20 45 Bigsby Dr. 2024-335 SFAO
131-422-20 52 Bigsby Dr. 2024-336 SFAO
131-422-20 55 Bigsby Dr. 2024-337 SFA
O
131-422-20 53 Bigsby Dr. 2024-338 SFAO
131-422-20 54 Bigsby Dr. 2024-339 SFAO
131-422-20 56 Bigsby Dr. 2024-340 SFAO
131-422-20 57 Bigsby Dr. 2024-341 SFAO
131-422-20 3 Bigsby Dr. 2024-315 SFAO
131-422-20 4 Bigsby Dr. 2024-316 SFAO
131-422-20 40 Bigsby Dr. 2024-323 SFAO
131-271-10 7851 Hopi Rd. 2024-362 ADUR
131-352-25 7691 Carla St. 2022-054 ADUR
131-323-20 11961 Santa
Rosalia St. 2024-406 ADU
R
079-345-13 10881 Flower Ave. 2025-024 ADUR
131-373-09 12281 Georgian St. 2024-445 ADUR
079-551-16 7421 Grandoaks
Dr. 2023-315 ADU
R
131-381-09 7732 Vanguard Cir 2025-063 ADUR
126-333-14 10181 Yana Dr. 2024-372 ADUR
126-474-05 10624 Sylvan St. 2023-391 ADUR
079-313-21 10576 Lexington St. 2024-584 ADUR
079-313-21 10578 Lexington St. 2024-585 ADUR
Table A2
- New Construction, Entitled, Permits and Completed Units Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
5 6 16 17 18 19 20 21 22 23 24 25
Current APN Street Address Project Name+
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Entitlement
Date Approved
# of Units
issued
Entitlements
Acutely
LowIncome
Deed
Restricted
Acutely
LowIncome
Non Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome
Non Deed
Restricted
Very LowIncome
Deed
Restricted
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined the
units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable in
perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum
Allowable Residential
Gross Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction or
waiver of parking
standards? (Y/N)
Notes+
0 0 0 #REF! #REF! #REF! #REF! #REF! 0
131-053-02 7692 Eileen St. 0
131-053-02 7692 Eileen St. 0
079-784-18 7440
ThunderbirdLn. 0
079-782-19 10623 Courson Dr. 0
131-372-12 7763 Marisa St. 0
131-372-12 7765 Marisa St. 0
131-082-01 7682 Ruthann Ave. 0
131-053-05 7722 Eileen St. 0
131-422-20 12 Bigsby Dr. 0
131-422-20 13 Bigsby Dr. 0
131-422-20 14 Bigsby Dr. 0
131-422-20 15 Bigsby Dr. 0
131-422-20 16 Bigsby Dr. 0
131-422-20 17 Bigsby Dr. 0
131-422-20 18 Bigsby Dr. 0
131-422-20 19 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 20 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 21 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 22 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 23 Bigsby Dr. 0
131-422-20 24 Bigsby Dr. 0
131-422-20 25 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 26 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 27 Bigsby Dr.
0 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 28 Bigsby Dr. 0
131-422-20 29 Bigsby Dr. 0
131-422-20 30 Bigsby Dr. 0
131-422-20 31 Bigsby Dr. 0
131-422-20 32 Bigsby Dr. 0
131-422-20 33 Bigsby Dr. 0
131-422-20 34 Bigsby Dr. 0
131-422-20 35 Bigsby Dr. 0
079-751-19 10790 Keenan Pl 0
079-751-19 10790 Keenan Pl 0
079-771-27 7240 Thunderbird
Ln. 0
079-333-02 10631 Flower Ave. 0
126-333-10 10231 Yana Dr. 0
079-361-03 10850 Date St. 0
126-291-03 10170 Fern Ave. 0
131-262-13 7922 Santa
Barabara Ave. 0
131--052-01 7681 Eileen St. 0
079-553-03 10431 Courson Dr. 0
126-401-27 10307 Dale Ave. 0
131-381-12 7691 Amy Ave. 0
131-271-11 7831 Hopi Rd. 0
131-551-05 12791 Fern St. 0
126-401-22 10310 Sonnet St. 0
126-385-02 8512 Chanticleer
Rd. 0
131-153-17 11441 Jane Wy. 0
126-401-22 10310 Sonnet St. 0
131-354-13 12381 Santa
Rosalia St. 0
131-152-14 8171 Orangewood
Ave. 0
131-292-11 7692 Orangewood
Ave. 0
079-553-12 10472 Westchester
St. 0
079-782-09 7395 Thunderbird
Ln. 0
079-334-20 10522 Rose St. 0
131-081-07 11232 Santa Maria
St. 0
079-232-25 7823 First St. 0
131-262-26 7791 Santa Monica
Ave. 0
131-314-13 7801 Santa
Catalina Ave. 0
131-081-05 11241 Mario Ln. 0
131-312-04 7711 Hopi Rd. 0
131-352-17 12431 Georgian St. 0
079-751-28 10781 Keenan Pl. 0
079-341-11 10784 Rose St. 0
131-361-10 12345 Beach Blvd. 0
Housing with Financial Assistance
and/or Deed Restrictions Demolished/Destroyed Units Density Bonus 7 Project Identifier Affordability by Household Incomes - Building Permits 126-333-11 10221 Yana Dr.
0 131-422-20 64 Bigsby Dr.
0 131-422-20 65 Bigsby Dr.
0 131-422-20 66 Bigsby Dr.
0 131-422-20 67 Bigsby Dr.
0 131-422-20 68 Bigsby Dr.
0 131-422-20 69 Bigsby Dr.
0 131-422-20 74 Bigsby Dr.
0 131-422-20 75 Bigsby Dr.
0 131-422-20 76 Bigsby Dr.
0 131-422-20 77 Bigsby Dr.
0 131-422-20 78 Bigsby Dr.
0 131-422-20 79 Bigsby Dr.
0 079-744-18 7424 Sycracuse
Ave.
0 131-422-20 7 Bigsby Dr.
0 131-422-20 8 Bigsby Dr.
0 131-422-20 9 Bigsby Dr.
0 131-422-20 10 Bigsby Dr.
0 131-422-20 11 Bigsby Dr.
0 131-422-20 58 Bigsby Dr.
0 131-422-20 59 Bigsby Dr.
0 131-422-20 60 Bigsby Dr.
0 131-422-20 61 Bigsby Dr.
0 131-422-20 62 Bigsby Dr.
0 131-422-20 63 Bigsby Dr.
0 131-422-20 70 Bigsby Dr.
0 131-422-20 71 Bigsby Dr.
0 131-422-20 72 Bigsby Dr.
0 131-422-20 73 Bigsby Dr.
0 079-560-28 10332 Ramblewood
Dr.
0 126-331-14 10141 Macduff St.
0 126-345-16 8851 Winston Rd.
0 131-153-19 8151 Orangewood
Ave.
0 131-322-23 11872 Santa
Rosalia St.
0 079-331-31 10532 Flower Ave.
0 126-344-26 8931 Kennelly Ln.
0 131-273-06 7872 Yorkshire
Ave.
0 131-262-23 7821 Santa Monica
Ave.
0 131-422-20 1 Bigsby Dr.
0 131-422-20 2 Bigsby Dr.
0 131-422-20 5 Bigsby Dr.
0 131-422-20 6 Bigsby Dr.
0 131-422-20 36 Bigsby Dr.
0 131-422-20 37 Bigsby Dr.
0 131-422-20 38 Bigsby Dr.
0 131-422-20 39 Bigsby Dr.
0 131-422-20 41 Bigsby Dr.
0 131-422-20 46 Bigsby Dr.
0 131-422-20 47 Bigsby Dr.
0 131-422-20 48 Bigsby Dr.
0 131-422-20 49 Bigsby Dr.
0 131-422-20 50 Bigsby Dr.
0 131-422-20 51 Bigsby Dr.
0 131-422-20 42 Bigsby Dr.
0 131-422-20 43 Bigsby Dr.
0 131-422-20 44 Bigsby Dr.
0 131-422-20 45 Bigsby Dr.
0 131-422-20 52 Bigsby Dr.
0 131-422-20 55 Bigsby Dr.
0 131-422-20 53 Bigsby Dr.
0 131-422-20 54 Bigsby Dr.
0 131-422-20 56 Bigsby Dr.
0 131-422-20 57 Bigsby Dr.
0 131-422-20 3 Bigsby Dr.
0 131-422-20 4 Bigsby Dr.
0 131-422-20 40 Bigsby Dr.
0 131-271-10 7851 Hopi Rd.
0 131-352-25 7691 Carla St.
0 131-323-20 11961 Santa
Rosalia St.
0 079-345-13 10881 Flower Ave.
0 131-373-09 12281 Georgian St.
0 079-551-16 7421 Grandoaks
Dr.
0 131-381-09 7732 Vanguard Cir
0 126-333-14 10181 Yana Dr.
0 126-474-05 10624 Sylvan St.
0 079-313-21 10576 Lexington St.
0 079-313-21 10578 Lexington St.
0 Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Affordabilit
y by
Household
Incomes -
Certificates
of
Occupancy
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
8 9 10 16 17 18 19 20 21 22 23 24 25
Current APN Street Address Project Name+
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Building
Permits Date
Issued
# of Units Issued
Building Permits
Acutely
LowIncome
Deed
Restricted
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed Restriction
Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined
the units were affordable
(see instructions)
Term of
Affordability or
Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum
Allowable Residential
Gross Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications Given
to the Project
(Excluding Parking
Waivers or Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction
or waiver of parking
standards? (Y/N)
Notes+
0 7 0 0 0 58 65 #REF! 0
131-053-02 7692 Eileen St. 1 1/21/2025 1
131-053-02 7692 Eileen St. 1 1/21/2025 1
079-784-18 7440
ThunderbirdLn. 1 1/27/2025 1
079-782-19 10623 Courson Dr. 1 1/29/2025 1
131-372-12 7763 Marisa St. 1 2/5/2025 1
131-372-12 7765 Marisa St. 1 2/5/2025 1
131-082-01 7682 Ruthann Ave. 1 2/24/2025 1
131-053-05 7722 Eileen St. 1 4/30/2025 1
131-422-20 12 Bigsby Dr. 1 5/14/2025 1
131-422-20 13 Bigsby Dr. 1 5/14/2025 1
131-422-20 14 Bigsby Dr. 1 5/14/2025 1
131-422-20 15 Bigsby Dr. 1 5/14/2025 1
131-422-20 16 Bigsby Dr. 1 5/14/2025 1
131-422-20 17 Bigsby Dr. 1 5/14/2025 1
131-422-20 18 Bigsby Dr. 1 5/14/2025 1
131-422-20 19 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 20 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 21 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 22 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 23 Bigsby Dr. 1 5/14/2025 1
131-422-20 24 Bigsby Dr. 1 5/14/2025 1
131-422-20 25 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 26 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 27 Bigsby Dr. 1 5/14/2025 1 Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 28 Bigsby Dr. 1 5/14/2025 1
131-422-20 29 Bigsby Dr. 1 5/14/2025 1
131-422-20 30 Bigsby Dr. 1 5/14/2025 1
131-422-20 31 Bigsby Dr. 1 5/14/2025 1
131-422-20 32 Bigsby Dr. 1 5/14/2025 1
131-422-20 33 Bigsby Dr. 1 5/14/2025 1
131-422-20 34 Bigsby Dr. 1 5/14/2025 1
131-422-20 35 Bigsby Dr. 1 5/14/2025 1
079-751-19 10790 Keenan Pl 1 5/15/2025 1
079-751-19 10790 Keenan Pl 1 5/15/2025 1
079-771-27 7240 Thunderbird
Ln. 1 5/22/2025 1
079-333-02 10631 Flower Ave. 1 6/23/2025 1
126-333-10 10231 Yana Dr. 1 6/26/2025 1
079-361-03 10850 Date St. 1 7/9/2025 1
126-291-03 10170 Fern Ave. 1 7/22/2025 1
131-262-13 7922 Santa
Barabara Ave. 1 8/6/2025 1
131--052-01 7681 Eileen St. 1 8/7/2025 1
079-553-03 10431 Courson Dr. 1 8/11/2025 1
126-401-27 10307 Dale Ave. 1 8/13/2025 1
131-381-12 7691 Amy Ave. 1 8/14/2025 1
131-271-11 7831 Hopi Rd. 1 8/26/2025 1
131-551-05 12791 Fern St. 1 8/26/2025 1
126-401-22 10310 Sonnet St. 1 9/4/2025 1
126-385-02 8512 Chanticleer
Rd. 1 9/9/2025 1
131-153-17 11441 Jane Wy. 1 9/17/2025 1
126-401-22 10310 Sonnet St. 1 9/24/2025 1
131-354-13 12381 Santa
Rosalia St. 1 10/9/2025 1
131-152-14 8171 Orangewood
Ave. 1 10/14/2025 1
131-292-11 7692 Orangewood
Ave. 1 11/3/2025 1
079-553-12 10472
Westchester St. 1 11/19/2025 1
079-782-09 7395 Thunderbird
Ln. 1 11/24/2025 1
079-334-20 10522 Rose St. 1 11/25/2025 1
131-081-07 11232 Santa Maria
St. 1 11/25/2025 1
079-232-25 7823 First St. 6 12/1/2025 6
131-262-26 7791 Santa
Monica Ave. 1 12/22/2025 1
131-314-13 7801 Santa
Catalina Ave. 1 12/23/2025 1
131-081-05 11241 Mario Ln. 0
131-312-04 7711 Hopi Rd. 0
131-352-17 12431 Georgian
St. 0
079-751-28 10781 Keenan Pl. 0
079-341-11 10784 Rose St. 0
131-361-10 12345 Beach Blvd. 0
Housing with Financial Assistance
and/or Deed Restrictions Project Identifier Demolished/Destroyed Units Density Bonus 126-333-11 10221 Yana Dr.
0 131-422-20 64 Bigsby Dr.
0 131-422-20 65 Bigsby Dr. 0
131-422-20 66 Bigsby Dr. 0
131-422-20 67 Bigsby Dr. 0
131-422-20 68 Bigsby Dr.
0 131-422-20 69 Bigsby Dr. 0
131-422-20 74 Bigsby Dr. 0
131-422-20 75 Bigsby Dr. 0
131-422-20 76 Bigsby Dr. 0
131-422-20 77 Bigsby Dr. 0
131-422-20 78 Bigsby Dr. 0
131-422-20 79 Bigsby Dr.
0 079-744-18 7424 Sycracuse
Ave.
0 131-422-20 7 Bigsby Dr. 0
131-422-20 8 Bigsby Dr. 0
131-422-20 9 Bigsby Dr. 0
131-422-20 10 Bigsby Dr. 0
131-422-20 11 Bigsby Dr.
0 131-422-20 58 Bigsby Dr. 0
131-422-20 59 Bigsby Dr. 0
131-422-20 60 Bigsby Dr. 0
131-422-20 61 Bigsby Dr. 0
131-422-20 62 Bigsby Dr. 0
131-422-20 63 Bigsby Dr. 0
131-422-20 70 Bigsby Dr.
0 131-422-20 71 Bigsby Dr. 0
131-422-20 72 Bigsby Dr. 0
131-422-20 73 Bigsby Dr. 0
079-560-28 10332
Ramblewood Dr.
0 126-331-14 10141 Macduff St. 0
126-345-16 8851 Winston Rd.0
131-153-19 8151 Orangewood
Ave.
0 131-322-23 11872 Santa
Rosalia St.
0 079-331-31 10532 Flower Ave. 0
126-344-26 8931 Kennelly Ln.
0 131-273-06 7872 Yorkshire
Ave.
0 131-262-23 7821 Santa
Monica Ave.
0 131-422-20 1 Bigsby Dr.
0 131-422-20 2 Bigsby Dr. 0
131-422-20 5 Bigsby Dr.0
131-422-20 6 Bigsby Dr.0
131-422-20 36 Bigsby Dr. 0
131-422-20 37 Bigsby Dr. 0
131-422-20 38 Bigsby Dr. 0
131-422-20 39 Bigsby Dr.
0 131-422-20 41 Bigsby Dr.0
131-422-20 46 Bigsby Dr.0
131-422-20 47 Bigsby Dr.0
131-422-20 48 Bigsby Dr.0
131-422-20 49 Bigsby Dr.
0 131-422-20 50 Bigsby Dr.0
131-422-20 51 Bigsby Dr.0
131-422-20 42 Bigsby Dr. 0
131-422-20 43 Bigsby Dr. 0
131-422-20 44 Bigsby Dr. 0
131-422-20 45 Bigsby Dr.
0 131-422-20 52 Bigsby Dr. 0
131-422-20 55 Bigsby Dr. 0
131-422-20 53 Bigsby Dr. 0
131-422-20 54 Bigsby Dr. 0
131-422-20 56 Bigsby Dr. 0
131-422-20 57 Bigsby Dr. 0
131-422-20 3 Bigsby Dr.
0 131-422-20 4 Bigsby Dr. 0
131-422-20 40 Bigsby Dr. 0
131-271-10 7851 Hopi Rd. 0
131-352-25 7691 Carla St.0
131-323-20 11961 Santa
Rosalia St.
0 079-345-13 10881 Flower Ave. 0
131-373-09 12281 Georgian
St.
0 079-551-16 7421 Grandoaks
Dr.
0 131-381-09 7732 Vanguard Cir0
126-333-14 10181 Yana Dr. 0
126-474-05 10624 Sylvan St.0
079-313-21 10576 Lexington
St.
0 079-313-21 10578 Lexington
St.
0 Table A2
Annual Building Activity Report Summary - New Construction, Entitled, Permits and Completed Units Streamlining Historic Sites
Housing without
Financial Assistance or
Deed Restrictions
Term of
Affordability or
Deed Restriction
Notes
11 12 13 14 16 17 18 19 20 21 22 23 24 25
Current APN Street Address Project Name+
Acutely
LowIncome Non
Deed
Restricted
Extremely
LowIncome
Deed
Restricted
Extremely
LowIncome Non
Deed
Restricted
Very LowIncome
Deed
Restricted
Very LowIncome
Non Deed
Restricted
LowIncome
Deed
Restricted
LowIncome
Non Deed
Restricted
ModerateIncome
Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Certificates of
Occupancy or
other forms of
readiness (see
instructions)
Date Issued
# of Units
issued
Certificates
of
Occupancy
or other
forms of
readiness
Please select
the state
streamlining
provision the
project was

APPROVED
pursuant to.
(may select
multiple)
Is this project
located on a site
with an
associated
historical
designation as
outlined in
Government
Code Section
65400(a)(2)(N)
and reported on
Table L?
Assistance
Programs for Each
Development
(may select
multiple - see
instructions)
Deed
Restriction Type
(may select
multiple - see
instructions)
For units affordable
without financial
assistance or deed
restrictions, explain how
the locality determined
the units were affordable
(see instructions)
Term of Affordability
or Deed Restriction
(years) (if affordable
in perpetuity enter
1000)+
Number of
Demolished/Destro
yed Units
Demolished
or Destroyed
Units
Demolished/
Destroyed
Units
Owner or
Renter
Total Density Bonus
Applied to the Project
(Percentage Increase in
Total Allowable Units or
Total Maximum
Allowable Residential
Gross Floor Area)
Number of Other
Incentives,
Concessions,
Waivers, or Other
Modifications
Given to the
Project (Excluding
Parking Waivers or
Parking
Reductions)
List the
incentives,
concessions,
waivers, and
modifications
(Excluding
Parking Waivers
or Parking
Modifications)
Did the project
receive a reduction
or waiver of parking
standards? (Y/N)
Notes+
0 0 0 0 0 0 0 0 0 403 403 0
131-053-02 7692 Eileen St. 0 NONE No
131-053-02 7692 Eileen St. 0 NONE No
079-784-18 7440
ThunderbirdLn. 0 NONE No
079-782-19 10623 Courson Dr. 0 NONE No
131-372-12 7763 Marisa St. 0 NONE No
131-372-12 7765 Marisa St. 0 NONE No
131-082-01 7682 Ruthann Ave. 0 NONE No
131-053-05 7722 Eileen St. 0 NONE No
131-422-20 12 Bigsby Dr. 0 NONE No
131-422-20 13 Bigsby Dr. 0 NONE No
131-422-20 14 Bigsby Dr. 0 NONE No
131-422-20 15 Bigsby Dr. 0 NONE No
131-422-20 16 Bigsby Dr. 0 NONE No
131-422-20 17 Bigsby Dr. 0 NONE No
131-422-20 18 Bigsby Dr. 0 NONE No
131-422-20 19 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 20 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 21 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 22 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 23 Bigsby Dr. 0 NONE No
131-422-20 24 Bigsby Dr. 0 NONE No
131-422-20 25 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 26 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 27 Bigsby Dr. 0 NONE No Other DB 0.0%
2 On-Site
Improvements,
Development
Standards
Modification
Yes
131-422-20 28 Bigsby Dr. 0 NONE No
131-422-20 29 Bigsby Dr. 0 NONE No
131-422-20 30 Bigsby Dr. 0 NONE No
131-422-20 31 Bigsby Dr. 0 NONE No
131-422-20 32 Bigsby Dr. 0 NONE No
131-422-20 33 Bigsby Dr. 0 NONE No
131-422-20 34 Bigsby Dr. 0 NONE No
131-422-20 35 Bigsby Dr. 0 NONE No
079-751-19 10790 Keenan Pl 0 NONE No
079-751-19 10790 Keenan Pl 0 NONE No
079-771-27 7240 Thunderbird
Ln. 0 NONE No
079-333-02 10631 Flower Ave. 0 NONE No
126-333-10 10231 Yana Dr. 0 NONE No
079-361-03 10850 Date St. 0 NONE No
126-291-03 10170 Fern Ave. 0 NONE No
131-262-13 7922 Santa
Barabara Ave. 0 NONE No
131--052-01 7681 Eileen St. 0 NONE No
079-553-03 10431 Courson Dr. 0 NONE No
126-401-27 10307 Dale Ave. 0 NONE No
131-381-12 7691 Amy Ave. 0 NONE No
131-271-11 7831 Hopi Rd. 0 NONE No
131-551-05 12791 Fern St. 0 NONE No
126-401-22 10310 Sonnet St. 0 NONE No
126-385-02 8512 Chanticleer
Rd. 0 NONE No
131-153-17 11441 Jane Wy. 0 NONE No
126-401-22 10310 Sonnet St. 0 NONE No
131-354-13 12381 Santa
Rosalia St. 0 NONE No
131-152-14 8171 Orangewood
Ave. 0 NONE No
131-292-11 7692 Orangewood
Ave. 0 NONE No
079-553-12 10472
Westchester St. 0 NONE No
079-782-09 7395 Thunderbird
Ln. 0 NONE No
079-334-20 10522 Rose St. 0 NONE No
131-081-07 11232 Santa Maria
St. 0 NONE No
079-232-25 7823 First St. 0 NONE No
131-262-26 7791 Santa Monica
Ave. 0 NONE No
131-314-13 7801 Santa
Catalina Ave. 0 NONE No
131-081-05 11241 Mario Ln. 1 1/14/2025 1 NONE No
131-312-04 7711 Hopi Rd. 1 1/23/2025 1 NONE No
131-352-17 12431 Georgian St. 1 2/20/2025 1 NONE No
079-751-28 10781 Keenan Pl. 1 2/25/2025 1 NONE No
079-341-11 10784 Rose St. 1 3/5/2025 1 NONE No
131-361-10 12345 Beach Blvd. 321 3/6/2025 321 NONE No
126-333-11 10221 Yana Dr. 1 3/11/2025 1 NONE No
131-422-20 64 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 65 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 66 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 67 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 68 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 69 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 74 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 75 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 76 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 77 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 78 Bigsby Dr. 1 3/19/2025 1 NONE No
131-422-20 79 Bigsby Dr. 1 3/19/2025 1 NONE No
079-744-18 7424 Sycracuse
Ave. 1 3/24/2025 1 NONE No
131-422-20 7 Bigsby Dr. 1 3/24/2025 1 NONE No
131-422-20 8 Bigsby Dr. 1 3/24/2025 1 NONE No
131-422-20 9 Bigsby Dr. 1 3/24/2025 1 NONE No
131-422-20 10 Bigsby Dr. 1 3/24/2025 1 NONE No
131-422-20 11 Bigsby Dr. 1 3/24/2025 1 NONE No
131-422-20 58 Bigsby Dr. 1 3/26/2025 1 NONE No
131-422-20 59 Bigsby Dr. 1 3/26/2025 1 NONE No
131-422-20 60 Bigsby Dr. 1 3/26/2025 1 NONE No
131-422-20 61 Bigsby Dr. 1 3/26/2025 1 NONE No
131-422-20 62 Bigsby Dr. 1 3/26/2025 1 NONE No
Housing with Financial Assistance
and/or Deed Restrictions Project Identifier Demolished/Destroyed Units Density Bonus 131-422-20 63 Bigsby Dr.
1 3/26/20251 NONE No
131-422-20 70 Bigsby Dr. 1 3/26/20251 NONE No
131-422-20 71 Bigsby Dr. 1 3/26/20251 NONE No
131-422-20 72 Bigsby Dr.
1 3/26/20251 NONE No
131-422-20 73 Bigsby Dr. 1 3/26/20251 NONE No
079-560-28 10332
Ramblewood Dr.
1 3/27/20251 NONE No
126-331-14 10141 Macduff St. 1 4/14/20251 NONE No
126-345-16 8851 Winston Rd.
1 4/28/20251 NONE No
131-153-19 8151 Orangewood
Ave.
1 5/7/20251 NONE No
131-322-23 11872 Santa
Rosalia St.
1 5/13/20251 NONE No
079-331-31 10532 Flower Ave. 1 6/3/20251 NONE No
126-344-26 8931 Kennelly Ln.1 6/9/20251 NONE No
131-273-06 7872 Yorkshire
Ave.
1 6/30/20251 NONE No
131-262-23 7821 Santa Monica
Ave.
1 7/29/20251 NONE No
131-422-20 1 Bigsby Dr. 1 8/6/2025
1 NONE No
131-422-20 2 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 5 Bigsby Dr.1 8/6/20251 NONE No
131-422-20 6 Bigsby Dr.1 8/6/2025
1 NONE No
131-422-20 36 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 37 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 38 Bigsby Dr.
1 8/6/2025
1 NONE No
131-422-20 39 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 41 Bigsby Dr.1 8/6/20251 NONE No
131-422-20 46 Bigsby Dr.
1 8/6/20251 NONE No
131-422-20 47 Bigsby Dr.1 8/6/20251 NONE No
131-422-20 48 Bigsby Dr.1 8/6/2025
1 NONE No
131-422-20 49 Bigsby Dr.
1 8/6/20251 NONE No
131-422-20 50 Bigsby Dr.1 8/6/20251 NONE No
131-422-20 51 Bigsby Dr.1 8/6/2025
1 NONE No
131-422-20 42 Bigsby Dr.
1 8/6/20251 NONE No
131-422-20 43 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 44 Bigsby Dr. 1 8/6/2025
1 NONE No
131-422-20 45 Bigsby Dr.
1 8/6/20251 NONE No
131-422-20 52 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 55 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 53 Bigsby Dr.
1 8/6/20251 NONE No
131-422-20 54 Bigsby Dr. 1 8/6/20251 NONE No
131-422-20 56 Bigsby Dr. 1 8/6/2025
1 NONE No
131-422-20 57 Bigsby Dr.
1 8/6/20251 NONE No
131-422-20 3 Bigsby Dr. 1 8/11/20251 NONE No
131-422-20 4 Bigsby Dr. 1 8/11/2025
1 NONE No
131-422-20 40 Bigsby Dr. 1 8/11/20251 NONE No
131-271-10 7851 Hopi Rd. 1 9/3/20251 NONE No
131-352-25 7691 Carla St.
1 9/15/20251 NONE No
131-323-20 11961 Santa
Rosalia St.
1 9/23/20251 NONE No
079-345-13 10881 Flower Ave. 1 11/3/20251 NONE No
131-373-09 12281 Georgian St.1 11/17/20251 NONE No
079-551-16 7421 Grandoaks
Dr.
1 11/25/20251 NONE No
131-381-09 7732 Vanguard Cir1 12/10/20251 NONE No
126-333-14 10181 Yana Dr. 1 12/15/2025
1 NONE No
126-474-05 10624 Sylvan St.
1 12/16/20251 NONE No
079-313-21 10576 Lexington
St.
1 12/16/20251 NONE No
079-313-21 10578 Lexington
St.
1 12/16/20251 NONE No
Jurisdiction Stanton ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 10/15/2021 - 10/15/2029
1 Projection
Period 3 4
RHNA Allocation
by Income Level
Projection
Period -
06/30/2021-
10/14/2021
2021 2022 2023 2024 2025 2026 2027 2028 2029
Total Units to
Date (all
years)
Total Remaining
RHNA by
Income Level
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - 60 - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - - - 7 - - - -
Non-Deed Restricted - - - - - - - - - -
Deed Restricted - - - - - - - - - -
Non-Deed Restricted 3 13 - - - - - - - -
Above Moderate 690 - 17 68 64 49 58 - - - - 256 434
1,231
3 30 68 124 49 65 - - - - 339 892
Please note: The APR form can only display data for one planning period. To view progress for a different planning period, you may login to HCD's online APR system, or contact HCD staff at [email protected].

Acutely Low - -
*For years prior to 2025, data on deed-restricted vs. non-deed restricted Extremely Low-Income units is approximated from whether the projects reported any deed-restricted Very Low-Income Units. If you wish to edit this historical data for accuracy or have any questions about the data, you may login to HCD's online APR system, or contact HCD staff at [email protected].

Total Units
*For jurisdictions that received RHNA determinations for the current cycle prior to the passage of AB 3093 (September 19, 2024):
- You were not allocated Acutely Low-Income and Extremely Low-Income RHNA targets, therefore the allocations in Field 1 are listed as "0" - If you wish to set your own targets in these income categories for informational purposes, contact HCD staff at [email protected]. - All Acutely Low-Income and Extremely Low-Income units reported during the cycle are counted towards Very-Low Income RHNA progress 215
Total RHNA
-
138 Low
*For years prior to 2025, Acutely Low-Income units are reported within the Extremely Low-Income category Please Note: Table B does not currently contain data from Table F or Table F2 for prior years. You may login to the APR system to see Table B that contains this data.

Extremely Low -
16 Moderate
165
145
231
7 60
Income Level
Very Low
60 -
This table is auto-populated once you enter your jurisdiction name and current year data. Past year information comes from previous APRs.

Please contact HCD if your data is different than the material supplied here 2 Table B
Regional Housing Needs Allocation Progress
Permitted Units Issued by Affordability
105
Jurisdiction Stanton ANNUAL ELEMENT PROGRESS REPORT
Reporting Year 2025 (Jan. 1 - Dec. 31) Housing Element Implementation Planning Period 6th Cycle 10/15/2021 - 10/15/2029
Date of
Rezone Rezone Type
2 4 5 6 7 9 10 11
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Date of
Rezone
Very LowIncome Low-Income ModerateIncome
Above
ModerateIncome
Rezone Type Parcel Size
(Acres)
General Plan
Designation Zoning
Minimum
Density
Allowed
Maximum
Density
Allowed
Realistic
Capacity Vacant/Nonvacant Description of Existing Uses
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Summary Row: Start Data Entry Below
3 8
Project Identifier RHNA Shortfall by Household Income Category Sites Description 1 Sites Identified or Rezoned to Accommodate Shortfall Housing Need and No Net-Loss Law Table C
Jurisdiction Stanton
Reporting Year 2025 (Jan. 1 - Dec. 31)
1 2 3 4 5 6 7 8 9
Name of Program Objective
Projected
Completion Date in
Housing Element
Applicable Cycle Status of Program
Implementation Program Implementation Details Quantified Outcomes: Category Quantified Outcomes:

Count Supporting Documents
1: Residential Sites
Inventory
Maintain and monitor the residential sites
inventory to ensure sufficient sites remain to
accommodate the RHNA allocation
throughout the planning period. Receive and
process development applications for
residential projects.
12/31/2029 6th Cycle Continuous
The City currently maintains an inventory of
housing opportunity sites that have potential
for residential development and is provided to
prospective developers. The inventory list is at
the forefront of any development inquiry for
housing opportunity sites. The desired
outcome is to ensure that these sites are
developed with housing first.

Other 0 None
2: Monitor Residential
Capacity
Maintain adequate capacity to accommodate
the City's RHNA obligations at all income level
throughout the planning period. Report as
required through the HCD annual report
process.
12/31/2029 6th Cycle Continuous
The City regularly monitors vacant and
underutilized sites for potential residential
development. The City encourages, through
incentives and/or density bonuses, the
consolidation of vacant or underutilized lots.

New development projects are reviewed to
ensure no net loss occurs.

Units 65 None

ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
Housing Programs Progress Report
Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.

Table D
Program Implementation Status pursuant to GC Section 65583 3: Public Property
Conversion to Housing
Collaborate with the development community
on an annual basis, including affordable
housing developers, to evaluate the viability of
developing city-owned land as affordable
housing. Opportunities shall be identified
during the preparation of the Annual Progress
Report. As sites are determined to be viable,
initiate a competitive bid process for the
disposition and development of the sites,
including the Tina/Pacific Neighborhood site.
12/31/2029 6th Cycle In Progress
The City-owned properties regularly identified
as viable have been the Tina-Pacific
properties. Pursuant to the Surplus Land Act,
the City released a notice of availability. Out of
that process, the City entered into an
exclusive negotiating agreement (ENA) with
the hope of coming to an agreement that
would allow the transfer of property and
eventual development of an affordable
housing project. Unfortunately, the ENA was
subject to litigation throughout this reporting
period. The negotiation process was never
completed, and no affordable project has
materialized at the property. Moreover, the
ENA expired during this reporting cycle. The
next reporting period will reflect that, in April
2025, HCD provided the City with a letter that
“all requirements under the SLA for the
purposes of disposing of the [City-owned Tina
Pacific] surplus land have been met.” The City
intends to record an affordability covenant
against the properties pursuant to the SLA.

Though litigation is ongoing, the City hopes to
continue seeking affordable housing
development in this area.

Units0 None
4: Replacement of
Affordable Units
For all project applications, identify need for
replacement of affordable housing units and
ensure replacement, if required, occurs.
12/31/2029 6th Cycle Continuous
When new housing development occurs, staff
ensures that there is no loss of affordable
units unless there is a sufficient substitute.

Developers are informed of the City's
affordable unit density bonus incetives when
considering a project.

Other0 None
5: Facilitate Affordable and
Special Needs Housing
Construction
Monitor the City's existing affordable housing
stock and support affordable housing
developers in their efforts to develop new
affordable units in Stanton. Monitor the City's
options for special needs housing and likewise
support special needs housing developers.
12/31/2029 6th Cycle Continuous
There are currently no new proposed special
needs housing developments. The City hopes
to continue seeking and support any new
potential developments.

Units0 None
6: Mixed-Use Development
Support the development of mixed-use
projects along transit corridors and near
activity centers.
12/31/2029 6th Cycle Continuous
The City is actively aware of potential mixeduse development sites within the City's MixedUse Overlay Zones and encourages developers to utilize vacant/underutilized sites
within these Zones to maximize potential
development and access to transit corridors.

During 2025, the City processed a mixed-use
development application consisting of 159
units with 4 commerical vendor spaces.

Units 159 None
7: Accessory Dwelling
Units (ADUs)
Maintain an ADU ordinance consistent with
State law. Support the development of
accessory dwelling units in neighborhoods
throughout the City.
12/9/2025 6th Cycle Continuous
Thirty-five (35) building permits were issued
for the construction of ADUs and twenty-seven
(27) were finaled. City staff has upddated the
ADU section of the Municpal Code to ensure
compliance with updated State regulations
This was completed on December 9th, 2025.

Other 27 https://ecode360.com/43156999
8: Density Bonus
Implementation
Continue to implement density bonuses
consistent with State law. Promote the use of
density bonus incentives and provide
technical assistance to developers in utilizing
the density bonus to maximize feasibility and
meet local housing needs.
12/31/2029 6th Cycle Continuous
With any new housing development, City staff
encourages developers to utilize the density
bonuses set forth in the City's Municpal Code.

Units0 None
9: Redevelopment of the
Tina/Pacific Neighborhood
Initiate the multi-year redevelopment of the
Tina/Pacific Neighborhood. 12/31/2029 6th Cycle In Progress The City entered into an exclusive negotiating
agreement (ENA) with the hopes of coming to
an agreement that would allow the transfer of
property and eventual development of an
affordable housing project. Unfortunately, the
ENA was subject to litigation throughout this
reporting period. The negotiation process was
never completed, and no affordable project
has materialized at the property. Moreover,
the ENA expired during this reporting cycle.

Though litigation is ongoing, the City hopes to
continue seeking affordable housing
development in this area. In 2025, the
received a determination in it's favor, however
shortly thereafter an appeal was filed so the
City has not been able to make progress due
to ongoing litigation. The City will continue to
seek future affordable development in the
area.

Units0 None
10: California Accessibility
Standards Compliance
Program
Asure housing units accommodate residents
with disabilities. 12/31/2029 6th Cycle Continuous
The City ensures that accessibility
requirements are met to be in compliance with
State regulations. "Aging-in-place" standards
are enforced by the State's building code for
residential projects where City staff may also
suggest other accommodations.

Other0 None
11: Rental Assistance
Assist OCHA to promote the program, with a
special emphasis on promoting the program
to the City's special needs populations and
maintain this level of assistance as allowed by
the federal budget.
12/31/2029 6th Cycle Continuous
The City's Community Services Department
provides resources, information and referral
servies for OCHA and works with the County
of Orange Habitat for Humanity and
Illumination Foundation.

Households0
https://www.stantonca.gov/departments/comm
unity_services/stanton_family_resource_cente
r.php
12: Preservation of
Existing Affordable Units
Work with property owners, interest groups,
and the state and federal governments to
preserve the City's affordable housing stock.
12/31/2029 6th Cycle Continuous
The City continues to provide referral services
as requested to residents regarding Section 8
Housing.

Persons0 None
13: Homeowner
Rehabilitation Program
Assist (7) low and moderate-income
homeowners annually through the Housing
Rehabilitation Program, particularly focusing
on census tracts with the hightest
concentrations of LMI households; identify
and secure additional funding sources.
12/31/2029 6th Cycle Continuous
In 2025, the City awarded the contract to a
vendor to assist with the processing and
implemention of CDBG funds. These
programs are aimed to assist qualifying
households on residential repairs or upgrades.

The application process began in late 2025,
and will be tracked during 2026 via building
permits.

Households0 https://www.stantonca.gov/news_detail_T9_R
299.php
14: Proactive Code
Enforcement
Continue to enforce applicable sections of the
Stanton Municipal Code, including property
maintenance standards and the California
Building Code; conduct an average of 1,200
inspections annually, identify and prioritize
target areas.
12/31/2029 6th Cycle Continuous
The City is diligently working to ensure that
health and safety is a priority for residential
neighborhoods. This year, our Code
Enforcement team closed 497 active code
enforcement cases.

Other 497 None
15: Energy Conservation
and Energy Efficiency
Opportunities
Improve energy-efficiency in new and existing
development and promote available programs
and benefits to all City residents, especially
lower income residents.
12/31/2029 6th Cycle Continuous
The City ensures that green building concepts
are consistent with the State and is up to date
with all CEQA standards.

Other0 None
16: Monitor Changes in
Federal and State Housing,
Planing and Zoning Laws
Monitor state and federal legislation as well as
City development processes and zoning
regulations to identify and remove constraints
to housing.
12/9/2025 6th Cycle Continuous
The City continually monitors both State and
Federal legislations and makes amendments
to the Municipal Code accordingly. For
example, per new ADU laws and regulations,
the City's code was amended at the end of
2025.

Other0 https://ecode360.com/43156999
17: Zoning Code
Amendments - Housing
Constraints
Ensure that the City's Zoning Code is
consistent with State law and update the
Zoning Code as needed to comply with future
changes.
12/9/2025 6th Cycle Continuous
On an as-needed basis, the City amends and
adopts new regulations set forth by the state.

The City's ADU ordinance has been amended
to be in compliance with state regulations. At
the end of each legislative year the City
reviews new bills to determine what code
amendments are required.

Other0 https://ecode360.com/43156999
18: Parking Standards
Review
Ensure that the City's parking standards for
residential uses are adequate while not unduly
constraining housing development.
12/31/2029 6th Cycle Continuous
The City complies with State standards and
regulations when reviewing residential projects
and ensuring that they are compliant with said
standards.

Other0 None
19: Fair Housing Services
Support fair housing services provider and
efforts to minimize discriminatory housing
practices.
12/31/2029 6th Cycle Continuous
The City monitors and reports all inquiries
regarding housing discrimination to the Fair
Housing Council of Orange County.

Households0
https://www.stantonca.gov/departments/comm
unity_services/stanton_family_resource_cente
r.php
20: Affirmatively Further
Fair Housing
Implement measures to affirmatively further
fair housing. 12/31/2029 6th Cycle Continuous
This program includes four "subprograms" as
listed in Table 1 and are listed as the
following: 20.1, 20.2, 20.3 and 20.4.

Households0 None

20.1: Housing Mobility
Enhancement - Accessory
Dwelling Units (ADUs)
Encourage the development of ADUs
throughout the City to expand housing
opportunities for all income levels and special
needs groups.
12/31/2029 6th Cycle Continuous
From the last reporting period, there was
eighteen (18) more building permits issued for
ADUs and four (4) more ADUs finaled. City
staff continues to push out timely reviews and
appprovals of ADUs to promote additional
housing opportunities.

Units0 None

20.1: Housing Mobility
Enhancement - Rental
Assistance/Housing
Choice Voucher (HCV)
Program
Assist OCHA to promote the Housing Choice
Voucher (HCV) Program, with a special
emphasis on promoting the program to the
City's speical needs populations.
12/31/2029 6th Cycle Continuous
The City coordinates with the Orange County
Housing Authority to offer HCVs. Outreach
coordinators are actively seeking out viable
applicants that can utilize HCVs.

Households0 None

20.2: New Housing
Choices and Affordability
in Higher Opportunity
Areas - Provide Housing
Opportunities in Higher
Opportunity Areas for all
Members of the
Community
Facilitate Affordable and Special Needs
Housing Construction 12/31/2029 6th Cycle Continuous
There are no new projects for special needs
housing in the City. However, the City is
hopeful to partner with developers to support
special needs housing projects.

Households0 None

20.2: New Housing
Choices and Affordability
in Higher Opportunity
Areas - Provide Housing
Opportunities in Higher
Opportunity Areas for all
Members fo the
Community
Mixed-Use Development 12/31/2029 6th Cycle Continuous
The City is open to new mixed-use
development within the Mixed-Use Overlay
Zones, where multiple housing opportunity
sites have been identified within these zoning
designations.During 2025, the City processed
a mixed-use development application
consisting of 159 units with 4 commerical
vendor spaces.

Units0 None

20.3: Place-Based
Strategies for Community
Preservation and
Revitalization - Public
Investment in Specific
Neighborhoods, Including
Services and Amenities
Reveleopment of the Tina/Pacific
Neighborhood 12/31/2029 6th Cycle Continuous
Pursuant to the Surplus Land Act, the City
released a notice of availability. An exclusive
negotiating agreement (ENA) was pursued,
however, unfortunately, expired. In April, 2025,
HCD provided the City with a letter that "all
requirements under the SLA for the purposes
of disposign of the [City-owned Tina Pacific]
surplus land have been met." In 2025, the
received a determination in it's favor, however
shortly thereafter an appeal was filed so the
City has not been able to make progress due
to ongoing litigation. The Citywill continue to
seek future affordable development in the
area.

Units0 None

20.3: Place-Based
Strategies for Community
Preservation and
Revitalization - Public
Investment in Specific
Neighborhoods, Including
Services and Amenities
Homeowner Rehabilitation Program 12/31/2029 6th Cycle Continuous During this reporting period, the City
developed a home rehabilitation program,
obtained a budget allocation, and obtained a
consultant to manage the implementation of
this program. The program implementation will
begin by finding eligible projects and hiring
contractors to complete these improvements.

Households0 None

20.3: Place-Based
Strategies for Community
Preservation and
Revitalization - Education
and Outreach
Reduce fair housing discrimination by
landlords resulting from a lack of local fair
housing education and outreach, resources
for fair housing agencies and organizations,
and state or local fair housing laws to support
strong enforcement.
12/31/2029 6th Cycle Continuous
The Family Resources Center provdes
assistance and resources to help families that
have been dispalced. Additionally, the City is
monitoring the quantity of housing units.

Meetings0 None

20.4: Displacement
Protection - Displacement
Risk of Lower Income
Residents Due to
Economic Pressures
Economic Displacement Risk Analysis &
Preservation of Existing Affordable Units 12/31/2024 6th Cycle Continuous The Family Resources Center provdes
assistance and resources to help families that
have been dispalced. Additionally, the City is
monitoring the quantity of housing units.

Meetings0 None
Jurisdiction Stanton ANNUAL ELEMENT PROGRESS REPORT Reporting Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Planning 6th Cycle 10/15/2021 - 10/15/2029 Description of
Commercial
Development Bonus
Commercial Development Bonus
Date Approved
3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Very Low
Income
Low
Income
Moderate
Income
Above Moderate
Income
Description of
Commercial
Development Bonus
Commercial Development Bonus Date
Approved
Summary Row: Start Data Entry Below
Units Constructed as Part of Agreement
Commercial Development Bonus Approved pursuant to GC Section 65915.7 Table E
Note: "+" indicates an optional field
Project Identifier
1 2
Cells in grey contain auto-calculation
formulas
(CCR Title 25 §6202)
Annual Progress Report January 2020
Jurisdiction Stanton ANNUAL ELEMENT PROGRESS REPORT Note: "+" indicates an optional field Reporting Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation Cells in grey contain auto-calculation formulas Planning Period 6th Cycle 10/15/2021 - 10/15/2029
The description should adequately document
how each unit complies with subsection (c) of
Government Code Section 65583.1+.

For detailed reporting requirements, see the
chcklist here:

Extremely LowIncome+Very LowIncome+ Low-Income+ TOTAL UNITS+Extremely LowIncome+Very LowIncome+ Low-Income+TOTAL UNITS+
https://www.hcd.ca.gov/communitydevelopment/docs/adequate-sites-checklist.pdf Rehabilitation Activity
Preservation of Units At-Risk
Acquisition of Units
Mobilehome Park Preservation
Total Units by Income
Table F
Please note this table is optional: The jurisdiction can use this table to report units that have been substantially rehabilitated, converted from non-affordable to affordable by acquisition, and preserved, including mobilehome park preservation, consistent with the standards set forth in Government Code section 65583.1, subdivision (c). Please note, motel, hotel, hostel rooms or other structures that are converted from non-residential to residential units pursuant to Government Code section 65583.1(c)(1)(D) are considered net-new housing units and must be reported in Table A2 and not reported in Table F.

Activity Type
Units that Do Not Count Towards RHNA+
Listed for Informational Purposes Only
Units that Count Towards RHNA +
Note - Because the statutory requirements severely limit what can be counted, please contact HCD at [email protected] and we will unlock the form which enable you to populate these fields.

Units Rehabilitated, Preserved and Acquired for Alternative Adequate Sites pursuant to Government Code section 65583.1(c) Annual Progress Report January 2020
Jurisdiction Stanton
Reporting
Period 2025 (Jan. 1 - Dec. 31)
Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Prior APN+ Current APN Street Address Project Name+
Summary Row: Start Data Entry Below

For up to 25 percent of a jurisdiction’s moderate-income regional housing need a

Project Identifier
1 ANNUAL ELEMENT PROGRESS REPORT
Housing Element Implementation
2 3
Local
Jurisdiction
Tracking ID
Unit
Category
(2 to 4,5+)
Tenure
R=Renter
Very LowIncome Deed
Restricted
Very LowIncome
Non Deed
Restricted
0 0

Above Moderate Income Units Converted to M
allocation, the planning agency may include the number of units in an ex for the unit. Before adding information to this table, please ensure ho Unit Types
Note: "+" indicates an
optional field
Cells in grey contain auto-calculation formulas
Low- Income Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
0 0 0 0 0
Table F2
oderate Income Pursuant to Government Code section 65400.2 xisting multifamily building that were converted to deed-restricted rental housing for moderate-in ousing developments meet the requirements described in Government Code 65400.2(b). 4 Affordability by Household Incomes After Conversion
Notes
6 Total Moderate Income
Units Converted from
Above Moderate
Date
Converted Notes
0 ncome households by the imposition of affordability covenants and restrictions 5 Units credited toward Moderate
Income RHNA
Jurisdiction Stanton
Reporting
Period 2025
(Jan. 1 - Dec.
31)
Period 6th Cycle 10/15/2021 - 10/15/2029 ANNUAL ELEMENT PROGRESS REPORT Housing Element Implementation
2 3 4
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Realistic
Capacity
Identified in the
Housing
Element
Entity to whom the site
transferred Intended Use for Site
1 Summary Row: Start Data Entry Below
Note: "+" indicates an optional field
Cells in grey contain auto-calculation formulas
Table G
Locally Owned Lands Included in the Housing Element Sites Inventory that have been sold, leased, or otherwise disposed of Project Identifier
NOTE: This table must only be filled out if the housing element sites inventory contains a site which is or was owned by the reporting jurisdiction, and has been sold, leased, or otherwise disposed of during the reporting
Jurisdiction Stanton
Reporting
Period 2025
(Jan. 1 - Dec.
31)
1 2 3 4
APN Street Address/Intersection Existing Use Number of
Units
NOTE: This ta
of ALL surplus
jurisdiction ow
Summary Row: Start Data Entry Below
Parcel Identifier

ANNUAL ELEMENT PROG
Housing Element Imp
Table H
Locally Owned Sur
Note: "+" indicates an optional field
Cells in grey contain auto-calculation
formulas
Designation Size Notes
5 6 7
Surplus
Designation
Parcel Size (in
acres) Notes
able must contain an inventory
s/excess lands the reporting
wns

GRESS REPORT
plementation
rplus Sites
Jurisdiction Stanton ANNUAL ELEMENT PROGRESS REPORT
Reporting
Period 2025
(Jan. 1 - Dec.
31) Housing Element Implementation
Planning
Period 6th Cycle 10/15/2021 - 10/15/2029
Project Type Date
2 3
APN Street Address Project Name+
Local
Jurisdiction
Tracking ID+
Unit Category
(SH - Student Housing) Date
Very LowIncome Deed
Restricted
Very LowIncome Non
Deed
Restricted
Low- Income
Deed
Restricted
Low- Income
Non Deed
Restricted
ModerateIncome Deed
Restricted
ModerateIncome Non
Deed
Restricted
Above
ModerateIncome
Summary Row: Start Data Entry Below
Note:

Cells in gre
Table J
Student housing development for lower income students for which was granted a density bonus pursuant to subparagraph (F) of paragraph (1) of subdivision (b) of Se Project Identifier Units (Beds/Student Capacity) Approved 1 4
NOTE: STUDENT HOUSING WITH DENSITY BONUS
ONLY. This table only needs to be completed if there
were student housing projects WITH a density bonus
approved pursuant to Government Code65915(b)(1)(F)
Annual Progress Report January 2020
Jurisdiction Stanton ANNU
Reporting Period 2025 (Jan. 1 - Dec. 31)
Planning Period 6th Cycle 10/15/2021 - 10/15/2029
No Does the Jurisdiction have a local tenant preference policy? If the jurisdiction has a local tenant preference policy, provide a link to the jurisdiction's webpage containing authorizing local ordinance and supporting materials.

Notes
Local governments are required to inform HCD about any local tenant preference ordinanc Code 7061 (SB 649, 2022, Cortese). Effective January 1, 2023, local governments adoptin m

UAL ELEMENT PROGR
Table K
Tenant Preference
ce the local government maintains w
ng a tenant preference are required
more than 90 days after the ordinanc

RESS REPORT
e Policy
when the jurisdiction submits their annual progress report on housing to create a webpage on their internet website containing authorizing ce becomes operational.
g approvals and production, per Government
g local ordinance and supporting materials, no
Jurisdiction Stanton
Reporting
Period 2025
(Jan. 1 - Dec.
31)
APN Street Address/Intersection Date of
Designation
Designation
Level
Summary Row:

Historica
Parcel Identifier
1 Desig
NOTE: This table
your jurisdiction
Local register of
none, leave blan

ANNUAL ELEMENT
Housing Eleme
Ta
Size
3 Historic Site
Period
Areas of
Significance
Parcel Size (in
acres)
al Resources
gnation
2 e needs to be completed with any sites within
n that were newly added to a National, State, or
f historic places within the reporting year. If
nk.

T PROGRESS REPORT
ent Implementation
able L
Note: "+" indicates an optional field
Cells in grey contain auto-calculation
formulas
Notes
4 Notes
Jurisdiction Stanton
Reporting Year 2025
Total Award Amount
Task $ Amount Awarded
Summary of entitlements, building permits, and certific Completed Enti
Inc
Very Low
Low
Moderate
Above Moderate
Total Units
Acutely Low
Extremely Low
Please update the status of the proposed uses listed in $
Moderate
Above Moderate
Total Units
Building Per
Inc
Very Low
Low
Total Units
Certificate of Occ
Inc
Very Low
Low
Moderate
Above Moderate
Acutely Low
Extremely Low
Acutely Low
Extremely Low
(Jan. 1 - Dec. 31)
Total award
$ Cumulative Reimbursement Requested
cates of occupancy (auto-populated from Table A2)
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
0 0
tlement Issued by Affordability Summary
come Level

ANNUAL ELEMENT PROG
Local Early Action Planning
(CCR Title 25 §6
n the entity’s application for funding and the corresponding impact on housing within the region -
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 7
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
58 65
Current Year
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
Deed Restricted 0
Non-Deed Restricted 0
403
403
rmits Issued by Affordability Summary
come Level
cupancy Issued by Affordability Summary
come Level
amount is auto-populated based on amounts entered in rows 15-26.

Other
Funding

RESS REPORT
(LEAP) Reporting
6202)
n or jurisdiction, as applicable, categorized based on the eligible uses specified in Sect Task Status
Notes
tion 50515.02 or 50515.03, as applicable.
1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: April 28, 2026
SUBJECT: APPROVAL OF AMENDED AND RESTATED NATIONAL POLLUTANT

DISCHARGE ELIMINATION SYSTEM (NPDES) STORMWATER PERMIT

IMPLEMENTATION AGREEMENT
REPORT IN BRIEF:

The original National Pollutant Discharge Elimination System (NPDES) Stormwater Permit Implementation Agreement (D90-094), which was executed in 1990 and amended in 1993 and 2002 (D02-048), established a cooperative framework for implementing the Orange County Stormwater Program. While the current Agreement has achieved many significant water quality improvements to local beaches and inland waters, state regulatory requirements issued through the MS4 permits have changed significantly since the Agreement was last updated. The proposed Agreement restates and updates the original Agreement to reflect current regulatory requirements, administrative practices, and programmatic needs. Staff recommends approval of the amended and restated NPDES Stormwater Permit Implementation Agreement.

RECOMMENDED ACTION:

1. City Council find that this item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15378(b)(5) (Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment); and

2. Approve the Amended and Restated National Pollutant Discharge Elimination System (NPDES) Stormwater Permit Implementation Agreement (“Agreement”) between the County of Orange, Orange County Flood Control District (District), and participating Orange County cities (collectively called Permittees); and

3. Authorize the City Manager to execute the Agreement and any related documents necessary to implement the terms of the Agreement.

Item: 9I
Click here to return to the agenda.
2 BACKGROUND:

The City is a Permittee under the Municipal Separate Storm Sewer System (MS4) permits issued by the California Regional Water Quality Control Boards (Santa Ana and San Diego Regions). The original NPDES Stormwater Permit Implementation Agreement (D90-094), which was executed in 1990 and amended in 1993 and 2002 (D02-048), established a cooperative framework for implementing the Orange County Stormwater Program to meet MS4 permit requirements and improve surface water quality. The Agreement allowed for collaboration, consistency, and cost sharing of regional compliance strategies, municipal staff training, watershed monitoring and reporting efforts, and other MS4 program elements required of each of the Permittees.

While the current Agreement has achieved many significant water quality improvements to local beaches and inland waters, state regulatory requirements issued through the MS4 permits have changed significantly since the Agreement was last updated. Watershedspecific water quality priorities have become increasingly complex requiring targeted solutions including structural treatment projects to meet ongoing and forthcoming compliance requirements.

ANALYSIS/JUSTIFICATION:

The proposed Agreement restates and updates the original Agreement to reflect current regulatory requirements, administrative practices, and programmatic needs. It continues the collaborative approach among the Permittees to implement regional stormwater management strategies, but it also provides added flexibility in designing and developing watershed-specific strategies, programs, and projects using corresponding shared cost sub-budget scales. As part of the shared cost budget approval process, the amended and restated Agreement also formalizes the consultation process with the Orange County City Managers Association (OCCMA) each year, which updates and improves the existing annual budget collaboration process already implemented with OCCMA.

The shared cost budget that is developed annually for this Agreement maintains the existing cost sharing formula approach based on land area and population for the unincorporated County and 34 Orange County cities, with the District contributing 10% of the overall cost. For sub-budgets allowed under this Agreement that do not apply to all the Permittees, this same cost sharing formula approach would be applied for the participating Permittees. Examples of the types of geographic areas that a sub-budget could apply include: across an MS4 permit area, watershed level, or sub-watershed scales.
3 Key provisions of the amended and restated Agreement include:
• Continued designation of the County as the administrator of the regional Orange County Stormwater Program.
• Clarification of responsibilities for each Permittee, including compliance reporting, monitoring, and implementation of Best Management Practices (BMPs). • Engagement with the OCCMA for strategic input on compliance and funding. • Provides an updated collaborative review process for annual operating budgets, including allowing for new sub-budgets to be established with smaller groups of Permittees to support development of targeted water quality projects and programs.
• Continues the existing cost sharing formula between Permittees based on land area and population, with the District contributing 10% and the County and Cities sharing the remaining 90% for the annual operating budget countywide. For new sub-budgets, the same approach will be used to share costs amongst those participating agencies.

Ultimately, the primary change in the new Agreement is the City's flexibility to participate in sub-budgets with neighboring jurisdictions within the Anaheim Bay/Huntington Harbour Watershed to fund the design of local stormwater and urban runoff capture projects.

FISCAL IMPACT:

The City’s financial contribution will be calculated annually based on its proportional share of land area and population, as outlined in the Agreement. Costs will be included in the City’s annual budget for stormwater compliance.

ENVIRONMENTAL IMPACT:

This item is not subject to the California Environmental Quality Act (“CEQA”) pursuant to Sections 15378(b)(5) (Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment).

LEGAL REVIEW:

None.
4 PUBLIC NOTIFICATION:

Notifications and advertisement were performed as prescribed by law.

STRATEGIC GOAL:

Goal 3. Provide quality infrastructure.

Goal 5. Maintain and promote a responsible, high-quality and transparent government.

Prepared by: Han Sol Yoo, P.E., Principal Civil Engineer Reviewed by: Cesar Rnagel, P.E., Director of Public Works/City Engineer Fiscal Impact Reviewed by: Sharon del Rosario, Finance Director Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:

A. NPDES Stormwater Permit Implementation Agreement
1 AMENDED AND RESTATED NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM STORMWATER

PERMIT IMPLEMENTATION AGREEMENT
This AMENDED AND RESTATED NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM STORMWATER PERMIT IMPLEMENTATION AGREEMENT (“AGREEMENT”), for purposes of identification numbered [D02-048], and which may be alternatively referred to as the “OC Stormwater Program Implementation Agreement,” is entered into this ____ day of _________, 2026, by the County of Orange, (herein called the COUNTY), the Orange County Flood Control District (herein called DISTRICT) and the cities of Aliso Viejo, Anaheim, Brea, Buena Park, Costa Mesa, Cypress, Dana Point, Fountain Valley, Fullerton, Garden Grove, Huntington Beach, Irvine, Laguna Beach, Laguna Hills, Laguna Niguel, Laguna Woods, Lake Forest, La Habra, La Palma, Los Alamitos, Mission Viejo, Newport Beach, Orange, Placentia, Rancho Santa Margarita, San Clemente, San Juan Capistrano, Santa Ana, Seal Beach, Stanton, Tustin, Villa Park, Westminster, and Yorba Linda (herein called CITIES). The COUNTY, DISTRICT, and CITIES may be referred to collectively as PERMITTEES or individually as PERMITTEE, COUNTY, DISTRICT, or CITY, respectively, in this AGREEMENT.

RECITALS
WHEREAS, the United States Congress in 1987, through the Water Quality Act, amended Section 402 of the Clean Water Act (33 U.S.C.A. 1342(p)) to require the United States Environmental Protection Agency (“EPA”) to promulgate regulations for permitting stormwater discharges; and WHEREAS, EPA regulations require National Pollutant Discharge Elimination System (“NPDES”) permits for discharges from a municipal separate storm sewer system (“MS4”)(herein after called MS4 permits), and further require MS4 permits to include requirements to control pollutants from stormwater discharges; and WHEREAS, in 1927, the Orange County Flood Control Act created the DISTRICT to provide for the control of flood and stormwater and protect from damage from those flood or stormwater, the harbors, waterways, public highways, and property within the DISTRICT’s jurisdiction; and WHEREAS, the powers granted to the DISTRICT include the authority to regulate discharges that threaten to impact its system and carry on technical and other investigations, examinations, or tests of all kinds, making measurements, collecting data, and making analyses, studies, and inspections pertaining to water Attachment: A
Click here to return to the agenda.
2 supply, control of floods, use of water, water quality, nuisance, pollution, waste, and contamination of water, both within and without the DISTRICT; and
WHEREAS, the California State Water Resources Control Board (“SWRCB”), as designee of the EPA, has delegated authority to the California Regional Water Quality Control Boards-Santa Ana Region (“RWQCBSAR”) and San Diego Region (“RWQCB-SDR”)(collectively, the RWQCBs) for administration of MS4 permits within the boundaries of their regions; and
WHEREAS, the COUNTY, DISTRICT, and CITIES are PERMITTEES under MS4 permits issued by the RWQCBs; and
WHEREAS, the RWQCBs have designated the COUNTY as the Principal PERMITTEE or Principal Watershed Co-permittee, as defined in the MS4 permits; and WHEREAS, the COUNTY, the DISTRICT and the CITIES previously entered into that certain agreement entitled National Pollutant Discharge Elimination System Stormwater Permit Implementation Agreement D90-094, on December 18, 1990, which was subsequently amended on October 26, 1993 by Amendment No. 1 and then on June 25, 2002 (the December 18, 1990 Agreement as Amended by Amendment No. 1 and the June 25, 2002 amendment will be referred to collectively hereinafter as the ORIGINAL AGREEMENT), to cooperatively develop, and did thereunder develop, an integrated stormwater runoff management program with the objective of fulfilling MS4 permit requirements and improving water quality in Orange County (program referred to herein as the “OC Stormwater Program”); and WHEREAS, Section X of the ORIGINAL AGREEMENT provides that the ORIGINAL AGREEMENT may be amended by consent of a majority of the PERMITTEES which represent a majority of the percentage contributions as described in Section IV of the ORIGINAL AGREEMENT; and WHEREAS, continued cooperation between the CITIES, the COUNTY, and the DISTRICT to jointly implement the OC Stormwater Program to fulfill prior, new, and potential future MS4 permit requirements, to the extent feasible, is in the best interests of the CITIES, the COUNTY, and the DISTRICT; and WHEREAS, the PERMITTEES now desire to restate and amend the ORIGINAL AGREEMENT, as reflected and set forth in this AGREEMENT.

NOW, THEREFORE, the PERMITTEES do mutually agree as follows:
3 I. FILING STATUS
The COUNTY, the DISTRICT, and each CITY have filed applications for MS4 permits as PERMITTEES. The COUNTY, the DISTRICT and each CITY is a PERMITTEE under each MS4 permit to which they are subject.

II. INCORPORATION OF FEDERAL GUIDELINES
All applicable federal and state water quality regulations and guidelines under the Federal Clean Water Act, as presently written or as changed during the term of this AGREEMENT, are hereby incorporated by reference and made a part of this AGREEMENT and take precedence over any inconsistent terms of this AGREEMENT.

III. DELEGATION OF RESPONSIBILITIES
The responsibilities of each of the parties shall be as follows:

A. The COUNTY shall be the administrator of the OC Stormwater Program and, on a cost-shared basis, perform the following functions:

1. Annual operating budgets.
a. Prepare the annual operating budget (“annual operating budget”), which shall include a work plan and associated financial plan and budget. The annual operating budget is intended to provide for all programmatic functions and associated costs of the OC Stormwater Program, as outlined in this AGREEMENT and as generally described in Section V.A. Annual operating budgets and work plans may be based on RWQCB region (i.e., Santa Ana Region versus San Diego Region). The budget year shall coincide with the COUNTY's fiscal year, July 1 – June 30.
b. Consult with the Stormwater Program Representatives (as defined in Section III.C.8) when preparing annual operating budgets and major program elements therein. c. A draft of the annual operating budget may be prepared for the PERMITTIES for review by February 15 each year. Annual operating budgets shall be submitted to the PERMITTEES for consideration and approval by May 15 of each year. Individual CITY approval shall be obtained from each CITY’s city manager or designee thereof by July 30 of each year. CITY manager designations for annual operating budget approval shall be provided in writing to 4 the County and shall remain in effect until revoked in writing by the CITY’s city manager.

An annual operating budget shall be deemed approved and adopted for the OC Stormwater Program by affirmative responses from PERMITTEES which represent a majority (50% or greater) of both the area and population percentage contribution as calculated in accordance with Section V.A (method for calculating approval percentage referred to as “Majority Approval”). The COUNTY and the DISTRICT shall represent one voting PERMITTEE with their percentage contribution equal to the total of the COUNTY and the DISTRICT as described in Section V.A.
d. An approved and adopted annual operating budget shall not be exceeded without prior Majority Approval of the PERMITTEES.

2. Project or watershed-specific sub-budgets.
a. In coordination with the PERMITTEES, prepare project-specific and/or watershed-specific budgets and associated work plans (collectively, “sub-budget(s)”) for the design of water quality projects and/or responding to RWQCB enforcement orders and/or other orders (e.g., California Water Code 13267 or 13383 orders).
b. Sub-budgets shall be prepared and proposed on an as-needed basis, at the discretion of the COUNTY, or as requested by interested PERMITTEES, subject to concurrence of the COUNTY.
c. Each PERMITTEE willing to participate in a sub-budget will confirm participation to the COUNTY in writing. A PERMITTEE who confirms participation in a sub-budget shall be referred to herein as “PARTICIPATING PERMITTEE(s).” Sub-budgets will be subject to unanimous approval by all PARTICIPATING PERMITTEES, except that where a Participating Permittee fails to vote to approve a proposed sub-budget, such failure shall be deemed a withdrawal from the sub-budget and the withdrawing PERMITTEE shall no longer be considered a PARTICIPATING PERMITTEE and shall have no obligation to pay for or participate in the sub-budget.
5 d. Project elements that go beyond design (e.g., construction, operation, and maintenance) shall not be provided for in sub-budgets and, instead, are subject to separate agreement between the Participating Permittees.

3. Represent the OC Stormwater Program in reviews of documents, comments, and discussions with EPA, SWRCB, and RWQCBs and/or other resource agencies regarding MS4 permit requirements and related policies, programs, and regulations. The COUNTY shall timely notify the PERMITTEES of any decision reached during these discussions that, in the determination of the County, substantially impacts the OC Stormwater Program.

4. Implement approved annual operating budgets and sub-budgets.

5. Working in collaboration with PERMITTEES, prepare and submit regional compliance reports as the Principal PERMITTEE, as required under the MS4 permits, and/or as designated in the approved workplans.

6. Implement the regional monitoring and reporting program elements from approved workplans for the MS4 permits, including, but not limited to, tasks to monitor and measure the effectiveness of Best Management Practices (“BMPs”). This may include monitoring and modeling.

7. Obtain, as may be required by the annual operating budget and/or sub-budgets approved pursuant to this AGREEMENT, professional services, including, but not limited to, scientific, engineering, environmental, economic, and/or legal consultants to provide technical assistance for the work associated with the OC Stormwater Program. This work may include, but is not limited to, the preparation of technical or economic studies, legal analysis, watershed management plans, stormwater runoff management plans, water quality improvement plans, modeling, reasonable assurance demonstrations/reasonable assurance analyses, monitoring plans, technical reports, municipal staff training activities, and the design of structural and non-structural BMPs and strategies to prevent and/or reduce pollutants in stormwater runoff. Contracts for professional services to be funded under this AGREEMENT shall be made in conformance with the COUNTY’s procurement policies, and, to the extent there is no conflict, the following:
6 a. The COUNTY shall make efforts to stagger the date of issuance of new contracts for professional services, so that PERMITTEES may better absorb increases in consultant fee rates.
b. For contracts for professional services that would require approval by the Orange County Board of Supervisors (as determined within the sole discretion of the COUNTY), one Stormwater Program Representative for every two designees of the COUNTY shall be allowed to participate in any panel formed for the purpose of evaluating responses to Requests for Proposals or similar competitive solicitations submitted by potential consultants. Where any contract subject to this provision is to be extended beyond the initial term, the COUNTY shall request feedback from the Stormwater Program Representatives, regarding the consultant’s performance, prior to executing the extension.

This process shall in no way impinge upon or limit the COUNTY’s discretion to enter into, amend, extend, renew, or cancel any contract for professional services for the OC Stormwater Program.
c. The COUNTY shall notify the PERMITTEES of any changes in the COUNTY’s procurement policies that significantly affect the thresholds for competitive procurement, scoring, or selection processes for contract services.

8. Implement a facility inspection program, as required by the MS4 permits, for MS4 facilities within the unincorporated areas of the County, at no cost to the CITIES.

9. Implement a facility inspection program, as required by the MS4 permits, for MS4 facilities on Countyowned property used for COUNTY governmental purposes (i.e., property used for governmental functions) and located within a CITY, at no cost to the CITIES. For purposes of this section, the regional facility known as Dana Point Harbor shall be considered a County-owned property used for governmental purposes.
7 a. To avoid confusion in the implementation of each party’s facility inspection programs, the COUNTY shall provide a list of those facilities, buildings and properties that it owns and are located within other jurisdictions (i.e. non-unincorporated properties) that the COUNTY has decided to monitor and regulate pursuant to this Section III.A.9. The County further agrees to notify the affected PERMITTEE of changes to the status of a facility.

B. The DISTRICT shall, on a cost-shared basis, except as set forth in subparagraph 2 below:

1. Perform or cause to be performed the water quality and hydrographic monitoring for compliance with MS4 permits and/or in accordance with RWQCB-approved monitoring plans and/or in the approved workplans.

2. Implement a facility inspection program, as required by the MS4 permits, for MS4 facilities located on District-owned and controlled property that is used for governmental purposes, at no cost to the CITIES.

3. Undertake or cause to be undertaken all activities required of the CITIES in Section III.C and applicable to the District.

C. The CITIES, at no cost to the Counties and the District, shall:

1. Implement a facility inspection program for its MS4 facilities, as required by the MS4 permit(s) and within the jurisdictional boundaries of that CITY.

2. Submit to the COUNTY storm drain system maps and/or data describing the type and location of its MS4 facilities with periodic revisions that reflect any modifications made as a result of land development/redevelopment. If possible, information shall be submitted as geographical information system (“GIS”) data.

3. Support the COUNTY in the preparation of watershed characterizations and catchment prioritization efforts, including, but not limited to, by:
a.Identifying applicable zoning and land use designations. b.Identifying areas where sources of specific pollutants are known.

4. Upon COUNTY request, review, comment on, consider approval of, and, if approved, implement regional strategies to prevent and reduce pollutants in stormwater runoff. 8 5. Implement an illegal discharge detection and elimination program as required by the MS4 permit(s) to which the CITY is subject. Demonstrate adequate legal authority to control discharges to its MS4 facilities as may be required by the relevant MS4 permit(s) to which the CITY is subject.

6. Provide, as requested by the COUNTY, copies of the CITY’s jurisdictional reports, data, and any other information (in formats requested by the COUNTY, where such formats are reasonably available) to satisfy requirements in MS4 permits or other orders issued by a Regional Board or the State Board, to which the CITY is subject, provided the CITY has not otherwise challenged such order, and such challenge has not been resolved.

7. Participate in meetings convened by the COUNTY and respond to requests for information from the COUNTY, intended to obtain PERMITTEE input on matters related to this AGREEMENT and the implementation of the OC Stormwater Program.

8. Designate primary and secondary Stormwater Program Representative for matters related to this AGREEMENT and the implementation of the OC Stormwater Program. Designations shall be made by each CITY’s city manager, or designee, in writing to the COUNTY. Each designation shall remain in effect until revoked by the CITY’s city manager or designee. Stormwater Program Representatives are intended to provide subject matter input and facilitate communication between the COUNTY and each CITY. For purposes of this AGREEMENT, a Stormwater Program Representative will not be deemed to have the authority to approve annual operating budgets on behalf of a CITY, as required in Section III.A.1, unless expressly stated in the written designation provided to the COUNTY.

D. In the unincorporated areas of the COUNTY, the COUNTY shall, at no cost to the CITIES or the DISTRICT, undertake or cause to be undertaken all activities required above of the CITIES in Section III.C that are not responsibilities of the DISTRICT as outlined in Section III.B.

IV. ORANGE COUNTY CITY MANAGER ASSOCIATION ENGAGEMENT
A. In lieu of the activities of the Technical Advisory Committee under the ORIGINAL AGREEMENT, the COUNTY shall endeavor to create a working relationship with the Orange County City Manager Association (“OCCMA”) or a sub-group thereof, to address issues such as MS4 permit requirements, MS4 permit compliance methods, and funding needs and strategies to facilitate regional and/or 9 watershed-based, multi-jurisdictional project efforts.

B. At its discretion, the COUNTY, in coordination with the PERMITTEES as set forth in this AGREEMENT, may implement recommendations (or parts thereof) that OCCMA may give on OC Stormwater Program matters, including, but not limited to, potential strategies for compliance with current and anticipated future MS4 permit requirements; funding strategies and options for MS4 permit compliance efforts; and OC Stormwater Program budgeting. Recommendations that would result in unbudgeted costs shall be subject to Majority Approval of the PERMITTEES pursuant to III.A.1.d.

C. Under no circumstances shall this Section be interpreted as a replacement or substitute for any other responsibility of CITIES or the COUNTY under this Agreement. At the COUNTY’s discretion, the Director of OC Public Works may enter into a memorandum of understanding with OCCMA to facilitate procedures for OCCMA engagement under this Section. Under no circumstances shall this provision be interpreted to require any written agreement between the COUNTY and OCCMA.

V. PROGRAM COSTS
A. Annual Operating Costs.

Where not otherwise funded, the annual operating budget, including all costs of equipment, goods, COUNTY services (including, but not limited to, applicable COUNTY and COUNTY’S departmental overhead), and all professional services costs incurred by the COUNTY, and any cost of the MS4 permits, as determined by the COUNTY in its role as administrator of the OC Stormwater Program, shall be a shared cost and allocated among the COUNTY, DISTRICT, and CITIES, and paid for as follows:

Participants Percentage Contribution
DISTRICT 10
CITIES + COUNTY 90
The individual percentage contributions from each CITY and the COUNTY shall be functions of their respective dry land areas and population relative to those of the entire County of Orange. Each area shall be calculated as one-half of the sum of the area and population fractions, multiplied by 90%.

National forests, state parks, airports, landfills, oceans, harbors, tidal bays, and active military installations shall be excluded from area calculations (Exhibit A-1). The contribution of the COUNTY 10 shall be calculated from unincorporated areas and their respective populations. Should any external or alternative sources of funding become available, those funds may be directly applied to the appropriate budget(s) before the shared cost percentages are applied to the PERMITTTEES or credited to a subsequent budget.

Share in percent for jurisdiction #1= {(X1/Xtot) + (Y1/Ytot)}/2 x (90) X = area
Y = population
tot = total population or area
90 = total percentage excluding the DISTRICT’s contribution The percentage share shall be calculated by the COUNTY from population and area data. The population data shall be the most recent annual population estimates produced by the California Department of Finance, and area is based on the most recent OC Public Works survey data available to the COUNTY. Percentage share calculations shall be updated by May of each budget year for the budget year following and shall be included in annual operating budget proposals. Annual operating budget proposals shall be prepared based on the following percentage share computation methods, as applicable, and subject to exclusions in Exhibit A-1:

1. Countywide costs will be calculated as described in the process and formula above and subject to Exhibit A-1 for the entire group of PERMITTEES.

2. Regional costs, specific to only one RWQCB permit (Santa Ana Region and San Diego Region), will be calculated based on the process and formula above for PERMITTEES within the respective permit geographic area. For PERMITTEES that have jurisdiction in both permit regions, the regional costs will be based on the land area and prorated population for that permit geographic area.

3. Sub-budgets shall be based on the PARTICIPATING PERMITTEES and their corresponding area and prorated population total within the geographic area subject to the specific sub-budget.

4. In the event of a regulatory directive issued to PERMITTEES requiring amendment of any approved budget, the COUNTY shall provide immediate notice to the included PERMITTEES and hold discussions with respect to responding to the directive and funding the immediate response. Such budget amendments shall be subject to the Majority Approval referenced in Section III.A.1.d. 11 5. If at any time during a budget year costs exceed the sum of the deposits for any approved budget, and prior Majority Approval for such exceedance has been obtained, the COUNTY shall submit invoices to the involved PERMITTEES to recover the deficit. The share for each PERMITTEE shall be prorated according to the formula that was initially used to apportion budget costs. Each CITY shall pay the invoice within 45 calendar days of the billing date.

6. If at any time costs exceed the sum of the deposits for any approved budget, the COUNTY may propose a budget increase and request payment by the PERMITTEES, and PERMITTEES shall pay such amount, provided the budget increase is approved in accordance with sections III.A.1.cd or III.A.2.c of this Agreement, as may be applicable. Until such approval is obtained and sufficient deposits received, the COUNTY may, at its sole discretion, cease carrying out approved budget components so as to limit or not incur costs in excess of deposits. Nothing in this AGREEMENT shall be construed as requiring PERMITTEES to approve budget increases.

7. The COUNTY shall prepare a budget year-end accounting within 120 calendar days of the end of the budget year and present the same to the involved PERMITTEES for review. If the budget yearend accounting results in the sum of the deposits exceeding costs (net of interest earnings), the excess deposits shall carry forward to reduce the obligation of the PERMITTEES for the following budget year and prorated to the CITIES consistent with the cost-sharing population and area data calculation above.

8. The COUNTY shall invoice each CITY for its annual share of each approved budget by November 30 of each budget year. Each CITY shall pay their deposit(s) within 45 calendar days of the billing date or within 45 calendar days of November 30, whichever is later. Each CITY’S deposit(s) shall be based on their prorated share(s) of the approved budget(s), reduced for any carry forward amount identified in the prior budget year-end accounting.

9. The COUNTY shall hold each CITY’s annual share of each approved budget in interest-bearing accounts and credit interest earned on each CITY’s annual share against each CITY’s share of the approved budget costs. The COUNTY shall maintain records regarding interest earned and credited on each CITY’s annual share and provide the same to the CITIES within 120 calendar days of the end of the budget year.
12 10. Upon termination of this AGREEMENT, a final accounting shall be performed by the COUNTY and presented to the PERMITTEES for review. If the sum of the deposits exceeds the costs, the COUNTY shall reimburse to each CITY its prorated share of the excess, within 120 calendar days of the final accounting.

VI. LIFE OF THE AGREEMENT
The term of this AGREEMENT shall be indefinite, unless amended or terminated in accordance with this AGREEMENT.

VII. ADDITIONAL PARTIES
Any CITY which becomes incorporated after the effective date of this AGREEMENT, or requests to become a party to this AGREEMENT after previously withdrawing pursuant to Section VIII, shall be eligible to become a party to this AGREEMENT, subject to Majority Approval. In approving adding additional cities to this AGREEMENT, the PERMITTEES may require such conditions of the added cities as they determine necessary or advantageous. The date of initiation, for determining costs for newly incorporated cities, shall be the date of incorporation. The costs for adding additional cities to this AGREEMENT and OC Stormwater Program including, but not limited to, permit and processing fees, as well as administrative costs incurred by the COUNTY and costs to reimburse the existing PERMITTEES for unreimbursed costs related to a previous withdrawal (if applicable), shall be calculated by the COUNTY, approved by Majority Approval of the PERMITTEES and, thereafter, invoiced by the COUNTY and paid by the added city(ies) within 45 calendar days of the billing date.

Monies to be reimbursed to the existing PERMITTEES shall carry forward to reduce the billings for the following budget year.

VIII. WITHDRAWAL FROM THE AGREEMENT
A CITY may withdraw from this AGREEMENT by providing at least 60 calendar days written notice to the COUNTY. The COUNTY shall notify the PERMITTEES within 10 business days of receipt of any withdrawal notice. Neither the COUNTY nor any PERMITTEE shall be responsible for advising the withdrawing CITY of the legal, regulatory, or programmatic effects of withdrawing, nor have any continuing responsibility to the withdrawing CITY upon the effective date of the withdrawal. The withdrawing CITY shall be solely responsible for any costs the withdrawing CITY may incur related to 13 its withdrawal, including, but not limited to, penalties assessed by RWQCBs, and or other resource agencies (e.g., EPA, CDFW, etc.) in connection with or related to its withdrawal. In addition, withdrawal shall constitute forfeiture of any deposits on hand from the withdrawing CITY, for the budget year in which the withdrawal is effective. If the effective date of a withdrawal is within 60 calendar days of the beginning of any budget year, the withdrawing CITY shall be responsible for paying its annual share for the upcoming budget year as if it were still a PERMITTEE participating in this AGREEMENT but shall be eligible to receive a credit for any prospective carry forward amount of such annual share as may be contemplated by this AGREEMENT. The cost allocations to the remaining PERMITTEES participating in this AGREEMENT shall be recalculated and collected and/or credited as necessary in the budget year following the effective date of the withdrawal.

IX. NON-COMPLIANCE WITH PERMIT OR ORDER REQUIREMENTS
Each PERMITTEE shall remain solely responsible for its own acts and omissions with respect to compliance with requirements of an MS4 permit or other order of the RWQCBs or SWRCB to which it may be subject, and nothing herein shall be deemed to waive, release, or transfer any such responsibility to any other PERMITTEE. Nothing in this AGREEMENT shall be construed as an assumption by any PERMITTEE of any liability or obligation of another PERMITTEE, whether past, present, or future.

X. LEGAL ACTION/ COSTS/ ATTORNEY FEES
In the event of legal action to enforce any provision of this AGREEMENT, each party shall bear its own attorneys’ fees and costs, and no party shall seek to recover the same from any other party through litigation or other legal proceedings.

XI. AMENDMENTS TO THE AGREEMENT
This AGREEMENT may be amended with Majority Approval. The COUNTY and the DISTRICT shall represent one voting PERMITTEE with their percentage contribution equal to the total of the COUNTY and the DISTRICT as described in Section V. No amendment to this AGREEMENT shall be effective unless it is in writing and signed by the duly authorized representatives of the COUNTY and the required Majority Approval of PERMITTEES.
14 XII. NOTICES
All notices required under Section VIII shall be deemed duly given if delivered by hand (with written confirmation of receipt); via electronic mail (with confirmation of transmission); or three (3) days after deposit in the U.S. Mail, postage prepaid.

XIII. GOVERNING LAW
This AGREEMENT shall be governed and construed in accordance with laws of the State of California.

If any provision or provisions of this AGREEMENT is held to be invalid, illegal or unenforceable, the validity, legality and enforceability of the remaining provisions shall not any way be affected or impaired hereby.

XIV. CONSENT TO BREACH NOT WAIVER
No term or provision hereof shall be deemed waived and no breach excused, unless such waiver or consent shall be in writing and signed by the duly authorized representative of the PERMITTEE to have waived or consented. Any consent by any PERMITTEE to, or waiver of, a breach by the other, whether express or implied, shall not constitute a consent to, waiver of, or excuse for any other different or subsequent breach.

XV. APPLICABILITY OF PRIOR AGREEMENTS
This AGREEMENT restates and amends the provisions in prior agreements and constitutes the entire AGREEMENT between the PERMITTEES with respect to the subject matter. All prior agreements, representations, statements, negotiations, and undertakings are superseded hereby.

XVI. EXECUTION OF THE AGREEMENT
This AGREEMENT may be executed in counterparts, and the signed counterparts shall constitute a single instrument. The parties agree that this AGREEMENT may be executed and delivered by electronic means, including via email or electronic signature platforms (e.g., DocuSign, Adobe Sign), and that such electronic signatures shall be deemed to have the same legal effect as original signatures. Each party agrees that electronically signed documents shall be valid, enforceable, and admissible in any legal proceeding to the same extent as a manually signed original. 15 XVII. NO WAIVER OF PRIVILEGE AND/OR WORK PRODUCTION PROTECTION Notwithstanding anything in this Agreement to the contrary, nothing in this AGREEMENT shall require a party to release or provide information (including any reports, communications, data, etc.) that has been deemed by that party to be subject to the attorney-client privilege, attorney work product doctrine, or any other relevant privilege and protection, including, but not limited to, any reports or information generated by a party’s consultant that was prepared in consultation with, or at the direction of, such party’s attorney or counsel of record. Nothing in this AGREEMENT shall prohibit the parties hereto from entering into future agreements, including joint defense agreements, common interest agreements, or other similar agreements to share such privileged or protected information subject to the terms and conditions of such an agreement.

IN WITNESS WHEREOF, the parties hereto have executed this AGREEMENT on the dates opposite their respective signatures:

ORANGE COUNTY FLOOD CONTROL DISTRICT
A body corporate and politic
By Chairman of the Board of Supervisors

COUNTY OF ORANGE
A body corporate and politic
Date: By
Chairman of the Board of Supervisors

SIGNED AND CERTIFIED THAT A COPY OF THIS

AGREEMENT HAS BEEN DELIVERED TO THE

CHAIRMAN OF THE BOARD
Date: By

ROBIN STIELER
Clerk of the Board of Supervisors of Orange County,
California
16 APPROVED AS TO FORM COUNTY COUNSEL

ORANGE COUNTY, CALIFORNIA
By Julia Woo, Senior Deputy
Date:
///
///
///
17 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF ALISO VIEJO
Date: ______
ATTEST:

City Clerk
18 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF ANAHEIM
Date: ______
ATTEST:

City Clerk
19 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF BREA
Date: _________________________
ATTEST:

City Clerk
20 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF BUENA PARK
Date: ______
ATTEST:

City Clerk
21 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF COSTA MESA
Date: _____
ATTEST:

City Clerk
22 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF CYPRESS
Date: ______
ATTEST:

City Clerk
23 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF DANA POINT
Date: ______
ATTEST:

City Clerk
24 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF FOUNTAIN VALLEY
Date: ______
ATTEST:

City Clerk
25 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF FULLERTON
Date: ______
ATTEST:

City Clerk
26 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF GARDEN GROVE
Date: ______
ATTEST:

City Clerk
27 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF HUNTINGTON BEACH
Date: ______
ATTEST:

City Clerk
28 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF IRVINE
Date: ______
ATTEST:

City Clerk
29 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LA HABRA
Date: ______
ATTEST:

City Clerk
30 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LA PALMA
Date: ______
ATTEST:

City Clerk
31 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LAGUNA BEACH
Date: ______
ATTEST:

City Clerk
32 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LAGUNA HILLS
Date: ______
ATTEST:

City Clerk
33 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LAGUNA NIGUEL
Date: ______
ATTEST:

City Clerk
34 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LAGUNA WOODS
Date: ______
ATTEST:

City Clerk
35 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LAKE FOREST
Date: ______
ATTEST:

City Clerk
36 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF LOS ALAMITOS
Date: ______
ATTEST:

City Clerk
37 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF MISSION VIEJO
Date: ______
ATTEST:

City Clerk
38 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF NEWPORT BEACH
Date: ______
ATTEST:

City Clerk
39 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF ORANGE
Date: ______
ATTEST:

City Clerk
40 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF PLACENTIA
Date: ______
ATTEST:

City Clerk
41 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF RANCHO SANTA MARGARITA
Date: ______
ATTEST:

City Clerk
42 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF SAN CLEMENTE
Date: _____
ATTEST:

City Clerk
43 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF SAN JUAN CAPISTRANO
Date: _____
ATTEST:

City Clerk
44 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF SANTA ANA
Date: ______
ATTEST:

City Clerk
45 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF SEAL BEACH
Date: ____
ATTEST:

City Clerk
46 By:

Hannah Shin-Heydorn, City Manager
APPROVED AS TO FORM:

City Attorney

CITY OF STANTON
Date: ______
ATTEST:

City Clerk
47 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF TUSTIN
Date: ______
ATTEST:

City Clerk
48 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF VILLA PARK
Date: ______
ATTEST:

City Clerk
49 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF WESTMINSTER
Date: ______
ATTEST:

City Clerk
50 By:

Mayor
APPROVED AS TO FORM:

City Attorney

CITY OF YORBA LINDA
Date: ______
ATTEST:

City Clerk
51 EXHIBIT A - 1

DRY LAND AREA DEDUCTED FROM JURISDICTIONS
Landfills Jurisdiction
Olinda County
Santiago County
Prima Deschecha County
Bee Canyon County
Coyote Canyon County
State Parks
Bolsa Chica State Beach* Huntington Beach
Chino Hills State Park County
Corona Del Mar State Beach Newport Beach
Crystal Cove State Park** County
Doheny State Beach Dana Point
Huntington State Beach Huntington Beach
San Clemente State Beach San Clemente
Airports
Fullerton Fullerton
John Wayne County
Military facilities
Joint Forces Training Base - Los Alamitos Los Alamitos
Former MCAS Tustin*** Tustin
Seal Beach Naval Weapons Station**** Seal Beach
National Forests
Cleveland National Forest County
*Includes Bolsa Chica Ecological Preserve
**Includes Laguna Laurel Ecological Preserve
***Active military areas
****Includes Seal Beach National Wildlife Refuge
1 CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: April 28, 2026
SUBJECT: ACCEPTANCE OF HVAC SYSTEM REPLACEMENT PHASE 1
PROJECT (TASK CODE NO. 2026-603) BY THE CITY COUNCIL OF THE

CITY OF STANTON, CALIFORNIA
REPORT IN BRIEF:

The City’s HVAC System Replacement Phase 1 Project, which consisted of the replacement of 8 HVAC units, separately purchased by the City, including an updated computerized controller system, is now complete. The final construction cost for the project totaled $974,136.23. The City Engineer, in his best judgment, certifies that the work was satisfactorily completed as of March 24, 2026. It is recommended that the City Council accept the completed work performed on this project.

RECOMMENDED ACTION:

1. City Council declare that this project is categorically exempt under the California Environmental Quality Act (“CEQA”), Class 2, Section 15302 as replacement of existing structures and facilities; and

2. Accept the completion of the HVAC System Replacement Phase 1 Project, as certified by the City Engineer, and affix the date of completion of March 24, 2026 as the date of completion of all work associated with this project; and

3. Approve the final cost of construction for the contract amount of $974,136.23 with AC Pros, Inc.; and

4. Direct the City Clerk within ten (10) days from the date of acceptance to file the Notice of Completion (Attachment) with the County Clerk-Recorder of the County of Orange; and

5. Direct City staff, after thirty-five (35) days has elapsed from the filing of the “Notice of Completion” with the County Clerk-Recorder, to make the retention payment to AC Pros, Inc. in the amount of $48,706.81; and
Item: 9J
Click here to return to the agenda.
2 6. Increase revenues in the Grants Fund (Account No. 227-0000-432300) by $74,200 as additional funding for the HVAC System Replacement Phase 1 Project (Task Code No. 2026-603) per CDBG Contract No. 012-25011143 and the corresponding accounts to transfer funds to the Capital Improvement Fund (305) where the project expenditures are accounted for and reduce the original funding transfers from the Public Benefit Fee Fund (104) in the same amount.

BACKGROUND:

Public facilities, such as the Stanton Community Center, play critical roles in providing services to the public. The HVAC system is an important infrastructure component of any public facility, maintaining indoor air quality and promoting health and safety. The City’s current HVAC system is reaching its end-of-life and requires more frequent and costly repairs. The new HVAC units will bolster the City’s ability to deliver essential services to the public during emergencies.

On May 13, 2025, the City Council authorized staff to advertise this project for construction and approved the draft plans and specifications. This project was subsequently advertised for formal bidding on June 4, 2025.

On August 26, 2025, the City Council approved a contract with AC Pros, Inc. to upgrade and replace a total of five (5) of eight (8) total HVAC units at the Stanton Community Center in the amount of $484,000, with a contingency amount of $48,400.

Since then, the City acquired additional CDBG funding for this project. As part of this project, the contractor submitted optional alternate costs to replace the remaining three (3) units. The cost to complete these additional replacements is $485,011.52. Considering ongoing change orders that have resulted in credits for this project, a contract amendment was required to increase the total compensation amount from $484,000 to $969,011.52.

On December 9, 2025, the City Council approved the First Amendment to the construction Contract which approved installation of eight (8) HVAC Units total, adding $485,011.52 to the base bid of $484,000.00, totaling $969,011.52.

ANALYSIS/JUSTIFICATION:

Two (2) Contract Change Orders were issued for this project which resulted in the total project construction cost to be $974,136.23. The Contract Change Orders included the increased scope of work per the First Amendment (installation of three additional HVAC units), various charges (such as addition of economizers and power exhaust and controller options to join everything into the new computerized system to be controlled by City Staff upon completion and training and unforeseen repair of one (1) HVAC unit due to damage by rodents while in storage), and various credits (such as removal of roofing improvements, adaptors and courtesy discount).
3 Additionally, after the award of the original contract to AC Pros, Inc., the City secured $74,200 in CDBG funding for this project.

The HVAC System Replacement Phase 1 Project has been completed in conformance with the project plans and specifications and has been accepted by the City Engineer.

FISCAL IMPACT:

The Amended FY 25/26 Capital Improvement Program budget included $1,025,012 for the HVAC System Replacement Phase 1 Project (Task Code No. 2026-603). The total amount paid to AC Pros, Inc. for construction is $974,136.23. This Project is partially funded by the Community Development Block Grant (CDBG) (Contract No. 012- 25011084 for $450,000 and Contract No. 012-25011143 for $74,200), and the City will be reimbursed a total of $524,200 for construction.

Staff is requesting to increase revenues in the Grants Fund (#227) in the amount of $74,200 as additional funding for the project and therefore reducing funding required from the Public Benefit Fees Fund (104).

ENVIRONMENTAL IMPACT:

This project is categorically exempt under the California Environmental Quality Act (“CEQA”), Class 2, Section 15302 as replacement of existing structures and facilities.

LEGAL REVIEW:

None.

PUBLIC NOTIFICATION:

Notifications and advertisement were performed as prescribed by law.

STRATEGIC GOAL:

Goal 3. Provide quality infrastructure.

Prepared by: Manuel Pena, Senior Public Works Inspector Reviewed by: Cesar Rangel, Public Works Director/City Engineer Fiscal Impact Reviewed by: Sharon del Rosario, Finance Director Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:

A. Notice of Completion
Recording requested by and
when recorded mail to:

CITY OF STANTON
7800 KATELLA AVE.

STANTON, CA 90680

EXEMPT FROM RECORDING FEES PER
GOVERNMENT CODE SECTION 27383

NOTICE OF COMPLETION
Notice pursuant to Civil Code Section 3093, must be filed within 10 days after completion.

Notice is hereby given that:

1. The undersigned is owner or corporate officer of the owner of the interest or estate stated below in the property hereinafter described:

2. The full name of the owner is the City of Stanton.

3. The full address of owner is 7800 Katella Avenue, Stanton, CA 90680.

4. The nature of the interest or estate of the owner is: Public Facility.

5. A work of improvement on the property hereinafter described was completed on March 24, 2026. The work was the HVAC System Replacement Phase 1 Project.

6. The name of the contractor for such work of improvement was: AC Pros, Inc.

7. The property on which said work of improvement was completed is in the City of: Stanton, County of Orange, and State of California.

Dated:______________________ ___________________________________, City of Stanton Verification for Individual Owner Cesar Rangel, City Engineer

VERIFICATION
I, the undersigned, say: I am the City Engineer of the City of Stanton, the declarant of the foregoing Notice of Completion; I have read said Notice of Completion and know the contents thereof; the same is true of my own knowledge. I declare under penalty of perjury that the foregoing is true and correct.

Executed on _______________________________, 2026, at Stanton, California. _________________________________________, City of Stanton Cesar Rangel, City Engineer
(Space above this line for Recorder’s use)
Attachment: A
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ORDINANCE NO. 1169
PAGE 1 OF 7
ORDINANCE NO. 1169

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA,

APPROVING A DEVELOPMENT AGREEMENT BETWEEN THE CITY OF STANTON AND STANTON LAND, LLC, STANTONCAREER, LLC, LITA4, LLC, AND STANTON CORNER, LLC FOR THE HORIZONTAL MIXED-USE DEVELOPMENT OF 159 RESIDENTIAL TOWNHOMES AND 15,949 SQUARE FEET OF COMMERCIAL SPACE LOCATED AT 8042 KATELLA AVENUE/11100 BEACH BOULEVARD, APN NOS. 131- 101-01, 131-101-15, 131-101-16, 131-101-18, 131-101-21 AND FINDING THE ACTION

STATUTORILY EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT PURSUANT TO PUBLIC RESOURCES CODE SECTION 21080.66
WHEREAS, the City of Stanton (“City”) has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved;
WHEREAS, pursuant to California Government Code section 65864 et seq., the City of Stanton is authorized to enter into development agreements providing for the development of land under terms and conditions set forth therein; WHEREAS, on May 14, 2024, Stanton Land, LLC, StantonCareer, LLC, LITA4, LLC, and Stanton Corner, LLC (collectively, the “Applicant”), submitted an application for a site plan and design review, tentative and final subdivision and tract map, planned development permit, and a development agreement to develop a mixed-use development of an approximately 10.66 acre site within the City, consisting of 159 residential townhomes and 15,949 square feet of commercial space, and an existing office building of approximately 15,000 square feet at located 8042 Katella Avenue/11100 Beach Boulevard, APN Nos. 131-101-01, 131-101-15, 131-101-16, 131-101-18, 131-101-21 (the “Project”);
WHEREAS, because of the logistics, magnitude of the expenditure and considerable lead time prerequisite to planning and developing the Project, Applicant has proposed to enter into a development agreement concerning the Project (“Development Agreement”) to provide assurances that the Project can proceed without disruption caused by a change in the City's planning policies and requirements except as provided in the Development Agreement, which assurance will thereby reduce the actual or perceived risk of planning for and proceeding with development of the Project;
WHEREAS, the City Council has determined that by entering into the Development Agreement: (i) the City will promote orderly growth and quality development on the Property in accordance with the goals and policies set forth in the General Plan; (ii) Item: 11A
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ORDINANCE NO. 1169
PAGE 2 OF 7
significant benefits will be created for City residents and the public generally from increased housing and employment opportunities created by the Project; WHEREAS, it is the intent of the City and Applicant to establish certain conditions and requirements related to review and development of the Project which are or will be the subject of subsequent development applications and land use entitlements for the Project as well as the Development Agreement;
WHEREAS, the City and Applicant have reached mutual agreement and desire to voluntarily enter into the Development Agreement to facilitate development of the Project subject to the conditions and requirements set forth therein; WHEREAS, the Development Agreement contains, including, without limitation, property owner’s vested right to complete development of the Project with governing land use regulations applicable at the time of approval; defines the scope of the Project; and identifies the public benefit obligations of the Applicant; WHEREAS, on April 14, 2026, the City Council held a duly noticed public hearing, at which time all interested persons had the opportunity to appear and be heard, and introduced the Ordinance;
WHEREAS, on April 28, 2026, the City Council conducted second reading of the Ordinance; and
WHEREAS, all legal prerequisites to the adoption of this Ordinance have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION 1: Incorporation of Recitals. The City Council hereby finds and determines that all of the recitals set forth above are true and correct. The above recitals are hereby incorporated as substantive findings of this Ordinance.

SECTION 2: CEQA. The City Council finds the Project statutorily exempt from the requirements of the California Environmental Quality Act (CEQA), pursuant to Public Resources Code section 21080.66, prior to approving the Project, including the Development Agreement and makes the following findings:

1. Project Site Size (PRC § 21080.66(a)(1)(A-B)): The Project site is 10.66 acres, and therefore is not more than 20 acres.

2. Project Location (PRC § 21080.66(a)(2)(A-B)): The entirety of the Project site lies within the incorporated City of Stanton.

3. Urban Uses (PRC § 21080.66(a)(3)(A-D)): The Project site is currently developed with an urban use and is surrounded by existing urban uses.

ORDINANCE NO. 1169
PAGE 3 OF 7

4. General Plan and Zoning Consistency (PRC §21080.66(a)(4)(A-C)): The Project, as proposed, is consistent with applicable general plan and zoning ordinances. The Project site is consistent with its General Plan land use designation of General Mixed Use (45 dwelling units per acre [du/ac]) and its zoning designation of Industrial General (IG) with a General Mixed Use Overlay allowing 25 to 45 du/ac.

5. Minimum Density (PRC §21080.66(a)(5)): The Project would construct 159 attached, townhome residential units within a 7.43 gross acre (5.49 net acre) portion of the site, which would result in a density of 29 du/ac.

6. Environmental Conditions (PRC §21080.66(a)6)): The proposed Project is not located within the coastal zone, nor is it located on prime farmland or within a wetland or a very high fire hazard severity zone. Furthermore, the Project site is not a hazardous waste site, is not located within a delineated earthquake fault zone, and is not located within a special flood hazard area or a regulatory floodway. The project site has not been identified for conservation in an adopted community conservation plan, is not habitat for protected species pursuant to the Endangered Species Act of 1973, and is not a land under conservation easement.

7. Historic Resource (PRC § 21080.66(a)(7)): The Project does not propose or require the demolition of a historic structure.

8. Hotel or Transient Use (PRC § 21080.66(a)(8)): The Project does not propose or designate any portion of the site for use as transient lodging.

9. Tribal Consultation (PRC §21080.66(b)): The City sent informational letters about the proposed Project and requests for consultation to Tribes on February 25, 2025.
− Gabrieleño Band of Mission Indians - Kizh Nation responded on March 7, 2025, requesting consultation. Consultation was held via email, where Gabrieleño requested mitigation measures.
− Gabrieleño Tongva Indians of California Tribal Council responded on March 18, 2025 and stated they have no comments on the Project. - As requested by the Gabrieleño Band of Mission Indians - Kizh Nation, TCR-1 through TCR-3 would be included as Conditions of Approval for the proposed Project.

10. Phase I Environmental Site Assessment (ESA) (PRC §21080.66(c)): A Phase I ESA was completed for the Project site and subsequent Phase II investigations and removal actions were completed in accordance with Public Resources Code section 21080.66. Remedial measures, including ORDINANCE NO. 1169
PAGE 4 OF 7
soil removal and vapor mitigation, will be implemented under an approved Remedial Action Workplan to ensure protection of human health and the environment.

SECTION 3: Findings. Pursuant to Stanton Municipal Code Section 20.510.050(D), the City Council determined that approving the Development Agreement is in the best interest of the City and for the common benefit of residents, and hereby makes the following findings of fact and approves the Development Agreement between the City and the Applicant as set forth in Exhibit “A”, which are attached hereto and incorporated herein by reference.

1. The Development Agreement provides benefit to the City. The City Council finds that the Development Agreement provides benefit to the City because it provides for additional housing and commercial and business opportunities in the City as well as the funding of the additional infrastructure needed to support the Project through payment of agreed upon public benefit and development impact fees.

2. The Development Agreement is consistent with the purpose, intent, goals, policies, programs, and land use designations of the General Plan, any applicable Specific Plan, and this Zoning Code. Pursuant to California Government Code Section 65867.5(b) and based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby finds that the Development Agreement is consistent with the General Plan and Zoning Code because the Development Agreement will result in the development of the Property at the intensity and density allowed under the General Plan and in compliance with the Zoning Code. The subject site is located within the General Mixed-Use (GLMX) Overlay which permits horizontal mixed-use developments and densities between 25 – 45 dwelling units per acre. The Development Agreement is also consistent with the following specific General Plan Policies:
a. Goal LU-1.1: Create an economic and fiscal balance of residential, commercial and industrial uses.

The Development Agreement complies with Goal LU-1.1 of the Land Use Element to ensure that new development further creates an economic and fiscal balance of residential, commercial and industrial uses. The proposed uses of townhomes and commercial and office space are anticipated to be compatible with the mixed uses located in the vicinity. b. Goal LU-2.1: Encourage land uses which provide employment opportunities for Stanton residents.

The Development Agreement complies with Goal LU-2.1 of the Land Use Element to encourage land uses which provide employment opportunities for Stanton residents by proposing uses that include commercial and office space.

ORDINANCE NO. 1169
PAGE 5 OF 7
c. Goal LU-3.1: A range and balance of residential densities which are supported by adequate city services.

The Development Agreement complies with Goal LU-3.1 of the Land Use Element to encourage a range and balance of residential densities which are supported by adequate City services. The proposed development has been reviewed and is not anticipated to overburden existing City resources.

Adequate water, public services, sewer capacity, and other services will be available for the Project because the Development Agreement provides for the funding of any additional infrastructure needed to support the Project through payment of agreed upon public benefit and development impact fees.

3. The Development Agreement complies with the requirements of Government Code Sections 65864 through 65869.5. The City Council finds that the Development Agreement complies with the requirements of Government Code Section 65864 through 65869.5.

SECTION 4: Approval. The City Council hereby approves the Development Agreement attached hereto as Exhibit “A” and incorporated herein by reference.

SECTION 5: Effective Date. This Ordinance shall not take effect unless and until Planned Development Permit (PDP 24-01), Site Plan and Design Review SPDR-823), and Tentative Tract Map (TTM No. 19330), are approved by the Planning Commission, and Final Tract Map No. 19330 has been approved by the City Council and have become effective, and the Development Agreement is executed by both parties.

SECTION 6: Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.

SECTION 7: City Clerk’s Certification. The City Clerk shall certify to the adoption of this Ordinance and cause a summary thereof to be published five days prior to the date of adoption of this Ordinance, and, within 15 days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post a certified copy of this Ordinance, together with the vote for and against the same, in the Office of the City Clerk.

SECTION 8: The Mayor, City Manager, and City Clerk or their designees, are authorized to take such actions to affect execution, recordation, and enforcement of this Ordinance and the Development Agreement.

ORDINANCE NO. 1169
PAGE 6 OF 7
PASSED, APPROVED, and ADOPTED this 28th day of April, 2026. ______________________________________
DAVID J. SHAWVER, MAYOR
ATTEST:
______________________________________
PATRICIA A. VAZQUEZ, CITY CLERK
APPROVED AS TO FORM:
___________________________________

HONGDAO NGUYEN, CITY ATTORNEY

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF STANTON )
I, Patricia A. Vazquez, City Clerk of the City of Stanton, California, do hereby certify that the foregoing Ordinance No. 1169 was introduced at a regular meeting of the City Council of the City of Stanton, California, held on the 14th day of April, 2026, and was duly adopted at a regular meeting of the City Council held on the 28th day of April, 2026, by the following roll-call vote, to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

PATRICIA A. VAZQUEZ, CITY CLERK
ORDINANCE NO. 1169
PAGE 7 OF 7
Exhibit “A”
Development Agreement No. 26-01
Recorded at request of: )
City Clerk )
City of Stanton )
)
When recorded return to: )
City of Stanton )
7800 Katella Avenue )
Stanton, CA 90680 )
Attention: City Clerk )
)
______________________________________________________________________________ Exempt from filing fees pursuant to Government Code §6103

DEVELOPMENT AGREEMENT

A DEVELOPMENT AGREEMENT BETWEEN

CITY OF STANTON
and
STANTON LAND, LLC, STANTONCAREER, LLC, LITA4, LLC, and

STANTON CORNER, LLC
Exhibit "A"
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DEVELOPMENT AGREEMENT NO. 26-01
This Development Agreement (hereinafter “Agreement”) is entered into as of this ___ day of ___________, 2026, by and between the City of Stanton, California, a municipal corporation (hereinafter “CITY”), and Stanton Land, LLC, a California limited liability company, StantonCareer, LLC, a California limited liability company, LITA4, LLC, a California limited liability company, and Stanton Corner, LLC, a California limited liability company (hereinafter collectively referred to as “OWNER”):

RECITALS
WHEREAS, CITY is authorized to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property, pursuant to Section 65864, et seq. of the Government Code; and
WHEREAS, this Agreement constitutes a current exercise of CITY’s police powers to provide predictability to OWNER in the development approval process by vesting the permitted uses, density, intensity of use, and timing and phasing of development consistent with the Development Plan in exchange for OWNER’s commitment to provide significant public benefits to CITY as set forth in Section 4, below; and
WHEREAS, OWNER has requested CITY to enter into a development agreement and proceedings have been taken in accordance with the rules and regulations of CITY; and WHEREAS, the best interests of the citizens of the City of Stanton and the public health, safety and welfare will be served by entering into this Agreement; and WHEREAS, the City Council hereby finds and determines that this development agreement is of major significance because it will enable the CITY to fund much needed capital improvements and provide much needed public services and will therefore also have a major, beneficial economic impact on the CITY; and
WHEREAS, the provision by OWNER of the public benefits allows the CITY to realize significant public benefits. The public benefits will advance the interests and meet the needs of Stanton residents and visitors to a significantly greater extent than would development of the Property without this Agreement.

WHEREAS, it has been determined that the Project meets the eligibility criteria and qualifies for streamlined processing under Assembly 130 (Public Resources Code section 21080.66) (“AB 130”), and as such, is exempt from review under the California Environmental Quality Act (“CEQA”);; and
WHEREAS, this Agreement and the Project are consistent with the Stanton General Plan and any specific plan applicable thereto; and
WHEREAS, all actions taken and approvals given by CITY have been duly taken or -2-
approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters; and
WHEREAS, development of the Property in accordance with this Agreement will provide substantial benefits to CITY and will further important policies and goals of CITY; and WHEREAS, this Agreement will eliminate uncertainty in planning and provide for the orderly development of the Property, ensure progressive installation of necessary improvements, provide for public services appropriate to the development of the Project, and generally serve the purposes for which development agreements under Section 65864, et seq. of the Government Code are intended;

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

1. DEFINITIONS AND EXHIBITS.

1.1 Definitions. The following terms when used in this Agreement shall be defined as follows:

1.1.1 “Agreement” means this Development Agreement.

1.1.2 “CITY” means the City of Stanton, a California municipal corporation.

1.1.3 “City Council” means the duly elected city council of the City of Stanton.

1.1.4 “Commencement Date” means the date the Term of this Agreement commences.

1.1.5 “Development” means the improvement of the Property for the purposes of completing the structures, improvements and facilities comprising the Project including, but not limited to: grading; the construction of infrastructure and public facilities related to the Project whether located within or outside the Property; the construction of buildings and structures; and the installation of landscaping. “Development” does not include the maintenance, repair, reconstruction or redevelopment of any building, structure, improvement or facility after the construction and completion thereof.

1.1.6 “Development Approvals” means all permits and other entitlements for use subject to approval or issuance by CITY in connection with development of the Property including, but not limited to:
(a) site plan and design review;
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(b) tentative and final subdivision and tract map;
(c) planned development permit, conditional use permits, public use permits and plot plans; and
(d) grading and building permits.

1.1.7 “Development Exaction” means any requirement of CITY in connection with or pursuant to any Land Use Regulation or Development Approval for the dedication of land, the construction of improvements or public facilities, or the payment of fees in order to lessen, offset, mitigate or compensate for the impacts of development on the environment or other public interests.

1.1.8 “Development Impact Fee” means a monetary exaction other than a tax or special assessment, whether established for a broad class of projects by legislation of general applicability or imposed on a specific project on an ad hoc basis, that is charged by a local agency to the applicant in connection with approval of a development project for the purpose of defraying all or a portion of the cost of public facilities related to the development project, but does not include park “in lieu” fees specified in Government Code Section 66477, fees for processing applications for governmental regulatory actions or approvals, or fees collected under development agreements adopted pursuant to Article 2.5 of the Government Code (commencing with Section 65864) of Chapter 4.

1.1.9 “Development Plan” means the plan for development of the Property as set forth in Exhibit “C”. OWNER’s obligations under this Agreement shall be contingent on CITY’s approval of OWNER’s applications for all of the entitlements identified in Exhibit “C”.

1.1.10 “Effective Date” means the date the ordinance approving and authorizing this Agreement becomes effective.

1.1.11 “Land Use Regulations” means all ordinances, resolutions, codes, rules, regulations and official policies of CITY governing the development and use of land, including, without limitation, the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement and construction standards and specifications applicable to the development of the Property. “Land Use Regulations” does not include any CITY ordinance, resolution, code, rule, regulation or official policy, governing:
(a) the conduct of businesses, professions, and occupations; (b) taxes (special or general) and assessments;
(c) the control and abatement of nuisances;
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(d) the granting of encroachment permits and the conveyance of rights and interests that provide for the use of or the entry upon public property; (e) the exercise of the power of eminent domain.

1.1.12 “OWNER” means the persons and entities listed as OWNER on page 1 of this Agreement and their successors in interest to all or any part of the Property.

1.1.13 “Mortgagee” means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security-device lender, and their successors and assigns.

1.1.14 “Project” means the development of the Property
contemplated by the Development Plan as such Plan may be further defined, enhanced or modified pursuant to the provisions of this Agreement. The Project is generally described as a mixed-use development of an approximately 10.66-acre site within CITY, consisting of 159 residential townhomes and 15,900 square feet of commercial space and an existing office building of 15,000 +/- sq ft.

1.1.15 “Property” means the real property described on Exhibit “A” and as depicted on Exhibit “B” to this Agreement.

1.1.16 “Public Benefit” refers to those benefits provided to the CITY and the community by OWNER pursuant to Section 4, below.

1.1.17 “Reservation of Rights” means the rights and authority excepted from the assurances and rights provided to OWNER under this Agreement and reserved to CITY under Section 3.5 of this Agreement.

1.1.18 “Unit” means a residential dwelling unit with the Project. This definition is provided solely for the purposes of determining the residential uses which may be built as part of the Project and for calculating the CITY’s Public Benefit Fee described in Section 4, and is not intended to allow for the conversion of non-residential uses to residential uses.

1.2 Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement:

Exhibit “A” – Legal Description of the Property.

Exhibit “B” – Depiction showing Property and its location.

Exhibit “C” – Development Plan.

Exhibit “D” – Development Impact Fees.
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Exhibit “E” – Assignment and Assumption Agreement.

2. GENERAL PROVISIONS.

2.1 Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out in accordance with the terms of the Development Plan and this Agreement.

2.2 Ownership of Property. OWNER represents and covenants that it is the owner of the fee simple title to, or has an equitable interest in, the Property or a portion thereof.

2.3 City Council Findings. The City Council finds that:

2.3.1 This Agreement is consistent with the CITY’s General Plan.

2.3.2 This Agreement ensures a desirable and functional community environment, provides effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project, and enhances effective utilization of resources within the CITY.

2.3.3 This Agreement provides public benefits beyond those which are necessary to mitigate the development of the Project.

2.3.4 This Agreement strengthens the public planning process, encourages private participation in comprehensive planning and reduces costs of development and government.

2.3.5 The best interests of the citizens of the CITY and the public health, safety, and welfare will be served by entering into this Agreement.

2.4 Term. The term of this Agreement shall commence on the date (the “Commencement Date”) that is the Effective Date, and shall continue for a period of ten (10) years thereafter, unless this term is modified or extended pursuant to the provisions of this Agreement, and subject to any early termination provisions described in this Agreement.

2.5 Assignment.

2.5.1 Right to Assign. OWNER shall have the right to sell, transfer or assign the Property in whole or in part (provided that no such partial transfer shall violate the Subdivision Map Act, Government Code Section 66410, et seq.) to any person, partnership, joint venture, firm or corporation at any time during the term of this Agreement; provided, however, that any such sale, transfer or assignment shall include the assignment and assumption of the rights, duties and obligations arising under or from this Agreement and be made in strict compliance with the following conditions precedent:
(a) No sale, transfer or assignment of any right or interest under this Agreement shall be made unless made together with the sale, transfer or assignment of all or a part -6-
of the Property.
(b) Concurrent with any such sale, transfer or assignment, OWNER shall notify CITY, in writing, of such sale, transfer or assignment and shall provide CITY with an executed agreement (“Assignment and Assumption Agreement”), in a form substantially similar to Exhibit “E,” executed by the purchaser, transferee or assignee and providing therein that the purchaser, transferee or assignee expressly and unconditionally assumes all the duties, obligations, agreements, covenants, waivers of OWNER under this Agreement, including, without limitation, the covenants not to sue and waivers contained in Sections 6.2 and 7.5 hereof.

Any sale, transfer or assignment not made in strict compliance with the foregoing conditions shall constitute a default by OWNER under this Agreement. Notwithstanding the failure of any purchaser, transferee or assignee to execute the agreement required by Paragraph (b) of this Subsection 2.5.1, the burdens of this Agreement shall be binding upon such purchaser, transferee or assignee, but the benefits of this Agreement shall not inure to such purchaser, transferee or assignee until and unless such agreement is executed.

2.5.2 Release of Transferring Owner. Notwithstanding any sale, transfer or assignment, a transferring OWNER shall continue to be obligated under this Agreement with respect to the transferred Property or any transferred portion thereof, unless such transferring OWNER is given a release in writing by CITY, which release shall be provided by CITY upon the full satisfaction by such transferring OWNER of the following conditions:
(a) OWNER no longer has a legal or equitable interest in all or any part of the Property subject to the transfer.
(b) OWNER is not then in default under this Agreement.
(c) OWNER has provided CITY with the notice and executed agreement required under Paragraph (b) of Subsection 2.5.1 above. (d) The purchaser, transferee or assignee provides CITY with security equivalent to any security previously provided by OWNER to secure performance of its obligations hereunder.

2.5.3 Subsequent Assignment. Any subsequent sale, transfer or assignment after an initial sale, transfer or assignment shall be made only in accordance with and subject to the terms and conditions of this Section.

2.5.4 Utilities. Each portion of Project (i.e., residential or commercial portion or phases thereof) shall be connected to all utilities necessary to provide adequate water, sewer, gas, electric, and other utility service to the Project, prior to the issuance of a certificate of occupancy for that portion of the Project.

2.5.5 Sale to Public and Completion of Construction. The provisions of Subsection 2.5.1 shall not apply to the sale or lease (for a period longer than one year) -7-
of any individual lot that has been finally subdivided and is individually (and not in “bulk”) sold or leased to a member of the public or other ultimate user. This Agreement shall terminate with respect to any lot and such lot shall be released and no longer be subject to this Agreement without the execution or recordation of any further document upon satisfaction of both of the following conditions:
(a) The lot has been finally subdivided and individually (and not in “bulk”) sold or leased (for a period longer than one year) to a member of the public or other ultimate user; and
(b) A certificate of occupancy has been issued for a building on the lot, and the fees for such lot set forth in this Agreement have been paid.

2.6 Amendment or Cancellation of Agreement. This Agreement may be amended or canceled in whole or in part only by written consent of all parties in the manner provided for in Government Code Section 65868. Any amendment or cancellation shall be in a form suitable for recording in the Official Records of Orange County, California. An amendment or other modification of this Agreement will continue to relate back to the Effective Date of this Agreement (as opposed to the effective date of the amendment or modification), unless the amendment or modification expressly states otherwise. This provision shall not limit any remedy of CITY or OWNER as provided by this Agreement.

2.7 Minor Changes. The provisions of this Agreement require a close degree of cooperation between the Parties, and “Minor Changes” to the Project may be required from time to time to accommodate design changes, engineering changes, and other refinements related to the details of the Parties’ performance. “Minor Changes” shall mean changes to the Project that are otherwise consistent with the Development Plan, and which do not result in a change in the type of use, an increase in density or intensity of use, significant new or increased environmental impacts that cannot be mitigated, or violations of any applicable health and safety regulations in effect on the Effective Date.

Accordingly, the Parties may mutually consent to adopting “Minor Changes” through their signing of an “Operating Memorandum” reflecting the Minor Changes. Neither the Minor Changes nor any Operating Memorandum shall require public notice or hearing. The City Attorney and City Manager shall be authorized to determine whether proposed modification and refinements are “Minor Changes” subject to this Section or more significant changes requiring amendment to this Agreement. The City Manager may execute any Operating Memorandum without City Council action.

2.8 Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events:
(a) Expiration of the stated term of this Agreement as set forth in Section 2.4. (b) Entry of a final judgment setting aside, voiding or annulling the adoption of the ordinance approving this Agreement.
(c) The adoption of a referendum measure overriding or repealing the ordinance -8-
approving this Agreement.
(d) Completion of the Project in accordance with the terms of this Agreement including issuance of all required occupancy permits and acceptance by CITY or applicable public agency of all required dedications.

Termination of this Agreement shall be subject to Section 3.8. Notwithstanding anything to the contrary herein, upon the termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to (i) any obligations to have been performed prior to such termination, (ii) any default in the performance of the provisions of this Agreement that has occurred prior to such termination, and (iii) any obligations that are specifically set forth as surviving this Agreement, including, without limitation, releases, indemnification, and future litigation expenses.

2.9 Notices.
(a) As used in this Agreement, “notice” includes, but is not limited to, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment or other communication required or permitted hereunder. (b) All notices shall be in writing and shall be considered given either: (i) when delivered in person to the recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below; or (iii) on the date of delivery shown in the records of the telegraph company after transmission by telegraph to the recipient named below. All notices shall be addressed as follows:

If to CITY:

City Manager
Hannah Shin-Heydorn
7800 Katella Ave.

Stanton, CA 90680
Copy to:

Best Best & Krieger, LLP
HongDao Nguyen
18101 Von Karman Ave., Suite 1000
Irvine, CA 92612
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If to OWNER:

Stanton Land, LLC
11100 Beach Blvd.

Stanton CA 90680
Attn: Rick Muth, Manager
Email: [email protected]
StantonCareer, LLC
11100 Beach Blvd.

Stanton CA 90680
Attn: Rick Muth, Manager
Email: [email protected]
LITA4, LLC
800 Via Lido Nord
Newport Beach, CA 92663
Attn: Nancy Muth, Manager
Email: [email protected]
Stanton Corner, LLC
11100 Beach Blvd.

Stanton CA 90680
Attn: Rick Muth, Manager
Email: [email protected]
Copy to:

Jackson Tidus, a Law Corporation
Gregory P. Powers, Esq.
2030 Main Street, Suite 1500
Irvine, CA 92614
949-851-7607
[email protected]
(c) Either party may, by notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change.
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3. DEVELOPMENT OF THE PROPERTY.

3.1 Rights to Develop. Subject to the terms of this Agreement including the Reservation of Rights, OWNER shall have vested rights to develop the Property in accordance with, and to the extent of, this Agreement. To enable OWNER to complete the Project, OWNER’s vested right shall include the rights to development of a minimum and a maximum of 159 residential Units on the Property. OWNER shall also develop a minimum of fifteen thousand nine hundred (15,900) square feet of commercial space on the Property. The commercial space may have a floor area ratio (“FAR”) of 0.2 but shall not be less than 0.2.

3.2 In accordance with Section 3.7, OWNER shall have the right to establish the phasing of development on the Property. OWNER shall also have the right to assign or transfer all or a portion of the Property, subject to Section 2.5. Notwithstanding the foregoing, OWNER shall be obligated to take the following actions with regard to the commercial parcel of the Property (which parcel is designated in the Development Plan):

3.2.1 Submit a conceptual design that must allow future ultimate commercial users the flexibility to plan and design according to their specific uses and operational needs. As of the Effective Date, OWNER has submitted a conceptual design to CITY, which shall be part of the Development Plan; and

3.2.2 By the time the final certificate of occupancy is submitted for the last residential Unit, rough grade the commercial parcel and provide a certified pad, consisting of the following activities: (a) demolition, (b) clear and grub; (c) site preparation and prewater; (d) mass excavation per soils report; (e) remedial grading; (f) fine grade after grading; (g) construction water set-up; (h) construction water purpose; (i) temporary fence with decorative screening fabric in the form of a mural design, as approved by the City Manager or designee, in their sole and absolute discretion; (j) erosion control during and after grading; (k) stubbing of utilities; (l) and completion of all sidewalks; and

3.2.3 If a building permit has not been issued to OWNER for a commercial structure by the time the final certificate of occupancy is issued for the last residential Unit, OWNER shall: (a) deposit Two Hundred Thousand Dollars ($200,000.00) into an interest-bearing escrow account for which OWNER shall pay any and all fees related thereto; and (b) submit a temporary landscape and irrigation plan to the CITY for the commercial parcel. Steps (a) and (b) in this Section 3.2.3 shall be done by OWNER concurrently with the issuance of the certificate of occupancy for the last residential Unit. CITY shall have the sole and absolute discretion to approve the temporary landscape and irrigation plan. The City Manager or their designee must consent in writing to any disbursement of funds from the escrow account to OWNER, which CITY will not unreasonably deny. OWNER shall only use the funds in the escrow account to complete the temporary landscape and irrigation plan for the commercial parcel and for no other purpose. The temporary landscaping and irrigation work shall be completed within thirty (30) days of OWNER obtaining the certificate of occupancy for the last residential Unit. OWNER shall continuously maintain the commercial parcel in accordance with the CITY’s municipal code and the approved -11-
temporary landscaping and irrigation plan until the commercial parcel is sold to a bona fide commercial developer; and

3.2.4 Until the commercial parcel is sold to a bona fide commercial developer, OWNER shall consistently and continuously use its best efforts to develop and implement a marketing plan for the sale of the commercial parcel, including branding, marketing materials, website creation, and media exposure on a coordinated basis with public relations, identification, recruitment and marketing to potential buyers.

Within thirty (30) days of obtaining the certificate of occupancy for the last residential Unit, OWNER shall enter into a contract with a broker that will, among other things, provide regular (no less often than monthly) written reports of tours, contacts, activity, and deals under negotiation to OWNER and the CITY. At CITY’s option, a quarterly in person (or virtual) meeting shall occur to review status and activity. OWNER’s listing agreement shall require OWNER’s broker to advertise and place signage on the commercial parcel, as well as prepare and distribute a standard brokerage flyer. The listing agreement must require that the commercial property be listed on online listing services such as Costar/Loopnet/Reonomy, and that such listings shall be regularly updated (no less often than quarterly), and that the broker actively market the commercial parcel. Once the commercial parcel is sold to a bona fide commercial developer and all the commercial spaces have received certificates of occupancy, any remaining funds in the escrow account will be returned to OWNER within thirty (30) days of the final certificate of occupancy being issued for the commercial spaces.

3.3 Except as expressly provided otherwise herein, the Project shall remain subject to all Land Use Regulations and Development Approvals, whether in effect on the Effective Date or subsequently adopted or amended, that are required to complete the Project as contemplated by the Development Plan. Except as otherwise provided in this Agreement, and notwithstanding the authority of the CITY to further revise the Land Use Regulations pursuant to Government Code section 65866, the permitted uses of the Property, the density and intensity of use, the maximum height and size of proposed buildings, and provisions for reservation and dedication of land for public purposes shall be those set forth in the Land Use Regulations and Development Approvals, whether in effect on the Effective Date or subsequently adopted or amended. OWNER shall comply with all mitigation measures required to be undertaken pursuant to any document prepared in compliance with the California Environmental Quality Act with respect to the Project.

3.4 Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Rights, the rules, regulations and official policies governing permitted uses of the Property, the density and intensity of use of the Property, the maximum height and size of proposed buildings, and the design, improvement and construction standards and specifications applicable to development of the Property shall be the Land Use Regulations and Development Approvals, whether in effect on the Effective Date or subsequently adopted. In connection with any subsequently imposed Development Approvals and except as specifically provided otherwise herein, CITY may exercise its discretion in accordance with the Land Use Regulations then in effect, as provided by this Agreement, including, but not limited to, the Reservation of Rights. CITY shall promptly receive, and when complete, accept for processing, review and action all applications for subsequent development approvals, and such applications shall be processed in accordance to all applicable laws, including, without limitation, the Permit -12-
Streamlining Act. CITY shall exercise its discretion, when required or authorized to do so, to the same extent it would otherwise be entitled in the absence of this Agreement.

3.5 Reservation of Rights.

3.5.1 Limitations, Reservations and Exceptions. Notwithstanding any other provision of this Agreement, the following regulations shall apply to the development of the Property:
(a) Processing fees and charges of every kind and nature imposed by CITY to cover the estimated actual costs to CITY of reviewing and processing applications for the Project and Development Approvals, providing inspections, conducting annual reviews, providing environmental analysis, and/or for monitoring compliance with this Agreement or any Development Approvals granted or issued, provided such fees and charges are in force and effect on a general basis on the date of filing such applications or request with the CITY. This Section shall not be construed to limit the authority of CITY to charge its then-current, normal and customary application, processing, and permit fees for subsequent development approvals, building permits, and other similar permits, which fees are designed to reimburse CITY’s expenses attributable to such application, processing, and permitting and are in force and effect on a City-wide basis at such time as the subsequent development approvals are applied for or requested of CITY, notwithstanding the fact that such fees may have increased by CITY subsequent to the Effective Date. (b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure.
(c) Regulations, policies and rules governing engineering and construction standards and specifications applicable to public and private improvements, including, without limitation, all uniform codes adopted by the CITY and any local amendments to those codes adopted by the CITY, including, without limitation, the CITY's Building Code, Plumbing Code, Mechanical Code, Electrical Code, Grading Ordinance, and Fire Code. (d) The CITY’s standards and procedures regarding the granting of encroachment permits and the conveyance of rights and interests that provide for the use of or the entry upon public property.
(e) Regulations imposing Development Exactions; provided, however, that no such subsequently adopted Development Exaction shall be applicable to development of the Property unless such Development Exaction is applied uniformly to development, either throughout the CITY or within a defined area of benefit which includes the Property. No such subsequently adopted Development Exaction shall apply if its application to the Property would physically prevent development of the Property for the uses and to the density or intensity of development set forth in the Development Plan. In the event any such subsequently adopted Development Exaction fulfills the same purposes, in whole or in part, as the fees set forth in Section 4 of this Agreement, CITY shall allow a credit against such subsequently adopted Development Exaction for the fees paid under Section 4 of this Agreement to the extent such fees fulfill the same purposes. -13-
(f) Regulations that may be in material conflict with this Agreement but that are reasonably necessary to protect the residents of the project or the immediate community from a condition perilous to their health or safety. To the extent possible, any such regulations shall be applied and construed so as to provide OWNER with the rights and assurances provided under this Agreement.
(g) Regulations that are not in material conflict with this Agreement or the Development Plan. Any regulation, whether adopted by initiative or otherwise, limiting the rate or timing of development of the Property shall be deemed to materially conflict with the Development Plan and shall therefore not be applicable to the development of the Property. (h) Regulations that are in material conflict with the Development Plan; provided OWNER has given written consent to the application of such regulations to development of that Property in which the OWNER has a legal or equitable interest. (i) Regulations that impose, levy, alter or amend fees, charges, or Land Use Regulations relating to consumers or end users, including, without limitation, trash can placement, service charges and limitations on vehicle parking. (j) Regulations of other public agencies, including Development Impact Fees adopted or imposed by such other public agencies, although collected by CITY. (k) The exercise of the power of eminent domain.

3.5.2 Subsequent Development Approvals. This Agreement shall not prevent CITY, in acting on subsequent development approvals and to the same extent it would otherwise be authorized to do so absent this Agreement, from applying subsequently adopted or amended Land Use Regulations that do not materially conflict with this Agreement.

3.5.3 Modification or Suspension by State or Federal Law. In the event that State, County or Federal laws or regulations, enacted after the Effective Date of this Agreement, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such State or Federal laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions impractical to enforce.

3.5.4 Intent. The parties acknowledge and agree that CITY is restricted in its authority to limit certain aspects of its police power by contract and that the foregoing limitations, reservations and exceptions are intended to reserve to CITY all of its police power that cannot be or are not expressly so limited. This Agreement shall be construed, contrary to its stated terms if necessary, to reserve to CITY all such power and authority that cannot be or is not by this Agreement's express terms so restricted. -14-

3.6 Regulation by Other Public Agencies. It is acknowledged by the parties that other public agencies not within the control of CITY may possess authority to regulate aspects of the development of the Property separately from or jointly with CITY and this Agreement does not limit the authority of such other public agencies.

3.7 Timing of Development. Because the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal. 3d 465 (1984), that the failure of the parties in that case to provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over the parties’ agreement, it is the specific intent of the Parties to provide for the timing of the Project in this Agreement. To do so, the Parties acknowledge and provide that OWNER may complete the Project in such order, at such rate, at such times, and in as many development phases and sub-phases as OWNER deems appropriate in its sole subjective business judgment. Notwithstanding the foregoing, OWNER shall complete the entirety of the Project, including, without limitation, the development, construction, and full build-out of the commercial parcel in accordance with the Development Plan prior to, or by the expiration of the Agreement’s term. Nothing herein authorizes OWNER to develop residential units on the commercial parcel.

3.8 Vested Rights Upon Termination. Termination of the Agreement shall not invalidate any Land Use Regulations or terminate any Subsequent Development Approvals obtained prior to the date of termination. Upon any termination of this Agreement, OWNER’s vested rights, if any, shall be determined by this Agreement to the extent development has occurred hereunder, and as to the remainder of the Project, by state and federal statutes and case law and then current factual state of the Development. Subject to that determination of rights and all other applicable law, OWNER’s right to continue development of the Project pursuant to some or all of the Development Plan shall be subject to the ordinary exercise of the CITY’s police power, including the adoption of a general plan amendment, zoning change, or other Land Use Regulations applicable to the Property. OWNER acknowledges that following termination of the Agreement, except as to any development that has vested, CITY may amend the general plan designation of the Property and/or the zoning designation applicable to the Property.

3.9 Tentative Subdivision Maps. City acknowledges and agrees that OWNER may file and process new tentative and/or vesting tentative subdivision maps for the Property consistent with the California Subdivision Map Act and the City’s Municipal Code. Pursuant to the applicable provisions of the Subdivision Map Act (California Government Code section 66452.6, subdivision (a)(1)), the life of any tentative or vesting tentative subdivision map approved for the Property, whether designated “vesting” or not, shall be extended for the Term of this Agreement.

4. PUBLIC BENEFITS.

4.1 Intent. The parties acknowledge and agree that development of the Property will result in substantial public needs that will not be fully met by the Development Plan and further acknowledge and agree that this Agreement confers substantial private benefits on OWNER that should be balanced by commensurate public benefits. Accordingly, the parties intend to provide consideration to the public to balance the private benefits conferred on OWNER by providing more fully for the satisfaction of the public needs resulting from the Project. -15-

4.2 Public Benefits. In addition to complying with the Project conditions of approval which are designed to mitigate the significant environmental impacts of the Project, OWNER has committed by this Agreement to contribute to CITY the following “Public Benefits.”

4.2.1 OWNER shall pay a public benefit fee in the amount of Seven Thousand, Four Hundred and Seventy Dollars ($7,470.00) (the “Public Benefit Fee”) for each residential Unit that is part of the Project. The Public Benefit Fee amount shall be paid to CITY on a per-unit basis, and shall be due prior to issuance of each building permit for each unit in the Project, unless a different schedule is mutually agreed upon by CITY and OWNER. CITY shall be entitled to use the Public Benefit Fee in any manner, at any time, and for any purpose in CITY’s sole and absolute discretion.

4.3 Development Impact Fees.

4.3.1 Amount of Fee. OWNER shall pay all Development Impact Fees in effect on the Effective Date. As of the Effective Date, the Development Impact Fees are Twelve Thousand Five Hundred and Thirty Dollars ($12,530.00) per residential Unit that is part of the Project. The Development Impact Fees are listed in attached Exhibit “D.”

4.3.2 Sewer Capacity Charge and Sewer Connection Charge.

Additionally, OWNER shall pay the Sewer Capacity Charges and the Sewer Connection Charge in effect on the Effective Date. As of the Effective Date, the Sewer Capacity Charges are $487 dollars per residential Unit that is part of the Project and the Sewer Connection Charge is $773 dollars.

4.3.3 Amount of Fee – Commercial Development. OWNER shall pay all Development Impact Fees in effect on the Effective Date. All Development Impact Fees related to commercial development will be calculated based upon the size and type of development.

4.3.4 Time of Payment. The fees required pursuant to Subsections 4.3.1 and 4.3.2 shall be payable to CITY on a per-unit basis and shall be due prior to issuance of each building permit for each unit in the Project.

4.3.5 Prepayment. In no event shall the prepayment of any Development Impact Fees required hereunder establish a vested right on the part of OWNER or any other owner of the Property or any person or entity with an interest therein to develop the Project or the Property following the expiration, cancellation or termination of the Term of this Agreement. Following the expiration, cancellation or termination of this Agreement, all Development Impact Fees then in effect shall be applicable to the Project and Property notwithstanding any provision of this Agreement and notwithstanding the prepayment of the Development Impact Fees set forth in Exhibit “D”, or any combination thereof.

4.4 Dedication of On-Site Easements and Rights of Way. OWNER shall include on the -16-
tract map for the Project one or more irrevocable offers of dedication to CITY for on-site rights-ofway and easements deemed necessary for public improvements as required under the Project’s conditions of approval.

4.5 Timing of Construction of Off-Site Infrastructure. Approval of any building permits on the Property shall be conditioned upon CITY's determination, in its sole discretion, that sufficient progress is being made on construction of off-site infrastructure serving development of OWNER's Property.

5. REVIEW FOR COMPLIANCE.

5.1 Periodic Review. The CITY shall review this Agreement annually, on or before the anniversary of the Effective Date, in order to ascertain the compliance by OWNER with the terms of the Agreement. OWNER shall submit an Annual Monitoring Report, in a form acceptable to the City Manager, within thirty (30) days after written notice from the City Manager. The Annual Monitoring Report shall be accompanied by an annual review and administration fee sufficient to defray the estimated costs of review and administration of the Agreement during the succeeding year. The amount of the annual review and administration fee shall be set annually by resolution of the City Council.

5.2 Special Review. The City Council may order a special review of compliance with this Agreement at any time. The City Manager, or his or her designee, shall conduct such special reviews.

5.3 Procedure.
(a) During either a periodic review or a special review, OWNER shall be required to demonstrate good faith compliance with the terms of the Agreement. The burden of proof on this issue shall be on OWNER.
(b) Upon completion of a periodic review or a special review, the City Manager, or his or her designee, shall submit a report to the Planning Commission setting forth the evidence concerning good faith compliance by OWNER with the terms of this Agreement and his or her recommended finding on that issue.
(c) If the Planning Commission finds and determines on the basis of substantial evidence that OWNER has complied in good faith with the terms and conditions of this Agreement, the review shall be concluded.
(d) If the Planning Commission finds and determines on the basis of substantial evidence that OWNER has not complied in good faith with the terms and conditions of this Agreement, the Commission may recommend to the City Council modification or termination of this Agreement. OWNER may appeal a Planning Commission determination pursuant to this Section

5.3(d) pursuant to CITY’s rules for consideration of appeals in zoning matters then in effect. Notice of default as provided under Section 6.3 of this Agreement shall be given to OWNER prior to or concurrent with proceedings under Section 5.4 and Section 5.5. -17-

5.4 Proceedings Upon Modification or Termination. If, upon a finding under Section 5.3, CITY determines to proceed with modification or termination of this Agreement, CITY shall give written notice to OWNER of its intention so to do. The notice shall be given at least ten (10) calendar days prior to the scheduled hearing and shall contain:
(a) The time and place of the hearing;
(b) A statement as to whether or not CITY proposes to terminate or to modify the Agreement; and,
(c) Such other information that the CITY considers necessary to inform OWNER of the nature of the proceeding.

5.5 Hearing on Modification or Termination. At the time and place set for the hearing on modification or termination, OWNER shall be given an opportunity to be heard. OWNER shall be required to demonstrate good faith compliance with the terms and conditions of this Agreement.

The burden of proof on this issue shall be on OWNER. If the City Council finds, based upon substantial evidence, that OWNER has not complied in good faith with the terms or conditions of the Agreement, the City Council may terminate this Agreement or modify this Agreement and impose such conditions as are reasonably necessary to protect the interests of the CITY. The decision of the City Council shall be final.

5.6 Certificate of Agreement Compliance. If, at the conclusion of a Periodic or Special Review, OWNER is found to be in compliance with this Agreement, CITY shall, upon request by OWNER, issue a Certificate of Agreement Compliance ("Certificate") to OWNER stating that after the most recent Periodic or Special Review and based upon the information known or made known to the City Manager and City Council that: (1) this Agreement remains in effect; and (2) OWNER is not in default. The Certificate shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance, shall state whether the Certificate is issued after a Periodic or Special Review and shall state the anticipated date of commencement of the next Periodic Review. OWNER may record the Certificate with the County Recorder.

Whether or not the Certificate is relied upon by assignees or other transferees or OWNER, CITY shall not be bound by a Certificate if a default existed at the time of the Periodic or Special Review, but was concealed from or otherwise not known to the City Manager or City Council.

6. DEFAULT AND REMEDIES.

6.1 Remedies in General. It is acknowledged by the parties that CITY would not have entered into this Agreement if it were to be liable in damages under this Agreement, or with respect to this Agreement or the application thereof. In general, each of the parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement, except that CITY shall not be liable in damages to OWNER, or to any successor in interest of OWNER, or to any other person, and OWNER covenants not to sue for damages or claim any damages:
(a) For any breach of this Agreement or for any cause of action that arises out of -18-
this Agreement; or
(b) For the taking, impairment or restriction of any right or interest conveyed or provided under or pursuant to this Agreement; or
(c) Arising out of or connected with any dispute, controversy or issue regarding the application or interpretation or effect of the provisions of this Agreement.

6.2 Release. Except for non-monetary remedies, OWNER, for itself, its successors and assignees, hereby releases CITY, its officers, agents and employees from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, including, but not limited to, any claim or liability, based or asserted, pursuant to Article I, Section 19 of the California Constitution, the Fifth and Fourteenth Amendments to the United States Constitution, or any other law or ordinance which seeks to impose any other liability or damage, whatsoever, upon CITY because it entered into this Agreement or because of the terms of this Agreement. OWNER hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below:
"A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS

THAT THE CREDITOR OR RELEASING PARTY DOES NOT

KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT

THE TIME OF EXECUTING THE RELEASE AND THAT, IF

KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY

AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR
OR RELEASED PARTY."
By initialing below, OWNER hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. _______________
Owner's Initials

6.3 Termination or Modification of Agreement for Default of OWNER. CITY may terminate or modify this Agreement for any failure of OWNER to perform any material duty or obligation of OWNER under this Agreement, or to comply in good faith with the terms of this Agreement (hereinafter referred to as "default"); provided, however, CITY may terminate or modify this Agreement pursuant to this Section only after providing written notice to OWNER of default setting forth the nature of the default and the actions, if any, required by OWNER to cure such default and, where the default can be cured, OWNER has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default. -19-

6.4 Termination of Agreement for Default of CITY. OWNER may terminate this Agreement only in the event of a default by CITY in the performance of a material term of this Agreement and only after providing written notice to CITY of default setting forth the nature of the default and the actions, if any, required by CITY to cure such default and, where the default can be cured, CITY has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default.

7. LITIGATION.

7.1 Third Party Litigation Concerning Agreement. OWNER shall, at OWNER’s expense, including attorneys’ fees, defend, indemnify, and hold harmless CITY, its agents, officers, officials, employees, and independent contractors from any claim, action or proceeding against CITY, its agents, officers, officials, employees, or independent contractors to attack, set aside, void, or annul the approval of this Agreement, or the approval of any permit granted pursuant to this Agreement.

CITY shall promptly notify OWNER of any claim, action, proceeding or determination included within this Section 7.1, and CITY shall cooperate in the defense. CITY may in its discretion participate in the defense of any such claim, action, proceeding or determination.

7.2 Indemnity. In addition to the provisions of Section 7.1, OWNER shall indemnify and hold CITY, its agents, officers, officials, employees, and independent contractorsfree and harmless from any third-party liability or claims based or alleged upon any act or omission of OWNER, its officers, agents, employees, subcontractors, and independent contractors for property damage, bodily damage, bodily injury or death (OWNER’s employees included) or any other element of damage of any kind or nature, relating to or arising from development of the Project, except for claims or damages arising through active negligence or willful misconduct of CITY, its agents, officers, officials, employees, and independent contractors. OWNER shall defend, at OWNER’s sole expense, including attorneys’ fees, CITY, its agents, officers, officials, employees, and independent contractorsin any legal action based upon such alleged acts or omissions of OWNER. CITY may in its discretion participate in the defense of any such legal claim, action, or proceeding.

7.3 Environmental Assurances. OWNER shall indemnify and hold CITY, its officers, officials, agents, employees, and independent contractorsfree and harmless from any liability, based or asserted, upon any act or omission of OWNER, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns and independent contractors for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under or about the Property, including, but not limited to, soil and groundwater conditions, and OWNER shall defend, at its expense, including attorneys' fees, CITY, its officers, agents and employees in any action based or asserted upon any such alleged act or omission. CITY may in its discretion participate in the defense of any such action.

7.4 Reservation of Rights. With respect to Section 7.1, Section 7.2, and Section 7.3 herein, CITY reserves, the right to either (1) approve the attorney(s) that OWNER selects, hires or otherwise engages to defend the CITY and indemnified party hereunder, which approval shall not be unreasonably withheld, or (2) conduct its own defense; provided, however, that OWNER shall -20-
reimburse CITY forthwith for any and all reasonable expenses incurred for such defense, including attorneys' fees, upon billing and accounting therefor. To the extent that OWNER does not timely pay its full share of attorneys’ fees and court costs, CITY reserves the right to reduce or abandon its defense of any litigation. OWNER shall have the right to audit all billings for such fees and expenses. CITY shall not have the right to approve counsel selected by OWNER to represent OWNER’S interests in any litigation.

7.5 Challenge to Existing Land Use Approvals. By accepting the benefits of this Agreement, OWNER, on behalf of itself and its successors in interest, hereby expressly agrees and covenants not to sue or otherwise challenge any land use approval affecting the Property and in effect as of the Effective Date. Such agreement and covenant includes, without limitation, the covenant against any direct suit by OWNER or its successor in interest, or any participation, encouragement or involvement whatsoever that is adverse to CITY by OWNER or its successor in interest, other than as part of required response to lawful orders of a court or other body of competent jurisdiction. OWNER hereby expressly waives, on behalf of itself and its successors in interest, any claim or challenge to any land use approval affecting the Property and in effect as of the Effective Date. In the event of any breach of the covenant or waiver contained herein, CITY shall, in addition to any other remedies provided for at law or in equity, be entitled to:
(a) impose and recover (at any time, including after sale to a member of the public or other ultimate user) from the party breaching such covenant or waiver, the full amount of Development Impact Fees that the breaching party would have been required to pay in the absence of this Development Agreement; and (b) impose any subsequently adopted land use regulation on those land use approvals for which the breaching party had not, as of the time of such breach, obtained a building permit.

OWNER hereby acknowledges that it has read and is familiar with the provisions of California Civil Code Section 1542, which is set forth below:
“A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS

THAT THE CREDITOR OR RELEASING PARTY DOES NOT

KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT

THE TIME OF EXECUTING THE RELEASE AND THAT, IF

KNOWN BY HIM OR HER, WOULD HAVE MATERIALLY

AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR
OR RELEASED PARTY.”
By initialing below, OWNER hereby waives the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. _______________
Owner’s Initials

7.6 Survival. The provisions of Sections 6.1 through 6.2, and 7.1 through 7.4,inclusive, shall survive the termination of this Agreement.
-21-

8. MORTGAGEE PROTECTION.

The parties hereto agree that this Agreement shall not prevent or limit OWNER, in any manner, at OWNER's sole discretion, from encumbering the Property or any portion thereof or any improvement thereon by any mortgage, deed of trust or other security device securing financing with respect to the Property. CITY acknowledges that the lenders providing such financing may require certain Agreement interpretations and modifications and agrees upon request, from time to time, to meet with OWNER and representatives of such lenders to negotiate in good faith any such request for interpretation or modification. CITY will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement. Any Mortgagee of the Property shall be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish or impair the lien of any mortgage on the Property made in good faith and for value, unless otherwise required by law.
(b) The Mortgagee of any mortgage or deed of trust encumbering the Property, or any part thereof, which Mortgagee, has submitted a request in writing to the CITY in the manner specified herein for giving notices, shall be entitled to receive written notification from CITY of any default by OWNER in the performance of OWNER's obligations under this Agreement. (c) If CITY timely receives a request from a mortgagee requesting a copy of any notice of default given to OWNER under the terms of this Agreement, CITY shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to OWNER. The Mortgagee shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such party under this Agreement.
(d) Any Mortgagee who comes into possession of the Property, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Property, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of OWNER's obligations or other affirmative covenants of OWNER hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by OWNER is a condition precedent to the performance of a covenant by CITY, the performance thereof shall continue to be a condition precedent to CITY's performance hereunder, and further provided that any sale, transfer or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement.

9. MISCELLANEOUS PROVISIONS.

9.1 Incorporation of Recitals. Each of the Recitals set forth at the beginning of this Agreement are part of this Agreement.

9.2 Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the Orange County Recorder by the Clerk of the City Council within ten (10) days after the CITY enters into the Agreement, in accordance with Section 65868.5 of the -22-
Government Code. If the parties to this Agreement or their successors in interest amend or cancel this Agreement, or if the CITY terminates or modifies this Agreement as provided herein for failure of the OWNER to comply in good faith with the terms and conditions of this Agreement, the City Clerk shall have notice of such action recorded with the Orange County Recorder.

9.3 Entire Agreement. This Agreement sets forth and contains the entire understanding and agreement of the parties, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements that are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement.

9.4 Severability. If any term, provision, covenant or condition of this Agreement shall be determined invalid, void or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into consideration the purposes of this Agreement. Notwithstanding the foregoing, the provision of the Public Benefits set forth in Section 4 of this Agreement, including the payment of the Development Impact Fees set forth therein, are essential elements of this Agreement and CITY would not have entered into this Agreement but for such provisions, and therefore in the event such provisions are determined to be invalid, void or unenforceable, this entire Agreement shall be null and void and of no force and effect whatsoever.

9.5 Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California.

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

9.6 Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement.

9.7 Singular and Plural. As used herein, the singular of any word includes the plural.

9.8 Joint and Several Obligations. If at any time during the Term of this Agreement the Property is owned, in whole or in part, by more than one OWNER, all obligations of such OWNERS under this Agreement shall be joint and several, and the default of any such OWNER shall be the default of all such OWNERS. Notwithstanding the foregoing, no OWNER of a single lot that has been finally subdivided and sold to such OWNER as a member of the general public or otherwise as an ultimate user shall have any obligation under this Agreement except as expressly provided for herein.

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

9.10 Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon -23-
the default of the other party, shall not constitute a waiver of such party's right to insist and demand strict compliance by the other party with the terms of this Agreement thereafter.

9.11 No Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the parties and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement.

9.12 Force Majeure. Neither party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by floods, earthquakes, other Acts of God, fires, wars, riots or similar hostilities, strikes and other labor difficulties beyond the party's control, (including the party's employment force), government regulations, court actions (such as restraining orders or injunctions), or other causes beyond the party's control. If any such events shall occur, the Term of this Agreement and the time for performance by either party of any of its obligations hereunder may be extended by the written agreement of the parties for the period of time that such events prevented such performance, provided that the Term of this Agreement shall not be extended under any circumstances for more than five (5) years.

9.13 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the party benefited thereby of the covenants to be performed hereunder by such benefited party.

9.14 Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement.

All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and (c) is binding upon each party and each successor in interest during ownership of the Property or any portion thereof.

9.15 Counterparts. This Agreement may be executed by the parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the parties had executed the same instrument.

9.16 Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a party hereto for the purpose of enforcing, construing or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, and the parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court.

9.17 Future Litigation Expenses. If either Party brings a legal or equitable proceeding against the other Party which arises in any way out of this Agreement, the prevailing Party shall be entitled to recover its reasonable attorneys’ fees and all other reasonable costs and expenses incurred in that proceeding. Attorneys’ fees under this section shall include attorneys’ fees on any appeal and in any post-judgment proceedings to collect or enforce the judgment. This provision is separate and several and shall survive the termination of this Agreement.

9.18 Project as a Private Undertaking. It is specifically understood and agreed by and between the parties hereto that the development of the Project is a private development, that neither -24-
party is acting as the agent of the other in any respect hereunder, and that each party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership, joint venture or other association of any kind is formed by this Agreement. The only relationship between CITY and OWNER is that of a government entity regulating the development of private property and the owner of such property.

9.19 Further Actions and Instruments. Each of the parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either party at any time, the other party shall promptly execute and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement.

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

9.21 Agent for Service of Process. In the event OWNER is not a resident of the State of California or it is an association, partnership or joint venture without a member, partner or joint venturer resident of the State of California, or it is a foreign corporation, then in any such event, OWNER shall file with the City Manager, upon its execution of this Agreement, a designation of a natural person residing in the State of California, giving his or her name, residence and business addresses, as its agent for the purpose of service of process in any court action arising out of or based upon this Agreement, and the delivery to such agent of a copy of any process in any such action shall constitute valid service upon OWNER. If for any reason service of such process upon such agent is not feasible, then in such event OWNER may be personally served with such process and such service shall constitute valid service upon OWNER. OWNER is amenable to the process so served, submits to the jurisdiction of the Court so obtained and waives any and all objections and protests thereto.

9.22 Authority to Execute. The person or persons executing this Agreement on behalf of OWNER warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership or business entity and warrants and represents that he or she/they has/have the authority to bind OWNER to the performance of its obligations hereunder.
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IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below.
“OWNER”
Stanton Land, LLC:

STANTON LAND, LLC,
a California limited liability company
By: ____________________________
Stephanie Muth Watts
Manager
StantonCareer, LLC:

STANTONCAREER, LLC,
a California limited liability company
By: Richard J. Muth Revocable Trust
dated November 5, 2002, as amended
By: ____________________________
-26-
Richard J. Muth, Trustee
[SIGNATURES CONTINUED ON FOLLOWING PAGE]
LITA4, LLC:

LITA4, LLC,
a California limited liability company
By: Nancy M. Muth Revocable Trust
dated February 19, 2004
By: ______________________________
Nancy M. Muth, Trustee
Stanton Corner, LLC:

STANTON CORNER, LLC,
a California limited liability company
By: RND Investments, LLC, a California
limited liability company
By: _____________________________
Richard J. Muth, Sole Member
-27-
[SIGNATURES CONTINUED ON FOLLOWING PAGE]
CITY
CITY OF STANTON, a California
municipal corporation
By:_________________________________
David J. Shawver
Mayor
Dated: _______________
ATTEST:

By:_________________________________
Patricia A. Vazquez
City Clerk
APPROVED AS TO LEGAL FORM:

BEST BEST & KRIEGER LLP
____________________________________
City Attorney
Exhibit A
EXHIBIT “A”
(Legal Description of the Property)
[insert behind this page]
Exhibit A
Exhibit A
Exhibit B
EXHIBIT “B”
(Depiction of the Property)
[insert behind this page]
Exhibit B
EXHIBIT “C”
(Development Plan)
Site Plan Design Review No. 823
Tentative Tract Map No(s). 19330
Planned Development Permit No. 24-01

EXHIBIT “D”
(Development Impact Fees)
Street Impact Fee: $650 per residential Unit
Traffic Signal Impact Fee: $145 per residential Unit
Community Center Impact Fee: $295 per residential Unit
Police Facilities Fee: $267 per residential Unit
Park-in-Lieu Fee: $11,173 per residential Unit
Total Impact Fees for 159 Townhomes: $1,992,270.00
(Sewer Capacity Charge also assessed separately, per Section 4.3.2.) (All Development Impact Fees related to commercial development will also be assessed separately based upon the size and type of development, per Section 4.3.3.) EXHIBIT “E”
(Assignment and Assumption Agreement)

ASSIGNMENT AND ASSUMPTION OF

DEVELOPMENT AGREEMENT BETWEEN CITY OF STANTON AND
__________________,

THIS ASSIGNMENT AND ASSUMPTION OF DEVELOPMENT AGREEMENT BETWEEN CITY OF CITY AND __________________ (“Assignment”) is made as of the ___ day of ______________________ , 20__ (“Effective Date”), by and among [ENTITY] (“[ENTITY]”) a [LEGAL DESIGNATION] and
(“Assignee”) with
reference to the following facts:

RECITALS
A. [ENTITY] has entered into that certain Development Agreement, dated __________________ , 20__, by and between the City of Stanton (“City”), on the one hand, and [ENTITY], on the other hand (“Agreement”) for certain real property consisting of approximately _______________ acres of land located in the City, more particularly described in Exhibit “A” (“Property”).

B. [ENTITY] desires to assign and delegate, and Assignee desires to accept and assume, all of [ENTITY’S] rights and obligations under the Agreement in accordance with the terms and conditions set forth herein.

C. City has approved the Assignment in accordance with the terms and conditions set forth herein and in the Agreement.

AGREEMENT
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, [ENTITY] and Assignee do hereby agree as follows:

1. Assignment and Assumption. Effective as of the Effective Date, [ENTITY] hereby assigns, transfers, and conveys to Assignee all of [ENTITY’S] rights, interest, duties, liabilities, and obligations in, to, and under the Agreement, and Assignee hereby accepts and assumes all such rights, interests, duties, liabilities, and obligations under the Agreement from [ENTITY] for [the Property or a portion of the Property] (“Assigned Property”) [, except to the extent [ENTITY] has retained a portion of the Property (the “Retained Property”)]. 1 2. City Consent to Assignment. Effective as of the Effective Date, City hereby consents to the Assignment and hereby fully releases and forever discharges [ENTITY] from any and all obligations to City under the Agreement for the Assigned Property, [except [ENTITY’S] obligations with respect to the Retained Property].

3. Entire Agreement. This Agreement represents the final and entire agreement between the parties in connection with the subject matter hereof, and may not be modified except by a written agreement signed by both [ENTITY] and Assignee.

4. Governing Law. This Agreement has been prepared, negotiated, and executed in, and shall be construed in accordance with, the laws of the State of California, without regard to conflict of law rules.

IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date first above written.
[ENTITY]:
[ENTITY]
a [LEGAL DESIGNATION]
By:

Name:

Its:

Assignee:

By:

Name:

Its:

City:

City of Stanton,
a California Municipal Corporation
By:___
Name:

Its:

CITY OF STANTON

REPORT TO CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: April 28, 2026
SUBJECT: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA ADDING CHAPTER 1.15 TO THE STANTON MUNICIPAL

CODE REGARDING THE CODIFICATION OF OFFICIAL TREE,

FLOWER, AND FLAG OF THE CITY OF STANTON
REPORT IN BRIEF:

The City Council is being asked to introduce and conduct the first reading of an ordinance adding Chapter 1.15 (“City Official Symbols”) to the Stanton Municipal Code to formally codify the City’s official tree, flower, and flag. While these symbols have been historically recognized by prior City Council actions dating back to 1959 and 1989, they have not previously been incorporated into the Municipal Code. Codifying these symbols will preserve the City’s history, reinforce civic identity, and support ongoing beautification and community pride efforts.

RECOMMENDED ACTION:

1. City Council introduce by title only and waive further reading of Ordinance No. 1172 entitled:
“AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA ADDING CHAPTER 1.15 TO THE STANTON MUNICIPAL

CODE CODIFYING THE OFFICIAL TREE, FLOWER, AND FLAG OF THE

CITY OF STANTON AND FINDING THE ORDINANCE TO BE EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT”; and

2. Find that this Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to Cal. Code Regs. §§ 15378(a) and 15061(b)(3); and

3. Set said ordinance for adoption at the May 12, 2026, regularly scheduled City Council meeting.

Item: 12A
Click here to return to the agenda.

BACKGROUND:

At its October 5, 1959 meeting, the City Council designated the Jacaranda tree as the official City tree and the Bird of Paradise as the official City flower, upon the recommendation of the Stanton Women’s Civic Club.

At its January 24, 1989 meeting, the City Council was presented with a City flag incorporating the official City logo and colors, and at its February 14, 1989 meeting, the City Council unanimously adopted the City flag. With the City Council’s adoption of a new seal, the City’s flag was also updated with the new insignia.

Although these designations have long been recognized and used by the City, they were not codified in the Stanton Municipal Code. Additionally, no resolution or ordinance references these designations.

More recently, at the January 13, 2026 City Council meeting, Council Member Warren requested that staff agendize discussion regarding codification of the City’s flag and the development of a historical reference regarding its design. At its January 27, 2026 meeting, the City Council reached consensus to proceed with research and return with a proposed ordinance. Additionally, the City Council directed staff to prepare an ordinance for consideration to formally adopt and codify the City’s official symbols, including the official City tree, flower, and flag.

Staff recommends the City Council consider and conduct first reading of the attached Ordinance No. 1172 (Attachment A), which would codify the official City tree, flower, and flag.

ANALYSIS/JUSTIFICATION:

Ordinances codifying official City symbols are a common municipal practice. For example, the cities of Anaheim, Newport Beach, and Los Angeles have adopted and codified their official symbols, including flags, in their respective municipal codes. Such codification benefits a city because it provides legal recognition and protection of the City’s symbols, helps ensure consistent and appropriate use across official and public contexts, and supports the City’s community pride, heritage, and identity.

Ordinance No. 1172 proposes adding a new Chapter 1.15 (“Official City Symbols”) to the Stanton Municipal Code to formally codify the City’s official tree, flower, and flag.

Codifying these designations serves to preserve the City’s history by formally incorporating long-recognized symbols into the Municipal Code, ensuring their recognition for future generations. It also enhances clarity by providing an accessible reference for residents, businesses, and City staff. In addition, the formal recognition of these symbols reinforces civic identity and community pride by highlighting elements that reflect the City’s character and heritage. The designation of the Jacaranda tree and Bird of Paradise flower further supports community beautification efforts, while codification of the City flag strengthens the City’s visual identity and branding.

Ordinance No. 1172 also includes a formal depiction and description of the official City tree, flower, and flag. It directs the City Clerk to maintain the official City flag on file, ensuring consistency in its use and reproduction. Finally, it provides that the use of the official City flag shall be subject to the same restrictions, limitations, and approval requirements applicable to the use of the City seal and that any reproduction in other than standard size shall maintain the same proportions as the standard size.

FISCAL IMPACT:

None.

ENVIRONMENTAL IMPACT:

In accordance with the requirements of the California Environmental Quality Act (“CEQA”), this Ordinance is exempt from the requirements of the CEQA pursuant to the State CEQA Guidelines, as it is not a “project” and has no potential to result in a direct or reasonably foreseeable indirect physical change to the environment. (14 Cal. Code Regs. § 15378(a).) Furthermore, this Ordinance is exempt from CEQA as there is no possibility that this Ordinance or its implementation would have a significant negative effect on the environment. (14 Cal. Code Regs. § 15061(b)(3).) Therefore, staff recommends that the City Council direct staff to file a Notice of Exemption in accordance with CEQA Guidelines.

PUBLIC NOTIFICATION:

Public notice was made through the regular agenda process.

STRATEGIC GOAL:

Goal 5: Maintain and promote a responsive, high-quality and transparent government.

Prepared by: HongDao Nguyen, City Attorney
Reviewed by: Zenia Bobadilla, Community Services Director Reviewed by: Patricia A. Vazquez, City Clerk
Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:

A. Ordinance No. 1172
ORDINANCE NO. 1172
PAGE 1 OF 6
ORDINANCE NO. 1172

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA ADDING CHAPTER 1.15 TO THE STANTON MUNICIPAL CODE CODIFYING THE

OFFICIAL TREE, FLOWER, AND FLAG OF THE CITY OF STANTON AND FINDING

THE ORDINANCE TO BE EXEMPT FROM THE CALIFORNIA ENVIRONMENTAL

QUALITY ACT
WHEREAS, the City of Stanton, California (“City”) is a municipal corporation, duly organized under the California Constitution and laws of the State of California, authorized under its police powers to make and enforce within its limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws; and WHEREAS, on October 5, 1959, the Stanton City Council (“City Council”) designated the Jacaranda tree as the official City tree, and the Bird of Paradise as the official City flower, each upon the recommendation of the Stanton Women’s Civic Club; and WHEREAS, at its January 24, 1989 City Council meeting, the City was presented with a flag incorporating the official City logo and colors, and at its February 14, 1989 meeting, the City Council unanimously adopted the City flag; and WHEREAS, although the City’s official tree, flower, and flag have been historically recognized, none have been formally codified in the Stanton Municipal Code; and WHEREAS, at the January 13, 2026 City Council meeting, Council Member Warren requested that the codification of the City’s flag and the creation of a historical reference for its design be agendized for discussion; and
WHEREAS, at its January 27, 2026 meeting, the City Council reached consensus to prepare a staff report and an ordinance codifying the City’s official tree, flower, and flag; and
WHEREAS, codifying the City’s official symbols will promote a sense of history, identity, and place within the community and further the City’s goals related to civic pride and beautification.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF STANTON, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE AND ORDER AS FOLLOWS:

SECTION 1: Recitals. The recitals set forth above are true and correct and are hereby adopted as findings in support of this Ordinance as if fully set forth herein.

SECTION 2: CEQA. This Ordinance is exempt from the requirements of the California Environmental Quality Act (“CEQA”) pursuant to the State CEQA Guidelines, as it is not a “project” and has no potential to result in a direct or reasonably foreseeable indirect physical change to the environment. (14 Cal. Code Regs. § 15378(a).) Furthermore, this Ordinance is exempt from CEQA as there is no possibility that this Ordinance or its implementation would have a significant negative effect on the environment. (14 Cal.

Attachment: A
Click here to return to the agenda.

ORDINANCE NO. 1172
PAGE 2 OF 6
Code Regs. § 15061(b)(3).) The City Clerk shall cause a Notice of Exemption to be filed in accordance with State CEQA Guidelines.

SECTION 3: Code Amendment. Chapter 1.15 is hereby added to Title 1 of the Stanton Municipal Code to read as follows:
“Chapter 1.15 Official City Symbols

1.15.010 Purpose and Intent

1.15.020 Official City Tree

1.15.030 Official City Flower

1.15.040 Official City Flag

1.15.010 Purpose and Intent
The purpose of this chapter is to formally recognize and codify the official symbols of the City of Stanton, including the City tree, flower, and flag, in order to preserve the City’s history, promote civic pride, and enhance the community’s identity and aesthetic character.

1.15.020 Official City Tree
The official tree of the City of Stanton is hereby designated as the Jacaranda tree (Jacaranda Mimosifolia), as originally designated on October 5, 1959.

The Jacaranda tree is a deciduous, subtropical tree, renowned for its vibrant, lavender-blue tubular flowers that bloom in large clusters. Native to South America—specifically Argentina, Bolivia, and Brazil—these trees feature light-green, fern-like bipinnate foliage.

ORDINANCE NO. 1172
PAGE 3 OF 6

1.15.030 Official City Flower
The official flower of the City of Stanton is hereby designated as the Bird of Paradise (Strelitzia Reginae), as originally designated on October 5, 1959.

The Bird of Paradise is a striking, tropical, evergreen plant native to South Africa, renowned for its exotic flowers that resemble the head of a crane or bird in flight. It features vibrant orange and deep blue, beak-like blossoms perched on tall stalks, surrounded by leathery, banana-like leaves.

1.15.040 Official City Flag
A. Description.

The City flag shall consist of a field incorporating the official colors of the City, upon which is prominently displayed the official City logo. The design reflects the City’s identity, history, and civic character. The proportions, color specifications, and layout shall be as maintained in the official records of the City Clerk.

B. Depiction.

The flag shall be horizontally oriented and rectangular in shape, and designed for pole-mounted display. The City seal shall be reproduced on both sides of the flag in accordance with the City’s adopted design standards. The City seal shall be centered on a plain background having the color HEX F3EBDB. The standard size of the official flag shall be three feet in width and five feet in length. City seal shall have a diameter of 30 ORDINANCE NO. 1172
PAGE 4 OF 6
inches. Any reproduction in other than standard size shall maintain the same proportions as the standard size.

An official rendering of the City flag, including its design, proportions, and color specifications, shall be maintained on file in the Office of the City Clerk and is incorporated herein by this reference as though fully set forth.

Official City Flag Front:

Official City Flag Back:

ORDINANCE NO. 1172
PAGE 5 OF 6
C. Custodian and Use
The City Clerk is the custodian of the City’s official flag. Because the official City flag incorporates and displays the City seal, the use of the official City flag shall be subject to the same restrictions, limitations, and approval requirements applicable to the use of the City seal as set forth in this Code.

It is unlawful for any person, corporation, organization, or entity, other than City personnel, to knowingly or willfully use, or cause the use of, a copy or replica of the official flag of the City without prior approval of the City Council. Any reproduction in other than standard size shall maintain the same proportions as the standard size.”
SECTION 4: Severability. If any section, sentence, clause or phrase of this Ordinance or the application thereof to any entity, person or circumstance is held for any reason to be invalid or unconstitutional, such invalidity or unconstitutionality shall not affect other provisions or applications of this Ordinance which can be given effect without the invalid provision or application, and to this end the provisions of this Ordinance are severable.

The City Council of the City of Stanton hereby declares that it would have adopted this Ordinance and each section, sentence, clause or phrase thereof, irrespective of the fact that any one or more section, subsections, sentences, clauses or phrases be declared invalid or unconstitutional.

SECTION 5: Effective Date. This Ordinance shall become effective thirty (30) days following its adoption.

SECTION 6: Posting or Publication. The City Clerk shall certify to the adoption of this Ordinance. Not later than fifteen (15) days following the passage of this Ordinance, the Ordinance, or a summary thereof, along with the names of the City Council members voting for and against the Ordinance, shall be published or posted in accordance with the law.

PASSED, APPROVED, AND ADOPTED this 12th day of May, 2026.

DAVID J. SHAWVER, MAYOR
ATTEST:

PATRICIA A. VAZQUEZ, CITY CLERK
ORDINANCE NO. 1172
PAGE 6 OF 6
APPROVED AS TO FORM:

HONGDAO NGUYEN, CITY ATTORNEY

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.

CITY OF STANTON )
I, Patricia A. Vazquez, City Clerk of the City of Stanton, California, do hereby certify that the foregoing Ordinance No. 1172 was introduced at a regular meeting of the City Council of the City of Stanton, California, held on the 28th day of April, 2026, and was duly adopted at a regular meeting of the City Council held on the 12th day of May, 2026, by the following roll-call vote, to wit:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

PATRICIA A. VAZQUEZ, CITY CLERK
1 CITY OF STANTON

REPORT TO THE CITY COUNCIL
TO: Honorable Mayor and Members of the City Council
DATE: April 28, 2026
SUBJECT: ADOPT A RESOLUTION TO UPDATE THE MASTER FEE SCHEDULE

FOR CITY PROGRAMS AND SERVICES BY THE ANNUAL CONSUMER
PRICE INDEX (CPI) EFFECTIVE JULY 1, 2026
REPORT IN BRIEF:

On January 14, 2025, the City Council approved Resolution No. 2025-04 which contained the current Master Fee Schedule which had been updated based on the findings of a comprehensive fee study. The Resolution included a provision to update the Master Fee Schedule annually, each July 1, beginning on July 1, 2025, to implement annual Consumer Price Index (CPI) based adjustments to all fees to ensure fees keep up with increasing costs. Resolution No. 2026-11 authorizes a 3.0% CPI increase effective July 1, 2026.

RECOMMENDED ACTION:

1. City Council find that this item is not subject to California Environmental Quality Act (“CEQA”) pursuant to Sections 15378(b)(5)(Organizational or administrative activities of governments that will not result in direct or indirect physical changes in the environment); and

2. Adopt Resolution No. 2026-11, entitled:
“A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF STANTON,

CALIFORNIA, ADOPTING INFLATION ADJSUTMENTS TO THE CITY OF

STANTON MASTER FEE SCHEDULE FOR CITY PROGRAMS AND
SERVICES.”
Item: 12B
Click here to return to the agenda.
2 BACKGROUND:

On January 14, 2025, the City Council approved a comprehensive user fee study and Resolution 2025-04 which includes the City’s Master Fee Schedule that was developed based on the findings of the study. It was recommended in the study to increase the fees in the City’s Master Fee Schedule by the percentage increase in the Consumer Price Index ("CPI") for all urban consumers in the Los Angeles-Long Beach-Anaheim area as published by the United States Government Bureau of Labor Statistics for the month of December. The reported increase for December 2025 was 3.0%.

ANALYSIS/JUSTIFICATION:

As provided under State law, cities can collect user fees to recover some, or all costs incurred in providing a specific discretionary service from which one or more individuals obtain a benefit. A discretionary service is defined as a service where the customer is identifiable, and the service is measurable. Examples include building permits, encroachment permits, and building plan checks.

State law, including Propositions 26 and 218, sets parameters under which user fees can be established and administered by public agencies. User fees may not exceed the estimated reasonable cost of providing the service for which the fee is charged. As such, fees are set based upon studies that calculate the full cost of providing specific discretionary services, including direct, indirect, and support costs. A user fee study was conducted and subsequently approved by the City Council on January 14, 2025.

The proposed fees have been updated to reflect an increase in CPI of 3.0% (Exhibit A of Attachment A). All fees have been rounded to the nearest dollar.

FISCAL IMPACT:

The proposed fees represent the cost for services that are discretionary on the part of the user. As such, the fiscal impact will be based on activity levels after the new fees are adopted and implemented, effective July 1, 2026.

ENVIRONMENTAL IMPACT:

This project is categorically exempt under the California Environmental Quality Act Section 15301, Class 1(c) as improvements to existing facilities. 3 LEGAL REVIEW:

The City Attorney reviewed the Resolution as to form.

STRATEGIC GOAL:

Goal 4. Ensure fiscal stability.

PUBLIC NOTIFICATION:

Through the normal agenda notification process. In addition, on April 13, 2026, the Office of the City Clerk posted a public notice to notify the public that reports are available for public inspection. The notice was posted at the following locations: Stanton City Hall, Stanton Community Services Center (Family Resource Center), United States Post Office (Stanton), and online at www.StantonCA.gov (City of Stanton Website). The notice was also published in The Orange County Register on April 17, 2026.

Prepared by: Sharon del Rosario, Finance Director
Approved by: Hannah Shin-Heydorn, City Manager
ATTACHMENT:

A. Resolution No. 2026-11
RESOLUTION NO. 2026-11

Page 1 of 3 ends

Stanton City CouncilApril 28, 2026

Stanton City Council
April 28, 2026