Agenda Item 8E - Materials Available — Torrance City Council, July 21, 2026 (part 1 of 2)

8E
Date July 21, 2026
To: Honorable Mayor and Members of the City Council
From: Shant Megerdichian, General Services Director
By: Milton Sanabria, Administrative Services Manager | [email protected] Subject: General Services – Award Design Build Agreement for a Parking Structure at Torrance Regional Transit Center and Approve a First Amendment for Owner’s Representative Services. Expenditure: $36,646,266.14 (General Fund and Non- General Fund).

RECOMMENDATION
Recommendation of the General Services Director that City Council:

1. Award a Design Build Agreement for the Torrance Regional Transit Center Parking Structure with McCarthy Building Companies, Inc. of Sacramento, CA, in the amount of $32,662,154, and authorize a 10% contingency of $3,266,215.40 for a total not-to-exceed amount of $35,928,369.40 for a three-year period beginning July 21, 2026, and ending July 20, 2029; and

2. Approve a first amendment to contract services agreement with MOCA Systems, Inc. for Owner’s Representative Services for the Torrance Regional Transit Center Parking Structure in the amount of $717,896.74, for a new not-to-exceed amount of $2,527,496.74.

FUNDING
Funding will be available from the following sources:

Funding Source Amount
Measure R Investment Grant MR524.08 - Construction of RTC Parking Structure project (FAC0022-CN0001) – Non-General Fund $32,838,705.00
General Fund (FAC0022-CN0001) $665,807.00
To Be Determined (seeking additional grant funding) $3,141,754.14 Total $36,646,266.14

DISCUSSION
The Mary K. Giordano Regional Transit Center serves as the City’s primary transit hub, providing regional and local bus service connections throughout the South Bay and greater Los Angeles area. To address existing parking constraints and accommodate future transportation demand, the City secured grant funding through the Los Angeles County Metropolitan Transportation Authority (METRO) for the development of a new parking structure at the Transit Center.

The proposed project includes the design and construction of a four-level parking structure providing approximately 1,000 parking spaces. Additional project elements include a ticketed 1 City Council
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parking system, utility improvements, electric vehicle charging infrastructure, and Low Impact Development (LID) features. Construction is anticipated to be completed by January 2028, supporting projected transportation needs and anticipated visitor activity associated with the 2028 Olympic Games. The City selected the Design-Build project delivery method to accelerate project delivery, enhance coordination between design and construction, reduce project risk, and provide greater cost and schedule certainty by combining design and construction services under a single contract.

On March 24, 2026, your Honorable Body approved a Consulting Services Agreement with MOCA Systems, Inc. to provide Owner’s Representative services for the project. Since that time, MOCA has supported the City throughout the procurement process by providing technical review, project management, and advisory services during the evaluation and selection of the Design-Build team.

As the project transitions into the design and construction phases, MOCA will continue providing Owner’s Representative services, including project controls, schedule oversight, cost management, design review, construction coordination, and quality assurance through project completion.

Staff now recommends awarding the Design-Build contract to McCarthy Building Companies, Inc., increasing the budget authority for MOCA Systems, Inc. to support the expanded scope of Owner’s Representative and construction inspection services, and approving the additional project funding necessary to complete the project.

ANALYSIS
Design Build Request for Proposal
In January 2026, the City issued a Request for Proposals (RFP) for Design Build Services for the Torrance Regional Transit Center Parking Structure Project (B2026-31). Proposals were due on March 27, 2026. The procurement used a best-value selection process to evaluate qualifications, experience, technical approach, project understanding, project team, schedule, and price.

A four-member evaluation committee reviewed and scored all proposals. Based on the final, complete scoring—rounded to the nearest whole number—McCarthy Building Companies, Inc. achieved the highest overall score of 97, providing the best overall value to the City. 2 City Council
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Evaluation Criteria McCarthy W.M.

Klorman Bomel Swinerton Largo
Technical Approach & Project
Understanding (20) 20 17 11 14 12
Key Personnel & Team Qualifications
(15) 13.5 12.75 13.5 13.5 11.25
Relevant Project Experience (15) 14.25 14.25 15 12.75 11.25 Project Controls, Schedule & Risk
Management (10) 9.75 7.25 8.75 8.75 6.5
Design Quality, Sustainability &
Innovation (10) 9.25 8.75 9 9 7.5
Total Cost Score 30 29 30 24 0
Total Score 96.75 89 87.25 82 48.5
Following the issuance of the Notice of Intent to Award, the City received a Public Records Act (PRA) request for evaluation documentation. In responding to the PRA request, staff inadvertently provided a draft scoring table that did not yet include the interview scores. This draft reflected pre-interview scoring only and was not the complete evaluation used to determine the final proposer rankings. The included table in this staff report shows the final scores, including the interview scores.

Ranking Vendor Name City State Evaluation
Score
Proposal Price*
1 McCarthy Building
Companies, Inc.

Sacramento CA 96.75 $27,983,702
2 W.M. Klorman
Construction
Corporation
Woodland
Hills
CA 89 $28,119,164
3 Bomel Construction
Co., Inc.

Irvine CA 87.25 $27,688,000
4 Swinerton Builders Concord CA 82 $33,052,469
5** Largo Tustin CA 48.5 N/A
* Cost scores reflect a normalized evaluation based on the same scope, assumptions, and pricing format submitted by each proposer.
** Excluded from technical shortlist; did not submit pricing.

Although Bomel Construction Co., Inc. submitted the lowest-priced proposal, McCarthy Building Companies, Inc. achieved the highest overall evaluation score and were determined to provide the best overall value and design based on the City's published evaluation criteria.

Following the PRA response, the City received a protest regarding the RFP. The protest was reviewed in accordance with the City’s procurement procedures, and staff determined that the evaluation was conducted properly and in compliance with the RFP requirements. Accordingly, the protest was denied.

Design Build Award
Following completion of the evaluation process, the City entered into negotiations with McCarthy 3 City Council
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Building Companies, Inc., the highest-ranked proposer. Through negotiations, City staff expanded the project scope to include construction of an adjacent surface parking lot and other project enhancements. These improvements increase parking capacity, incorporate Low Impact Development (LID) infrastructure to meet stormwater requirements, and maximize the value of available grant funding while supporting the Transit Center's long-term needs.

The Design-Build contract provides a complete, turnkey parking structure that meets the City's operational requirements. During project development, several enhancements were identified but were not included in the final construction scope due to funding constraints. However, the facility has been designed to accommodate these improvements should future funding become available, including installation of a rooftop photovoltaic (PV) system and other sustainability or operational enhancements.

Owner's Representative Services
Due to the complexity and accelerated schedule of the Torrance Regional Transit Center Parking Structure Project, additional Owner's Representative services are necessary to support project delivery. The expanded scope includes design review, project controls, cost and schedule management, construction coordination, grant compliance, and construction inspection services.

Consolidating these responsibilities under MOCA Systems, Inc. will improve coordination, streamline project administration, and provide consistent oversight through project completion.

Accordingly, staff recommends increasing the budget authority for MOCA Systems, Inc. to support the expanded scope of services
Project Cost Summary
The recommended contract award, Owner's Representative services, contingency, and available project funding are summarized below.

Remaining Project Costs Amount
Design-Build Contract $32,662,154.00
Construction Contingency (10%) $3,266,215.40
Additional Project Support $597,539.74
Project Support Contingency (5%) $120,357.00
Total Remaining Project Cost $36,646,266.14
Item Amount
Available Project Budget $33,504,512.00
Total Remaining Project Cost $36,646,266.14
Additional Funding Required $3,141,754.14
The recommended contingency will be used, as authorized by the City Manager or designee, to address unforeseen conditions, owner-directed changes, and other project needs that may arise during design and construction.

ENVIRONMENTAL FINDINGS
The environmental analysis for the subject capital improvement project is currently in progress 4 City Council
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under Environmental Assessment No. EAS26-00003. This forthcoming analysis consists of an Addendum to the previously adopted Mitigated Negative Declaration (MND) for the Torrance Regional Transit Center Project, which was adopted by the City Council on January 7, 2015.

The proposed contract award for construction is a preliminary administrative step to secure pricing and project scheduling. In strict compliance with the California Environmental Quality Act (CEQA), this contract will not go into effect, and no physical, site-disturbing work will be authorized, unless and until the City officially considers and adopts the completed Addendum (EAS26-00003) and its associated project entitlements.

By conditioning the effectiveness of the construction contract on the final environmental determination, the City retains its full discretion to modify the project or even choose not to proceed based on the findings of the completed CEQA analysis.

ATTACHMENTS

1. Design-Build Agreement with McCarthy Building Companies, Inc. (Limited Distribution)

2. First Amendment to MOCA Systems, Inc. Contract C2026-045 (Limited Distribution)

3. MOCA Systems, Inc. Contract C2026-045 (Limited Distribution)

4. Response to Protest RFP No. B2026-31 (Limited Distribution) 5 Standard Form of
Agreement Between
Owner and Design-
Builder – Lump Sum
Document No. 525
Third Edition, 2024

DBIA Contract Document #525
6 ATTACHMENT 1
City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 1 City of Torrance Standard Form of Agreement
Between Owner and Design-Builder

This document has important legal consequences. Consultation with an attorney is recommended with respect to its completion or modification.

This AGREEMENT is made as of the 21st day of July in the year of 2026, by and between the following parties, for services in connection with the Project identified below.

OWNER:
(Name and address)

City of Torrance, a municipal corporation
3031 Torrance Blvd.

Torrance, CA 90503

DESIGN-BUILDER:
(Name and address)

McCarthy Building Companies, Inc., a Missouri corporation 515 S. Flower St. Suite 3600
Los Angeles, CA 90071

PROJECT:
(Include Project name and location as it will appear in the Contract Documents)

Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center, 465 Crenshaw Boulevard, Torrance, California 90503 – RFP B2026-31

In consideration of the mutual covenants and obligations contained herein, Owner and Design -Builder agree as set forth herein.
7 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 2 Article 1
Scope of Work

1.1 Design-Builder shall perform all design and construction services, and provide all material, equipment, tools and labor, necessary to complete the Work described in and reasonably inferable from the Contract Documents.

Article 2
Contract Documents

2.1 The Contract Documents are comprised of the following:

2.1.1 All written modifications, amendments , minor changes and Change Orders to this Agreement issued in accordance with the City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder (“the General Conditions of Contract”);

2.1.2 The Basis of Design Documents shall include:
• Exhibit 1 – Owner’s Project Criteria - Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center (RFP B2026-31) • Exhibit 2 – Performance Standards and Operational Requirements • Exhibit 3 – Design-Builder Proposal
• Exhibit 4 – Approved Clarifications, Assumptions and Deviations and Schedule of Values
• Exhibit 5 – TRTC Schedule

Design-Builder shall specifically identify in writing any proposed deviations from the Owner’s Project Criteria or Performance Standards for Owner review and written approval. Failure to identify such deviations shall constitute Design-Builder’s representation that its Proposal complies with the Contract Documents.

Owner review, discussion, or acknowledgment of any assumptions, exclusions, deviations, conflicts, or ambiguities shall not constitute acceptance unless expressly approved in writing by Owner.

2.1.3 This Agreement, including all exhibits and attachments, executed by Owner and Design - Builder (List for example, performance standard requirements, performance incentive requirements, markup exhibits, allowances, or unit prices); [Notice Inviting Proposals for: Request for Proposals, Addenda , Design-Builder’s Proposal]

2.1.4 The General Conditions of Contract; and

2.1.5 Construction Documents prepared and approved in accordance with Section 2.4 of the General Conditions of Contract.

Article 3
Interpretation and Intent

3.1 Design-Builder and Owner, prior to execution of the Agreement, shall carefully review all the Contract Documents, including the various documents comprising the Basis of Design Documents, for any 8 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 3 conflicts or ambiguities. Design-Builder and Owner will discuss and resolve any identified conflicts or ambiguities prior to execution of the Agreement.

3.2 The Contract Documents are intended to permit the parties to complete the Work and all obligations required by the Contract Documents within the Contract Time(s) for the Contract Price. The Contract Documents are intended to be complementary and interprete d in harmony so as to avoid conflict, with words and phrases interpreted in a manner consistent with construction and design industry standards. In the event inconsistenc ies, conflict s, or ambiguit ies between or among the Contract Documents are discovered after execution of the Agreement, Design -Builder and Owner shall attempt to resolve any ambiguity, conflict or inconsistency informally, recognizing that the Contract Documents shall take precedence in the order in which they are listed in Section 2.1 hereof. Conflicts existing within Section 2.1.2 shall be resolved by giving precedence first to the Deviation List, if any, then the Owner’s Project Criteria, and then the Design-Builder’s Proposal.

3.3 Terms, words and phrases used in the Contract Documents, including this Agreement, shall have the meanings given them in the General Conditions of Contract.

3.4 If Owner’s Project Criteria contain design specifications , Design-Builder shall be entitled to reasonably rely on the accuracy of the information represented in such design specifications and their compatibility with other information set forth in Owner’s Project Criteria, including any performance specifications.

3.5 The Contract Documents form the entire agreement between Owner and Design -Builder and by incorporation herein are as fully binding on the parties as if repeated herein. No oral representations or other agreements have been made by the parties except as specifically stated in the Contract Documents.

Article 4
Ownership of Work Product

4.1 Work Product. All drawings, specifications and other documents and electronic data , including such documents identified in the General Conditions of Contract, furnished by Design -Builder to Owner under this Agreement (“Work Product”) are deemed to be instruments of service and Design -Builder shall retain the ownership and property interests therein, including but not limited to any intellectual property rights, copyrights and/or patents, subject to the provisions set forth in Sections 4.2 through 4. 5 below.

4.2 Owner’s Limited License Upon Project Completion and Payment in Full to Design-Builder.

Upon Owner’s payment in full for all Work performed under the Contract Documents, Design -Builder transfers to Owner all ownership and property interests, including but not limited to any intellectual property rights, copyrights and/or patents, in the Work Product. Such transfer is conditioned on Owner’s express understanding that its alteration of the Work Product without the involvement of Design-Builder is at Owner’s sole risk and without liability or legal exposure to Design -Builder or anyone working by or through Design- Builder, including Design Consultants of any tier (collectively the “Indemnified Parties”), and on the Owner’s obligations to provide the indemnity set forth in Section 4.5 below.

4.3 Owner’s Limited License upon Owner’s Termination for Convenience or Design -Builder’s Election to Terminate. If Owner terminates this Agreement for its convenience as set forth in Article 8 hereof, or if Design -Builder elects to terminate this Agreement in accordance with Section 11.4 of the General Conditions of Contract, Design -Builder shall, upon Owner’s payment in full of the amounts due Design-Builder under the Contract Documents, grant Owner a limited license to use the Work Product to complete the Project and subsequently occupy the Project, and Owner shall thereafter have the same rights as set forth in Section 4.2 above, conditioned on the following:

9 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 4

4.3.1 Use of the Work Product is at Owner’s sole risk without liability or legal exposure to any Indemnified Party and on the Owner’s obligation to provide the indemnity set forth in Section 4.5 below; and

4.3.2 Owner agrees to pay Design-Builder the additional sum of Zero Dollars ($ 0 ) as compensation for the right to use the Work Product to complete the Project and subsequently use the work Product in accordance with Section 4.2 if Owner resumes the Project through its employees, agents, or third parties.

4.4 Owner’s Limited License upon Design-Builder's Default. If this Agreement is terminated due to Design-Builder's default pursuant to Section 11.2 of the General Conditions of Contract , then Design - Builder grants Owner a limited license to use the Work Product to complete the Project and subsequently occupy the Project, and Owner shall thereafter have the same rights and obligations as set forth in Section

4.2 above. Notwithstanding the preceding sentence, if it is ultimately determined that Design -Builder was not in default, Owner shall be deemed to have terminated the Agreement for convenience, and Design - Builder shall be entitled to the rights and remedies set forth in Section 4.3 above.

4.5 Owner’s Indemnification for Use of Work Product. If Owner is required to indemnify any Indemnified Parties based on the use or alteration of the Work Product under any of the circumstances identified in this Article 4, Owner shall defend, indemnify and hold harmless such Indemnified Parties from and against any and all claims, damages, liabilities, losses and expenses, including attorneys’ fees, arising out of or resulting from the use or alteration of the Work Product.

Article 5
Contract Time

5.1 Date of Commencement. The Work shall commence within five (5) days of Design -Builder’s receipt of Owner’s Notice to Proceed (“Date of Commencement”) unless the parties mutually agree otherwise in writing.

5.2 Substantial Completion and Final Completion.

5.2.1 Substantial Completion of the entire Work shall be achieved no later than 547 calendar days after the Date of Commencement (“Scheduled Substantial Completion Date”).

The parties agree that the definition for Substantial Completion set forth in Section 1.2.19 of the General Conditions of Contract is hereby modified to read as follows:

“Substantial Completion is the date on which the Work, or an agreed upon portion of the Work, is sufficiently complete in accordance with the Contract Documents so that Owner can occupy and use the Project or a portion thereof for its intended purposes, provided, however, that S ubstantial Completion shall be deemed to have been achieved no later than the date of issuance of a Temporary Certificate of Occupancy issued by the local building official.”

5.2.2 Interim milestones and/or Substantial Completion of identified portions of the Work (“Scheduled Interim Milestone Dates”) shall be achieved as follows: (Insert any interim milestones for portions of the Work with different scheduled dates for Substantial Completion.)

Milestone Date
Award / NTP July 21, 2026
Start of Design & Permitting July 21, 2026
Start of Construction January 20, 2027
10 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 5 Milestone Date
Substantial Completion January 18, 2028
Final Completion February 15, 2028

Measure Duration
Work Days 377 days
Calendar Days 547 days
Construction Duration 242 work days
Total Contract Duration (NTP to
Substantial Completion) 547 calendar days

5.2.3 Final Completion of the Work or identified portions of the Work shall be achieved as expeditiously as reasonably practicable. Final Completion is the date when all Work is complete pursuant to the definition of Final Completion set forth in Section 1.2.8 of the General Conditions of Contract.

5.2.4 All of the dates set forth in this Article 5 ( collectively the “Contract Time(s)”) shall be subject to adjustment in accordance with the General Conditions of Contract.

5.3 Time is of the Essence. Owner and Design-Builder mutually agree that time is of the essence with respect to the dates and times set forth in the Contract Documents.

5.4 Liquidated Damages. Design-Builder understands that if Substantial Completion is not attained by the Scheduled Substantial Completion Date, Owner will suffer damages which are difficult to determine and accurately specify. Design-Builder agrees that if Substantial Completion is not attained by January 18, 2028, 547 days after the Scheduled Substantial Completion Date (the “LD Date”), Design-Builder shall pay Owner $1,000 Dollars per day as liquidated damages for each day that Substantial Completion extends beyond the LD Date.

5.5 Any liquidated damages assessed pursuant to this Agreement shall be in lieu of all liability for any and all extra costs, losses, expenses, claims, penalties and any other damages, whether special or consequential, and of whatsoever nature incurred by Owner which are occasioned by any delay in achieving the Contract Time(s).

5.6 [The Parties may also desire to modify Section 8.2.2 of the General Conditions of Contract relative to compensability of delays that would cause the Contract Time(s) to be extended. In such case, the following option can be used.]

In addition to Design -Builder’s right to a time extension for those events set forth in Section 8.2.1 of the General Conditions of Contract, Design-Builder shall also be entitled to an appropriate adjustment of the Contract Price for those events set forth in Section 8.2.1 of the General Conditions of Contract, provided, however, for Force Majeure Events, Design -Builder shall only be entitled to an increase in the Contract Price if said events exceed 60 cumulative days. Said additional compensation shall be limited to the direct costs and expenses Design -Builder can demonstrate it has reasonably and actually incurred as a result of such event.

Article 6
Contract Price

6.1 Contract Price. Owner shall pay Design -Builder in accordance with Article 6 of the General Conditions of Contract the sum of Thirty-Five Million, Eight Hundred Eighty-Seven Thousand, Three Hundred Thirty -Nine Dollars ( $35,887,339.00) (“Contract Price”), subject to adjustments made in accordance with the General Conditions of Contract. Unless otherwise provided in the Contract Documents, 11 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 6 the Contract Price is deemed to include all sales, use, consumer and other taxes mandated by applicable Legal Requirements. The Contract Price does not include a 10% contingency of $3,588,733.90 that may be accessed only with written approval by Owner.

6.2 Markups for Changes. If the Contract Price requires an adjustment due to changes in the Work, and the cost of such changes is determined under Section 9.4.1 of the General Conditions of Contract, there shall be no additional reduction to account for Design-Builder’s Fee or any other markup.

6.3 Allowance Items and Allowance Values.

6.3.1 Any and all Allowance Items, as well as their corresponding Allowance Values, are set forth in an Exhibit hereto.

6.3.2 Design-Builder and Owner have worked together to review the Allowance Items and Allowance Values based on design information then available to determine that the Allowance Values constitute reasonable estimates for the Allowance Item s. Design-Builder and Owner will continue working closely together during the preparation of the design to develop Construction Documents consistent with the Allowance Values. Nothing herein is intended in any way to constitute a guarantee by Design-Builder that the Allowance Item in question can be performed for the Allowance Value.

6.3.3 No work shall be performed on any Allowance Item without Design -Builder first obtaining in writing advanced authorization to proceed from Owner. Owner agrees that if Design -Builder is not provided written authorization to proceed on an Allowance Item by the date set forth in the Project schedule, due to no fault of Design-Builder, Design-Builder may be entitled to an adjustment of the Contract Time(s) and Contract Price.

6.3.4 The Allowance Value for an Allowance Item includes the direct cost of labor, materials, equipment, transportation, taxes and insurance associated with the applicable Allowance Item. All other costs, including design fees, Design -Builder’s overall project management and general conditions costs, overhead and fee, are deemed to be included in the original Contract Price, and are not subject to adjustment, regardless of the actual amount of the Allowance Item.

6.3.5 Whenever the actual costs for an Allowance Item is more than or less than the stated Allowance Value, the Contract Price shall be adjusted accordingly by Change Order, subject to Section 6.3.4. The amount of the Change Order shall reflect the difference between actual costs incurred by Design-Builder for the particular Allowance Item and the Allowance Value.

Article 7
Procedure for Payment

7.1 Progress Payments.

7.1.1 Design-Builder shall submit to Owner on the Fifteenth (15th) day of each month, beginning with the first month after the Date of Commencement, Design-Builder’s Application for Payment in accordance with Article 6 of the General Conditions of Contract.

7.1.2 Owner shall make payment within t hirty (30) days after Owner’s receipt of each properly submitted and accurate Application for Payment in accordance with Article 6 of the General Conditions of Contract, but in each case less the total of payments previously made, and less amounts properly withheld under Section 6.3 of the General Conditions of Contract.

12 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 7

7.2 Retainage on Progress Payments.

7.2.1 Owner will retain Five percent ( 5 %) of each Application for Payment provided.

7.2.2 Within thirty (30) days after Substantial Completion of the entire Work or, if applicable, any portion of the Work, pursuant to Section 6.6 of the General Conditions of Contract, Owner shall release to Design -Builder all retained amounts relating, as applicable, to the entire Work or completed portion of the Work, less an amount equal to (a) the reasonable value of all remaining or incomplete items of Work as noted in the Certificate of Substantial Completion and (b) all other amounts Owner is entitled to withhold pursuant to Section 6. 3 of the General Conditions of Contract.

7.3 Final Payment. Design-Builder shall submit its Final Application for Payment to Owner in accordance with Section 6.7 of the General Conditions of Contract. Owner shall make payment on Design- Builder’s properly submitted and accurate Final Application for Payment within thirty (30) days after Owner’s receipt of the Final Application for Payment, provided that Design-Builder has satisfied the requirements for final payment set forth in Section 6.7.2 of the General Conditions of Contract.

7.4 Record Keeping and Finance Controls. With respect to changes in the Work performed on a cost basis by Design -Builder pursuant to the Contract Documents, Design -Builder shall keep full and detailed accounts and exercise such controls as may be necessary for proper financial management, using accounting and control systems in accordance with generally accepted accounting principles and as may be provided in the Contract Documents. During the performance of the Work and for a period of three (3) years after Final Payment, Owner and Owner’s accountants shall be afforded access to, and the right to audit from time -to-time, upon reasonable notice, Design -Builder’s records, books, correspondence, receipts, subcontracts, purchase orders, vouchers, memoranda and other data relating to changes in the Work performed on a cost basis in accordance with the Contract Documents, all of which Design -Builder shall preserve for a period of three (3) years after Final Payment. Such inspection shall take place at Design- Builder’s offices during normal business hours unless another location and time is agreed to by the parties.

Any multipliers or markups agreed to by the Owner and Design -Builder as part of this Agreement are only subject to audit to confirm that such multiplier or markup has been charged in accordance with this Agreement, with the composition of such multiplier or markup not being subject to audit.

Article 8
Termination for Convenience

8.1 If Design-Builder is terminated for convenience pursuant to Section 11.6 of the General Conditions of Contract, and the parties have agreed to a payment to Design-Builder in the case of such termination for convenience, Owner shall pay Design-Builder for the following in addition to the amount set forth in Section

11.6.1 of the General Conditions of Contract the fair and reasonable sums for overhead and profit on the sum of items set forth in Section 11.6.1 of the General Conditions of Contract.

8.2 In addition to the amounts set forth in Section 8.1 above and Section 11.6.1 of the General Conditions of Contract, Design-Builder shall be entitled to receive one of the following if the parties agree to an additional payment:

8.2.1 If Owner terminates this Agreement prior to commencement of construction, Design - Builder shall be paid Zero percent ( 0 %) of the remaining balance of the Contract Price.

13 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 8

8.2.2 If Owner terminates this Agreement after commencement of construction, Design -Builder shall be paid one-quarter of one percent ( .25 %) of the remaining balance of the Contract Price.

8.3 The total amount to be paid to Design -Builder, exclusive of costs described in Section 11.6.1.2 of the General Conditions of Contract, shall not exceed the Contract Price.

Article 9
Representatives of the Parties

9.1 Owner’s Representatives.

9.1.1 Owner designates the individual (s) listed below as its Representative ("Owner’s Representative"), which individual has the authority and responsibility for avoiding and resolving disputes under Section 10.2.3 of the General Conditions of Contract: (Identify individual’s name, title, address and telephone numbers.)

Danny Welch
Principal
MOCA Systems, Inc.
210 Progress, Suite 240, Irvine, CA 92618
Cell: (323) 377-4740

Houston Drum
Vice President
MOCA Systems, Inc.
210 Progress, Suite 240, Irvine, CA 92618
Cell: (760) 954-5884

9.2 Design-Builder’s Representatives.

9.2.1 Design-Builder designates the individual (s) listed below as its Representative ("Design - Builder’s Representative"), which individual has the authority and responsibility for avoiding and resolving disputes under Section 10.2.3 of the General Conditions of Contract : (Identify individual’s name, title, address and telephone numbers.)

Michael Kim
Senior Vice President
515 S. Flower Street, Suite 3600
Los Angeles, CA 90071
(213) 655-1121

Article 10
Bonds and Insurance

10.1 Insurance. Design-Builder and Owner shall procure the insurance coverages set forth in the Insurance Exhibit attached hereto and in accordance with Article 5 of the General Conditions of Contract.

10.2 Bonds and Other Performance Security. Design-Builder shall provide the following performance bond and labor and material payment bond or other performance security:

1. Performance Bond (100% of Contract Price)
14 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 9

2. Labor and Material Payment Bond (100% of Contract Price)

10.3 Automobile. Design-Builder must maintain, at its sole expense, the following insurance, which shall provide full coverage and shall not be subject to self-insurance provisions:

1. Automobile Liability
Including owned, non-owned, and hired vehicles, with at least the following limits of liability:

Combined single limits of $5,000,000 per occurrence.

10.4 Commercial General Liability
Including coverage for premises, products and completed operations, independent contractors, personal injury, and contractual obligations, with combined single limits of coverage of at least $5,000,000 per occurrence, with an annual aggregate of no less than $10,000,000.

10.5 Workers' Compensation and Employer’s Liability
Workers' Compensation coverage as required by the Labor Code of the State of California and, if workers' compensation is required, employer's liability insurance with minimum limits of $1,000,000 per occurrence or occupational illness.

The Workers' Compensation policy shall be endorsed with a waiver of subrogation in favor of the Owner for all work performed by the Design-Builder, its employees, agents, and subcontractors.

10.6 Professional Liability (Errors and Omissions)
Insurance appropriate to the Design-Builder’s profession, with limits no less than $2,000,000 per occurrence or claim and $4,000,000 aggregate.

10.7 Contractor’s Pollution Legal Liability
A. Insurance with limits no less than $1,000,000 per occurrence or claim and $2,000,000 aggregate.

10.8 General Insurance Requirements
A. If the contractor maintains broader coverage and/or higher limits than the minimums shown above, the Entity requires and shall be entitled to the broader coverage and/or higher limits maintained by the contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Entity.

B. The insurance provided by Design-Builder shall be primary and non-contributory.

C. Owner, the Successor Agency to the Former Redevelopment Agency of the City of Torrance, the City Council and each member thereof, members of boards and commissions, every officer, agent, official, employee, and volunteer shall be named as additional insureds under the automobile and general liability policies.

D. Design-Builder must provide certificates of insurance, including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause), indicating appropriate coverage to the City Clerk of the City of Torrance befor e commencement of work.

E. Each insurance policy required by this Paragraph must contain a provision that no termination, 15 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 10 cancellation, or change of coverage can be made without notice to the Owner.

F. Design-Builder must include all subcontractors as insureds under its policies or furnish separate certificates and endorsements for each subcontractor. All coverage for subcontractors shall be subject to all requirements of Article 10.

G. Design-Builder may use Umbrella or Excess Policies to provide the liability limits required under this Agreement. This form of insurance shall be acceptable provided that all Primary and Umbrella or Excess Policies provide all insurance coverages required herein, includi ng, but not limited to, primary and non-contributory coverage, additional insured coverage, self-insured retentions (SIRs), indemnity, and defense requirements.

The Umbrella or Excess policies shall be provided on a true “following form” or broader coverage basis, with coverage at least as broad as provided on the underlying Commercial General Liability insurance.

No insurance policies maintained by the Additional Insureds, whether primary or excess, and which also apply to a loss covered hereunder, shall be called upon to contribute to a loss until the Design- Builder’s primary and excess liability policies are exhausted.

H. The procuring of insurance shall not be construed as a limitation of liability nor as full performance of the indemnification provisions of the Design-Builder.

I. If General Liability, Contractors Pollution Liability, or Professional Liability coverages are written on a claims-made form:
• The retroactive date must be shown and must be before the date of the contract or the beginning of contract work.
• Insurance must be maintained and evidence of insurance provided for at least five (5) years after completion of the contract work.
• If coverage is canceled or non-renewed and not replaced with another claims-made policy form with a retroactive date prior to the contract effective date, the Design-Builder must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.

J. Self-insured retentions must be declared to and approved by the Owner. The Owner may require the Design-Builder to provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.

The policy language shall provide, or be endorsed to provide, that the self -insured retention may be satisfied by either the named insured or Owner.

K. Design-Builder hereby grants to Owner a waiver of any right to subrogation which any insurer of said Design-Builder may acquire against the Owner by virtue of payment of any loss under such insurance.

Design-Builder agrees to obtain any endorsement necessary to effect this waiver of subrogation, but this provision shall apply regardless of whether or not the Owner has received a waiver of subrogation endorsement from the insurer.

10.9 Design Builder Subcontractors Insurance Limits:

All subcontractors shall maintain the insurance limits and coverages required herein. However, upon demonstration of reasonable justification for not carrying the required limits, and subject to 16 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 11 Owner approval, subcontractors may be permitted to maintain minimum limits of $2,000,000 per occurrence and $4,000,000 aggregate for Commercial General Liability and $1,000,000 for Automobile Liability. This exception applies only to subcontractors that are not providing professional services. Subcontractors shall maintain the minimum required Contractors' Pollution Legal Liability coverage as specified herein.

Notwithstanding the foregoing, the Design -Builder/General Contractor shall maintain the full contract-required insurance limits, including Commercial General Liability coverage of $5,000,000 per occurrence and $10,000,000 aggregate, together with all other insurance coverages required under the Contract Documents.

10.10 Sufficiency of Insurers
Insurance required by this Agreement shall be satisfactory only if issued by companies admitted to do business in California, rated “A” or better in the most recent edition of Best’s Key Rating Guide, and only if they are of financial category Class VII or better, unless these requirements are waived by the Risk Manager of the Owner (“Risk Manager”) due to unique circumstances.

In the event the Risk Manager determines that the work or services to be performed under this Agreement creates an increased or decreased risk of loss to the Owner, the Design-Builder agrees that the minimum limits of any insurance policies and/or the performance bond required by this Agreement may be changed accordingly upon receipt of written notice from the Risk Manager; provided that Design-Builder shall have the right to appeal a determination of increased coverage by the Risk Manager to the City Council of the Owner within ten (10) days of receipt of such notice

10.11 Builder's Risk Insurance

The Builder's Risk policy shall insure the full replacement value of the Work, including approved Change Orders. The Builder’s Risk coverage will name the Owner as a Loss Payee as our interests appear.

Although the Design-Builder will procure the Builder's Risk insurance policy, the Owner will reimburse or otherwise bear the cost of the policy premium. Accordingly, responsibility for any applicable deductible shall be allocated based on the cause of the loss as follows:
• The Design-Builder shall only be responsible for the deductibles to the extent caused by the negligence of the Design-Builder or Subcontractors of every tier. Owner remains responsible for all other deductibles, including any deductibles relating to CAT, o ther weather related events, or values at risk at time of loss (VAROL). • The Owner shall be responsible for the deductible to the extent the loss is not caused by the Design-Builder or parties under its control.
• If a loss results from the acts or omissions of both the Owner and the Design-Builder, the deductible shall be allocated between the parties in proportion to their respective responsibility for the loss.

Article 11
Other Provisions

11.1 Other provisions, if any, are as follows: (Insert any additional provisions.)

11.2 FORCE MAJEURE
If any party fails to perform its obligations because of strikes, lockouts, labor disputes, embargoes, acts of God, inability to obtain labor or materials or reasonable substitutes for labor or materials, governmental restrictions, governmental regulations, governmental controls, judicial orders, enemy or hostile governmental action, civil commotion, fire or other casualty, or other causes beyond the 17 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 12 reasonable control of the party obligated to perform, then that party’s performance shall be excused for a period equal to the period of such cause for failure to perform.

11.3 BUSINESS LICENSE
The Design-Builder must obtain a City of Torrance business license prior to the start of work under this Agreement, unless Design-Builder is qualified for an exemption.

11.4 PREVAILING WAGE
All Services rendered pursuant to this agreement must be provided in accordance with all ordinances, resolutions, statutes, rules, regulations, and laws of the City of Torrance and any Federal, State, or local governmental agency of competent jurisdiction. Design-Builder is aware of the requirements of California Labor Code Sections 1720, et seq., and 1770, et seq., as well as of California Code of Regulations, Title 8, Sections 1600, et seq., (collectively, the “Prevailing Wage Laws”), which require the p ayment of prevailing wage rates and the performance of other requirements on “Public works” and “Maintenance” projects. If the Services are being performed as part of an applicable “Public works” or “Maintenance” project, as defined by the Prevailing Wage Laws, and if the total compensation is ONE THOUSAND DOLLARS ($1,000) or more, Design - Builder agrees to fully comply with the Prevailing Wage Laws including, but not limited to, requirements related to the maintenance of payroll records and the employment of apprentices.

Pursuant to California Labor Code Section 1725.5, no contractor or subcontractor may be awarded a contract for public work on a “Public works” project unless registered with the California Department of Industrial Relations (“DIR”) at the time the contract is awarded. If the Services are being performed as part of an applicable “Public works” or “Maintenance” project, as defined by the Prevailing Wage Laws, this project is subject to compliance monitoring and enforcement by the California Department of Industrial Relations (“DIR”). Design-Builder will maintain and will require all subcontractors to maintain valid and current DIR Public Works Contractor registration during the term of this Agreement. Design -Builder must notify Owner in writing immediately, and in no case more than twenty-four (24) hours, after receiving any information that Design-Builder’s or any of its subcontractor’s DIR registration status has been suspended, revoked, expired, or otherwise changed.

It is understood that it is the responsibility of Design -Builder to determine the correct salary scale.

Design-Builder will make copies of the prevailing rates of per diem wages for each craft, classification, or type of worker needed to execute the Services available to interested parties upon request, and post copies at Design -Builder’s principal place of business and at the project site, if any. The statutory penalties for failure to pay prevailing wage or to comply with State wage and hour laws will b e enforced. Design -Builder must forfeit to Owner TWENTY-FIVE DOLLARS ($25.00) per day for each worker who works in excess of the minimum working hours when Design- Builder does not pay overtime. In accordance with the provisions of Labor Code Sections 1810 et seq., eight (8) hours is the legal working day.

Design-Builder must also comply with State law requirements to maintain payroll records and must provide for certified records and inspection of records as required by California Labor Code Section 1770 et seq., including Section 1776. Design-Builder will defend (with counsel selected by Owner), indemnify, and hold Owner, its elected officials, officers, employees, and agents free and harmless from any claim or liability arising out of any failure or alleged failure to comply with the Prevailing Wage Laws. It is agreed by the parties that, in connection with performance of the Services, including, without limitation, any and all “Public works” (as defined by the Prevailing Wage Laws), Design-Builder will bear all risks of payment or non -payment of prevailing wages under California law and/or the implementation of Labor Code Section 1781, as the same may be amended from time to time, and/or any other similar law. Design -Builder acknowledges and agrees that it will be independently responsible for reviewing the applicable laws and regulations and effectuating compliance with those laws. Design-Builder will require the same of all subcontractors.

18 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 13

11.5 CONFLICT OF INTEREST

11.5.1 No officer or employee of the Owner may have any financial interest, direct or indirect, in this Agreement, nor may any officer or employee participate in any decision relating to the Agreement that affects the officer or employee’s financial interest or t he financial interest of any corporation, partnership or association in which the officer or employee is, directly or indirectly interested, in violation of any law, rule or regulation.

11.5.2 No person may offer, give, or agree to give any officer or employee or former officer or employee, nor may any officer or employee solicit, demand, accept, or agree to accept from another person, a gratuity or an offer of employment in connection with any decision, approval, disapproval, recommendation, preparation or any part of a program requirement or a purchase request, influencing the content of any specification or procurement standard, rendering of advice, investigation, auditing, or in any other adv isory capacity in any way pertaining to any program requirement, contract or subcontract, or to any solicitation or proposal.

11.1.6 COMPLIANCE WITH STATUES AND REGULATIONS
Design-Builder will be knowledgeable of and will comply with all applicable federal, state, county and city statutes, rules, regulations, ordinances and orders.

11.1.7 PUBLIC RECORDS ACT
Any documents submitted by the Design-Builder; all information obtained in connection with the Owner’s right to audit and inspect the Design-Builder’s documents, books, and accounting records as well as those documents which were required to be submitted in response to the Request for Proposal used in the solicitation process for this Project, become the exclusive property of the Owner. All such documents become a matter of public record and shall be regarded as public records. Exemptions will be those elements in the California Government Code Section 7920.000 et seq. (Public Records Act) and which are marked “trade secret”, “confidential”, or “proprietary”.

The Owner shall not in any way be liable or responsible for the disclosure of any such records including, without limitation, those so marked, if disclosure is required by law, or by an order issued by a court of competent jurisdiction.

In the event the Owner is required to defend an action on a Public Records Act request for any of the aforementioned documents, information, books, records, and/or contents of a proposal marked “trade secret”, “confidential”, or “proprietary”, Design-Builder agrees to defend and indemnify the Owner from all costs and expenses, including reasonable attorney’s fees, in action or liability arising under the Public Records Act.

19 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 14 In executing this Agreement, Owner and Design -Builder each individually represents that it has the necessary financial resources to fulfill its obligations under this Agreement, and each has the necessary corporate approvals to execute this Agreement, and perform the services described herein.

OWNER: DESIGN-BUILDER:

CITY OF TORRANCE,
a municipal corporation

_______________________________
Sharon Kalani, Mayor

MCCARTHY BUILDING COMPANIES,
INC., a Missouri corporation

________
By: Michael Kim
Its: Senior Vice President, Operations,
SoPac Region and Authorized Agent

Date: ___

ATTEST:

_______________________________
Rebecca Poirier, MMC
City Clerk

APPROVED AS TO FORM:

PATRICK Q. SULLIVAN
City Attorney

By: ______________________________
Jennifer Vicente Guerrero
Deputy City Attorney

Attachments:

Exhibit 1 Owner’s Project Criteria (RFP B2026-31)
Exhibit 2 Performance Standards and Operational Requirements Exhibit 3 Design-Builder Proposal
Exhibit 4 Approved Clarifications, Assumptions, and Deviations and Schedule of Values
Exhibit 5 TRTC Schedule

20 Standard Form of
General Conditions of
Contract Between Owner
and Design-Builder
Document No. 535
Third Edition, 2022

DBIA Contract Document #535
21 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder
Article 1
General

1.1 Mutual Obligations.

1.1.1 Owner and Design -Builder commit at all times to cooperate fully with each other and proceed on the basis of trust and good faith, to permit each party to realize the benefits afforded under the Contract Documents.

1.2 Basic Definitions.

1.2.1 Agreement refers to the executed contract between Owner and Design -Builder entitled City of Torrance Standard Form of Agreement Between Owner and Design-Builder.

1.2.2 Basis of Design Documents consist of Owner’s Project Criteria, Design-Builder’s Proposal, and the Deviation List, if any, TRTC Schedule and Schedule of Values.

1.2.3 Construction Documents are the documents, consisting of Drawings and Specifications, to be prepared or assembled by Design-Builder consistent with the Basis of Design Documents unless a deviation from the Basis of Design Documents is specifically set forth in a Change Order executed by both Owner and Design-Builder, as part of the design review process contemplated by Section

2.4 of these General Conditions of Contract.

1.2.4 Day or Days shall mean calendar days unless otherwise specifically noted in the Contract Documents.

1.2.5 Design-Build Team is comprised of Design -Builder, Design Consultant, and key Subcontractors identified by Design-Builder.

1.2.6 Design Consultant is a qualified, licensed design professional who is not an employee of Design-Builder, but is retained by Design -Builder, or employed or retained by anyone under contract with Design-Builder, to furnish design services required under the Contract Documents. A Design Sub -Consultant is a qualified, licensed design professional who is not an employee of Design Consultant but is retained by Design Consultant or employed or retained by anyone under contract to Design Consultant, to furnish design services required under the Contract Documents.

1.2.7 Design Submission means any and all documents, shop drawings, electronic information, including computer programs and computer generated materials, data, plans, drawings, sketches, illustrations, specifications, descriptions, models , and other information developed, prepared, furnished, delivered or required to be delivered by, or for, Design-Builder.

1.2.8 Final Completion is the date on which all Work is complete in accordance with the Contract Documents, including but not limited to, any items identified in the punch list prepared under Section 6.6.1 and the submission of all documents set forth in Section 6.7.2 .

1.2.9 Force Majeure Events are those events that are beyond the control of both Design-Builder and Owner, including the events of war, floods, labor disputes, earthquakes, epidemics, adverse weather conditions not reasonably anticipated, and other acts of God.

1.2.10 General Conditions of Contract refer to these City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder. 22 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 1

1.2.11 Hazardous Conditions are any materials, wastes, substances and chemicals deemed to be hazardous under applicable Legal Requirements, or the handling, storage, remediation, or disposal of which are regulated by applicable Legal Requirements.

1.2.12 Legal Requirements are all applicable federal, state and local laws, codes, ordinances, rules, regulations, orders and decrees of any government or quasi -government entity having jurisdiction over the Project or Site, the practices involved in the Project or Site, or any Wor k.

1.2.13 Owner’s Project Criteria are developed by or for Owner to describe Owner’s program requirements and objectives for the Project, including use, space, price, time, site and expandability requirements, as well as submittal requirements and other requirements governing Design - Builder’s performance of the Work. Owner’s Project Criteria may include conceptual documents, design criteria, design performance specifications, design specifications, and LEED ® or other sustainable design criteria and other Project-specific technical materials and requirements.

1.2.14 Site is the land or premises on which the Project is located.

1.2.15 Subcontractor is any person or entity retained by Design -Builder as an independent contractor to perform a portion of the Work and shall include materialmen and suppliers.

1.2.16 Sub-Subcontractor is any person or entity retained by a Subcontractor as an independent contractor to perform any portion of a Subcontractor’s Work and shall include materialmen and suppliers.

1.2.17 Substantial Completion or Substantially Complete means the date on which the Work, or an agreed upon portion of the Work, is sufficiently complete in accordance with the Contract Documents so that Owner can occupy and use the Project or a portion thereof for its intended purposes.

1.2.18 Work is comprised of all Design-Builder’s design, construction and other services required by the Contract Documents, including procuring and furnishing all materials, equipment, services and labor reasonably inferable from the Contract Documents.

Article 2
Design-Builder’s Services and Responsibilities

2.1 General Services.

2.1.1 Design-Builder’s Representative shall be reasonably available to Owner and shall have the necessary expertise and experience required to supervise the Work. Design -Builder’s Representative shall communicate regularly with Owner and shall be vested with the authority to act on behalf of Design -Builder. Design-Builder’s Representative may be replaced only with the mutual agreement of Owner and Design-Builder.

2.1.2 Unless the parties agree on a different time period for submission of a status report, Design-Builder shall provide Owner with a monthly status report detailing the progress of the Work, including (i) whether the Work is proceeding according to schedule ; (ii) whether discrepancies, conflicts, or ambiguities exist in the Contract Documents that require resolution; (iii) whether health and safety issues exist in connection with the Work; and (iv) other items that require resolution so as not to jeopardize Design-Builder’s ability to complete the Work for the Contract Price and within the Contract Time(s). Status reports shall be submitted with Design -Builder’s draft Payment Applications as a pre-requisite to payment.

2.1.3 Unless a schedule for the execution of the Work has been attached to the Agreement as an exhibit at the time the Agreement is executed, Design-Builder shall prepare and submit, at least 23 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 2 five (5) days prior to the meeting contemplated by Section 2.1.4 hereof, a schedule for the execution of the Work for Owner’s review and response. The schedule shall indicate the dates for the start and completion of the various stages of Work, including the dates when Owner information and approvals are required to enable Design -Builder to achieve the Contract Time(s). The schedule shall be revised as required by conditions and progress of the Work, but such revisions shall not relieve Design-Builder of its obligations to complete the Work within the Contract Time(s), as such dates may be adjusted in accordance with the Contract Documents. Owner’s review of , and response to, the schedule shall not be construed as relieving Design -Builder of its complete and exclusive control over the means, methods, sequences and techniques for executing the Work.

Unless a schedule for the execution of the Work has been attached to the Agreement as an exhibit at the time the Agreement is executed, Design -Builder shall prepare and submit, at least five (5) days prior to the meeting contemplated by Section 2.1.4, a pr eliminary schedule for the execution of the Work for Owner’s review and response. The preliminary schedule shall identify the dates for the start and completion of the various stages of the Work and shall specifically identify all Owner- furnished informati on, review periods, approvals, and decisions assumed by Design -Builder in developing the schedule. The schedule shall be revised as required by conditions and progress of the Work, but such revisions shall not relieve Design-Builder of its obligation to complete the Work within the Contract Time(s), as adjusted in accordance with the Contract Documents. Owner’s review of, and response to, the schedule shall not be construed as approval of the schedule or as relieving Design -Builder of its complete and exclu sive control over the means, methods, sequences, and techniques for executing the Work.

2.1.4 The parties will meet within thirty (30) days after execution of the Agreement to discuss issues affecting the administration of the Work and to implement the necessary procedures, including those relating to submittals and payment, to facilitate the ability of the parties to perform their obligations under the Contract Documents.

The parties shall meet within ten (10) days after execution of the Agreement, or sooner if reasonably practicable, to discuss issues affecting administration of the Work and to establish procedures necessary to facilitate performance of the Contract Docume nts, including procedures relating to submittals, design reviews, deferred submittals, requests for information, utility coordination, and payment applications.

2.1.5 In addition to the design review and approval requirements set forth in Section 2.4, Design- Builder shall obtain Owner’s prior approval before proceeding with any of the following:
• Schematic Design, Design Development, and Construction Document submissions; • Selection or substitution of major subcontractors identified by Design-Builder; • Procurement of long-lead equipment and materials;
• Commissioning plans and functional testing procedures; • Material and finish selections that affect appearance, durability, maintenance, or lifecycle cost; and
• Any systems or equipment that materially affect Project performance, operations, or maintenance.

Owner’s review and approval under this Section is solely for the purpose of determining general conformance with the Contract Documents and Owner’s Project Criteria and does not constitute quality control or quality assurance. Such review and approval shal l not relieve Design -Builder of responsibility for design adequacy, code compliance, constructability, coordination, means and methods, or performance of the Work.
24 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 3

2.1.6 Design-Builder shall be solely responsible for utility investigation, verification, coordination, and relocation required for the Work, including coordination with all utility owners and agencies, preparation of required applications and supporting documents, and incorporation of utility activities into the Project Schedule. Design -Builder shall verify existing utility locations and capacities and shall not rely solely on record drawings. Except to the extent caused solely by Owner’s failure to provide information or approvals expressly required of Owner under the Contract Documents, delays or costs arising from utility coordination, approvals, relocations, service upgrades, or utility company activities shall not entitle Design -Builder to an adjustme nt of the Contract Price or Contract Time.

2.1.7 Design-Builder shall be solely responsible for identifying, coordinating, preparing, and obtaining approval of all deferred submittals required for the Work, including any delegated design components. Deferred submittals shall be incorporated into the Project Schedule and submitted in sufficient time to avoid delay to the Work. Design -Builder shall remain fully responsible for the adequacy, coordination, code compliance, and performance of all deferred submittals, regardless of any review or approval by Owner or any governmental authority. Except to the extent caused solely by Owner’s failure to provide information or approvals expressly required under the Contract Documents, delays or costs associated with deferred submittals shall not entitle Design -Builder to an adjustment of the Contract Price or Contract Time.

2.2 Design Professional Services.

2.2.1 Design-Builder shall, consistent with applicable state licensing laws, provide through qualified, licensed design professionals employed by Design -Builder, or procured from qualified, independent licensed Design Consultants, the necessary design services, including architectural, engineering and other design professional services, for the preparation of the required drawings, specifications and other design submittals to permit Design-Builder to complete the Work consistent with the Contract Documents. Nothing in the Contract Documents is intended or deemed to create any legal or contractual relationship between Owner and any Design Consultant.

2.2.2 Design-Builder shall employ only Design Consultants and/or Design Subconsultants who are duly licensed and qualified to perform the Work consistent with the Contract Documents . Prior to the date that Design Consultants and/or Design Subconsultants perform Work on the Project, Design-Builder shall identify in writing to Owner all Design Consultants and Design Subconsultants.

To the extent that Design -Builder has not selected a Design Consultant or Design Subconsultant prior to performing the Work, Design -Builder shall provide Owner in writing a list of any subsequently added Design Consultants and/or Design Subconsultants and their scope of Work prior to their performing Work on the Project. Owner may reasonably object to Design -Builder’s selection of any Design Consultant or Design Subconsultant, provided that the Contract Price and/or Contract Time(s) shall be adjusted to the extent that Owner’s decision impacts Design - Builder’s cost and/or time of performance. Design-Builder shall not substitute a listed Design Consultant or Subconsultant without obtaining Owner’s prior written consent ; such consent shall not be unreasonably withheld. Nothing in the Contract Documents is intended or deemed to create any legal or contractual relationship between Owner and any Design Consultant or Design Subconsultant, including but not limited to any third-party beneficiary rights.

2.3 Standard of Care for Design Professional Services.

2.3.1 The standard of care for all design professional services performed to execute the Work shall be the care and skill ordinarily used by members of the applicable profession practicing under similar conditions at the same time and locality of the Project.

2.4 Design Development Services.

2.4.1 Design-Builder and Owner shall, consistent with any applicable provision of the Contract Documents, agree upon any interim Design Submissions that Owner may wish to review, which interim Design Submissions may include design criteria, drawings, diagrams and specifications 25 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 4 setting forth the Project requirements.

2.4.1.1 Design Submissions shall be consistent with the Owner’s Project Criteria as well as the Basis of Design Documents, as the Basis of Design Documents may have been changed or supplemented through the design process set forth in this Section 2.4.1. By submitting Design Submissions, Design-Builder represents to the Owner that the Work depicted and otherwise shown, contained , or reflected in Design Submissions may be constructed in compliance with the then current Contract Price and Contract Time .

Notwithstanding the above, Design -Builder may propose De sign Submissions that may alter the Basis of Design Documents, the Contract Price and/or Contract Time; however, Design-Builder must provide notice thereof in accordance with Article 10 of the General Conditions and obtain a Change Order before such proposed Design Submissions are incorporated into the Construction Documents.

2.4.1.2 On or about the time of the Design Submissions, Design-Builder and Owner shall meet and confer about the Design S ubmissions, with Design -Builder identifying during such meetings, among other things, the evolution of the design and any changes to the Basis of Design Documents, or, if applicable, previously submitted Design Submissions.

Changes to the Basis of Design Documents, including those that are deemed minor changes under Section 9.3.1, shall be processed in accordance with Article 9. Minutes of the meetings, including a full listing of all changes, will be maintained by Design -Builder and provided to all attendees for review. Following the design review meeting, Owner shall review and approve the interim Design Submissions and meeting minutes in a time that is consistent with the turnaround times set forth in Design-Builder’s schedule.

2.4.1.3 Owner shall review and respond to Design Submissions, providing any comments and/or concerns about the Design Submissions. Owner shall provide all comments on the Design Submissions within the time provided by the Contract Documents. Design -Builder shall revise the Design Submissions (and any other deliverables) in response to Owner’s comments and incorporate said responses into the next submission of Design Submissions.

2.4.1.4 If incorporation of Owner’s comments result s in a design that is inconsistent with or otherwise give s rise to a change in Owner’s Project Criteria , the Basis of Design Documents, the Contract Price and/or the Contract Time , Design -Builder shall provide notice thereof in accordance with Articles 9 and 10 of the General Conditions. Changes to the Basis of Design Documents , the Contract Price and/or the Contract Time, including those that are deemed minor changes, shall be processed in accordance with Article 9 of the General Conditions.

2.4.2 Design-Builder shall submit to Owner Construction Documents setting forth in detail drawings and specifications describing the requirements for construction of the Work. The Construction Documents shall be consistent with the latest set of interim Design Submissions, as such submissions may have been modified in a design review meeting and recorded in the meeting minutes. The parties shall have a design review meeting to discuss, and Owner shall review and approve, the Construction Documents in accordance with the procedures set forth in Section 2.4.1 above. Design-Builder shall proceed with construction in accordance with the approved Construction Documents and shall submit one set of approved Construction Documents to Owner prior to commencement of construction.

2.4.3 Owner’s review and approval of interim Design Submissions , meeting minutes, and the Construction Documents is for the purpose of mutually establishing a conformed set of Contract Documents compatible with the requirements of the Work. Neither Owner’s review nor approval of any interim Design Submissions, meeting minutes, and Construction Documents shall be deemed to transfer any design liability from Design -Builder to Owner. Design-Builder shall provide Owner with sufficient time in the Project Schedule to review and approve the Design Submissions. 26 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 5

2.4.4 To the extent not prohibited by the Contract Documents or Legal Requirements, Design - Builder may prepare interim Design Submissions and Construction Documents for a portion of the Work to permit construction to proceed on that portion of the Work prior to completion of the Construction Documents for the entire Work.

2.5 Legal Requirements.

2.5.1 Design-Builder shall perform the Work in accordance with all Legal Requirements and shall provide all notices applicable to the Work as required by the Legal Requirements.

2.5.2 Requirements.

Design-Builder acknowledges that the Contract Price is a lump sum price and includes compliance with all Legal Requirements in effect as of the date of the Agreement. The Contract Price and/or Contract Time(s) shall be adjusted only for changes in Legal Re quirements enacted after the date of the Agreement that materially affect the performance of the Work.

2.6 Government Approvals and Permits.

2.6.1 Except as identified in an Owner’s Permit List attached as an exhibit to the Agreement, Design - Builder shall obtain and pay for all necessary permits, approvals, licenses, government charges and inspection fees required for the prosecution of the Work by any government or quasi- government entity having jurisdiction over the Project. The Contract Price shall include all costs associated with obtaining permits, approvals, licenses, plan checks, inspections, utility connections, and governmental fees necessary to complete the Work, except for Owner -retained special inspection and materials testing services.

2.6.2 Design-Builder shall provide reasonable assistance to Owner in obtaining those permits, approvals and licenses that are Owner’s responsibility.

2.7 Design-Builder’s Construction Phase Services.

2.7.1 Unless otherwise provided in the Contract Documents to be the responsibility of Owner or a separate contractor, Design-Builder shall provide through itself or Subcontractors the necessary supervision, labor, inspection, testing, start-up, material, equipment, machinery, temporary utilities and other temporary facilities to permit Design -Builder to complete construction of the Project consistent with the Contract Documents.

2.7.2 Design-Builder shall perform all construction activities efficiently and with the requisite expertise, skill and competence to satisfy the requirements of the Contract Documents. Design- Builder shall at all times exercise complete and exclusive control over the means, methods, sequences and techniques of construction.

2.7.3 Design-Builder shall employ only Subcontractors who are duly licensed and qualified to perform the Work consistent with the Contract Documents. Prior to the date that Subcontractors perform Work on the Project, Design -Builder shall identify in writing to Owner all Subcontractors.

To the extent that Design -Builder has not selected a Subcontractor prior to performing the Work, Design-Builder shall provide Owner in writing a list of any subsequently added Subcontractors prior to their performing Work on the Project. Owner may reasonably object to Design-Builder’s selection of any Subcontractor, provided that the Contract Price and/or Contract Time(s) shall be adjusted to the extent that Owner’s decision impacts Design -Builder’s cost and/or time of performance.

Design-Builder may not substitute listed Subcontractors without Owner’s prior written consent; such consent shall not be unreasonably withheld.

2.7.4 Design-Builder assumes responsibility to Owner for the proper performance of the Work of Subcontractors and any acts and omissions in connection with such performance. Nothing in the Contract Documents is intended or deemed to create any legal or contractual relationship between 27 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 6 Owner and any Subcontractor or Sub -Subcontractor, including but not limited to any third -party beneficiary rights.

2.7.5 Design-Builder shall coordinate the activities of all Subcontractors. If Owner performs other work on the Project or at the Site with separate contractors under Owner’s control, Design -Builder agrees to reasonably cooperate and coordinate its activities with those of such separate contractors so that the Project can be compl eted in an orderly and coordinated manner without unreasonable disruption.

2.7.6 Design-Builder shall keep the Site reasonably free from debris, trash and construction wastes to permit Design-Builder to perform its construction services efficiently, safely and without interfering with the use of adjacent land areas. Upon Substantial Completion of the Work, or a portion of the Work, Design -Builder shall remove all debris, trash, construction wastes, materials, equipment, machinery and tools arising from the Work or applicable portions thereof to permit Owner to occupy the Project or a portion of the Project for its intended use.

2.8 Design-Builder’s Responsibility for Project Safety.

2.8.1 Design-Builder recognizes the importance of performing the Work in a safe manner so as to prevent damage, injury or loss to (i) all individuals at the Site, whether working or visiting; (ii) the Work, including materials and equipment incorporated into the Work or stored on -Site or off-Site; and (iii) all other property at the Site or adjacent thereto. Design-Builder assumes responsibility for implementing and monitoring all safety precautions and programs related to the performance of the Work. Design-Builder shall, prior to commencing construction, designate a Safety Representative with the necessary qualifications and experience to supervise the implementation and monitoring of all safety precautions and programs related to the Work. Unless otherwise required by the Contract Documents, Design-Builder’s Safety Representative shall be an individual stationed at the Site who may have responsibilities on the Project in addition to safety. The Safety Representative shall make routine daily inspections of the Site and shall hold weekly safety meetings with Design- Builder’s personnel, Subcontractors and others as applicable.

2.8.2 Design-Builder and Subcontractors shall comply with all Legal Requirements relating to safety, as well as any Owner -specific safety requirements set forth in the Contract Documents, provided that such Owner-specific requirements do not violate any applica ble Legal Requirement.

Design-Builder will immediately report in writing any safety-related injury, loss, damage or accident arising from the Work to Owner’s Representative and, to the extent mandated by Legal Requirements, to all government or quasi -government authorities having jurisdiction over safety - related matters involving the Project or the Work.

2.8.3 Design-Builder’s responsibility for safety under this Section 2.8 is not intended in any way to relieve Subcontractors and Sub -Subcontractors of their own contractual and legal obligations and responsibility for (i) complying with all Legal Requirements, i ncluding those related to health and safety matters ; and (ii) taking all necessary measures to implement and monitor all safety precautions and programs to guard against injuries, losses, damages or accidents resulting from their performance of the Work.

2.9 Design-Builder’s Warranty.

2.9.1 Design-Builder warrants to Owner that the construction, including all materials and equipment furnished as part of the construction, shall be new unless otherwise specified in the Contract Documents, of good quality, in conformance with the Contract Docume nts and free of defects in materials and workmanship. Design-Builder’s warranty obligation excludes defects caused by abuse, alterations, or failure to maintain the Work in a commercially reasonable manner.

Nothing in this warranty is intended to limit any manufacturer’s warranty which provides Owner with greater warranty rights than set forth in this Section 2.9 or the Contract Documents. Design-Builder will provide Owner with all manufacturers’ warranties upon Substantial Completion. 28 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 7

2.10 Correction of Defective Work.

2.10.1 Design-Builder agrees to correct any Work that is found to not be in conformance with the Contract Documents, including that part of the Work subject to Section 2.9 hereof, within a period of one year from the date of Substantial Completion of the Work or any portion of the Work, or within such longer period to the extent required by any specific warranty included in the Contract Documents.

2.10.2 Design-Builder shall, within seven (7) days of receipt of written notice from Owner that the Work is not in conformance with the Contract Documents, take meaningful steps to commence correction of such nonconforming Work, including the correction, removal or replacement of the nonconforming Work and any damage caused to other parts of the Work affected by the nonconforming Work. If Design-Builder fails to commence the necessary steps within such seven (7) day period, Owner, in addition to any other r emedies provided under the Contract Documents, may provide Design -Builder with written notice that Owner will commence correction of such nonconforming Work with its own forces. If Owner does perform such corrective Work, Design - Builder shall be responsible for all reasonable costs incurred by Owner in performing such correction. If the nonconforming Work creates an emergency requiring an immediate response, the seven (7) day period identified herein shall be deemed inapplicable.

2.10.3 The one-year period referenced in Section 2.10.1 above applies only to Design -Builder’s obligation to correct nonconforming Work and is not intended to constitute a period of limitations for any other rights or remedies Owner may have regarding Design -Builder’s ot her obligations under the Contract Documents.

Article 3
Owner’s Services and Responsibilities

3.1 Duty to Cooperate.

3.1.1 Owner shall, throughout the performance of the Work, cooperate with Design -Builder and perform its responsibilities, obligations and services in a timely manner to facilitate Design-Builder’s timely and efficient performance of the Work and so as not to de lay or interfere with Design - Builder’s performance of its obligations under the Contract Documents.

3.1.2 Schedule.

Owner shall provide timely reviews and approvals of interim Design Submissions and Construction Documents consistent with the turnaround times set forth in the Design -Builder’s schedule. Any review, approval, comment, or acceptance by Owner shall be for ge neral conformance with the Owner’s requirements only and shall not relieve Design -Builder of its sole responsibility for the design and performance of the Work.

3.1.3 Owner shall give Design -Builder timely notice of any Work that Owner notices to be defective or not in compliance with the Contract Documents.

3.2 Furnishing of Services and Information.

3.2.1 Unless expressly identified in the Contract Documents as Owner -Furnished Information upon which Design -Builder may rely, any surveys, geotechnical reports, studies, easement information, utility information, zoning information, or other Site-related documents made available by Owner are provided for informational purposes only. Design -Builder shall independently verify all Site conditions, utilities, property conditions, land use requirements, and other information necessary for the performance of the Work, and Owner makes no representation or warranty regarding the accuracy or completeness of such information.:
29 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 8

3.2.1.1 Surveys describing the property, boundaries, topography and reference points for use during construction, including existing service and utility lines;

3.2.1.2 Geotechnical studies describing subsurface conditions, and other surveys describing other latent or concealed physical conditions at the Site;

3.2.1.3 Temporary and permanent easements, zoning and other requirements and encumbrances affecting land use, or necessary to permit the proper design and construction of the Project and enable Design-Builder to perform the Work;

3.2.1.4 A legal description of the Site; The Mary K. Giordano Regional Transit Center Parking Structure Project

3.2.1.5 To the extent available, record drawings of any existing structures at the Site; and

3.2.1.6 Environmental studies, reports, investigations, and impact statements relating to environmental conditions, including Hazardous Conditions, at or near the Site are provided for informational purposes only, to the extent available. Such documents may not ha ve been prepared specifically for this Project, and Owner makes no representation or warranty regarding the accuracy, completeness, or suitability of such information. Design -Builder shall independently evaluate Site conditions and satisfy itself as to the conditions affecting the Work. Site.

3.2.2 Owner is responsible for securing and executing all necessary agreements with adjacent land or property owners that are necessary to enable Design -Builder to perform the Work. Owner is further responsible for all costs, including attorneys’ fees, incurred in securing these necessary agreements.

3.3 Financial Information.

3.3.1 At Design -Builder’s written request, Owner shall promptly furnish reasonable evidence satisfactory to Design-Builder that Owner has adequate funds available and committed to fulfill all of Owner’s contractual obligations under the Contract Documents. If Owner fails to furnish such financial information in a timely manner, Design-Builder may stop Work under Section 11.3 hereof or exercise any other right permitted under the Contract Documents.

3.3.2 Design-Builder shall cooperate with the reasonable requirements of Owner’s lenders or other financial sources. Notwithstanding the preceding sentence, after execution of the Agreement Design-Builder shall have no obligation to execute for Owner or Owner’s lenders or other financial sources any documents or agreements that require Design -Builder to assume obligation s or responsibilities greater than those existing obligations Design -Builder has under the Contract Documents.

3.4 Owner’s Representative.

3.4.1 Owner’s Representative shall be responsible for providing Owner-supplied information and approvals in a timely manner to permit Design -Builder to fulfill its obligations under the Contract Documents. Owner’s Representative shall also provide Design -Builder with prompt notice if it observes any failure on the part of Design-Builder to fulfill its contractual obligations, including any errors, omissions or defects in the performance of the Work. Owner’s Representative shall communicate regularly with Design-Builder and shall be vested with the authority to act on behalf of Owner.

3.5 Government Approvals and Permits.

3.5.1 Owner shall obtain and pay for all necessary permits, approvals, licenses, government 30 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 9 charges and inspection fees set forth in Owner’s Permit List attached as an exhibit to the Agreement.

3.5.2 Owner shall provide reasonable assistance to Design -Builder in obtaining those permits, approvals and licenses that are Design-Builder’s responsibility.

3.6 Owner’s Separate Contractors.

3.6.1 Owner is responsible for all work performed on the Project or at the Site by separate contractors under Owner’s control. Owner shall contractually require its separate contractors to cooperate with and coordinate their activities so as not to interfere wi th Design-Builder in order to enable Design-Builder to timely complete the Work consistent with the Contract Documents.

Article 4
Hazardous Conditions and Differing Site Conditions

4.1 Hazardous Conditions.

4.1.1 Unless otherwise expressly provided in the Contract Documents to be part of the Work, Design-Builder is not responsible for any Hazardous Conditions encountered at the Site. Upon encountering any Hazardous Conditions, Design-Builder will stop Work immediately in the affected area and duly notify Owner and, if required by Legal Requirements, all government or quasi-government entities with jurisdiction over the Project or Site.

4.1.2 Upon receiving notice of the presence of suspected Hazardous Conditions, Owner shall take the necessary measures required to ensure that the Hazardous Conditions are remediated or rendered harmless. Such necessary measures shall include Owner retaining qualified independent experts to (i) ascertain whether Hazardous Conditions have actually been encountered, and, if they have been encountered, (ii) prescribe the remedial measures that Owner must take either to remove the Hazardous Conditions or render the Hazardous Conditions harmless.

4.1.3 Design-Builder shall be obligated to resume Work at the affected area of the Project only after Owner’s expert provides it with written certification that (i) the Hazardous Conditions have been removed or rendered harmless; and (ii) all necessary approvals have been obtained from all government and quasi-government entities having jurisdiction over the Project or Site.

4.1.4 Design-Builder will be entitled, in accordance with these General Conditions of Contract, to an adjustment in its Contract Price and/or Contract Time(s) to the extent Design -Builder’s cost and/or time of performance have been adversely impacted by the pres ence of Hazardous Conditions.

4.1.5 To the fullest extent permitted by law, Owner shall indemnify, defend and hold harmless Design-Builder, Design Consultants, Subcontractors, anyone employed directly or indirectly by any of them, and their officers, directors, employees and agents, from and against any and all claims, losses, damages, liabilities and expenses, including reasonable attorneys’ fees and expenses, arising out of or resulting from the presence, removal or remediation of Hazardous Conditions at the Site.

4.1.6 Notwithstanding the preceding provisions of this Section 4.1, Owner is not responsible for Hazardous Conditions introduced to the Site by Design -Builder, Subcontractors or anyone for whose acts they may be liable. To the fullest extent permitted by law, Design -Builder shall indemnify, defend and hold harmless Owner and Owner’s officers, directors, employees and agents from and against all claims, losses, damages, liabilities and expenses, including attorneys’ fees and expenses, arising out of or resulting f rom those Hazardous Conditions introduced to the Site by Design-Builder, Subcontractors or anyone for whose acts they may be liable. 31 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 10

4.2 Differing Site Conditions.

4.2.1 Concealed or latent physical conditions or subsurface conditions at the Site that (i) materially differ from the conditions indicated in the Contract Documents or (ii) are of an unusual nature, differing materially from the conditions ordinarily encountered and generally recognized as inherent in the Work , are collectively referred to herein as “Differing Site Conditions.” If Design- Builder encounters a Differing Site Condition, Design-Builder will be entitled to an adjustment in the Contract Price an d/or Contract Time(s) to the extent Design -Builder’s cost and/or time of performance are adversely impacted by the Differing Site Condition.

4.2.2 Upon encountering a Differing Site Condition, Design -Builder shall provide prompt written notice to Owner of such condition, which notice shall not be later than fourteen (14) days after such condition has been encountered. Design-Builder shall, to the extent reasonably possible, provide such notice before the Differing Site Condition has been substantially disturbed or altered.

Article 5
Insurance and Bonds

5.1 Design-Builder’s Insurance Requirements.

5.1.1 Design-Builder is responsible for procuring and maintaining the insurance for the coverage amounts all as set forth in the Insurance Exhibit to the Agreement. Coverage shall be secured from insurance companies authorized to do business in the state in which the Project is located, and with a minimum rating set forth in the Agreement. Although the Design-Builder will procure the Builder's Risk insurance policy, the Owner will reimburse or otherwise bear the cost of the policy premium. Accordingly, responsibility for any applicable deductible shall be allocated based on the cause of the loss as follows:

1. The Design-Builder shall only be responsible for deductibles to the extent caused by the negligence of the Design-Builder or Subcontractors of every tier. Owner remains responsible for all other deductibles, including any deductibles relating to CAT, other weather-related events, or values at risk at time of loss (VARTOL).

5.1.2 Design-Builder’s insurance shall specifically delete any design -build or similar exclusions that could compromise coverages because of the design-build delivery of the Project.

5.1.3 Prior to commencing any construction services hereunder, Design -Builder shall provide Owner with certificates evidencing that (i) all insurance obligations required by the Contract Documents are in full force and in effect and will remain in effect for the duration required by the Contract Documents ; and (ii) no insurance coverage will be canceled, renewal refused, or materially changed unless at least thirty (30) days ’ prior written notice is given to Owner. If any of the foregoing insurance coverages are required to remain in force after final payment is reasonably available, an additional certificate evidencing continuation of such coverage shall be submitted with the Final Application for Payment. If any information concerning reduction of coverage is not furnished by the insurer, it shall be furni shed by Design -Builder with reasonable promptness according to Design-Builder’s information and belief.

5.1.4 Design Builder Subcontractors Insurance Limits:

All subcontractors shall maintain the insurance limits and coverages required herein. However, upon demonstration of reasonable justification for not carrying the required limits, and subject to Owner approval, subcontractors may be permitted to maintain minimum limits of $2,000,000 per occurrence and $4,000,000 aggregate for Commercial General Liability and $1,000,000 for Automobile Liability. This exception applies only to subcontractors that are not providing professional services. Subcontractors shall maintain the minimum required Contractors' Pollution Legal Liability coverage as specified herein.

Notwithstanding the foregoing, the Design-Builder/General Contractor shall maintain the full 32 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 11 contract-required insurance limits, including Commercial General Liability coverage of $5,000,000 per occurrence and $10,000,000 aggregate, together with all other insurance coverages required under the Contract Documents.

5.2 Bonds and Other Performance Security.

5.2.1 If Owner requires Design -Builder to obtain performance and labor and material payment bonds, or other forms of performance security, the amount, form and other conditions of such security shall be as set forth in the Agreement.

5.2.2 All bonds furnished by Design-Builder shall be in a form satisfactory to Owner. The surety shall be a company qualified and registered to conduct business in the state in which the Project is located.

5.2.3 If Owner requires Design -Builder to obtain performance and labor and material payment bonds, or other forms of performance security, the amount, form, and other conditions of such security shall be as set forth in the Agreement.

5.2.4 All bonds furnished by Design-Builder shall be in a form satisfactory to Owner. The surety shall be a company qualified and registered to conduct business in the state in which the Project is located.

5.3 INSURANCE

5.3.1 General Insurance Requirements
Design-Builder must maintain, at its sole expense, the following insurance, which shall provide full coverage and shall not be subject to self-insurance provisions:

1. Automobile Liability
Including owned, non-owned, and hired vehicles, with at least the following limits of liability:

Combined single limits of $5,000,000 per occurrence.

2. Commercial General Liability
Including coverage for premises, products and completed operations, independent contractors, personal injury, and contractual obligations, with combined single limits of coverage of at least $5,000,000 per occurrence, with an annual aggregate of no less than $10,000,000.

3. Workers' Compensation and Employer’s Liability
Workers' Compensation coverage as required by the Labor Code of the State of California and, if workers' compensation is required, employer's liability insurance with minimum limits of $1,000,000 per occurrence or occupational illness.

The Workers' Compensation policy shall be endorsed with a waiver of subrogation in favor of the Owner for all work performed by the Design-Builder, its employees, agents, and subcontractors.

4. Professional Liability (Errors and Omissions)
Insurance appropriate to the Design-Builder’s profession, with limits no less than $2,000,000 per occurrence or claim and $4,000,000 aggregate.
33 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 12

5. Contractor’s Pollution Legal Liability
Insurance with limits no less than $1,000,000 per occurrence or claim and $2,000,000 aggregate.

B. If the Design-Builder maintains broader coverage and/or higher limits than the minimums shown above, the Owner requires and shall be entitled to the broader coverage and/or higher limits maintained by the Design-Builder. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Entity.

C. The insurance provided by Design-Builder shall be primary and non-contributory.

D. Owner, the Successor Agency to the Former Redevelopment Agency of the City of Torrance, the City Council and each member thereof, members of boards and commissions, every officer, agent, official, employee, and volunteer shall be named as additional insureds under the automobile and general liability policies.

E. Design-Builder must provide certificates of insurance, including all required amendatory endorsements (or copies of the applicable policy language effecting coverage required by this clause), indicating appropriate coverage to the City Clerk of the City of Torrance befor e commencement of work.

F. Each insurance policy required by this Paragraph must contain a provision that no termination, cancellation, or change of coverage can be made without notice to the Owner.

G. Design-Builder must include all subcontractors as insureds under its policies or furnish separate certificates and endorsements for each subcontractor. All coverage for subcontractors shall be subject to all requirements of this Section 5.3.

H. Design-Builder may use Umbrella or Excess Policies to provide the liability limits required under this Agreement. This form of insurance shall be acceptable provided that all Primary and Umbrella or Excess Policies provide all insurance coverages required herein, includi ng, but not limited to, primary and non-contributory coverage, additional insured coverage, self-insured retentions (SIRs), indemnity, and defense requirements.

I. The procuring of insurance shall not be construed as a limitation of liability nor as full performance of the indemnification provisions of the Design-Builder.

J. If General Liability, Contractors Pollution Liability, or Professional Liability coverages are written on a claims-made form:
• The retroactive date must be shown and must be before the date of the contract or the beginning of contract work.
• Insurance must be maintained and evidence of insurance provided for at least five (5) years after completion of the contract work.
• If coverage is canceled or non-renewed and not replaced with another claims-made policy 34 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 13 form with a retroactive date prior to the contract effective date, the Design-Builder must purchase extended reporting period coverage for a minimum of five (5) years after completion of contract work.

K. Self-insured retentions must be declared to and approved by the Owner. The Owner may require the Design-Builder to provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention.

The policy language shall provide, or be endorsed to provide, that the self -insured retention may be satisfied by either the named insured or Owner.

L. If the Design-Builder maintains broader coverage and/or higher limits than the minimums shown above, the Owner requires and shall be entitled to the broader coverage and/or higher limits maintained by the Design-Builder. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to the Owner.

M. The procuring of insurance shall not be construed as a limitation on liability nor as full performance of the indemnification provisions of the Design-Builder.

N. Design-Builder hereby grants to Owner a waiver of any right to subrogation which any insurer of said Design-Builder may acquire against the Owner by virtue of payment of any loss under such insurance.

O. Sufficiency of Insurers
Insurance required by this Agreement shall be satisfactory only if issued by companies admitted to do business in California, rated “A” or better in the most recent edition of Best’s Key Rating Guide, and only if they are of financial category Class VII or better, unless these requirements are waived by the Risk Manager of the Owner (“Risk Manager”) due to unique circumstances.

Surety Bonds: Design-Builder shall provide the following Surety Bonds:

1. Performance Bond (100% of contract amount).

2. Labor and Material Bond (100% of contract amount).

The Payment Bond and the Performance Bond shall be in a sum equal to the contract price. If the Performance Bond provides for a one -year warranty a separate Maintenance Bond is not necessary. If the warranty period specified in the contract is for longer than one year a Maintenance Bond equal to 10% of the contract price is required. Bonds shall be duly executed by a responsible corporate surety, authorized to issue such bonds in the State of California and secured through an authorized agent with an office in California.
35 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 14 Article 6
Payment

6.1 Schedule of Values.

6.1.1 Unless required by Owner upon execution of this Agreement, within fifteen (15) days of execution of the Agreement, Design -Builder shall submit for Owner’s review and approval a schedule of values for all of the Work. The Schedule of Values will (i) subdivide the Work into its respective parts; (ii) include values for all items comprising the Work ; and (iii) serve as the basis for monthly progress payments made to Design-Builder throughout the Work.

6.1.2 Owner will timely review and approve the schedule of values so as not to delay the submission of Design-Builder’s first application for payment. Owner and Design-Builder shall timely resolve any differences so as not to delay Design -Builder’s submission of its first application for payment.

6.2 Monthly Progress Payments.

6.2.1 On or before the date established in the Agreement, Design -Builder shall submit for Owner’s review and approval its Application for Payment requesting payment for all Work performed as of the date of the Application for Payment. The Application for Payment shall be accompanied by all supporting documentation required by the Contract Documents and/or established at the meeting required by Section 2.1.4 hereof. Design -Builder shall submit a preliminary or “pencil” Application for Payment to Owner at lea st seven (7) calendar days prior to submission of the formal Application for Payment for review and comment hereof.

6.2.2 The Application for Payment may request payment for equipment and materials not yet incorporated into the Project, provided that (i) Owner is satisfied that the equipment and materials are suitably stored at either the Site or another acceptable location; (ii) the equipment and materials are protected by suitable insurance; and (iii) upon payment, Owner will receive the equipment and materials free and clear of all liens and encumbrances.

6.2.3 All discounts offered by Subcontractor s, Sub -Subcontractors, and suppliers to Design - Builder for early payment shall accrue one hundred percent to Design-Builder to the extent Design- Builder advances payment. Unless Owner advances payment to Design -Builder specifically to receive the discount, Design -Builder may include in its Application for Payment the full undiscounted cost of the item for which payment is sought.

6.2.4 The Application for Payment shall constitute Design-Builder’s representation that the Work described therein has been performed consistent with the Contract Documents, has progressed to the point indicated in the Application for Payment, and that title to all Work will pass to Owner free and clear of all claims, liens, encumbrances, and security interests upon the incorporation of the Work into the Project, or upon Design-Builder’s receipt of payment, whichever occurs earlier.

6.3 Withholding of Payments.

6.3.1 On or before the date established in the Agreement, Owner shall pay Design -Builder all amounts properly due. If Owner determines that Design -Builder is not entitled to all or part of an Application for Payment as a result of Design -Builder’s failure to meet its obligations hereunder, it will notify Design-Builder in writing at least five (5) days prior to the date payment is due. The notice shall indicate the specific amounts Owner intends to withhold, the reasons and contractual basis for the withholding, and the specific measures Design -Builder must take to rectify Owner’s concerns. Design-Builder and Owner will attempt to resolve Owner’s concerns prior to the date payment is due. If the parties cannot resolve such concerns, Design-Builder may pursue its rights under the Contract Documents, including those under Article 10 hereof. 36 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 15

6.3.2 Notwithstanding anything to the contrary in the Contract Documents, Owner shall pay Design-Builder all undisputed amounts in an Application for Payment within the times required by the Agreement.

6.4 Right to Stop Work and Interest.

6.4.1 If Owner fails to pay timely Design -Builder any undisputed amount that becomes due, Design-Builder, in addition to all other remedies provided in the Contract Documents, may stop Work pursuant to Section 11.3 hereof. All payments due and unpaid shall bear interest at the rate set forth in the Agreement.

6.5 Design-Builder’s Payment Obligations.

6.5.1 Design-Builder will pay Design Consultants and Subcontractors, in accordance with its contractual obligations to such parties, all the amounts Design -Builder has received from Owner on account of their work. Design-Builder will impose similar requirements on Design Consultants and Subcontractors to pay those parties with whom they have contracted. Design-Builder will indemnify and defend Owner against any claims for payment and mechanic’s liens as set forth in Section 7.3 hereof.

6.6 Substantial Completion.

6.6.1 Design-Builder shall notify Owner when it believes the Work, or to the extent permitted in the Contract Documents, a portion of the Work, is Substantially Complete. Within fifteen (15) days of Owner’s receipt of Design -Builder’s notice, Owner and Design -Builder will jointly inspect such Work to verify that it is Substantially Complete in accordance with the requirements of the Contract Documents. If such Work is Substantially Complete, Owner shall prepare and issue a Certificate of Substantial Complet ion that will set forth (i) the date of Substantial Completion of the Work or portion thereof; (ii) the remaining items of Work that have to be completed before final payment ; (iii) provisions (to the extent not already provided in the Contract Documents) establishing Owner’s and Design-Builder’s responsibility for the Project’s security, maintenance, utilities and insurance pending final payment; and (iv) an acknowledgment that warranties commence to run on the date of Substantial Completion, except as may otherwise be noted in the Certificate of Substantial Completion.

6.6.2 Upon Substantial Completion of the entire Work or, if applicable, any portion of the Work, Owner shall release to Design -Builder all retained amounts relating, as applicable, to the entire Work or completed portion of the Work, less an amount equal to the reasonable value of all remaining or incomplete items of Work as noted in the Certificate of Substantial Completion.

6.6.3 Owner, at its option, may use a portion of the Work which has been determined to be Substantially Complete, provided, however, that (i) a Certificate of Substantial Completion has been issued for the portion of Work addressing the items set forth in Secti on 6.6.1 above ; (ii) Design- Builder and Owner have obtained the consent of their sureties and insurers, and to the extent applicable, the appropriate government authorities having jurisdiction over the Project ; and (iii) Owner and Design -Builder agree that Owner’s use or occupancy will not interfere with Design - Builder’s completion of the remaining Work.

6.7 Final Payment.

6.7.1 After receipt of a Final Application for Payment from Design -Builder, Owner shall make final payment by the time required in the Agreement, provided that Design -Builder has achieved Final Completion.

6.7.2 At the time of submission of its Final Application for Payment, Design-Builder shall provide the following information:
37 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 16

6.7.2.1 An affidavit that there are no claims, obligations or liens outstanding or unsatisfied for labor, services, material, equipment, taxes or other items performed, furnished or incurred for or in connection with the Work which will in any way affect Owner’s interests;

6.7.2.2 A general release executed by Design -Builder waiving, upon receipt of final payment by Design -Builder, all claims, except those claims previously made in writing to Owner and remaining unsettled at the time of final payment;

6.7.2.3 Consent of Design-Builder’s surety, if any, to final payment;

6.7.2.4 All operating manuals, warranties and other deliverables required by the Contract Documents; and

6.7.2.5 Certificates of insurance confirming that required coverages will remain in effect consistent with the requirements of the Contract Documents.

6.7.3 Deficiencies in the Work discovered after Substantial Completion, whether or not such deficiencies would have been included on the punch list if discovered earlier, shall be deemed warranty Work. Such deficiencies shall be corrected by Design -Builder under Sections 2.9 and

2.10 herein and shall not be a reason to withhold final payment from Design -Builder, provided, however, that Owner shall be entitled to withhold from the Final Payment the reasonable value of completion of such deficient work until such work is completed.

Article 7
Indemnification

7.1 Patent and Copyright Infringement.

7.1.1 Design-Builder shall defend any action or proceeding brought against Owner based on any claim that the Work, or any part thereof, or the operation or use of the Work or any part thereof, constitutes infringement of any United States patent or copyright, no w or hereafter issued. Owner shall give prompt written notice to Design -Builder of any such action or proceeding and will reasonably provide authority, information and assistance in the defense of same. Design-Builder shall indemnify and hold harmless Owne r from and against all damages and costs, including but not limited to attorneys’ fees and expenses awarded against Owner or Design -Builder in any such action or proceeding. Design-Builder agrees to keep Owner informed of all developments in the defense of such actions.

7.1.2 If Owner is enjoined from the operation or use of the Work, or any part thereof, as the result of any patent or copyright suit, claim, or proceeding, Design -Builder shall at its sole expense take reasonable steps to procure the right to operate or use the Work. If Design -Builder cannot so procure such right within a reasonable time, Design -Builder shall promptly, at Design -Builder’s option and at Design-Builder’s expense, (i) modify the Work so as to avoid infringement of any such patent or copyright; or (ii) replace said Work with Work that does not infringe or violate any such patent or copyright.

7.1.3 The obligations set forth in this Section 7.1 shall constitute the sole agreement between the parties relating to liability for infringement of violation of any patent or copyright.

7.2 Payment Claim Indemnification.

7.2.1 Design-Builder shall indemnify, defend and hold harmless Owner from any claims or mechanic’s liens brought against Owner or against the Project as a result of the failure of Design - Builder, or those for whose acts it is responsible, to pay for any services , materials, labor, equipment, taxes or other items or obligations furnished or incurred for or in connection with the 38 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 17 Work. Within five (5) days of receiving written notice from Owner that such a claim or mechanic’s lien has been filed, Design-Builder shall commence to take the steps necessary to discharge said claim or lien, including, if necessary, the furnishing of a mechanic’s lien bond. If Design-Builder fails to do so, Owner will have the right to discharge the claim or lien and hold Design -Builder liable for costs and expenses incurred, including attorneys’ fees.

7.3 Design-Builder’s General Indemnification.

7.3.1 Except as set forth in Section 7.4. 2 below, Design-Builder, to the fullest extent permitted by law, shall indemnify, hold harmless and defend Owner, its officers, directors, and employees from and against claims, losses, damages, liabilities, including attorneys’ fees and expenses, for non-party bodily injury, sickness or death and non-party property damage or destruction (other than to the Work itself) but only to the extent resulting from the negligent acts or omissions of Design - Builder, Design Consultants, Subcontractors, anyone employed directly or indirectly by any of them or anyone for whose acts any of them may be liable.

7.3.2 For indemnity obligations that arise from professional errors and omissions, Design - Builder, to the fullest extent permitted by law, shall indemnify Owner, its officers, directors, and employees from and against claims, losses, damages, liabilities, including attorneys’ fees and expenses, for non-party bodily injury, sickness , or death and non-party property damage or destruction (other than to the Work itself) but only to the extent resulting from the negligent acts or omissions of Design -Builder, Design Consultants, Subcontractors, anyone employed directly or indirectly by any of them or anyone for whose acts any of them may be liable.

7.3.3 If an employee of Design-Builder, Design Consultants, Subcontractors, anyone employed directly or indirectly by any of them or anyone for whose acts any of them may be liable has a claim against Owner, its officers, directors, employees, or agents, Design-Builder’s indemnity obligations set forth in Section s 7.4.1 and 7.4.2 above shall not be limited by any limitation on the amount of damages, compensation or benefits payable by or for Design -Builder, Design Consultants, Subcontractors, or other entity under any employee benefit acts, including workers’ compe nsation or disability acts.

7.4 Limited Recourse.

7.4.1 None of the obligations set forth in this Agreement (on behalf of any party) constitute personal obligations of any natural persons who are the officers, shareholders, members, partners, employees, or agents of any party unless the natural person is expressly identified as a contracting party. All Parties to this Agreement shall not seek recourse against any natural person described herein. This provision, however, shall not protect such natural persons from liability for willful misconduct, illegal acts or intentional violation of any duty of corporate loyalty.

Article 8
Time

8.1 Obligation to Achieve the Contract Times.

8.1.1 Design-Builder agrees that it will commence performance of the Work and achieve the Contract Time(s) in accordance with Article 5 of the Agreement.

8.2 Delays to the Work.

8.2.1 If Design-Builder is delayed on the critical path in the performance of the Work due to acts, omissions, conditions, events, or circumstances beyond its control and due to no fault of its own or those for whom Design -Builder is responsible, the Contract Time(s) for performance shall be reasonably extended by Change Order. By way of example, events that will entitle Design -Builder 39 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 18 to an extension of the Contract Time(s) include acts or omissions of Owner or anyone under Owner’s control (including separate contractors), changes in the Work, Differing Site Conditions, Hazardous Conditions, and Force Majeure Events.

8.2.2 In addition to Design-Builder’s right to a time extension for those events set forth in Section

8.2.1 above, Design-Builder shall also be entitled to an appropriate adjustment of the Contract Price provided, however, that the Contract Price shall not be ad justed for Force Majeure Events unless otherwise provided in the Agreement. If Owner terminates this Agreement after commencement of construction, Design-Builder shall be paid 0.25 percent (0.25%) of the remaining balance of the Contract Price.

Article 9
Changes to the Contract Price and Time

9.1 Change Orders.

9.1.1 A Change Order is a written instrument issued after execution of the Agreement signed by Owner and Design-Builder, stating their agreement upon all of the following:

9.1.1.1 The scope of the change in the Work;

9.1.1.2 The amount of the adjustment to the Contract Price; and

9.1.1.3 The extent of the adjustment to the Contract Time(s).

9.1.2 All changes in the Work authorized by applicable Change Order shall be performed under the applicable conditions of the Contract Documents. Owner and Design-Builder shall negotiate in good faith and as expeditiously as possible the appropriate adjustments for such changes.

9.2 Work Change Directives.

9.2.1 A Work Change Directive is a written ord er prepared and signed by Owner directing a change in the Work prior to agreement on an adjustment in the Contract Price and/or the Contract Time(s).

9.2.2 Owner and Design -Builder shall negotiate in good faith and as expeditiously as possible the appropriate adjustments for the Work Change Directive. Upon reaching an agreement, the parties shall prepare and execute an appropriate Change Order reflecting the terms of the agreement.

9.3 Minor Changes in the Work.

9.3.1 Minor changes in the Work do not involve an adjustment in the Contract Price and/or Contract Time(s) and do not materially and adversely affect the Work, including the design, quality, performance and workmanship required by the Contract Documents. Design-Builder may make minor changes in the Work consistent with the intent of the Contract Documents, provided, however, that Design-Builder shall promptly inform Owner, in writing, of any such changes and record such changes on the documents maintained by Design-Builder.

9.4 Contract Price Adjustments.

9.4.1 The increase or decrease in Contract Price resulting from a change in the Work shall be determined by one or more of the following methods:

9.4.1.1 Unit prices set forth in the Agreement or as subsequently agreed to between the 40 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 19 parties;

9.4.1.2 A mutually accepted lump sum, properly itemized and supported by sufficient substantiating data to permit evaluation by Owner;

9.4.1.3 Costs, fees and any other markups set forth in the Agreement; or

9.4.1.4 If an increase or decrease cannot be agreed to as set forth in items 9.4.1.1 through

9.4.1.3 above and Owner issues a Work Change Directive, the cost of the change of the Work shall be determined by the reasonable expense and savings in the performance of the Work resulting from the change, including a reasonable overhead and profit, as may be set forth in the Agreement.

9.4.2 If unit prices are set forth in the Contract Documents or are subsequently agreed to by the parties, and the character or quantity of unit-priced Work materially differs from that originally contemplated, such unit prices may be equitably adjusted by written Change Order.

Prior to use, all unit prices shall be mutually agreed upon in writing and shall identify all included costs, including labor, materials, equipment, overhead, profit, insurance, taxes, and applicable mark-ups. Combined overhead and profit mark -ups shall not exceed fifteen percent (15%) unless otherwise approved by Owner in writing.

9.4.3 If Owner and Design-Builder disagree regarding whether certain services constitute a change to the Work or regarding compensation for such services, Design-Builder shall, upon written direction from Owner, proceed with the disputed Work pending resolution pursuant to Article 10. Owner’s directive shall not be construed as an admission that the disputed services constitute a compensable change to the Work.

Any disputed Work performed on a time -and-materials or force account basis shall be subject to Owner’s prior written authorization and supported by actual cost documentation, including payroll records, invoices, equipment records, subcontractor documentati on, and daily signed time -and- materials tickets. Labor and equipment charges shall be based on mutually agreed rate schedules established in advance. No mark-up on mark-up pricing shall be permitted, and combined overhead and profit mark-ups shall not exceed fifteen percent (15%) unless otherwise approved by Owner in writing. All such Work shall comply with applicable prevailing wage requirements and shall be subject to Owner audit rights.

9.4.4 Change Order Markups. Unless otherwise approved by Owner in writing, the combined overhead and profit markup applied to any Contract Price adjustment, Change Order, Construction Change Directive, or other compensable change to the Work shall not exceed fifteen percent (15%). Markups shall be applied only to direct costs and no mark -up on mark-up pricing shall be permitted.

9.5 Emergencies.

9.5.1 In any emergency affecting the safety of persons and/or property, Design-Builder shall act, at its discretion, to prevent threatened damage, injury or loss. Any change in the Contract Price and/or Contract Time(s) on account of emergency work shall be det ermined as provided in this Article 9.

41 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 20 Article 10
Contract Adjustments and Disputes

10.1 Requests for Contract Adjustments and Relief.

10.1.1 If either Design -Builder or Owner believes that it is entitled to relief against the other for any event arising out of or related to the Work or Project, such party shall provide written notice to the other party of the basis for its claim for relief. Such notice shall, if possible, be made prior to incurring any cost or expense and in accordance with any specific notice requirements contained in applicable sections of these General Conditions of Contract. In the absence of any specific notice requirement, written notice shall be given within a reasonable time, not to exceed twenty -one (21) days, after the occurrence giving rise to the claim for relief or after the claiming party reasonably should have recognized the event or condition giving rise to the request, whichever is later. The claimant shall provide more complete information with respect to the claim within f ifteen (15) days of the initial notice. The more complete information shall include sufficient information to advise the other party of the circumstances giving rise to the claim for relief, the specific contractual adjustment or relief requested and the basis of such request.

10.2 Dispute Avoidance and Resolution.

10.2.1 The parties are fully committed to working with each other throughout the Project and agree to communicate regularly with each other at all times so as to avoid or minimize disputes or disagreements. If disputes or disagreements do arise, Design -Builder and Owner each commit to resolving such disputes or disagreements in an amicable, professional and expeditious manner so as to avoid unnecessary losses, delays and disruptions to the Work.

10.2.2 Design-Builder and Owner will first attempt to resolve disputes or disagreements at the field level through discussions between Design -Builder’s Representative and Owner’s Representative which shall conclude within f ifteen (15) days of the written notice provided for in Section 10.1.1 unless Owner and Design-Builder mutually agree otherwise.

10.3 Duty to Continue Performance.

10.4.1 Unless provided to the contrary in the Contract Documents, Design -Builder shall continue to perform the Work and Owner shall continue to satisfy its payment obligations for undisputed amounts to Design-Builder as well as any further amounts pursuant to Section 9.4.3 , pending the final resolution of any dispute or disagreement between Design-Builder and Owner.

10.5 CONSEQUENTIAL DAMAGES.

10.5.1 NOTWITHSTANDING ANYTHING HEREIN TO THE CONTRARY (EXCEPT AS SET FORTH IN SECTION 10.5.2 BELOW), NEITHER DESIGN -BUILDER NOR OWNER SHALL BE

LIABLE TO THE OTHER FOR ANY CONSEQUENTIAL LOSSES OR DAMAGES, WHETHER

ARISING IN CONTRACT, WARRANTY, TORT (INCLUDING NE GLIGENCE), STRICT LIABILITY

OR OTHERWISE, INCLUDING BUT NOT LIMITED TO LOSSES OF USE, PROFITS, BUSINESS, REPUTATION OR FINANCING.

10.5.2 The consequential damages limitation set forth in Section 10.5.1 above is not intended to affect the payment of liquidated damages or lost early completion bonus, if any, set forth in Article 5 of the Agreement, which both parties recognize has been established, in part, to reimburse Owner or reward Design-Builder for some damages that might otherwise be deemed to be consequential. 42 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 21 Article 11
Stop Work and Termination

11.1 Owner’s Right to Stop Work.

11.1.1 Owner may, without cause and for its convenience, order Design-Builder in writing to stop and suspend the Work. Such suspension shall not exceed sixty (60) consecutive days or aggregate more than ninety (90) days during the duration of the Project.

11.1.2 Design-Builder is entitled to seek an adjustment of the Contract Price and/or Contract Time(s) if its cost or time to perform the Work has been adversely impacted by any suspension of stoppage of the Work by Owner.

11.2 Owner’s Right to Perform and Terminate for Cause.

11.2.1 If Design-Builder persistently fails to (i) provide a sufficient number of skilled workers, (ii) supply the materials required by the Contract Documents, (iii) comply with applicable Legal Requirements, (iv) timely pay, without cause, Design Consultants or Subcontractors, (v) prosecute the Work with promptness and diligence to ensure that the Work is completed by the Contract Time(s), as such times may be adjusted, or (vi) perform material obligations under the Contract Documents, then Owner, in addi tion to any other rights and remedies provided in the Contract Documents or by law, shall have the rights set forth in Sections 11.2.2 and 11.2.3 below.

11.2.2 Upon the occurrence of an event set forth in Section 11.2.1 above, Owner may provide written notice to Design-Builder that it intends to terminate the Agreement unless the problem cited is cured, or commenced to be cured, within fifteen (15) days of Design -Builder’s receipt of such notice. If Design-Builder fails to cure, or reasonably commence to cure, such problem, then Owner may give a second written notice to Design-Builder of its intent to terminate within an additional ten (10) day period. If D esign-Builder, within such second ten (10) day period, fails to cure, or reasonably commence to cure, such problem, then Owner may declare the Agreement terminated for default by providing written notice to Design-Builder of such declaration.

11.2.3 Upon declaring the Agreement terminated pursuant to Section 11.2.2 above, Owner may enter upon the premises and take possession, for the purpose of completing the Work, of all materials, equipment, scaffolds, tools, appliances and other items thereon, whi ch have been purchased or provided for the performance of the Work, all of which Design -Builder hereby transfers, assigns and sets over to Owner for such purpose, and to employ any person or persons to complete the Work and provide all of the required labor, services, materials, equipment and other items. In the event of such termination, Design -Builder shall not be entitled to receive any further payments under the Contract Documents until the Work shall be finally completed in accordance with the Contract Documents. At such time, if the unpaid balance of the Contract Price exceeds the cost and expense incurred by Owner in completing the Work, such excess shall be paid by Owner to Design -Builder. Notwithstanding the preceding sentence, if the Agreemen t establishes a Guaranteed Maximum Price, Design -Builder will only be entitled to be paid for Work performed prior to its default. If Owner’s cost and expense of completing the Work exceeds the unpaid balance of the Contract Price, then Design-Builder shall be obligated to pay the difference to Owner. Such costs and expense shall include not only the cost of completing the Work, but also losses, damages, costs and expense, including attorneys’ fees and expenses, incurred by Owner in connection with the repr ocurement and defense of claims arising from Design -Builder’s default, subject to the waiver of consequential damages set forth in Section 10.5 hereof.

11.2.4 If Owner improperly terminates the Agreement for cause, the termination for cause will be converted to a termination for convenience in accordance with the provisions of Section 11.6 hereof.
43 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 22

11.3 Design-Builder’s Right to Stop Work.

11.3.1 Design-Builder may, in addition to any other rights afforded under the Contract Documents or at law, stop the Work for the following reasons:

11.3.1.1 Owner’s failure to provide financial assurances as required under Section 3.3 hereof; or

11.3.1.2 Owner’s failure to pay amounts properly due under Design -Builder’s Application for Payment.

11.3.2 Should any of the events set forth in Section 11.3.1 above occur, Design -Builder has the right to provide Owner with written notice that Design -Builder will stop the Work unless said event is cured within thirty (30) days from Owner’s receipt of Design-Builder’s notice. Design-Builder shall not stop work unless it provides such written notice and Owner has failed to cure the reason for default within the thirty (30) day cure period. If Owner does not cure the problem within such thirty (30) day period, Design-Builder may stop the Work. In such case, Design-Builder shall be entitled to make a claim for adjustment to the Contract Price and Contract Time(s) to the extent it has been adversely impacted by such stoppage.

11.4 Design-Builder’s Right to Terminate for Cause.

11.4.1 Design-Builder, in addition to any other rights and remedies provided in the Contract Documents or by law, may terminate the Agreement for cause for the following reasons:

11.4.1.1 The Work has been stopped for sixty (60) consecutive days, or more than ninety (90) days during the duration of the Project, because of court order, any government authority having jurisdiction over the Work, or orders by Owner under Section 11.1.1 hereof, provided that such stoppages are not due to the acts or omissions of Design-Builder or anyone for whose acts Design-Builder may be responsible.

11.4.1.2 Owner’s failure to provide Design -Builder with any information, permits or approvals that are Owner’s responsibility under the Contract Documents which result in the Work being stopped for sixty (60) consecutive days, or more than ninety (90) days during the duration of the Project, even though Owner has not ordered Design -Builder in writing to stop and suspend the Work pursuant to Section 11.1.1 hereof.

11.4.1.3 Owner’s failure to cure the problems set forth in Section 11.3.1 above after Design-Builder has stopped the Work.

11.4.2 Upon the occurrence of an event set forth in Section 11.4.1 above, Design -Builder may provide written notice to Owner that it intends to terminate the Agreement unless the problem cited is cured, or commenced to be cured, within thirty (30) days of Owner’s receipt of such notice. If Owner fails to cure, or reasonably commence to cure, such problem, then Design-Builder may give a second written notice to Owner of its intent to terminate within an additional fifteen (15) day period.

If Owner, within such second fifteen (15) day period, fails to cure, or reasonably commence to cure, such problem, then Design-Builder may declare the Agreement terminated for default by providing written notice to Owner of such declaration. In such case, Design-Builder shall be entitled to recover in the same manner as if Owner had terminated the Agreement for its convenience under Article 8 of the Agreement.

11.5 Bankruptcy of Owner or Design-Builder.

11.5.1 If either Owner or Design -Builder institutes or has instituted against it a case under the United States Bankruptcy Code (such party being referred to as the “Bankrupt Party”), such event may impair or frustrate the Bankrupt Party’s ability to perform its obligations under the Contract Documents. Accordingly, should such event occur:
44 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 23

11.5.1.1 The Bankrupt Party, its trustee or other successor, shall furnish, upon request of the non-Bankrupt Party, adequate assurance of the ability of the Bankrupt Party to perform all future material obligations under the Contract Documents, which assurances sh all be provided within ten (10) days after receiving notice of the request; and

11.5.1.2 The Bankrupt Party shall file an appropriate action within the bankruptcy court to seek assumption or rejection of the Agreement within sixty (60) days of the institution of the bankruptcy filing and shall diligently prosecute such action.

If the Bankrupt Party fails to comply with its foregoing obligations, the non -Bankrupt Party shall be entitled to request the bankruptcy court to reject the Agreement, declare the Agreement terminated and pursue any other recourse available to the non-Bankrupt Party under this Article 11.

11.5.2 The rights and remedies under Section 11.5.1 above shall not be deemed to limit the ability of the non-Bankrupt Party to seek any other rights and remedies provided by the Contract Documents or by law, including its ability to seek relief from any automatic stays under the United States Bankruptcy Code or the right of Design-Builder to stop Work under any applicable provision of these General Conditions of Contract.

11.6 Termination for Convenience.

11.6.1 Upon fifteen (15) days’ written notice to Design -Builder, Owner may, for its convenience and without cause, elect to terminate this Agreement. In such event, Owner shall pay Design - Builder for the following:

11.6.1.1 All Work executed and for proven loss, cost or expense in connection with the Work;

11.6.1.2 The reasonable costs and expenses attributable to such termination, including demobilization costs and amounts due in settlement of terminated contracts with Subcontractors and Design Consultants; and

11.6.1.3 The amount set forth in Article 8 of the Agreement.

11.6.2 If Owner terminates this Agreement pursuant to Section 11.6.1 above and proceeds to design and construct the Project through its employees, agents or third parties, Owner’s rights to use the Work Product shall be as set forth in Section 4.3 of the Agreement. Such rights may not be transferred or assigned to others without Design -Builder’s express written consent and such third parties’ agreement to the terms of Article 4 of the Agreement.

Article 12
Electronic Data

12.1 Electronic Data.

12.1.1 The parties recognize that Contract Documents, including drawings, specifications and three-dimensional modeling (such as Building Information Models) and other Work Product may be transmitted among Owner, Design-Builder and others in electronic media as an alternative to paper hard copies (collectively “Electronic Data”).

12.2 Transmission of Electronic Data.

12.2.1 Owner and Design -Builder shall agree upon the software and the format for the transmission of Electronic Data. Each party shall be responsible for securing the legal rights to 45 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 24 access the agreed-upon format, including, if necessary, obtaining appropriately licensed copies of the applicable software or electronic program to display, interpret and/or generate the Electronic Data.

12.2.2 Neither party makes any representations or warranties to the other with respect to the functionality of the software or computer program associated with the electronic transmission of Work Product. Unless specifically set forth in the Agreement, ownership of the Electronic Data does not include ownership of the software or computer program with which it is associated, transmitted, generated or interpreted.

12.2.3 By transmitting Work Product in electronic form, the transmitting party does not transfer or assign its rights in the Work Product. The rights in the Electronic Data shall be as set forth in Article 4 of the Agreement. Under no circumstances shall the transfer of ownership of Electronic Data be deemed to be a sale by the transmitting party of tangible goods.

12.3 Electronic Data Protocol.

12.3.1 The parties acknowledge that Electronic Data may be altered or corrupted, intentionally or otherwise, due to occurrences beyond their reasonable control or knowledge, including but not limited to compatibility issues with user software, manipulation by the recipient, errors in transcription or transmission, machine error, environmental factors, and operator error.

Consequently, the parties understand that there is some level of increased risk in the use of Electronic Data for the communication of design and construction information and, in consideration of this, agree, and shall require their independent contractors, Subcontractors and Design Consultants to agree, to the following protocols, terms and conditions set forth in this Section 12.3.

12.3.2 Electronic Data will be transmitted in the format agreed upon in Section 12.2.1 above, including file conventions and document properties, unless prior arrangements are made in advance in writing.

12.3.3 The Electronic Data represents the information at a particular point in time and is subject to change. Therefore, the parties shall agree upon protocols for notification by the author to the recipient of any changes which may thereafter be made to the Electronic Data, which protocol shall also address the duty, if any, to update such information, data or other information contained in the electronic media if such information changes prior to Final Completion of the Project.

12.3.4 The transmitting party specifically disclaims all warranties, expressed or implied, including, but not limited to, implied warranties of merchantability and fitness for a particular purpose, with respect to the media transmitting the Electronic Data. However, transmission of the Electronic Data via electronic means shall not invalidate or negate any duties pursuant to the applicable standard of care with respect to the creation of the Electronic Data, unless such data is materially changed or altered after it is transmitted to the receiving party, and the transmitting party did not participate in such change or alteration.

Article 13
Miscellaneous

13.1 Confidential Information.

13.1.1 Confidential Information is defined as information which is determined by the transmitting party to be of a confidential or pro prietary nature and: (i ) the transmitting party identifies as either confidential or proprietary; (ii ) the transmitting party takes steps to maintain the confidential or proprietary n ature of the information; and (iii ) the document is not otherwise available in or considered to be in the public domain. The receiving party agrees to maintain the confidentiality of the Confidential In formation and agrees to use the Confidential Information solely in connection 46 City of Torrance Standard Form of General Conditions of Contract Between Owner and Design-Builder Page 25 with the Project . Except as provided for in the Agreement, including but not limited to the Public Records Act language contained in Section 11.1.7 of the Agreement.

13.2 Assignment.

13.2.1 Neither Design-Builder nor Owner shall, without the written consent of the other assign, transfer or sublet any portion or part of the Work or the obligations required by the Contract Documents.

13.3 Successorship.

13.3.1 Design-Builder and Owner intend that the provisions of the Contract Documents are binding upon the parties, their employees, agents, heirs, successors and assigns.

13.4 Governing Law.

13.4.1 The Agreement and all Contract Documents shall be governed by the laws of the State of California. Jurisdiction of any dispute arising from the Agreement and all Contract Documents will be in Los Angeles County, California.

13.5 Severability.

13.5.1 If any provision or any part of a provision of the Contract Documents shall be finally determined to be superseded, invalid, illegal, or otherwise unenforceable pursuant to any applicable Legal Requirements, such determination shall not impair or otherwise affect the validity, legality, or enforceability of the remaining provision or parts of the provision of the Contract Documents, which shall remain in full force and effect as if the unenforceable provision or part were deleted.

13.6 No Waiver.

13.6.1 The failure of either Design -Builder or Owner to insist, in any one or more instances, on the performance of any of the obligations required by the other under the Contract Documents shall not be construed as a waiver or relinquishment of such obligation or right with respect to future performance.

13.7 Headings.

13.7.1 The headings used in these General Conditions of Contract, or any other Contract Document, are for ease of reference only and shall not in any way be construed to limit or alter the meaning of any provision.

13.8 Notice.

13.8.1 Whenever the Contract Documents require that notice be provided to the other party, notice will be deemed to have been validly given (i) if delivered in person to the individual intended to receive such notice; (ii) five (5) days after being sent by registered or certified mail, postage prepaid to the address indicated in the Agreement ; (iii) if transmitted by facsimile, by the time stated in a machine-generated confirmation that notice was received at the facsimile number of the intended recipient; or (iv) by electronic mail , by the time frame stated in the email-generated confirmation that notice was received by the email of the intended recipient.

13.9 Amendments.

13.9.1 The Contract Documents may not be changed, altered, or amended in any way except in writing signed by a duly authorized representative of each party. 47 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 15 EXHIBIT 1

OWNER’S PROJECT CRITERIA (RFP B2026-31)

48 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

Page 1 of 31 ends

Request for Proposal:

Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center
B2026-31

CITY OF TORRANCE

GENERAL SERVICES DEPARTMENT
EXHIBIT 1
49 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

Page 2 of 31 ends

Table of Contents
Section 1- Notice of Solicitation ................................................................................................. 5

1.1 City Background . ......................................................................................................... 5

1.2 Deﬁnitions . ................................................................................................................. 5

1.3 Project Location and Context . ..................................................................................... 5

1.4 Purpose of the Project ................................................................................................. 5

1.5 Project Delivery Method .............................................................................................. 5

1.6 Procurement Process . ................................................................................................. 6

1.7 Obtaining Documents and Addenda . .......................................................................... 6

1.8 Clariﬁcations and Questions . ..................................................................................... 6

1.9 Non-Re sponsive Proposals ......................................................................................... 6

1.10 Tentative Schedule ...................................................................................................... 6

1.11 City Contact Information ............................................................................................ 7 Section 2 – General Requirements & Compliance ...................................................................... 7

2.1 Ethical Behavior & Non-Co llusion ............................................................................... 7

2.2 Bidder’s Minimum Requirements. ............................................................................... 7

2.3 Contractor Licensing Requirements ............................................................................... 7

2.4 Insurance Requirements . ............................................................................................ 8

2.5 Labor Compliance & Contractor Registration . ............................................................ 8

2.6 Apprenticeship Employment Standards . .................................................................... 8

2.7 Regulatory Compliance & Legal Requirements . .......................................................... 8 Section 3 – Proposal Submittals & Evaluation ............................................................................ 8

3.1 Proposal Submission Requirements ........................................................................... 8

3.2 Pre-P roposal Conference ............................................................................................ 9

3.3 Withdrawal and Revision of Proposals . ....................................................................... 9

3.4 Proposal Security (If Required) . ................................................................................... 9

3.5 Evaluation Process . ..................................................................................................... 9

3.6 Best-V alue Evaluation Criteria .................................................................................. 10

3.7 Rights of the City . ...................................................................................................... 10

3.8 Public Records and Conﬁdentiality . .......................................................................... 10

3.9 Proposal Validity . ...................................................................................................... 10 50 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

Page 3 of 31 ends

3.10 Award of Contract ..................................................................................................... 10 Section 4 – Contract Execution & Payment ............................................................................... 11

4.1 Contract Award and Execution .................................................................................. 11

4.2 Notice to Proceed and Commencement of Work ...................................................... 11

4.3 Payment and Invoicing Procedures ........................................................................... 11

4.4 Progress Payment Requirements .............................................................................. 11

4.5 Payment Conditions .................................................................................................. 11

4.6 Allowable Costs ........................................................................................................ 12

4.7 Retention and Final Payment .................................................................................... 12 Section 5 – Contract Performance and Quality Control ............................................................ 12

5.1 Design Documents, Plans, and Speciﬁcations ......................................................... 12

5.2 Construction Schedule and Pre-Construction Requirements .................................. 13

5.3 Performance Schedule and Delays ........................................................................... 13

5.4 Changes, Amendments, and Additional Services ..................................................... 14

5.5 Deﬁcient Work and Liquidated Damages .................................................................. 14

5.6 Construction Oversight, Supervision, and Communication ..................................... 14

5.7 Preliminary Notices .................................................................................................. 14

5.8 Safety, Materials Handling, and Site Protection ........................................................ 15 Section 6 – Scope of Work and Speciﬁcations .......................................................................... 15

6.1 Overview ................................................................................................................... 15

6.2 Project Site ................................................................................................................ 15

6.3 Project Objectives ..................................................................................................... 15

6.4 Key Project Components .......................................................................................... 16

6.4.1 Parking Structure .................................................................................................. 16

6.4.2 Civil and Site Improvements ................................................................................. 16

6.4.3 Electrical and EV Infrastructure ............................................................................ 16

6.4.4 Safety, Security & Technology .................................................................................. 16

6.4.5 Architectural & Aesthetic Elements .......................................................................... 16

6.4.6 Utility Coordination ............................................................................................... 16

6.5 Sustainability Requirements ..................................................................................... 16

6.6 Coordination with TRTC Operations .......................................................................... 17

6.7 Permitting & Regulatory Compliance ........................................................................ 17

6.8 Design Milestone Overview ....................................................................................... 17

6.9 Construction Deliverables ........................................................................................ 17 51 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

Page 4 of 31 ends

6.10 Ownership of Design ................................................................................................. 18 Section 7 – Deliverables ........................................................................................................... 18

7.1 Project Management & Pre-Design Deliverables ....................................................... 18

7.2 Required Design Deliverables ................................................................................... 18

7.3 Construction Deliverables ........................................................................................ 19

7.4 Commissioning Deliverables .................................................................................... 20

7.5 As-Built Documentation ............................................................................................ 20

7.6 Operation, Maintenance, and Warranty Deliverables ............................................... 20

7.7 Summary Table of Deliverables ................................................................................. 20 Section 8 – Evaluation Criteria .................................................................................................. 21

8.1 Overview ................................................................................................................... 21

8.2 Evaluation Criteria and Scoring ................................................................................. 21

8.3 Interview Scoring ..................................................................................................... 22

8.4 Price Evaluation Methodology (Best-Value) ............................................................... 22

8.5 Responsiveness Review ............................................................................................ 23

8.6 Best-Value Ranking & Selection ................................................................................ 23 Section 9 – Proposal Format & Required Contents ................................................................... 23

9.1 Proposal Format Overview ........................................................................................ 23

9.2 General Format Requirements .................................................................................. 23

9.3 Required Proposal Contents (Checklist) .................................................................. 24

9.4 Post-Award Contractual Requirements .................................................................... 25

9.5 Completeness of Submission ................................................................................... 25 Section 10 – Fee Schedule Requirements ................................................................................ 25

10.1 Overview ................................................................................................................... 25

10.2 Price Proposal Requirements ................................................................................... 25

10.3 Required Fee Tables .................................................................................................. 26

10.4 Price Proposal Formatting Requirements ................................................................. 27 SECTION 11 – Company Information ........................................................................................ 28

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Section 1- Notice of Solicitation

1.1 City Background
The City of Torrance is located in the South Bay region of Los Angeles County and operates a diverse municipal infrastructure system, including a citywide transit network centered at the Torrance Regional Transit Center (TRTC). The City is committed to enhancing transit accessibility, expanding multimodal transportation options, and delivering high-quality public infrastructure that supports long-term economic and community development.

1.2 Deﬁnitions
The following terms are used throughout this Request for Proposals (RFP):
• City – The City of Torrance, California.
• Proposer – Any person, ﬁrm, or corporation submitting a proposal in response to this RFP .
• Design-Build Contractor (DB Contractor) – The Proposer selected by the City for contract award pursuant to this RFP .
• Proposal – The complete technical and price submittal submitted by a Proposer in response to this RFP .
• Contract / Agreement / Purchase Order – The binding agreement between the City and the awarded Design-Build Contractor.

1.3 Project Location and Context
The Torrance Regional Transit Center, located at 465 Crenshaw Boulevard, is a multimodal transportation hub serving several Torrance Transit routes and connecting with regional transit operators. The TRTC campus is planned for continued expansion to support additional mobility services, increased transit operations, and transit-supportive facilities. A multi-level parking structure is a critical component of the TRTC Master Plan, supporting increased ridership, improving accessibility, and accommodating future transit growth.

1.4 Purpose of the Project
The intent of this project is to design and construct a new multi-level parking structure that:
• Accommodates projected parking demand for transit riders, staff, and visitors. • Meets or exceeds accessibility, safety, and sustainability standards. • Enhances transit operational efficiency.
• Supports the City’s long-term mobility, sustainability, and infrastructure goals. • Provides EV-ready infrastructure and is PV-ready for future solar canopy installation. • Incorporates Low-Impact Development (LID) stormwater features as required by City and regional regulations.
• Integrates architecturally with the existing TRTC campus and surrounding area.

1.5 Project Delivery Method
This project will be delivered using a Best-Value Design-Build procurement method in accordance with California Public Contract Code §22164. The City seeks a Design-Build team with demonstrated experience delivering transportation-related structures, parking facilities, and complex public-sector infrastructure projects.

Under this method:
• The Design-Build team will be responsible for both design and construction services.
• Technical and price proposals will be evaluated using a weighted scoring system. 53 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

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• The City will enter into a single contract with the highest-ranked Design-Build proposer for full project delivery.

1.6 Procurement Process
The City of Torrance Purchasing Division administers all solicitations through PlanetBids, the City’s electronic bidding system. All proposers must register on PlanetBids to:
• Access bid documents
• View current bid opportunities
• Submit proposals electronically
• Receive notiﬁcations and addenda
For PlanetBids or registration assistance, contact:

[email protected] or (310) 618-5820.

1.7 Obtaining Documents and Addenda
The City reserves the right to revise or amend the RFP prior to the proposal deadline. All changes will be issued as formal addenda exclusively through PlanetBids. If revisions affect the proposal schedule, the updated deadlines will be reﬂected in the addenda.

Proposers are responsible for monitoring PlanetBids for addenda.

Failure to acknowledge all addenda may result in disqualiﬁcation.

1.8 Clariﬁcations and Questions
All questions concerning this RFP must be submitted through PlanetBids before the posted Q&A deadline. Responses, clariﬁcations, and interpretations will be issued via formal addenda published in PlanetBids.

The City will not respond to questions submitted outside PlanetBids.

1.9 Non-Responsive Proposals
Proposals may be deemed non-responsive if they:
• Fail to include all required documents
• Do not acknowledge all addenda
• Do not meet licensing, bonding, or insurance requirements • Are submitted late or incomplete
• Contain material omissions or irregularities
The City reserves the right to reject any non-compliant proposal.

1.10 Tentative Schedule
The following represents the anticipated schedule for this procurement (subject to change by the City):

Milestone Anticipated Date
RFP Released Tuesday, January 20, 2026
Pre-Bid Meeting / Job Walk
TRTC campus
465 Crenshaw Blvd, Torrance, CA
Wednesday, January 28, 2026
10:00am
Deadline for Questions Friday, January 30, 2026
City Responses / Addenda Issued Wednesday, February 4, 2026 Proposals Due Friday, February 20, 2026
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Proposal Review & Shortlisting February 23 – March 6, 2026 Interviews (if conducted) Week of March 9, 2026
Contract Award Tuesday, March 24, 2026
Project Kick-Off Meeting Week of March 30, 2026
Design Completion (IFC) Friday, October 9, 2026
Construction Phase Start (Phased) Monday, November 2, 2026

***All dates are subject to change by addendum issued through PlanetBids***

1.11 City Contact Information
All communications, questions, and proposal submissions shall be directed to:

City of Torrance – General Services Department
Attn: Milton Sanabria, Administrative Services Manager
3031 Torrance Boulevard
Torrance, CA 90503
Email: [email protected]
Phone: 310-781-7162
Unauthorized contact with City staff, elected officials, or evaluation committee members regarding this solicitation may result in disqualiﬁcation

Section 2 – General Requirements & Compliance

2.1 Ethical Behavior & Non-Collusion
Proposers and their representatives are strictly prohibited from contacting any City employee, elected official, evaluation committee member, or associated party regarding this Request for Proposals (RFP) except as explicitly directed by the City through the designated procurement process.

By submitting a proposal, the undersigned certiﬁes that the proposal is submitted in good faith, without collusion, and without any agreement or understanding with any other proposer regarding pricing, scope, or selection.

2.2 Proposer’s Minimum Requirements
Proposers must demonstrate successful experience delivering Design-Build or integrated design and construction public works projects of similar size or complexity. At a minimum:
• The Design-Build Team shall have completed at least three (3) public works projects of similar size or scope within the last ﬁve (5) years. • The prime Design-Build Contractor shall possess at least ﬁve (5) years of experience under its current California State License Board classiﬁcation. • The design professional(s) of record shall demonstrate experience designing similar public-sector facilities and shall be licensed in the State of California.

References shall reﬂect both design and construction experience relevant to parking structures or comparable facilities.

Experience with parking structures is highly preferred. 55 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

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2.4 Insurance Requirements
Proposers must comply with the insurance provisions outlined in the standard sample agreement. It is recommended that proposers have their insurance providers review the General Liability, Automobile Liability, and Workers’ Compensation Insurance requirements before bid submission.

2.5 Labor Compliance & Contractor Registration
This contract is subject to California State Prevailing Wage Law, requiring that contractors and subcontractors comply with Labor Code Sections 1771, 1773, and 1777.5. All labor rates shall adhere to the General Prevailing Wage Rates, as determined by the California Department of Industrial Relations (DIR) and available online at:
https://www.dir.ca.gov/Public-Works/Prevailing-Wage.html

Additionally, all contractors and subcontractors must be registered with the DIR pursuant to Labor Code Section 1725.5. Failure to comply with DIR registration and prevailing wage requirements may result in bid disqualiﬁcation.

2.6 Apprenticeship Employment Standards
Contractors must comply with California Labor Code Sections 1776 and 1777.5, requiring the employment of apprentices for public works projects. The Division of Apprenticeship Standards (DAS) can assist contractors in meeting apprenticeship requirements. More details are available at:
https://www.dir.ca.gov/das/PublicWorksForms.html

2.7 Regulatory Compliance & Legal Requirements
Proposers warrant that all work performed under this contract shall comply with all applicable federal, state, and local laws, statutes, ordinances, and regulations. Contractors are responsible for obtaining all necessary permits and approvals at their own expense and must maintain compliance throughout the project term.

The contractor shall be solely responsible for paying any fees, assessments, and taxes, including applicable penalties and interest, arising from their contractual obligations. The contractor must indemnify and hold the City harmless from any such liabilities.

Section 3 – Proposal Submittals & Evaluation

3.1 Proposal Submission Requirements
All proposals shall be submitted electronically through the City of Torrance’s PlanetBids system no later than the date and time speciﬁed in Section 1. Late submissions will not be accepted. The PlanetBids timestamp shall serve as the official receipt time.

A complete proposal must consist of two (2) separate components, uploaded as separate ﬁles within PlanetBids:

A. Technical Proposal (Non-Price)
PDF Upload – No Pricing Information Permitted
The Technical Proposal shall include all non-price information required by this RFP .

No cost, fee, pricing, or ﬁnancial information of any kind shall appear in the Technical Proposal.
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Inclusion of any pricing information in the Technical Proposal shall render the proposal non-responsive and subject to disqualiﬁcation.

B. Price Proposal (Conﬁdential) Separate PDF Upload
The Price Proposal shall be submitted as a separate, clearly labeled ﬁle and shall include all pricing information required by Section 10 of this RFP .

Failure to submit the Price Proposal as a separate upload will result in disqualiﬁcation.

Submission Requirements and Conditions
• All proposal ﬁles shall be submitted in PDF format, unless otherwise speciﬁed. • Proposers are solely responsible for ensuring that all required documents are properly uploaded, complete, and readable prior to the submission deadline. • Technical difficulties, incomplete uploads, or failure to verify submission status in PlanetBids shall not be grounds for extension or acceptance of late proposals. • Proposals may be withdrawn or replaced in PlanetBids prior to the submission deadline. After the deadline, proposals shall remain irrevocable for the validity period speciﬁed in Section 3.9.

Non-Responsiveness
Proposals may be deemed non-responsive if they:
• Are not submitted through PlanetBids
• Are submitted after the deadline
• Fail to include both required proposal components
• Include pricing information in the Technical Proposal • Do not comply with the submission requirements of this section

3.2 Pre-Proposal Conference
The City may hold a non-mandatory pre-proposal conference as stated in Section 1.

Attendance is strongly encouraged but not required.

No oral responses are binding. Only written addenda issued via PlanetBids shall govern.

3.3 Withdrawal and Revision of Proposals
Proposals may be withdrawn or replaced in PlanetBids prior to the submission deadline.

After the deadline, proposals become irrevocable for the validity period speciﬁed in Section

3.9. 3.4 Proposal Security (If Required)
If the City requires proposal security, it shall be furnished in the form and amount described in the RFP attachments.

Proposal security will be returned to all proposers after contract execution with the selected Design-Build Contractor.

3.5 Evaluation Process
The City will evaluate proposals using a Best-Value selection method in accordance with California Public Contract Code §22164.

The evaluation will consist of:
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1. Responsiveness Review

2. Technical Evaluation

3. Price Evaluation

4. Interviews (if conducted)

5. Final Best-Value Ranking
Only the City’s Evaluation Committee will score proposals.

3.6 Best-Value Evaluation Criteria
• Technical Proposal – 60%
• Price Proposal – 30%
• Interviews – 10%

3.7 Rights of the City
The City reserves the right to:
• Reject any or all proposals
• Waive minor irregularities
• Request clariﬁcations
• Conduct reference checks or site visits
• Negotiate with the highest-ranked proposer
• Seek additional information as needed
The City may reject any proposer deemed non-responsible based on past performance, ﬁnancial instability, litigation, safety violations, or other relevant factors.

3.8 Public Records and Conﬁdentiality
All proposals become public records under the California Public Records Act (Gov. Code §7921 et seq.) after the Notice of Intent to Award is issued.

Proposers claiming conﬁdentiality must:

1. Clearly mark each conﬁdential page

2. Provide written legal justiﬁcation

3. Defend any conﬁdentiality claims

4. Indemnify the City for related legal costs
Pricing is generally NOT exempt from disclosure under CPRA.

3.9 Proposal Validity
Proposals shall remain valid and binding for 120 calendar days following the proposal’s due date.

3.10 Award of Contract
The City will award the contract to the proposer determined to provide the Best Overall Value to the City based on:
• Technical merit
• Price
• Interview performance
• Compliance with submittal requirements
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Section 4 – Contract Execution & Payment

4.1 Contract Award and Execution
The City will award a single Design-Build Contract to the proposer determined to provide the Best Value to the City. The selected Design-Build Contractor (“DB Contractor”) shall enter into a formal contractual agreement with the City of Torrance in accordance with the City’s standard Design-Build Services Agreement.

Within ten (10) working days of the Notice of Intent to Award, the DB Contractor shall submit the following:
• Executed Agreement
• Performance Bond (100% of the Contract Price)
• Labor and Material Payment Bond (100% of the Contract Price) • Certiﬁcates of Insurance and required endorsements
• City of Torrance Business License
• Any additional documents speciﬁed in the Agreement
Failure to submit the required documents within the speciﬁed timeframe may result in cancellation of the award and forfeiture of proposal security (if applicable).

The contract is not binding until executed by authorized City officials.

4.2 Notice to Proceed and Commencement of Work
Upon execution of the Agreement and acceptance of all required documentation, the City will issue a Notice to Proceed (NTP) authorizing the DB Contractor to begin work. • No work may begin, and no costs may be incurred, prior to issuance of the NTP . • Work shall commence and proceed in accordance with the approved project schedule.
• Failure to mobilize within the timeframe speciﬁed in the Agreement may constitute cause for termination.

4.3 Payment and Invoicing Procedures
The City will compensate the DB Contractor in accordance with the terms of the Design- Build Agreement. Payment will generally follow a lump-sum or GMP progress payment model based on percentage of work completed.

4.4 Progress Payment Requirements
Each invoice shall include:
• Updated Schedule of Values
• Percent complete for each line item
• Supporting documentation (labor, materials, equipment, subcontractors) • Approved change orders
• Updated construction schedule
• Certiﬁed payroll reports (if applicable)

4.5 Payment Conditions
• Payments will only be made for work completed and accepted by the City. 59 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

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• Incorrect or incomplete invoices will be returned without payment until corrected.
• The City is not responsible for late fees, ﬁnance charges, or interest related to invoice disputes.
• Subcontractor invoices must match the terms and conditions of the DB Contract.

4.6 Allowable Costs
For reimbursable items (if identiﬁed in the Agreement):
• Materials and equipment: actual cost
• Subcontractors: actual cost plus allowable markup
• Offsite testing or specialty services: as authorized
• Sales tax shall be considered part of the actual cost unless otherwise speciﬁed in the Agreement.

All reimbursable costs must include itemized receipts.

Allowable costs shall be deﬁned by the approved Price Proposal per Section 10.

4.7 Retention and Final Payment
In accordance with California Public Contract Code §9203:

The City may withhold up to 5% retention from each progress payment.

Retention may be reduced upon written request and approval by the City.

Final payment will be made upon:

1. Completion of all work per contract documents

2. Acceptance by the City

3. Submission of all required closeout documents, including:
• As-built drawings
• Warranties and guarantees
• O&M manuals
• Final lien releases
• Required certiﬁcations

4. Resolution of all claims, stop notices, and punch list items Payment of retention constitutes ﬁnal acceptance of the project.

Section 5 – Contract Performance and Quality Control

5.1 Design Documents, Plans, and Speciﬁcations
The Design-Build (DB) Contractor is responsible for preparing, coordinating, and maintaining all plans, speciﬁcations, and technical documents required to deliver the project. The DB Contractor shall:
• Verify existing site conditions prior to commencing design. • Maintain a complete and current set of approved plans and speciﬁcations at the project site.
• Provide all design, labor, materials, equipment, and incidentals required to complete the project in accordance with the City’s standards and the approved design documents.
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• Prepare shop drawings, working drawings, and supplemental documents necessary for accurate fabrication, coordination, and construction. • Immediately notify the City of any errors, omissions, or conﬂicts discovered in the design documents.

The contract documents are intended to be complementary; what is required by one shall be binding as if required by all.

The DB Contractor is responsible for protecting all materials and equipment until ﬁnal acceptance by the City.

5.2 Construction Schedule and Pre-Construction Requirements The DB Contractor shall submit a Baseline Construction Schedule within ten (10) working days following issuance of the Notice to Proceed (NTP). The schedule shall:
• Reﬂect all phases of design, permitting, procurement, construction, testing, and commissioning.
• Identify critical path activities and milestone dates. • Incorporate long-lead procurement items and required submittal durations. • Be updated monthly or more frequently if requested.

A Pre-Construction Conference will be conducted by the City at least two (2) business days prior to the start of work. Attendance by key DB personnel is mandatory.

All product and equipment submittals shall be submitted within ten (10) working days of NTP unless otherwise approved by the City. Items with long lead times shall be ordered immediately after approval of submittals. Delays shall be reﬂected in schedule updates and discussed with the City.

Work shall not begin until the City approves the Baseline Schedule in writing.

5.3 Performance Schedule and Delays
Time is of the essence in the performance of this Agreement. The DB Contractor shall:
• Execute the work diligently in accordance with the approved schedule. • Submit written requests for schedule extensions in advance of any anticipated delay.
• Proceed with the work during the review of any request for time extension unless otherwise directed.

Extensions may be granted only for delays:
• Beyond the reasonable control of the DB Contractor,
• Not caused by its negligence or lack of coordination, and • Documented to the City’s satisfaction.

Delays do not entitle the DB Contractor to additional compensation unless expressly provided for in an executed amendment or change order.
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5.4 Changes, Amendments, and Additional Services
Any modiﬁcations to the Scope of Work shall be authorized only through a written Amendment or Change Order executed by the City. Changes may be initiated to:
• Comply with revised laws or regulatory requirements,
• Address unforeseen site conditions, or
• Add or modify services not included in the original Agreement.

The DB Contractor shall not perform additional work or incur additional costs without written authorization. Unauthorized work will not be compensated by the City.

5.5 Deﬁcient Work and Liquidated Damages
The DB Contractor shall correct rejected or deﬁcient work within thirty (30) days of receiving written notice from the City, at no cost to the City. Corrections may include removal, repair, reinstallation, or retesting.

If corrective work does not begin within seven (7) days, the City may—after providing written notice—perform or contract for the corrective work and deduct the cost from amounts due to the DB Contractor.

If the DB Contractor fails to achieve substantial completion within the contractual timeframe, the City may assess liquidated damages of $1,000 per calendar day until substantial completion is achieved. The City may adjust or waive liquidated damages at its sole discretion.

Assessment of liquidated damages does not limit the City’s right to pursue other contractual remedies.

5.6 Construction Oversight, Supervision, and Communication The DB Contractor shall:
• Provide a qualiﬁed on-site Superintendent with full authority to direct work and communicate with the City.
• Maintain an approved alternate superintendent for absences. • Replace any superintendent deemed unacceptable by the City at no cost. • Submit weekly written progress updates summarizing completed work, upcoming activities, schedule variances, and issues requiring City attention. • Attend regular project meetings as scheduled by the City. • Obtain all required permits and comply with all applicable laws and regulations. • Ensure employees maintain professional conduct at all times. • Replace any noncompliant personnel within 24 hours of City notiﬁcation.

5.7 Preliminary Notices
All preliminary 20-day notices, stop notices, or other statutory notices shall be mailed to:

Loretta Perez
General Services Department
3350 Civic Center Drive
Torrance, CA 90503
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5.8 Safety, Materials Handling, and Site Protection
The DB Contractor is responsible for ensuring safe and secure project operations, including:
• Safety Compliance: Adherence to OSHA, Cal/OSHA, City standards, and all applicable safety regulations.
• Hazardous Materials: Immediate notiﬁcation to the City of any hazardous materials encountered and submission of a remediation plan. • Site Security: Secure the work area to prevent public access and protect City property.
• Housekeeping: Maintain a clean and orderly site.
• Damage Repair: The DB Contractor shall repair or replace any damaged property at its own expense.

Section 6 – Scope of Work and Speciﬁcations

6.1 Overview
The City of Torrance (“City”) intends to procure a qualiﬁed Design-Build (DB) team to deliver a new multi-level parking structure at the Torrance Regional Transit Center (TRTC). The project includes all planning, design, engineering, permitting, construction, commissioning, and closeout activities required to provide a transit-supportive, durable, and operational facility.

The DB Contractor shall deliver a cost-effective, safe, sustainable, and architecturally cohesive parking structure that supports transit ridership growth, improves pedestrian and vehicle circulation, and aligns with the TRTC Master Plan.

6.2 Project Site
The project is located at 465 Crenshaw Boulevard, within the TRTC campus. The site includes bus bays, passenger waiting areas, parking, and transit-supportive facilities.

The DB Contractor shall ensure that the proposed structure:
• Maintains safe and efficient bus circulation
• Preserves pedestrian access and safety
• Avoids conﬂicts with existing utility corridors
• Accommodates future TRTC expansion plans
• Complies with zoning, building, and planning requirements A preliminary site map will be provided in the RFP attachments.

6.3 Project Objectives
The primary objectives of the TRTC Parking Structure include:
• Provide Adequate Parking Capacity: 600–1,000 stalls (ﬁnal count proposed by DB team).
• Enhance Transit Operations: Improve internal circulation and user access. • Promote Sustainability: Integrate EV-ready and PV-ready infrastructure, LID stormwater systems, and energy-efficient components.
• Improve Safety & Accessibility: Meet or exceed ADA, ﬁre-life safety, and CPTED standards.
• Ensure Long-Term Durability: Structural design life of approximately 75 years. • Architectural Integration: Ensure aesthetic compatibility with the TRTC campus. 63 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

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6.4 Key Project Components
The scope includes the following major elements:

6.4.1 Parking Structure
• Multi-level structure (approx. 3–5 levels, ﬁnal height to be proposed) • Target stall count: 600–1,000 stalls
• Long-span structural bays minimizing interior columns • Stair towers and elevator(s)
• Striping, signage, wayﬁnding, and vehicle circulation systems • Durable coatings and long-life materials

6.4.2 Civil and Site Improvements
• Drive aisle and access modiﬁcations
• Sidewalk, curb, gutter, and ADA upgrades
• Grading, drainage, and stormwater conveyance
• LID infrastructure (inﬁltration, bioretention, ﬁltration) • Fire department access routes
• Landscaping and irrigation adjustments

6.4.3 Electrical and EV Infrastructure
• EV-ready electrical infrastructure
• Conduits, raceways, and panel capacity for EVSE expansion • LED lighting and controls
• PV-ready structure (load-bearing design, conduits, raceways) • Switchgear modiﬁcations if required

6.4.4 Safety, Security & Technology
• CCTV system integrated with City standards
• Access control and emergency call stations
• Fire alarm and monitoring compliant with CBC and Torrance Fire requirements • Lighting levels per IES parking standards
• Public Wi-Fi (optional alternate)

6.4.5 Architectural & Aesthetic Elements
• Façade treatments compatible with TRTC design language • Screening elements adjacent to residential or commercial properties • Opportunities for City branding or public art (optional)

6.4.6 Utility Coordination
The DB Contractor shall coordinate with:
• Southern California Edison (SCE)
• California Water Service
• Torrance Public Works: sewer, stormwater, traffic
• Telecommunications providers
Utility protection, relocation, or extension may be required.

6.5 Sustainability Requirements
The DB Contractor shall incorporate:
• CALGreen compliance
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• PV-ready infrastructure for future rooftop solar canopy • EV-ready infrastructure for future expansion
• LID stormwater design per City and LA County requirements • LED lighting with occupancy/daylight controls
• Low-VOC and sustainable materials
Additional sustainability features may be proposed as value-added options.

6.6 Coordination with TRTC Operations
The TRTC is an active transit hub. The DB Contractor must:
• Maintain uninterrupted access for buses, staff, and the public • Coordinate construction sequencing to minimize operational impacts • Provide temporary wayﬁnding and signage
• Protect transit operations, crew areas, and fueling zones • Prepare and maintain traffic control plans for City approval

6.7 Permitting & Regulatory Compliance
The DB Contractor shall obtain all required permits and approvals, including:
• City of Torrance Building & Safety
• Torrance Fire Department
• Stormwater/LID compliance approvals
• Encroachment permits (as applicable)
• ADA compliance veriﬁcation
• SCE and Cal Water utility service modiﬁcations
• CEQA technical support (City will provide baseline documentation) City permits are fee-exempt.

The City does not warrant the completeness of reference information provided.

6.8 Design Milestone Overview
Design milestones shall include at minimum:
• 30% Design Package
• 60% Design Package
• 90%/IFC Plans and Speciﬁcations
• Basis of Design Report
• Structural calculations
• Civil, electrical, and architectural drawings
• Utility coordination documents
• Updated construction cost estimates at each phase
• LID/stormwater documentation
• QA/QC documentation
All plans are subject to City review and approval prior to advancement.

6.9 Construction Deliverables
During construction, required submittals include:
• Shop drawings, material data, and product approvals
• Construction schedule updates
• Inspection and testing reports
• Daily construction logs
• RFI log and change management documents
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• Safety plan and traffic control plans
Upon project completion:
• As-built drawings (electronic and hard copy)
• O&M manuals
• Warranties and guarantees
• Final commissioning reports

6.10 Ownership of Design
All design documents, drawings, models, speciﬁcations, and related materials prepared under the Design-Build Agreement shall become the exclusive property of the City of Torrance.

The City may use these documents for future phases, modiﬁcations, or separate contracts.

Section 7 – Deliverables
This section expands upon the Scope of Work in Section 6 and deﬁnes functional performance requirements.

The selected Design-Build (DB) Contractor shall provide all deliverables required to design, permit, construct, commission, and close out the TRTC Parking Structure Project. Deliverables shall support each major project phase and must be submitted in the formats and timelines speciﬁed by the City.

All deliverables shall be submitted electronically (PDF + native ﬁle formats such as CAD, BIM, Excel, etc.) and shall be subject to City review and approval prior to progression to subsequent work stages.

Deliverables listed in this section correspond to the Scope of Work described in Section 6 and deﬁne required submittals by project phase.

7.1 Project Management & Pre-Design Deliverables
The DB Contractor shall submit the following project management documents within the timeline established at the Notice to Proceed:
• Project Implementation Plan
• Roles and Responsibilities Matrix
• Risk Identiﬁcation and Mitigation Plan
• Communication and Coordination Plan
• Baseline Project Schedule, including design, permitting, procurement, construction, and commissioning milestones
• Project Management Plan (quality, safety, reporting)

7.2 Required Design Deliverables
The DB Contractor shall prepare and submit complete design packages at each stage of design development. These packages must include drawings, speciﬁcations, calculations, and supporting analyses as required for City review and approval.

A. 30% Design Submittal
• Preliminary architectural concepts
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• Preliminary structural layout and design options
• Civil site plan, grading concept, and LID concept
• Preliminary electrical one-line diagrams
• Preliminary EV-ready and PV-ready strategies
• Vertical transportation (elevator) concept
• Concept-level wayﬁnding and circulation
• Code analysis and design criteria
• Basis of Design narrative
B. 60% Design Submittal
• Architectural plans, sections, and elevations
• Structural framing plans and calculations
• Civil plans including drainage/LID solutions
• Electrical plans (lighting, power, low-voltage)
• EV charging layout and PV-ready implementation plan
• Fire-life safety and egress plans
• Security and CCTV layout
• Updated speciﬁcations
• Utility coordination drawings
• Updated project schedule
• Updated cost estimate (Class 3)
C. 90% / IFC (Issued for Construction) Design Submittal • Complete, signed, and stamped construction drawings
• Final technical speciﬁcations
• Detailed structural calculations
• Final electrical, civil, mechanical, and architectural plans • Final LID/stormwater compliance documentation
• Final photometric analysis
• Final wayﬁnding and signage plans
• Construction phasing plan
• Final code compliance report
• Updated cost estimate (Class 1/2)
City approval is required before issuance of IFC documents and before construction may begin.

7.3 Construction Deliverables
During construction, the DB Contractor shall submit the following:
• Construction Schedule Updates (monthly)
• Submittal Register and Material/Product Submittals
• Shop Drawings and Coordination Drawings
• RFIs and RFI Log
• Daily Inspection Logs / Progress Reports
• Quality Assurance / Quality Control (QA/QC) Reports
• Testing and Inspection Documentation
• Utility coordination and cutover plans
• Safety Plan and Traffic Control Plans
• Ongoing site surveys and layout veriﬁcations
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7.4 Commissioning Deliverables
The DB Contractor shall test, commission, and validate all systems, including:
• Electrical and lighting systems
• EV-ready infrastructure and installed EV chargers (if part of Phase 1) • Fire alarm and life-safety systems
• Security and CCTV systems
• Elevator/vertical transportation systems
• Communication and data infrastructure
• Drainage and LID features
• PV-ready infrastructure
Commissioning deliverables shall include:
• Commissioning Plan
• Functional performance testing results
• System Start-Up Procedures
• Final Commissioning Report
• Punch List and Completion Documentation

7.5 As-Built Documentation
At project completion, the DB Contractor shall provide accurate and complete record documents, including:
• Final As-Built Drawings (PDF + native CAD/BIM)
• Final Utility as-builts
• Marked-up ﬁeld redlines
• Updated speciﬁcations
• Photos of concealed work (if requested)
All as-built documentation must reﬂect actual installed ﬁeld conditions and be certiﬁed by the design discipline leads.

7.6 Operation, Maintenance, and Warranty Deliverables
The DB Contractor shall provide the following closeout materials:
• Operation & Maintenance (O&M) Manuals
• Equipment warranties and guarantees
• Maintenance schedules and recommended service intervals • Training for City staff (operations, maintenance, safety) • Spare parts list and attic stock inventory
• Final project summary report
• Final lien releases (prime and subcontractors)
Warranty periods shall comply with the Agreement and applicable codes.

7.7 Summary Table of Deliverables
Category Deliverables
Project Management Implementation Plan, RACI, Risk Plan, Schedule 30% Design Concepts, layouts, BOD, preliminary calculations 60% Design Detailed plans, specs, utilities, EV/PV design, civil/LID 90%/IFC Signed/stamped full design package
Construction Shop drawings, logs, RFIs, QA/QC, submittals Commissioning Testing, system start-up, reports
As-Builts Record drawings & specs
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O&M / Closeout Manuals, warranties, training, and ﬁnal report

Section 8 – Evaluation Criteria

8.1 Overview
The City will select the Design-Build (DB) Contractor using a Best-Value evaluation process in accordance with California Public Contract Code §22164. Proposals will be evaluated on both technical merit and price, with price representing no more than thirty percent (30%) of the total score.

The City may request clariﬁcations, conduct interviews, verify references, and negotiate with the highest-ranked proposer before award.

Evaluation will be based on the completeness, quality, and clarity of each proposal, as well as the demonstrated ability of the proposer to successfully design and construct the TRTC Parking Structure.

8.2 Evaluation Criteria and Scoring
The following table deﬁnes the weighted evaluation criteria:
# Evaluation Category Description Max Points
1 Technical Approach &
Project Understanding
Understanding of the project objectives,
site constraints, TRTC operations,
constructability, sustainability
(EV/PV/LID), and overall delivery strategy.
20 2 Key Personnel & Team
Qualiﬁcations
Experience and credentials of project
manager, design leads, superintendent,
structural/electrical engineers, and other
key staff.
15 3 Relevant Project
Experience
Successful completion of similar design-
build parking structures or transit-related
facilities. Quality, scale, and relevance of
past work.
15 4 Project Controls,
Schedule & Risk
Management
Proposed project schedule; phasing, risk
identiﬁcation, mitigation strategies,
QA/QC approach, and coordination with
TRTC operations.
10 5 Design Quality,
Sustainability &
Innovation
Design quality as demonstrated through
functionality, durability, code
compliance, and alignment with City
standards
10 6 Price Proposal Lump sum or GMP pricing, general
conditions, fee structure, alternates (PV
canopy, EVSE quantities), and overall
cost competitiveness.
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7 Interview (If
Conducted)
Communication, team cohesion,
technical depth, responsiveness,
innovation, and project leadership.

Up to 5
points
(Included
within
categories
above;
scoring
approach
described
below.)
| Total Possible Points: | 100 |
The lowest price proposal will not necessarily receive the highest score.

8.3 Interview Scoring
The City may conduct interviews with shortlisted proposers at its discretion.

If interviews are held, interview performance may be used to adjust Technical Proposal scores within Evaluation Categories 1 through 5. No additional points will be added beyond the total available points, and Price Proposal scores will not be affected by interview performance.

Interview topics may include, but are not limited to:
• Team chemistry and communication
• Ability to address City questions
• Knowledge of TRTC operations

8.4 Price Evaluation Methodology (Best-Value)
The Price Proposal will be evaluated on a comparative best-value basis to assess relative cost competitiveness among proposers. Price will be considered as one factor in the overall evaluation and will not be the sole basis for award.

Under this methodology:
• Price will be evaluated in relation to other submitted proposals; • The lowest cost proposal will not automatically receive the highest overall score; • Price will remain a meaningful, but not dominant, component of the evaluation; and • Price scoring shall not exceed thirty percent (30%) of the total available points, consistent with California Public Contract Code §22164.

Pricing components may include, but are not limited to:
• Lump Sum or Guaranteed Maximum Price (GMP) proposal
• General conditions and fee
• Allowances
• City-requested alternates (e.g., PV canopy, EVSE expansion) Proposals containing omissions, inconsistencies, or unbalanced pricing may receive reduced price scores or may be deemed non-responsive at the City’s discretion. 70 Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

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Alternate pricing will not be included in the Best-Value score unless expressly stated by the City in the RFP or by addendum.

8.5 Responsiveness Review
Before evaluation, each proposal will be screened for responsiveness. Proposals may be rejected if they:
• Fail to submit required forms
• Include cost information in the Technical Proposal
• Omit required sections or documentation
• Fail to acknowledge addenda
• Lack required licenses or registrations
Only responsive proposals will proceed to technical and price scoring.

8.6 Best-Value Ranking & Selection
After scoring Technical and Price proposals (and interviews, if applicable), the Evaluation Committee will prepare a Best-Value ranking.

The highest-ranked proposer will be invited to enter into negotiations with the City. The City may:
• Seek clariﬁcations
• Negotiate contract terms
• Request updated pricing
• Reject all proposals
• Cancel and reissue the RFP if needed
The contract award is subject to approval by the Torrance City Council.

Section 9 – Proposal Format & Required Contents

9.1 Proposal Format Overview
This section addresses proposal formatting, organization, and required contents only.

All proposal submission requirements, upload procedures, ﬁle separation rules, deadlines, and non-responsiveness criteria are governed exclusively by Section 3.1.

9.2 General Format Requirements
The Technical Proposal shall not exceed forty-ﬁve (45) pages, excluding the cover letter, table of contents, section dividers, resumes, required forms, certiﬁcations, and appendices expressly permitted by the City.

Page limits apply only to the Technical Proposal narrative. The Price Proposal is not subject to a page limit but must be submitted using the required forms and tables.

All proposal documents shall meet the following requirements:
• ☐ Each section must be clearly labeled with the corresponding section header. • ☐ Documents shall be prepared on 8.5" x 11" pages (larger sheets permitted for drawings included as appendices).
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• ☐ All electronic submissions shall be in PDF format, unless otherwise specified. • ☐ Text shall be clear, legible, and organized using consistent fonts and formatting. • ☐ The Technical Proposal shall not include any price, cost, or fee information.

9.3 Required Proposal Contents (Checklist)
A. Technical Proposal (Non-Price) – PDF Upload
The Technical Proposal shall include the following:
• ☐ Cover Letter signed by an authorized representative • ☐ Executive Summary
• ☐ Design-Build Team Qualifications & Experience
o Organizational structure
o Key personnel resumes
o Relevant project experience (minimum three similar projects) o Licenses and certifications
• ☐ Project Understanding & Technical Approach
• ☐ Design Approach & Concept Strategies
(architecture, structural, civil, EV/PV readiness, sustainability) • ☐ Project Schedule
(design, permitting, procurement, construction, commissioning milestones) • ☐ Project Management Plan
o Roles and Responsibilities Matrix
o Communication Plan
o QA/QC philosophy
• ☐ Risk Identification & Mitigation Strategy
• ☐ Safety Approach & Site Logistics Overview
• ☐ Sustainability Approach
(LID, CALGreen, EV/PV readiness)
• ☐ List of Subconsultants/Subcontractors
• ☐ Client References (minimum of three)
• ☐ Addenda Acknowledgment
No cost or pricing information shall appear in the Technical Proposal.

B. Price Proposal (Separate Confidential Upload)
The Price Proposal shall include:
• ☐ Lump Sum or GMP Price Proposal
• ☐ General Conditions and Fee Structure
• ☐ Allowances (as specified by the City)
• ☐ Alternates (e.g., PV canopy, EVSE quantities)
• ☐ Summary Schedule of Values
• ☐ Proposal Security, if required
• ☐ Required Price Proposal Forms
Any price information included in the Technical Proposal shall result in disqualification.

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9.4 Post-Award Contractual Requirements
(For reference only – not required at proposal stage.)
Upon recommendation for contract award, the selected Design-Build Contractor shall submit:
• ☐ Performance Bond (100% of Contract Price)
• ☐ Labor and Material Payment Bond (100% of Contract Price) • ☐ Certificates of Insurance and required endorsements • ☐ City of Torrance Business License
• ☐ Contractor’s Affidavit and executed Agreement
Failure to submit required post-award documents within the timeframe specified by the City may result in withdrawal of the award.

9.5 Completeness of Submission
Proposers are responsible for ensuring all required documents are submitted in the correct format and organization.

Section 10 – Fee Schedule Requirements

10.1 Overview
The Price Proposal shall be submitted as a separate, conﬁdential upload in PlanetBids.

The City will evaluate pricing based on the total cost to deliver the complete Design-Build scope of work for the TRTC Parking Structure. Price evaluation will represent no more than 30% of the overall Best-Value score.

The City reserves the right to negotiate the ﬁnal fee, allowances, and contract terms with the highest-ranked proposer.

10.2 Price Proposal Requirements
Proposers shall provide a comprehensive, all-inclusive Design-Build price, including:

A. Design Services (Lump Sum)
The lump-sum design fee shall include:
• Conceptual design
• 30% / 60% / 90% / IFC design packages
• Architecture, structural, civil, electrical, and all specialty disciplines • Code analysis
• LID/stormwater design
• EV-ready and PV-ready design
• Permitting support and plan check responses
• Utility coordination
• QA/QC and constructability reviews
B. Construction Services
Proposers shall provide one of the following, depending on City direction:
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• Lump Sum Price, or
• Guaranteed Maximum Price (GMP) with deﬁned contingencies Construction pricing shall include:
• All labor, materials, equipment, and subcontractors
• General conditions
• Mobilization and demobilization
• Site preparation and protection
• Traffic control
• Temporary wayﬁnding
• Testing and inspections
• Commissioning
• Punchlist and closeout
• All overhead and proﬁt
C. Allowances & Contingencies
The following shall be clearly itemized:
• Owner-directed allowances (as listed in the RFP or Addenda) • Design-Build contingency
• Escalation (if applied)
• Allowances for potential utility relocations
No hidden contingencies will be accepted.

D. Alternate Pricing (If Applicable)
Proposers shall provide separate pricing for:
• Expanded EV charger quantities
• Rooftop PV canopy installation (if requested as an alternate) • Optional scope enhancements requested by the City
E. Schedule of Values
Submit a high-level Schedule of Values (SOV) including:
• Sitework and civil improvements
• Structural system
• Architectural elements
• Electrical/lighting systems
• EV-ready and PV-ready infrastructure
• Fire-life safety
• Technology/security systems
• Vertical transportation
• General conditions
• Overhead and proﬁt

10.3 Fee Tables
A. Total Design-Build Cost Summary Table For Reference
Cost Category Fee Type Design-Build
Design Services Lump Sum $
Construction Services Lump Sum or GMP $
General Conditions Lump Sum $
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Allowances Lump Sum $
Contingency (DB) Lump Sum $
Total Proposed Contract Price Lump Sum / GMP $

B. Hourly Rate Table Example

(For use in negotiating additional services, change orders, or City-directed work.) Note: Subcontractor markup shall not exceed 15%, unless otherwise permitted by the Agreement.

10.4 Price Proposal Formatting Requirements
• Must be uploaded as a separate PDF labeled “Price Proposal – [Firm Name]” . • Must not be included in the Technical Proposal.
• Must match the form and content requirements included in this section. • Must include all required tables and line items.
• Must be signed by an authorized representative of the ﬁrm.

Any cost information found in the Technical Proposal will render the proposal non- responsive.

Personnel Title Hourly Rate ($)
Project Manager $
Architect / Lead Designer $
Structural Engineer $
Civil Engineer $
Electrical Engineer $
Superintendent $
Estimator $
QA/QC Specialist $
Project Engineer $
Administrative Support $
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SECTION 11 – Company Information
The following forms must be completed and submitted with your proposal.

Legal Entity of Company:
☐ Corporation State of: ________________
☐ Partnership State of: ________________
☐ General ☐ Limited
☐ Joint Venture
☐ Sole Proprietor ☐ Individual DBA: ________________ ☐ Limited Liability Company State of: ________________

Instructions Concerning Signatures
Please use the proper notary form, which applies to your type of organization on all proposal documents, attachments, and bonds requiring a signature by officers of your company.

Note: failure to comply may result in disqualiﬁcation of your proposal.

Signature Guidelines
Individual (Doing Business As)
a. The only acceptable signature is the owner of the company. (Only one signature is required.) b. The owner’s signature must be notarized if the company is located outside of the state of California.

Partnership
a. The only acceptable signature(s) is/are that of the general partner or partners. b. Signature(s) must be notarized if the partnership is located outside of the state of California.

Corporation
a. Two (2) officers of the corporation must sign.
b. Each signature must be notarized if the corporation is located outside of the state of California.

OR
a. The signature of one officer or the signature of a person other than an officer is acceptable if the bid is accompanied by a certiﬁed corporate resolution granting authority to said person to execute contracts on behalf of the corporation.
b. Signature(s) must be notarized if the corporation is located outside of the state of California.

Limited Liability Company
a. The signature on the bid must be a member or, if the Articles provide for a manager, must be the manager. (Only one signature is required.)
b. Signature must be notarized if the company is located outside of the state of California.

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Business Information & Agreement Authorization Form
Section 1: Business Information
Business Name: ____________________________________________ Legal Entity Type: ☐ Corporation ☐ LLC ☐ Partnership ☐ Sole Proprietor ☐ Other: ____________ Business Address: ____________________________________________ City, State, ZIP: ____________________________________________ Phone Number: _______________________ Fax: __________________________ Email Address: ____________________________________________ Website (if applicable): ____________________________________________ Federal Tax ID (EIN) / SSN (if Sole Proprietor): ____________________________ State of Incorporation / Registration: ____________________________________________ Date Established: ____________________________________________ Section 2: Contractor Information
Public Works Registration (PWCR) Number: __________________________________________________

Contractor’s License No.: ______________________ Class: ________________________

Date ﬁrst obtained: __________________________

Has the License ever been suspended or revoked? ________________

If yes, describe when and why _________________________________________________

Are there any current claims against the License or Bond? _________________

If yes, describe claims: __________________________________________________

Principals in Company (List all - attach additional sheets if necessary):

NAME TITLE LICENSE NO. (If Applicable)

__________________________ _________________________ __________________

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Section 3: Business Contact Information
Primary Contact Name: ____________________________________________ Title: ____________________________________________
Phone Number: _______________________ Email: __________________________ Secondary Contact (if applicable): ____________________________________________ Title: ____________________________________________
Phone Number: _______________________ Email: __________________________ Section 4: Authorization & Signature
By signing below, the authorized representative conﬁrms that the information provided is accurate and complete. The representative also acknowledges that entering into this agreement is subject to the terms and conditions set forth by both parties.

Authorized Representative Name: ____________________________________________ Title: ____________________________________________
Signature: _____________________________________ Date: ________________ For Internal Use (Authorized by Receiving Party)
Company Representative Name: ____________________________________________ Title: ____________________________________________
Signature: _____________________________________ Date: ________________ Section 5: Addenda Acknowledgment
Acknowledgment of receipt of any addenda issued by the city is required and the acknowledgment must be included with your bid. Failure to acknowledge the Addenda issued may result in your Bid being deemed non-responsive. In the space provided below, please acknowledge receipt of each Addenda.

If additional Addenda were issued, please attach a separate sheet.

By signing below, the Bidder conﬁrms that they have received, reviewed, and incorporated the information contained in the above-referenced Addenda into their Bid submission.

Authorized Representative Signature: ____________________________ Printed Name: ___________________________________________ Title: _________________________________________________ Date: _________________________________________________ Addendum Number Date Issued Acknowledgment (Initials)
Addendum #1 __________ __________
Addendum #2 __________ __________
Addendum #3 __________ __________
Addendum #4 __________ __________
Addendum #5 __________ __________
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ATTACHMENT:

SAMPLE DESIGN-BUILD AGREEMENT

79 ADDENDUM NO. 1
Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center RFP No. B2026-31
This Addendum modifies and clarifies the Request for Proposals (RFP). All other terms and conditions of the RFP remain unchanged unless expressly stated herein. Proposers shall acknowledge receipt of this Addendum in their Proposal submittal.

1. Proposal Schedule Extension
To allow proposers adequate time to assemble qualified Design-Build teams, develop responsive technical concepts, and prepare competitive pricing, the City has elected to extend the Proposal Due Date.

Revised Schedule
• Original Proposal Due Date: February 20, 2026
• Revised Proposal Due Date: March 27, 2026
Milestone Revised Date
RFP Released Tuesday, January 20, 2026
Pre-Bid Meeting / Job Walk (TRTC Campus)
465 Crenshaw Blvd, Torrance, CA Tuesday, February 11, 2026 at 10:00 AM Deadline for Questions Friday, February 27, 2026
City Responses / Addenda Issued Wednesday, March 4, 2026 Proposals Due Friday, March 27, 2026
Proposal Review & Shortlisting March 30 – April 10, 2026 Interviews (if conducted) Week of April 13, 2026
Contract Award May 2026 (Date TBD)
Project Kick-Off Meeting May 2026 (Date TBD)
All dates are subject to change by addendum issued through PlanetBids.

2. Clarification and Enhancement of Design Deliverables The City is issuing the following clarification to reinforce expectations regarding design completeness, coordination, and cost certainty at each design milestone.

Design Responsibility
80 The Design-Build Contractor remains fully responsible for the completeness, coordination, constructability, and code compliance of the design across all disciplines, including architectural, structural, civil, electrical, life safety, utilities, EV-ready, PV-ready, and LID/stormwater systems.

Design Milestone Expectations
Design submittals at each milestone (30%, 60%, and 90%/IFC) shall be sufficiently complete to:
• Demonstrate compliance with applicable codes, City standards, and regulatory requirements;
• Resolve key design decisions appropriate to the phase; • Identify and coordinate all major systems and interfaces; • Support constructability and phasing; and
• Provide a reliable basis for cost evaluation and schedule validation.

Cost Estimate Linkage
Updated construction cost estimates submitted at each design milestone shall:
• Reflect the evolving level of design detail;
• Clearly identify assumptions, allowances, and remaining risks; and • Demonstrate consistency with the proposed design approach.

Advancement to subsequent design phases is subject to City review and approval. City review and approval is for general conformance only and does not relieve the Design-Build Contractor of responsibility for design completeness, coordination, or errors and omissions.

3. Pricing Structure and Risk Clarification
Design & Pricing Assumptions
The City acknowledges that, at the time of proposal submission, the project design will be at a conceptual level. Proposers shall prepare pricing based on reasonable professional assumptions consistent with the Scope of Work, applicable codes, City standards, and the information provided in the RFP.

The City does not expect proposers to resolve all design decisions at the proposal stage.

Permitted Assumptions for Pricing
Proposers may base their pricing on reasonable assumptions regarding design development, system selection, constructability, and sequencing. All such assumptions shall be clearly identified in the Price Proposal.

Permitted assumptions may include, but are not limited to:
81 • Structural system type and typical bay spacing
• Standard parking structure finishes and durability criteria • Code-compliant EV-ready infrastructure (conduit, panel capacity, raceways) • PV-ready structural and electrical provisions (no PV installation unless included as an alternate)
• Typical civil and LID features required for regulatory compliance • Reasonable utility coordination based on information provided Allowances, Contingencies, and Transparency
Proposers are encouraged to include clearly defined allowances and contingencies to address remaining design development and coordination risks.

All allowances and contingencies shall be itemized, described, and quantified. No hidden or undefined contingencies will be accepted.

Clearly articulated assumptions, allowances, and risk transparency will be considered as part of the City’s Best-Value evaluation.

Post-Award Design Development
Remaining design refinement shall occur through the 30%, 60%, and 90%/IFC design milestone process described in the RFP. City review and approval of design milestones does not relieve the Design-Build Contractor of responsibility for design completeness or coordination.

4. City-Issued Key Pricing Assumptions (For Proposal Development Purposes Only) A. Design & Code Assumptions
• Design shall comply with all applicable California Building Code (CBC), CALGreen, ADA, and City of Torrance standards in effect at the time of design. • No extraordinary code interpretations or variances should be assumed unless expressly identified by the proposer.
• Typical parking structure design standards (structural life, fire-life safety, lighting levels, accessibility) may be assumed.

B. Structural & Architectural Assumptions
• A conventional multi-level cast-in-place concrete parking structure or comparable industry-standard structural system may be assumed.
• Typical long-span bay spacing consistent with parking structure best practices may be assumed.
• Architectural finishes shall be assumed to be durable, low-maintenance, and appropriate for a transit facility, without premium architectural treatments unless proposed as a value- add.
82 • Elevators and stair towers may be assumed to be standard code-compliant systems.

C. Civil, Utilities & Site Assumptions
• Proposers may assume no major offsite utility relocations based on information currently available to the City.
• Minor utility adjustments, protection, or coordination within the project footprint may be assumed.
• Subsurface conditions are unknown; proposers may assume typical urban site conditions and identify geotechnical uncertainty through allowances or contingencies. • Stormwater and LID requirements may be assumed to meet current City and LA County standards without extraordinary mitigation measures.

D. EV-Ready & PV-Ready Assumptions
• EV-ready infrastructure shall be assumed to include conduit, raceways, and electrical capacity to support future EVSE installation, consistent with code and industry norms. • PV-ready design shall be assumed to include structural capacity and electrical provisions to support future solar canopy installation.
• Installation of EV chargers or PV equipment is not included in the base scope unless expressly requested as an alternate.

E. Construction & Phasing Assumptions
• The TRTC will remain operational during construction; proposers may assume phased construction and temporary circulation measures.
• Night or weekend work should not be assumed unless proposed by the Design-Build Contractor or required to maintain transit operations.
• Standard working hours may be assumed unless otherwise required.

F. Schedule & Review Assumptions
• City design review durations may be assumed to be reasonable and consistent with public agency review practices.
• Proposers may assume City responses and approvals will be provided in good faith to support the published schedule.
• Delays attributable to City review beyond reasonable durations shall be addressed in accordance with the Agreement.

G. Pricing & Risk Assumptions
• Proposers may assume pricing based on the information provided and reasonable professional judgment.
• Remaining design development risk may be addressed through clearly defined allowances and contingencies.
• No hidden contingencies shall be included in base pricing. 83 Acknowledgment
Proposers must acknowledge receipt of this Addendum in the Addenda Acknowledgment section of their Proposal. Failure to do so may render the Proposal non-responsive.

84 Addendum No. 2
RFP No. B2026-31
Design-Build Parking Structure – Torrance Regional Transit Center This Addendum modiﬁes and clariﬁes the Request for Proposals (RFP). All other terms and conditions of the RFP remain unchanged unless expressly stated herein. Proposers shall acknowledge receipt of this Addendum in their Proposal submittal.

1. Preliminary Engineer’s Estimate (Informational Only) For planning and informational purposes only, the City has prepared a preliminary engineer’s estimate indicating that the anticipated total Design-Build contract value, inclusive of design services, construction, and associated project-related costs, may fall within a range of $34,500,000 to $38,000,000.

Associated project-related costs may include, but are not limited to, design consultant fees, coordination costs, and other costs necessary to deliver a complete and operational facility, except as otherwise expressly excluded in the RFP or ﬁnal Design-Build Agreement.

This estimate is provided solely to convey the general magnitude of the project and does not constitute a project budget, target price, guaranteed maximum price, or ceiling.

Proposals will not be evaluated against this estimate, and submission of a proposal above or below the stated range will not, by itself, render a proposal non-responsive or less competitive.

Proposers shall develop pricing based on their independent assessment of the scope, assumptions, risks, and requirements described in the RFP and Addendum No. 1.

2. Schedule Requirement (Informational and Planning Purposes) The City requires that the project be planned and executed to achieve substantial completion by the end of Calendar Year 2027, with the facility available for operational use in Spring 2028.

Proposers shall develop and submit, as part of their Technical Proposal, a design and construction schedule demonstrating how this requirement will be met. The proposed schedule will be evaluated as part of the City’s Best-Value determination.

The City anticipates working collaboratively with the selected Design-Build Contractor during post-award negotiations to ﬁnalize the contract schedule, including consideration of 85 sequencing, phasing, and extended or six-day workweeks, where appropriate and consistent with applicable labor requirements.

This schedule requirement does not establish a ﬁxed contract duration or liquidated damages unless expressly provided in the ﬁnal Design-Build Agreement.

3. Important Reminder to Proposers
Proposers shall base their submissions on the information provided and clearly state assumptions where information is not available.

86 ADDENDUM NO. 3
Consolidated Clariﬁcations and Interpretations
RFP No. B2026-31 – Design-Build Parking Structure
Transit Regional Center (TRTC)
This Addendum No. 3 is hereby issued to provide consolidated clariﬁcations in response to proposer inquiries. This Addendum supplements, but does not otherwise modify, the requirements of the Request for Proposals (RFP) and prior addenda. All other terms and conditions of the RFP remain unchanged.

1. Proposer Experience Requirements (RFP Section 2.2)
The experience requirement in Section 2.2 – Proposer’s Minimum Requirements may be satisﬁed by the Design-Build Team collectively.

The required three (3) public works projects of similar size or scope within the last ﬁve (5) years may be demonstrated through a combination of relevant experience from the Design- Build Contractor and its proposed key design partners, including the Architect of Record (AOR) and Structural Engineer of Record (SEOR).

The City does not require that all members of the Design-Build Team have performed together on the same three projects.

2. Budget, Pricing, and Evaluation (RFP Sections 1.5, 6.4.1, and 8.2)

2.1 Project Budget and Estimated Cost
The City has issued a Preliminary Engineer’s Estimate (Informational Only) through Addendum No. 2, indicating that the anticipated total Design-Build contract value may fall within a range of $34,500,000 to $38,000,000.

This estimate is provided solely to convey the general magnitude of the project and does not constitute a project budget, target price, guaranteed maximum price (GMP), or ceiling.

Proposals will not be evaluated against this estimate.

No additional budget or cost estimate documents will be issued.

2.2 Parking Stall Count
87 The stated parking stall range of approximately 600–1,000 stalls is intended to provide proposers with ﬂexibility to develop solutions that balance site constraints, constructability, circulation, cost, and overall project objectives.

Parking stall count is not a standalone evaluation criterion and increased stall counts are not automatically more favorable. Proposed stall count will be evaluated as part of the proposer’s overall technical approach and design quality, including efficiency, feasibility, site utilization, and alignment with project goals. Proposals exceeding 1,000 stalls are not required and will not be evaluated more favorably solely based on increased quantity.

2.3 Overall Cost Competitiveness
“Overall cost competitiveness” refers to the relative reasonableness of a proposer’s price when evaluated in comparison to other submitted proposals and in relation to the proposer’s technical approach, scope assumptions, risk allocation, and proposed solution.

Price will be evaluated on a comparative Best-Value basis consistent with California Public Contract Code §22164. The City will not evaluate proposals against a predetermined budget or estimate, and the lowest price will not automatically receive the highest score.

3. Pricing Structure – Lump Sum and GMP (RFP Section 10.2) The RFP permits proposers to submit pricing as either a Lump Sum or a Guaranteed Maximum Price (GMP) for proposal evaluation purposes.

The City has not predetermined the ﬁnal pricing structure or contract form. The ﬁnal form of pricing and contract structure will be established through post-award negotiations with the highest-ranked proposer, consistent with the RFP and California Public Contract Code §22164.

The price submitted with the proposal will be used for Best-Value evaluation. Any reﬁnements to pricing structure, including conﬁrmation of Lump Sum or GMP , will occur prior to contract execution. The Price Proposal Summary Sheet is intended to promote transparency in assumptions, allowances, and contingencies for evaluation purposes, and no revisions to the pricing forms are anticipated.

4. Design Basis and Bridging Documents
88 The City has not issued prescriptive bridging documents for this project. Conceptual or illustrative materials included in the RFP are non-binding and are provided solely to convey project objectives and constraints.

Proposals shall be developed based on the scope, performance requirements, and information provided in the RFP and its addenda. Proposers are responsible for developing their own complete design solutions consistent with the RFP .

Design consultants referenced in the concept design package or illustrative materials are not precluded from participating on Design-Build teams in response to this RFP , provided there is no organizational conﬂict of interest as deﬁned in the RFP .

5. Site Information, Reports, and Reliance
Certain site-related documents and reports may be made available by the City for informational purposes only. Proposers are responsible for independently verifying site conditions and for conducting any investigations necessary to support their design and pricing. No reliance on prior reports or documents is warranted unless expressly stated in the ﬁnal Design-Build Agreement.

Speciﬁc clariﬁcations include:
• Geotechnical Report: The geotechnical report prepared by Diaz Yourman & Associates dated April 4, 2014 is provided for informational purposes only.

Proposers are responsible for performing their own geotechnical investigations and developing appropriate assumptions, allowances, and risk mitigation measures. • ALTA Survey: Any ALTA survey made available is provided for informational purposes only. Proposers are responsible for conducting their own surveys and investigations. • Environmental Site Assessments: Existing Phase I and/or Phase II Environmental Site Assessment information, if any, is provided for informational purposes only.

Proposers must independently verify environmental conditions. • CEQA: The City has not issued a project-speciﬁc CEQA document for this procurement. Proposers are responsible for identifying applicable environmental review requirements.
• As-Built Drawings: The City has not issued site as-built drawings as part of this procurement.
89 • Temporary Parking Lot: Plans and documents related to the temporary parking lot east of the site are available under Procurement B2025-29. No additional documents will be provided.

6. Fees and Permits
The City will not charge itself internal City plan check or building permit fees for this project. However, fees charged by third-party agencies, including but not limited to utility providers, regulatory agencies, or other authorities having jurisdiction, may apply and shall be the responsibility of the Design-Build Contractor unless otherwise expressly stated in the RFP or ﬁnal Design-Build Agreement.

7. Owner’s Representative
The Owner’s Representative procurement under Procurement B225-28 is a separate solicitation from this Design-Build RFP . At this time, the City has not ﬁnalized selection of an Owner’s Representative. The selected Design-Build Contractor will coordinate with the City and the City’s designated representatives, including an Owner’s Representative if and when one is retained.

8. Procurement Schedule and Selection Process
The revised procurement schedule issued through Addendum No. 1 supersedes the schedule contained in the original RFP . No additional schedule addendum is anticipated at this time.

The City does not intend to conduct conﬁdential one-on-one meetings or proprietary discussions as part of the selection process. Proposals will be evaluated in accordance with the evaluation and selection procedures described in the RFP , including interviews if conducted.

9. Job Walk and Bid Bond
• Job Walk: Wednesday, February 11 at 10:00 a.m.
• Bid Bond: No, a bid bond is not required. However, the Performance, Labor and Materials bonds are required as per the RFP .
90 ADDENDUM NO. 4
Design-Build Parking Structure Project
This Addendum No. 4 is issued to clarify project requirements and respond to bidder inquiries. All other terms and conditions of the Request for Proposals remain unchanged.

1. Garage Doors
The City has elected not to include closed garage doors as part of the project scope. The proposed parking structure shall be designed and constructed without operable or enclosed garage doors, except where otherwise required by applicable code or expressly identiﬁed in the RFP documents.

2. As-Built Plans
The City will provide available as-built plans for the project site for reference purposes.

Due to ﬁle size limitations, the as-built drawings have been split into two (2) separate ﬁles. Proposers are responsible for reviewing both ﬁles in their entirety. The provided as- built documents are for reference only, and proposers remain responsible for ﬁeld veriﬁcation of existing conditions.

3. SharePoint Reference Materials (Mandatory Job Walk Attendees) The SharePoint link previously provided to proposers who attended the mandatory job walk will remain active for reference.

No additional ﬁles or documents will be added to the SharePoint site beyond those already provided. Proposers shall rely on the RFP , issued addenda, and the materials currently posted.

4. Clariﬁcation on Bidder Inquiries
The City has responded to bidder inquiries to the extent necessary to clarify scope, intent, and procurement requirements. Proposers are reminded that the Design-Build delivery method requires the exercise of professional judgment within the framework of the RFP . 91 Requests for speculative design decisions, assumptions beyond the RFP requirements, or repeated clariﬁcation of previously addressed items may not result in additional responses.

92 ADDENDUM 5
Pricing Proposal Submission Clarification
Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center Issued by: City of Torrance
Date: 03.19.26
RFP No.: B2026-31

NOTICE TO PROPOSERS
This Addendum is issued to clarify the requirements related to pricing proposal submission for this Request for Proposals (RFP).

1. CLARIFIED PRICING PROPOSAL REQUIREMENTS
The RFP is hereby modified as follows:
• Pricing proposals are NOT required at the time of initial proposal submission. • The initial proposal shall consist of technical qualifications and other required submittal components only, as outlined in the RFP.

2. SHORTLISTED FIRMS – PRICING SUBMITTAL
• Only shortlisted (finalist) firms will be invited to submit a pricing proposal. • Shortlisted firms will be notified by the City following completion of the initial evaluation phase.

3. PRICING PROPOSAL SUBMISSION PROCESS
• Pricing proposals shall be submitted as part of the finalist interview process. • Detailed instructions regarding pricing format, requirements, and submission procedures have been previously provided via prior addendum and shall apply to shortlisted firms at that time.

93 4. BID BOND REQUIREMENT
• Bid security is not required with initial proposal submissions. • A bid bond in the amount of ten percent (10%) of the proposed price shall be required from shortlisted (finalist) firms at the time of pricing proposal submission. • The bid bond shall be submitted in a form acceptable to the City and issued by a surety authorized to conduct business in the State of California. • Failure to provide the required bid bond at the time of pricing submission may render the pricing proposal non-responsive.
• The bid bond shall guarantee that the proposer will enter into a contract with the City and furnish required performance and payment bonds if selected for award. • Return of Bid Security: Bid security will be returned after the contract has been awarded.

Notwithstanding the preceding, if a Proposer fails or refuses, within 10 days after receipt of Notice of Selection, to sign the Agreement, or submit to CITY all of the items required by the RFP Documents, the CITY will retain the Proposer’s bid security. If the bid security is in the form of a Bid Bond, the bid security will be retained until the CITY has been appropriately compensated.

5. EVALUATION PROCESS CLARIFICATION
• Initial evaluations will be based solely on qualifications, technical approach, and other non-price factors.
• Pricing will be considered only during the finalist phase as part of the overall selection process.

6. NO OTHER CHANGES
Except as expressly modified herein, all other terms and conditions of the RFP remain unchanged.

7. ACKNOWLEDGMENT
Proposers shall acknowledge receipt of this Addendum in their proposal submission.

END OF ADDENDUM 5

94 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 16 EXHIBIT 2

PERFORMANCE STANDARDS AND OPERATIONAL REQUIREMENTS

95 EXHIBIT 2

Performance Standards and Operational Requirements
Design-Builder shall design and construct the Project to satisfy the following minimum performance standards and operational requirements. Compliance shall be demonstrated through calculations, design narratives, product submittals, commissioning activities, testing, inspections, field verification, and other documentation reasonably required by Owner.

Where specific numeric thresholds are not expressly identified, Design-Builder shall propose measurable performance criteria for Owner review and approval during design development and prior to final acceptance into the Contract Documents.

1. Structural and Seismic Performance
• Structure shall comply with all applicable seismic design requirements. • Facility shall remain stable and not collapse following a major seismic event. • Structural systems shall be designed to allow reasonable repair following the design-level seismic event.
• Critical systems and designated access areas shall remain operational for emergency use to the extent required by the Contract Documents. • Compliance may be demonstrated through structural calculations, seismic design narratives, peer review, inspections, and applicable testing.

2. Security and Life Safety
• CCTV systems shall provide continuous coverage of parking areas, pedestrian pathways, stairwells, elevators, entrances, exits, and other designated areas. • Blue-light emergency communication devices shall be installed at locations meeting Owner-approved coverage requirements.
• Design shall minimize blind spots and concealed areas and incorporate Crime Prevention Through Environmental Design (CPTED) principles. • Minimum lighting levels shall comply with Owner standards and applicable industry recommendations.
• Compliance may be demonstrated through CCTV coverage plans, photometric studies, security narratives, field testing, and commissioning.

3. Operational Technology Systems
96 • Facility shall support parking guidance systems, occupancy monitoring systems, and real-time utilization monitoring capabilities.
• Design shall accommodate License Plate Recognition (LPR) systems and mobile payment integration.
• Operational technology systems shall be designed for future interoperability and expansion capability.
• Compliance may be demonstrated through system architecture diagrams, operational demonstrations, commissioning reports, integration testing, and software validation.

4. Durability and Corrosion Protection
• Design shall account for chloride exposure and coastal environmental conditions, as applicable.
• Corrosion mitigation measures may include epoxy-coated reinforcing steel, stainless reinforcing steel, corrosion inhibitors, increased concrete cover, silica fume concrete, low-permeability concrete, and waterproof traffic coatings, as appropriate for the Project conditions.
• Facility shall be designed for long-term durability with a target service life of fifty (50) to seventy-five (75) years.
• Compliance may be demonstrated through material testing, mix designs, service- life modeling, product submittals, inspections, and durability calculations.

5. Photovoltaic (PV) Readiness
• Structure shall include reserve structural capacity for future photovoltaic installations.
• Design shall incorporate conduit pathways, inverter space allocation, and reasonable electrical expansion capability to accommodate future PV systems. • Compliance may be demonstrated through structural calculations, electrical studies, equipment layouts, and future capacity analyses.

6. Electric Vehicle (EV) Infrastructure
• Facility shall accommodate future EV charging expansion for approximately twenty percent (20%) to fifty percent (50%) of parking spaces, as directed by Owner. 97 • Electrical systems shall incorporate load management capability and account for future expansion capacity.
• Design shall account for applicable utility coordination requirements, including Southern California Edison Rule 29 requirements.
• Compliance may be demonstrated through electrical load studies, conduit plans, panel schedules, utility coordination documentation, and commissioning activities.

7. Traffic Flow and Throughput
• Design shall accommodate anticipated traffic volumes without unreasonable congestion or operational delays.
• Parking ingress and egress systems shall support efficient circulation during peak demand periods.
• Maximum vehicle queue lengths shall not extend into adjacent public rights-of-way unless otherwise approved by Owner.
• Transaction processing times and throughput assumptions shall be identified during design development.
• Compliance may be demonstrated through traffic studies, queueing analyses, simulations, operational modeling, and post-installation testing.

8. General Performance Verification
• Design-Builder shall provide all documentation necessary to demonstrate compliance with the performance standards identified herein. • Owner review or acceptance of performance-related submittals shall not relieve Design-Builder of responsibility for achieving the required performance outcomes. • Final acceptance may be conditioned upon successful completion of testing, commissioning, demonstrations, inspections, and operational verification activities required by the Contract Documents.

98 City of Torrance Standard Form of Agreement Between Owner and Design-Builder Page 17

EXHIBIT 3

DESIGN-BUILDER PROPOSAL

99 CITY OF TORRANCE
Torrance Regional
Transit Center
Parking Structure
M cCARTHY | IPD − RFP RESPONSE
March 27, 2026
EXHIBIT 3
100
McCarthy | IPD

TRTC Parking Structure | 2
515 S Flower Street, Suite 3600

Los Angeles, CA 90071
(213) 655 -1100
mccarthy.com
March 27, 2026
City of Torrance – General Services Department
3031 Torrance Boulevard
Torrance, CA 90503
ATTN:

Milton Sanabria, Administrative Services Manager
RE:

Proposal for Design-Build Construction of the TRTC Parking Structure Dear Mr. Sanabria and Members of the Selection Committee, McCarthy Building Companies, Inc. respectfully submits this proposal for the design-build construction of the multi-level parking structure at the Torrance Regional Transit Center (TRTC).

We listened carefully during the pre-bid meeting and site walk. We heard the City's pride in what Phase 1 has become — the iconic canopy, the plaza, the wavy wall — and we understood that the new parking structure must honor that investment, not overshadow it. Our design philosophy is simple: complement, don't compete.

McCarthy's IPD team brings a proven record of delivering complex, high-value public-sector design-build transit and parking projects, reflected in our current Net Promoter Score of 85% — an exceptional rating. Our team's portfolio includes successful collaborations in the City of Torrance, such as Torrance Memorial Medical Center and our active project at the Water Replenishment District — Torrance Groundwater Desalter Expansion, where we've facilitated streamlined permitting and robust stakeholder engagement. We have unparalleled experience building parking facilities for public agencies, with active parking structures currently underway in Fontana, the County of Los Angeles, and the City of Ontario. We understand the responsibility of utilizing public time and budget wisely to deliver a structure that will maximize community benefit and last for years to come.

McCarthy | IPD is uniquely prepared to deliver on the City's priorities:

1. OPTIMIZED PARKING CAPACITY & FUTURE GROWTH — 1,000 full-size stalls within the 40-foot height limit, with the east parcel preserved for Phase 2.

2. SEAMLESS DESIGN INTEGRATION — A purposeful southeast notch in the garage massing gives breathing room to the Phase 1 canopy and plaza, keeping them as the campus focal point.

3. PROVEN DESIGN-BUILD EXPERTISE & RISK MITIGATION — Self-perform concrete, advanced subsurface mapping, and early wetland/utility validation reduce risk before the first pour.

4. ON-TIME, ON-BUDGET DELIVERY — Substantial completion targeted for early October 2027, three months ahead of the City's year-end deadline and well before the 2028 Olympics.

5. ZERO DISRUPTION TO ACTIVE TRTC OPERATIONS — Eccentric strip footings along the bus lane and all utilities routed along W. 208th Street mean no construction work crosses existing TRTC infrastructure.

The McCarthy | IPD team appreciates this opportunity and looks forward to helping the City of Torrance achieve its transit and mobility vision.

Sincerely,
Michael Kim
Senior Vice President | McCarthy Building Companies, Inc. 101

TRTC Parking Structure | 3
Table of Contents
00 Executive Summary
01 Technical Approach & Project Understanding
02 Key Personnel & Team Qualiﬁcations
03 Relevant Project Experience
04 Project Controls, Schedule & Risk Management
05 Design Quality, Sustainability & Innovation
Appendix 1 Section 11 - Company Information /
Addenda Acknowledgment
Appendix 2 Drawings
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McCarthy | IPD

TRTC Parking Structure | 4
Executive Summary
The McCarthy | IPD Design-Build team is honored to submit our proposal for the new multi-level parking structure at the Torrance Regional Transit Center (TRTC). Our approach is organized directly around the City's key priorities: maximizing parking capacity, maintaining safe transit operations, extending the architectural character of Phase 1, integrating future- ready sustainability infrastructure, and delivering a cost-effective project ahead of schedule.

A DESIGN THAT PROTECTS WHAT TORRANCE BUILT
Every design decision in this proposal starts from one principle: the Phase 1 transit center — its canopy, plaza, terrazzo lobby, and wavy wall — remains the visual and functional heart of the TRTC campus. Our approach ensures the new parking structure enhances that investment rather than competing with it.

Key design decisions and their benefits to the City:

» SOUTHEAST MASSING NOTCH : Through our
analysis of pedestrian flow, Phase 1 sightlines, and
future east-parcel flexibility, McCarthy | IPD proactively notched the southeast corner of the garage. This
creates breathing room around the iconic canopy
and plaza — preserving the campus experience while
opening space for a welcoming pedestrian transition
between the two structures.

» OUTBOARDED ELEVATOR AND STAIRS : Positioning
vertical circulation outside the garage footprint
delivers the most efficient structural layout while
creating safer, separated pedestrian pathways.

» ECCENTRIC STRIP FOOTINGS (West Side):

Foundation design along the bus access road
eliminates any construction work within the active
bus lane — zero disruption to transit operations at any point during the project.

» ALL UTILITIES ROUTED ALONG W. 208TH STREET :

By keeping every new utility connection on the north
side of the structure, we avoid crossing or disturbing
existing TRTC facilities, hardscape, and underground
infrastructure.
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TRTC Parking Structure | 5
Capacity & Functionality
The proposed structure provides 1,000 full-size stalls (no compact stalls in the base bid) across four levels within the 40-foot height limit — without exceeding entitlements.

The design balances current utilization with anticipated ridership growth, special-event demand (SoFi, Hollywood Bowl, and future Dodger service), and future Phase 2
development on the east parcel. Compact stalls can be
explored post-award to increase capacity further, pending Planning Director approval per Torrance Municipal Code
Section 93.4.24.

Schedule Confidence
Our schedule targets substantial completion in
early October 2027 — 3 MONTHS AHEAD of
the City's year-end deadline and well in advance
of the Spring 2028 operational readiness target.

This buffer accounts for weather and unforeseen
conditions while ensuring the facility is fully operational before the 2028 Olympics. Selecting any combination
of alternates — including enhanced façade treatments,
expanded EVSE, or PV canopy — has zero impact on the
design or construction schedule.

Sustainability — Future-Ready from Day 1
EV-ready, PV-ready, and LID-responsive infrastructure is embedded in the base scope, with additional capacity
offered as clear alternates. Existing EV chargers are
carefully removed and stored to maintain grant compliance.

The garage is designed so that future solar canopy
installation or expanded EV charging requires no disruptive retrofit. For detailed sustainability strategies, see Tab 5.

Integrated Team &
Self-Perform Advantage
Our integrated design-build team combines McCarthy's
self-perform concrete, civil, and subsurface mapping
capabilities with IPD (architect of record), JWSE
(structural engineer of record), Latitude 33 (civil engineer of record), and Urban Land Studio (landscape architect
of record). McCarthy and IPD have collaborated on more
than 60 projects valued at over $1.6 billion. McCarthy has completed 200+ parking projects totaling more than $2
billion in Southern California.

We are the only self-performing general contractor using the ClientFeedbackTool (CFT) to measure and improve
client satisfaction across every project phase. For parking structure projects in Southern California, our clients have given us an average score of 6.5 out of 7.

Through our research, we learned that the protected wetland west of the project is one of only two known locations where the Southern tarplant, a rare, threatened species, still grows.

What stood out about this plant is its resilience: it thrives in the toughest conditions (alkaline soils, intense heat, prolonged drought) and blooms late in the season, long after everything else has stopped, providing critical value exactly when it's needed most.

These qualities are reflected by our team. McCarthy | IPD's design-build approach is built to perform under pressure, adapt, preserve, and bring the most value when the challenges are greatest.

You'll find the tarplant woven throughout this proposal, not just as a nod to the site's ecology, but as a symbol of how our resilient team and innovative design will bring value to City of Torrance.

SOUTHERN TARPLANT
104
01 Technical Approach &
Project Understanding
Westfield UTC / SANDAG / MCTC Parking Structure
San Diego, CA
01 Technical Approach &
Project Understanding
Understanding of the project objectives, site constraints, TRTC operations, constructability, sustainability (EV/PV/LID), and overall delivery strategy.

Westfield UTC / SANDAG / MCTC Parking Structure
San Diego, CA
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Technical Approach & Project Understanding
TRTC Parking Structure | 7

PROJECT OBJECTIVES
We understand the City’s primary objectives for the TRTC Parking Structure are to:

» MAXIMIZE PARKING SUPPLY: Provide a highly
efficient, right-sized structure in the range of 600–
1,000 stalls, with a clear owner preference to reach as close to 1,000 stalls as efficiently as possible without exceeding entitlement or height constraints.

» MAINTAIN ONGOING TRTC OPERATIONS:

Ensure continuous bus, shuttle, and passenger
operations with safe, clearly signed temporary routes
and staging, recognizing TRTC’s role as a regional hub
(including event shuttles to SoFi Stadium, Hollywood
Bowl, and future destinations).

» DELIVER SUSTAINABLE MOBILITY AND
STORMWATER PERFORMANCE: Provide EV and PV-
ready infrastructure in compliance with all applicable
building codes within the base scope of work
with additional capacity options. Salvage existing
EV chargers and site lighting for reuse. Respond
thoughtfully to on-site wetland conditions through LID
and habitat-sensitive design.

» MEET SCHEDULE AND FUNDING TARGETS:

Achieve completion by the end of 2027. Our schedule
proposes completion of the project in early October
2027 to allow buffers for weather and unforeseen
circumstances. We are committed to an expedited
turnover to allow the facility to become operational
immediately after substantial completion and functioning at maximum capacity in time for the 2028 Olympics.

» EXTEND PHASE 1 DESIGN LANGUAGE: Carry
forward the high-quality aesthetic of the existing
center, particularly design language and materiality,
without generic “anywhere” parking architecture. The
new structure must respect the Phase 1 canopy and
roundabout as the visual and functional focal point.

» SUPPORT FUTURE GROWTH AND PHASE 2:

Align the structure’s massing, circulation, and utilities with anticipated development on the east parcel and
the broader TRTC Master Plan, including potential
retail and other transit-supportive uses.

We've outlined our Technical
Approach & Project Understanding
into a few key elements:

» PROJECT OBJECTIVES

» DESIGN STRATEGY

» SITE, CONTEXT, AND

CONSTRAINTS

» TRTC OPERATIONS,

CONSTRUCTABILITY, AND

PHASING

» SUSTAINABILITY APPROACH

» OVERALL DELIVERY

STRATEGY

» UNPARALLELED PARKING

EXPERIENCE

» INNOVATION IN SAFETY
Technical Approach & Project Understanding

SOUTH PERSPECTIVE
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Technical Approach & Project Understanding
TRTC Parking Structure | 8

DESIGN STRATEGY
Guiding Design Philosophy
Our integrated design strategy is driven by three City priorities: protecting and elevating the existing Phase 1 transit center, maximizing functional, code-compliant parking at 1,000-stall capacity, and creating a durable, sustainable public asset aligned with City standards — all delivered within the 40-foot height limit and December 2027 deadline.

Campus Siting & Architectural Strategy
The garage massing is notched at the southeast corner to preserve breathing room around the iconic Phase 1 canopy, plaza roundabout, and wavy wall — ensuring these features remain the visual focal point of the campus. The elevator and stairs are outboarded from the structure, creating the most efficient garage footprint while providing safer pedestrian separation, unobstructed views toward Phase 1, and a glass-backed elevator experience overlooking the campus. The east parcel edge is preserved for future Phase 2 transit-supportive uses.

Architectural treatments integrate with Phase 1 rather than compete with it — featuring horizontal massing and compatible color palettes, articulated façades with screening that reduce perceived bulk and convey movement, and transparent, well-lit vertical circulation cores aligned with established pedestrian desire lines.

A rich material palette — corrugated metal panels, ACM in grey and brown tones, painted concrete, storefront glazing, tile with accent banding, and perforated metal panels with City branding — extends the TRTC design language. Enhanced façade alternates can be delivered with no impact to the December 2027 deadline, giving the City flexibility to upgrade aesthetics.

ENTRY VIEW
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McCarthy | IPD
Technical Approach & Project Understanding
TRTC Parking Structure | 9
Functional Capacity & User Experience
The base bid delivers 1,000 full-size stalls with zero
compact stalls, maximizing user comfort with an option
for compacts post-award to increase count. Efficient, long- span bays maximize stall count and reduce columns in drive aisles. The ramp is located on the west side, away from pedestrians and future development for improved visibility and wayfinding at end of this sentence. A fully parked
on ramp maintains optimal parking space efficiency and
removes potential dead-space areas. Ground-level features include a ticketed structure with gate arms and pay-on- foot stations for revenue control and event parking support (e.g., SoFi and Hollywood Bowl shuttles). Crime Prevention Through Environmental Design (CPTED)-informed entries
with strong sightlines, generous lighting, and intuitive wayfinding tie directly into existing campus paths.

Structural System — Built for 75 Years
A conventionally reinforced cast-in-place concrete
system with long-span bays delivers a 75-year structural life. The moment frame system maximizes clear views,
reduces perceived bulk, and enhances passive safety.

Seismic design meets CBC and local criteria, while
durable detailing — high-quality concrete mixes (including low-carbon options), corrosion-resistant reinforcement, and expansion joints — addresses the coastal-influenced, high-use environment. Roof framing is sized and detailed to support future PV canopies without retrofit. McCarthy's self-perform concrete capabilities ensure tight quality control over formwork, reinforcement, and finishing.

Civil, LID & Stormwater Strategy
The ground floor is contoured to existing grade,
eliminating retaining walls and minimizing earthwork
and water intrusion risk. ADA universal accessibility is maintained around the entire structure and to the adjacent surface lot — no stairs or railing required. Stormwater treatment integrates into the adjacent east parcel surface lot by tying into the existing LID underground basin,
maximizing use of existing infrastructure.

All utilities are routed along W. 208th Street to
avoid disruption to existing TRTC facilities, and
eccentric strip footings on the west side mean
zero construction work in the bus access road —
uninterrupted transit operations .

Native and drought-tolerant landscape design supports
biodiversity and complements the site's existing
ecological character, including nearby wetlands.

Electrical, EV-Ready & PV-Ready
Infrastructure
The design is future-ready from Day 1 — conduit,
raceways, panel capacity, and stub-ups meet or exceed
CALGreen EV requirements with phased capacity to
expand charging without disruptive reconfiguration.

Existing grant-funded EV chargers are preserved and
temporarily relocated during construction. The structure and electrical system are PV-ready with structural
allowances and interconnection provisions for future
solar canopies, designed with support from McCarthy's
renewable energy group (over a gigawatt of solar and
storage delivered nationally). All-LED lighting with smart controls (occupancy sensors, daylight sensors, time-
based scheduling) and dark-sky–compliant exterior
fixtures reduce energy use while ensuring safety.

Innovation & Constructability
Advanced BIM and subsurface utility modeling enable
clash detection and schedule visualization, avoiding
unforeseen conditions adjacent to active bus circulation and wetlands. Prefabrication and modularization are
evaluated for stairs, façade modules, and MEP assemblies — reducing waste, compressing schedules, and improving
quality. McCarthy's self-perform concrete and disciplined logistics planning control critical-path activities, and recent work with the City of Torrance streamlines coordination and approvals, reducing risk to schedule and budget.

PLAZA VIEW
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Technical Approach & Project Understanding
TRTC Parking Structure | 10

SITE, CONTEXT, AND CONSTRAINTS
The Transit Center site at 465 Crenshaw Boulevard is a constrained, fully operational multi-modal campus with bus bays, passenger areas, surface parking, and support facilities. Key site and contextual constraints include:

Active Operations and Circulation
» Challenge 1: An active bus route immediately west
of the proposed garage footprint, requiring careful
protection of bus circulation and safe separation
between construction and transit users.

» Challenge 2: Continuous access needs for buses,
emergency vehicles, staff, and riders throughout
construction.

» Solution: McCarthy has prepared a detailed logistics
plan that respects all site users and project constraints and maintains functionality.

Limited Staging and Laydown
» Challenge 1: Tight site limits and shared use of
adjacent parcels for future Phase 2 improvements and
temporary parking.

» Challenge 2: The current procurement plan includes
the completion of the east lot ahead of the start of the parking structure completion. This includes installation of the retention basin to handle the current water on
the site. This lot has the potential to impact the parking structure foundation footprint and utility connections.

» Solution: McCarthy and our design partners have
identified critical utility locations and foundation profiles to address these issues with TRTC on day one of design.

Wetlands and Ecology
» Challenge 1: Noticeable wetland conditions, including habitat for frogs, butterflies, and wildflowers on the
north side of the existing staging parcel.

» Challenge 2: These natural features present both
constraints and a design opportunity to tell a unique
story and integrate LID and habitat-sensitive strategies.

» Solution: McCarthy has a robust environmental
compliance team and project start-up process to
ensure that we take the upmost care and respect for
our communities that we are building in.

Architectural and Spatial Relationships
» Challenge: The Phase 1 transit canopy, plaza, and
wavy wall are iconic and must remain visually
prominent and unobstructed. Site planning will
respect the active bus operations immediately west
of the site and the planned temporary lot and future
development on the east parcel, while notching the
garage massing toward the Southeast to protect and
give “breathing room” to the iconic Phase 1 canopy,
wavy wall, and roundabout plaza experience, rather
than crowding or diminishing it. The architectural
finishes are durable, low-maintenance, and
appropriate for a transit facility, and we have proposed several architectural enhancements as a value-add,
giving City of Torrance flexibility and agency on how
to maximize the project value.

» Solution: Southeast notch in garage massing
separates structures so garage does not crowd nor
compete with Phase 1 canopy, creates space for a
covered walkway with enhancements that form a
seamless pedestrian connection to Phase 1 areas
focal point with no visual competition.

Utilities and Survey
» Challenge: Existing utilities (power, telecom, water, storm) and future campus services must be mapped,
protected, and integrated with the new structure. A
detailed survey is required early to confirm parcel
limits, setbacks, and easements and to inform an
efficient and constructible layout.

» Solution: McCarthy's in-house mapping team
will conduct on site investigations prior to design
completion to provide the most detailed information
to our design partners to mitigate any unknowns
during construction.
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TRTC Parking Structure | 11

TRTC OPERATIONS, CONSTRUCTABILITY, & PHASING STRATEGY
Maintaining safe, uninterrupted TRTC operations is central to our technical approach. We will develop a constructability and phasing plan that minimizes disruption while achieving schedule milestones and optimizing cost.

MAIN ENTRY VIEW FROM PLAZA
Operational Protection Principles
Our construction planning will prioritize:

UNINTERRUPTED BUS & SHUTTLE
SERVICE: Maintain reliable access to
bus bays and layover areas, with phased
barricades, clear detours, and off-peak work
windows where appropriate.

SAFE PEDESTRIAN CIRCULATION:

Provide ADA-compliant, clearly signed
temporary paths, protection, and wayfinding
for riders, staff, and visitors at all times.

COMMUNITY & TRAFFIC MANAGEMENT :

Limit construction traffic, noise, and dust
impacts on adjacent businesses, residents,
and regional mobility through coordinated
logistics and proactive communication.

SEPARATED CONSTRUCTION ZONES:

Use fencing, barriers, and controlled access
points to separate construction from
operations, supported by site-specific safety
plans and toolbox talks focused on working
within a live transit environment.
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Phased Construction Approach
Our preliminary phasing concept is:

1. PRE-MOBILIZATION AND SITE PREPARATION

» Perform detailed survey and advanced underground
utility mapping.

» Confirm construction boundaries, access points,
interim bus circulation, and pedestrian routes in
coordination with TRTC operations, Fire, and City staff.

2. ENABLING AND TEMPORARY WORKS

» Install temporary barriers, protection, and wayfinding to segregate work zones.

» Execute initial grading, drainage improvements, and
utility relocations/adjustments, with special attention to wet areas and habitat preservation.

3. LOGISTICS APPROACH

» Just-in-Time Deliveries and Coordinated Routing:

Materials arrive only when needed, minimizing on-site
storage and site congestion. Deliveries are scheduled
during off-peak hours and routed to avoid conflicts
with bus operations, with logistics modeled in BIM
and updated continuously as site conditions and
TRTC needs evolve.

» Strategic Pumping and Hoisting Locations: Pump
locations and concrete truck staging are coordinated
to negate impacts to facility operations, with high-
impact activities scheduled outside peak transit and
special-event windows.

» Daily superintendent check-ins with TRTC staff
ensure real-time alignment on logistics, while off-
site prefabrication further reduces equipment
mobilizations near active bus areas.

4. VERTICAL CIRCULATION AND MEP INTEGRATION

» Install stair towers, elevator core, and main MEP
infrastructure in locations to best support pedestrian
and vehicle circulation.

» Rough-in EV-ready raceways, panel capacity, and PV-
ready pathways in parallel with structure to avoid later disruptions.

5. ARCHITECTURAL, SITE, AND INTERFACE WORK

» Construct façades, guardrails, and architectural
features that align with and extend the Phase 1
language rather than emulate a generic garage.

» Implement striping, signage, CCTV, and wayfinding
coordinated with TRTC’s existing AV/IT and security
systems.

» Integrate landscaping and site elements that reinforce the campus identity and acknowledge nearby
wetlands and habitat.

6. TESTING, COMMISSIONING, AND HANDOVER

» Commission life-safety, lighting, security, and access control systems.

» Provide user training for City staff, deliver comprehensive as-builts, and support a structured walk-through to
verify performance and operational readiness.

» Ensure a seamless turnover to the end users and
have immediate engagement from our team for any
warranty issues that arise.

Throughout construction, we will
analyze opportunities for partial or
early turnover of completed areas if
beneficial to TRTC operations, without
compromising safety or efficiency.
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SUSTAINABILITY APPROACH
Compliance with CALGreen and
City of Torrance Standards
Sustainability is embedded across planning, design,
construction, and operations, with a commitment to
meet and, where practical, exceed CALGreen and City of
Torrance requirements for public parking facilities.

Key commitments include:

» Full compliance with CALGreen mandatory measures
relevant to parking structures—covering energy
efficiency, water conservation, material emissions,
and waste management.

» Adherence to City environmental, building, fire, and
accessibility ordinances, coordinated through close
engagement with Building & Safety, Planning, and Fire
Departments.

» A project-specific Site Environmental Management
Plan to track commitments, metrics, and training,
ensuring consistent execution in the field.

Landscape design uses native and drought-tolerant plant palettes that support biodiversity, reduce irrigation demand, and complement the site’s existing ecological character.

EV and PV Readiness Enhancements
The project’s EV and PV readiness strategy is calibrated to the City’s current objectives and future mobility vision:

» Meets or exceeds CALGreen EV requirements with
clearly documented EV-capable and EVCS with EVSE
stalls, including accessible EV stalls.

» Provides phased capacity in electrical infrastructure to expand EV charging without disruptive
reconfiguration or overbuilding in the initial phase.

» Delivers a PV-ready structure and electrical system
designed with support from McCarthy’s renewable
energy group, drawing on national experience
delivering over a gigawatt of solar and storage projects.

These features ensure the garage will remain compatible with emerging technologies and policy goals over its 75- year life, even as EV adoption, transit patterns, and energy strategies evolve.

Materials, Energy, and Lifecycle
Performance
The project pursues low-carbon, durable materials and
high-efficiency systems to reduce lifecycle cost and
environmental impact:

» Low-VOC coatings, adhesives, and finishes to protect
occupant and worker health, in line with CALGreen
requirements.

» Concrete mixes optimized for both strength and
reduced embodied carbon, leveraging McCarthy’s
self-perform expertise and mixture modeling.

» Recycled-content and regionally sourced materials
where acceptable to the City, including reinforcing
steel, aggregates, and landscape materials.

» Long-life assemblies and corrosion-resistant details
that reduce replacement frequency and disruptions,
lowering total cost of ownership.

Performance Measurement and
Continuous Improvement
To ensure that sustainability measures deliver intended outcomes, the team will:

» Maintain a project-specific sustainability plan that
consolidates CALGreen, City, and project goals (EV/
PV readiness, energy, materials) into measurable
commitments.

Innovation through Parksmart:

McCarthy will provide Parksmart certification for
the TRTC Parking Structure at no additional cost to
the City. As the builder of the first-ever Parksmart-
certified parking garage in the United States, McCarthy integrates Parksmart strategies from early planning
through construction — optimizing energy efficiency,
lighting, ventilation, innovative practices, and operational performance without adding cost to the project.

Our team includes in-house Parksmart Advisors who
embed certification requirements directly into the design and construction process, eliminating the need for
costly retrofits or add-on sustainability consultants. By leveraging our portfolio of over 200 completed parking
structures and proven sustainability frameworks,
we will pursue Parksmart certification as a standard
component of our design-build delivery, reducing long-
term operational costs and future-proofing the facility for the City of Torrance — all within the base proposal. 112
Technical Approach & Project Understanding

OVERALL TECHNICAL AND DELIVERY STRATEGY
Our technical approach is a fully integrated, collaborative design-build solution that emphasizes flexibility, innovation, and operational resilience.

Integrated Design-Build and
Preconstruction
» DESIGN-BUILD INTEGRATION : Facilitate early and
continuous collaboration amongst the McCarthy
& IPD team, City reviewers, TRTC operations,
and key stakeholders through regular design and
constructability workshops. This will expedite the
design submission into the City and ensure minimal
review comments and full stakeholder buy-in.

» RISK-INFORMED DESIGN : Maintain a living risk
register focused on design decisions, schedule,
permitting and material lead times.

Self-Perform Expertise
» CONCRETE: Utilize McCarthy’s self-perform
capabilities for major concrete work to enhance
control of quality, schedule, and cost and to support
aggressive milestones tied to end-of-2027 completion
and spring 2028 operational readiness.

» ADVANCED UNDERGROUND MAPPING: Deploy
advanced subsurface utility engineering and mapping
to reduce unforeseen conflicts, and sharpen both
schedule and cost predictability. This is completed
early in design and preliminary documents have
already been created.

» CIVIL: McCarthy's in-house expertise installing utilities and critical digs spans years of lessons learned and
practice in challenging locations. This will help drive the commitment to not interrupt current facility operations.

Schedule and Delivery Strategy
» Anchor the project schedule around the City’s desired completion by the end of 2027, aligned with funding,
regional events, and the broader mobility network.

Commitment to delivering the project three months
sooner than the required deadline.

» Use schedule risk management tools—float monitoring,
resource leveling, alternate work windows, and
contingency plans—to protect the critical path and
respond to unexpected site or weather conditions,
including wet periods affecting staging and earthwork.

» Align procurement, permitting, and major trade award
timelines with design milestones to maintain cost
certainty and avoid late design changes.

» Planning has been developed and optimized
personally by seasoned Superintendent Steve Finley
using extensive Parking Structure experience and
comparing against an extensive database of historical
schedule data.

Safety, Accessibility, and Security
» Design and construct the facility to meet or exceed
ADA, CBC, CALGreen, CPTED, and applicable fire-life
safety standards.

» Provide multiple accessible routes, clear vertical circulation, and user-friendly interfaces for riders and staff.

» McCarthy drives safety leadership with industry-best
practices and innovative solutions implemented
across every project.

SELF-PERFORM CAPABILITIES
McCarthy has a long, successful history as a self-performing general contractor. Our ability to self-perform coupled with flexible delivery builds trust with owners and allows us to begin construction prior to 100% design completion. Our self- perform capabilities include:

EARTHWORK

AND UTILITIES

GENERAL LABOR

AND SPECIALTIES
EXTERIOR FAÇADE

INSTALLATION

MASS TIMBER/CLT

AND STEEL ERECTION

PROCESS PIPING

AND WELDING DUCTWORK

CONCRETE

EQUIPMENT

INSTALLATION

BIM/VDC

TECHNOLOGY

SELECTIVE

DEMOLITION

CRANE HOISTING

AND RIGGING

CONVEYING

SYSTEMS

CARPENTRY

SELF-PERFORM SCOPES FOR TRTC PROJECT
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TRTC Parking Structure | 15

SELF-PERFORM HIGHLIGHTS

GREATER
SAFETY

GREATER

EFFICIENCY
COST

CERTAINTY

PROJECT

CERTAINTY
HIGHER

QUALITY
SELF-PERFORM : 5 Advantages
TRTC Parking Structure | 15McCarthy | IPD
For every dollar invested subsurface utility
mapping on previous projects, Owners have seen
average savings of $4.62 in avoided costs.

VALUE TO YOU: No lost time due to unforeseen
conditions.

Site Utilities, Earthwork, and Grading
McCarthy’s integrated teams leverage advanced
equipment, in-house utility mapping, and expert crews
to accelerate site preparation. This direct control
over sequencing, quality, and safety enables rapid
identification and resolution of subsurface challenges, minimizes coordination delays, and ensures critical path activities remain on schedule. The result is a faster, more predictable project delivery, reduced risk of unforeseen conditions, and superior integration of site infrastructure.

Subsurface Utility Mapping
Subsurface utility mapping and site utilities handled by McCarthy’s own teams offer the City added peace of
mind in managing existing underground conditions and
integrating new infrastructure. This in-house control
significantly reduces the risk of unforeseen conflicts, delays, or shutdowns, which is especially critical when working with a 24/7 medical environment.

For this project, our Mapping team has already
created a Subsurface Utility Map to verify
there are indeed no existing utilities that would
significantly impact our construction schedule.

Case Study —

ONTARIO CITY HALL PARKING STRUCTURE D
A $1.5 million site utility package to support the relocation of essential infrastructure in preparation of future development.

The team ensured the site was ready for new construction while minimizing disruptions to surrounding operations.

The project involved the removal and cut-and-cap of the existing storm drain line, along with the relocation of key utilities, including the storm drain, ductile iron pipe (DIP) water line, and electrical duct bank. In addition to this make-ready work, McCarthy installed new utility systems to support the development of a parking structure. This comprehensive effort included the integration of fire water, storm drain, irrigation water, and domestic water systems, enhancing the overall functionality and sustainability of the site, and laying the foundation for long-term operational efficiency.

SUBSURFACE UTILITY MAP FOR TRTC SITE
114
Technical Approach & Project Understanding
We have the experience, geographic
reach and in-house technical expertise
to handle any parking structure
you can imagine. Our ability to self-
perform translates into direct cost,
quality and schedule benefits for you.

We understand the importance of a well-functioning, user-friendly parking environment to the overall success of your business or institution. Safety, attractiveness, circulation, operating cost-effectiveness and a structure that’s built to last all matter to your success.

From preconstruction to project completion, McCarthy provides unparalleled insights to help you give customers, clients and employees the perfect parking spot every time.

Parking structures are a core competency within McCarthy’s Southern California Region. Our leadership team has assembled an experienced team of office and field professionals who are solely dedicated to the design and construction of parking structures. Coupled with McCarthy’s extensive investment in forming systems, craft labor training, systems development, and strong industry relationships with experienced design professionals, subcontractors and suppliers, McCarthy is able to deliver efficient, cost-effective and long lasting parking structures to our clients.

TRTC Parking Structure | 16McCarthy | IPD

UNPARALLELED PARKING EXPERTISE
Scan or Click HERE
to learn more about
McCarthy’s Parking Expertise.

Since the advent of
the modern parking
structure in the 1960s,
McCarthy has built over
300,000 parking spaces,
totaling more than $2
billion in completed
parking projects.

WebsiteVideo

AGUA CALIENTE CALLE ENCILIA

PARKING STRUCTURE
115
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TRTC Parking Structure | 17

CONCLUSION
The TRTC Parking Structure is a pivotal investment in
Torrance’s transit network and community infrastructure.

McCarthy and our partners will deliver a facility that:

» Meets immediate parking and operational needs by
providing 1,000 stalls.

» Preserves and elevates the architectural character of the existing Transit Center.

» Integrates EV- and PV-ready infrastructure and
LID strategies that respond to real site conditions,
including wetlands and habitat.

» Protects continuous, safe transit operations during
construction through disciplined phasing, self-
perform capabilities, and advanced planning.

» Provides a robust, flexible platform for future mobility technologies, Phase 2 development, and evolving
transit patterns.

INNOVATION IN SAFETY
Keep it Safe. Keep it Clean. Keep it Healthy.

A critical component of our Health and Safety Program is the emphasis of maintaining a clean and organized work environment to prevent injuries. The following best practices, listed below, will be implemented on the TRTC Parking Structure project to ensure the site remains both safe and clean throughout the construction phase.

ZERO TRASH ON THE GROUND
Trash cans in all areas, emptied promptly.

» Why: Clean jobsite, no campus litter.

MOVE IT WITH EASE
Use wheels, pallets, or dunnage for all items.

» Why: Easy movement, efficient workflow.

CORD MANAGEMENT
Use cordless tools; keep cords off walkways.

» Why: Prevents tripping hazards.

CLEAR WALKWAYS AND ACCESS
Walkways/access always marked & clear.

» Why: Safe, easy movement for everyone.

ORGANIZED WORKSPACES
Everything in its place, everywhere.

» Why: Clean, efficient, organized crews.

WORK AREA READINESS
Work areas clean and swept for next trades.

» Why: Clean jobsite, no campus litter.

EXPECTATIONS AND ACCOUNTABILITY
Clear standards, everyone responsible.

» Why: Pride in a safe, clean site.

JUST IN TIME DELIVERIES
Materials arrive only when needed.

» Why: Efficient, cost-effective, less clutter.

Through an integrated design-build
process, disciplined risk management,
and a strong local partnership with the
City of Torrance, we will deliver a
reliable, high-performing, and future-
ready asset that reflects the City’s
commitment to safety, accessibility,
environmental stewardship, and
exceptional user experience.
116
02 Key Personnel & Team Qualifications
Experience and credentials of project manager, design leads, superintendent, structural/electrical engineers, and other key staff. | Organizational structure | Key personnel resumes - architect has to be licensed in California (project manager, design leads, superintendent, structural/electrical engineers, and other key staff. Include Licenses and certifications City of Hope Medical Center Parking Structure
Duarte, CA
117
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Key Personnel & Team Qualifications
TRTC Parking Structure | 19
Key Personnel & Team Qualifications
McCarthy Team
Architectural Team
Engineering Team
KEY

CONSTRUCTION

SPENCER YODER
Preconstruction Director
McCarthy

MICHAEL BOCKHOLD
Preconstruction Manager
McCarthy

RAJU NANDWANA
Architect of Record
IPD

RYAN DIERKING
Landscape Architect
Urban Land Studio

STEVE FINLEY
Superintendent
McCarthy

TINO FRANCO
Project Manager
McCarthy

DESIGN - PRECONSTRUCTION

JAMES WRIGHT
Structural Engineer
of Record
JWSE

EVAN COCHRAN
Civil Engineer of Record
Latitude 33
Mechanical, Electrical, Plumbing
Design-build Subconsultants

ANDREW RAUFI
VP, Project Executive
McCarthy

CITY OF

TORRANCE

CAMERON KILAR
Project Director
McCarthy

ORGANIZATIONAL

STRUCTURE

DESIGN-BUILD TEAM MEMBERS
For this design-build delivery, we have assembled a best-in-class consultant team aligned with the TRTC scope:

LIST OF SUBCONSULTANTS/SUBCONTRACTORS
IPD Architect of
Record
» Delivers award-winning transportation and parking projects in multimodal environments, with an emphasis on efficient circulation, safety, and user experience.

JWSE Structural Engineer
of Record
» Industry leader in resilient, durable parking structure engineering, including multiple seismic and code-compliant structures for SANDAG and public transit authorities.

Latitude 33 Civil Engineer
of Record
» Specializes in urban civil design, LID stormwater integration, and active transportation infrastructure. Their direct experience with the City of Torrance accelerates utility coordination, grading, and permitting.

Urban Land
Studio
Landscape
Architect of Record
» Focuses on high-function landscape and site integration, including wayfinding, campus branding, and low-impact environmental design that supports TRTC’s multimodal identity.

Design-build subconsultants
anticipated but not yet awarded
» Mechanical » Electrical » Plumbing
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Key Personnel & Team Qualifications
TRTC Parking Structure | 20

KEY PERSONNEL OVERVIEW
Our key personnel bring public-sector design-build experience, leadership, and a hands-on, collaborative approach tailored to parking, transit, and civic infrastructure.

This team has built parking structures together for years, and it shows—from spirited debates about ramping directions to full-day workshops dedicated to perfecting the concrete pour sequence. The City of Torrance is getting our A team.

Andrew Raufi
VP, Project Executive
Andrew brings deep California experience delivering complex parking structures and transit- oriented projects for public clients. He has led multi-level garage and mobility-focused work across the state, coordinating closely with cities and transit authorities to manage permitting, phasing, and active-operations construction—experience that directly supports the successful delivery of the TRTC Parking Structure.

Cameron Kilar
Project Director – Project
Lead / City Point of Contact
Cameron leads integrated design-build assignments for both transit and complex commercial projects across Southern California. He will be the primary point of contact with the City and stakeholders, responsible for integrating disciplines, maintaining schedule and quality, and driving day-to-day decisions.

Tino Franco
Project Manager
Tino Franco will be dedicated full-time on-site, bringing hands-on experience managing large parking structure such as the City of Ontario Vineyard PS where he worked alongside Cameron Kilar and the IPD/JWSE team. His strengths include cost control, stakeholder coordination, and fast-track risk management.

Spencer Yoder
Preconstruction Director
Spencer is a recognized regional parking specialist, providing strategic oversight for large, transit-oriented parking facilities, including signature Metro and Metro 13 projects. He brings experience in capacity optimization, user experience, and campus integration, directly aligned with TRTC's operational and customer-service goals.

Michael Bockhold
Preconstruction Manager
Michael leads cost modeling, constructability, and phasing to define and control project cost, scope, and schedule early. He has delivered preconstruction for fast-track, publicly funded parking structures and has prior permitting experience with Torrance agencies, supporting budget and schedule certainty.

Steve Finley
Project Superintendent
Steve will oversee all TRTC field operations, drawing on experience leading more than 10 McCarthy parking garages. He is responsible for the master schedule, site logistics, and safety. Recent assignments include the ARMC PS, Chesnut Millenia, and Brightline West.

Steve has already developed the preliminary TRTC logistics plan.

Raju Nandwana
Architect of Record (IPD)
Raju brings 25+ years of design experience focused exclusively on parking structures. As IPD's Principal-in-Charge and Architect of Record, he leads functional design for vehicular circulation, pedestrian access, and campus integration. Relevant projects include the SANDAG UTC Transit Center, CHOC PS Expansion, and MLK North PS for LA County.

Jim Wright
Structural Engineer of Record
(JWSE)
Jim serves as Structural Engineer of Record, bringing specialized expertise in resilient parking structure engineering. He has been the structural lead on multiple McCarthy/IPD projects including CHOC PS Expansion, City of Ontario C-Block and City Hall PS, ARMC PS, and Disney Eastern PS. His real-time field responsiveness supports schedule certainty.

Evan Cochran
Civil Engineer of Record
(Latitude 33)
Evan leads Latitude 33's civil engineering scope for TRTC. The firm specializes in urban civil design, LID stormwater integration, and active transportation infrastructure, with direct City of Torrance experience that accelerates utility coordination and permitting. His scope includes grading, drainage, LID, fire access routes, and site utility integration.

Ryan Dierking
Landscape Architect
of Record (Urban Land Studio)
Ryan leads Urban Land Studio's landscape scope for TRTC. The firm focuses on high-function landscape and site integration, including wayfinding, campus branding, and low-impact environmental design. Ryan will guide landscape, hardscape, and site finishes to support a cohesive campus experience and multimodal transit identity. 119
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Key Personnel & Team Qualifications
TRTC Parking Structure | 21

RELEVANT TEAM EXPERIENCE
McCarthy is a design-builder of choice for complex, high- performance parking and transit projects in California and across the country. Our portfolio demonstrates:

City of Torrance Experience
A long-standing partnership with the City through multiple public works projects, including Torrance Memorial
Hospital Expansion and Water Replenishment District
- Torrance Groundwater Desalter Expansion. These
included successful plan-check navigation, rapid permit issuance, and close coordination with engineering,
building, and planning departments. These relationships are directly applicable to resolving TRTC-specific site constraints, utilities, and jurisdictional requirements.

Transit-Oriented & Parking Structures
Delivery of multi-level parking structures within operational transit environments, including projects such as the
University Town Center Transit Center (San Diego), LA
Metro Division 13 Bus Maintenance Facility, Walnut Creek BART Transit Village Parking Structure, and MTS Nobel
Drive Trolley Station Parking Structure. Across these
assignments, McCarthy minimized disruption to transit
operations while integrating EV charging, PV readiness, LID stormwater features, and long-span structural systems.

Program-Level Transit & Parking Expertise
Leadership on SANDAG, Brightline, and Metro 13 programs, reinforcing our ability to manage phased construction,
transit integration, and multi-agency coordination—all key requirements for the TRTC Parking Structure.

DISTINCTIVE CAPABILITIES
» SELF-PERFORM – Integrated self-perform concrete,
civil infrastructure, and subsurface mapping reduce
risk, stabilize cost and schedule, and enhance
structural durability and safety.

» NIMBLE PRECONSTRUCTION – Our preconstruction
team bridges design and field operations, aligning
design, cost, and schedule and enabling early
detection of constructability issues or market shifts.

» COLLABORATIVE TEAM CULTURE – We maintain a
transparent, down-to-earth working style that fosters
trust with clients, consultants, and trade partners.

Project teams are empowered, accountable, and
focused on delivering commitments with integrity.

The following pages contain our Key Personnel Resumes.

This combination of organizational
structure, key personnel, and relevant
experience positions our team to
deliver the TRTC Parking Structure
efficiently, collaboratively, and in full
alignment with the City of Torrance’s
transit and mobility goals.

McCARTHY AND IPD HAVE

COLLABORATED

ON MORE THAN
60 PROJECTS

VALUED AT OVER
$1.6B
120
Key Personnel & Team Qualifications
TRTC Parking Structure | 22
McCarthy | IPD
County of Riverside Parking Structure
Career Summary
» 23 Years with McCarthy

» 30 Years of Experience
Education
» Bachelor of Science
Civil Engineering
California State University,
Long Beach
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Andrew Raufi
VP, Project Executive
Andrew will lead the project team and oversee key aspects of preconstruction and operations. With significant experience in both leadership and technical management, He is responsible for ensuring project success by collaborating closely with clients, guiding teams through preconstruction, and delivering operational excellence.

PROJECT EXPERIENCE
City of Ontario Vineyard Parking Structure
Ontario, CA | $53 million
3-Level parking structure with around 1400 parking spaces including H/C and EV parking spaces and coverage of the roof level with solar panels. Includes site, offsite, and utility improvements.

Brightline West - Rancho Cucamonga
Rancho Cucamonga, CA | $275 million
Solicitation package includes design-build delivery of all vertical components of high-speed passenger rail between Los Angeles. Scope includes 95K SFT train station, ancillary transit, and parking (3,500 stalls).

City of Ontario City Hall Parking Structure
Ontario, CA | $27 million
6-Level, 835-stalls design-build parking structure for the City of Ontario City Hall.

Agua Caliente Calle Encilia Parking Structure
Palm Springs, CA | $19.1 million
854-car, 4-story, cast-in-place concrete parking structure with related site and street improvements.

Martin Luther King, Jr., Medical Campus East Parking Structure Los Angeles, CA | $33 million
1,430-car, 6-level, 3-bay, design-build parking structure on the Southeast side of the MLK Medical Campus.

County of Riverside Parking Structure
Indio, CA | $10 million
Design-build, multi-level Parking Structure with 832 stalls, lighting, hardscape, landscape and off-site improvements.
121
Key Personnel & Team Qualifications
TRTC Parking Structure | 23
McCarthy | IPD
CHOC Children's Hospital
Parking Structure Expansion
Career Summary
» 12 Years with McCarthy

» 12 Years of Experience
Education
» Bachelor of Engineering,
Mechanical Engineering
Purdue University
Licenses & Certificates
» DBIA Certification, Design-
Build Institute of America

» OSHA 30-Hour Construction
Safety & Health
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Cameron Kilar DBIA
Project Director
Cameron will serve as McCarthy’s full-time team leader, acting as the main liaison with the project team and the City of Torrance during construction and close-out.

He will negotiate with subcontractors, finalize the master schedule, and manage contractor activities. Cameron is responsible for approving the schedule of values and montly pay requests. He will lead construction meetings and oversee equipment start-up, inspections, owner instructions, and building occupancy.

Cameron brings a wealth of experience in design-build delivery and parking structure projects.

PROJECT EXPERIENCE
CHOC Children's Hospital Parking Structure Expansion
Orange, CA | $30 million
Cast-in-place, 3-level vertical expansion and 1-bay horizontal expansion of CHOC Children's 9-level existing parking structure. 1,108 parking spaces added. Went from 1,600 stalls to 2,700 stalls supporting Southwest Tower we built. The parking garage was used for staff parking, now allocating first 3 floors for patient tower.

Torrance Memorial Medical Center 2nd Floor ED Expansion Torrance, CA | $37 million
20,000 SF renovation and expansion of the existing Emergency Department at Torrance Memorial Medical Center.

Long Beach CCD Pacific Coast Campus P2 Parking Structure Long Beach, CA | $17.8 million
Four-level facility that adds 530 parking stalls to the college campus. The structure includes 33 electric vehicle charging stations, 45 clean air parking spaces, a modular wetlands system with biofiltration to remove sediment from storm water runoff, and rooftop solar panels that are part of the college’s Integrated Energy Master Plan.

The structure also features a phone app to display real-time parking availability.

Pomona Valley Hospital Parking Structure
Pomona, CA | $15.1 million
6-Level, 342-car parking structure with Helipad at roof and security offices on ground floor, including exterior art work and site and street improvements.

Agua Caliente Calle Encilia Parking Structure
Palm Springs, CA | $19.1 million
854-car, 4-story, cast-in-place concrete parking structure with related site and street improvements.

USC Health Sciences Campus San Pablo East Parking Structure Los Angeles, CA | $17.5 million
Design-build, 1,200-stall, 6-level, 3-bay parking structure at USC campus. 122
Key Personnel & Team Qualifications
TRTC Parking Structure | 24
McCarthy | IPD
City of Ontario City Hall
Parking Structure
Career Summary
» 11 Years with McCarthy

» 11 Years of Experience
Education
» Bachelor of Architecture,
Architectural Design &
Construction Management
Ball State University
Licenses & Certificates
» Design-Build Professional,
Design-Build Institute of
America

» OSHA 30-Hour Construction
Safety & Health
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Spencer Yoder DBIA
Preconstruction Director
Spencer works closely with Cameron, Project Director, and and Michael, Preconstruction Manager, during the entire preconstruction process to assure that estimates are comprehensive and all resources are fully utilized. He integrates current and future forecasting of material and manpower availability into the budgeting, value analysis, and bid packaging process for the project team.

City of Ontario City Hall Parking Structure
Ontario, CA | $27 million
6-Level, 835-stalls design-build parking structure for the City of Ontario City Hall.

City of Hope Parking Structure
Duarte, CA | $45 million
6-level, 987-stall parking structure and 100 surface lot spaces to accommodate new building program. Valet parking and retail spaces are provided as well.

Northeast Police Station Parking Structure
Los Angeles, CA | $11.5 million
4-Level, 231-stall, cast-in-place concrete structure with 27' tall split faced CMU facade walls as well as a pre-engineered car wash and pre-engineered steel pedestrian bridge with tie-in to serve existing police station.

Agua Caliente Calle Encilia Parking Structure
Palm Springs, CA | $19.1 million
854-car, 4-story, cast-in-place concrete parking structure with related site and street improvements.

Martin Luther King, Jr., Medical Campus East Parking Structure Los Angeles, CA | $33 million
1,430-car, 6-level, 3-bay, design-build parking structure on the Southeast side of the MLK Medical Campus.
123
Key Personnel & Team Qualifications
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McCarthy | IPD
Westfield UTC / SANDAG / MCTC
Parking Structure
Career Summary
» 12 Years with McCarthy

» 12 Years of Experience
Education
» Bachelor of Science,
Mechanical Engineering
University of California, Irvine
Licenses & Certificates
» Parksmart Advisor,
International Parking and
Mobility Institute (IPMI)
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Michael Bockhold
Preconstruction Manager
Michael works closely with Spencer, Preconstruction Director, and the estimating team to generate all estimates and alternative systems analysis. He coordinates design development and pricing, along with preconstruction scheduling requirements. He assists the project team in prequalifying subcontractors and suppliers, and coordinates all drawing reviews. He remains involved, as needed throughout construction, to provide costing support for change order analysis and subcontract negotiation.

PROJECT EXPERIENCE
Westfield UTC / SANDAG / MCTC Parking Structure
San Diego, CA | $19 million
3-Level, 476-stall parking structure to support trolley line at Westfield UTC.

UCI Center for Advanced Care Medical Office Building & Parking Structure Irvine, CA | $143 million
New five-story medical office building of approximately 165,000 gsf (60,000 asf), including 84,000 gsf of shell space and an 800-space parking structure, new access road and other site improvements.

Palomar Pomerado - Parking Structure
Escondido, CA | $30.2 million
564,775 sf, 6-level, on-grade parking structure located on the active Palomar Medical Center Campus. This project will add 1,862 stalls of parking to the campus. This scope includes cast-in-place elevator cores, green screen on exterior elevations, 40 EV charger stalls, 10% EV ready stalls, DAS conduit infrastructure, PV conduit infrastructure/embeds, and a key-card activated barrier system for doctor parking.

Agua Caliente Calle Encilia Parking Structure
Palm Springs, CA | $19.1 million
854-car, 4-story, cast-in-place concrete parking structure with related site and street improvements.

Martin Luther King, Jr., Medical Campus East Parking Structure Los Angeles, CA | $33 million
1,430-car, 6-level, 3-bay, design-build parking structure on the Southeast side of the MLK Medical Campus.
124
Key Personnel & Team Qualifications
TRTC Parking Structure | 26
McCarthy | IPD
CHOC Children's Hospital
Southwest Tower
Career Summary
» 3 Years with McCarthy

» 8 Years of Experience
Education
» Bachelors of Engineering,
Civil Engineering
Loyola Marymount University
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Tino Franco
Project Manager
Tino functions as McCarthy’s on-site team leader. He is on-site full time and is the primary point of interface for the architect and the owner throughout construction and project close-out. He assists in negotiation and buy-out of contracts and purchase orders, finalizes the master construction schedule and coordinates contractor activities and manpower requirements. Tino has responsibility for final review and approval of the schedule of values and monthly pay requests. He chairs construction meetings and coordinates equipment start-up, final inspections, owner instructions and building occupancy.

CHOC Children's Hospital Southwest Tower
Orange, CA | $251 million
The 9-story, 330,000 sf Southwest Tower includes a comprehensive outpatient imaging center, a dedicated Research Institute floor, oncology infusion services, multiple specialty clinics and patient and family amenities. The imaging center in the new tower, with state-of-the-art technology, improves diagnoses and reduce radiation exposure. The Research Institute focuses on treatments for rare disorders and includes a human performance lab for patients with movement disorders. The tower’s interiors is welcoming for patients while promoting health and wellness, encouraging learning and discovery, fostering collaboration and sparking creativity.

University of California, Riverside North District Phase 2 Student Housing Riverside, CA | $286 million
The University of California, Riverside proposes to construct the North District Phase 2 project. This project will provide 1,568 new beds in apartment-style units for undergraduate and graduate students in response to the high demand for on- campus housing. The Project would be located on the UC Riverside main campus at the northeast intersection of Canyon Crest Drive and W. Linden Street, just west of the recently completed Dundee Residence Hall and North District Phase I student housing project.
125
Key Personnel & Team Qualifications
TRTC Parking Structure | 27
McCarthy | IPD
SANDAG - MCTC Nobel
Parking Structure
Career Summary
» 14 Years with McCarthy

» 26 Years of Experience
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Steve Finley
Superintendent
Steve is responsible for overall coordination, supervision and inspection of all field installations. He coordinates and provides temporary jobsite facilities. He participates in finalizing the master construction schedule and monthly schedule updates, develops short term schedule activities and provides field construction coordination, supervision and inspection. He reviews and adjusts manpower requirements, coordinates and interfaces with independent and public inspection agencies, and monitors quality of all construction activities on a continuous basis.

He attends quality control pre-installation meetings for all trade partners and is directly responsible for safety of all field personnel.

PROJECT EXPERIENCE
Westfield UTC / SANDAG / MCTC Parking Structure
San Diego, CA | $19 million
3-Level, 476-stall parking structure to support trolley line at Westfield UTC.

SANDAG - MCTC Nobel Parking Structure
La Jolla, CA | $22 million
This new parking structure provides 640 parking spaces in five parking levels set in the parking lot of an existing mall and adjacent to the new MTS trolley line and elevated Nobel Station stop.

County of San Diego Cedar & Kettner Parking Development San Diego, CA | $31.1 million
Design-build parking structure on 52,500 sf of mostly undeveloped property the County of San Diego owns in the Little Italy community of the City of San Diego. The project site consists of a city block bounded by Cedar Street, Kettner Boulevard, Beech Street, and the Metropolitan Transit System (MTS) light rail right- of-way.

Palomar College Parking Structure and College Police Substation San Diego, CA | $28.5 million
1615 parking stalls and a 7,400 gsf police station to accommodate the continued growth of Palomar College and the Police force on campus.

BioMed Realty / University of California San Diego Center for Novel Therapeutics San Diego, CA | $74 million
This new building is four stories totaling approximately 150,000 sf on Lot 4 of UCSD's 30 acre Science Research Park on its East Campus in La Jolla. The building includes wet and dry laboratory research and laboratory support space, a vivarium shared among building tenants, research and administrative offices, meeting rooms and conference space, and shared administrative support space, the biotechnology accelerator, and research space for other tenants. In addition, the building has one level of parking (50 spaces) below grade and surface parking. 126
Key Personnel & Team Qualifications
TRTC Parking Structure | 28
McCarthy | IPD
Career Summary
» 29 Years with IPD

» 29 Years of Experience
Education
» Bachelor of Science,
Environmental Resource Science,
University of California, Davis
Licenses & Certificates
» Licensed Architect —
California #C30719

» Land Use & Environmental
Planning Certificate

» LEED Accredited Professional

» Parksmart Advisor,
International Parking and
Mobility Institute (IPMI)
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Raju Nandwana AIA, LEED ® AP
Architect of Record
Raju has over 25 years of architectural design experience with focusing solely on parking structures. As a principal of the firm, Raju works closely with his team to provide superior parking facilities that address the needs of end users and ensures that form, function, technology, process, and environmental issues are all met and exceed the client’s expectations. As Principal-in-Charge and Architect- of-Record for IPD, Raju will be integral to preparing the functional design of the parking facility focusing on issues such as vehicular circulation, pedestrian access and minimizing conflicts. Raju has worked on several high profile, award-winning parking structure projects.

PROJECT EXPERIENCE
Walnut Creek BART Transit Village Parking Structure
Walnut Creek, CA | $34 million
The Walnut Creek Transit Village’s new five-level South Garage offers 920 parking spaces for residents, visitors, and BART users. Built on a former surface lot, the project includes improved traffic flow, landscaping, and a 2,100 SF BART police building with offices, restrooms, kitchen, and interview rooms. Additional features include a passenger drop-off zone, upgraded bike/pedestrian paths, and a bus facility expansion with 15 new bays. Sustainable elements include EV charging provisions, a car counting system, and rainwater-collecting bioretention planters.

UC San Francisco Block 34
San Francisco, CA | $44 million
The UCSF Block 34 Parking Structure is a 504-stall parking garage that also includes 3,200 SF of administrative office space for parking personnel. The parking administration office space includes conference and huddle spaces, open office spaces, a locker room and a kitchen break room.

City of Berkeley Center Street Garage
Berkeley, CA | $38 million
The 250,000 SF, eight-level garage is easily accessible by mass transit, bicyclists, pedestrians and drivers. The structure provides 720 spaces for cars and 350 spaces for bikes. The garage contains a multitude of sustainable features, including rooftop solar panels, electric-vehicle charging stations, rainwater collection cistern, and stormwater treatment vegetation.

Community Regional Medical Center Clark Parking Structure Fresno, CA | $27.4 Million
7-Level parking structure with 1,440 stalls, positioned near railroad tracks and across a public street from the trauma center, it offers dedicated parking for hospital staff. The first level features a decorative security screen on three sides, with open stairways and glass-backed elevators near pedestrian access. Canopy roofs provide shelter at the rooftop elevator lobby and stairs. The structure is equipped for future solar panels, includes security cameras throughout, and incorporates sustainable elements like EV charging stations, secure bike storage, and LED lighting.

Walnut Creek BART Transit Village
Parking Structure
127
Key Personnel & Team Qualifications
TRTC Parking Structure | 29
McCarthy | IPD
City of Ontario C-Block
Parking Structure
Career Summary
» 29 Years with JWSE

» 41 Years of Experience
Education
» Bachelor of Science,
Civil Engineering
California State University,
Chico
Licenses & Certificates
» Structural Engineer:

California No. 3450

» Professional Engineer:

California No. 43199
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
James Wright SE
Structural Engineer of Record
James Wright is the President of JWSE Structural Engineers (JWSE). He has over 40 years of experience in a wide range of concrete buildings and specifically parking facilities. He has been the Engineer of Record on over 40 parking structure projects throughout the country. To every project Jim brings a strong technical expertise, a broad knowledge of building systems and a singular devotion to high quality construction documents. This knowledge coupled with his vast experience will ensure consistency between portions of the project.

PROJECT EXPERIENCE
City of Ontario City Hall Parking Structure
Ontario, CA | $27 million
6 levels, 835-stalls design-build parking structure.

CHOC Children's Hospital Parking Structure Expansion
Orange, CA | $30 million
Cast-in-place, 3-level vertical expansion and 1-bay horizontal expansion of CHOC Children's 9-level existing parking structure. 1,108 parking spaces added. Went from 1,600 stalls to 2,700 stalls supporting Southwest Tower we built. The parking garage was used for staff parking, now allocating first 3 floors for patient tower.

City of Ontario C-Block Parking Structure
Ontario, CA | $10.3 million
The five-level, 411-space parking structure is directly adjacent to the main public library and just east of historical Euclid Avenue. Part of the downtown area’s redevelopment efforts, the design is meant to celebrate the rich heritage of the community while creating a modern urban street front.

Palomar College Parking Structure and College Police Substation San Diego, CA | $29.6 million
1,615 stall parking structure and a 7,400 SF police station to accommodate the continued growth of Palomar College and the police force on campus.

Martin Luther King Jr. Medical Campus East Parking Structure Los Angeles, CA | $32.8 million
1,446-car, 6-level, 3-bay, design-build parking structure on the Southeast side of the MLK Medical Campus.

County of San Diego Cedar + Kettner Development Parking Structure San Diego, CA | $31 million
Located in the culturally rich Little Italy neighborhood of downtown San Diego, the structure provides parking for County of San Diego employees as well as additional public parking during weekends and off-hours. The 240,000 SF design-build garage provides 650 spaces with three levels below grade and six levels above. 128
Key Personnel & Team Qualifications
TRTC Parking Structure | 30
McCarthy | IPD
Career Summary
» 1 Years with Latitude 33

» 8 Years of Experience
Education
» Master of Science
Civil Engineering
University of Southern
California

» Bachelor of Science
Civil Engineering
University of Southern
California
Licenses & Certificates
» Registered Civil Engineer
California, No. C92735
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Evan Cochran PE, LEED AP BD+C
Civil Engineer of Record
Evan Cochran is a focused and proactive professional bringing 8 years of experience through his involvement delivering projects across the education, aviation, mixed-use infill, and large master-planned residential sectors. His technical expertise includes complex hillside grading, retaining wall design, and public infrastructure improvements. Evan has extensive experience working with key authorities having jurisdiction (AHJs), including LACCD, LAWA, the City of Los Angeles, unincorporated County of Los Angeles, City of Long Beach, City of Westlake Village, City of Sierra Madre, and City of Burbank.

Aerospace Campus Improvements
El Segundo, CA
The Alexan Long Beach Mixed-Use and Parking Structure
Long Beach, CA
Laterra Select Burbank Mixed-Use and Parking Structure
Burbank, CA
Dr. Morris J. Heldman Center - West Los Angeles College Los Angeles, CA
UC San Diego South Parking Structure
La Jolla, CA
UC San Diego Mesa Nueva Parking Structure
La Jolla, CA
UC San Diego Nuevo West Parking Structure
La Jolla, CA
UC Riverside Parking Structure 1
Riverside, CA
Jamul Casino Hotel Parking Structure (Survey)
Jamul, CA
Vista Sorrento Labs Parking Structure
San Diego, CA
City of Ontario Vineyard
Parking Structure
129
Key Personnel & Team Qualifications
TRTC Parking Structure | 31
McCarthy | IPD
Career Summary
» 16 Years with Urban Land
Studio

» 32 Years of Experience
Education
» Landscape Architecture
San Diego Mesa College,
San Diego California State
Polytechnic University,
Pomona
Licenses & Certificates
» Licensed Landscape Architect
- State of California #5625
Experience With
Parking Structures
Design-Build
Similar Scope / Complexity
Public Client Projects
Ryan Dierking
Landscape Architect of Record
Ryan is a licensed landscape architect with over 32 years of experience in landscape design, construction documents, and project development. He provides project management with a hands-on approach from schematic design through implementation. Ryan's project experience is diverse, including projects with resorts, theme parks, restaurants, residential, parking solutions, commercial and institutional project. He has extensive project management skills overseeing multi- discipline design teams coordinating landscape design work efforts.

PROJECT EXPERIENCE
City of Ontario C-Block Parking Structure
Ontario, CA | $10.3 million
The five-level, 411-space parking structure is directly adjacent to the main public library and just east of historical Euclid Avenue. Part of the downtown area’s redevelopment efforts, the design is meant to celebrate the rich heritage of the community while creating a modern urban street front.

Main Place Mall 2.0 Parking Structure
Santa Ana, CA
999 Town and Country Parking Structure
Orange, CA
Area Development - Disneyland
Anaheim, CA
Grand California Hotel Pool & Amenities - Disneyland
Anaheim, CA
Shady Trails Master Plan
Fontana, CA
Mayfield Park
Menifee, CA
Renaissance at Uptown Orange
Orange, CA
Ryan Bonaminio Park
Riverside, CA
City of Hope Parking Structure
130
03 Relevant
Project Experience
Successful completion of similar design-buildparking structures or transit-related facilities. Quality, scale, and relevance of past work.

Bob Hope Airport Regional Intermodal
Transportation Center
Burbank, CA
131
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 33

SUMMARY OF ALIGNMENT WITH TRTC PARKING STRUCTURE
» All three projects represent complex, multi-level, public-sector parking facilities successfully delivered under design- build approaches.

» Each project demonstrates proven collaboration between McCarthy, IPD, and JWSE, ensuring consistency and reliable results for the City of Torrance.

» Featured projects align closely with TRTC priorities, including EV/PV readiness, advanced wayfinding, and seamless site integration supporting transit, public use, and flexibility for future growth.

» Direct team experience in transit environments, active public campuses, and public agency permitting—including substantial work in Torrance, with the City of Torrance, and across regional transit authorities such as SANDAG and Brightline.

» These case studies highlight the preconstruction leadership, design sophistication, and commitment to on-time, on- budget delivery that distinguishes McCarthy and its partners for high-profile transit and parking structure work.

Relevant Project Experience
Our design-build team is highly experienced in building challenging and iconic parking structure projects, with a proven track record of delivering those projects on time and within budget.

The following matrix further highlights our experience of managing projects with a similar scope to that of the future TRTC Parking Structure.

McCarthy | IPD
Project Experiences

PROJECT RELEVANCIES
Design-Build
Located in California
Last 5 years
Includes Members of
Proposed D-B Entity
Similar Scope &
Complexity
Public Sector Project
University Town Center Transit Center
Parking Structure
City of Ontario C-Block
Parking Structure
CHOC Children’s Hospital
Parking Structure Expansion
132
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 34

PROJECT SUMMARY
3-level, 476-stall parking structure to support trolley line at Westfield UTC. This parking structure serves users of the adjacent bus and trolley transit stations as well as providing retail parking on the lowest level. Aesthetically designed to mimic the large retail parking structure directly to the north, the structure integrates seamlessly into the site. Taking advantage of the topography, the lowest level of the structure is partially subterranean reducing the overall mass. Connecting directly to the bus transit facility as well as the final stop of the light rail “Blue Line”, the structure provides convenient parking for transit users taking advantage of the newly completed stations. Amenities within the structure include a stall counting system directing users to available stalls, electric vehicle charging stations and enclosed bicycle storage. The rooftop of the structure includes fabric shade canopies as well as a photovoltaic array mounted on canopies above parking stalls.

University Town Center Transit Center
Parking Structure
San Diego, CA
Project Relevance
Project Team Relationship
$10+ Million
Located in California
Design-Build
Completed in Last 5 Years
Public Client Project
Sustainability Features

OVERVIEW
Total Cost
$19.2 Million
Completion
November 2021
Owner
SANDAG
Size
564,775 sf
476 Stalls
Contract Type
Design-Build
133
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 35
Role of Proposed Team Members
McCarthy (Design-Builder, IPD Lead), International Parking Design (Architect), relevant overlap with current pursuit team and key parking structure leaders.

Sustainability Features
Electric vehicle charging stations, photovoltaic array, rooftop canopies, partially subterranean design for reduced massing and improved integration, bicycle amenities.

Similarity to TRTC Project
Design-build parking structure facilitating multimodal transportation, advanced EV/PV integration, user amenities, direct transit integration, experience coordinating with multiple agencies and active public use.

Key Achievements
Seamless architectural integration with major transit hub, repeated public sector permitting including in jurisdictions similar to Torrance, proven schedule and delivery success, and field-tested sustainability and technology features. Project coordination with SANDAG and support for major San Diego regional mobility initiatives.

REFERENCE
Hank Gentile, Construction Manager
SANDAG
[email protected] | (858) 705-0076
University Town
Center Transit
Center
Parking Structure
San Diego, CA
134
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 36

PROJECT SUMMARY
The City of Ontario C-Block Parking Structure is a five-level, 411-space design-build facility located in downtown Ontario, California. Featuring a modern façade with decorative metal panels and glass-enclosed stair and elevator cores, the structure offers public parking on lower levels and secured resident parking above. Sustainable elements include 17 electric vehicle charging stations, eight Tesla Superchargers, and a rooftop ready for future solar panels, all while honoring the community’s heritage and supporting Ontario’s revitalization efforts.

City of Ontario C-Block
Parking Structure
Ontario, CA

OVERVIEW
Total Cost
$10.7 Million
Completion
March 2022
Owner
City of Ontario
Size
135,000 sf
411 Stalls
Contract Type
Design-Build
Project Relevance
Project Team Relationship
$10+ Million
Located in California
Design-Build
Completed in Last 5 Years
Public Client Project
Sustainability Features
135
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 37
Role of Proposed Team Members
McCarthy (Design-Builder), IPD (A/E), future overlap with design/structural leaders; project team included Cameron Kilar, Spencer Yoder, and Michael Bockhold.

Sustainability Features
Rooftop PV-ready design, EV charging, advanced drip irrigation, sustainable landscaping, stormwater/LID integration.

Similarity to TRTC Project
Best-value design-build parking structure for public sector owner, robust aesthetic and functional integration, operational in an active urban environment, advanced sustainability and technology features, and phased delivery on a constrained downtown site with concurrent work.

Key Achievements
Successful permitting with City of Ontario, extensive stakeholder coordination similar to design-build pursuits in Torrance, field-tested solutions benefitting active transit corridors, demonstration of sophisticated self-perform and underground mapping. Pedestrian/retail/ transit integration, design-build delivery, and direct experience supporting public works and transit agency operations.

REFERENCE
Dan Beers, Principal Construction Project Manager
City of Ontario
[email protected] | (818) 388-0212
City of Ontario
C-Block
Parking Structure
Ontario, CA
136
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 38
CHOC Children’s Hospital
Parking Structure Expansion
Orange, CA

PROJECT SUMMARY
The CHOC Children’s Hospital Parking Structure Expansion involved a cast-in-place, three-level vertical addition and a single-bay horizontal extension to the hospital’s existing nine-level parking facility. This project increased parking capacity by 1,108 new spaces, expanding the total from 1,600 to 2,700 stalls. The enhanced parking structure was designed to support the newly constructed Southwest Tower. Before the expansion, the garage primarily served staff parking; following the project’s completion, the first three levels were reallocated to accommodate patient and visitor parking for the new patient tower.

OVERVIEW
Total Cost
$33.6 Million
Completion
March 2024
Owner
Children’s Hospital
of Orange County
Size
389,000 sf
1,108 Added Stalls
Contract Type
Design-Build
Project Relevance
Project Team Relationship
$30+ Million
Located in California
Design-Build
Completed in Last 5 Years
Sustainability Features
137
McCarthy | IPD
Relevant Project Experience
TRTC Parking Structure | 39
Role of Proposed Team Members
IPD (Parking Structure Architect), JWSE (Structural Engineer), overlap with principal design leaders committed to this TRTC proposal.

Sustainability Features
Facility includes multiple EVSE stations, future PV expansion capability, robust wayfinding, and enhanced access for hospital visitors and staff.

Similarity to TRTC Project
Large-scale public parking facility, design-build delivery, IPD and JWSE as key design team, advanced parking and access technologies, integration of flexibility and life-safety features, and experience meeting rigorous construction and permitting requirements in public and quasi-public sectors.

Key Achievements
Fast-track, team-driven delivery, award-winning design, complex phasing and hospital interface, advanced parking technologies, experience coordinating with owner and agency stakeholders.

REFERENCE
Waldo Romero, Vice President, Project Executive - Facility Master Planning Children’s Hospital of Orange County
[email protected] | (714) 997-3000
CHOC Children’s
Hospital
Parking Structure
Expansion
Orange, CA
138
04 Project Controls, Schedule
& Risk Management
Proposed project schedule; phasing, risk identiﬁcation, mitigation strategies, QA/QC approach, and coordination with TRTC operations.

Corona Metrolink Parking Structure
Corona, CA
139
McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 41

1. Proposed Project Schedule, Phasing, and
Schedule Management
Project controls at McCarthy means the management of a project's scope, schedule, budget, and risk to ensure it delivers on time, within budget, and to the required quality standards. At McCarthy, project controls is an integrated function that spans the full project lifecycle — from preconstruction through closeout.

CORE COMPONENTS OF McCARTHY | IPD'S PROJECT CONTROLS

1. Proposed Project Schedule, Phasing, and Schedule Management — Developing and maintaining master schedules (typically in Primavera P6), milestone tracking, phasing plans, and look-ahead schedules at multiple levels of detail (Levels 1–5).

2. Risk Identification & Mitigation — Maintaining live risk registers, conducting formal risk workshops at major milestones, and tracking mitigation strategies.

3. Project Management Plan — Defining project inclusions/exclusions, tracking scope changes, and maintaining alignment with owner requirements.
a. Roles and Responsibilities
b. Communication Plan
b. QA/QC Philosophy

4. Budget & Cost Control — Estimating, cost forecasting, change management, invoicing, accruals, and continuous cost modeling.

5. Safety Planning and Site Logistics
a. Coordination with TRTC operations

PLAZA VIEW
140
McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 42

PROJECT SCHEDULE, PHASING, AND COORDINATION WITH

TRTC OPERATIONS
Schedule Overview
Our schedule is structured to meet the City's goal of substantial completion by December 2027 and operational readiness by Spring 2028, while respecting TRTC's continuous operations.

TRTC Parking Structure — Design Phase Schedule

SCHEMATIC DESIGN DESIGN DEVELOPMENT CONSTRUCTION DOCUMENTS Design » Onboard IPD, JWSE, Latitude 33,
ULS, and DB-MEP partners

» Review concept design against
site walk findings

» Initiate massing/siting studies
(NW shift to protect Phase 1
canopy) Kick off structural
system analysis
» Deliver Design Development
Drawings

» Complete geotech evaluation

» Conduct constructability reviews

» Resolve civil/ utility/ stormwater
details

» Advanced Work Planning
sessions (sequences, formwork,
crews)
» Deliver construction documents

» Continuous cost modeling and
budget validation Finalize façade
strategy complementing Phase 1
Permitting » Engage City B&S, Fire, Public
Works, Stormwater for pre-
submittal meetings

» Begin SCE, Cal Water, telecom
coordination
» Clarify code items (2025 CalGreen
EV/PV, firewall, bicycle parking)

» Develop permit packaging
strategy (early grading/ demo
packages)

» Prepare SWPPP and LID
documentation
» Submit initial permit packages
(grading, demo)

» Submit CD’s package for parallel
City/ agency review

» Advance utility approvals

» Confirm CEQA/ entitlement status
Procurement » Launch subcontractor outreach
and prequalification

» Identify long-lead items
(elevators, switchgear, façade)

» Solicit DB-MEP proposals
» Lock key subs (elevator, rebar,
MEP)

» Issue early bid packages from DD

» Advance self-perform concrete
planning
» Finalize Lump Sum/GMP

» Release long-lead procurement

» Complete subcontractor
engagement timeline
Site & Ops » Execute subsurface utility
mapping

» Initiate wetlands/ environmental
survey

» Begin BIM logistics modeling
(crane, pump, laydown)

» Launch live risk register
» Finalize site logistics plan and
phasing diagrams

» Develop EV charger removal/
storage/ reinstall plan

» Advance traffic control plan with
City engineers

» Risk Workshop #1
» Finalize Site-Specific Safety Plan
with TRTC/City

» Confirm Phase 1 asset protection
plan

» Establish TRTC daily check-in and
event-day protocols

» Construction mobilization
readiness confirmed
Team » Execute DB Agreement

» Kickoff & Partnering Session

» Baseline P6 schedule issued
(Day 10)

» Org chart and communication
plan established
» City DD Design Review

» Cluster group meetings launched

» Initial cost evaluation shared with
City
» Master construction schedule
finalized via pull planning

» Self-perform concrete crew
mobilized

» Site orientations complete

» Ready to break ground
141
McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 43
STEP 1: RFP Pursuit

KEY ACTIVITIES
» Develop DD-level design documents, logistics plan, and project schedule

» Complete permit packaging strategy and lump sum cost proposal

» Review local jurisdiction timelines for document approval

» Conduct subcontractor outreach
STEP 2: 30 Days

KEY ACTIVITIES
■ City of Torrance & McCarthy
» Execute agreement and solidify alternates/
deductive options

» Share initial cost evaluation and align on mission

■ Design & Preconstruction
» Onboard architect, consultants, and MEPF
design-build subs

» Reconcile design drawings; complete geotech
and hazmat reports

» Conduct in-depth design review and preliminary
site investigations

» Coordinate with bridge designer; lock in key subs
(WGI, Rebar, Elevator, MEPF)

» Perform subsurface utility mapping

■ Permitting
» Engage with AHJs; review Mitigation Monitoring
Program

» Set up Conceptual Development Review meeting
with City of Torrance

» Clarify ROW work expectations (lane closures,
phasing, etc.)

■ Project Setup
» Partnering session; define communication plan
and meeting cadence

» Launch collaboration platform (MS Teams,
dashboards, project directory)

» Develop baseline schedule (by Day 10); submit
safety and quality plan
STEP 3: 60 Days

KEY ACTIVITIES
■ City of Torrance & McCarthy
» City Design Review at 50% Construction
Documents

» Facilitate partnering/team building; compile
conditions of satisfaction

» Create master org chart; establish rules for
conduct and decision-making

■ Design & Preconstruction
» Continue design for grading, building, bridge,
and ROW work

» Conduct constructability reviews and continuous
cost modeling

■ Subcontractor Outreach
» Initiate pull planning to coordinate scheduling
and identify constraints

■ Permitting
» Continued engagement with City of Torrance

■ Project Setup
» Develop and maintain subcontractor
engagement timeline

■ Design Change Priorities
» Triage design elements; decide on August 2026
plan check submittal or backcheck
STEP 4: 90 Days

KEY ACTIVITIES
■ City of Torrance & McCarthy
» City Design Review at 100% Construction
Documents

■ Design & Preconstruction
» Complete construction documents

■ Design Quality Control
» Final QC review of all deliverables

■ Permitting
» Prepare and submit all required documents for
plan check by August 2026

» Develop comprehensive permit review plan

■ Project Setup
» Finalize all project setup activities
STEP 1STEP 2STEP 3STEP 4
RFP
30 90
142
McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 44

SUMMARY SCHEDULE
The below summary schedule outlines our team's approach to the schedule. This schedule has been developed to provide the City of Torrance with the most efficient path to achieving substantial completion by the end of 2027, which is three months ahead of the Spring 2028 operational readiness target. The schedule is fully compliant with the milestone dates outlined in the RFP and details all phases of the project, including design, permitting, and construction.

PRECONSTRUCTIONCONSTRUCTION
2026 2027

J F M A M J J A S O N D J F M A M J J A S O N D

SUBSTANTIAL

COMPLETION
Construction
Design & Permitting − Site
Site Prep and Earthwork
Site Finishes
Parking Structure
Design & Permitting − Building
Notice to Proceed
Permit − Site
Permit − Building
Our schedule targets substantial
completion in early October 2027
— 3 MONTHS AHEAD of the
City's year-end deadline and well
in advance of the Spring 2028
operational readiness target.
3 MONTHS
EARLY
City Deadline
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 45

DESIGN AND PERMITTING
Design begins with a focused kickoff, site validation, and integration of findings from the site walk — including
wetlands conditions, active bus operations, and existing EV chargers — into the initial massing and layout.

Preliminary siting of the garage shifts toward the
northwest corner of the parcel to preserve the Phase 1
roundabout and canopy and respect future east-parcel
development.

During the Plan Check and Agency Review phase, our
team will run parallel plan check submittals with City
Building & Safety, Fire, Stormwater, and utilities. We will initiate early and recurring meetings with City reviewers to clarify expectations and manage turnaround times. Utility approvals with SCE, Cal Water, and telecom providers will receive additional emphasis, particularly around existing EV chargers and site lighting that must remain active or be carefully removed, stored, and reinstalled.

PROCUREMENT AND

LONG-LEAD ITEMS
Our procurement strategy prioritizes early release of
elevators, main switchgear, and specialty systems such
as façade elements to protect the critical path and lock in favorable pricing in a competitive market.

CONSTRUCTION
Earthwork and foundations will be executed with
advanced underground mapping to protect existing
utilities and infrastructure, particularly along the edges of active TRTC operations.

Our self-perform concrete team will sequence
superstructure pours to optimize the schedule,
sizing each pour to maintain one pour per
week in a predictable, repeatable cadence.

Exterior façades and architectural treatments will
complement Phase 1, with sequenced installation
occurring as areas become available to accelerate
enclosure. Elevator and stair core installations — along with ticketed access, gate arms, CCTV, and parking
technology — will begin early, with elevator tower
construction timed to align with structure completion
dates given the longer lead times involved in procurement.

Final grading, paving, striping, site lighting, wayfinding, and landscaping will occur in sequence with building exterior element installation, followed by full commissioning of mechanical, electrical, fire life safety, EV systems, and access control, with both City and TRTC participation.

Closeout and turnover will include as-builts, O&M manuals, training for City and TRTC staff, and final documentation.

ELEVATOR LOBBY AT ROOF LEVEL
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 46

2. Risk Identification & Mitigation Strategy

RISK MANAGEMENT APPROACH AND REGISTER
We will maintain a live risk register from pre-award through closeout, owned by McCarthy and jointly reviewed with the City and Owner's Agent. Each risk will be characterized by category (design, permitting, utilities, environmental/wetlands, TRTC operations, schedule, market, safety, stakeholder/community), likelihood and impact ratings (Low / Moderate / High), and a primary owner with a defined mitigation strategy and contingency plan. Formal risk workshops at major milestones — 30%, 60%, 90%, IFC, pre-mobilization, and mid-construction — will ensure continuous updating and accountability.

Key Project Risks and Mitigation

DESIGN AND PERMITTING

» Risk: The risk of late design changes, code
interpretation issues, or evolving requirements around
EV/PV, LID, and the firewall on the east edge

» Mitigation: This is mitigated through early and
recurring code and design workshops with City Building
& Safety, Fire, and Public Works, peer reviews by JWSE
and Latitude 33, and scenario planning for multiple
stall-count and siting options within the 40-foot
envelope. Similarly, the risk of permitting delays or
additional conditions is addressed through proactive
pre-submittal meetings, clear submittal schedules tied
to milestones, and our existing relationships from
prior City of Torrance projects to streamline review.

SITE CONDITIONS, WETLANDS, AND UTILITIES

» Risk: Wetlands and standing water on the northside
of the staging parcel and uncertainty around the
designated protected wetland to the west represent a
real concern.

» Mitigation: Our mitigation begins with early survey
and environmental validation, drainage modeling,
and close coordination with City environmental staff,
designing stormwater and grading solutions that
respect and leverage natural areas rather than fighting them. For unknown or conflicting utilities near active
TRTC operations, we deploy advanced underground
utility mapping, test pits at high-risk locations,
integration of TRTC as-builts, and flexible civil/utility layouts that allow rerouting if conflicts arise.

PHASING AND TRTC OPERATIONS

» Risk: Disruption to bus circulation, access routes, or transit users is the most visible risk on this project. » Mitigation: We mitigate it through detailed phasing
diagrams aligned with existing west-side bus operations, dynamic work zones that shift as milestones are
reached, and daily coordination with TRTC dispatch
and operations staff. If wetland conditions prevent
full implementation of the previously assumed east-
parcel temporary lot sequence, alternative phasing
scenarios will rely on staged on-site work zones,
existing lot adjustments, and schedule windows rather
than a single large temporary lot, with contingency for added drainage improvements if needed.

SCHEDULE AND MARKET CONDITIONS

» Risk: Potential Material price volatility and supply
chain delays

» Mitigation: This risk is addressed through early
procurement and pre-negotiated supplier relationships
for major structural, MEP, and elevator components,
prefabrication to reduce on-site duration and labor
exposure, and alternate sourcing strategies. Labor
availability in a competitive Southern California market is managed through McCarthy's established local
and regional labor network, self-perform concrete
and select scopes for greater schedule control, and
flexible work shifts coordinated with TRTC operations.

STAKEHOLDER, COMMUNITY, AND REGULATORY RISK.

» Risk: Community concerns related to wetlands, traffic, or aesthetics and potential changes driven by rail
alignment or adjacent parcel development.

» Mitigation: Early and transparent communication via
the City's channels, leveraging the refinery/industrial and natural wetlands context as a design narrative,
preserving sightlines and Phase 1 character, and
remaining adaptable to future east-parcel plans.
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 47

3. Project Management Plan

ROLES AND RESPONSIBILITIES
We will implement a clear roles and responsibilities matrix that establishes accountability, decision authority, and escalation paths across all project phases. McCarthy serves as the Prime Design-Build Contractor, providing overall leadership, contract administration, budget, schedule, safety, and quality management — including direction of design partners and trade contractors across all scopes, including self-perform work.

FUNCTION LEAD SUPPORT
Executive Oversight Andrew Raufi Cameron Kilar
On-Site Project Management Tino Franco Cameron Kilar
Design & Construction Execution Cameron Kilar Spencer Yoder Field Operations & Safety Steve Finley Tino Franco
Design Integration Spencer Yoder IPD, JWSE, Latitude 33 Preconstruction & Estimating Michael Bockhold Spencer Yoder Architectural Design IPD Spencer Yoder
Structural Design JWSE IPD
Civil Engineering Latitude 33 Urban Land Studio
Landscape & Hardscape Urban Land Studio IPD
MEP / Technology Systems Design-Build MEP Partners Spencer Yoder Stakeholder Communication Tino Franco Cameron Kilar, Andrew Raufi Risk Management Cameron Kilar Tino Franco
Schedule Management Steve Finley Tino Franco, Michael Bockhold Budget & Cost Control Tino Franco Michael Bockhold
Quality Management Steve Finley Cameron Kilar
Subcontractor Coordination Michael Bockhold Steve Finley Responsibility Assignment Summary

MAIN ARRIVAL
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Project Controls, Schedule & Risk Management
TRTC Parking Structure | 48

COMMUNICATION AND COORDINATION PLAN
Clear, disciplined communication is critical for a project on an active transit campus. A dedicated McCarthy
Project Director will serve as the primary point of
contact for the City, TRTC operations, and the Owner's
Agent once onboarded, streamlining communication
and approvals. Cameron Kilar will be the continuous tie from the start of the project through turnover and the
warranty period, ensuring continuity from start to finish.

The primary contact for design and permitting-related
interaction will be Design Manager Spencer Yoder, who
will serve as the funnel for all design-related information and communication. Superintendent Steve Finley and
Project Manager Tino Franco will also be involved during the design process to provide constructability support, logistics expertise, and scheduling input.

Our structured meeting cadence includes weekly design
coordination meetings during design with McCarthy,
design partners, City reviewers, and TRTC operations as needed, and weekly construction coordination meetings
during construction focused on schedule status, phasing, safety, RFIs, submittals, and logistics. Monthly risk and operations workshops will review the risk register, TRTC operational constraints — including bus routes, special events such as SoFi, Hollywood Bowl, and Dodgers
shuttles — and upcoming work near sensitive interfaces.

The team will leverage a secure, cloud-based
platform for drawings, RFIs, submittals,
change management, and meeting minutes
with full version control and transparent
access for City and Owner's Agent staff. Real-
time dashboards for schedule, cost, QA/QC,
and safety performance will support informed
decision-making at every level.

At the field level, daily superintendent check-ins with TRTC operations staff will cover bus routing, concrete pump
logistics, staging, and other logistic items. Advance
notifications for high-impact activities — such as large concrete pours, crane picks, and utility cutovers — will be issued with agreed windows to avoid peak transit times.

Coordination with City communications will support public notifications, website updates, and signage for any changes to access or parking, and close coordination with utility providers (SCE, Cal Water, telecom) and regional agencies will be maintained throughout.

TORRANCE REGIONAL TRANSIT CENTER

PARKING STRUCTURE
Collaboration
Sessions Cluster Groups Issue Tracking
Current
Phase Plan e-Planrooms
Organizational
Charts
Resources
SchedulesCoordinationSubmittals
Milestone
Deliverables
Wifi
Calendar
Design Locks
e-Builder
Safety Notes
Inc 2-Conditional Permit
Sign-in Sheet
Site Make Ready 2
RenderingsPresentations
Increment 1
Co-Location Layout
Big Room Minutes
Site Make Ready 1

CONSTRUCTION

UPDATES

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Project Dashboard and
Weekly Newsletter Examples
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 49

QA/QC APPROACH
McCarthy’s commitment to quality on the TRTC Parking Structure is reflected in a comprehensive strategy that spans every stage of the project lifecycle. Our approach integrates rigorous planning, proven QA/QC systems, advanced digital collaboration, and a culture of continuous improvement to meet and exceed City’s expectations for function and long- term performance.

Key components of our quality management process include:

Early Alignment
Within 45 days of construction start, McCarthy will further refine a project-specific QA/QC plan in partnership with WDI, designers, and subcontractors. This establishes
clear quality standards, assigns responsibilities, and
defines inspection and reporting procedures.

Advanced Work Planning
Advanced work planning is a process that aligns
Preconstruction, Design, Project Team, and Formwork
detailing on an overall project approach that discusses the sequences of flow and work, formwork, crew sizes,
finishes, and schedule. This provides an “All In” approach to how the job will be constructed prior to project start.

In-House Detailing & Prefabrication
Our self-perform groups leverage in-house detailing
and fabrication experts to pre-fabricate formwork and
equipment to maintain consistent quality standards,
reduce safety risks, and increase labor efficiency.

Constructability Reviews
Peer reviews are completed at each design milestone,
leveraging lessons learned and specialist expertise. These reviews identify risks and propose proactive solutions— enhancing design integrity and minimizing rework.

Digital Document Control
Advanced platforms such as Revizto and Join are utilized to ensure immediate access to accurate, current project documentation for all team members, supporting real-time collaboration and reducing errors. Daily inspections, digital punchlists, and field verification processes are followed to validate workmanship and materials align with approved
standards. Source inspections and mock-ups for specialty components set benchmarks for broader project application.

Lean & Collaborative Planning
Pull planning sessions and integrated workshops optimize workflow, promote best practice sharing, and maintain
consistency across disciplines.

Our team’s approach to quality is powered by open
communication and transparency. Clear lines of
accountability are established for every quality task, and stakeholders—especially City of Torrance—are invited
to participate in critical inspections, mock-ups, and
milestone walk-throughs. By keeping the client involved at every stage and inviting their input, McCarthy builds trust and ensures project goals are achieved together.

McCarthy’s approach to quality on the TRTC Parking
Structure is grounded in meticulous planning,
advanced tools, rigorous field controls, and a culture of accountability and continuous learning. This ensures the project not only meets technical specifications and design intent, but is also delivered with the high standard of care that City of Torrance expects.

Our Site Specific Quality Plan (SSQP) is a
project-tailored, living document developed at
the outset of each project to identify quality
challenges, establish procedures, and ensure all
work meets or exceeds contract requirements.

The SSQP integrates contract review, pre-
installation meetings, inspections, and ongoing
collaboration with subcontractors to deliver the
highest standards of construction quality. This
proactive approach exemplifies McCarthy’s
commitment to building it right the first time.
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 50

4. Budget and Cost Control
McCarthy’s cost and budget control framework is built to deliver the City of Torrance a cost-effective, high-performance parking structure with full transparency and no surprises. Every dollar of public investment is protected through disciplined preconstruction processes, continuous cost modeling, and self-perform capabilities that eliminate the uncertainty typical of complex design-build projects.

OUR APPROACH: CONTINUOUS COST MODELING — NOT
“SAWTOOTH” ESTIMATING
Traditional estimating delivers periodic snapshots that create gaps in cost visibility. McCarthy replaces this with a continuous cost model that evolves in real time with design decisions, maintaining full budget alignment from NTP through construction closeout.

DESIGN MILESTONE ESTIMATING ACTIVITY COST CONTROL ACTION 30% Schematic Design
Conceptual system-level estimate; set
initial contingencies around key unknowns
(geotech, utilities, wetlands, scope gaps)
Validate against City objectives; establish
target budgets by system; identify long-lead
items
60% Design Development
Detailed quantity-based estimate with
subcontractor market input and design-
assist trade pricing
Reconcile estimate against targets; lock
procurement windows; address cost
pressures through VE and scope alignment
90% Construction Documents
Construction-ready estimate; convert
remaining allowances to firm scope; close
out constructability reviews
Confirm budget; finalize trade packages;
validate quantities and bids
100% IFC Final estimate incorporating AHJ-required
changes
Finalize lump sum pricing; award trade
packages; mobilize

PROCESSTOOLS
(Design Tracking Log)
(Cluster group specific)
(Master file)
» Pull and analyze
historical data on
projects of similar size
and scope
» Study current market
trends (escalation, long
lead items, commodity
pricing, etc.)
STUDY

BENCHMARKS
» Engage stakeholders
on Conditions of
Satisfaction that will
incorporate decisions
on scope for the project
» Study bridging docs
» Validate budget goals
» Identify direct costs
and costs to cover
facility-specific needs
EARLY

GOAL CHECK
» Break down the budget
by system
» “Set” the budget targets
for the team

SETTING TARGETS AT

SCHEMATIC DESIGN
» Create and work in
cluster groups
» Cluster groups work
in the continuous cost
model - Refine, Price,
Report, & Decide
» Use tools to track and
watch trends
» Cluster groups “Solves
for 0”

CONTINUOUS

COST MODELING

CLUSTER GROUP TOOLS
» Procurement
Window Identification
Analysis
» Competitive bid
process begins

JUST IN TIME

PROCUREMENT

REFINE, PRICE, REPORT, & DECIDE
P6
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 51
COST PRESSURE MANAGEMENT — TRTC-SPECIFIC RISKS
Why This Matters for the City of Torrance
McCarthy’s preconstruction team — led by Michael Bockhold (Preconstruction Manager) and Spencer Yoder (Preconstruction Director) — brings deep parking structure estimating expertise and prior permitting experience with the City of Torrance. Combined with our self-perform concrete capabilities and 200+ parking structure track record, the City receives cost certainty grounded in real market data, not assumptions.

We understand the responsibility of utilizing public time and budget wisely to deliver something that will benefit the community for years to come.

RISK AREA MITIGATION STRATEGY
Subsurface Unknowns
(Wetlands, Utilities)
Advanced underground mapping and early geotech evaluation to de-risk foundations and sequencing before pricing is locked
Material Escalation Early procurement of long-lead items; pre-negotiated supplier relationships; alternate sourcing strategies
Labor Availability Established local and regional labor network; self-perform concrete and select scopes; flexible work shifts coordinated with TRTC operations
Scope Creep During Design Continuous cost model with real-time tracking; formal change management; risk register maintained from Day 1
Active Transit Operations Phasing and logistics costs built into baseline estimate; coordination with TRTC to schedule high-impact activities outside peak windows
VIEW FROM W 208 ST
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 52

5. Safety Planning & Site Logistics

SAFETY PROGRAM AND CULTURE
McCarthy's safety culture is centered on
achieving incident rates significantly better than
industry benchmarks, with a comprehensive
environmental, health, and safety program
tailored to the TRTC site. Our unwavering
commitment to safety is demonstrated through
industry-leading performance metrics, robust
safety programs, and national recognition for
exceptional jobsite practices. The Experience
Modification Rate (EMR) — a benchmark widely
used in construction to measure the risk and
frequency of workplace injuries — is a key
testament to this culture. While the industry
average EMR is 1.0, McCarthy's EMR for 2025
stands at an outstanding 0.64. This is not
just a number: it represents a record of safety
incidents significantly below what is typically
observed in the industry, affirming that McCarthy
jobsites are much less likely to experience
serious accidents or injuries compared to
industry norms.

Industry Average: 1.0
0 1

0.590.62 0.65 0.61
2020 2021 2022 2023 2024

0.62 McCarthy California
Employer Modification Rate (EMR)
2025

0.64 McCarthy Southern Pacific
Total Recordable Injury / Illness Rate
0 2
Industry Average: 3.03
1 2020 2021

0.39 0.37
2022

0.11 0.99
2023 2024

0.38 2025

0.57 0.05
2025
2 0
1 Industry Average: 1.2
0 00 0 0.03
20212020 2022 2023 2024
McCarthy Southern Pacific
Average Lost Work Rate

SAFETY BY THE

NUMBERS
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McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 53

SITE LOGISTICS
The TRTC campus presents a tight, highly active site with an existing Phase 1 facility, active bus routes, and an adjacent temporary parking lot. Our logistics plan responds directly to the conditions observed during the site walk.

High-visibility fencing and barriers will clearly distinguish construction zones from transit, pedestrian, and
public areas, with clear wayfinding for both patrons
and employees from day one through project opening.

Posted signage will identify responsible and available
staff members, including the Superintendent and Project Manager, and defined access gates will be monitored
by trained personnel to prevent unauthorized entry and
maintain safety near bus movements.

Laydown areas are concentrated to minimize encroachment on TRTC operations and avoid sensitive wetland areas.

Off-site prefabrication of MEP and structural assemblies reduces on-site storage needs and site congestion.

Portions of the existing temporary lot will be used for site access and laydown, and these areas will be relocated
when TRTC requires additional parking capacity for larger events such as the Hollywood Bowl or events at SoFi.

Existing assets receive careful protection throughout.

Planning accounts for existing EV chargers, which are
under grant obligations, with preservation or controlled relocation of existing site lighting. The Phase 1 canopy and plaza will be fully protected. Where existing hardscape must be connected to the new development, careful
detailing ensures seamless transitions. Posted notification of protected wetlands and proper protective measures will be maintained and reported on as necessary.

Logistics are modeled in BIM to visualize phasing,
crane and pump locations, and delivery routes, with
regular updates as site conditions, TRTC needs, and
environmental findings evolve.
1 1
1 6
6 2
2 2
7 7
7 3
3 8
8 4
4 9
9 5
5 Current Water Retention Area
Laydown Area/Office Trailers
Construction
Entrance
Fire Hydrant
Locations
Temporary
Fence
Existing Transformer/Overhead Temp Power
Pump
Locations
Pedestrian
Path
Concrete Truck
Staging Area
All utilities routed along
208th to minimize impact to
existing TRTC Operations
Incorporated eccentric
stripped footings along
west side of garage to
minimize any potential
impacts to Bus Access Road
152
McCarthy | IPD
Project Controls, Schedule & Risk Management
TRTC Parking Structure | 54
Traffic Control and Access
Management
The project will be built within an active transit
environment, requiring a sophisticated traffic and access control plan. Traffic management plans are developed
in alignment with City of Torrance, TRTC, and regional
standards, with phased reconfiguration of drive aisles and entries so that at least one safe, functional access path remains available for buses and vehicles at all times.

ADA-compliant temporary routes, crosswalks, and
wayfinding will maintain safe and intuitive connections to platforms and Phase 1 facilities, with additional lighting and temporary barriers at crossings and walkways to
protect pedestrians during low-visibility or high-traffic periods. High-impact activities — such as major pours,
crane picks, and utility tie-ins — are scheduled outside of peak transit and special-event windows, and dust, noise, and vibration controls are implemented to protect TRTC
users and adjacent neighbors.

Ongoing meetings with City traffic engineers and TRTC
operations staff will adjust traffic plans as needed,
supported by cameras and digital monitoring to quickly
identify and resolve any emerging circulation issues.

Minimizing Disruption to TRTC
Operations and Neighbors
Our overarching objective is to build a new multi-level parking structure while TRTC remains fully functional.

Construction sequencing is phased to maintain
continuous bus operations and minimize loss of
functional parking at any one time. Early and ongoing
engagement with TRTC staff, bus operators, and security personnel ensures planning around service peaks and
special events. Clear public communication — through
signage, announcements, and City channels — keeps
riders, staff, and the surrounding community informed
about changes to access, parking, and routes. Strict
housekeeping, spill prevention, and incident response
measures protect both wetland areas and adjacent
industrial and community stakeholders.
■ Incorporated eccentric stripped footings
along west side of garage to minimize any
potential impacts to Bus Access Road

■ All utilities routed along 208th to minimize
impact to existing TRTC Operations

SUMMARY
McCarthy's project controls, schedule, and risk management strategy for the TRTC Parking Structure is tailored to the realities of the site and the City's goals. We are delivering a clear, milestone-driven schedule that achieves substantial completion ahead of the required deadline by three months while maintaining continuous TRTC operations. Our integrated Project Management Plan defines roles, communications, and QA/QC processes that reinforce transparency and reliability. A disciplined risk identification and mitigation program addresses design, permitting, wetlands, utilities, TRTC operations, schedule, and market conditions. And our robust safety and logistics approach is designed specifically for an active transit center with sensitive wetlands, an iconic Phase 1 facility, and a target of approximately 1,000 parking stalls.

This integrated approach converts the complexity of the TRTC site into a managed, predictable delivery path — supporting the City of Torrance's long-term mobility and infrastructure vision.

VIEW FROM W 208 ST
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05 Design Quality, Sustainability & Innovation
Design quality as demonstrated through functionality, durability, code compliance, and alignment with City standards. a. Design Approach & Concept Strategies (architecture, structural, civil, EV/PV readiness, sustainability) b. Sustainability Approach (LID, CALGreen, EV/PV readiness) City of Ontario Vineyard Parking Structure
Ontario, CA
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TRTC Parking Structure | 56
a. Architectural Design Approach & Concept

GUIDING DESIGN PHILOSOPHY
Our architectural strategy
is driven by three City
priorities: protecting and
elevating the existing Phase
1 transit center, maximizing
functional, code-compliant
parking at 1,000 are capacity,
and creating a durable,
sustainable public asset that
aligns with City standards .

Our design responds to every
one of these directives.

CAMPUS SITING & MASSING —

PROTECTING WHAT THE CITY IS PROUD OF
In order to respect the unique form of Phase 1, the garage massing is notched at the southeast corner to preserve breathing room around the iconic Phase 1 canopy, plaza roundabout, and wavy wall — the features the City is most proud of.

This deliberate move ensures the Phase 1 lobby, terrazzo inlay, and canopy remain the visual focal point of the campus
rather than being crowded by new massing.
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Key Design Decisions and their Benefits to the City

DESIGN DECISION BENEFIT TO THE CITY
1 Southeast Notch In
Garage Massing
Separates structures so parking structure does not crowd nor compete with Phase 1 canopy, creates space for a covered walkway with enhancements that form a seamless pedestrian connection to Phase 1 areas focal point — no visual competition 2 Elevator and Stairs Out
Boarded From Structure
Most efficient parking structure footprint, better viewing platform from inside glass-backed elevators when rotated south to overlook Phase 1 campus, safer pedestrian separation from vehicles, and improved passive visibility with unobstructed views when egressing from lobby out towards Phase 1
3 Ground Floor Contoured
To Existing Grade
Minimizes earthwork disturbances to existing site soils and avoids long-term water intrusion risk and maintenance requirements associated with retaining walls 4 All Utilities Routed Along
W. 208th St No disruption to existing TRTC facilities, operations, hardscape, or underground systems 5 Ramp Location
Ramp located on west side, which is back-of-house and away from pedestrians and future development, eliminating visual obstructions and potential hiding places to achieve a more open and passively safer user experience
6 Ramp Orientation Ramp flipped 180 degrees for more direct access from main vehicular entry/exit at southeast to improve wayfinding and vertical circulation of vehicles 7 Canopy Connection New canopy extends over all pedestrian routes egressing from parking structure with façade treatments that compliment and create a continuous pedestrian connection to the Phase 1 Transit Center 8 Eccentric Strip Footings
on West Side Zero construction work in the bus access road — transit operations will not be interrupted 9 No Compact or Any
Reduced Stalls Sizes
Full-size stalls for all 1,000 spaces — better user experience, with a potential path for AHJ approval of a compact option for additional stalls at no added cost, available post-award 10 Façade Options at
No Schedule Impact City retains flexibility to upgrade aesthetics without affecting the December 2027 deadline 11 PV-Ready And EV-Ready
Infrastructure From Day 1 Future-proofs the facility for evolving sustainability mandates without costly retrofits 12 Continuous
Material Palette Materials from Phase 1 can be seen carried in a complementary way in Phase 2 1 4
7 10
2 Elevator and
Stair Lobby
5 8
11 3
6 9
12 156
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Design Quality, Sustainability & Innovation
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ARCHITECTURAL CHARACTER & FAÇADE DESIGN
The City's RFP calls for a structure that avoids a generic "anywhere" parking structure and instead extends the established TRTC design language. We have designed numerous enhanced facade options for consideration.

Our architectural treatments are organized to integrate with Phase 1 rather than compete with it, emphasizing:

» Horizontal massing and compatible color palettes that echo the existing transit center and surrounding context

» Articulated façades and screening that provide rhythm, reduce perceived bulk, shield views of vehicles, and convey a sense of movement — all while maintaining code-required openness for ventilation and safety

» Transparent, well-lit vertical circulation cores (stairs and elevator) located to align with established pedestrian desire lines from the plaza, bus bays, and future east-parcel access points Facade Treatments
Complimentary of Phase 1
Horizontal
Massing
Compatible
Color Palettes
Transparent, Well Lit
Vertical Circulation Core
Façade Materiality
The design incorporates a rich but cohesive material palette that draws directly from the existing transit center's contemporary aesthetic:

» Corrugated metal panels (two types) for texture and visual interest

» ACM (Aluminum Composite Metal) panels in grey and brown tones

» Painted concrete in light tan and grey to complement Phase 1 finishes

» Storefront glazing at the elevator cabs for transparency and activation

» Accent banding at pedestrian-level interfaces

» Perforated metal panels with City branding/logo — directly responding to the RFP's call for "opportunities for City branding or public art"

» PV canopy with perimeter lighting at the rooftop level 157
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Design Quality, Sustainability & Innovation
TRTC Parking Structure | 59
Façade Components
Our design includes enhanced façade elements across six key zones of the structure, providing a fully articulated building on all visible elevations:

1. SOUTHEAST CORNER AND ENTRY — An enlarged
notch creates an enhanced space between the garage
and the existing Transit Center building, providing an
elevated pedestrian experience and allowing the beauty
of the existing building to be appreciated

2. ELEVATOR AND STAIR #1 CORE — Glass-backed
elevator and enhanced finishes at the primary vertical
circulation tower, creating a landmark visible from
the plaza

3. SOUTH ELEVATION METAL PANELS — Decorative
panelized system facing the transit center

4. EAST ELEVATION METAL PANELS — Screening and
articulation facing the future Phase 2 parcel

5. NORTHEAST STAIR #2 CORE — Enhanced treatment at
the secondary vertical circulation

6. NORTH ELEVATION AND ENTRY — Architectural
treatment at the W. 208th Street vehicular entry
Canopy Massing and
Columns Continuation
of Design Continuation of
Material Palette From
Phase 1 to Phase 2
Clear Wayfinding
and Entry
These façade enhancements
can be delivered with no
impact to the October
completion date.

FRONT VIEW ON MAIN ENTRY
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FUNCTIONAL PROGRAM, CAPACITY, AND USER EXPERIENCE
In alignment with City direction at the site walk, the parking structure is right-sized to achieve 1,000 stalls—within the 600–1,000 stall range and the 40-foot height limit—without exceeding entitlements or compromising the budget. The concept layout targets 1,000 structured stalls and preserves additional surface stalls on site, consistent with the City’s desire to take full advantage of the site’s entitlement while maintaining cost competitiveness.

Below we have provided a summary table that highlights the 1,000 stalls we have provided in our base bid.

» Our base bid has no compact stalls, we can work with you post award to determine if this is desired to get a higher stall count in the proposed footprint, pending Planning Director approval of this compact deviation as outlined in City of Torrance Municipal Code Section 93.4.24.

AREA ON-GRADE
SLAB

ELEVATED

SLAB ACCESSIBLE STANDARD TOTAL SF/SPACE
Level 1 83,000 25 205
Level 2 82,681 275
Level 3 82,681 272
Level 4 66,086 223
Gross Floor Area (SF) 314,448
Total Spaces 25 975 1,000
Design Efficiency 314.45
Functional planning emphasizes:

» Efficient, long-span bays to maximize stall count,
improve driver comfort, and reduce columns in
drive aisles.

» Clear, looped circulation with intuitive entry/exit
sequences, avoiding confusing backtracking or
dead ends.

» Ground-level features that support operations
identified during the walk, including a ticketed
structure with gate arms and pay on foot station for
revenue control and integrated CCTV for security.

» Vertical circulation (stairs and a primary elevator)
located to balance convenience, ADA access, and
connectivity to bus bays, plaza, and future Phase 2
development.

User safety and comfort are reinforced through:

» Code-compliant lighting levels meeting City
expectations; all lighting is LED with occupancy and
daylight controls for efficiency.

» Open sightlines, limited blind corners, and transparent stair towers to enhance real and perceived safety, consistent with CPTED best practices.

» Clearly marked accessible stalls and routes, aligning with CALGreen, CBC accessibility, and City standards, including accessible EV spaces and van-accessible stalls as documented in the parking summary.

FOURTH (ROOF) LEVEL

THIRD LEVEL

SECOND LEVEL

GROUND LEVEL

OUTBOUND CIRCULATION

INBOUND CIRCULATION

OUTBOUND CIRCULATIONINBOUND CIRCULATION

EXPLODED AXONOMETRIC FOR TRAFFIC CIRCULATION

CIRCULATION LEGEND

OUTBOUND CIRCULATION

INBOUND CIRCULATION

PARKING AREA

DRIVE AISLE
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STRUCTURAL SYSTEM CONCEPT AND DURABILITY
The structure is conceived as a multi-level, conventionally reinforced cast-in-place concrete system with long-span bays, designed for an approximately 75-year structural life consistent with the RFP and City standards for major public infrastructure.

Key structural design qualities include:

» Robust seismic design in accordance with CBC and local seismic criteria, providing reliable performance and life- safety protection during major events.

» Durable detailing for a transit and coastal-influenced environment: high-quality concrete mixes (including low-carbon options), maximum corrosion resistance, and expansion joints suited to high-use parking structures.

» Future-ready design for PV canopies: roof levels and structural framing are sized and detailed to support eventual solar arrays without significant retrofit, enabling economical integration of renewable energy in a later phase.

» Utilization of a moment frame system to maximize clear views and passive safety, creating a lighter appearing system overall. This is the most efficient structural system for these types of buildings.

McCarthy’s self-perform concrete capabilities and advanced modeling tools support tight quality control over formwork, reinforcement placement, and finishing—minimizing defects, future maintenance, and lifecycle cost.

SAFETY, SECURITY, AND TECHNOLOGY SYSTEMS
Building on the City’s requirement for a
ticketed structure with gate arms, card
reader access control, and CCTV camera
system, the project incorporates a layered
safety and security strategy that aligns with
TRTC and City standards.

Key elements include:

» Access control and revenue systems: integrated gate
arms and ticketing/validation systems to support City
revenue generation, and respond to event parking
needs (e.g., SoFi and Hollywood Bowl shuttles).

» Card readers for access control at interior room doors.

» CCTV coverage coordinated with City standards, with
camera locations chosen for maximum coverage of
entries/exits, vertical circulation, and pedestrian paths without creating blind spots.

» Emergency communications and fire-life safety systems (fire alarm, monitoring, emergency call stations,
ventilation, and emergency access) designed in close
partnership with the City of Torrance Fire Department
and consistent with CBC and local ordinances.

Innovation, Constructability, and
Alignment with City Standards
Design quality is reinforced by constructability and innovation that reduce risk for the City and protect TRTC operations:

» Advanced BIM and subsurface utility modeling for
clash detection, underground coordination, and
schedule visualization—tools McCarthy and the team
have successfully applied on other transit and parking
projects to avoid unforeseen conditions and rework.

» Self-perform concrete and disciplined logistics
planning to control critical-path activities, especially foundations and structure adjacent to active bus
circulation and wetlands.

» Prefabrication and modularization evaluated by
McCarthy for elements such as stairs, façade
modules, and MEP assemblies—reducing waste,
compressing schedules, and improving quality.

All design and construction are fully aligned with City standards for building, fire-life safety, accessibility, stormwater, and sustainability, as well as CALGreen
mandatory and applicable voluntary measures. McCarthy’s recent work with the City streamlines coordination and
approvals, reducing risk to schedule and budget.
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TRTC Parking Structure | 62

CIVIL, SITE, AND LID / STORMWATER STRATEGY
Civil design is shaped by both the operational constraints of an active transit campus and the site’s observed
hydrologic and ecological conditions. The February 11 site walk confirmed:

» Standing water and wetland-like conditions at the
north side of the current staging parcel, with visible
frogs, butterflies, trees, and wildflowers—indicating
more prominent wetlands than anticipated in some
planning documents.

» A heavily used bus route immediately west of the
site, requiring careful protection of operations during construction and in final circulation design.

In response, the civil and LID strategy:

» Confirms site geometry and constraints early through
detailed survey and subsurface investigation,
validating property lines, setbacks, and wetlands
boundaries before finalizing garage placement and
grading.

» The parking structure design integrates stormwater
treatment into the adjacent surface lot at east parcel
by tying into the LID underground basin by ADS as
shown on RFP sheet C3.0-2 to utilize the existing
system to the max extent possible.

» Uses grading and drainage improvements to redirect
and treat runoff from both the parking structure and
adjacent paved areas, reducing pollutant loads while
avoiding adverse impacts on adjacent wetlands.

» All parking structure systems shall coordinate
closely with City and regulatory agencies to confirm
performance criteria and maintenance expectations.

» Ground floor is contoured to match the existing
grade to maximize efficiency and mitigate any need
for soil retaining walls and any associated longterm
maintenance or water intrusion risks.

» The parking structure will maintain ADA accessibility around the structure and to the adjacent surface lot
without the need for any stairs or railings.

» The parking structure utility POCs shall utilize existing service laterals from W 208th Street (sewer and fire
water). The domestic water service POC shall tap into
the existing main along W 208th Street.

» The electrical service POC shall tap into the utility pole along Crenshaw Blvd as shown per RFP sheet E1.01,
and it is assumed feasible to be routed along W. 208th
St. with the new transformer located along north side
of parking structure. This plan mitigates impact to the existing sitework in front of the transit center which we believe has significant benefits to the facility.

The design treats the site’s natural assets as a
differentiator rather than a constraint, integrating
stormwater features and native landscaping in ways
that reflect the unexpected ecology within an otherwise industrial-adjacent context.
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Landscape & Public Realm
At grade, the project strengthens the TRTC's
public realm with landscape and plaza interfaces
designed with Urban Land Studio to buffer
the garage, guide pedestrians, and create
opportunities for City branding, public art, and
interpretation of the site's natural features —
including the nearby wetlands and habitat.

The planting design integrates species found at
the existing transit center, providing continuity
across the site with ornamental grasses,
succulent accents, and vertical screening trees
that soften the garage edge.

VIEW UNDER CANOPY
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Design Quality, Sustainability & Innovation
TRTC Parking Structure | 63
b. Sustainability Approach

CALGREEN & CITY COMPLIANCE
We meet or exceed CALGreen and City of Torrance requirements. We use a Site Environmental Management Plan to track metrics and incorporate drought-tolerant landscaping to minimize water demand.

EV & PV READINESS
Our strategy surpasses CALGreen EV standards by providing phased electrical capacity for future charging expansion without disruptive rework. The facility also features a PV-ready structure designed to accommodate emerging technologies over its 75-year lifespan.

MATERIALS & LIFECYCLE
To lower long-term ownership costs and environmental impact, we utilize low-VOC finishes, recycled and regional materials, and custom concrete mixes optimized for reduced embodied carbon.

PARKSMART INNOVATION
McCarthy includes Parksmart certification at no additional cost. Our in-house advisors seamlessly embed sustainable practices throughout the design-build process to optimize energy efficiency and operations.

PERFORMANCE TRACKING
A project-specific sustainability plan ensures all environmental goals translate into measurable, field-level commitments.

Refer to Tab 1 Technical Approach and Project Understanding for our full Sustainability Approach.

VIEW FROM STATION
162
01 Technical Approach &
Project Understanding
APPENDIX 1

Section 11 - Company Information
163
Design-Build Construction for a Parking Structure at the Torrance Regional Transit Center

Page 28 of 31 ends

Torrance City CouncilJuly 21, 2026

Torrance City Council
July 21, 2026