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Home My WebLink About03 SCHOOLSFIRST ITEM #3 m AGENDA REPORT MEETING DATE: JUNE 11, 2019 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: GENERAL PLAN CONFORMITY, DEVELOPMENT AGREEMENT 2018-00001, LOT LINE ADJUSTMENT 2018-00003, CONCEPT PLAN 2018-00001, DESIGN REVIEW 2018-00023 AND CONDITIONAL USE PERMIT 2018-00015 FOR THE DEVELOPMENT OF A 3-STORY OFFICE BUILDING, RETAIL BANK BRANCH BUILDING, 4-LEVEL PARKING STRUCTURE AND ASSOCIATED IMPROVEMENTS WITHIN PLANNING AREAS 7, 9, 11 AND 14 OF THE PACIFIC CENTER EAST SPECIFIC PLAN APPLICANT: SCHOOLSFIRST FEDERAL CREDIT UNION ATTN: CHRISTINA QUINTERO 1200 EDINGER AVE. TUSTIN, CA 92780 PROPERTY OWNERS: SCHOOLSFIRST FEDERAL CREDIT UNION CITY OF TUSTIN ATTN: CHRISTINA QUINTERO 300 CENTENNIAL WAY 1200 EDINGER AVE. TUSTIN, CA 92780 TUSTIN, CA 92780 LOCATION: 15332 NEWPORT AVENUE, 15442 NEWPORT AVENUE, 15222 DEL AMO AVENUE, 1200 EDINGER AVENUE AND PARCEL 6 OF PARCEL MAP NO. 2010-127 (APN 430-251-28) GENERAL PLAN: PLANNED COMMUNITY COM MERCIALIBUSINESS ZONING: PACIFIC CENTER EAST SPECIFIC PLAN (SP 11), PLANNED COMMUNITY (PC) EXISTING LAND USE: OFFICE, VACANT LAND Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 2 ENVIRONMENTAL.: THE TUSTIN CITY COUNCIL CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT 90-1 (FEIR) FOR THE PACIFIC CENTER EAST SPECIFIC PLAN ON DECEMBER 17, 1990,AND SUPPLEMENT#1 TO FINAL EIR 90-1 FOR THE PACIFIC CENTER EAST SPECIFIC PLAN WAS ADOPTED ON MAY 5, 2003. THE FEIR IS A PROGRAM EIR UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT(CEQA). THE FEIR CONSIDERED THE POTENTIAL ENVIRONMENTAL IMPACTS ASSOCIATED WITH THE DEVELOPMENT OFTHE PACIFIC CENTER EAST SPECIFIC PLAN. AN ENVIRONMENTAL CHECKLIST WAS PREPARED AND CONCLUDED THAT THE PROPOSED ACTIONS DO NOT RESULT IN ANY NEW SIGNIFICANT ENVIRONMENTAL IMPACTS OR A SUBSTANTIAL INCREASE IN THE SEVERITY OF ANY PREVIOUSLY IDENTIFIED SIGNIFICANT IMPACTS IN THE FEIR AND SUPPLEMENT#1 FOR FEIR. MOREOVER, NO NEW INFORMATION OF SUBSTANTIAL IMPORTANCE HAS SURFACED SINCE CERTIFICATION OF THE FEIR AND SUPPLEMENT#1 TO FEIR. REQUESTS: 1. GENERAL PLAN CONSISTENCY TO DETERMINE THAT THE LOCATION, PURPOSE AND EXTENT OF THE DISPOSITION OF PARCEL 6 OF PARCEL MAP NO. 2010-127 (APN 430-251-28) AND PORTION OF ABANDONED DEL AMO AVENUE FOR THE DEVELOPMENT OF AN OFFICE HEADQUARTERS CAMPUS IS IN CONFORMANCE WITH THE APPROVED GENERAL PLAN. 2. DEVELOPMENT AGREEMENT(DA)2018-00001 TO FACILITATE THE DEVELOPMENT OF A NEW OFFICE BUILDING, PARKING STRUCTURE," RETAIL BANK BRANCH BUILDING AND CONVEYANCE OF AN APPROXIMATE 1.8-ACRE SITE WITHIN THE BOUNDARIES OF PACIFIC CENTER EAST SPECIFIC PLAN. 3. LOT LINE ADJUSTMENT (LLA) 2018-00003 TO MODIFY THE LOT LINES OF FOUR (4). EXISTING PROPERTIES AND INCORPORATE EXISTING ABANDONED PUBLIC RIGHT-OF- WAY INTO THE SUBJECT PROPERTIES TO ACCOMMODATE THE PROPOSED PROJECT. 4. CONCEPT PLAN (CP) 2018-00001 FOR THE OVERALL CONCEPT OF THE OFFICE CAMPUS FACILITY INCLUDING BUILDING DESIGN, SITE LAYOUT AND PUBLIC AND PRIVATE IMPROVEMENTS. 5. DESIGN REVIEW(DR)2018-00023 FOR THE DESIGN AND SITE LAYOUT OF A NEW 180,000 SQUARE-FOOT OFFICE BUILDING, NEW 5,000 SQUARE-FOOT CREDIT UNION BRANCH OFFICE, NEW PARKING STRUCTURE WITH 921 Planning Commission Report June 11, 2019 SchoolsFirst Federal Credit Union Page 3 PARKING SPACES AND ASSOCIATED IMPROVEMENTS TO BE LOCATED ON VACANT LAND AREA. 6. CONDITIONAL USE PERMIT (CUP) 2018-00015 FOR THE ESTABLISHMENT OF JOINT-USE PARKING AMONG THE SUBJECT PROPERTIES, INCLUDING PARCELS WITH EXISTING BUILDINGS. RECOMMENDATION: 1. That the Planning Commission adopt Resolution No. 4379, determining that the location, purpose, and extent of the proposed disposition of an approximate 1.8-acre site within Pacific Center East Specific Plan (PCESP) for the development of the three-story office building, parking structure and retail bank building, is in conformance with the approved General Plan. 2. That the Planning Commission adopt Resolution No. 4380, recommending that the City Council approve: a. DA 2018-00001 (Ordinance No. 1501) to facilitate the development and conveyance of an approximate 1.8-acre site within the boundaries of PCESP. b. LLA 2018-00003 to modify parcel lines to accommodate the proposed project. c. CP 2018-00001 for the overall concept of the office campus facility including building design, site layout and public and private improvements. d. DR 2018-00023 for the design and site layout of the 180,000 square foot office building, 5,000 square foot retail bank building, parking structure and associated site improvements. e. CUP 2018-00015 for the establishment of joint-use parking as required by the PCESP for parcels that do not provide required parking within its boundaries. APPROVAL AUTHORITY: • General Plan Conformity: Pursuant to Section 65402(a) of the Government Code, the Planning Commission is authorized to determine whether the location, purpose, and extent of the proposed disposition of real property is consistent with the General Plan. • Development Agreement: Pursuant to Tustin City Code (TCC) Section 9607, the Planning Commission shall consider the DA and make a recommendation thereon to the City Council. The Planning Commission shall forward its recommendation to the City Council within thirty (30) days of the time specified for the public hearing. Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 4 Pursuant to TCC Section 9613, after the City Council completes the public hearing and considers the recommendation of the Planning Commission, the City Council may accept, modify or disapprove the DA. • Lot Line Adjustment: TCC Section 9321b authorizes the Community Development Director to review and take action on Lot Line Adjustment; however, since the proposal includes other entitlement applications that require City Council approval, LLA-2018-00003 is forwarded to the City Council for concurrent consideration. • Concept Plan: Section 5.3 of the PCESP requires development projects to submit and obtain approval of a Concept Plan showing conformity with the specific plan and coordinated site improvements and phasing by the Planning Commission. This item is forwarded to the City Council for concurrent consideration. • Design Review: Section 5.3 of the PCESP requires development projects to submit and obtain approval of a Design Review pursuant to the TCC, by the Planning Commission. This item is forwarded to the City Council for concurrent consideration of the project. • Conditional Use Permit: Section 4.6A3 of the PCESP and TCC Section 9264 authorizes the Planning Commission to consider a Conditional Use Permit request for joint-use parking for projects that share parking facilities. This item is forwarded to the City Council for concurrent consideration. BACKGROUND AND DISCUSSION: Site Location The proposed project is located within the PCESP, encompassing Planning Areas 7, 9, 11 and 14, involving five (5) properties including an area that is abandoned Del Amo Avenue right-of- way. The abandoned right-of-way was a result from the construction of Newport Avenue realignment between Edinger and Valencia Avenues and the realignment of the SR 55 freeway ramps at this location. The project site land use designation is Regional Center and Technology Center. The project site is bounded by Edinger Avenue to the northeast, the BNSF Railroad tracks to the southeast, Valencia Avenue to the southwest,, and Newport and Del Amo Avenues to the northwest, encompassing approximately nineteen (19) acres. The applicant currently owns four (4) of the five (5)properties: 15442 Newport Avenue, 15332 Newport Avenue, 15222 Del Amo Avenue and 1200 Edinger Avenue (Figure 2). The fifth property is a triangle-shaped lot currently owned by the City and located at the corner of Newport and Del Amo Avenues (Assessor Parcel Number 430-251-28), with the abandoned Del Amo Avenue located southeast of the City's property. Planning Commission Report June 11, 2019 SchoolsFirst Federal Credit Union Page 5 k Land Use Plan/ �A Planning Areas Pacific Center East [ i City of Tustin Exhibit 17 1 Commercial Center MRegional renter r - Office Center _ Technology Center a Planning Area i ` C Figure 1: PCESP Land Use Plan Y w rr i A a" Edinger r ~'• 11NGRr+ �� Ave. �.w. Parcel • Abandoned Del r • 15222 Del Arno Ave. �[ New Building Jf 1 F • Site 15332 Newport Ave. Newport Ave. . n Figure 2: Project Site Aerial Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 6 The project site property information is summarized in Table 1. Table 1: Property Information Address PCIESP Planning PCIESP Land Use Area 15442 Newport Avenue 14 Regional Center 15332 Newport Avenue 11 Regional Center 15222 Del Amo Avenue 9 Technology Center 1200 Edinger Avenue 7 Regional Center Parcel 6 of PM 2010-127(APN 430- 11 Regional Center 251-28) Project Description The project is a proposal to construct a new headquarters office building for the SchoolsFirst Federal Credit Union and includes a separate retail bank branch building, a new parking structure and associated site improvements. \ 1200 Edinger Y 180,000 sq.ft. Off ice 15222 Del Amo 5,000 sq.ft. /• Retail Bank Parking Structure � `a �- f � 15442 Newpork v Figure 3--Site Plan Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 7 The proposed office building will be three (3) stories, located at the corner of Newport Avenue and Del Amo Avenue, and encompass 180,000 square feet of floor area. The proposed 5,000 square foot retail bank branch will be one-story and south of the headquarters building. The proposed parking structure will be four(4) levels high, provide 921 parking spaces and located to the southeast of the proposed office building (Figure 3). Improvements to the project site includes walking paths, landscape areas, passive outdoor seating areas, parking lot reconfiguration, fencing and vehicular gates and gateway landscaping. General Plan Conformity Currently, the property at the southeast corner of Newport Avenue and Del Amo Avenue is owned by the City of Tustin. The proposed disposition area includes Parcel 6 of Parcel Map No. 2010-127 and a portion of abandoned Del Amo Avenue, totaling approximately 1.8 acres of land (Figure 2). The portion of abandoned Del Amo Avenue is comprised of the west side of old Del Amo Avenue to the centerline. The City intends to enter into a real estate transaction with SchoolsFirst Federal Credit Union to allow for the development of the proposed office, parking structure, retail bank building and associated site improvements. The real estate transaction through the DDA will be considered separately by the City Council at a later date. The 1.8-acre property is essentially a remnant parcel in that the size, shape and location of the property are constraints to achieving meaningful development of the site. Pursuant to Section 65402(c)of the California Government Code(Planning and Development Law), a general plan conformity determinationfrom local planning agencies prior to acquisition or disposition of real property by a local agency is required. The proposed disposition supports General Plan Land Use Element goals and policies as follows: 1. Land Use Element Goal 1: Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, and industrial land, open space and community facilities and services,while maintaining a healthy, diversified economy adequate to provide future City services. 2. Land Use Element Goal 3: Ensure that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. 3. Land Use Element Goal 4: Assure a safe, healthy and aesthetically pleasing community for residents and businesses. 4. Land Use Goal 6: Improve urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable commercial and business park districts. 5. Land Use Element Goal 7: Promote expansion of the City's economic base and diversification of economic activity. 6. Land Use Goal 8: Ensure that necessary public facilities and services should be available to accommodate development proposed on the Land Use Policy Map. Planning Commission Report June 11, 2019 SchoolsFirst Federal Credit Union Page 8 7. Land Use Element. Goal 11: Provide for an integrated business park environment in the Pacific Center East Area which both capitalizes on market opportunities and is compatible with adjacent developed land uses. Based upon the City's adopted General Plan, the location, purpose, and extent of the proposed disposition of Parcel 6 of Parcel Map No. 2010-127(APN 430-251-28) and a portion of abandoned right-of-way to SchoolsFirst Federal Credit Union for the development of a three-story office building, four-level parking structure, retail bank branch building and associated site improvements is in conformance with the approved General Plan. Accordingly, staff recommends that the Planning Commission adopt Resolution No. 4379. Lot Line Adjustment The proposed lot line adjustment involves four (4) parcels plus a portion of a previously abandoned street.. The properties included in LLA-2018-00003 are (see Figure 4 and Attachment C): • 15442 Newport Avenue 15332 Newport. Avenue • 15222 Del Amo Avenue • Remnant parcel known as Parcel 6 of PM 2010-127. This parcel is a remnant parcel resulting from the SR 55 freeway ramps realignment. • Portion of abandoned Del Amo Avenue The property located at 1200 Edinger Avenue is not included in the lot line adjustment. _- rz \ Qr1r_C Remnant °�� • HEET 3 � �'"► Parcel SHEET L-_ NEWPOR ---------�---- .[ q M0 AVENUE UJ Z 1 Z 15442 15332 15222 120i0j W A. T. & S. F. RAILROAD Figure 4: Existing Parcels Configuration The proposed lot line adjustment would revise property lines to accommodate the office and retail bank branch buildings on one parcel, shown in blue in Figure 5 and identified as Parcel 1 on LLA- 2018-00003 Exhibit B (Attachment C). Portions 15332 Newport Avenue, 15442 Newport Avenue, 15222 Del Amo Avenue and abandoned Del Amo Avenue would become part of Parcel 1. As proposed, the new buildings and parking structure comply with the PCESP development standards and discussed further in this report. Planning Commission Report June 11. 2810 Qoh000FiostFederal Credit Union Page rSH—EE't SHEE —PARCEL AVENUE NF-W Pop.- M 15332 PARCEL 3 z 15442 15222 1200 Figure 5: Proposed Parcel Configuration The property identified as Parcel 3 in Figure 5 vvnWd he the site for the parking structure. The resulting parcel configurations accommodates the proposed buildings, simplifies the site layout and complies with the Pacific Center East development S18Dda[dS Development Agreement To strengthen the public planning proceSs, encourage private parficipat|on in comprehensive p|anning, and reduce the economic risk of development, the California Legislature adopted the Development Agreement Statute of the Government Coda Pursuant to the Statute. the City may enter into an agreement with any person having a legal or equitable interest in real property and to provide for the development of such property and to establish certain development rights therein. DA-2018-00001 (Attachment E) will provide for the orderly implementation of the General Plan, PCESP, the phased development and completion inaccordance with the associated O[)/\, and certain assurances to the Developer and the City. These assurances require the cooperation and participation of the City and Developer and could not be secured without mutual cooperation and commitment to the comprehensive planning effort that hos resulted in the OA. The DA will include, but will not be limited to, the following provisions-. w The term nfthe OA w Public benefits • The timing ofdevelopment asset forth inthe DDA w Construction nfinfrastructure and public facilities * Development rights ° Annual review gfDeveloper's performance, etc, Pursuant (oTCC Section 9607. the Planning Commission shall consider the DA and make o recommendation thereon to the City Council. The Planning Commission Sh8U forward its recommendation to the City Council within thirty /30> days of the time Specified for the public hearing. Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 10 Concept Plan The proposed project, as conditioned, addresses the project site's overall site design, drainage plan, preliminary geologic and soils conditions, external/internal circulation, median and parkway landscaping, master signage and project phasing. The project site has existing drainage improvements, utilities and infrastructure. The proposed project will tie into existing infrastructure where appropriate and install new connections and improvements as needed. The applicant is planning to construct the structures and site work in one phase and expects to complete construction in 2021. The buildings located at 15442 Newport Avenue and 15222 Del Amo Avenue are existing office buildings and no changes are proposed. The existing warehouse building located at 1200 Edinger Avenue is currently used as a facility for storage and maintenance of ATMs. The building is also used as the applicant's mail sorting facility at which package deliveries and mail are received, sorted, then delivered to employees in the office buildings by in-house staff. As conditioned in Resolution No. 4380 and DA-2018-00001, the applicant will implement minor improvements to the property located at 1200 Edinger Avenue with enhanced landscaping along the street fronts and new paint on the building. The applicant does not have immediate plans to modify the current use of 1200 Edinger Avenue. As conditioned, the applicant will establish and record Covenants, Conditions & Restrictions on the subject parcels in order to ensure that the campus facility will be maintained properly. The applicant has provided conceptual signage renderings on the building elevation renderings. As conditioned, the applicant will be required to provide a master sign plan for the campus facility for City review and approval prior to submitting for sign permits. The master sign plan will address gateway signage, building signs, monument signs and wayfinding signs. The overall concept of the project site is to establish a headquarters facility to be occupied by a single tenant and the proposed buildings and parking structure completes their overall plans for a headquarters campus. Development Capacity The PCESP identified Planning Areas and development capacities that account for the vision of the PCESP and the impacts identified in the project's environmental impact report. The specific plan identifies maximum authorized square footage in PCESP Table 4, which was based on approximate acreage data of planning areas and assigned floor-area ratios (F.A.R.). The project site involves four(4) planning areas and as part of the project, the planning area square footage was calculated by registered civil engineers, based on survey records and final parcel maps, to yield more accurate area calculations. The resulting respective development capacities are summarized in Table 3 of this report. Structures that do not contain building floor area such as the proposed parking structure are not included in calculations for development capacity in that these structures are accessory uses. Planning Commission Report June 11, 2019 SchoolsFirst Federal Credit Union Page 11 Table 3: Development Capacity Calculations Planning Area(PA)# 7 9 11 14 Total 0,65 0,40 0.65 0.40 0.54 PA Square Feet(SF) 181,497 143,987 295,410 210,327 831,221 Max.Building SF 117,973 57,595 192,016 84,131 451,715 Allowed Existing Building SF 38,478 60,212 0 97,828 196,518 Proposed Building SF 0 0 180,753 5,003 185,756 Total Building SIF 38,478 60,212 180,753 102,831 382,274 Balance Remaining 79,495 -2,617 11,263 -18,700 69,441 SF Exchange between -10,054 +2,617 -2,617 +8,646 -- PAs PA 14) (from PA 11) (to PA 9) (from PA 11) -8,646 +10,054 (to PA 14) (from PA 7) PA Balance after 69,441 0 0 0 69,441 exchanges The PCESP allows exchanges of square footage between planning areas, subject to City approval. The applicant is requesting approval to exchange development capacities Planning Areas 7, 9, 11 and 14. In summary, 11,263 square feet in Planning Area 11 would be transferred to Planning Areas 9 and 14, and 10,054 square feet from Planning Area 7 would be transferred to Planning Area 14 to accommodate existing square footage and the proposed bank building. Figure 6 depicts the existing and proposed buildings in relation to the Planning Areas, illustrating that the square footage exchanges allows flexibility of the project site to function as a headquarters campus. When viewed as a campus facility, the project site would be allowed a maximum 451,715 square feet of total building floor area based on the planning area F.A.R. As proposed, the campus would have 382,274 square feet of building floor area, which is within the development capacity identified in the PCESP. In the future, the applicant may apply for approval to construct additional building square footage on the campus up to the maximum 451,715 square feet allowed. In accordance with the PCESP and project EIR, the Community Development and Public Works Departments have reviewed the proposed square footage exchanges and concluded that the proposed project complies with the PCESP development capacities and trip generation allowances identified. Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 12 d . / �d Ge�C•alwm�`�: / d r� R j� I ' Planning Area 7 *, a Planning Area 9 ` Piannin¢Area 11 Planning Area 14 Parcell Bowwary Figure 6: Planning Areas and Proposed Lot Lines Design Review The proposed project encompasses several design review elements such as architecture, site design, site access, vehicle parking configurations, passive outdoor amenities and landscaping. The proposed building designs and site plan complies with the PCESP regulations and is summarized in Table 2. Table 2: Buildin 1 Site Desi n Summary Land Use Development Standards • r Proposed Min.Building Site Area 20,000 184,283 sq.ft. (office, Bank) sq.ft. 103,356 sq.ft. (Parking Structure) 200,467 sq.ft. (15442 Newport) 160,460 sq.ft. (15222 Del Amo) Min. Lot Width 100 ft. 318.85 ft. (Office, Bank) 250.67 ft. (Parking Structure) Max. Building Height(Office) 65 ft. 58 ft.4 in. (Office) Max. Building Height(Commercial) 35 ft. 20 ft. 6 in. (Bank) Min.Building Setback to Newport Ave. 35 ft. 35 ft. Min. Building Setback to Del Amo Ave. 20 ft. 23 ft. Min. Landscape Setback to Newport Ave. 20 ft. 45 ft. Min. Landscape Setback to Del Amo Ave. 25 ft. 30 ft. Planning Commission Report June 11, 2019 5choolsFirst Federal Credit Union Page 13 Building setbacks along interior and rear property lines are determined by the California Building Code requirements. Architecture and Site Design The overall concept of the proposed project is to create an environment that communicates transparency and openness. The proposed office building will present a strong visual statement to passersby. The office building is in the general shape of an eye, with the central area comprising of a large courtyard. The overall look of the new buildings presents a contemporary style with its incorporation of a glass building exterior, horizontal metal fins, and varying cantilevered sections of the building. The architectural enhancements are subtle in nature and accomplished through linear applications of building material, slight variations in glass hue, and the overall shape of the buildings (Figure 7 and Attachment B). _. w a Figure 7: Office Building Architectural Rendering The interior space is designed to have work spaces, offices and full height walls positioned away from the perimeter glass curtain walls in order to maintain the visual connection and integration between the interior and exterior spaces. The following images illustrate the way these interior spaces are envisioned to provide a sense of openness and transparency (Figure 8). Planning Commission Report .dune 11, 2019 SchoolsFirst Federal Credit Union Page 14 p r tl 171 d w, w+ i A 4 AwA. n � 11 n w , d r f # w i,F Y 41 g. A Planning Commission Report June 11, 2019 SchoolsFirst Federal Credit Union Page 15 ,a,3 , y t ~ -4 A � Figure 8: Building Interior Architectural Renderings The architect has incorporated interior features that offer employees areas for different activities. Each floor offers spaces for open office areas, individual offices, social hubs, break areas, collaboration areas, conference rooms, storage, mothers' rooms, restrooms and shower rooms. The building is designed with a grand staircase that connects all three (3)floors and is accessible from the employee lobby area on the first floor (Figure 9). T4 19, _ t e m e , lc ri e 1 4,, ,m m Figure 9: Employee Lobby and Main Staircase Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 16 The first floor also includes training rooms, a multipurpose room, reception area, employee lobby, and cafeteria. This floor is designed with a breezeway that provides direct connection between the central courtyard and the common outdoor area beyond the office building; the second and third floors cover this breezeway area. The third floor provides executive staff office spaces including a boardroom that has an adjacent terrace to offer outdoor space. As proposed, approximately one-third of the top floor will be improved as shell space and remain vacant. The applicant does not currently have plans to fully improve this area in that the needs for this office space have not yet been identified. The proposed retail bank branch building will be located south of the new office building and will incorporate porcelain tile and metal facades to complement the glass walls while creating distinction from the office building (Figure 10). The building entrance is designed with an awning structure that is incorporated into the overall building design. The 5,000 square-foot building is proposed to have two (2) ATMs near the building entrance. The interior of the building will be improved with an open office area for bank customer services, restrooms, and back office spaces. u Figure 10: Retail Bank Building Architectural Rendering The exterior improvements proposed for the office campus includes a central courtyard in the new office building that include tables and chairs adjacent to the cafe area, landscaping, planters and seating areas. The area east of the office building is designed to have passive outdoor amenities such as walking paths, bench seating, trees and landscaping to create a park-like environment for the employees. The exterior areas are designed with walls and fences to separate general public areas and employee-only areas, shown within the red-dashed line (Figure 11). The retail branch building and parking areas along Newport and Valencia Avenues are accessible to the general public. Pianning Commission Report June 11, 2019 SchoolsFirst Federal Credit Union Page 17 Fire Access Gate01 ! i �. _Del , . 15222 Del Amo 15332 Newport i�►I (Proposed) _ y-- r ti ,•, Vehicular Gate r r... f 15336 Newport (Proposed) I 15432 Newport (Proposed) s ` , -- 15442 Newport Vehicular Gate Figure 11: Circulation and Employee Accessible Areas The parking structure, located to the southeast of the proposed office building, will have 921 parking spaces among its four (4) levels (Figure 12). The structure is designed with two (2) elevator towers, which are located on the northwest and southwest corners of the structure. These towers are designed with architectural features that carry over the use of glass and paint colors applied on the office and retail bank buildings. The structure will also have three (3) stair cases and secured areas for long-term bicycle parking. Overall, the parking structure will be painted in color block patterns that help to reduce the visual massing of the structure. Planning Commission Report June 11,2019 SchoolsFirst Federal Credit Union Page 18 lit r y 4 �I Figure 12: Parking Structure Architectural Rendering Circulation & Parking The project is designed to have several access points onto the campus. There are existing drive approaches from Valencia Avenue, Newport Avenue and Del Amo Avenue. The Valencia Avenue and Del Amo Avenue access points will remain unchanged. The driveway on Newport Avenue will be upgraded to be a fully signalized intersection. The internal circulation consists of a perimeter drive that parallels Newport Avenue, Valencia Avenue and the rear property line to the east. The drives and parking area adjacent to the retail bank building is intended for customer and visitor use. This drive terminates into a round-about and drop-off area at the visitor entrance for the office building. The applicant proposed to install vehicular gates at two (2) locations in the parking lot area for employee parking only (Figure 11). One gate will be located near the drive approach located on Valencia Avenue at 15442 Newport Avenue. The second gate is proposed near the west corner of the existing office building at 15222 Del Amo Avenue. The Public Works Department — Engineering Division has reviewed the proposed vehicular gates and supports the proposal, as conditioned. The parking lot area to the north of 15222 Del Amo will not be fenced or gated as part of this project. In addition, dedicated fire access is proposed to be located between the new office building and existing building at 15222 Del Amo Avenue. This area between the buildings will be secured with fencing and a gate that will be provided with a Knox Box for fire access. The project is designed with 1,660 parking spaces, including six (6) spaces that are dual use for loading and parking. The standard for parking space dimensions is nine (9)feet wide by nineteen (19) feet long. The applicant has requested approval for parking space dimensions of nine (9) feet wide by eighteen (18)feet long for parking spaces within the parking structure. The parking spaces within the proposed surface parking lots provide the required nine (9) feet wide by nineteen (19) feet long, inclusive of one (1)foot of overhang space. Pursuant to PCESP Section 4.66.7. parking development standards are subject to design review criteria. Staff is in support of the requested variation in that the parking structure spaces are accessible to employees only and the intent of the parking standards in the Specific Plan are accommodated pin the proposed project. Planning Commission Report ,tune 11, 2019 5choolsFirst Federal Credit Union Page 19 Conditional Use Permit—Joint-Use Parking The proposed project includes a request for joint-use parking to allow for parking spaces to be shared among all properties on the project site. The project requires 1,407 parking spaces between the existing and proposed buildings based on building square footage and use (Table 4). The design provides 1,660 parking spaces, thus exceeding the minimum requirement. Table 4: Parkin Summa PropertyRequired Parking RatioBuildingf f Parking ! Parking Provided 1200 Edinger Avenue 1 sp/1.,000 sq.ft. 39,478 30 237 (<20,000 sq.ft.) 1 sp/2,000 sq.ft. (>20,000 sq.ft.) 15222 Del Amo Avenue 1 sp/250 sq. ft. 60,212 237 237 15332 Newport Avenue 1 sp/250 sq.ft. 185,756 744 46 15442 Newport Avenue 1 sp/250 sq. ft. 97,828 392 219 Parking Structure i-- - N/A N/A 0 921 Total 383,274 1,407 1,660 As proposed, individual parcels would not provide the required parking on-site, with the exception of 1200 Edinger Avenue. Instead, most of the parking spaces will be located on the parking structure, 15442 Newport Avenue and 15222 Del Amo Avenue. The applicant submitted a joint- use parking study in accordance with specific plan requirements (Attachment E, Exhibit B). The study concluded that the PCESP requires a total 1,407 parking spaces for the existing and proposed office uses. In addition to the office uses, the existing warehouse building on 1200 Edinger requires thirty (30) parking spaces. As conditioned, the joint-use parking conditional use permit would require minimum 1,407 parking spaces to accommodate all uses on the project site and the establishment of recorded parking and access agreements to ensure continued shared access and parking between all properties within the office campus. Environmental Review On December 18, 1990, the Tustin City Council certified Final Environmental Impact Report (FEIR) 90-1 for the Pacific Center East Specific Plan. 4n May 5, 2003, the City Council approved Supplement #1 to FOR 90-1 for the Pacific Center East Specific Plan. The FEIR, along with its supplement, is a Program EIR under the California Environmental Quality Act (CEQA). The FEIR considered the potential environmental impacts associated with the development of the Pacific Center East Specific Plan. An Environmental Checklist (Initial Study — Exhibit B of Resolution No. 4780) has been prepared and concluded that the proposed actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIR. Planning Commission Report June 11, 2019 SchooksFirst Federal Credit Union Page 20 CONCLUSION The proposed General Plan Conformity, DA-2018-00001, LLA-2018-00003, CP-2018-00001, DR- 2018-00023 and CUP-2018-00015 are consistent with the Pacific Center East Specific Pian and the General Plan and would not have any significant impact to the overall development potential currently allowed. Accordingly, staff recommends that the Planning Commission 1) approve the General Plan Conformity and 2) recommends that the City Council approve DA-2018-00001, LLA- 2018-00003, CP-2018-00001 , DR-2018-00023 and CUP-2018-00015. f Edmelyn V. Hutter ;JrrEljtZ eth A. Binsaek Senior Planner Director of Community Development Attachments: A. Location Map & Land Use Application Fact Sheet B. Submitted Plans C. LLA-2018-00003 Application and Exhibits D. Planning Commission Resolution No. 4379 — General Plan Conformity E. Planning Commission Resolution No. 4380 • Exhibit A: Draft Ordinance No. 1501 — DA-2018-00001 • Exhibit B: Pacific Center East Specific Plan FEIR Initial Study and Checklist; Joint Use Area Parking Review Study dated May 3, 2019; Traffic Impact Study dated January 3, 2019 • Exhibit C: Conditions of Approval ATTACHMENT A LOCATION MAP & LAND USE APPLICATION FACT SHEET LOCATION MAP SCHOOLSFIRST OFFICE CAMPUS 15332 NEWPORT, 15442 NEWPORT, 15222 DEL AMO, 1200 EDINGER 1 F 1,000' 500 300':` c.. PROJECT SITE ! f ti 1 u f LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): DA-2018-00001 LLA-2018-00003 CP-2018-00001 DR-2018-00023, CUP-2018-00015 2. LOCATION: SE Corner of Newport Avenue and Del Amo Avenue. 3. ADDRESS: 15332 Newport Ave 15442 Newport Ave 15222 Del Amo Ave. 1200 Edinger&APN 430-251-28 4. APN(S): 430-253-13 430-253-16 430-253-18 430-253-20 430-251-28 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: MA 08-002, LLA 90-03, LLA 2013- 03 6. SURROUNDING LAND USES: NORTH:Warehouse, Retail SOUTH: Office, Liqht Industrial EAST: Office, Light Industrial WEST: Vacant Land, 7. SURROUNDING ZONING DESIGNATION: NORTH: Pacific Center East Specific Plan (SP 11),Planned Community (PC) SOUTH: Pacific Center East Specific Plan SP 11 Planned Community PC Industrial M EAST: Pacific Center East Specific Plan SP 11 Planned Community PC WEST: Pacific Center East Specific Plan SP 11 Planned Communi PC S. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Planned Community Commercial Business SOUTH: Planned Community Commercial Business Industrial EAST: Planned Community Commercial Business WEST: Planned Community Commercial Business 9. SITE LAND USE: EXISTING PROPOSED Use: Office, Warehouse, Vacant Office,Warehouse Zoning: Pacific Center East Specific Plan (SP 11). No Change Planned Community PC General Plan: Planned Community Commercial Business No Change DEVELOPMENT FACTS: 10, LOT AREA: 831,221 S.F, or 19.09 ACRES 11, FLOOR AREA RATIO: 0.65 : 1 MAX. PERMITTED 0.46 : 1 PROPOSED 12. OPEN SPACE: NIA REQUIRED NIA PROPOSED 13. PARKING: F eneral Commercial, Office, 1.407 spaces REQUIRED 1,660 spaces PROPOSED arehouse 14. BUILDING HEIGHT: 65 feet MAX. PERMITTED 58 feet 4 inches PROPOSED 15. BUILDING SETBACKS: REQUIRED PROPOSED STREET/ FRONT: 35 feet 35 feet (Newport Ave.l STREET 1 FRONT: 20 feet 23 feet Del Amo Ave. INTERIOR: 0 feet 1 foot REAR: 0 feet 40 feet 1fi. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.) N/A ATTACHMENT B, SUBMITTED PLANS J2 S C H 0 0[-,F�, 1 ) i P 'a a l w9` r i, 1 21 -1 tin,California 92780 7k SchoolsFirst Federal Credit Union- Owner 15442 NEWPORT AVE TUSTIN,CA 92780 900.462.8320 mm.schcolsfirstfmorg -7 T7 1" h�', MJ ilk SMITHIGROUP 550 SOUTH HOPE STREET SUITE 1950 I OS ANGFI F1;,CA 9001 213.228.6900 www.smithgroup.corn VOLUME I OF I ISSUED FOR: DESIGN REVIEW RESUBMITTAL 3 5 ISSUE DATE: 02.20,2019 SG Project#10685.000 ZONING DESIGNATION SITE TABULATIONS PARKING SUMMARY PROJECT TEAM GENERAL NOTES SCH00isFIRST_1 OT RE RI CREII PLANNING AREA PER PACIRC CENTER EAST SPECIFIC PLAN Code:cIty W T.EI California PLA7 161.497 ESE T.efi,,Cfif.—-C.de of OI,,trm— cAmm aw PLAO 143,4975E 64252018 R,15-2015 UpdI ARCHITECT PLAIT 295,440 8F 0 PLA14 210,327 ISE ParAc Center East Specific SF AprII A—,d..,t-TW.5 177 TOTAL PLM I%I!JC AREA 831,221 SF Parking Requirements TUCTURALENGINCEM es,d.rd RUILEING NILAS StSir—Parking \l'I�I-3U LHN Requirements19,478 SF 'R.Ted!range W Mantlartl P.,,.g spar: dinn-4-.1 V-n 17ror 11SEN'RL LI JH 1 F0,212 SF PAII.FIF0DDSLD-lUIl.:I',G RHI I 0,75G 8F 97,328 OF MECHANICAL EAGINEER, 112 I'll 11, P,IlIeC,,WE 1rw 1-TAL Btll-LNI,,G AREA 393.274 SP 5IedlePar 12 Q ANEA iai,4OF Able A.--I� I S TE 0AII ll,A�-AFAP E.65 Tq e, ELECTRICAL ENGINEER: W, R.A-2,8 Aa Ci(Ices,Professional end Coelw'rale other than Mcd'Iral or 6enWl _ _ 313 EE .220 !space PL0 .3anks A Ln ;So e. SMINGROUP civIL ENGINEER:: PLANI :1:aF143,3x7 SF e".. 2�2 R.i19....n..r area vnlh SI PLI,'r.v: LW�Pl EES�N*71 G AREA FAR 57595 BE PLA,!:.I:, uFrl I F49 U.40 s- f,rTiI 2V,QUU sq 111 epe,v for ah 1,000 q 1.to,,wn, ......5F 1RHC AFE ARCHITECT, PLAII B,nCode T.N.116-209L2 285,00 FLANNI14,ARE,FAR 0.65 ALLO4IA91 E.AE-1,9 F f 1 192,317 OF RL IC PARKING CORSUL7ANT PROPOSED UUILPI�G-FH 2 ,FF!C,E Off,r, h—ON and cI hn.,01P.rim SITE CONTEXT LAND USE I�REI IL E�,Vj'h MANI �.Doi SF PPO:5En PI-ILL,JG R "71,"Ill ,, l a YasJ- PR�POSED cAR C,- 100,000 sq.fl.and.-3 Puking Required '11,12U K 7�,F KIT�'HEH CONSULTAqT F4L11J I r-AFEA RHI-EKIExistingBulldl,g y i2a OF 31 131 SF 1.In SFS— F,7T JG11,I !G �,F, � Trl-1 R,qd 3z2 6 Accesnible 4 2 Van FIECTRICALIPLUI RHI E.ItIng EtilldIrct SFIm 70TAI.MAS7EFI J II17,AFEl i SF sp T,[�,-d 241 5 AcssiblR 4 2 Va ARE,FAR 1,eauLaaat flT L d.7:,4 5F LDFAa,E,l NG Al.R, Ell 046 RI-Prped n Id,rg 1Sj "1 2 IGIPACAES r7j- 124 EXISTING BUILDINC HEPLHTS T,I. R, 744 t 12 Accessible 4 3 Van CIA, IIPIIIPLLMIJI;&SURVIVINGEFRI NG nIHI nr E C7jr,- NHA-E.rI EAd"g 9,F PROPOSED BUI,JIG HE GHTS S ,l.,;,,F,, 0.1,17-1,.0�0,-H, aah RH2 T-1Fn—, 3gti 1 A--lbl, a 1 V,; J yr7.OF OF 0 U II-Ei NG MECHANICAL SCREEN 3- -CP-F E111 E)l P� Hjr,�,Sr UI PARAPET 14, Total Rcquired PaFkIng 1.407 24 ACCeSSIbIS 4 8 Van TR TURE ITle _r Parking Provided PlAi i,Axsble • 5 V., 9. :JMU ORES I FrFAOUS 5JRv;,-E COVE RAGE�:FISTING TDE.OF -E �ER�CF Pr..,P[I --1 i I-A, SQ, IIAF�7,Kll�S.IPF& I. E .1 P1A14 T.tal P.,king Fir—I Wbo i 3. AzIflbl.-• 11 V PROJECT DESCRIPTION Tnre,L-de,g P—II j GirICECENIEFl DEVELOPMENT STANDARDS FOR PLANNING AREA 11 PARCEL AREA BOUNICARY EXHIBIT PROJECT SUSTAINABILITY STATEMENT --er 4am CONS Oft' (p STANDARD_ REQUIREMENT PROPOSED 1/0 lrJpm S.1"a 36-cr W-l' l/ iD.1 An,S.Mt-1 20`-0` 23•-0` !Poe p.1 I Crl, 30•-01 45'-0" W-C)" -- 31' VICINITY MAP IStrle -0' --�t ,tb,l Per GEE: Varies,So.plan. Roil,s"tbrd, Per C13C 40'41 Th—ati,Galerray Satinia.k M'RmdLm W-O'RaI I'l-,FAR 0,85 0.81 W-,hregh!(:0 1 SCREEN) W-4- 1554 WD ——AV"US IF,g E-1,fll SI,. 9,-U,x 177, 9,4y"x 1 11PA", 11,1,1 J,n,, (Office 1 1 3 3 130.0110) X`P` 140,000 SIF 185,000 Ste Flo nrling Ar-11 Mox SF R�jijrlaIC cn[cr fetal 8.000 SF 5,001)SIF F rd Sit.Walls B.hIrd SnIb-I, 6-11"High 6'4r A. F..j Ste WAS H.t.-PL..d Slt... 71-�High 31-a* =11= Puk,p L-j—pir, 5, g) 3WHII P11—d G:,(0p.que,Landscape&Masonry Wall) <V-9" Existing CMU Wall to Rennai. GENERAL 1 T-U,Hig�l 1 12'-0"High INFORMATION Aiiig 'FI,j!,.d d-I to standard parking space dinn—i— PARCEL AREA BOUNDARY UHIErr oCIATf3 SCHOOLS FI SIT CAMPUS TUSTIN CALIFORNIA nl : F GO.02 GRAPHIC LEGEND SCHOOLSFIRST `J ar�ar 5o1oC R5i ----__ — -,. FEC�CREOIf uNlck, - ___ TusnN.cA 9avao 1 f r i E GENERAL SHEET NOTES SMITHGROUP suIrE 1.5 ELEs cn good ?�1 L'd 6900 CL)IISIIVJ[IRIM NANAGE1dENT jl f PROPOSED BUILDING j RH2-OFFICE 381CRY COWER=OFFICE r 1 CONSTRUGnON TYPEtB / _. � i! /e� ,��.T IIE IIRIICA4 ELEEliECRL�6 KYYUIN� LnNr rcrn I,rtEcr 9LEVELOPEII PARRINGWAGE // �$/, CIIF 111tVtIIIG65UNVk'lINC6ERNCES CONST RUCTION TYFE 18 / F - r PR OSED BUILDING „i �� I Iii I �l _ r RH2-BRANCH II 1 1 r ��r' A I STaRYRTN eL NSTRNCTION T'/I+E II Iy SHEET KEYNOTES (Illjlll (( — / I I I I 11. eus '/ /�i O � I fy- 'f. 1. � V/ J IIIIII � fl Illlij I �� 110c g J I I j III! ��/ r II O I I Y IIII ' ' III, �i111 II I I it — _. — II — I I IIi 11 II I - I I I I I , — S,FEl1mEAC CESSIBILITY SITE PLAN s I[6ii ECd G'1.00 E PROJECT CODE SUMMARY [ODES I STANDARDS CODE COMPLIANCE GENERAL FIRE AND LIFE SCHOOLSFIRST—j APPROACH NARRATIVE SAFETY SHEET NOTES ButLIXNG IXASSIRC0.B•N. eWLpHGARFA caLClMnufs - r ssr:•Furo-es PAOIT FaCTGPS, AIT I l i'.9F IT FI., POLN:Y'. [GGEGGYPLIAIIUAPPRGACH: 3CN�L9RR3T - r lr r'r:L IL I I.L'rL9rl xonrxv'_anEw" r+.art,.m,nnFxnnxn:�'.:�r FEGFRAL MUM,INION JT3' YGN30F EG RE59. t ^f' .. _aam Rmrnntl ur[.unr nuu rsn w.'rw.uuvr� _ ,i'ir+luLefzAn�F}:rF rfxnab x.ext xrtvcm...n F-ir v r=u. •va:Mfawws =ai sry _rssly race :rn - sun duasnefE s. 15191 NEWFCRT AWE osanP Ar vo-em� Bean =A. c• •ubs Xf •rnunoci 1 .,•.:.:� � fw hrxas+ris .u';.�. ' ofranvAasmxvren3 m[raur.: uPFUMMnW'r'Fw� ,VSIIN.Gn 52I&1 awunu amnvu •urpnx ove:xfm -. nsn, f aawroio= '-. - - ec sifa �lgmm o ronF,U ._ •Muuranrw ow Aoemasuu.m fnslxxvvpos,¢es _su xe uuenr nsns xEse[rrFar srmx _ wx�'vr�Rvu,rrcns:WrccarA�F, ww Y-aw F nervine ai 0.vtWt'Mmarwc omrsovwv oda�n xf r= � u xraeE �aW a r¢rs nll ": ¢humwovvwoaxv :.rrn �+sMLL U�Pi W'uwnct°nd[rxmal2 ov io�sx . _ - ,. Idrule YrWs.U9 FAnY „id�ol[m rtmns:5'+a nv � xx¢rPam.'r¢ FaFW.ar¢.a18l�irao�xnnnG e'®wua .vmeP "�`r" ov.rreuu;rucr F s�-m=Aw x�me�rm w:eas .._-, �CMRYlh'3 GttLMd:t45r�,:- MWM1IBPBI^ � NTE SAFETYSYSTEYS: ,r n[,rs ary �.,- r„ n vr,.x.x i�e4c'rAraoKlrnvnuerm+a ° _ aavvcr.ac.ans9:i�-s muVNl� _ N:eFPlsEuo nv+x ,niv, A:euroVrfpF .xl r�u.xx-a u.rc u<a re uFSuuw svr�qrns� raaveeF%[rmu4 unmµn[s�'etFA r.;r}Y•mvneFexm rmf -r� rL �r f enalsrsrulnXal�x[fFyErr® Pxa am[s cw Plr"F'^. f+_ d Lo,. anun rrrneelrm.Pn[olornnivr r'E, ` rv,u,cawEu�G nrtr xEnw'nwnrzrry. A- .+ rJN rNl Wxgrtc EFW.G.lenxf➢ASrdrirT.[.9�ARCrI x r.r..,_,rr.rcorsrnarx�ur�vPFf fuf[Fernenfnx3rvurrn aw�'ruimeairxnhs,`�+-.r An w nr meiz - ° � ur�srmawurrn©ww}: "yam -- m- >ux nn4ruRssrnmsrir�efaeun .r�Ia-:.,.w r .n,�n�esnna r=,xuausrsrw •�ou,omrea.«aw� �.��- iii6 ss _- rrm uume a_..f a, xrPxancxanx¢e,� 1Y-r� = �,x au¢mArearsonunnaAP. _ ».axaancx osmeeurmvrairar "' �fnw�nex�ns+Fr na°_ Fl.__ _ L,vw nrm°mnrnFsmnecr ,r- �r _ Eu�swaunwuau® c _- .... '- eaa�ucrww un�ewran IT 9nw= [nn rrX cu=•mcnr mn aA,Mu :.r., x:a ' -sa,rmAnvAu x a an.x r^ M mwcarta� .rzocvcavr nln airsg"c[ i - :e[ vugwFASun,wakown,.rr¢nx -�avgfua��'•vrrzrv¢iaff,irsYd�l� rME[w: mnxaww lGPnuW GFiXtYJnFBip!�n5�®vie nv armemW¢Mrrtruu_I.xxP� is =e'...o M=a�w�r_2•��c •r 11 n _ _ aa9u3ulyd]e:r5 ZZ-. GRAPHIC LEGEND PERMIT NOTES SMiTHGRBUP inoAn arx_vA.Vxrs 539 SGU FNOPE STREET 213 P:IGFL.ES C;9CPi, • rrEff.seE�E,,, 3nesu OCCUPANCY LOAD CALCULATIONSra nnxH .� r m ramu[wnWvmmazrrn•nxf�xnnxsu.wl rum:o.nvr:vwxrwrsnrmawvtrio•varAnw.ausrry r•wvmAnu utunwrmawrwvrrrw.vw.nrnvuaevl PGC4P6Ni LaOp FACTORS -- to STIOLNAALFNGIN EEH FIG= OCCIIpANCY TYPE: 45pr4W,"Mllusrory g IJPAX"TYPE: A-Y Spd,!,P,r MuHTsbM 4CI]PANGY TYPE: A35prinFlered hN MgWIV Clli-E I EPC'].-. { mnh�oasmrcr.rTlrta� ROOMS _ TABl1LARAREAPERSTORYIF1j: 11HUMITED TAf4CLAq AREA PER STORY IMI: IIFUMITEO TAHIILAR AREA PER STORY IAp'. VFLIr.rITEOT. r._rea m - YRRftficAL.FI-EcTRIOAL a PLummne TOTALALLLWIABLEGVILOING... TOTAL ALLOWABLE auNG_ TOTAL ALLOWABLE BUILDIING_- - +tu.,yu sm rrvv LAMuscAnE ARCRRFCT c1 N FNWc¢sgRVETING 3ERVIGES .I _Eu�LGlrl_HEIGrr ,=.nr A4 ACT F.,u LE'r=;:-F'::r 17 ISSFT ALLOWABLE B[IILDING HEIGHT- A.FT L-._ '.riLC'. - R AC L11 1 -F1El 08.33 FT AGTLIALBLIIL NUM EROFH—VIT'. 0B]]FT - - - ALLOWAELE Nl1MREq OF 12 1 AETLAL Nl.RSGER GF STORIES .� ACTul rr,r_1,) ACTUAL NIIMRER OF STORIES 3 -_ --- -- - __- _ PM1P'✓.TNG Gn I:i Nf1AIR MINIMUM PLUMBING FIXTURES PROJECT FIRE AND LIFE SAFETY SHEET NOTES - n[RnraEN rm nrl- .:..�.a:. a ... .t :r .. �-_�c,Pnus ".. 6 r GENERALACCESSIBPLITY _ ;..� frA ——i fes •x n< - ..rv�mu,xxxWuxrr¢nfaunP'a�n:~4f�r�F�®� ur>ae� _ 'r�N s ,rnEF FRF A 4hQE d � A�q n. MMr xn n x.� — _ x[Ffrex�EnfRrmaxr�a.,�aflx�- I_ AI .. a< � ©WnEe�Le¢�Eg«BfG,aP¢�Frr� � Na,n �T PRxnnAAi CT ' �WrLrn�x x 22 o¢rrrsRfawr�crW ,-�J �_ _ eXwTeAlxs waren�xorn.xs I .. _- Mui ib.LArH uTA { su xm T �i CODE ANALYSIS C LN'OitC:4�:4.r3 G1.01 D FrnuvE• GRAPHIC LEGEND SCHOOLSFTRST—1 _ nnpaafy SGHPOL FIHsi r� FEUEWLL GNEP�t UHIPH EfE� �1FEB'1%' ��nw �X / + ,tet. -4 rz=M�AfFF.� p s � 1 9 4%t TV — I 'x's•° _ ~EIRSEP+FUTrov '— — - . - _ --_. I ige+sce.w�su eaten s.Nmers -----_ /- �Am n SMITHGROUP , _ xam SUITE 035 + x __ FaFanw rwwry LPs GEIEs spU,i r-� r•fo«AOFnlexrrvm.o ,, f � 5r<rF�u CGNS1RNCiM]M MNNAGEMFXi PRF aof x5[P.�[MFS L ]iINYIE GS]a�a�r 9nF I' a MECHANI ALELECT MLNALUMMNG GENERAL SHEET NOTES ' a • / ¢ �` �aFosenei.a.eomuF.ra a...aa. LnNo F _. ©I Fz¢mua�wa] rxraNm.m me irW] rF i CIVIL E IFFRI,I.ISURUEYINU SFSVlc E5 1 it r 1 + I' SN6r1r�WllY1RbI5..�FE4 MY.fMmr1E Vla�u,> r + _ /,/ / I MF16IIaGIAvzR9YLL �--- ,/ _ - !_ �m er]�v raw 6t rsn PFRRINUCO"s LTW d 1 �� ' - Ftaatase�w"uE S�Rna + �1 ,' ! � aJs ssromm'xrawtHFnwurn FrvIIfatx 1 � OCCUPANT LOAD PM,mJ ? A,, COOT a + / NS O,Q /_ FIRE AND LIFE SAFETY LEVEL 1 O F�]>•ra FOBd5.0[U G1.02 GRAPHIC LEGEND SCHOOLSFIRST-- __ - - ,z� •'n'd" �e�raFsoanrx sLHoeasFwsr ISM kEW MAVE , NSIIH.CA 92]80 P ! � w�•sAM cr Gi.�Tnun at .-m moo, x Ilk FBF i SMITHIGROUP .> v�uTsrrNuna�ds3cxce �-, ! I♦ �... _ ------------------ Z+B 1835� /•( T f Pi r`i71 mLwmcuwart �gran +wnfi9Cd 5,G9Cai1 vnnnrnw.r�n ll r �wr.5s ! Ali Jl. ' � � a' NBn HACEMEHI W Lm GALavLuxelw: ' J ;+ GENERAL SHEET NOTES " P` r � i � 7 TI '� �` � a�Lv r�p¢�ucasununwc5r9inLc9 I� r ,$ OCCUPANT LOAD _ y: P € f J t , co, 'r raw — � EGRESS TRAVEL SUMMARY 11F I r - FIRE AND LIFE SAFETY LEVEL 2 G'1.03 i GRAPHIC LEGEND SCHOOLSFIRST ..¢+E4s.�PAtinwuL.savn e< u£P.�cP(a�v+-�, 1.11 nnocr,en scxceLSFlxsr �E�No-•,r�Y FEOEwu cNEwr LaMar, _ - --IPSR•x• rvsv ThPs - -.—mss '�' ' /// �I v e v • v vc.E>Wnlr.i - H /' �i M'cnP^V SPvtPN }J H , i¢ar�Ie6�iVVn[n o are Naw —Maass r��._ Ennr,aEawN �' .• _ :ri° ra.."'rm f (� ��,� ,"" , '•� I :iii < �tNry .�..a� •• . —- vaouaum ruummMu, .cvrcw.n SMITHROUll ,Y Il l '/' �� WTEEPANFVCY p$iAfCE 1 ---__-__ _ !! (� l ',r ' w�,�f E,ria.uv6tt�`anEsiuYyroE ') r ! � - �~ ';, i •'ry'y� CCNBrRNCTN]N YANhGF.MFMT I ! 1114LL _ 4 E ' �'N�� xuxuw xrtwues p��rtvrE�Sr GIRGCrRRNL ENGINEER �. / �unxNr.�s=vk.x m,mnara�utsrnar.tato r,ueP S/ r mmMn / /// 03 /YA�, J'// �l _ IkECNNNIChl,E1CCIRICAL6 PLVMNMG ! f'P:1.� i �IDAF1mF5 P3.afi.satErea GENERAL SHEET NOTES LAxxscAPP ARcwrEcr �. � j ,}f �•!� ; ExcBPonp uaiu�tx-wuaPExec Imre CML EHGfNFERMC 68llRNP'flxG SExnca=5 it PNRNINGaNRNLTANT / r OCCUPANT LOAD , co �po 1/0 — I r ! EGRESS TRAVEL SUMMARY / / / � y" e�EFI lYl4F FIRE AND LIFE JF SAFETY LEVEL 3 /� IcsasRm ^1.04 i I — I I I I SCHOOLSFTRST SCNCOISFIRST F€0€RPi CWDITVMON W2 AW WSM CAYW SMITHGROUP - 5EGW7k NOPE STQET N `I LdA F LOS ANGELES-U 90011 13 2n ODW ErouF;om xx � ±ETL •L—I ��- i. 1 "" — p GONSTRVGIIGN WHAGEIiENT sINVC TVEAL ENVINUA o�� r LVE 4 v NECNAWCAL,ELEOTRIGALd PLVLEING 1N 50N1+MKE rpE:s,§xrE i� LnsuelflE[Glwn LANDSCAPE ARGWTMT IXCY-0.0.Pt.�xTc ip 4/0 co Po elxul olN � ' CINL[11 G'II[EP'NG 6 SIIRVENNG SERN[E9 amEeru en a1E ,�; _ snlowrruns — .•,. � IYmx INTERIOR RENDERINGS IP655 0G0 u[.Txurns G2.00 SCHOOLsFiRST_ SCHcoLSF�Rsf ffoFRaL cNfcel urawd 15513 NErvPORI AVE NSHN,CAYeJRO SM[THGROUP SVITc,815 Nc it e �.g Loe nTICELEs rnsm7l 1.� x,,.pxY•".� �..s .� AGENENT ' t — S o. „„aPa .` YF[IAI LAL ELEC1RItAtB PEVYBINC "RDWAPE ARCHUCT vNKawf n 1 a,iv,orm CINL ENGINEFR.IIf 8 SVRVEhNY stRN Es ;u,fANI AG 4/0 a . o MEN*, - n ern a a � INTERIOR RENDERINGS S c f Icsas;oo y« uwA G2.01 i SCHOOLSFIRST sc�+oa.silxsi FEPERALGwEpi UNiPry t53lg rvEtvPCAi AVE SM[TRGROOP 930SWFx H^FESi+E'ei LOS>l.'GE:cS.C+.990%1 .ww.smilnxm�v m cnoH WN/rGEbEryr T I1M0.0CP n w NruC� � oNF ENcixEDiixc aSUNVEYIMc 9ENYIGE9 wuxis usd-,i:-e _ rsmn[nan�a an '—�_ � '—'-- t vARNINGCPN9PLFAN9 '.�' ... ,. �'�� ,1_. 6aAiEMiPvn ulZwBliNrtlrE CT�o�V r, N E EXTERIOR RENDERING f iosaso>9 G2.02 SCHOOLSFIRST SMINGROOP c O SWrH FARE STREFr Sult-e 1flY5 �0G nry 69M CA 50GiY 31333N fiSfG w...:.sn,N,a�ou•vwn, GONGIRNGT0N MANACEMENT nn[s NIRNCTNRALENGWKR �_as u�ieotl asm z.ulxaeid ----.Mona F � CAL 6PLNRIYNG {� wia, NEGHA ICPL. dam � � IANN5CAPEARGNREGr �. _ $. '- ";��'� ��3 y [6NL ENGINEERINU 85NRVEYING SEIMCES d IY1 -r AYS+ D IIS i y PP41u -VLiANr a' -77377'. ...,e.a 4g _ .x. u � 'eb N I'h sEva�aSrn.NaEs V9 co Po j�R V a EXTERIOR RENDERING G`'.03 SCHOOMFIRST—j SCHDCLSFIRST AEDE CREDIT UNI I6)33 NPNPdiT AVE NSRN.CA 9]I&i SMITHGROUP �� iESC�iHCPEETREEP L0.S FNGELES.CA?C011 ^I].E:E.NSCD wxx.SmMNrJu0.csm _ �"� CUNSTRVCTXIN MM1NM14EYENl SIRUCTUAALENdNEER '.. a�cam� sn svnnrxsrawsmftr.tstN NxN `> MECHANICAL RECTNICALA—EIRG U ^,. LANDSCAPEAACISTECE r RlNGxd SVRYETING SEANCES ^F PANWNE CONSULTANT oCFTErM16NG mSeATHRINC Icnwxrwutxx' iLps' imv¢user r ausHwiK+rAnrtes 1 i I N coli�O� a �TRUC r a r, O H�R R EXTERIOR RENDERING c a oE665 CAi G2.04 SCHOOLS-FIRST J SCHC6LSEIRET FEE EwrLCREnlrurvlcH I533214 R RTAW Nsiw.cA serve � ' SMITHGROUP 4� y, .t p '6 m y .J: SmhA4cVG wm c� a y C � A 0- I i ,,, xsigl rnnx Mnx r.SyExL � 51I[RCII1PliL EHGIIIEER ' �isVx��uGEAoxsfAF{r.iamaocx .`•--. .. - itJrb a4 Gm�e --`---- '"�- _ YECHAHMA FLECiAICALLPLU-B wy �---.�. ,�,---..tea-.-r„-�-.�- --.__tea. � H� ,1 IcssuRYEYIRG SERVICES w 4.T�Ic r F�, 9 co©TFa ST R CT/o r, Q � EXTERIOR RENDER6NG P,L G2.05 SCHOOLSFIRST SCHOOLSFIRST FEOE CREDIT UNION M12 NLWPIX{T Al- IUST1N,CA07M SMITHGROUP wMS lHOPE SM— su E l!3 ANOEvES,CA 9Mll 213 'il.M.65M ,"•N'smMprpypsam rn 72 •I.w a i`.. . u .., ,.., k>* ,ainer...., .. ..sP- -'-^•_,.,�,,,M... '�.. r.., a�L - � _ " — Ei �N 77 c a LUM c M r x, •� r �! ice. ok 4W�! � r +" ,-... ,. sumrtYrwcsel:vrces �" R9,1e7b I y, I 1 a► — mex'®roe�a.nvptsxlr a oat i — { 'w-...I s.vosxar.nixrs L` sue S V � TR�cT as a EXTERIOR RENDERING mau�a wl iN4�p G2.06 SCHOOLsFiMT- SM—SFIRST FEOER CREDITUNION 15M XCNPONT AVE TUSTIN CASINO SMINGROUP ssN scrP.NcaE STNOET mw LGE AIG ELEi.CA sIXlil xun smr"S'wP<m ars:UfuT ' SINNCNMLENGNEEq ( fl.vMM d�o�StaFEi.�aMaaw UECHNN cat—TIuczL a PLUU NNG LANOSCAPENRCHITECT ,. ,.. "Al— . qNI EMU iNEEAINca sURYEYING SERIeCES PMiNING CONSULTANT •.• •* vE VRm a { =707 rcrcxaeewNenwrrx r a rwmu co PoR N o EXTERIOR RENDERING, 9ki;iF2ToreCE— 17�± 2.07 SCHOOLsFIRS7 I I:.:RST -,cRErIrmMN :=�IF'�ki R'�FJiIIR cn�nrao GENERAL NOTE5 pq ,p`'�/.�, Ar T,,3 ' (75`.4t/f"�DIN PLA[) . �. .�j E.. ErGI 10 1) !lFIRS i OFFICE BUILDING 95332 NEWPORT AVENUE TUSTIN,CALIFORNIA m - sr — „ SMITHGROUP MQ Rx. ,.s_ lu c, �I�.se,.0,n erti-+mo anon rru,�mrK - - r is nk f_ ,�_ ,ttt ,i LL I r rti u . .,, IT ILI , "-..x= ; n,• IGY rc is ...w. - IMfN 4gNM6Ep,gR sx nc yrs wsa.,t s aur r.mnK,rwz rs ryruxb s,ar_ris N ue�N smrr nmuew �.� ..a �_v_n s r �__♦+,... lu' MEGIIRNM.A4ELECfWCP1.6VLVMWHt �.:, nc Wim.,-IF" PAVING NOTES VICINftY MAP Fill ,. —,.E _.,r�_�G_ Rrr... . _ •, uxr _a._ ,ra v.., xu.v. IANNMCMMERxc[OTECT 1 11 Li--..,, £HEETINUEX 71 >ov ' v qyw EkCINEFWNc 65VXysYfNc s�XklcES C L7 ...... fn r.,.f -~.w n mw,.rtl1:LLF r.� _ - PRNgX4GdNN�LrNR � '•' ,�'Va144i4W YE AnFEx s"4ayR 4 fAnSER mNF Uilen PROJECTAOORESS S01L5_ENGINEER .,...�, EE SITE ACREAGE s�vacr?i -INO„a`r`,=r,u•,a EROSION CONTROL NOTES I iir:rr,,.s2,nr r- FSR+r�il BENCHMARK — n snt m 1v .- t I , /L/ .o _ = r�ramrts — El 11 s BAsls OF aE,aru,rlc — — F1, — wW .. _.. .t ��L_L iaM"'dw20.2m i:Y �, :+'.lu.,- .''. y-4:.!+' 1£1[:✓AI LEGAL DESC5,RTIGN - , _._vrrt m:mM-a - z - - c- v,-. ,-,�.:nares sws F,_, w ,o.w s• _ worts o r u. ,, '" .,.v.,cin a -n•r:amvK rr r,c sa vw- 1,7 /0N 1— wim mi Fir 1.9 1 mm TITLE SHEET Vnderpround Service Alert Call:TOLL FREE C-1 I _ SCEEOOLSFIRs,l,J S tE EDAM l REI]BtALOIIDIT NIIWY I w t 6 CONSTRUCTION NOTES&DUAN7lTiES 9la1 U I' ` 8".CONCRETE CURB DETAIL,w, L1 IS i-1 1 IF I 4 u 4UR6 fN[B-I RR ef+9i0.301 IIKgFlFJJ - _ - ----a p.v1Y R-1Y - - r,)i F - - "°TE SMITHGROUP - I .�EVGVGF'S �A _ V/t I ILLI,TCY�TGS. RH HlYE SiA�N 2 EiWJfSO'1 JO'Mf9 AFA vm 5*U.PLW 113-3 -:.•, .Gl ROLLED CURB DETAIL LJ 6a 6utC ubex�9 ssrxlpTT:s rl of 6• 1 - �n Enr W. — I'Y Jl8 AL 6tlll 111 LN IIEEAemrtwn `I' IPR I.IFC 11 1 LFC;� AI�I'Ll'"lilll� 36 1/I jl 5"CONCRETE CURB&GUTTER DETAIL -`--- - . U w6e*rvE o rm�im�sm.imt ISI CMI.ia�•,�Fli:.,�,t:�u F'P LI4,r,�I,^n[[i r o./I eu,rsrr_ 1p12 I/d Ii Y BF/YllI9 wMi tlA PV5lM Mlrrm tints 9431.ff AJ®A-tv WIfA^Rs rl i'4Y1DECONCRETE y-GUTTER DETAIL r I pG�,M��wtp� I/x'N N P4 5 CONCRETE'U"CHANNEL DEtAIL �/ m_ DETAIL SHEET 1319.13Gf.0A G-2 SCHOOLSFTRST O L..-ll,�T l1 7 1�1 11- I-,M 15531 IFNPCRT AM UE NNINN '-Lill F� IT I 1.2 C.1 EN: �r I--T -C-11111 1-1: -I - '. - I.-, 11- - -.E '...L F_',7�21 1, 1" "1 1v- T-_ I Ti, "I 7r SMITHROUP 5M SELTH LM S� 9 71.11 PA---------- Fhj.20107121 �A. A/&_=L4 I W pl� SlkilEER IT '{TDJ 7 _ 7j 1 Z3 7 b i�E -- .' ullll ---------- Ltj > < -a' TING BUILDING EXIS IL < EXISTING BUILDING 77. '- :� ;.y.. g.- .I.'�-_ :�, Y'•,. ,, '=; m _ T�� PARCEL 7 PARC LLA 2U`13�03 LLA 2c"I'L-11. 1-7— S1, -7 9 Lu A= < > .3 J Tfz r��F d I -111�i- - --- I _ j Li IT _7_1 J -P j v- 'N�J11 • 0*6 EXISTING CONDITIONS Nil"M SURVEY C-3 SCHOOLS FIRS'F—J / ISl:1 HEllF=�n1 a,V31llE Xusux.cnvtraa r r SMITHIGROUP PROPOSED'B�MNG ,.f ->Ln�IATM ,a � wal s r `: - -. -- ,u., -��s-r � � _. -6 •'- '`\ ,u I ' e mom„ P I _—MIP, Xrp i ' I J .'._i�-_ -,_��." - _ �. ".-` - -� _ _ ,� � '..-_-- - --�J _•. -YID' {I}ih ."- ':.l " - .. _ _ _ II� BUILLAN srnuu na,.exun.rr. a - 11 ' .. — '' �� '• -�.� '. r. « �': - tri r�,f _ - _r �-.,.. �,�" e ,y� "' �� !,•_ a w u,ru:lcrt;c ------- __....... ...... ... - �' _ y-I `e4 i_', jI a 1—°nT , - %✓ Ir = `�a A f �x x Q EXISTING BUILDING !i b nXr Q EXISTING BUILDING I �� nn m c arlsmr l= P o W, D SAR A E o a' [[ r •z t II ' I - n_eas.mlrs3.( , �_-u II !�i „_ S- '• ; ;.:;.' t..... m:'t ..' _ 1-- -- - I e+-r lit _ —— i' - •�, �— .-�n IZ- _a O ry ` , Mh tasr-Ar, r - - XX,a P 4a 4a ID5�4r;aN361�iaa4paa abIDx4fa9 � Fiee,m '' 'rtE' .'IH41a Ra Bi j` PX PIMr r pµ�ypL T 1 �r �PA\ l "^N'^' o'Sl.IS84IrN tr SECTION A-A SECTION B-B SECTION C-C LEGEND Zz sH I vrrmr Awnc — - �+arm wuc M ,t,a>r• A,. PRELIMINARY GRADING PLAN _ _ rucn6 asna xnn rcna SECTION D-J a - n C-4 SCHOOLsFIRST J SCNCCSSFlfIST FEbE�A:CRE➢IT N111�N / / IPYl NEYdYNIi AVE1NE `' tiJ5I1N.G 4II80 ma�muwrt�' - ff SCS/� �.eti :5 i 0 IJ 5 \ J --1' ./�' _ wnw snlnomu+wm PROPOSED BUILDING '4 AltS asoo jO / _ " Z ori s r PROP aUIM11 Elrc,.�_sr. 0 n Jl .. "..I _ _ { / • .:w'r1 Y IACLII EL_, ...SI`LIIIACI:._ rt P I I Y I rl LLI as � ._.,.� �f W _S III.r�Tnrl EXISTING a.MrilYB8'-5-UGI'�LDIfIt�N�4 G EXISTING BUILDING 7-77--7--"F WW�_ ."l F.F,=± .PROPOSEDPA ARA LJ lQ Zvi] S rl 1,77 - --. .- -------- F_ -- It s ,r�I r_sCa.m.n,m ao-�ny lrcud- .acro��us_s,u _F-r...,.naoik ,n s oN— v— ,�n rlic's ms0eNr r"nav L_��a LEGENDPRE'IMIs'ARY WET UTILITY PLANr; 7- C-5 I CONSTRUCTION NOTES 'c3l SCHOOLSFIRST --sNOTES: A "alL I I 1., 11 1 s 11-111�---'r m—. —s r (111) 11"j,4T k"r7 11 "--n T�i--, -4- 71 "10 ��Flllk M I- IN' -I'Ll I'7;-,� I- 0� Lij iz— C V� 0 LL 17 EXIST:R/w 1 :77- - I TIR E 1-1d,- FI., HYDR BiSl. CUFIJ & GU I D' Ff S7 ANT t SMITHIGROUP LASI. 24� l�Cp S.D. I[ 'p ru ,r lil L --0\ ATT PO L 1r, 2" EXIST CUM YVATER LINE w PRO'OS'D A S72C RCP S�l ONE EXIST 66" 1 &G�l S.D. UKE --EXIST.CATCH HASIN t 7- LINI st, T.AT M F�:1: 1. -1 1.11 1,,, F&ST.- 6ASIN 6 Z Ii ------ ---- j7 EX15T. L":,I -Z T' srV . . .. . . . . . . uT LIN �F To-EL'D'qJS LL1 -R r < 31 C) If yC d' EXISTING BUILDING F.F FS 441 Q (g oaB IL -Lx S7.I- L��-s F-9� FEXIST, wl -' WTi I cjlr 77 3�7*1�11 1r I ------ -71 EXIST. �j KING ED- EY IFF 1Z 6�37 S D. TIN- ,7 1 �.(:P I I MA/1 a u T ---mL'11---.--. -'. E '9 3, 1 7)1c, 8',C 40 3j"T fL -�Kj 7 aFP �— Edea 7q L�I A i. FRL 5'% CT �r EXIST ( 0 TD A1,1� .--7 RAtROAP JR4LK'� z F- PRE GRACING 0 PLAN < "v/ z P: LU LLI Z uj z )Luw tuo C-6 1E JOLL SCHOOLSFIRST 155I2N K Lt _J LLI =:(n C) F1 0% CONSTRUCTION NOTES Lu IK uj 0 U)'I Q ZRF- EXIST. FIRE HYDRANT—� A� E 11 IF I �5j It„,:�7 ILI 1:1 -IF -7, IL-1 12, 11 I L3; ,1-1 I L-) IN -2 V Wl—-Q. SMITHIGROUP ____l 0 NOTES: EXIST TPAFFh, UGH qT IF I I F TI"!,I 'I 1 5 ATFS L.Xl�i W,�_l F.,I,-T. �.D. LINE I I I—Fl, 17-11 1,::5 1�11 F'.Irl, 13 VCP 1 'IF . . . . . . . . . . . ��\ ','F� .I \ ", 1\ .; -'S- 7'I� -r I :1�_U-11 - - - - - - - - - - - P?.I,,� I TF SIPWOAL ENGINEER ? XZL 51 J- 65. 05} cut, XISI. CURB &co I ^1XIS u,- 82. FG _q IT -FXIE" PRbPOSED BUILDING V17 Rf? 5 D 11,= 0 1 7z" "ROP. 5EV+Eq'L—P'L, Z;2., a d1 I L I[, El"T F �cp-:47- E�1. Di I if)I PROP . f�"`E�, -P�OP FIRE �WFZLSFRVICE 77, 7� F�I=I -IL VI EXIST. 24°_RC P .. .. ......��L (n) Rcl S.C. -IN, LINE MET % 4 - -- --- -L7 IN'L (82) FI_ . . . . . . . .. . a B45111 x _7--------------- 65.0)FF" C, 85.96 FS 2 --DRIVEWAY am IST. J t)- V f. FAST. CA_ www � IST, -IRE HY T FX -IF Afi7 7� F T_I%AN� ' ' -7 PRI '�J14�,A 1 D vv,I Ax __Z_ 7 iar MATCH LINE 3 —7- I4— SEE SHEET 5 H 61',',I;l FOR CONTINUATION. VON I II III Ic3,D 3 1 G 'i I . . . . . . . . . . r 4 c PRECISE GRADING PLAN C-7 I I _ SCHOOLSF1kS'T J raa LSFwsr FEasaa caEolr uxlav 1532 xEVi lny UE nsnw.cn Yeo r_hci /'._ _•.'� _- �`-.i�. - _--"J-rte-.v l __ ��`�.` ,err (B3)..._�831 - - 4i P�r`. ." ti " y"��:i:'� :•2�./ _ _ - •. _.. _ - �..� - �'�"- '`i= ,</ EXIST. TT � !. I - J d "IST, FIRE MO SMiTHGR4 ]P - u' r- !' � f1 'n -.,-- ec,aF-+�•'.t/ :,( � _,' -. _� /-� — L 1 - tr,..•:S � � T -n�� v�- �" ej Yswrtx eecPE srIeEET . I' _ n,, R- id --- �j �`]lc5�r °"I P y. '!I Li_ J `': .�• '' ?>_ gS�g 1 .1-. 1- LINE r— _ MATCH LIRE _ _ _ SSocI.ITF.% / SEE SHEET 4 _ rf�e A�rr FOR CONTINUATION IL -- ,- I ' N -ylr- lour �' w6T11 J'U. - 4 F`.-- J t. ;�_i - I` CONSIRYC11011 MPNAtlF3ear d I -- --. 883S C -�I r �r"�`vcmnFr Exm...x.E,�mr.stagy, r' © l:7 35n3 3.R3 asN 3SA3 35N�a5n3.3-aJu 3'sA3ia5.0.3 35ti 3SA3J�39A..3�As 35ti.33 3aA:33A3I3J3 3"_]-..]3"R3.:.h3�n3 l� . =y EXISTING BUILD-1-N-13J� � �rx1CA LPLLMU6 �IEF. 855aX11 �I MEICHA16CA4 ELE _ may' -I,v 'v:�i.�SF I -...- �L �i ( i, _ IJINOSCPPE AIICHaECi ® EV6E EVSE EY5-c EYSE EV EYSE EY EVM E45E EV>F:EVEE'EV�ENs EY.ti-J 1 SEEVS.EYES F "J FY.S`.'1' EYE -V,_E l.F 1 � 1 D PARKING GARAGE = _ {`l� - ( � u�LEuamEExlxcasamErwxsenwcEs PROPOSE w 4_�'L F.'.'11 C 1 WD nr., nY_ nn nn'nn 1vE Av✓n�nY] A"/.1 nr+ nn nr T.n1-;sA]nvE' �. I r•�`/ ' r J x w^1 nv.,I � � I� PAnw,wccoxsvuexr n �p F'RjP l, _ Far.cll 5�'4v r'a ",y -�.r_.1 ' _".__— _-.-------_. _ ___�vll� �.� .11 �i�e„-- ` 1- r — F 1 �jf r iI — o _._ __ _ _ _. .. .. .3-.73 ,� �,�� 8',3 L.,-'. " �1�.1Cr:-.:.. ,/ ::.r. ;: ".•. � ::. ;'.� 'r, i :f 1 -'� 'l f, ]� - '"'^' I -•w 7 'v Lei<il'" �I -- ' Ir iI I1� 1 a' �(C BI IF� T1 ICY' 7. )FL_ Al 4T4L1 T Sqr, c -- - -- -'tT:-R/W Q WZ r. ..��___' -_.--� -_-- — ----- _ _ �r e s r l l F L u rG�enLL O� CONSTRUCTION NOTES 1 NOTES or o� 1 _ •. C _'r -. z 7, ♦k 71 c. PRECISE GRADING PLAN T Vs ff C-8 6 s wev� SomoLsflRST J IgpLSElaSi -,. � FE➢EIIni LnELNT LNUOv Ii1?PNEh}GRT AVF3luL TVSIIN G91PE0 gg S , l, MITHGR© P PROPOSED BUILDING ` ��l�j.\ =nswlHNwEsln IS 'A curl \`11p FF Bd 00 c 716 " ( {6b7'T m'wln .mow "--"— 7 .l��'{� .! d•,.:ew r A y _ PROP.BUILDIN h s •...,,_Y.- - I� �e.�U:.s -,..,. C.._r --- L� � -''•, � � -.' I r / 1 1, s Y/• S' U5'.ola u. _. - - -T' GIkEFR 1 fl ! - 9IRUCIVRE LEN w - - _ -- - - - - ''. kEC11Rl IC.lL ELECrrJC:5i8PLIIYNINO I�1 •{ v Tl --- - --- NN APenNCl KT ¢ rr �� EXISTING BUILDING EXISTING BUILDING __ QnLE„�NIEENIN�6suR�ErINQSEA�Es I-A- --- - .- --- _ p, PROPOSEDGE • I ',r, 6 I I _. i� Y PAP74NGCQNPUlTAH7 _ il� i 7- -T 11 - I Lo 'y _�� _ - - - ••--I--may_'-; . -=r�- -� - - - - �-� 7 �':- C 1 Y ^y r C -44 5 -t �Sr•. I r I � I m _1011 NOTES cansrraucT -1 NOTES ,/O - t,-! - L GC a - - _ . _[In o!M1,�lx 90.IIJN s Lo v_ II, al.�",n r:'.: SCHooLSFIRST J _ �� i'n'rE11VE to )104 f SMITHGROUP PROPOSED BUILDING ti sxrEE I.E� amo v{v� _ P6 WICfl i 3.5,I Vu ATU VAX 7, _os, z - UI - _ _ / -� •-t:�,,... 1 PR6P,B LDIN - A •�' - .._. -!.- _ _ - _ _ - _ -� I _ CON5fRL'GTf1M M0.11AGEMENT ' II 1 �.,- i • - � �. I — — I won L';. N C{a'x_11 EI E,.If If.I�Ld PLUNNINF ELI Zsl Imo' � � ! 4 t- i � } '' rr •_��.4 J_LJ_LJ_LLL�_I�I ! �_ �11 �� I r� ul{s nleaNanrECN S ffr CIVIL iNGINEENING 63RRV&YINGSEWINEES - _ EXISTING BUILDING ;_, \ =.=..I i; I"�--'o � =-� _�` II ' �' I III I I I I � I I � � � � - EXISTING BUILDING _ I -J e.F--tea.aa I F.F. assa 3 „ o .. R POSED PARKING GARAGE " RP INr cm{Ruuenr _ _ Lu > _ — K-1 1 I I iI_I I 1 1 11. I I I -L�, f I a II — �?� �� - T F1 _ !�] Il \ i,l _ .lu= _I L��I. LIQ I J 3 i /y � — I �'� I ��---� -- i - -• �-��_ `�—,=�--� ...��moi'—F-=�"��_ � �`�.1��.'r—- -- -�.�—h-� - f rte''�T��i '(� �' _—_. r 111� ,� �. I f I - �< _ � ': _ �'� wJ- -a. -�"�'!•` f I M - 'Y r o1Es ruT.RM N ro aRa11 m a fi_P iwN CG XGNT bo T E — - \U W �—ONSITE SEWER& WATER PLAN I51_a-liR6W G-10 SCHOOLSPIRST FIa51 =-u-...=ae.::run^ca+ gil,:.GA 4F- J 4. f f SMITHROUP PROPOSED BUILDING LGSMES.0 wail /Yy _s --_— _ - -- - o k'ROP.BL111 fJING MAce— z -•�� ^'_:.:. -: _. ---- -rP _ L'-.1F� _LI _ ...e, - _ ,if PIL ENOWEEA T� -. _ .�L. _ I A cNnl..n�'E`_ELTR[GNL8 PL11NBNG a I rY '� GV //�` - .1.• ` f. WWI ? 4 +yet_--� - ,*-•• j..�_,. I I t' -LTi I _.i. — r r rBUILDING BUILDING -- l-- I d F IF f5' 1 1: r PRoposEb PARKING - Lu - y _ t - w: 7N I I — II ---------------- a g - - 9 T Iti,_90 ft 0 (7) F HORIZONTAL CONTROL PLAN a 9519�T10-0OG C-11 SCHOOLSFIRST__J 9CIm RUil rsT � PHwx cNEoc uYrcw _-----,� IuaazrffwwarAvvw:,r= rusnN,c�9zTao SM[THGROUP `� �i � -, 'P\I�j•�. � ' f S 4" e._�; '-� a ra C'�`..e � � JOk Wh�i .x/x PROPOSED BUILDING u�l -s�� FF00 1 6 63." = Sir,•.. _�f `L a[.PF.\& r _ Er51 L�7 � r I PROP,BUILUUJ F;,-ESM} 1 -.•:� _ �' �,.. l - [ STNUCMN YANALEYER e ¢, A arNrclx�x ,.r .3-, w �. 'C<�';' ` , �•'� �_ .1�.'~i - w ei. - vi1,r— 40, h_ Ewer �-a. s Ne�nx NOFnwsmzfl Lu UMCAPEANCNnECT CM—G iNE HGAScmrEnN GMACc UI _ EXISTING BUILDING EXISTING BUILDING {, �Q _ — , SIE _ _ F.. - F.&=i82.8© PROPOSED PA R — G GARAGE E ., ��LL i 5 w..,..e d IIS PARNIX L pxT IT' _:.,�_ ' �' '- � . _nAoc urt-y. _: �"_ ---'-,a,l - r� _ .I - —� -- �- _L� ��:;, I .• �� - J' ',. 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P4R NP9 VAM'SVT!SF➢ }e - y r IA :, SMITHGROUP VICINITY MAP / *\ FIRE LANE SIGN DETAIL FIRE LANE REb CURB RETAIL 551 Sf1U1N HOPE STPESr - r t InSAI�EiES.CA9rRl1 i�J/�l• xVry w,:mPow wIn a NP s:DN f j.. - — PROPOSER 8UGRN[ � 7....ua 5332 NEWPORTN U- lICN 4AlIhCENEN9 L r - GH6 _ - -- ----- - - - , _ \ Ivl �H ` I ( • 1- _ __y� y,, .. - .F,ry - _ -. - - _. _ _ -•_ _ - - _ _ _. _ - _ _ - 67RUCNML E]WINEER ' --_- .-- F,'.'� INa a +iGh' I � - --- -'..y .z1. � .�,07 AVE L •�.. ..- - --- TT 111 ^• r�� _. _,. ,. -_ �--._— � uHoa Y,rE Lu r7T _..- � 4i - � � T .' ` - I�" - 4ML EINtINFFHIxcsSURVETING SER:JILE4 Q - L PROPOSECI PARKING STRUCTURE tr . f'..1� '"� 4_LEVEL OPEN PARKING GARAGE,,YPF IB, �• BU — —�-�-- , _G UILUING"Rill° { "r NON-SPRINKLEREC,GROUP S_2 - - NRH3"L EXISTING �J F�CI571 dING PAHINNGEaNSULTANr _- - 1. - �- - Y 15222DELAMOAVENUE -- - o a C1 2-STORY — --- t..�F ,_.I __ _ a��. 2-STORY _ * 1�7-1t NE-STOR AVENUE i. — . :ITP - e � T- a o Y o I. � t ,:svcunnuuu- ILLI ° r 1 _ e o J - _ I i _ __-- • -:,: .. � - - _ i._� � � aan rP:x� _ � �-- _ fn,- sa.,-a la, - sI 11 ;SII 7I �I��PP � -_�� fi. /, � rtI I' f 1 1� – = �� _1J.�J.. HIIIill��IM 11L111I111 IJ- :- -- — - ILL liHE- -- .R��P Nom- _ — - — — _ — _ _ TT-1 ORANGE COUNTYFIPE AUTHORITY NOTEO it-7�E�r av - , -.. - 07, .'.i .ICI ,r_L -11-t E. w -.- X } G' U' T 4 /L L -- = r SF 4' r [ L u, _ f t ! Lm e Yr ... _..�- - '•.J v _,amu. -R - - =. .,: L ! wy - r L;a r `a s c A'u ..ter":v,.v v._ : r cr .r,� v� ,,. r.: :, - �� .,.,r:. ,ern �s., -�+,. _ v maa,GPs --:_,. r s-a.� ,r r.:rr ,t N,rv- -.0 an_. P r--. -.. y:rLv w.:z r<z,�:i, r, ,1:.,..,,,, r r:r•1--:.v sTR a - x s - - L - -, t_we f u.rrl"s_rsie �t : a n r E r-.-:. 'r.�r L riirrs;r'n t -,ra w I �a 941 F '� T iHEF L .i 1 _ - 115 CII - - a r fJ E r[ y{',s�.-, rC 'SC -.. S T ] .r-.,r : -If „ : N - -ILl } u , 'noi ri.:+ LP2 TIJN C 4- --.s It' .s.rn._,., ,:u,. m M...-, "r— L,171, -, e._.[Fr.la: 9 4L ;.r';' •'_!'[e.. [[.. 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'a'Mo 4 - • . r r w :.v .,. s:;�r aav n rs .:r r,ur A_-ti. ,:,F•.-1 ms ,a r� xL -es<„� PROJECT A➢RRESS scol a - - r. .,,2r.,.:•... ,r .:o,ca ,,t,•�..; <a:arr.m ,v},=.c; 1,r:r r�'Ia-. ,:,,rr,_msr.. a - - navy rn90 n FIRE MASTER PLAN NOTES. fwzmlrr,�:rrt L n.rt. r_ .s.aur au.rh,_X.e,:...v.,urs,M]„r.:c-a,..: ..0 _,_vv_,4T;-,. t - N[➢c n M L v cel F;;_yn'.i0h .r '_ £L:-- C -'..L x W tib. - f - a'LT - Is - .a:- L -v'rate 3,,e = ' - I—I - cr rw Ir,>•' 4,;, w,,',: �,,w:.-,u w. _. ” ..t_N I.:,w: t I' S[TEACREAGE er. - vwl tt.=r. - , _ _n.wrr Imo,:ov. [.le 16 W=,ti:i r.-nite rrl E,F.[ :,__]e. -:v I:.1,.-t 1,uC F,�'-,.rr: hY0. IY _:>`3E 1'- ,l k,V._, :',:Y.9r,-.L],_c:L..ti:t:M1: r,C 17 r, y r, TI' . .._:, i r_�,:i: u «=:,7cr;:r Pi .-.._.e uz�..,..�::.=.o:;.; ,,•-m,, nr r-h,,u. nma wmw:-, .,a,.err rr:,hr ir, he as'-.ur. �.,...'�. - Zi oWNEWEVELOPER FIRE MASTER PLAN m ,9 T:.s[LIuw:, rt r v. -.^s rl r .r i[ .,;n,r• P+e:::,A -h vr,e r: saloastwr mra wmr NG � reseAGYl1m 1 f-mLY it 1i 1 -.Nr 1 a - _ 1 Ti-ii lSt ATP(ma - FMP1 ,.[: KINwYtI LAYOUT 8 MATERIALS NOTES .'S.CHOOLSFIRS'T i o,xwsoxsue vawcHnrsxu49w�uaae:xxiaxov ecP..crr-o�.�4�a�1 �.Pa co�ov w.vshxr.m.rs,a l�mmnselmEo a selwasPlrasi nrmmmro,�,�cbrrnmlcnrua ukvuler PEaEwu caEa�r��•aoll 1558 kEYROFir Alr IlY51xi.CP il�r � J 1 ex,gTuiO W'AIWUQ:WPaFP`�5lnllellw'.-y�r= / /! P•p.�YxM�STG,�0.F�5 Or�xEPM,YM wee. � � �' / l'�,4 sracr•FEa.r+orPIc4 PErnma xm aulwnm sa_ ! ! s•dmaxwcwEn4s Par wxm CITY OF TUSTIN f ! w4 RIGHT-OF-WAY \ = z cs �iECL MS�"u AFA•�EWPFrE I \ /•/ � —_ � '�� LEGEND —� — SMITHGRQUP PROPOSED BUILDING ,t �- _ - ,�. 5505011111 HOPE SrAEEf _ BUfIE 1950 RH-2-OFFICE 'f.; -- — 4 t EXISTING BUILDING �✓ 2-M•G999�1 f 1 RH-3 ✓ P� Pmn f ✓ �/✓ SFFCU SITE — 4 enxsraucnau Mxxxa90EPn I ,� -1 >. s '.� �-4f �,� ��` - ✓ srnucmnuexaxe�n (� { =d �— ¢z ✓ YE—NICALE1E01 L&PL0Y0Ix0 �J! PROPOSED BUILDING— ��11�f i,✓/ H � I�Gn•. RH-2 BRANCH � ��7� r i` { � uxescxvE�acwlEsr if �C PROPOSED 4 LEVEL PLAN / ✓✓�� mEExax�uxea5unverlxosexNcev j } r A PARKING GARAGE V i I !,/\ l ... �/• +c Arno +1 1.1 /• i 1. J j�/I r• 7 ) I RH-4 LANDSCAPE IMPROVEMENT'S — / EXISTING BUILDING \ r` ' �\y - �✓ � / RHS \ N % .. 7 /EXISTINGH- B1 ILDING �i 411 Prv�- `F! OVERALL SITE PLAN 085 00 '1 oVEHAL154TE PL0.4 2 OVERALL EIiE PLAN _ _ CS000 TREE REMOVAL PLAN SCHOOLSFIRS'r WAhbRi!I�b�VPPM'L4R5fl POAWG _�axn�cnPc r�Aio.� LEGEND SC.vG�i5FlR5i FEbERx L:aE�iT u��io'� �4P]P xEf,P:rRi n4E f L xNxx� _ SMIYHcaauP M SQIIIN E STREET .. 11xIM41lRRNltl @UIWwmL `R`�.. r,,?f , 13ZI LEs.CAgoO)I STRll[NtML£NQMEER MECIIPNICAL E'LECHMAL&P UYNiNFi r r - C WLFNGIkEERINO d suNvH—SERPICPS PAR—CON5NLTRNTNc ' r., r v ` 5 EXISTING BUILDING { RH-4 WWmN - iEr ;» it : ,Ly \_. - j/✓l/' ,�r�/, ,/ �� ' Y - i�'��' J r TREE REMOVAL PLAN SFFCU SITE&CITY OFTUSTIN R.D.W. ,ores Roo (�SITE PLAN-AREP.A c� SITEPAN-AREAS 0100 3cALE.1--50' wlma LAYOUT&MAT[RIAL9 N0TFS_;SCH00LsFIRST 5G�PuT FEEAP OMITUNIQP! Z, LEGE�JID SFFCU SITE AREA B ENLARGEMENT -------------- SMITHIGROUP PROPOSED HUI HIDING4 Ell Ell. EXISTING BUiLDING RH-2-OFFICE RH-3 E- -=J N, C) SFFCU SITE AREA A ENLARGEMENT PROPOSED BUILDING— RH-2 BRANCH -MCA!"ARZINTEGIl IN, PROPOSED 4 LEVEL PLAN F- PARKING GARAG 0 CIO, Po. EXISTING BUILDING RH-1 'X, OVERALL LAYOUT AND MATERIALS PLAN-SFFCU SITE csi 00 SCALE:,`-5W LAYOUT&MATERIALS NOTES SCHOOLS FIRST-.JT 10EM5i6 ao•aA[n.. aN 4u .=._Pt:.-�_:-.-:-u��...a•=,r:Crt_. FENENALCAECII UhIGN ` 1 700 LEGEND — xP SMITHIGROUP u , G __ �_ _ --�� / •�� ' ��' - M59VfH HOPE SSN�i PROPOSED BUILDING RH-2-OFFICE EXISTING BUILDING ',ai E . --� t T ;��t, RH-3 / f� l = 7 7 +r �, I f , f�•' ��paFlU%TkROW� f - � ' $+ � f ` • SIPIIGNpALREf#IIEER YECIIANICAL,ELECTPo L10 REN"g3 PROPOSED BUILDING— RH-Z BRANCH ' - 1 .1.� �_fk` l/�RNPc0.PE0.RCW9Eci PROPDSED4 LEVEL PLAN r j ML Wu N$�EE tlNGcsllRNEYING SENY S 4-L. PARKGNG GARAGE I •j PnwaNecowsu�r�N�px w , 1 4 — le trIC61-Nu1kk EXISTING BUILDING V / Y • RH4 NO sR TR • I�� _ EXISTING BUILDING RH-1 —210 Jm? — `� oa _ OVERALL LAYOUT f� AND MATERIALS y.. PLAN-CITY OF TUSTIN R-O.W. 191EIWMnimTSNainREAFA.P.G MPP�F YFL�PYFPNcoiF�nrc N¢YENaxn FT'P,9"NE,E6vNPEP iFIWN1EEW+'t 1CadLu00 �� sl�clT'�pF NsiiN qo.W � a SfTE PLpM1-e1Ty oFTus'17ryRo.W. �.sv U CS110 SCALEIW Weicen lrE i LAYOUT&MATERIALS NOTES SCHOOLSFIRST�7 I I'r ) � 1 VIEXSgNS MEiW1+EFMlE9xk&[AWUH9 GBn(a(F x' -.�u�.pu if , / � i�1.fl'2N Mn,4 GP EGVE0FH4&EM,V�AF55 1 ' mrselarm r 1 xiuKN5o4,wIBE fianvcFSPnnxo,ln hsu<FP+:4cs CRUZH00L + nnnalmro,�ua.rEnrtxrarRns.s:w,ar EsCG AST EaER:u cR©Ir wnoN ' I / , r9iW'E doss NrxEGMfrN.•xrP�e ff 15132NEWEGRAVE'am ormf ssf�sAfwrus,F,xEaE.xEo�zAs+xc fs ,usriuu T enxctr>H sewuhs Ax�rxsatcr�o o-eEs.,ngrA.v PROPOSED BUILDING �► RH-2-OFFICE r t h t� 1 i. , a � LEGEND -77_ I++ % r � _ t rr � �' `\•"�s, ' . , r3R��r SMITHGROUA m E OSANGE LIE9.GBfd)1 1 _ t'' / '. � eun-IrreEe IrttlSpvW.am PROPOSED ' - I BUILDING e�f RH-2 BRANCH \ \ L �tL �► f \ ` PROPOSED 4 LEVEL PLAN p y j PARKING GARAGE `� "HH6 sPULVMLENGREERTMghW ,AtlEMINCNLV! r _ 4—z:- 0 �� _ � ;� NECIIANIG4 WlECTNI{Ai6 RLIIMINNc �1 wee'�wVrn � r n /;/r � C� � \ / � � / MLE'I ECWNG dsI1RyE1'lllc sFlrylcss filq /1V { } aez N o R / s 400, LAYOUT AND ��► MATERIALS ENLARGEMENT- s SFFGU SITE AREA A - Ittas000 SUCU SOE EnLARCEMENT-APER A CS4O0 SCALE:I'=Z0' rrldam LAY01 JT MATERIALS NOTES SCH00LSFTRST_JT L.1-C 7 T� —————————— �——————————————————--— Sol vow woo wo. woo EXISTING BUILDING LEGEND -mm RH-3 .............. r. T-1 S 5M S�H l _l ll�I HOPE S71ZP. osn GaEs PROPOSED BUILDING RH-2-OFFICE 2__ Y C) K—LE-HEE. ........... . 7.1 .. ......... . . ......... 11M HHYEMH.5EWCES rzl- _�mms: PROPOSED 4 LEVEL PLAN 41 PARKING GARAGE r c— 0. r/o LAYCUT AND MATERIALS ENLARGEMENT- SFFCU SITE AREA 8 SFFCU SITE ENLARrEYENT-AREA B CS401 SCALE:1%20' y LAYOUT&MATERIALS NOTES SCHOOL5FIRST-j1 -- al[ics SCIgOLSFiSST `l1c.. �� e. �can ep. ,aa FECEIiPLE 1UNION 5112 NE15'A]Ii'PVE / �Cy nr•�nr�vcrv,nos ria:.., - IOSnN.G+Yti SH Iw,0 F�sH�� xCp�x�veTw,csXUT eE�`ono�ar e,l n]nNiG54iniFS ' �� ,'�' Sxwwrvla[woSVEiMx IY��qt ultKnlW6enE + syr, �loxes. B T LEGEND SMITHROW �j / A �A �I ' ;vi SC+fRI H6PESTREET 51 r' scesmusna•�In�msErlsln' .' '-'y� � i - L IIM1i 51 EIEr IrsL6 PLU✓.alllC EXISTING BUILDING - _ RII-1 //� L - r�-//�' - — CI IL CIIGI IL I:I:IG SEIIRVEYI,IG SERHCES f v _ f � r N �RPo' T o I �yl• f.;��Y glen+• LAYOUT AND MATERIALS ENLARGEMENT- CITY OF TUSTIN R.O.W.AREA A I�fi65000 CITY OF TI1&TIN R.0 W.ENLARGEMENT AREA A a- C S -y(1 0 1 3-'A,�..' Til' -- LAYOUT&MATERIALS NOTES SCIi00LSTrIRST Jl r - 1 n dxpaaxswsrernao iTnsanxuounosaavPrcus SCr S9RST a�.�,eTMr.i�,�GExrrtxc«.�i..Eounv FEOERaLcnmrt unrrn T. I _ _ x.�numvoruno�scwwars irnviarx "" LEGEND ,sT�R xEwroRr AYE / r Tusnx,a arra j X.. v 1: j SMINGROUP -- j _ , 5`ASDIIIi1 NGPE SIREEr j SVTf"c,SSA O O cR�sr 'nixtF,T L0.R ANGELEG•CA 90011 PROPOSED BUILDING RH-2-OFFICE j 3 ' } - j ' COWRRCTI HYANA—R.T 7 =� 6TRVCNRALENWHEEA ' 1 - f � `� '7 YELRANtt.Y4 ELECTRICAL6 PtNY01N[ NMPIrx'j].PIIrTlcC � � -- - - iir iH 0x9 � , /y - lANR6Ch PE ARCWTECi CIMLENQdEEHHGR6VANEWNc—Crs I I � -v _--_.. -' nutrtrrxwsae'rurts �.' u�,reomieiP a/ PROPOSED PARUNGcoxs9[rgxrao BUILDING d RH-2 BRANCH 7 Si' PROPOSED 4 LEVEL PLAN — S PARKING GARAGE r m - r e r� ; r r ` LAYOUT AND MATERIALS ENLARGEMENT- r CITY OF TUSTIN r '+ R.U.W.AREA 8 ,osesx9 4 CIiYOFlUSTINRb.WENLARGEMENT-AREAR _.. r v C5411 --- -._.. .amu.•.:+ SCALE'.IOW smNaam LAYOUT&NIATEIRIAL9 NOTES SCHOOLSFIRST-JI LEGEND SMITHROUP SIIIIE 1958 21= Em 1 11 V[NI 1 14 om"T If ------------- Ile--- 0.01 000 000 EXISTING BUILDING RH-3 • �T L < PROPOSED BUILDING RH-2-OFFICE M� (D co, Po' If L-17, PROPOSER 4 LEVEL PLAN LAYOUT AND PARKING GARAGE MAT FRIALS ENLlRG-uENT- CITY cl F I USTIP RO.yV.ARTA C CITY OF TUSTIN R C W ENLARGEMENT-AREA CCS 12 SCALE 1-27 of ` G LAYOUT&MATERIALS NOTES SCHOOLSFIRST--JZ sC♦bLw-MRS' lye _ FeOFAPL CREDIT u1i1�11 / N msnUNYE NSnn07.cxnTm . - - G EGChNGx's�Ntt BE �res'Tv mm°" 5 _ sls x� v:llLLM111CNSAeE f /"^`,111 1rFi�11 f �• LEGEND SMITHGROUP t . -p.- uWi F�v4.x1G60CAN4 '`� ,,''. r- }' � 65050U111 HOPESTNEET y DPIN510tln11f 51111E 1850 //� `_ • f• v o sEl[iln'�.vEn�nlPn Los AN<iF1E8,G 9MI 21�]3]0.fl9W �. �/��- - \ • 'I •:. � ,^ ` �. RNLIxxV MxNxutbf E)tI SCRIIC1lIPAL ENUINEER kC I A FIF ` / -- '� • L Ll.xf.R SURVEYsEAPILE3 _ . _ sF. / WORK CURRENTLY PA N0 RAII.G{BULTAH1 i. SHOWN ON THIS SHEETloe - - - 7. q �- as®wn Inv wn i 'f - EXISTING BUILDING i/ �0�1 RH-3 �r f CQ� FQ ST�,G r 4—ly e. I 't. 1 f +•M ��. - 1 Y r-, _ � '; r -•�_�' ,C r� },f' _ � ,IIS LAYOUT AND { MATERIALS s- E • ° � � � ENLARGEMEMENT- CITY OF TUSTIN PROPOSED ¢f '.w - R.O.W.AREA d 4 LEVEL PLAN 't 1 ' o5a5000 PARKING GARAGE CITYNTUST1NRGW ENLARGEAMEW-AREAN 4 M CS4` -13 SCALE'.1-21T L _ j LAYOUT&MATERIALS NOTE5 ISCHOOLSFIRST_JT J}` SCHO 45C R I FEllEPAl CP�-0Ii UNION LEGEND mnuo�u,T / �,r _ o o slunsFnunvx Eu RF 1 .-C 5 CA m7, _ _ o� otiH,-rAa,[xunrd 2321 n__,i CGHS7IttIGII1IANAGEYENT f �� ` �� - 6 Fu�cNMLEucINFm,waam YEGNANE EIMMRCALl PEGYGGIG EXISTING BUILDING RH-4 lA DoEEAPEARG NII / CjGII(LENfdNEGIENG B GGRYEYING SEALT PAN1GNcicGRsu1EARTno / sy�Fr • — c , f, 1 t +t LAYOUT AND MATERIALS ENLARGEMENT- CITY DE TUSTIN R.O.W.AREA E loeas4oG '1 CITY OFTUSTINR.0WENLARGEMENT-AREA E 'i�"y �A CS414 SCALE 121 ,w,eG, n n SCHOOLSFIRST�1 1 I ivxefa¢aawvc[tiormvrwsiarrx.r[Elawna yF � ScNzvI5FIR5i ''.'"FPL CRF➢IT UNI011 _ Prcu[*E P•��Ert Wx `` 1US1ll I. MA" G W�Lhntf CC A YE+PTx I r 1rt+f➢Is1&N MYx�eil.TrP Nrt:n.r� n S f \ ....... 1 s+%w1 A'R ioY.oeArNa � �• � ' a . . . • . � .•s RL'�� t k 1' t.iY ' �� 1711�J��1�1'c.11 Ill II -�•��.r.��1 _-_- -_- I I I' CONTRCLJCINT �1 CONCRETE PAVEMENT-HEAVY ONLY ��cCNCRETE PAVE MEN S-UuHT OUTT — _ r•I =r I — r SMITHGROUP 6506 HHOPESH sue Sllll£1956 uroTc LOSANGELES,CASO l emleu - $sAr oLx;nlc ani� r=r-ii wxn.smAhgwpmm — _ — f y 1�M ,.—um®mnvxlo ms=wr�oslr�xwoa -:� _ _ GENENi co u-Tncrl RnNh uluL ENGINEER FENCE E AOA RAMP CNIT PAVER n EXPANSION JOINT - I �r.umarcn nr 4 .,. MEr HAIIICAL_LECTFICAL 9 PLUMEIIIG LAJ MCAPEARCHIMCT _rIG-11EEF.FIG&SURVEYING SERVICES TBD TBD TBD PECESTSIAN COTE VEHICULAR GATE f7)SECURMFENCE . 9 PORCELAIN TILE(MOD FINISH) /a1 ROLLARO-SECTIONIELEVATION ms L°,J nor c0,v cry°ti f P<i 0 ^ t� z� (D SITE DETAILS ,Ld&Ip0 � N CS500 LANDSCAPE NOTES SCHOOLSFTRST RST ApwwRFHrs=_rHLFwISORWII¢wlx,lEulEEr 13]. ..................... 'Z T, ]IF I IT,I V, L Z LEGEND SFFCU SITE AREA B ENLARGEMENT 7"&.1" 7- SMITHGROUP PROPOSED BUILDING—,, sum Im WU AW REU M?I RH-2-OFFICE C.) EXISTINGBU ILDING RH-3 / r CMINX11UN MWMEHT 3"InUMM BWEER SFFCU SITE AREA A ENLARGEMENT 'wE:r lcA"U'T10cpla MOVING PROPOSED BUILDING— RH-2 BRANCH ---------- PROPOSED4 LEVEL PLAN PARKING STRUCTURE V s(3 C) C' c: -7'✓ EXISTING BUILDING RH-1 'XS G B 0- OVERALL LANDSCAPE PLAN- SFFCU SITE SCALE-.,=SY LP100 LANDSCAPE NOTES SCHOOLsFIRST-ji 7 K-0111- = aria Wlq FIRST 11 —T—1. —EtT�Mlll,'-1 1.1 TI '1 11 4, .L— LEGEND r SMIT11GROUP PROPOSED BUILDING1— LCS AN H-E GRH-2-OFFICE RH-2-OFFICE 211223 -FAjILDING f4 RH-3 —171 RLICIIU�l PIA—at� 14 2j 11N I'r,F'o' PROPCSFD BUILDING— RH-2 BRANCH FROPOSED4 LEVEL PLAN 7 PARKING GARAGE T FA ArIT J 2' + 41 EXISTING BUILDING y RH4 04;8 EXISTING BUILDING fl RH-1 V Zl o/v Nv IP 21 OVERALL LANDSCAPE PLAN- CITY OF TUSTIN R.0 W. qq L`57E PLAN-PAV A r. SITE PLAN PARTS y LP110 SCALE 1'=50' raves LANDSCAPE NOTES SCHOOLSPIRST-1 SCHP]LSFIRGT �' , l ` FE➢ENAL fd1ECNTYNIGk _ RISIIH,CA RlW PROPOSED BUILDING ' RH-2-OFFICE r '1 LEGEND "peeG r F'F & asWs A.rrc YIL f,''M`IT I ¢ 'a V sEt�nm su Esrwwvr oucnE PROPOSED V I_ r BUILDING RH-2BRANCH r 1 ;1.yLL , � _.'rxFaw awwrKwF CONGT KMNI NNGEYENF PROPOSED LEVEL PLAN PARKING GARAGE "�� N N GNxaLex N ER [Li WCALN FWYNNIG 1■ y� YFCI IC LES C6 � � � "�� •.r. � urusc rE N Firer %� — — C—EIIGINEERINGBGGRYEY110NERVIGES J. r LANDSCAPE PLAN fy ENLARGEMENT- J SFFCU SITE AREA A SFFCU SITE ENLARGEMENT-AREA A LP400 SCALE 1'-20' necYrx LANDSCAPE NOTES SCHOOLSFiRST_j SfE HIf£ivippNAL•NPY fEMrt3 _aeva-[oeo� �u�ox _- -. i .EC SxEETLp00 ieggF�rtlYr -..- _-_ NC1%CLSFIRSI FEGEPAL CREDIT HN:N I5 llI5WlGN]iMtZYR]7W 1 i --------------_-_ EXISTING BUILDING LEGEND — 6�N�N awe --,�-� � - �-�� I � �� ,,`�. ♦ RH.3 CO SMITHGRO[1P r l �F:',y T +—.:- ♦ 'LTJ rtF•+�,� 5sn sartH HOPE MEET —_( � �� / L ♦ umt la6VlG&ES.W9 API �� 'r,',w.imImIMINIv.u,n Li �j PROPOSED BUILD,NG RH-2-OFFICE (• _' r J �' J -..��` l f f runElgco'•• SIRUMULENGNEER C-f) ia��W+via iv..�w YECNANX:AI,ELELIIXCFLi PLUMEr■/ I,` /l �° r '. +�.�� r• � 1 ♦ a' rwro:cws. — ie�a�e / — ++ / I_.I; �' � � �' �`•• � _1'..� (J IGWtl^NN WnUn111 �y�E�vrs�r.v LFHGSCAPE ARCHITECT � tncmluw� 1 � I� � '.r - � CfYL ENGINEEIVINGdSNRVEYING6ERNCES PFRMIXG'WNSNLTFNT ♦ -/ � f ` IF _ .;f ` PROPOSED 4 LEVEL PLAN PARKING GARAGE f — ♦ + . f, .f. f� coNs�R ,. N�N ♦ �' / ell ♦ i' =P l - LANDSCAPE PLAN ENLARGEMENT- �P SFFCU SITE AREA 6 `i• I ' 1Cd85G90 LP401 SFFCU SITE ENLARGEMENT-AREAS -_....... _._ 1�� eur...... SCALE I-K LANOSCAPE NOTES IRST��' SCHOOLSF / r � sCHA£HRfiE j =' � � # Emef hE FECEML GREpIi uNiON / 1 Ie[IGthNG£E WLL btE W 0 15112 WW TAVE WS'RN.WW / P yF /r s �i f " LEGEND SMINGROUIP p cil 11 T I Aj a E mP.�ah en« 4A-Ell f / t r. i. / � �, ARr,aaE.�aau�R,rRwR� 1 r , v� ,�%. r �stA6x9u2.raRmRARwiEkxbhE /A . _ �,�� STRIICNAAL�EHGIpE£Nfr~rwc� �� / ! � ��—' , NECNFHICA4 ELEC1NCwLE PLCR�RG EXISTINGHBUILDING f asuRYFYtRc sFRNGES nu f ~ 7 �I p_ /.d / 1'Af! 11G[�IISIIL)A}IT fr e'o..Po' s LANDSCAPE ENLARGEMENT- CITY OF TUSTIN R.O.W.AREA A —.- losas.>oo CITYOFTUSTINROW.ENLARGEMENT-AREA A ntua.n LP410 L SCALE1'=20' LANDSCAPE NOTES l rr SCHpOLSIIAST_JI Y. A'h J� —1 n�i1d0 1s ?r', LEGEivC7 t'EITp Ll U l■l II�� 1 � t� �r L I.�'L' I E I / PROPOSED BUILDING x! RH-2-OFFICE I - r rxusx 0 u IncEvn.O�E _ cnlSTnUCT lun srw xsxxl +�r -1FLN 1!J! 1 ry fr M1ECIIA.I L ELECT—Al SPLIII'111: 1 a E LA 111.cnvE nrtcxRECT —' 1 [Ill:EIGUIEEf UIGR SURVEYING 5FAYICEs 4\ ! Y - P CDN ULTANT PROPOSED ..e. n BUILDING ' RH-2 BRANCH PROPOSED 4 LEVEL PLAN PARKING GARAGE _ r `p / - _ uns�wniarR ` Y lr° / _ r JII v ' LANDSCAPE as = FNLARGEMENT- / CITY OF TUSTIN R.O,W.AREA B 7: ? 9 G6iWV CITY OF UON ROW.ENLARGEMENT-AREA R e � e a LP4•1 LANDSCAPE NOTES SCHOOLSFIRST_J1 LEGEND SMITHROUP .,CHAHICA�MECT%CAL A P-111G W,= 117 111 3�_ EXISTING BUILDING ------ IRM - --- PROPOSED BUILDING RH-2-OFFICE 0 co ST Po \,All PROPOSED 4 LEVEL PLAN PARKING GARAGE LANDSCAPE ENLARGFMENT- CITY OF TUSTIN R.O.W.AREA C 3"l C111,lQVST:11NROW ENL�-_E%1EP1T-pRFAC LP412 �+ f LANDSCAPE NOTES SCHQOLSFIRST '-.1 o��FiwraEr-n.cer�u Psis ar'cuw.c�nm ar _ _ . � scNmLSFRST Pr ® FE6FFW.CRF➢I T UNIV4 STC - e` .amu Is�+>Emc rnuE vf \f �eu.�eussw.�erwo„owuw�raws srers �erxxe+nvareu rr�rwes igrw ipertxws+xE �. I.�Ay '_�vmwuzwenswnwam v f '�k i 3 ' { ryA LEGEND SMITH&ROUP / I , ' J v `y' �?� �` ourau• 54156JIN HOPE STREET 213me nui9a�Pn+n T/ y 1�p y �•' � 90Y x ! i CdI5iRUG11GN9ANAGEYEHT I � `f �� Osru�xauxrsci.roaxa aarxusMnu. ' sW.H.0 ALENGHELP, � -i :_tn.Y•. I='_f // ��.x��,xEsraNmN.�xwrEuui are ,�' /J 'L ;� ��: /, r MECHFNICA4 ELE4rPoCALd PWM®IHG LA4MCAPEAR01TEGT Y CMLEN(iNEEPoMGI. T IIR4E1'INGSERNLES - - -M1 -- - PAnINN C N llLTAk no - sFFx .� r DO-F {AQ f � Y EXISTING BUILDING 4 f rte _/ L'OOTFO - RH-3 - srR�c ion, t P ; -7 y LANDSCAPE c r ENLARGEMENT- CITY OF TUSTIN PROPOSED R.O.W.AREA D A LEVEL PLAN ism PARKING GARAGE i CITY OF TUSTINR O W.ENiRAGEMENT-AREAD r ' LP413 SCALE i'=20' F_ LANDSCAPE NOTES SCHOOLSFIRST_J1 owknwaeaErl�.uelmc�Ln�Ee�erorcxia ecllwa e..��x_.i��.o„ KSLePE-0GE9FrppFyEN�.waEssoaw�sE"ma uw.ENsmsws�.r+ao"Eao¢o�xo+�n nsrrEoe�c�� scNocasFlasT � xE�oxmlel�E.Fa�rcel,Exe,�EEn.srtou,Etr FEGEnu ca©n'w:wa p/ 1 u'C FC,hll4 _ 1-2 NMnRl A. E NSnN G91100 LEGEND SMITHROUP- J_•��-' -�• �� + , �O/�//Gn� .•. `` ¢�re�w" %650111H HaPE SFREEf JVC ` �` sulre,ew J ` � ® &uExuoucr� 3�3TiB.69W �' � sa NG'lxdn�u�WeIR Al ��P� ,EnEI .� I�siir«�rn E Nnmom M, JJ aNEx�varE EXISTI RH-4BUILDING O , iAN09CAPE hRCNIFEci f l�� .J J - C I LI'[G 65VRVEYInG SEIMCEs FAFNI G 0 5 LIMIT \ 4" d dA �✓ 1 � - ,�� u r Its'. �, r` --. co Ao Av je 1 �Ft r Y a LANDSCAPE ENLARGEMENT- CITY OFTUSTIN ?A7_ R.O.W.AREA E ��InoF�ST„Row ENU4NGrMT.AREAE LP414 TUE i'=A SCALE:1'=a0' SCHOOL,gFtR,s-r ,4 t -Z F F p SMINGROUP SHRUB MULTT-STEM TREE L TREE CEcItUoUsTREE o�, 3 cifi STREPTqCA'E FLAl IT LIST SITTEPL�k--'c7 -aL.- C UUOHRAPPAGMENT Jr, - 11 00000 (D TYMGALrLAHT spmw; 1111 - ca SURVEV1110 SUVICES nwrn ooNsTRR0 LANDSCAPE DETAILS LP500 SYMBOL OESCRIFTiON SCHOOLSFIRST GENERAL NOTES — vlglcnresFmnNekwut. a r)I G 0 S GENERAL SEE SCHEDULE IXI SHEET I'll CISING SC1lDIXSFlRSr STEEL ItE _ngyirg p aMau Geo I 1. Perlurm mnmmn a,antl wpdmanzlupmusnphancawm mnhac, FI L.S.NE 1&'EELWr FEDERAL CPPdILMm 1 P ' eknq brmanufaewrnriel mualea on araw:ngs. : : : t0 aJ g m9,d WJMY tla-umenls11,2016 f_al rerna Dl :1119Cedal�RDl.Ra90mg R,,k T9R Cp CGNGR9EKIA3 UNG 2 Flw aeck g. x 1 I,m P d r w,xN Ga'e9pry pca Table+--.CLIC.CRC sR 11 11G113 CCNCPETE 10l ISIR NEV,a9RTAVE A ProVae steel RpordxWng 1110argpea cmmplylrg wNt 3 NSIIN.CA� SEESCHECULEDN511EEr 51 U, MM ASTM A653 S5.wIIA am n,mum yled al 380W ps ana C r'r^r „ - ,rr„J tlmcumenls gntl,naA 2. Gsoaltin ng Cmtle Ful,pnty Cly pfTuanpepadrrent prHula ng and ` galyanim.w lR DECll cmaongIll.11,,11I = III CIUMN MME{AI A515 pem,bed Y a,vrymfEOW ps.l u+eha 3, De q,"Ikra QR ISI NWthy WHERE OCCURS x Fam RmrdocVnq wN-nlegm WcN np lags orembpsamenlsM ]- Fmw Pi Lap _r n r Ken-Lvs Lceas. WpIGTES—EL IKEH pRCP.SEECEIPJLIz5,l3 tl Gl PlcaEtamk hmlwaepcml,[reta a,ade<k=.pm fabs .,l rrups, --far 017"3--1Ug psflReaucNlel UNLcSS NCIEp OrfIERA15E I _ - Er15px= Ipp psllNun+eduo3kl Ll SITnEp I_1G5EE 5CFEELLE - I. See SlrVm.nral S.oml Semt en imr ma enu pmpemea - .re s s '-! 1. PmwesN"diameter sbear suras en ae nopr l,eems ann---.: ''-cll: a g,.:a r]r,'.s_I' -. a,.cr_ar_ed r. P.ml Liro,oaas-20 ps1{Rea:,aM,l CN 351iQ Paf.lanslldm nesi,gurew evvt u,nLL Mnrurrr..r:r:l ;rl _,: °chiles: , l :, racer Vfntl Demi,;p pal a' �� -1K. SM H..IONNECT01Eb E=_OEIPJLS nuae olr:erw[se. r'= •''' - 55s pI Ni arsl 11 uf<IJsss xotEb GtHE,imsE 3 Sparc shearuWa�12'da marlmum unlessre-.•:° :.:: "'° I -” H,Speed lvu¢Ij t,o mob U plan as lWbws. 4 t._ IM1 Pnmxates ntrmbar el equay Vas-85.-P1, I HNUIATES OWC9NECTICF SEUcNL S12 r Rusk Category-II . I.'n,- z-::ac Web Eapasure-8 INUIca,iESMEaM s,.KeNER,EEE DETAIL 1St I, ,r,a ,rn ; 1_ v len Kcru - a,l ] n. Design Yelup7 P,essura aR 211 �. INpICA1E3 PllGlE DWSCE.SEE pETA1L AI-x111 _.1.: bars sbm Nasam,aa singeVa,., 6. 1YeM SRenrstutls:, :.r ,:1-h.,. ".u.:.rs.xhabce rqui.alem W!a arnaeraur,pr° -.el::I: ::::,, - ..::r:•_• .:--. cfli 1, Nula:Raquir¢tl adryshnenls lV rpt rpr pro'lul sppahc DU INDICATES STEEL DECK,SEE SCHEDULE 15113 r d ._a -,.:,:r.::,.3 •,_,:� Faelen wNf 6 bl::,:rru.aa mncmle two age °.,r.ir,-,; .. cpnerupns s:.,ail Fm made usln a:aa [, g ppmpaare 5. 0 s^ 1 '._ 3 +,.:mr sMnr '--'occs belwecn minl ng,1r ,-,: ,.-�� ,.:a - ,. -ea usrmm�LlaamN In[be P,wrnm9 au le^g n,ae !—W-F1 INOICgiE52H011Eu 9nCIt 0E,aM.5EE 0ETwL 5—11 s zlai Ieds,ab) ,'-I EadM1Mvahm Desl9n 9Ala: INDIS SEAM TG REPA-l,ttElICC 111TICH, 9 I rT Risk Category II '~~' CATE IA: 1c•.m9 using M S:aae.kmwa 2' 9 Sersmlc ft.—I.mrmr-1 SEE QETNL 3R5111 I m ,. can [M{mv 4reae.upWrmea 3" ca:.l + a,c Ovals ab,Ve ryade,eaposM to wealMrT '; ':r a:ing ReaPP�sPecl�l/rreo eraeo^ Q INDATES NEEDED HEMI CLINNEGiION,SEE SCHEGI'L: E ,. „•- . 1.,. m.,., I r,- ,.-...:.Ta.mum a,...11ll 9D9 ml 12 L .,fs: ,. ,.°,. :. 1. cnai P fil 161 sl:a6 he IL -11 P111h, sea J - p 51_p 5519 I u I.g a d s -„- -, SJe Ell t, D INp;C M HUMEERL: t1 NELECH .5REpL9REG. 1Lq. 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I xflragan 1e, :r; _ 1 rs a„ranaamw, , r..... r __ 1 Ti - e n n. main p pormaa r ,, t ,far n ads TMa rte wn,a1 E ,;Ln � C Leel In mdnP anmawlr, - Fm"I'V.e I N J a" 1 es sten)NUlamgs:Al5c 3SV-lo a,m :,„-.; : ,.,a •., :..e ,::-:: .., ,.p,..,::,,,-' `.., .:rtl , , m.p..”. -_. erk3 we,tl,.,un anless rap!=m ao-enaee,mr �' ). C F : -1. gle rm f]. x 1 Ir m,'F c I /. 4/0), ' {s cha P d. Y rl : I- :.y nPps pnr F IE c1 la M 9m H SI t i E 1 N gtl y5 9 'P 11,P t 4 : r .. __ ! rym tl b II g _ Doti'�o G 1- etl cr ev ew an0 p ments.Aarnal� [� //�� .A° IAshe1.PdnrdmM a l a1 maP as.ubmiaea it I hI, 1, j t - -- E H .m II es 12 g al,ItI n,Ix Tel W ra,__,kr IE of that F - m retl 15 f L - - nan,cr,o a,ncl C• ,Ilculr " L - .::: I I,III 111IMt 5 : G F '.I f h aa1•sPr r, „ ,, , , , •.',rr_te aV, J g'a 1, J ,: rn mnla el 3VV 59Nmn A],_ :.".: - „»e IC-5aG I]cVJ ':A�v'1^heel l$hVClaral kn, lar rem'ew. 1 uantl r.i- - 14 Ins'I 2. WeIC R S� a..lremenu _ apmt C IIII- IM'iw G,vemug fe ala en r[ - T --- _ I. 1C L 1. ]a, ,.. 2. NI shop aM rola walaa snail by peaormpa ay an RISC OuaYay br tug el Iw ys -_- CertE=d`aRncam_., Varian be - ,- 3. Unless a larger size hllel'xe,d Ie Ped—Ild.provide mollnum Sia= weld Iter ALS C Spe[fvzbee,5.12 ana Tau,J2a- _ a. l Res been made le IJ.ff enliale helweep—p aM 16 T -.0= Rf =me Cm Vet ora 5. suhmlP an erepa K. KweMley sequencemm:nimce ryyga.ln C-.cat N uae. aVaesam Dr aiameimn al Sa=smc MomeN F2mes. 17 St,MnN dai=_tred snhmealldesignbwld:lemsmli,e Wch:lec[ 6. Pm,cvt5a:sm,e:nrt•Resrl:l:nlp Sysrenl{5FR51 Welding LS�tu[mral EaglaoutlfhrroY:mv Attu rtMmv,FubM[dLf0p F In,F a I t ` abaex gra hvtldlana 1p ne ii-mrI,Cnde 0.alRmty Wr RmeHl .. _,-�,s3<I-1p.cnapm:relane3. �np�'ralPrmrr,k,emnar,R TRarmmrHng pa lel etdalamac GENERAL NOTES submillabae'.<lan.taaa I. A, I-.'nilow IGuafity Assu,anCe Secapn A D. Pprmetlmetal9ud syslem.etlenpr Dna lnlerpr incl,.r;ngn AISC;:YEpYO G,aWu•N.AISC 341-Ip D Em�rgn-bap sroaN:;l it CrtaPur J,antl 1M1e F'ral'-s:scecif::atipn5. a nm cu.a°nw syslwr, D.E[Mdbr 3laeNx[syelm„ss A � a ld, P1l abhreWalians mi rara•ancea standa,tls are Fe,CEG CRaa!er 35 19 Cpnvanor.rca,:nn;.h.::Pnr lne rsnxl„ck,n of:r rad ar seism,c'nrs=_ pq,.11I s 1. l C y akc,I.ute,x V V ea Y n,„?,.xml ar.1•M a-n.em..m i - [nlNlaFr GENERAL NOTES scao0LSFTRST J STRUCTURAL�55ERVATION 5 h FI H rn:.inr.,s•Inter nrs - - --- - OrrJI,Y5r1A5i T I., f. ,.rr,�vermnr.3 FE9EI Cx OIT JrlT j TLGr L.i,U 111'I .rlr 1 I rl tE IIhGC 91 n . I ester x nh - d.o rl Iru.Wrar sYsromal IP]9 r,'EW�CRTpVE . T IT A 3Lr LISTEELRN.;7115Y y 31rl LC_I, sgnl:d ere lnr penernl iJ1sTI1lGA2?AO n;F1urcriau,e9ua'etl _ x f - - - .: _ , ,gn r'ulesswnar ro pmlvm Ao I : ri Y x ---'-- y :[.lnnra•Pod cues of 11 r ...:.;1•lamimmum lne e "• - - � In':n3s�r-. 'rsn nuns "-n'snaviaOaM an -L.L _11;IJNECTp STU BE [ F1L{LJIEI:_ +cnr�.nn r ran nFc¢TdrrcE ... I IL.tn,.:nrcr,nt;l.oi, _.......,, SMIT11GROUA ,. : : ..,' .'-n. % r -:: ., r,reCr.ardrrdiYgclrg ane:tack waNling o :,.-`- -, { .. .: ..: .•::: M aa_r.,::liarinslar a[an or snearsrera PE SIR T N r::. .. � x CGJre s'] S< Ful„JGAi1011 IEJ 51 LiILl:Sd vFR'F-11011 - LCibI EL C:,99071 n r. , 'sYST I'. - .icm onneaallY wnlgms Wnh N,. r -:,.: -•„nd _ LE_GNa,:E[, _ rpt' INsyFfn -yERi:�dilou I ... TAKE 17115 al : , ewers send Ill,.-1-L.Nu lolNanng LGNSTR9LTpIl YRNRG£YIENT tox arrMYxkressm Mwnn�.:4J.`IS a,;l.:i�, x ic[ - Srlsl,riG ITrO1Atl0ll Gl'STCR19 aart is FN5INFFR ' -. •._•i'.:,"r'� % ascoufnrvu,gwsmE=r rnwn�w WSY:LRS cr..hoer y nl t S5J:,1N '--� - � �o��•:-:•+�^•J.r:w nrm eeo _ YE[Nd BLRL,EIELIRICAL6 PWY91YG wtecT . .. - s tnsN,ontsu LAN9SCRPERRL - " LmLENGIxEfl11w5a suRYEYING SERYicEa ..• r,.. __ J'+ mwurenem�a�a,aa d - PARINGGDNsgLIART �N:ISM,lrrl aLF tT+f:n -. CIRC SL n : n,,. rr Y n o ts . nae rxmwaaa,aa o�uRLNC Lollsiauc lel'-r s.mxY,I 'n LEsa Tms "- - yt:i'�1- ° '-o.,,'ELIC "1'' — 9];:1GIs_9_nSLE_r D Fidd Waldlrg lnclutllnNsSnears. -. _. ..:. F_IIIsn1alft ncrale. — x A Tasring mhorawry anon rer ew conucta mh tlWa tlala ano shall - - % perlorm.:e Nu�mrr9 mnaere lesls al nequrneY'rrdimlee in as - -- x iittlkalatlin RnquM1ed lnsFccLgtsol Remlgcatl cl,clain.ul,ily x Aswrance 5ad- -,.. n re slog ehorplo:Y slrau pednrm tFc follewmg—ler posriaeelonod x er Pmauaaa14e d,J,v as ma"-,Rrar,rec l—dnr-rn -- x.. xr; RNelortetl Corcrele In 3"My Assurance -- fi. aises'�l ngrnlaMhovrianlory shall arP Sn-g 1 iaxuktl 1nsP.Gre 051rvL.1 5I1na1I'naC."uawl t -'- __ x Q x N c°NsT�R % x 9VP.IM1G NIsrrcuCTl011 RTlS I'I II IOr -_ _ I a "I"IL NOTES c �Mlw.a SO.Q2 I _ SCHOOLSFIRST sat9ocsaRsl FE66nIl CFEGIT UIIIGN 1:3C3 NCW Ill AVE. F'S lU5rlr1 CP 62ie1 I'0 SE"c NC>t�,1FEN1 r---14l12 uowsErs / 5EE 43Cw1ENr FCp I—(Z9E3 LGN11H.FC1Jb RAAL°U!� S2EPW L[GAn(33'Y VMEF�GI,IWa OCGUNS ILNGPUrMNPL fAF15TF11C11C11 TYPICAL :L —___ - CE LyR9S. •'UIM�rusl'ec.M➢A^�. 31MS'NG I iPANWEPSE C@64VrrRtIL11CN 74 l �� _ _� _ I J�IM¢1.V-0'o[ SIA4gN f�+F11EPla1i II15rPor5 W4 At6E WS2 31^kIMUM CCI.nIA1 Ls e1i�f2 6 ` 15 N ' � _ � 3�a^" CdNiFCl 11NIN 5 FOUR rxvwAY - E_?I X3(,!aflPrtiEl_ RERPBII]ICULAF TO sLP>-Ace�.4 �� gculae� 2l ccNelRi'cncwnlrvr .`MIN u31fi7c MAA �a z – CURB AND SLAB DEPRESSION CI n `� ' "— r 1,.._. I _ PLAN r�NISH 's1WJGHRJW'c'rY€E=VSt1G (zma GCNT "- �E kFia C011iIMbl6 cCl{IRCEJPMCfl iA'MAIT 1'r I ,r I -�S�HWN �'`nG tll SAYMA]r5Nl11Nd HIX1115 I r y.HATHItiG C GOhCPEIE�LR STAIR OCONCRETE RETAINING WALL q z �{E 1 iCR S{PSCr{GRAQE IFSGx1Es5 \ CR 'fA`i REINFORGIPG1J1115112QL1NE zrtx{LahncNeFl�Paysca •' cul EVERr uTWEc g * JO:NTS 9EEANt]{IiEC1U2�' T�' f'-p E.5.9@5°-'hCUf — � lO;T11OlN �+ r F� F�aas�sla{ TEL r. �F n�Ysff sEF iiilEv sED EDGE QF SLAB (ul C4A+RY'I..,f` OUP � P»cnTEcr F^wscnacN � �,r�r CONTROL JOINT � ]�YYY i[1U11 fillL?]E RE]IFCRCI:K� 26•MM 1, C'. P _..E 2PM1WI. I'7 1N' SEE"N c_L['yhF V'V1H PIafnOLG GTP I - !� I E'Pf!_ir1Y 4411ErTIaL. .r Y9C{c'0•x,l:f 1 F=5a- T 'l •• _ F WN > r % h� '= .• WTsr.+anCEDUN Woo W.sm Po[EiDt�lrsco H `'1 �iYroc PIllw ISKED PIda's g g iYTICAL •� -�',�.L �/` - '^�•:• .;a SFEED CG4YEL'S� 'SPCCG GOV,1'SLEfYE IC 1•,6• "Z.17 6' 13)12' zr J RUArP plT �� z r TRENCH DRAIN EXPANSION JOINT o OCNSTRUCTION JOINT (H 1 CON91FNfnl]N YANA6ENENi TYPICAL SLAB ON GRADE DETAILS TYPICAL TYPICAL SLAB ON GRADE DETAILS 2•) sTNLLruNNL ENGINEER j4 rtlNaErnllENr LL W G 15 NECNA 1fCA ECMEAL l PLUMBING d ZC CCNFnrtRCC9E rElm OFA RV 9£N - amr ORSIYJI,OAwY'.. nxr�em FNEN FACE 6cl]NG LhNa3CAPE AIICRTECT [M[CH'ArvCAF piyPWRJCNn "" v..Iracrndn � L35TANOARO R I crGAHG SPLICE NOTES n m TYPoLPL p PEI_ - :i20NrhL PNi5'MTH ML ElrAN 1Z'PLCNCHeiE CA13PA0W - -s h Mcn1 � SVY�I!FrPtrNG rN�IB:l.YNv �I ,�� M m -. - -- .- rr:.. - ! k-'P SH f,.FSLI I� '• `,r)C fF• pJI51LEFALE EhLE L'F NI VERT{,/'L@Ni5 Ur•W IXRPLEFR:WIT�I If551koN 1'." _a 4[E UEId CMLENGIMEpll11G5511NVEY11109ENNCEe � CG CChF,MIiG + CCpCPE iE - IF 2EOW»IZG LHNr5 a,rrerau.,_rJr.lu __. - I -E L 1 E•C4C'1XE9Y1] 1 �ussrW vl,O nE_C�bpSMIL � In SI]iG1.lEaY 1x5 yl� � ICfh _ _ 'h-9GTi-0LLE 9Y I'> L'J CCt,T,00i L'•P aw am UM AT THNUAd Y' �'� Sd• „5.v16PM b+f _- - P'RNIN�GGONSVLrAlW rrc STRAIGHT BARS AT A JOINT TYPICAL LAP SPLICES � aNa1aEA 4Yar laurxa{w 51113FPCE EMatJS!�3T (FOR h1OMEN:fRRhIi:ONLY) FPAMISNOT � __. .6MA RWR IS-NGPW IFl{G711 n?unnuTwcwlTR REINFORCING EblBPQ%,FNT NOTES s e Pa a N ms .-.: I A' 'C <Lt Lr F 'I sE W]1E e , �j `F 6MPEManMENT N AmTYPICAL EQUIPMENT PAD DETAIL C:S ,. r.H:lEwAu.6GAELEMEECMEm cscLl=.wSPACIA; ` . - STAGGERED SPLICING. E- TO STANDARD HOOK DETAILS ri s -"IF .�.E.IH EEE IIOit6 FP '1.. iHE: 01 OD OT Gu 6� OA tm tTi ISS - . C-• 36Ni Nl I y _ pNAEtHi GP5 6503 Dfi 01`A OHIS tOAI 5120 12A1 Id10 r, L iE_ �5 eIICE OR 11 � GT y � FLhUJFItAG H=R 4, v.lunc_ — �a w e E I� m #3 #� #� #s #7 #a #� #�a #�� ALT2 W RT.n e S'5 \= IrrL BARS HORIZONTAL BARS ;. �/ TCIP BOT TOP �T 11]P ["-,T - -P HOT �Y ue le 1x le 16 zz I sI az BUNDLE LAP SPLICES BAR SPACING 04/s �� O 171� .. J_FD AS c R 1 _ a E i le 1a Ifi R in 75 I 41 2Gr - Fs�rE gas54vnl RE eur:'Nmlvnl nn MCPE r-uelMavaRs',Nn,E=auE Flulel •E.:.n1 J`^� 1r :. �Y ]A � 1e n m la rt I6 I � � U /,%'N 14 L l0 12 Hi '12 16 12 I 4 /O N' " - ,- CH 61t 631 64 DWo Ilr] III 156 1'r'C',L 1 __ 1Y 1 0TH 9E] 12.E 4170 I?10 1.3 LecE.)El ace eF lI,IL w la al r 3 #4 r,`5 #6 #7 #8 #� #10 #11 i - _ A „- I •_ _ _I I r I - I � 71ARGEA ••-e- - s q .S .! S P 4i H 5Z _0 ' _ 1. «l i4µN PIES - _ - - T1 Ir :G 71 - u u b a ••. STP FO'1nFG Its nl 1]1 11t„ 6 L, ] 15 B _. 10 II I ^, r �r [t. 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P.�1x1NI,nH• PIPES THRU FOUNDATION PIPE AND TRENCH AT FOUNDATION Im�zr�9Ta a TYPICAL PIPE THRU FOUNDATION DETAILS TYPICAL STRAIGHT AND HOOKED EMBEDMENT LENGTH SCHEDULE ' TYPICAL REINFORCING GRADE 60 SPLICE SCHEDULE r S1.01 2 �r:I 5) 3) r I I I I I I SCHOOLSFTRST SCHMSFAST FECENAL GRENT UNIGl: 1535T Nt'NF'ONT AYE WE-CR w SMITHGROUP CGNSTRNCMR NANAGEYEWT Gafi.'ISRC�WJ ITRCcIUMAI ENGIA'EL0. lc.4Gk��iF��:.IeMrwCR MECHANICAL,ELECTRICAL 6 PLIIMMgG rm xlxim.u, .wrl IA' MIW A➢p A.ITIpAFS LANllSGAPEAMPECT B� AoN TIP UNOGN SaUE S� o PL1M@�j/ ECaI sb nH .µl.FC9 �muran RGwxc DTH_-1EiH� ChIL IC IILERA✓G 65lIRNEYiNGSERVICES ' 11 PAi FII! COIISCLLAiIi TYPI MFG AFCNTYFICN_' DOTING JJ RFIN�RCING TMCAL _ -- STFpPEn Ff mwc-AT CONT1Nl10115 WAI I❑FfAiI pi U9NEl5 @I��c n - -- OCJF_LS TO WATCH vERiICAiG---� oGOFiCi"lEWa1 ral@r7CAL ei@rz Rawza+nu O - � �R'CGNCPEiE FACH9.+8 Ik'@I2TBB WAY CO, 0. ORfmTING°ERPLeh'. I�/ TYPICAL ELEVATOR PIT DETAIL xz„o. �� S1EEL STFifB --- /)�NV OTNEPS A iC?OF a en ON GP1�E uoEnl kYi 9ZES NFJNFCRC�1'�^ SE.RAN vWwi� `` 1 �Immt[ T, TYPICAL CONCRETE I``.. DETAILS n Awe ° �r�Iaoe oW xr�tcn� - /rel AaTc1I2AacwL3eaoE. —_—_ 1 IE'P7FC/SJA3NININGA a ! rr. S�A�AfJNG P�;za rtion�� S1.02 TYPICAL STRINGER AT FOOTING DETAILS - 11/h Yp' I I PRdvTQ JLL HI SCHOOLS FIRST 5-..-EI ti Hv.�-f FLIT HECi1T 5TFFENER RATE -I 11p1E ib WON SWl:FIAIE I,vcic-Ep C?1 FL U TO MICHS PIAIT IrrI / 1HILKNESS wDTH CF R IF 76 1HJSa� � TRLPNESSNIQ VIELQ ,fL.� �--' - SMSFIRST LATCH IrGa.N�IH3 BEAM f15 Ir - FIHaG'rnpiHQRS-MIrr.M�_M {(E I FECERAt CREQII UNION 11 ,/ FO TVERSFlATE w.p 11fLGS {_.,'......-I^•.I NMGF£4ER I5{3{EgTfR I FRSrPdER96Ef TriICAL III , q �, �%4 q RS71N CAK7 ArT SFE , BEWA GCNti`cGTCaIXt SCHEJ'LE 1UST,N CA 9]i6? SGHEUUIE/ � 1�FSSP FA Rasa FELL %ATE i0O mAl MATCH E SHEW{FIATE 1H'GPNE55 NA 15ELQ -- w r FensNEA0.PLATENFLQSA110C'0' ILCTIO FAETEFERS SFE TYRCAL sEE P I DFFKTBEIM IIC• IL S PEAAI CaNECTON SCHFh scVffgr�. -p,,IE11115HEnn11TI - IHIGxNESS,VDT.LFPIp1Ef0 MATCH NCGMIIGHf M'IVh Z i� `Ft1 -T ri'ALL 7' {NGTHONGAYN' AHETaE 1 Fw <Iy pVEgTER YddGIE4ER ISGREARE0.TER OGGGRS't�ii' i -=c'.0-_:S TEc'JREG TYPICAL TYPICAL � �---_ TYPICAL OFFSET BEAM CONNECTION DETAILOFFSET BEAM CONNECTION DETAIL\ HSS TO BEAM CONNECTION DF TAIL � 3 z 4 TYP .ar z ,? I PE`c I T-,LZ - NaTE51 R1ET1x1 H7. TMP SFENGTE AI SEE IaOlf F1 II II Furs EAGHuDEMIN I PL]'E 1 HHLf E�NpE=, E IAME 1 SMITHGROUP RIl�laSA4I m MIA FLM'OE R3'4L°rHFyM m b EpLH&["E Sal SON]H HOPE STAEEi Mnmea � Fusr'E'maTN ITT ~� lYP I -. CP I 114 w EIQEJ ISI I IH SEEIidTE41 L65 ANGELES.CASwTi MSaa4T ffI CP Lt45flm� 114. P(15TOR SEPLV! '1 1 5E FIT:I CCWMOCCu S F!'RSIZE FCH51is {- trb ; {I 1Y1FfaE OCCU:S HSS4x4x HANGER HSS6xBx HANGER O ENC BEARING PLA.TE':D` INTERMEDIATE BEARING PLUE'.G' EA5=BEARING PLATE GB NOTES I "" -_ -_f.H SILtl:AM19 LlE PL4iE5 coNsiltucnox xnx-ENEPT I+NaERE PERPEN01CLWi8EAMOCCtF'15 A�GvE wwCi0.eLnrECNCVUPRON[f Nu I - - - --- -" --'- - HEIlwTS11FF{NEREACH5ICEA OVSE PIp1EswS nap$FEn iWICAI REAM I - - - carvr.EGnoNecH�IAE 5 NL QL'Li5 Ai dF lW P MS:FWAL EE I4'aa 14 NO s-"- I _______________________________________ -_____- ------------------------------------------ SIR I TYf STPII'.TIIiAL—INEEP exert CaLw:N I BASEPLATE _ Fl.TRkmal-r�wrrt Hss - C09.UMN „.a xs EnF accuas�l I I i TE.,.� , _ POSTSIZE ITa INw.1 _ T}I1T P s PVJi T1P� TI'� r TYPICALFlLLET rifl.p , I N!J A B LIE II IIcSL LL- n;C SPLIIM®HG I r I _,nrre ,a r PERTYP. u ...i . 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RLNMN,I RIfHSIPS PVN V!I&MPJ WPL iraw'll I F9R m SCNIgSFfRST FM Wr'EMF REAM ♦ I FEIEUICREDITUNION I— 4 15]12 NEWFCRTAVC '` 1fJ rym a USBN.CA EFW TlY 1!- AI�SII I J Y 51EL&W'Ei PII3E lmftKXT ` h FdWE ELEV411 NFCUI F➢ TrAA M PUMP \ - IL.��N _ MIMMLM hV MREROF PST smu U]_CS IL ,' r WTKCI AFAYINGSUI E ALAILIty.SNNA'e5l{IYPICAL. Ij3'RMMTfI'9 %,/; lo-{Y'T6K FOR'S F6LIM N1 W /325N6SCHENR— ' SMFOIER (ER ELEVO,(, `-W`�r Sim PICAL TEAM C�II•ffC1TCRJ SLNE]YULE iORFrMAINL•EH6MiFOPMANCtI TYPICAL TYPICAL'SMF'BEAMBRACE DFTAIL 7y EMFTATFRALBEAM ERACINGDETA j 1'd' f(f cawNl•AaR � _ 03URIERPUTE :(1 BEFCRE INSTALLING Rpt u /�'r vo-CReocc6r+s NOTICE. 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I A RM—CATESNUMRu �onlE.E+FLarEs ..^OOVHIEIiFN�Z FCRf EE FRAME ,r SMF'eLEVAidONFON -SEE FRAME — PIATEMAP%1T{ur ELEMAn3N5 ONO ak rrnc 1stEEVEL TYPICAL SPECIAL F.F.= MOMENT FRAME N�ECa &E V M,ts;rEouESEE aT,' LlEVAn� cv eE vanuu SMF'DETAILS repcaMMms�zE Rx�nArE wEc•RMAnv avREnATps�2E ANCHCo-IREQS. _ ueLn FLATS gzE Prxl N" TYPICAL S5.02 e SWF'DOUBLERPLATEDETAIL"� 1��"l��f,L ih:IF Fr`~4f,lE GI C�IA`11Cii`J LCGDPh -. - ARCHII LC I URAL ABBREVIATIONS ARCHITECTURAL FLOOR FLAN SYMBOLS ARCHITECTURAL REFERENCE SYMBOLS ARCHITECTURAL GENERAL NOTES SCIAOOL$F'IRS`I'-J A H R unum1msymNa" PRE EXTNIGNISHER 6YRRALE nan A o SCRo�I-srlRST eYNAINe BECTIVN wWt madrunm AM.N RUM."FNAESFENT sFesrAesxrY-� Ac-aceta prr EPE,W GI1Ea,w,ml ,�ueFmwm+ W ¢Aonek - ,�5#/.E,:. sr[y_w� _ t53lsNM'FC�i PVE MRrwm� A� xk�PwEu,a.wn I I ...mR�f t_u,ems, t�vu4''�iem er� A _ -- v�,^^v.naG u, fiN CA%L IP.R be ,aeavF """"A I I �,� satt�Frwnm mnaA,Arr�,�x noa°uomwvar,9ER'�ivvnat°mr ry'f �u`Ei a �rn ,arnnmm[ w Stix Mrgr[Axm, r +wArtnErnNvrwn:ss[x,oknrneW Id,¢ eo2k - rNl:rnl'.Rrt r FY dkag? _w¢s fir[_ kw wfiuwrts s!A wn xFAweAR rvAmATdr An carRm°ea AE. 1=1 Y.0 AF!:� oRn Rfl,sm, � cks nµs xuA kr xruur xx wxw ° sNEETWO-MARK r.rcFr.r,wrrtaourO � � k-,vv&FN*I4 cnm.sr�� .kw' ,nm,fseluaR nesuFina re n.nsFm eAasR± WALL VECTION CI� mow ,aaeE,nz A� AYOW! uErcA �� wlusFtAdwuiY} °L_: �°^ _ __ �'� cpNULSYYeEaLs PLNYENNG SYYNIXs .-�a�y.�r,e-,�,tesyn„ R¢,net auks B xc wn Mia ^es wmrmaua ur esfvme ran wuwo �/J]�� e.xum cx REFERENCE NEYHOIE MANN �M,e,t[hr.n 0Lr aR .aE�acmn„frnc+, umumxa.:mra �. � rusFuo wtu rwn,ez � uvw nx'wruwL �NICR ETEYATION �e•v-,v1 rweYw=reww 6G5 IaFY MRsrtI, 4 Ft yArt.Na � NkFt'JP.mT. ® uc.rrmv.mcrt¢ia �nY'rAWON,U�ec+ec rpFCR® C r[s,E,nunnyluoPoeA _- u°+re«.f�E�rm4,wa `-"•�,_scki wanecuux e[.akro '� A--remmcr VA up,c, 1 a Ztmrtr e� NETAIL RFfEREHGE �" 'Fo w alnmwu- MTCNLIRENEPEREWES REFERENCE FLEVATION DEFINITIONS m a � e .rw ,.enW tx skxA ,aw<krRR,a,r, mY„wRIF R wR,R F L N nRr r a mRnR '�"� N F[n� RieRu m - �.R��m.:u mrrrm,mr.wrgxr 7-- SMITHROUP trs w s4 AMIAa - P.APa W4,A sr=,RASFF1wMa ...%2r A, mol�'kmoxna •c aIN ------ a,sA�,4ceakEis3oE'ue r.�wa __ �N 4La Wncse FFcrl3, I 'ukesrnvmFm�€®R,c➢F e�vP� u ewmu II �\ cGrER awe { f [ r ,ck¢rv4na nasam FE SY?FFr et nrt Fa � auwr� ``_1" � n` - xLea miRk�Fxre�a a u L95 NOEL�.cA9[aTl 4d>uTA xt9n,wr s esRf aarR r,Ei[mRsexRr�an venal Rk�a�r oa,c*s.�c ar ._r- .n_. cr_ •"• mtm ¢t [Rawl 'T YRM1I1I Gr,kL:i!1 L: �[,nAYme3AEArr cr,NRn mN,s xsva-nrmmnc yR,y,ymy:Vrapc°m [vt ruE< L, W - WPSSJOIrt15 m,mar<F krwr yart,lwixrrr &Eifl[IN tlECAIL REfERFNGE rtErw:nd, [ry iavd ,Rc r rxosn LL �..._- Ucatuk,ka r,ue � u� �Vltiw I�arr._ , �m,�® '' mn W utreW azRrn L91 LK - , 54 r ' _ mR x'wAr,ae 'l.: " �J PA9ccwAMVJ n11F _ mw mkRRA[rd Mp.:r -0 - - mraaAnal RRriuR35anFflnrs r______I mr"a"mra. wog rRn.s i rc rr<r.xann,nxF,� _ RrArnux nsmrnnmR �`'�sf�,w�.rrax.l ro xray - 2a.wEm.ve.[>�m�e<efwrnenw ra w2 M„An,k '-- _ c""' Fr' wry W.FIW UBe.u,[v_nmwssiw - L___ J xName _ e ;aau, ARCHITECTURAL DEMOLITION SYMBOLS m E NNRE EVAncNR F RFALE � � ANCHI I LC;I URAL ASSEMBLY SYSTEM TAGS [�� xm,rx coNsmucnox MAMA o _ I� m"" xrAo uff 6 [Yplew.mrm ro r'xw•. - cyr N,rA-- _ ar r.,saovte � ��.R_nq u �$ RF,WrI Ruwr E'k. `/ oa¢rwr GFv[n . n,ru o s1FINCNPAL Fk4lN A ' srvuNArmon rG I{/\_�`X\' IYPILAL ARLMIEGIIIY;L M14"Ck9LY ICEIcfFlGATOx YRRN 0�FuA. r �ueAn1rsR .rang --- - pRWM az�!rn'r. m \, u1YNNY F:NNUNKs r� _amsrmR miEY�Ti ca�.r smkR amrtRW _ r —,esrxwAeaAux xcR - r mxr rrr o4�u m,y�u�R ynnwu •,rrt E n v, , J{ppNK YE[INNILR�EIECTNILALN PLYM91N0 d1kEhF v eio _ NW w�imrm - - RNNux PA _ uuB3tl1 _ - RWYNAMEANA NIIYBEN ( A 0. Reon vmuGP: r.wr<rw, Roam Rune IT- NRaEaafRawm -i--i Ya D ierw �. „c„ I I 1 Rcw°m ¢� - a�ax uxtlscAPEARCInrecT WNAowAND 9ourERTrAEMARK I 4 DOORAND INTERIOR OPENING SYMBOLS .�m E M on me rMpan xmcFnnen LI - L'INL HL RLcIl IILBSNHVEYlllc 9EHYICES IF. Rvr hpKnrA:F! L. ...n LEYELIIXE NW1111 RRAIIW REFf1FEiICES ick r ..�Huta -iarwnsrsxs,af et grcfMo ' z.-� � � �Fwvoa Gww. ��a� .NrY&.ern alms -mre2 �Iw>• ami nns ,mFlErtnr g� - m MASA Wtrl51®GCMIM[WwGr V eF�o vrxFAxuenH,Laenn -_-_ e2Y wW(- .R 0 Oro ..UU = Er' �NZ RMlal 'K,°rt,wX ANRixLEer Glul P JOLAAR. Y f W �a ' .. 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B /lam is xxoexsr�rST Y �1c —11T IMI ,5�n NEAPG91 nvE r � I _, .s - ,= 1USiI1J.CA9liCtl II _ —I �T p,qM Fa , TYPICAL EAST E7.EVATION 10 TYPICAL NORTHELEVATION EXTERIOR ASSEMBLIES T— Uz — — I _w _J _ 1EL—IL — _ TYPICALWESTELEVAPON wr., f;TYPICAL SOUTH ELEVATION > -y4 'a G01' nclr un NncEHENI -_ 4 3 5 6 �� S•TR,I..T"RAL EIRMEER rwt�t'JInrN,:n!,.ELEGTRIRALB PLRYBING MATERIAL TYPES uxaorsS,cu�APEansa�IM �E V 17 1—, t I — v�riis olraziaFiuwmennrnes ZNE ENGIHEERIN dd 5UMEfIHG SERrI�Es L �lo.q e,�,..vie.sr, w�imanssswas� lo.a wvna�ancr-alr PARWN3 GON6UL�TxT C�MECHANICAL SCREEN SECTION OMECHANICAL EC SCREEN STION2 s..J,.mn vrvreTn ,u a e,�' v In.a cmc mmmncranrevu« Iaa wsscranxaar m.P 0 �rncuon n - _ 55rREEWAV �.,.–,__.-._,....-,�..__. ___. may nea•,mvra. O ROOFSGREENVIEWSECTION s•-btr Ia+a �erxwwsuouwarx SE4s4Yx�'nl�pFs N ST ,� /� 1/0, wnrx m.>Farreruwn pn '-��-•—"--`• .wJn F e, ,urea•-�cuvuemrsse„esmm n � ((��" wnm MECHANICAL SCREEN "s L ISI �1 1�MSCREEN WALL SECTION l"J PLANRvA4.10 um� I I GENERAL SHEET NOTES SCHOOLSFIRST I n, '-- F•��,.r.–=.,o� se:<ceLSF�asr EEOEY,E'wl;n Oac.� cs132 NII'a:P^RrnbZ f e 4> �i�olNc s4cilox� EXTERIOR ASSEMBLIES ShnIOUR AcA � - - 'E aTr1EEi Ll: — I.• -'- CC ISIFLCI"N�'hlIhGENENT __ __�_. iuRAL ENGINEER I Ji f a�LGNRNG e - _ M 1A11[AL CI'tIRIGaL MATERIAL TYPES FAxoscaREaRGIrtEGT 1%1-13RJG SECTION 11 / �eiica alwsuaaeee©deu^ruau pNL ENGINEFWNGSSIIRNEYINGSEAVGES JF— F+:I cu5n..vcv.i pmy vylG[�si'rzn 4n�elve I pA eus xexresrtlnv.R YARNING cdN511LfANi ;181111-p4NG SEcT1iINC a A� ��s�mm�rio�.o�„eo. — ��uwe vlc.rx p.rR WI� �Ixu� s�wosro�.�,tz — AR wx[c:mn[[crr_wiwe+u N o co To — 7 CT x ... _�.-..._.._-- I r • rll –s.•„_�.over I .J :L. eNl v BUILDING SECTIONS c A4.20 Iess �Rm GENERAL SHEET NOTES SCHOOLsFIRST—j FEDMCMUT UNKW �W-S-TIN�—CA9218➢,— r,Z) EXTERQR ASSEMBLIES SMITHIGROUP CMmOcWN—EMENT sm.MRA WKWAL.ELKTRICAL&FLUUMNS MA7ERIALTYPES uxoscnrEARcnNEcr L oFs ®a ................. N PARNK C=MTMT 7I777=T J\ F— d I Ll I Nam�-z NII OT Asro Ns NF x�nW ENLARGED ELEVATION,PLAN& SECTION o Section 2E SOM EMARON-VEW I D�- ( 0. A4.21 GENERAL SHEET NOTES SCHOOLSFIRST J .-_c v.w'�..Fr.l,nua>a,,. ECNGIXSFIRGd EEDEIW.0 RELIT MCI WN1 tAY 2 15 EXTERIOR ASSEMBLIES alli'�85RUUP - I G0x61R11CTx4K AGUEHT a . a GIRNCTIIRAL ENGINEER r I - NECHRN'4AL.ELELIRICAL6PLlIMwNG rtr n MATERIAL TYPES LANW APEARCMTECT I _ >a�a>nQ ��,�� elmL�ueINLtRwaRsumcnxcC�Rti,CEs hi - D R-a r...on�zprE•,.�*I Paxwxccoxcufnxr b t a —L- - .-._. _..� __ � W rn�.�a ar•evAerS — i — I� ruopcl • _ _ �\ wla -�- co R T RrN LI-1 1n R .c �lal �,n—xswr�.i-.cam d � —• -- _ _ �'fF1 pRE - - ENLARGED e _ ELEVATION,PLAN 81 SECTION 63 ENL4RG!p NORTHfLkVATION-C.IIwL1 (,� YhEST ELEVA7IQR-V1EW2 sf ra wss:x A4.25 GENERAL SHEET NOTES SCHOOLSFIRST _ SCNORSFIP51 r_____-1 , - ,. �,. 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' un 1 lueor,� r „ " _- .� �---—' -- �• I �MF'a a51 amwE.v.mra = OTEP SC 1�_L 1 I PIU" TERRACE SECTION 97 fig sr I Icrm .Esrs,.,w., s.wos,vurmxs n n wx 3.5 � co QTF � oR P,F"77,= O'1 wn ENLARGED — am ELEVATION,PLAN& SECTION TERRACE w:s x��..a IC666006 'go- 7E7CE Ely , 6 � NEW 2 c l xx,e P A4.27 UT ➢ I i I I I I _ SCHOOLsFfRST SCROLk 1'0: FEbEPu 1'0:T 15,12 NFAi5 R 102 iu5nrl SA 927M P N M � K 10 11 12 13 14 15 1 � r SMITHGROUP _-,a ,:G so'utN ROPE atr�r<c sulTE 1e55 _ �OSnrvGELES,cA.smn ±13?_964[0 wnw vnMywP¢¢m OSOUTH16ELEVATIMI COLOR CONSTRUCMN WNAGEYENF mucTNRAL[xclNml frpFriru NELNAMCA4="M 6 PLUNBINO I NNSCAPEANCVWT [ILII ENGPIELNLIG SSURVEYINO SERMCES — — a .l N . 1sLL.Nr:r I'Ali 31 OE ELEVATION COLOR co°TFoR ST��CT�O 3 r.S 1�i �ti= lu j Isz t tlut EXTERIOR COLOR ELEVATIONS— 11 � i{ HEADQUARTER GLASS TYPE PREFINISTIMMETAL PANEL GLASSTYPE2 orE :wue.•. A4.30 S fr SCHOOLSFIRST FEU�UE DJ UNIGN 151'i]RexpcNi AVE luSn.N,ca Yuen O�=H�ST ELEVATION COLOR 7 r7'�'IIGR()Up 'Al w�RR'rvEv�F i1 STFUMRAL ENGINER UNRscAP;ARUITWt C� 111AIC11 WEST ELEVATION 011101 ]A9d'IIGGONSULTANT rtl C.,l-NORTH ELEVATION COLOR 00PO zsT c� 04/ o C4 EXTERIOR COLOR ELEVATIONS BRANCH A4.31 GENERAL SHEET NOTES SCHOOLSFIRST C.6 C,7 C.8 C.9� Ta.�,_ +•-w.�..��r.r...c.�=rru. 'scHaolsE�Rsi]1 _.._e,.ne_..�____�_rE Wvae EEUERucHERli Vwcsi WSrIN C.5W tl OBRANCH'EAST ELEVATION EXTERIOR ASSEMBLIES SMITHGROUP sure leis _ L ,v��Les cA Nmn 3 B69m - - .wA�.�� [9NSIRM[1111N WNRGEYEYf _ SIRMciURAI EHNINEEJ[ (,BRANCH-90llTH ELEVATION v s YEIWMEA4-CAL N.PWMMNH MATERIALTYPES LANNNCAPEANCNIIECT �rwwafvns nru uvsrx CML FNCIHEERWGNSUNNENIIIc NERwm3 II�7II N+N russ wunNiu mvN wRi u �V w..i .-mevti.rz ........... ARMH..NSU oNr:nyhrimgifyRvC / �n N+A-S inmmnsfE�+re YFJs' .mlrcuY.we'�w s.n;aa F-1 P+1 mas¢unseal "'�rz.ew ir 6alEe.o-� F.A¢w coon gfeassl+ R91e�i 2tM m[auannW — P,A CNn.e4Fi3aiNF9Nmn9x. = �;}RpANCH-NORTH ELEVATION � laa Ia QeU. - T 3idy6i3—' i r T -.. nLRq ruuc�ra ssu� xsvmr. .ayuo sr+ilsv.s PA xm.aH�neer.enwu Y K m CT/ a; (d`BRANCH'WEST ELEVATION J 3 EXTERIOR BRANCH ELEVATIONS c loess cm nNN,� A4.50 I I _ GENERAL SHEET NOTES SCHOOLSFIRS'P SCNWISFIPST FEGFN CFECIT UNION 15]]2 NPHPC lAVE T ON.CAW7Y) - L i t SMITHGROUP �_ tM� 5sasartNROEEsrnEar I r.� �1 1! _ TEtUS. 1 s 1 '- _ �I1 1 S;.NtlELe3 1A9m7r _ � �- - � C-1 srnilM19m+Acem LGNSTIIU-0 WIINGEYENT 4 Ilk NEC IM1II CR ELEEIRIChLd PLUMBING L 1 5 APE ARL M T 'rr~ ' - __ I � �9 $tp�.� [I41 IG IEEUIIIE dSURVEYINGSENNCEU t,�i rII - j Ptienwn A®ate 7 J-1 71 �_ JL COoT,� Y'E'S o =1 GRAPHIC LEGEND v FURNITURE PLAN- LEVEL 1 traam aaar^n�� a A1.01 GENERAL SHEET NOTES SCHOOLSFIRST J FEUE�AL GRE3Ni Lxicfl e _ - - rvPNPORi AVE 0 tom" ^ ~.ter -- �_' SMITHGROUP /�/ •M� � � I� — �~ _ �� _ 5`�s�LLH HOPE SrH EET 44, - O - + + �. '. J„ y_ l—f — � COxB1RlIC110N YNNPGFYFNi r� ✓,/ 4I 'f'yr STRUCTURAL ENWEER MECHAMCAL.ELECTRMALA PLUMPIc dr svnmoic ul FARmnlFcr ,,, _-� �f l3rf , `tom 9 -aemxvEnxRsenrrces PAWII6CMSULTANT R 41 � sagnroa I , I _w 4/ COQ I DUE {mss _• __ L3 _ _ GRAPHIC LEGEND FURNITURE PLAN- LEVEL 2 m=�as GENERAL SHEET NOTES SCI-10OLsFIRST_j S:HMLSPIRST rc�LRN.:pM,IN1W 153)-1 NEAM T Ad N571H cKME 7-1 7_1 2-, SMITHROUP L1S 71 I. ij N) j 1_4 T f!� -4 zi PA?.GC IISULIANT vm 77 PEI r I 4— CpNST�R If 1, Rl� L Z GRAPHIC LEGEND �'6RNITURE PLAN- LEVEL3 zL -.rte A1.03 GENERAL SHEET NOTES SCHOOLS FIRST--j I 15) scrcvLSHtuF F®F3UIGRF➢Ii UHICN 14 `1.5 IwlawervRCRr RYE n13nN.Gl9aTBG 13 1& - e a 4 ,1 - r 7 1D 1 .-�.A�_•.��i -- - - -`—�__} y - I�• woaGislF Tet,6ia �}� _ Y- 1 _ ... 5 r`� TECHNIGpy/CPIacUTEF � I- ��s•s'.vL wv-rss R0P 3- G - clnnnealxnr _ I�R0.1rJIrJG 1 E F oCL - 1 �� TECHR'IGALC�rIPVTFSi u � -rte} �1 :, IJ 0 SI IECT KEYNOTES �P SMITHGRQUP 1 -Al - !_. F 1 I I s_osouiFr NoaesnE� cP\ OFFIG I� .41,yy s R MLEP STPMGE 1346 I I / � _ � m le,.- I 1 - VESTI9LL£�5 IPF +- y LP l�'.t1YrL 11 SA01 1 — 111 1 ll 1 _ _I 1•_1 i1�-_ 1 t � I V IIV RUOCLE.i \�]33 - I -1 T�CE.9`1STAlk9- / 1132.2 ® 1 I EL3 ELEG � r � +� r srt4lm Elli V r S70RAGE `ttom�. l OFFICE-1 13iR 1 �'J I -`{ I � Ir E FJ ill 4 EIIG'.IIEER /, T,rY„ ti, 1111 1341.1 f !'� 1- - 1 mlYa+nwx p Z' 4{ �f SON _ -` Ok i+Y'IOWEii1 SHoER J 1 LO.CONF. \\\ .' , I1}} OFFICE 1349 I --- I ,344 t41 1 / T49sN p/ � +l lA P RI'ARCNRECT LO.CONF. �, C11! [ FF Ic asumErlx6ssRucss / l J4ihIPT MED ,314 1 � `� I I 1 i f lr •3CIC' � - 1 B.5 s 3.5 I / Rrlak41.9 4 eLec ,! FIRST LEVEL HVAC PLAN AREA A r it � 10695 CGO MM_r FAST LEVEL AREA A 7 MLR�rr��.1.Q p I I I GENERAL.SHEET NOTES SCHOOLSFTRST_j A.5 B.5 �,IwoxN.w.weR lorex��xx snlacLSF1RST ` / / Feoauy cREow uruau angio Q SI ILCT VfLYNOTCS _ v� SMITHGROUP a%swRX HUPES[REST S 7 e,GE`\ LL6:J,'GilE5.GR 9C9r1 313 T3.?990 \ sm¢IyrtNPdm OFFICE f 1715 VIo5a 11 JJ� �� 1 131E I OFFICE I WORKR--M xelnllf.}ION LLnNNREe,Fxi 5 - - t3se G,rw�mu�lvfs f FF�ICE 1� II 1 \_ 2,5 m®1�m;roxlvE.wr,x yL I�l� 5TORAGE - I `` _ m1e 7.rcn,nrcs _I HVOALE f � Siril•CIIIR0.LENGINEER I I \ I cnuRECTwLAL�a nrvua Be a nNcvnecT SMNT 7 KITCHEHEN-2 1 asulryEfING SFA19GE9 r — 1 EnIPL OYEE / / LM tIW' / ^^ O � rnru lG olsL>_nnT 1 r A u ( �. `�„—�� _ - - f } `l p�� 'Lei,�'• ? �"`a r �,� MEG.CCNF 110'1 \ n - �$.d Y' l - 1,�_I - 11 l \ _ RT ENJ Era rY n.raa.,m.� RI llT2g f- yl e t1uNLEn LEL I_ I J I 8we. 125 1 1 110Trye l C 4TOOI0. 1 - ! - -1- - _ --` i1 \� Slue euG L®EY ` - CDN'�O I LL INTERVIEW PHY I IJ 1 SE�1 n Cr Y L� 1 1 �.i� MAILISTCRAGE ', /I 11 /AI/ I1 C � r PHVS4(SAL l I V r SE.,= 3 % "XITGHEN OF TH£ 1 I 1 1198` - P (( NN M L � 'FIRST LEVEL HVAC z P PLAN AREA B 15 �� t S ``MH E01 FIRST LEVEL AREA M2.'1.8 I - GENERA.SHEET NATES SCHOOLSFIRST--j 15 a�wurl - FECEF-4 LnE1]ir VNIQN 141— AVP rusr.l.rA 111. t3 16 JA 12 I raruaE ` � 9 � rw RooY.t .® 0 SHEET KEYNOTES �+� 5 WPR ROOM 0.1 ! I 1 l' ` -.� p c•� J J LSt.COHP'.1 1 PR MOM-1 OFFICE I _ 1 [,r-�`cE 11 j 1 L044r EElFS.GA'i0+9 WAFT ROOM: 27a+-t �'_rtt `� _ 1 t 3 350 1 I1}y�1^ _ 4 r w. fmN�ru=mm .1 LO.GVNR-2 ry T:42.T � t } 1' .= >-'.. ` L // SFi'Ell•F4FNRE 1 VESTIBIJL� ` PHONE 5w® ' OFRCE / / _ xszx 5 ' / aaw-t �x7a]a 21�FFlce-1 oFF,ce r! _+ �11' rSl X11 Y _ _ PHONE 1 EL-Cr1� / r/ w ri gYSR �• �5 ',.]a].1 z]aa }Y -� 4 '! I -' 11 T_ --� sl a tl1n U -7 WAq Roam 1 1 1.n ncn F�EnNicALa Piuuefus 2515 FFICEa G 'El—M ` } - - / 2]Ca.a. k�CE.1 *�J -':ON 1 CC i lx ima \` 7 % / \ 1 1721 �' W ROO45 I J OPEN omM ! 2]T] y I 1 �� i srtsID 1 I I WAR ROOM , J \� I WAR R— �— � A.5 B.5 CO�YSpo f I` 1 \ IIIV ``PRPJE SEGOND LEVEL HVAC t PLAN AREA A 1\21 I itis, ` -- IMES 1 ��I r,r,�.Nr.SEG6::3 LEVEL AREA M2.2.lam cFruuu.n I GENERAL SHEET NOTES SCHOOLSFIRST I Ff,1WL5FIxSi �V �4EwxcR1 AVE°N I ' / O M ICET KEYNOTES SMITHGROUP -� - yt ' \! �O SGfTH HCPE 5THE_T TE 139" �\` LOS ANGEli.S G�509>t ! \ menBrouy.nm j HVooLE i1�1 \\� � F — 2]1G T4RAGE ! - !L_ 2515 OEEIGC: � �� "'+ nxxTRlICNnW YANAn FYcxi 2419 Wrsls,xv��wts RRAINSTORMINc - I ROOM I 61x9LSVML�EMGINEERm:nmx (( MEMBER _ �- OFFiCE E1fAERIENGE I \` %; I i! \ ��slaatslxai ' ROOM - �Fi-I 1! f �• [�3.5} ! f+I YEcxnxknL,E<EcrwcAL6EwHHYc ' �, �, A \' ' LANbSCAPE ARCHIfECY STORAGE I - �fa91oxG�c A s9L�raxr PROJE 210 co — 3 ! _ 1 MAO , PHONE ! Ewcow / =�— _) I .-�_ 11 aEs r,l`,,n, �_ L c •V f '� F-1 1 .' yar � I 1pRy'_~..� ' � � �lj , � '1 _ +I � 1 � - r •SN.CONF. 1 ' f nes:o Fu — _ f f �S%-7 }�s 11 1 CoTfi p o J C�/ r I - i N11cdLE PPEN - ! 1 _ l 1I _ SECOND LEVEL HVAC PLAN AREA B � �P E� s ��MH O2, LEVEL AREA B `n /] r v IM 2.`.B GENERAL SHEET NOTES SCHOOLSFIRST f FcMSHRET fi;E ICRMIT ut— V]2t,G4'l^RTA E 45 rusntLasvm 1.5 14 '161 �t 13 PRESIDENT P— Id J �arf �St� cKlc�l�� 1 I 35A8 r 10 I I "EC,OFFICE EXE..oFF'cE --_-4 — 99E 4 Ex6C."VIK - V STO R..GEIPAINr1 WORNRn M O SHEET KEYNOTES r'r I Ex�c,cGNF, , SMITH ROUP `nD 50 5 NOPe All sra 8335 L0.5LLR S ES cn!q(�TI a ` I STORAGEM^DRRRDDM 1 - \Y� _-__�� 1 ioPncE 1 I r.unsmgArooymn sneu IDF I �–� 1�t � 1 II I`' -_ ` C�NR9R11[nf]N AUNACfYF'ItY xrR¢nl.RRwNEmo \ �\•, fikRc.PANTR J�r�-� ! l� r � 1 — `� �.� ` ~ OFFPCE—1 I A.5 `\ J} III h asos FEZ UMEir o icE E ,i �,1 — I v f E sHE -F RE FIDEa } , /NR soim+wEs r RH OFFhGE-lslRE i l 11 SHELL-FUn,IFE' C.5 � � 1 ,ti I � IDACS orFlcE , cp TFp - c? 1 !O 4411IMA � 1� ` Hu➢AI.F� I THIRD LEVEL HVAC PLAN AREA A ],w E C 2,5} 1�g� �lA15=tl3 iNlq�LEVEL AREA wec.�n�se. I�ERI 2.31A I �I GENERAL SHEET NOTES SCHOOLSFIRST-1 j `�/ 0 SHEET KEYNOTES C6 SMIT11GROUP LCS ANGELES.C%.F:17 :13 OFFICES '! tml,�prcrazr- I MRUC.7,U"L MINEER RECHANICt,EL MCAL A PLUMapla "NOSCAPEAMVECT 31 U'1 FUFmMIF.k D L ij >1 OFFICE L 10a J SIM Will. F3Jzn7 AUDITROM F3..1; F3-1 Z-1 12 LIEUCONF. Pg-'--T sp.— sm.-Nr- ------k sm.CON Fa 11, F M7 CIO*,qPo. 4 -- " � �� `a� �—� a OFF& t .' 1OFFICEL CT/o alts OFFICEMON.k 10 L THIRD LEVEL HVAC PLAN AREA B tw6s w9 C, MH-o3THIM LEVEL AREA D M2.3.B GENERAL SHEET NOTES SCHOOLSFTRST Am—Rs' }5 FECE.9fu CRF91i uNCN Is13�NEWP0�TA4E 1v5TIN Ch R21M ,4 ,3 10 r— _ Iy r1 e —� - O SHEET KEYNOTES SMITHGROUP /� 51 4 II �-��♦:r_ - 1 I�T-�-� I � J;�I `ia05CltTn nCFE sinEE'. I (f ' SNT51B"i5 ,1 I I Lns;uJCEIEs,CA 9A]I 5\ fiW0 /Y 1 I 4 !}� 1 1 l� 1 yxy.�yn¢rygrtuF¢.m 5 r -{r- `y T ! 1. } JI CCNSTRIICIION NhIiNGlNENt \ , J I I + ✓ }'I�- 1 I rl I 1 �I I f Crlr.6HTUPAL ENGINEER / �\ / ' �\ i II - II _ �Y 1-1-•��_ _ II I 1 IIECHANW.AL EU1ULIFWYRNIR �\ � •� �� 5� �' -. �._ �_��_ - �� 1 ��1-F-�-«�--L I 1 �� `I �� ns',-�sxm�u�oll _ 1 5 +1 I LANssuveARcxnEcr // ` •� I 1 ! Vi; ^ JI 1 1 WLENG11FERIN &SUWYIIIGRFRWCES rro� � `— Eli PAR MHO cmisNLrnxr I I (((( I I ;d i coli�o L , I :tom ,f I ROOF LEVEL HVAC �.\ PLAN AREA A r � Iosas mo dML4 E04 FOURTH LEVELARFAA � l I GENERAL SHEET NOTES SCHOOLS FIRST__ `` �+ scxoa�sTiur � FF9FAP1!REGI1 VIIICH r5=N£NPoHI AVE /� JSrW.CA 9lIW I \ Q SHEET KEYNOTES _ \ SMITHGROUP LOS MGELES W611 % 2.5 1.5 r r CCiSTP'UCIIOIINANAGEYExT AD,` I- �' 1 ! 'I� _J.-jIr f`1 yl IV \ / ® O\,1. / ._—P+•E r r , 2 I e/ V .,ws,xv.wemees - N1 , I 1 I I I e earn. ROOF LEVEL HVAC P PLAN AREA B 16 k.5 S ,Cv55 iG0 o MH ad FOLRTH LEV£LAREATI bfT1nLY3� k e= M2.4.B - gel,ve a SCHOOLSFIRST ELECTRICAL ABBREVIATIONS ELECTRICAL LIGHTING SYMBOLS c'F !Vl FUFl 7 0.1ELLS FIR-ALARIA5WACILS GENERAL NOTES M 4frrrsrr3 W T1.6PN CADUN MT Z�1—Vow uvrlLLniGir = :, lrq 9rr4�RVaUrtarrnun[cwr4t3rmfei.Y'[ur9WP Imo'' 4 0. �L M SMITHIGROU El P ==I-- 17 :13=5 cieo r', pv.rwMwR -1}0 ,.-PMsnatonPvxPSE,eePnuuemrrl `�-D J1 Ofl W', C NStRUGT0?lMARhGEUE?lT 1.1T D 0TRIBUTION AND D AGRAU SYIABOLS _E�EHEI (ail H 11 L AL.E,E IT MUL PU99L6G G)HD SECURITYSYSTUASYMBOIS MOUNTING HEIGHITS Ell Cl-ENMAE El El IC-PICrL E01 11 N!91'AHOLS L &-R lad P L=j TEI E:XlU!lLiJ 1, F-1 LE 7 El JIB 11 El ER ry UZI 1E ELECTRICAL WIRING SYMBOLS SPECIAL 3 EM OLFFLET SYMBOLS CO. App' EL=T'CLl E]llENT HL,!.!ll __!i�2P!Tlil:, EYy1v cl 0 XX.K X �a REFERENCE SYMBOLS 1/0, ELECTRICAL ABBREVIATIONS AND SYMBOLS EO.1 SCHOOLSFIRST 102 NMT AW TUS1i4,G 9270 FEEDER A BRANCH C IRC UIT SUBt IS SCHEDULE 7,CHEE.ILF NONLINEAR DADS Cc -L=F,'- DRAWING NOTES ;tn ilivtl SMITHROUP vr 3 tm PUP K I-OPE ST—T osa CEL`s C1Poon 5b In I IE I 71 SSP C 2 21- 11 :7 iy 11 ..N*GEMFHT t. -Z Ll- E-ECTRICAL&PLUMBING 459V.,THREE PHASE CIRCUIT LENGTH TABLE SIZ: S-LIH-I-L! 5:--- 1 F I -I 4 L—A 1 -1 1 r se rtte 4 v TRANSf 1;RCKG-J!I SIJI WC',I N'`TL I RP�,L. WE ie -,Cl TAaIE zC,,%Sl�,CL-PIL, IRCILI I TALE 206V THREE PHASE CIRCUIT LENGTH TABLE F277V IN,' -I_JI LEN3T Ii.A-L- - ---------------------— �le ,ws Co. FSR TRANSF),',IIF7,CRCUITSI'l�C ;C,I"Q�.,NEAR LOAD TYPE C%o 11 11P I" CIRCUIT MAXIMUM DISTANCE TABLES ELECTMCAU SCHEDULES EO.2 SCFIpOLSFIRST scwccLsr�rcsi ,rm FE➢Ei+AL cwEpc uwrgl Isv1wEWYOPf AVE rvsnN,raNzrao i ! �\\ / iNiAucMNlanwn y / fqL EtEttwltdta PW YaIgC ,_ r; •� / 1�/ O / ' .iifSEci f��J7 "/f/f,/ / /' xrs rrmxlow un�caa sCRdEi1NG 8EF.VIGES IT" // rawlmlc coxsuc�rNwr X / r� c° Ab " LECTRICAL SITE x (`� ELECT RGCALSITE POWER SLIGHTINGPLAN POWER Bi LIGHTING PLAN c enaTErraatp s E1.1 15 GENERAL SHEET NOTES SCHOOLSFIRST J A —.-_ 14 i� ws .ns / wA o ,rvloll -er 1%�. �Y 12 10 II .. ,. I 1} t I o SHEET kEVNarLs _ _ SM[THROUP Lel I LOS 14ELES CA WG-I 7F_ vm } I mdnpn.P m,n J �� t 1 i �I f x,r�r• �' - `•.�` g r F' � sl 'I Lf 'gE{rpamnaT 1 f Ltllx lcaL El£cTPoEM1L�lPWH91I1G N f rF G11T— �~�..-- M 1I GCCNVLT#NT va4nac CO Po' Ll f I — �. M'PSGViuFle � s�FflittrF Er 5 FIRST LEVEL POWER PLAN AREA A i r FIRSTLEVELELECTRICALPOWER PLANAREAA. � 1J wu Ir-ra• ,Sumo E2.1.A GENERAL SHEET NOTES SCHOOLSFIRST_j rPnEPpi plEoxu+POH 15331 flc YFC9i AVE TUS1Pi,G911E0 Q SHEET KEYNOTES SMITHGROUP Zr4GF�S.CA5 r :�GiT�HrwPEsrHEE: rrfi ,mx�m�PWm I co-xsixucnox HAxweuaxr 1 YEGHANIGA4 ELEGiAI[RLa:PIHYHING IAII—PEAHLHHELT I r _ cmL tWEEHNGaGUMDxm2MICEs I \� / paRRlxn iaryT ` I ti 1- o I , 1 I I I I I ` y FIRST LEVEL POWER PLAN AREA B l{5 U icsa3o3u •_- o->�r—ter 0 ,1,FIRSTLE4EL ELECTRICAL POWERPLANAREA E[I,1Le[ E2•1•B GENERAL SHEET NOTES SCHOOL5FIRST .1 n15 _ 14 y„ -E, scvcotsrnsr - - „ ��, smmucRml*uxioM IsmEen 9sr®ave 12 10 4 r - � � I y-�- 1 SI IEET KEYNOTES - Jam- -,' ti 1, �_-i- I '�- � SMITHGROUP L:13=66M pcl,sooT, � , � ♦ \ / 't \ V t1 4 = — 1 m xxnxnrrxFar ':In _ I if ss elam,.re .wriso f� f •� ` V � � �� / 1 �1 Amar;U��s��, f ! ML In11CAL ELECTPoCALC MLUMUMs BCN4ECI suxYE1111GSERYUCES f \ r y ,� f � rnrswnc caxsuLT�xr r 1 N+nax e� C5 \ I _- _i`` f _ � FesµoHcu^na'ee /a/v 3.5 l --SECOND LEVEL g 25 POWER PLAN AREA A C E2.2.A ¢ /, 3ECOWQ LEVEL ELECTflICALP6YJEA PLAW AFiEkA I I I GENERAL SHEET NOTES SCHOOLSFIRST J n sw6fz+ 12 C Rf VE fusli NECAWS AVE LU511x.CA9ZT&] O SHEET KEYNOTES _ SMITIfGR01JP f =\. HO SGUTHHOPE STREET II SUITf IE3N I �\\ L0.4 NJGELES-G4A]t z�N_e.esco I sm3hpmuP F r+I I CGIIBTRKWfi MANAGEMENT I I _ � I ��- 3,S) LTA�GIRAI ENGINEEN MEcNNTIICP,ESEcTFTQLXPLUMBING m�Olmu;�ltr.v `rimae® ! ! �� ' I LANGNCRPE PRCHILECI I 1 ! � \ ' CMIflIGINEfHVIGd511H4EYMG SEtmccs i � r - 1� } G Ll / , I 1 , � I �J---1 11 SECOND LEVEL POWER PLAN AREA B �N ) 16 � 5 P tra�tm 3 /.�15ECONa LEVEL ELECTRICAL POWER PLAN AREA 9 �PPU LNC E2.2,B I a GENERAL SHEET NOTES SCHppLSFIRST—j 15 a Nur'w" = _. 14 _-16, �rw.E,e.�:romm�a.�'E rm�llnlcxmirw:uv -— _ sem . Isnz•er��oar nve _ `f rosnu ensz�w I 1 I O SHEET KEYNOTES SMETHGRDUP L-0 SCUM H07E srnM A �J 1 ...�—'..i .- �� l03 9fi?CO S.CA_W1Y-(1` y I— - t ~�� w..,. 9 x m l \ RiAliACEMENT I e ALSPL--140 nc x a kvE,Mx6 m fi t clriL Ell�ixEEa C6tx —O nnswxocaxsoLrnx, C.5 � I' se�s.xosr�.mnu \\ — COQ po, 9�L�rt�lF i THIRD LEVEL POWER PLAN AREA A r - r; iHIRO LEVEC ELECTRICAL POWER PLAN AREAA 25 1 yr`,94Y,,. ICSes sa a "` a E2.3.A LAS) GENERAL.SHEET NOTES SCxoOLsFIRS'r__ 0.5 >iiva!�e�su�orw cn!o�uan�souc' LcaEOliuu!Gi I [usxErv�h�RTA. tlx Ln sslNe C.5 Q SHEET KEYNOTES SMINGROUP �\ LOS IMEM CA° 71 nnl9r[�x.eR. 3.5 ZSl r xnN lVh�aucxr ;;.:i NcaL6PWMOW6 1 fr l + C ! f fr' 3 I 10 i I 1 1 1. 1 1 1 r i—» K D N / — THIRD LEVEL POWER up PLAN AREA B S16 I�"� C, meas ooa a :!RD,lE4L ELECTRICAL POWER PLAN AREA B Fe/�pm "•3•B I I — ScxooL5FzRST SCHO]LSPT ST FEGc�aAL GGRPGL'xlgry 1]T32 rvENPPRI at:E . Tus A11 cA 9e1P.ry i ICS M T �E< GR ~E E �' ` eR1. �'�1 SH9ITHROt1P �.. = ,I, E3 -_— L�a-IANG2LE4 CA 9GUT1 UE900 UTNIRQ LEVEL-ELECT.B IPF RM-ENLARGEG PLAN-AREA R O FIRST LEVEL-ELECT.RM-ENLARGE PLAN-AREA A :<u[u. is u � Iv CnuSINIICTNIN NANA[.NEni STRUGIll RAL EXGIIIEER WCHANICAL,E-ECTMCAL&PLUMBING _ 9+A�91P rn wm, to 1. Y}' UNbNCAPE APCHRECf •r NLL EBIGIxEENING&sugyEpHc SEANCES �mnEGRa'N).5R�a ' PARNWG COAGVLTANT . --_- Na-ira 2Nwuuxwi� Us :B. t. GOB- r SECQNQLEVEL-ELECT.RM-ENLARGE PIAN-AREAA FIRSTLEVEL-ELECT.&IOF RM-ENIARGEC PUN-AREA B sµpsrn,rveNs 1 ^SO �'ONSTo�, Gr m® V , tam 3-01 L� ENLARGED a _ - - axe - ELECTRICAL ROOM `.. PLANS t- - S f 10GBSbW � 7�TNLRQLEVEL-ELECT.RM ENLARGE PLAN-AR£AA +15yECOhIGLEVEL-ELECT SICFRV.ENLARGED PLAN-AREA B \$IR5T LEVEL-ELECT 6IQFRM-ENLARGEQ PUN-AREAA -arn..uar. E4e1 L / I GENERAL SHEET NOTES SCH00LsFfRST = scxmLalNST 43 fEGEPAL CP®IT UNION — rS;gZ r:EWvgxTAVE I RH2 BRANCH I RH2 aWL1711tG I , I - _ I - I _- I hE. I SMITH ROUP I I0 SHEET KEYNOTES �osw�»oPEsrN4r _ Los PNGElES,rasaG;1 'W aPQ NN NNve Rewe xµ RNE% IIWE-,+ �r+P egur WRN.s�N9,mPmm xMYN YY1lN +ry..1iyr tlYSBY IMwY 19cue I.Y�V S^.s+ INee e e yp Ycs Ye¢ _ __ uR� uGu +u+o ,E It uPeaminet Emu I ":wliptiN+aNe ElA9Y'�:�P I .� wunno,P'na I � v+ rkmry I 1 - I _- GPNYTNucTON xnxgGEaIEHT I perSWc�'•vwv�[srt[,w so a I1 —�. SrANCNHAL DiGII>E1A 1 •�1`Ue,Pfume+SlP2i.,�MhWM ]➢R3ei3 ®� pscNAHIPPE EIEGI1NGLs PUNKIN. __ __ _ Pnaeh — _ - ��N LYNPSCaPE�YRGxN[CT Em, arM PWIIN �+ ZINL ENGINEERING d SIIAVEYING 564NIt[s N4C:.•rs+i+vre ---.— --- --- •--- ------ --- — ------------------------- ------ -- --- — ———— ---------- vrP PA NGCGMLT`IIT N�ca iGx III _.� �[B fnlumo vE9>rem `1 � V— co, na NDN0 �31 CTS )§ Q� ....- -_ ------- ----------------------------------------- II I I I n I I ( )ELECTNILALSINGLE LINE OIAGNAM a€pl nRe ELECTRICAL SINGLE LINE DIAGRAM rwss roc ErJ.'i I�.nNYe© I I I I I SCHOOLsFIRST APPLICABLE EODIS AREA SUMMARY 2" 1 ':BJI-L' -V NI-7-T-CCGE,PARTTTTLE24CCR 20,6 I'_F VLJ --7 717LE I Z C R. AT I A-E-LEET11 F.H.S. FLAT IT ECR OW PL PI.ECRTY LINE OC.R. ALUM. ALUMINUM FIN F-111511SE P.o I PRTl OF TRAWL E 2819 C 11-7�]FILL`�R AN OF Anclo'l F L FT1,,1 uIE p P. ID.FR I F-,FiT I'PCI I.-PIZIr 11 AI! C' i I,' T 1 1;ILL'4 1 1 IF AF`PTOX APPROMMATELY FLR FIT PIT I 11 AAA IM 206 1�I.I 5Fl SLAB(57, 5 11T` C :F_I1II1EII-R1F,l ARCH ARCHITECTURAL F.O. L R`J F,C .7 r`_IF 11 Z L . . F-CILTAIC 2. !IIII-TIFI-Al 111-1-11 P-',Fi T,TL-?4R F FIF-ICHELFE I ,-I rtn IR Bul-ING 11 uo� ml F� � M6 i"Ll F. IF I;IA III Lc IT'I-,-;Er,rART 12,MILE 24 C C R O. I % rI,1, ULK, BLOCK I C =C'FI 20161 L4-6 IC I Ill 4 51D CH 3.ELE11-E-OFI w. DIE"Al FOUND FOU 1-1- E I 1 A - 206 TI TL.18 CC R,I�IF E TFr.b I AT E F I R E MARS HAL L REGU LATION 5 a COMPACT ET ALL GA CADGE �-7 'I', I!I I F-1 7 1- v a Q "3 2 1 ES 382 C8 CATCH-11, GALLA' GALVANI£ED ij 1 3 3d 2 r9 7a 111 CIF TFINIPCE - GENERAL --I T7- D,N. Ic j_m 7fi 76 C.1 CASBENI JOINT CA GI.L�l E"IT.F �T- c L 2 1 8, 3G'_CENTER LINE I I - m,L F, cCL _k1mN I c- - PARTIAL LIST OF APPLICABLE STANDARDS cLOUR"" EIF;c 'I H. 1. 1,1 1.I 1. '1 11 SE R 1; 0. C., CD-111. .1 Ill TL- 7,Crl 112 3W 2 87 N I Ill 17 HE A 14 .-111117 N ,v-!T,I STANDPIPE H NFPA n 'L FIFFE.''711- F F7 IIIT ;IF IF ITEMITID. F, 1 1104 U 5T-TEFFID I F�l 1.=... GEi. 'r: H.r ji-i I ;,E a, am NFPA101 ; III Ill 1 1.1- FIN 1 NFPA LlL[7,: - 201e EMIION I.: -E a2 62 3w, NFPA M1 1 1 1 1 11,L I Tj �'r,,IL-il AlICT-Il F.:' - SMIN GROUP "NLI-rc CBC Smmoml, 2-u,FFbFF-- C r.,"I HIT -:,,'71.1 _�T E-E-L dD m .3 rz ACME t7%.2- cc :-1-1EGORD L J-11ir 57,,Il I IiPlCill!IL La CR I 1-T T1 I T i,F I IF,F-r,'-E NI I-F-11,1ii TI TF F1. M2,E 11, ,, E1j_ 7 C 711F -13 T`F1 IF -El- D-N EI TI-11 IF 1�_C CODE ANALYSIS 1 7.1'IF L MF MEIT I�-,!E F, 7:,�F.-F, I,oaq -1 ELT:1 M I I T 7SFO,- T E711ICIR-L 321 4 Is z I 'lli Eal F-F CFF I-l!Ii. TYEEM ILL: L '.� 11 1. j:: I-. �,I L , _qLFsr4IX T E• T", _ FIFF NO E�, k, I I.E, 316 611 OPEN PARKING GARAGE l.� L-h ITEE, rL F:,IT.IF,I_r I,I r N I -F-ILI ET_ CaliIT 1:I� '11 F 11 IF`- 'Z-r- I -TF.R .1 VIL 3-:-ll OOMPLLANTFROKIGRO NDTOMPLEVEL "I'L L "Fill"7F LIT'a 1. a T I I lbwlFNOM EA OPEN FL-I ;, OGMPLAATFRCMGRCIJFLQMMPl.Vd L 1..17,1 L': C- VNIS I-, ;�-,FFIAREAOPEH COMPLIANTFROM GROUND TO TOPLEVEL 1 (7 EO I: IC EII +7 FrI 1P__F .ull ALFMFUETRT Cal Green -P, I-R, LN=. AREA AND HEIGHT REQUIRED PROVIDED = LaNCTERM RCYCLELARUNI IMI 47 47 NECHARICALC-ECTICALIFLUNIMING B.C.RECTIO. ALLOWABLE ACTUAL GENERAL NOTEIF S li TIPA.S. 7a SPACIEs =_-- All PER TIER TAIII.40VE f U.11WITE. 14.9l.SF 1 ELECTRIC CHARGING SPI 1W 5 13) E%-56 SPACES EBSPAGE. 1 i-IF�lC E. Z I I---q,7�C T r IOdl WORK I S-.ITT�1 IF�JTF E�q-1: ILL III, . iO I IE--l-IFFIECT �NCSEA PE ARCHITECT Fil -.LEI-,- 7 1 T'L�L CC F-�III I a L I F r I I I 'j 7:r C C.2:) - - F, FF'.�-;TF E 111IL l�IF 1 11L ll�IIEPAL VICINITY MAP I,':F I-TLIA.. 1- 1 ILI,-7T.7 TTLAT 1,X11 xlcn"vlFm 7 11-1111CFE-1- FTE 'iLE EGRESS ANALYSIS F �1, I; TLITi. -.I I'll:H-"'TLIE E_L-IFF. 7:'- EL-1-111 1. -'F IL-1 11 COO FANCY LOAD FACTOR i EQ T-E IF I IDI L CCE PANTLICADIRAVELDISTANCE ;Fl 11 6TA1.WFACTOR T 3-F I-,',EF, I LTT_ �,7,r-WINSIPECTICHOFTHE Awr s. 'FITH_ F1T1C1T_F-nEF'HALL EIRES&FACTOR -El-TEIQ 7- C-,p 1 77-1 1.A-I.11-1.AN TOTATSTAIRWRLHRIFIFFUll 4 F IF -L PARMAU"Ill 'ZT 7�= 1) F STAIRS PITIMIDE. F,17 I IT -IFFE-11 P= E.N.+10 -III CAL�I,L1IILHL,lF1I�11LU -I IT 11 L73�F- ALL I,3l --Il-�11E-37-CITITI5 F_R ALL EIRE 15TP 11- .1 CC!IT- -IL 'T'11, 1 1-1 ETES T, "I INC :C.IE AUTC-"-I I F-'4?l T-I;_IF` 'T.'01 Lrr f�-'L IIII EG ESSWD7HREOUIRED- r T. 1171l"I`I'l-I i L il'L'1 i�'� 11 .,MILL LL i INS EY-I.1 �FFTC%12 1'�11,�'�_3,�Tlll11THIR 11111L I - - `"�L L.. I L 3 , 12111C 11 TIIE EG ESSFAID111PROVI- 7r, I- IT2-TIF I-1 IF T, FIRE �1-151 L t'. :11 TF, 40 OF EXIT.REQUIRED - CBC TABLE 11-I AND TABLE ID21 3Iq C. r�L IIIILLL - r OF IMI.P..VP..V s I L I!'L--11 I T-3-or, �c.,Fill, TO CITYIF -TLIFOA NE.I-Nr- PRIC.7,T_�L5 5.C4 O' ILL 1 1 T:Il -FI LF� "E,r TE T��I-F1 J- C TRAVEL DNITANCE WO NONGPRUJI CDC TARRE BIBI C' 7.TT IT C-Til-F1 -T 1-111CF1 ...IF.. I,F-T' f IT F I' LE--C:1-1-1 EE FR-1-17 IT�l I INETAI, -.Cr CFC'T7 1B I PGTTRSILL-IFF,_.E ZTLI_E1ATI_-r;DZ I"III 1-I IT Er-1-1, F IIT-L.1 -Ti��T�I I.-:1 IF I-P-N.N. 11 1 1 IT P 1- LF-I'l 11-1,L�L TM'I I 2IG IFFIT Ill I!ITT, l,-m,THE CALIFORNIA SPACE REQUIREMENTS -51EL7 S- BUT, ST Il PARKIhGSPI Ol III X 1,,u-THE GrTY OF 12 CB IN ILL LEC-11, rE. OF Z�L_-1 CB: TOL Ll Q'IL I:'r0 -3 3 4��C F�AR-11,1 t l7 I I I I.I I I I I Ll I I-I�11,;A I L I, F N' Izi��l -IF TUSTIN HAS AGREED TO MAKE AN EXCEPTION AND ALLOW T.Q'A 16.0' T�_ -IF IFIFE-Il- 7-T.IENOTTEITC." FT TN ` 0ITC --L E R7111'ED 1 0 U.I RTANIT-0--E !`II`X�v 71,6--CmLD FFF-U-1FIRITI, X R_ 1 11 ILI.7')l 1 Oil'rI I.,L1II All-IR.t �7T�l E-IlLi-TD T--L-T-TI. -BIBLE PAI.,ZT, 14 �C7EI3� Al-1- zAD-TD F.-H4- M .7TC 1!11 15 FROM--T A,Inn EJ. 7:17.1�N�lIT2,.-I"ITTI:1 HIGH L-A-R!F.II -T- J-PTEl AF- .IJC C"VIC 115 INCLUDDIG FIRE PROTECTIONJIC IlI T F ITH L-T111(I-L eii'R�ILE I FF)R EXIT IzIC .-I E.-TRI-1.L FL14--P AIII1QEAL-AIIVI H-1- (LIEI RECI IT PER ff�H I-G-LAY TEEL PIL. -Y TIF,-TIF CIIL�111G I B (Ell 1-CL-1 I III, E-11r. TYPI TYPE lu 17 1101 11 1 k.;I'll ILL i I- r ALL FIPIF-L-L TO RET-KEDIJILTIGHTTO R RUnTUI FRAME z HR. 7L j�ll,-LL�,FIFII� FL,-LF Fl- TFINU ..ALL HII 11.1-FELF BEA WALL-EXTERIOR IHLL �Iw 11 , SE, B-TRALL-INIT1711 R 21,111 2H FIT -L SYMBOLS IN: ON Ll CONSTRUCTION .FITR. RI DONETRUCTIGN I HR INKA .1 OR Ahi I EFEIR E.E LINE NE co 0. FIRE SEPARATION DETAILREFERENCE SHEET REFERENCE NUTINTBEARINGWALLI EKIFERTC,R: REO'E PER "n,I FIT BLOCSECTIQHRET'i %cl�/o TYPE 18 TYPE III UL&CBC ASSEMBLIES EHFSTF gEFERENCE � ' HM RIA PAR1 ITK)N TYPES MATERIALS IT HR CHR PO T41IFTISICHIHG COHCAFTF SEAQ N� V11-L 1,j L, IFLOOR OR CEILING)FILMS PER CI3 B i F-IL-L H HR CDNCRETEWALL .-CA-EG-H TABLE1211lIl-N-1.1.1-C IFILF."C PLR Cal L 'PER CBC TABI KEEFE MAI I FOR DIMENSIONS CONCRETE BLOCK CONCRETE BLOOKSECTiCH I T T!11 1 TABI 1p. EXIT EMT SIGN FP 'IT 1.c"I"ER,I l,s r CTC IT 1. 5-,1 ELEVATIC"REFERENCE STEEL,LARGE-SECTION " e. ,F IT�.11-REFERENCE. INSULATION 7-1:1-7 E 1.0- FLOOR AND ROOF 01CR8YS11M baop T- 1 7',L L_721 llll, 2-HR ERNE RATING I A0 hill TMOCTWEII CONCRETE GYPSUM WARD SECTION PER TAnl 1(3),Il I I SIGN DESIGNATION N SEE GRAFTICS SCHEDULE 11,d-MIN 92 HE DEED .7 ICI r 11-1 LIE P IF I T: h SIE.- GENERAL NOTES, CODE ANALYSIS AND AREA SUMMARY PAO.1 WNviPASToxfi �." N x s„o9rof�,, l�„Ax.i.�«A� LEGEND SCHOOLSFIRST—1 - imAixx,fxetr Axa SCsw LFiNEr FECEaailmwIII- v mbvr auxe+BFVPrvErtTK�t dbAers s[Ex, *�KA�s sva�rirs�uautizsaix°p�K°��i�n c._n iru 15]311,1--ITI L N5Ti 4♦ F.,ts✓[ott EL rvtl S¢'e,•,,�vsTi \ � y PPr<AO,�.CE"«*,.EAS uu ETeEse CEscNEE twat Wnmwrl xoruxuuuu,eu” \t T xA,G4 Fi�E rAeeltS,CRE9 RLVGttvFVETa.WWx[V-rsA6 FSE gn.,r,Vi.n�2 1 ET[ H[uan Mir 9Exs£n l GBIEA.LL IpF_S {TYif�C1p.:.aaS VLalnlxe.isa 1 :� � ACCEssol£MIN OFrtNYFL --; + rx NF,gay9fwe,lunCxerf6,5.B.azhn raE=,ectEsm�Exour[ai�f-wT.e.1 Wlce 1 CALAIYo 1MNNVN AcsE L I / Eipu�@C=uadrMix�A,EECd WE:an'oa��Y-i IHo�V1cnE9cec 1�B.Sn q�nl"o 9.CE /' :lwR CBe,�9-df],��3 �I xe WIO A[Il RnN THE 3�a1 z s�nimTM.�a�m*rex"i'a�c�-e;sr�,.�wc�c�.<�f.,swmneaa,+�. —_ :i�ppwsxEr;�cTsenuls ceras -...r.,-:s.,..._sf�cau a �Ar:Fo °c wce*icrEa;e.wA ��F�aE.crs nxe r,accr�c�r.r .��'',`� enwrex s.aancr>:x,aAo.{eoe.ffe iinmsil c=n cu+T. iAi cv - SMfTHGR®DP MIDI IICAL, srxuclunn�ExGlxEEle E..Txreu s F W MM4S _ _ __ G ICEAxcNRECT pr / ! \ ! 1 / 1 d \ ,---.----_�. �- _ _ V•V•V______ __ ____ _ ^^ - _ S u WV 1HO 5 EIiJIt ES R L I \ ! 5 � 7 I zovd < _n I -- - -- _ _= Paerluc co!IsvETr.ur 1 l // �y I ' r I 1 `/ ♦+ 1 rz a m ♦ 1 d � I ._.arca /l l / A A / t A A A ___—______ 1 \ 1 ♦ II li \ lY I \ / ' // n p // ± II 111 i I n 1 1I JI_ /I /� 1 _ 1 -I� - 1 JI LI_ �- =F - II rl-- 9 I 1 _ 1 —II _�> i — fi— —I I 1 i I Y FIRE EXTINGl11SHER P"ll TYPICAL �,EGRESS PLAT]TYPICAL 'V - OT CC. po'' F. -Fl.1 I I III I I [lNI�T T �UCT/o 11 J]"] I 1 -11 A MHII' � I III lill 1 m o o e - - _ I 1 IV i 77- J. �j— 'L7 Q.�. -I ''� i� EXITING PLAN, - F. ACCESSIBLE P.O.T.& F.E. ',y STANDPIPE COVERAGE TYPICAL ACCESSIBLE PATH OF TRAVEL - J -P"�Ecw Teas PamEc,�r,fa<�,eu�sura E.-o: PAO.2 I I I SCHOOMFIRST FEREAPI LREGIT VUICH 1535)NL1-A'NRTA c TVSTYi.CIVI'i SMIT'HGROUP cous,r.ucnw,MnxnecMExr — �L L�raarcea M EC I'n,HC&L EI EC TAICAL 6 PLOYHIHG /.!,. :` L1!.ESC'.PEARCHITEGT C-ENGIYEERWGHSIIRYEYIHGSE—ES jo 11",1=11LTATIT.- i 1\ I I I i T� – E,I3�It1G6UiLEING " I "I — t s hi I,I I,I I,I I,I L:I -. � I,I tl�l� �� ✓IVC A" w Ifr — Co. A10 -- - • r 7 11 ,. f' I I . 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I 1. r._ � CdM5L11UGIlON MANFGEMENf IIIA I 111=1=I I �� '= I J _ H I _,_.,.�I=1 I��I I I I .-�I I ?i-16.��1I I—!ISI I I—_— _— 1= I i_., _ ;=I =1 •-'-1,;— s,RIKruRu EH�Ix�ER MECVNNICAL,E EMICRLR PLRMRING 4 L OI�UDINAL SECTION 2 _ `- ,I i3n�u IANNSCAPEARCHIECf m.wrtin LINL EHGIMEExRIO 6911R4EYMcsEM.gGPs 7�� 4B� 9 /+11Y61/ (11 {1Y12� 13 (l`11y4 I11y5} 1T6) (�1Iy7) 18 I11rYI9-� 270) 41� 42,I43) 24 I I I I I I 1114"G ullmx�wim l I I I Ll m _ _ HIT I 1—:1P I I — 1,- r. _II 1=1 I= 1—I I lil =1 1 1J11 IIHI — _I —111�ICI--JIFA _ -11 l 1=111 -III ,J' = i1-1 AIT of ',I —i -il - hl: -11HIHl�—TI MI- IHT II 111=111 I III=iIC—II ul—Ilf—nl— sfusyitl eidw�pea 3 LONGITUDINAL SECTION 1 1116=t'� nor c°NST�R p ----- �. I1 {-1�1 I _ __ Elm, - � ISI 11=11 I I �.=11 - _ �I I !I I—11 111 Ili— I Ili !I 1 1 11=!I I I I 111= I I11 1�. I I 111 III I I I—III I I-_ III=; III n=1 I I I -� —' � .. ,il� ��I—�y!—,!�Ti 11 I�11�—I I—.-1 ar�rrn� i v� , , -� i— —i —i„— Lii:ri„I��11—ISI III-! 1i-1�1—ri1 I:I III rli III—II,—I,I—Il,tirl—III—rII—IIS VIII--Iii—III--�il!--III—III -��I 111—III�IIIII�rY BUILDING SECTIONS CROSS SECTION 1 CROSS SECTION 2 (? nIN-=rte 1 1nR'=r-o- s,uE an�:cr-dcca� PAM o I — ,.�, SCHOOLSFIRST _ _ _ so,oasvntc, FECEAALGCEEITunlpry — _ - n,SIY Cl.9iTen SMITHGRQUP S'A SOM HOPE 5 IR ET SVITE,na (A (A.3} -8, (B, {6.-0. (B.B, �C, (C (C.6) , ('TJl�' (Cy (� B.8 B.4 f B A6 (A _i3:essoo T IY G7 YI T YI 7 f/� IY �I T 7 wwamapRwm � a I�� I LIr L. -._ L u ��o I — — - -. CI,G,Ln -_ NnYa m . ,� I �- 1—i-1;—III, Dill—l� —ILII 1i—III 1 —1 H 1� 11 ll;III, J � i^I I, 11=II 'I 1_- I• !1=1 I, II',Ili;Illi 1 -L,r III I ylll 1 III„ III—IIIA II—n--ITr11I ,— IIF s errwenLe pWrnnlpc --_ 1 I,I1-1II I 114-11I III�I11�IIII,I�I�IIII—III�IIH_II—IIIHI IHIHI�III I I��9m--srr I W EST E LEVATION n EA5-1 ELEVATION PF ancmrscT =rr r:rm_erlclue=r,luc s supwsvinc senlnces } (� RAF YG C911SOLTAIIT I I. -p xw x�wre � = t 1I F ; 11 1 _ fl _ I I I I 2 SOUTH ELEVATION ^, �_, COY Fad �x 041 2-31 23 22 21 20 19 18 ,7 16 15 ,4 13 12 „ 10 9 8 7 6 5 4 3 (l J 1 I I I I I I I I I I I I p I I I I I I I .___ I -- —• F. F � I� I �_II�LF�l71I =u 11 —111 II I! I I iH I1-1II !iI III�!� I-IHII 1=1Ii iT711 1_ I=III BUILDING l our — - L — __ __ — I-1 �'I 111—Ilvlll I I III_, TI-1�1 IHIHI Ixlll-Ilr VIII+ II II�ILIIbI Ilb ISI II I 11�f �V111�1111C—IILI�I n =II II ELEVATIONS I�LJ,I—I II nL�IL-11 LJT fu�l—Ilr IIIJrIJlrllr-ll--I�w�U�.Ll�. L._.I JL yI C[jJ ll�f,l 11 L�PI�HI ul urLJlul dlJl IIICIIICIII—III. :r11L�-II III-11�gIJ�1- T, NORTMELEVATION ' ;cz ana�crva� - - PA3,2 I I I I SCHOOLsFIRST—j PpAf AYE -T,l CAW. 15 SMITHROUP CMTHU',M.F...gCEMENT =RALENGIN EER &'YE T�ELCVAT�10NEAST ELEI�JAIIIIN =MMIECT CML ENGINEERING&SUWMH�SEMS PARNNGcoNsuLTAN7 J I I I�mm 2 SOUTH ELEVATION OT co Alo, BUILDING ELEVATIONS COLOR �NORTH F,FV�T 01, PA3.3 I -1 SCHOOLMRST I Moup CCAFCWVG114x uANsr.EWENt Ifn S>rw*wFs =GAL SMUG NECNAIIICAL uL TWCNL 6PLNN®NG �swni� Isa UI IANCCGPE ARCYIISFGS CIMENGMERIIIGx6 CCWVENWG SEANCES 4DWVc�tassmaf�,5 nA s,_venfo YPARNNIG CGNGGLTANI I 5io st3lta+ae�� 1 �� •� � 61Fbral a I u�t� 1 I- I lll 'I - ' °R Q I ' ;moi N ® I . I I --- �1 6 - II,.' {[ IF ELEVATOR AND nl-II1 1i 1=III= =1 - I STAIR CORE#1 1 I11�11-11� lil-1 — - IR—�I SECTION LLCV+,iOFI •'1 SECTION WORE 91 SECTION PA4.2 I I I I I I 1 SMOOLSFTRST � C5 EI' J-_fIM1L[NE➢IT 11NiJ14 I ayf 1. SM[THGROUP 550GWR111GPE STRffi LOST 19 0 LQSANGELSS,CA 9W, .F ?.J wwx vmNywp mm sink�:tinN uaxar.Nnxi El'JGi IR!I.L ENGINEER m IyM0.vba xrRIGaL[L[ciwcAL a pW YeIII'G - = SGRVEYIIIG 9ERxIGES r� 1� (A 31 22 X23} a) I`Rh111G[GN911LlANT ` I I I �f h 713- 410 e co III Ilou I1i11 � I i� �. k ii 1 1' I� r �� I -��i „� — —1 1—IIhI1= n -Ii I'1 11,,111-ILII a ELEVATOR AND STAIR CORE#2 SECTION f�7ELE ATOR#25EGT101VATOR#2 SEGT101V STAIR rI�SE�;�.':Jf•. s PA4.5 t SCTT00LsFlRST -sr iq TU_-.i N.Ca 12 SMITHIGROUP O LAICAL{X11MBINC 7� CI _�il¢asVFf/EYM66ENVXLL� GAR MNjl li:LTOT L 14 co po vs;� lill lill I I r=I I-=1 I r=l I Li 11 1�11 I I ffIll-FLI 'LLL SECTIONS V!,LL SECTION A WALL SECTION SEOTICII 2 L SECTION I PA6.1 SCHOOLS SMITHGRUUF I 1 I N.AYAGFxFuI — I r � I _ sTxuf M1ALEXGIXEER I '..1 I 1 I I GasaNmxrcnwn.mcf*,mlaa« I I xEcx.NicA�ETEcrelcA�a RwNauG — UNIISGM1PEARcpTECT I I acre`.F',c4�� .,-•` n�uv cin EllaINEENING a NURymm SEwrEs I we�mm MENGG GUTANT p¢{TFFinuc[wstlatt w[ IT I - I l vE Fvrem _rvrxp}ga_ nnRa — I I 1 �V" aqua 6ioM-.1 JJCF2l1!_ 1 I I I 1 µosx�unwes I - I -- I I 114 � I I ,. .. .. � I rl� 1=170 — — -;ALL SECTIONS a WALL SECTION 9 �1 WALL SECTION 8 _, WALLSECTION 7_ '�WALL SECTION 6 U2'=f'•G' \"11R'=1'-0' �I1R'=1'U' PA6.2 ATTACHMENT C LLA 2015-00003 APPLICATION AND EXHIBITS RECORDING REQUESTED BY& WHEN RECORDED MAIL TO: City of Tustin Community Development Department 300 Centennial Way Tustin,CA 92780 LOT LINE ADJUSTMENT NO. 2,0 — 000033 RECORD OWNER(S) Parcel 1 Parcel 2 Name: SchoolsFirst Federal Credit Union SchoolsFirst Federal Credit Union Address: 15442 Newport Ave. Tustin, Ca. 92780 15442 Newport Ave. Tustin, Ca. 92780 Daytime Phone: 714-466-8565 714-466-8565 Parcel 3 Parcel 4 SchoolsFirst Federal Credit Union SchoolsFirst Federal Credit Union Name: Address: 15442 Newport Ave. Tustin, Ca. 92780 15442 Newport Ave. Tustin, Ca, 92780 Daytime Phone: 714-466-8565 714-466-8565 (I/ We) hereby certify that 1. (I am/ we are) the record owner(s) of all parcels proposed for adjustment by this application, 2. (1/ we) have knowledge of and consent to the filing of this application, 3. the information submitted in connecti ith this application is true and correct. �141 /46^,6 a- 1(x" Notarized Signature(s)of owner(s) of Parcel 1 Notarized Signature(s)of owner(s)of Parcel 2 Christina Quintero Christina Quintero Print Name: _ t.. Print Name: Notarized Signature(s)of owner(s) of Parcel 3 Notarized Signatures)of owner(s)of Parcel 4 Print Name: Christina Quintero Print Name: Christina Quintero CONTACT PERSON: Christina Quintero DAYTIME PHONE: 714-466-8565 ADDRESS: 1200 Edinger Ave. Tustin, Ca. 92780 E-MAIL: cquintero@schoolsfirstfcu.org OFFICE USE ONLY DATE RECEIVED A.P. NUMBERS CEQA STATUS GENERAL PLAN DESIGNATION REVIEWED & APPROVED BY: ZONING DESIGNATION COMMUNITY DEVELOPMENT DIR. CITY ENGINEER DATE: DATE: California All-Purpose Ackrno%vledgment A notary public w other officer completing this certificate verifies only the identity of the individual who signed the document. to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of Orange On 01/15/19 before me, Beth Ann Manuel notary public, personally appeared 'Christina Quintero' , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify UNDER PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. BETH ANN MANUEL WITNESS my hand and official seal. _ NoaryPurOrange lic CountyeCouniy Z Cormmssion t 2223554 My Comm Expires Dec 23,2021 Signature - (Seal) Optiona I Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal of this reattachment of this form to onother document. Description of Attached Document Title or Type of Document Lot Line Adjustment Form Document Date: January 15, 2019 # of Pages: 1 Signer(s) Other Than Named Above EXHIBIT "A" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (LEGAL) - _- EXISTING PARCEL PROPOSED OWNER AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union _ _ SchoolsFirst Federal Credit Union, 430-253-18 4 _ a federally chartered credit union PARCEL 1 BEING ALL OF PARCEL 6, OF PARCEL MAP N0, 2010-127, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 371, PAGES 25 THROUGH 29 INCLUSIVE, OF PARCEL MAPS, RECORDS OF THE COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH PORTIONS OF PARCELS 1 AND 2 OF LOT LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF PARCEL 3 OF LOT LINE ADJUSTMENT NO. 90-03, IN' THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED AUGUST 31, 1990 AS INSTRUMENT NO. 90-466900, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF THE "OLD" DEL AMO AVENUE EASEMENT ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL 6, SAID POINT ALSO BEING ON THE EASTERLY LINE OF NEWPORT AVENUE AND THE SOUTHERLY LINE OF DEL AMO AVENUE AS SHOWN ON SAID PARCEL MAP; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL 6, NORTH 52025'08" EAST 36.61 FEET TO THE BEGINNING OF A NON—TANGNET CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 620.72 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 06047'40" WEST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 318.85 FEET THROUGH A CENTRAL ANGLE OF 29°25'55" TO THE BEGINNING OF A NON—TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 542.42 FEET, A RADIAL LINE TO SAID POINT SOUTH 21°28'27' EAST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 32.52 FEET THROUGH A CENTRAL ANGLE OF 03026'07"; THENCE SOUTH 24054'35" EAST 46.55 FEET; THENCE SOUTH 50°11'11" EAST 84.43 FEET; THENCE SOUTH 39048'49" WEST 156.13 FEET; THENCE SOUTH 50011'11" EAST 10.67 FEET; THENCE SOUTH 39048'49" WEST 321.58 FEET; THENCE NORTH 50011'11" WEST 10.67 FEET; THENCE SOUTH 39048'49" WEST 260.36 FEET; THENCE NORTH 65°29'30" WEST 137.29 FEET TO A POINT ON A NON—TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1512.30 FEET, SAID CURVE BEING SAID EASTERLY LINE OF NEWPORT AVENUE, A RADIAL LINE TO SAID POINT BEARS SOUTH 65°26'31" EAST; ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE ROAD,SUITE S•IRVINE,CA 92614-6236 (949)660-0110 FAX:660-0418 SHEET 1 O F 4 EXHIBIT "A" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (LEGAL) . OWNER EXISTING PARCEL - PROPOSED EXISTING NUMBER PARCEL NUMBER SchoolsFirst Federcl Credit Union, 430-251 -28 1 o federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 o federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union _ THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 389.38 FEET THROUGH A CENTRAL ANGLE OF 14°45'07"; THENCE NORTH 09°48'22" EAST 159.02 FEET TO THE POINT OF BEGINNING, CONTAINS: 184,283 SO. FT. — 4.230 ACRES PARCEL 2 BEING PORTIONS OF PARCELS 1 AND 2 OF LOT 'LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF THE "OLD" DEL AMO AVENUE EASEMENT ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHERLY CORNER OF SAID PARCEL 1, SAID POINT ALSO BEING ON THE NORTHERLY LINE OF VALENCIA AVENUE AS SHOWN ON SAID LOT LINE ADJUSTMENT DOCUMENT; THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL 2, NORTH 50009'55" WEST 217.20 FEET; THENCE NORTH 06039'10" WEST 73.19 FEET TO THE BEGINNING OF A NON—TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1865.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 52°52'56" EAST; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 247.03 FEET THROUGH A CENTRAL ANGLE OF 07035'21" TO A POINT ON SAID VACATED "OLD" DEL AMO AVENUE EASEMENT, A RADIAL LINE TO SAID POINT BEARS SOUTH 60028'17" EAST; THENCE SOUTH 39049'09" WEST 32.27 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1512.30 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 60°03'08" EAST, SAID CURVE ALSO BEING THE EASTERLY LINE OF NEWPORT AVENUE AS SHOWN ON PARCEL MAP NO. 2010-127, FILED IN BOOK 371, PAGES 25 THROUGH 29 INCLUSIVE, OF PARCEL MAPS, RECORDS OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 142.25 FEET THROUGH A CENTRAL ANGEL OF 05°23'23", A RADIAL LINE TO SAID ' POINT BEARS SOUTH 65026'31" EAST; THENCE SOUTH 65029'30" EAST 137.29 FEET; THENCE NORTH 39048'49" EAST 208.15 FEET; THENCE SOUTH 50"11'11" EAST 250.67 FEET TO A POINT ON THE EASTERLY LINE OF SAID PARCEL 2; ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE ROAD,SUITE H•MINE,CA 92614-6236 (949)660-0110 FAX;660-0418 SHEET 2 OF 4 EXHIBIT "A" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (LEGAL) EXISTING PARCEL PROPOSED OWNER AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union THENCE SOUTHERLY ALONG SAID EASTERLY LINE OF PARCEL 2 AND THE EASTERLY LINE OF SAID PARCEL 1, SOUTH 39048'49" WEST 646.70 FEET TO THE POINT OF BEGINNING. CONTAINS: 200,467 SQ. FT, — 4.602 ACRES PARCEL 3 BEING A PORTION OF PARCEL 2 OF LOT LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING A POINT ON THE EASTERLY LINE OF SAID PARCEL 2, SAID POINT BEING NORTH 39048'49" EAST 25.74 FEET FROM THE SOUTHEASTERLY CORNER OF SAID PARCEL 2; THENCE NORTH 50°11'11" WEST 250.67 FEET; THENCE NORTH 39°48'49" EAST 52.21 FEET; THENCE SOUTH 50°1111" EAST 10.67 FEET; THENCE NORTH 39°48'49" EAST 321.58 FEET; THENCE NORTH 5(°11'11" WEST 10.67 FEET; THENCE NORTH 39048'49" EAST 52.21 FEET; THENCE SOUTH 50°11'11" EAST 250.67 FEET TO A POINT ON SAID EASTERLY LINE OF SAID PARCEL 2; THENCE SOUTHERLY ALONG SAID EASTERLY LINE, SOUTH 39048'49" WEST 426.00 FEET TO THE POINT OF BEGINNING. CONTAINS: 103,365 SQ. FT. -- 2.373 ACRES PARCEL. 4 BEING A PORTION OF PARCEL 3 OF LOT LINE ADJUSTMENT NO. 90-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED AUGUST 31, 1990 AS INSTRUMENT NO. 90-466900, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF PARCEL 2 OF LOT LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF THE "OLD" DEL AMO AVENUE EASEMENT ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCTATES 2552 WHITE ROAD,SUITE B•IRVINE,CA 42614-6236 (949)660-0110 FAX;664-4418 SHEET 3 OF 4 EXHIBIT "A" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (LEGAL) OWNER EXISTING PARCEL PROPOSED AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federolly chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253--13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253--1$ 4 a .federally chartered credit union BEGINNING AT THE NORTHERLY CORNER OF SAID PARCEL 3, SAID POINT ALSO BEING ON THE SOUTHERLY LINE OF DEL AMO AVENUE AS SHOWN ON PARCEL MAP NO. 2010-127, FILED IN BOOK 371, PAGES 25 THROUGH 29 INCLUSIVE, OF PARCEL MAPS, RECORDS OF THE COUNTY RECORDER OF ORANGE COUNTY, CALIFORNIA; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID PARCEL 3, SOUTH 50001'50" EAST 325.04 FEET TO THE EASTERLY CORNER OF SAID PARCEL 3; THENCE SOUTHERLY ALONG THE EASTERLY LINES OF SAID PARCELS 3 AND 2, SOUTH 39°48'49" WEST 506.79 FEET; THENCE NORTH 50°11'11" WEST 250.67 FEET; THENCE NORTH 39°48'49" EAST 103.92 FEET; THENCE NORTH 50°11'11" WEST 84.43 FEET; THENCE NORTH 24°54'35' -WEST 46.55 FEET TO A POINT ON A CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 542.42 FEET, SAID CURVE BEING SAID SOUTHERLY LINE OF DEL AMO AVENUE; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 150.73 FEET THROUGH A CENTRAL ANGLE OF 15055'19", A RADIAL LINE TO SAID POINT BEARS SOUTH 40049'54" EAST; THENCE SOUTH 50010'50" EAST 21.32 FEET; THENCE NORTH 39049'10" EAST 62.59 FEET; THENCE NORTH 02°13'01" WEST 25.25 FEET TO THE BEGINNING OF A NON—TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 554.66 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 44013'37" EAST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 57.83 FEET THROUGH A CENTRAL ANGLE OF 05058'24"; THENCE NORTH 39049'09" EAST 100.52 FEET TO THE POINT OF BEGINNING. CONTAINS: 160,460 SQ. FT. — 3.684 ACRES AS SHOWN ON EXHIBIT "B" ATTACHED HERETO AND MADE. A PART HEREOF. PREPARED BY ME OR UNDER MY DIRECTION. 910 �Q No. 7914 CP J WALDEN, P.L,S. 7914 F 4F CA1�� :ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE ROAD,SUITE B,MVINE,CA 92614 6236 (949)660-0110 FAX:660-0418 SHEET 4 OF 4 EXHIBIT "B" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (MAP) OWNER EXISTING PARCEL PROPOSED AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union - LEGEND LLA BOUNDARY -- -- -- —_ EXISTING PARCEL LINE TO BE REMOVED PROPOSED PARCEL LINE PER THIS LLA "OLD" DEL AMO EASEMENT LINE QA "OLD" DEL AMO AVENUE EASEMENT ,&' RIGHT OF WAY FOR PUBLIC' STREET PURPOSES, IN FAVQR OF THE CITY 250 125 4 250 OF TUSTIN PER STREET DEED & SEWER GRANT DOCUMENT RECORDED 06/03/1965 IN BOOK 7542, PAGE 974, OFFICIAL RECORDS; VACATED AND SCALE IN FEET ABANDONED BY THE CITY OF TUSTIN PER RESOLUTION 1 INCH = 250 FEET NO. 17-20, RECORDED 12/11/17 AS INSTRUMENT NO. 2017000530760 OFFICIAL RECORDS. NOTE SEE SHEET 6 FOR EASEMENTS. 'SHEET 2 PARCrL 6 - - --= SHEET 3' P O R ;'�i1;3 371/26~2J � SHEET 4 EW - -PARZEL_ O AVENUE. LU - -1 - t. 55 � cj � rI A Q PARCEL 2 ,Or3` PARCEL 4 D Q '2 ' 1 ,� �o� I ,300, 11J� 1IO! 1101~t PARCEL 3 I "c {�f w l 11 } ll -A, T. & S. F. RAILROAD r ALDEN & CIVTL ENGINEERS-LAND SURVEYORS-PLANNERS ?' SSOCIATES 2552 WHITE ROAD,SUITE B•IRVINE,CA 92614-6236 (949)660-0110 FAX:660-0418 SHEET 1 OF 6 EXHIBIT "B" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (MAP) OWNER EXISTING PARCEL PROPOSED AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federally chartered credit union _ SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253--13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union LEGEND 150 75 0 180. LLA BOUNDARY — — — —— — EXISTING PARCEL LINE TO BE REMOVED PROPOSED PARCEL LINE PER.,THIS LLA -- "OLD"DEL AMO EASEMENT LINE SCALE IN FEET POINT OF . lANp 1 INCH = 150 FEET BEGINNING ' �'�� s� �. NLL .ilrrysGP� PARCEL 1 NOTE �0N16 r `ti o. 7914 SEE SHEET 5 FOR BASIS OF Y. BEARINGS, LINE & CURVE TABLES AND OLD DEL AMO EASEMENT NOTE SEE SHEET 6 FOR EASEMENTS. Q`'b; F'AFC, � � L o NN �N P a PARCEL 1 �C5 14 230 ACR84,283 ES ?� FIMB 37-J/25-29 _ _� -N 39°49'09" E 759.72' G , 204.�;0`in. - '� 535.50' I ' ,i W w \ �' L10 I �, J r •— L134. � �� ` `1%/ 208.1,5' f j _ A �L12 103.92'1 2 � : w 001 J � PARCEL 3 � J I PARCEL 4� PARCEL 2 r� Iia 103,356 SQ. FT. r� •�`J'0.,� �� POINT OF 2.373 ACRES �� BEGINNING_ r3�10gip' 25.74' PARCEL 3 .. I 646.70' r 426.00' —620.96'., 1 535.50'°.. - 423,03'--- N 39048'49" E 1579.49' A. T. & S. F. RAILROAD ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS S S 0 C IATE S 2552 WHITE ROAD,SUITE B•IRVINE,CA 92614 6236 (949)660-0110 FAX:660-0418 SHEET 2 OF 6 EXHIBIT "B" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (MAP) EXISTING PARCEL PROPOSED OWNER AP NUMBER PARCEL NUMBER__ SchoolsFirst Federal Credit Union, 430--251-28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union 150 75 0 150 1- :1 - / LEGEND LLA BOUNDARY -- - -_ -- EXISTING PARCEL LINE TO BE REMOVED SCALE IN FEET PROPOSED PARCEL LINE PER THIS LLA 1 INCH = 150 FEET — — "OLD° DEL AMO EASEMENT LINE \o�A1 I ANp�, NOTE 54 � A1{E,y1yAG�,� 5RBASIS BEARINGS, ECURVE TABLES AND OLDDELAMO EASEMENT a SEE SHEET 6 FOR EASEMENTS. ho: 7914 - 30 �4o0a�30 L19 - A� _ _ Q N. 39°49'09" 75.7"2' .� 6 _ •��1:2204 10':�n 1` 535.50' _ TI, r� cv r} cn -C9: u .:�` :PARCEL.1{e r).. UJI �N C1 �tAD�a r L r W J- i, z; f �N' - { L L10 N `� O 208,15' i'r' L12 - w ass `y N PARCEL 2 I N PAR EL 3 U o 60, �n r 200,467 SQ. FT. LO W cn a' ��,i 4.602 ACRES f).Uri J v)b' ,`; ,Ni POINT OF 1�j I' POINT OF Q `f' zi BEGINNING LLr r�q1- I z b : PARCEL 2 1�1� y 25.74 . I PARCELBEGINN, 3G Z 646.70' .� 426.00' -620.96' f. - .__ X35.50'--- N 39048'49' E 1579.49' A. T. & S. F. RAILROAD ALD EN &, CIV1L ENGINEERS-LAND SURVEYORS-PLANNERS SSO CIATES 2552 WHITE ROAD,SUITE 13•IRVINE,CA 92614-6236 (949)660-0110 FAX:660-0418 SHEET 3 OF 6 I EXHIBIT "B" CITY OF TUSTIN LOT LINE ADJUSTMENT N0. 2018-00003 (MAP) EXISTING PARCEL. PROPOSED OWNER AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union 150 75 0 150 LEGEND LLA BOUNDARY - _ — -- -- — — — -- EXISTING PARCEL LINE TO BE REMOVED ` SCALE IN FEET PROPOSED PARCEL LINE PER THIS LLA OLD' DEL AMO EASEMENT LINE 1 INCH = 150 FEET �L AN NOTE S�aN hl LE- X SEE SHEET 5 FOR BASIS OF BEARINGS, LINE & CURVE TABLES AND OLD DEL AMO EASEMENT NOTE D.. 4 z o N o SEE S_HEFT 6` FOR EASEMENTS. o: 1914 N r? �! Rq -C2 3 0 • 90 E' OF PARCEL 1 � ' �'�'• o i, ori' , POINT OF '0440 BEGINNING 2 =� -// AVENUE PARCEL 4 `n Q L�514.�9'.i L21 C7 r C4 r L8 --- L6 _ I r W �rs,G�L J `J L13 -}• J r �il � _ --L12 103.92'1 001 PARCEL 4 w N -'I 160,460 SQ. FT. fr LU LnI 3.684 ACRES PARCEL 3 sok 506.79' - 535.50'--- 423.03' N 39048'49" E 1579.49' A. T. & S. F. RAILROAD DEN & CIVIL.ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE ROAD,SUITE B•IRVINE,CA 92614-6236 (949)660-0110 FAX-660-0418 SHEET 4 OF 61 EXHIBIT "B" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (MAP) EXISTING PARCEL PROPOSED OWNER AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251--28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union LINE TABLE CURVE TABLE LINE BEARING DISTANCE CURVE DELTA RADIUS LENGTH L1 N 06039'10' W 73.19' C1 0735'21" 1865.00' j 247.03' L2 N 39049'09" E 32.2.7' C2 29025'55' 620.72' 318.85' L3 N 09048'22" E 159.02' C3 19021126" 542.42' 183.25' L4 N 52025'08" E 36.61' C4 05058'24" 554.66' 57.83' L5 N 50010'50' W 21.32' C5 14045'07' 1512.30389.37' L6 N 3904910" E 62.59' C6 05023'22" 1512.30' 142.25' L7 N 02013'01" W 25.25' C7 15055'19" 542.42' 150.73' L8 N 39049'09" E 100.52' C8 03026'07' 542.42' 32.52' L9 N 65°29'30" W 137.29' C9 00°34'27' 1512.30' 15.15' L10 N 39°48'49" E 260.36' L11 N 5001111" W 10.67' L12 N 39"48'49" E 321,58' L13 N 39048'49" E 156.13' BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED UPON THE CENTERLINE L14 N 50°11'11" W 84.43' OF VALENCIA AVENUE BEING NORTH 50°06'55' WEST PER PARCEL L15 N 24054'35" W 46.55' MAP NO. 85-196. P.M.B. 209/7-8. L16 N 50°11'11" w 250.67' "OLD" DEL AMO EASEMENT NOTE L17 N 50°10'50" w 387.13' 011 O HOLD" DEL AMO :AVENUE EASEMENT & RIGHT OF WAY FOR _ PUBLIC STREET 'PURPb$ES, 1N FAVOR OF THE CITY OF TUSTIN L18 N 50°10'5x" W 387.08' PER STREET DEED & SEWER GRANT DOCUMENT RECORDED L19 N 39°50'13" E 63.65' 06/03/1965 IN BOOK 7542, PAGE 974, OFFICIAL RECORDS; VACATED AND ABANDONED BY THE CITY OF TUSTIN PER Leo N 80042'32" w 116.69' RESOLUTION NO. 17-20, RECORDED 12/11/17 AS INSTRUMENT NO. 2017000530760 OFFICIAL RECORDS. L21 N 39°49'30" E 151.53' VWLDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SS 0 CIATES 2552 WHITE ROAD,SUrrE B•IRVINE,CA 92614-6236 (949)660-0110 FAX;660-4418 SHEET 5 OF 6 EXHIBIT "B" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (EASEMENTS OF RECORD) OWNER EXISTING PARCEL PROPOSED AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430--251-28 1 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253--16 AND 2 a federally chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430--253-13 3 a federally chartered credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union LEGEND LLA BOUNDARY O ®-- PROPOSED LP�ARCEL LINE PER THIS L --------- EASEMENT LINE R \C P O � - q PARCEL 1 ,8` 410 AVENUE Z 4 � . II PARCEL 2 .i PARC EL 4], ua PARCEL 3 J EASEMENT LEGEND A. T. & S. F. RAILROAD ,O,EASEMENT FOR WATER MAIN AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF TUSTIN RECORDED FEBRUARY 1, 1984 AS INSTRUMENT NO. 84-045990, OFFICIAL RECORD. EASEMENT "PARCEL 2" FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND INCIDENTAL O,PURPOSES, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY RECORDED OCTOBER 12, 1984 AS INSTRUMENT NO. 84-423561, OFFICIAL RECORD, EASEMENT "PARCEL 1" FOR UNDERGROUND ELECTRICAL SUPPLY SYSTEMS AND COMMUNICATION SYSTEMS AND INCIDENTAL OPURPOSES, IN FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY RECORDED OCTOBER 12, 1984 AS INSTRUMENT NO. 84-423561, SAID RIGHTS QUITCLAIMED TO THE CITY OF TUSTIN RECORDED SEPTEMBER 29, 2010 AS INSTRUMENT NO. 2010--485360, BOTH OF OFFICIAL RECORD. OEASEMENT FOR SIDEWALK AND INCIDENTAL PURPOSES IN FAVOR OF THE CITY OF TUSTIN, RECORDED FEBRUARY 1, 1988 AS 4 INSTRUMENT NO. 88-46684 OFFICIAL RECORD. OEASEMENT FOR DETECTOR CHECK VALVE AND INCIDENTAL PURPOSES, IN FAVOR OF THE CITY OF TUSTIN, FEBRUARY 1, 1988 A5 INSTRUMENT NO. 88-46685, OFFICIAL RECORD. EASEMENT FOR EITHER OR BOTH UNDERGROUND LINES, CONDUITS, INCLUDING ABOVE-GROUND APPURTENANT FIXTURES AND O INCIDENTAL PURPOSES, 1N FAVOR OF SOUTHERN CALIFORNIA EDISON COMPANY, RECORDED MARCH i, 1988 A5 INSTRUMENT NO. 88-91719, OFFICIAL RECORD, O,RIGHT OF ENTRY AND PARKING EASEMENT AGREEMENT RECORDED SEPTEMBER 30, 2013 AS INSTRUMENT NO, 2013-545649, OFFICIAL RECDRO. ® EASEMENT FOR ELECTRICAL PURPOSES IN FAVOR OF SOUTHERN CALIFORNIA EDISON AS RESERVED IN CITY OF TUSTIN RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OFFICIAL RECORD. NOTE THERE MAY BE EASEMENTS OF RECORD DELINEATED AND REFERENCED ON THE UNDERLYING MAPS, OR THERE MAY BE OTHER RECORDED EASEMENTS WITHIN THE AREA BEING ADJUSTED THAT ARE NOT SHOWN ON THIS DOCUMENT THAT COULD ENCUMBER SAID PARCELS HEREIN. SHEET 6 OF 6 EXHIBIT "C" CITY OF TUSTIN LOT LINE ADJUSTMENT NO. 2018-00003 (SITE PLAN - FOR REFERENCE PURPOSES ONLY NOT INTENDED FOR RECORDATION) OWNER EXISTING PARCEL PROPOSED AP NUMBER PARCEL NUMBER SchoolsFirst Federal Credit Union, 430-251-28 1 a federally chartered credit union - - SchoolsFirst Federal Credit Union, 430-253-16 AND 2 a federally, chartered credit union PORTION 430-253-13 SchoolsFirst Federal Credit Union, PORTION 430-253-13 3 a federally chartered. credit union SchoolsFirst Federal Credit Union, 430-253-18 4 a federally chartered credit union LEGEND LLA BOUNDARY PROPOSED PARCEL LINE PER THIS LLA 250 125 0 250 SCALE 1N FEET 1 INCH = 250 FEET �v o�+ P O NR� R+ N . ARM 11- o F� Ew44410 AVENUE w _ , W9� PROPOSED Q 37.1 c� OFFICE BUILDINGS B Q PROPOSED a PARCE PARCEL ,2 L`. !4 PARKING STRUCTURE c� V � --EXISTING =12,0' oPARCEL 3T EXISTING Z OFFICE 1 2.0' OFFICE - - BUILDING W co BUILDING .� [N A. T. & S. F. RAILROAD AjjaALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS S SO CIATE S 2552 WHITE ROAD,SUITE B•IRVINE,CA 92614-6236 Mvsml� (949)660-0110 FAX:660-0418 SHEET 1 OF 1 5 ATTACHMENT D PLANNING COMMISSION RESOLUTION NO. 4379 GENERAL PLAN CONFORMITY RESOLUTION NO. 4379 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN DETERMINING THAT THE LOCATION, PURPOSE, AND EXTENT OF THE PROPOSED DISPOSITION OF PARCEL 6 OF PARCEL MAP NO. 2010- 127 (APN 430-251-28)AND PORTION OF ABANDONED DEL AMO AVENUE, FOR THE DEVELOPMENT OF AN OFFICE CAMPUS FACILITY INCLUDING 180,000 SQUARE FEET OFFICE, 5,000 SQUARE FEET RETAIL BANK BRANCH, FOUR (4) LEVEL PARKING STRUCTURE AND ASSOCIATED SITE IMPROVEMENTS IS IN CONFORMANCE WITH THE APPROVED GENERAL PLAN. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by SchoolsFirst Federal Credit Union for the development of an office campus facility including 180,000 square feet office building, 5,000 square feet retail bank branch building, four (4) level parking structure and associated site improvements on approximately 19-acre site comprised of Planning Areas 7, 9, 11 and 14 of the Pacific Center East Specific Plan. B. That the City wishes to dispose of Parcel 6 of Parcel Map No. 2010-127 (APN 430- 251-28) within Planning Area 11 and a portion of the abandoned Del Amo Avenue, comprising of approximately 1.8 acres of land, to accommodate the development of an office campus facility with an office building, retail bank branch building, parking structure and associated site improvements. C. That Section 65402(a) of Government Code provides that no real property shall be disposed until the location, purpose, and extent of the project has been reported upon by the local planning agency as to the conformity with the adopted general plan. D. That a public hearing was duly called, noticed, and held on said application on March 26, 2019, by the Planning Commission. On March 26, 2019, the Planning Commission tabled item to allow for sufficient time to finalize the associated Disposition and Development Agreement and Reimbursement Agreement between the City and applicant. E. That a public hearing was duly called, noticed, and held on said application on June 11, 2019, by the Planning Commission. F. The proposed disposition supports several General Plan Land Use Element goals, including the following: 1. Land Use Element Goal 1: Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial, and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Resolution No. 4379 Page 2 2. Land Use Element Goal 3: Ensure that new development is compatible with surrounding land uses in the community, the City's circulation network, availability of public facilities, existing development constraints, and the City's unique characteristics and resources. 3. Land Use Element Goal 4: Assure a safe, healthy and aesthetically pleasing community for residents and businesses. 4. Land Use Goal 6: Improve urban design in Tustin to ensure development that is both architecturally and functionally compatible, and to create uniquely identifiable neighborhoods, commercial and business park districts. 5. Land Use Goal 7: Promote expansion of the City's economic base and diversification of economic activity. 6. Land Use Goal 8: Ensure that necessary public facilities and services should be available to accommodate development proposed on the Land Use Policy Map. 7. Land Use Goal 11: Provide for an integrated business park environment in the Pacific Center East Area which both capitalizes on market opportunities and is compatible with adjacent developed land uses. G. That the properties at Parcel 6 of PM 2010-127 and abandoned Del Amo Avenue are remnant properties resulting from realignment of right-of-ways and are constrained from development due to the location, size and shape of the properties and that the properties are essentially landlocked. H. That Section 65402 (a) of the Government Code authorizes the Planning Commission to determine whether the location, purpose, and extent of the proposed disposition of real property is consistent with the General Plan. I. That the general plan conformity determinations required by Government Code Section 65402(a) are not "projects" requiring environmental review pursuant to the California Environmental Quality Act. 11, The Planning Commission hereby determines that the location, purpose, and extent of the disposition of Parcel 6 of Parcel Map No. 2010-127 (APN 430-251-28) and a portion of the abandoned Del Amo Avenue for the development an office campus including 180,000 square feet of office, 5,000 square feet of a retail bank branch, four (4) level parking structure and associated site improvements is in conformance with the approved General Plan. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 11th day of June, 2019. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4379 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN } I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4379 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 11th day of June, 2019. PLANNING COMMISSIONER AYES: PLANNING-COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary ATTACHMENT E PLANNING COMMISSION RESOLUTION NO. 4380 EXHIBITS A, B, C RESOLUTION NO. 4380 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE DEVELOPMENT AGREEMENT 2018-00001, LOT LINE ADJUSTMENT 2018-00003, CONCEPT PLAN 2018-00001, DESIGN REVIEW 2018-00023 AND CONDITIONAL USE PERMIT 2018-00015 FOR THE DEVELOPMENT OF AN OFFICE CAMPUS INCLUDING 180,000 SQUARE FEET OFFICE, 5,000 SQUARE FEET RETAIL BANK BRANCH BUILDING, FOUR (4) LEVEL PARKING STRUCTURE AND ASSOCIATED SITE IMPROVEMENTS WITHIN PLANNING AREAS 7, 9, 11 AND 14 OF THE PACIFIC CENTER EAST SPECIFIC PLAN. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application has been submitted by SchoolsFirst Federal Credit Union for the project, which includes a 180,000 square foot office building, 5,000 square foot bank branch building, four (4) level parking structure and associated site improvements on an approximate nineteen (19) acre site within Planning Areas 7, 9, 11 and 14 of the Pacific Center East Specific Plan (PCESP). The City currently owns 1.8 acres of the project site and the balance is owned by the.applicant. B. That the development application includes the following requests: 1. General Plan Conformity to determine that the location, purpose, and extent of the proposed disposition of an approximate 1.8-acre acre site within Planning Area 11 of the PCESP for the development of a 180,000 square foot office, 5,000 square foot retail bank branch and four(4)level parking structure is in conformance with the approved General Plan. 2. Development Agreement (DA) 2018-00001 to facilitate the development and conveyance of an approximate 1.8-acre site within the boundaries of the Pacific Center East Specific Plan. 3. Lot Line Adjustment (LLA) 2018-00003 to adjust parcel lines among four (4) existing properties and absorb abandoned public right-of-way to accommodate development of the proposed office building, retail bank building and parking structure. 4. Concept Plan (CP) 2018-00001 to develop an office campus facility with an office building, retail bank branch, parking structure and associated site improvements and ensure the overall concept of the development conforms with the Specific Plan. 5. Design Review (DR) 2018-00023 for the design and site layout of a nineteen (19) acre site into an office campus project with an office building, retail bank branch, parking structure and associated site improvements. Resolution No. 4380 Page 2 6. Conditional Use Permit (CUP) 2018-00015 for the establishment of joint-use parking for 15442 Newport Ave., 15332 Newport Ave., 15222 Del Amo Ave., 1200 Edinger Ave. and Parcel 6 of Parcel Map 2010-127 (APN 430-251-28). C. That the site is zoned as Planned Community (PC) and PCESP (SP 11) within Planning Areas 7, 9, 11 and 14 and designated as Planned Community Commercial/Business by the Tustin General Plan. In addition, the project has been reviewed for consistency with the Air Quality Sub=element of the City of Tustin General Plan acid has been determined to be consistent with the Air Quality Sub-element. D. That Parcel 6 of Parcel Map 2010-127 (APN 430-251-28) is currently owned by the City and the City wishes to dispose of an approximatel.8-acre site within Planning Area 11 to accommodate the development of an office campus facility which includes an office, retail bank branch and parking structure. r E. That DA-2018-00001 attached hereto as Exhibit A can be' supported by the following findings: 1. The project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the PCESP in that office and retail bank uses are permitted uses within Planning Areas 7, 9, 11 and 14. 2. The project is compatible with the uses authorized in the district in which the real property is located (Planning Areas 7, 9, 11 and 14) in that similar and compatible uses exist and are envisioned within the close proximity of the project site. 3. The project is in conformity with the public necessity, public convenience, general welfare and good land use practices in that the agreement incorporates public benefits in the form of reimbursable public improvement. 4. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the PCESP, Tustin City Code, and other regulations to ensure that the project will not be detrimental in any way. 5. The project will not adversely affect the orderly development of the property in that the proposed project complies with the PCESP and would complete the applicant's office headquarters campus facility. 6. That the office headquarters campus will be limited to a maximum 451,715 square feet of building floor area, consistent with the floor-area ratios identified within the PCESP. That the proposed parking structure does not contain building floor area and is not included in floor area calculations. 7. The project will have a positive fiscal impact on the City in that the provisions of the proposed DA and conditions of approval will ensure that the project will have a positive fiscal impact on the City. F. That PCESP Table 4 allows for exchanges of square footage of allowed uses between Planning Areas and that in accordance with the PCESP and the project I Resolution No. 4380 Page 3 environmental impact report, the proposed square footage exchanges between Planning Areas 7, 9, 11 and 14 comply with the 'PCESP development capacities and trip generation allowances. That the proposed parking structure is an accessory use and does not contain building floor area. G. That LLA-2018-00003 can be supported by the following findings: 1. The LLA involves four (4) existing, adjoining parcels and absorbs existing abandoned right-of-way. 2. That no more than four (4) parcels will result from the LLA. 3. The resulting parcels from the LLA will;conform to the Tustin General Plan and PCESP. H. That PCESP Section 6.3 requires the submission of a CP prior to or concurrent with the submission of a new development proposal. The project has been found to comply with the requirements of the PCESP. Specifically, the proposed project: 1. Provides a preliminary geologic and soils report that analyzed the soil conditions and included recommendations for grading, building design and construction; 2. Provides an overall drainage plan showing that the project will drain properly and can connect to existing storm drain infrastructure; 3. Provides a conceptual landscape plan that focuses on onsite landscaping and gateway landscaping; and 4. Includes proposed development intensity and overall parcel layout that reflects the office campus environment. 1. That PCESP Section 4.687 states that parking-space development standards are subject to the City's design review criteria. That the applicant has requested approval of parking stall dimensions of nine (9)feet by eighteen (18)feet within the parking structure. That the approval of this request is justified in-that: 1. The nine (9)feet by eighteen (18)feet parking spaces will be located within the parking structure, which is accessible only to employees. 2. That the proposed surface parking spaces, including parking spaces for visitors and retail bank branch customers, provides the required nine (9) feet by nineteen (19) feet dimensions. 3. The intent of the parking regulations as stipulated in the PCESP is preserved. J. That PCESP Section 4.6A3 and Tustin City Code (TCC) Section 9264 allows shared parking facilities be used jointly among multiple properties with the approval of a CUP and can be supported by the following findings: Resolution No. 4380 Page 4 1. That a Joint Use Area Parking Review study dated May 3, 2019, was prepared by a licensed traffic engineer (Robert Kahn, P.E. of RK Engineering Group, Inc.) in accordance with TCC Section 9264 and PCESP Section 4.6A3. 2. That the Parking Study has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 3. That per the PCESP, the office headquarters campus facility would require 1,407 off-street parking spaces; 1,660 spaces are currently proposed throughout the project site; the Parking Study determined that the project site, on the whole, provides a surplus of 253 parking spaces required by PCESP and therefore exceeds the minimum parking requirement for office and commercial uses. 4. That the parking spaces designated for joint-use are located such that they will adequately serve the uses for which they are intended. 5. That the proposed use, as conditioned, will not have a negative effect on surrounding properties, or impact traffic on the ability of parking in that sufficient parking would be available on-site. 6. That a written agreement is required to be recorded on each property involved to ensure the continued availability of the number of parking spaces designated for joint-use and availability of reciprocal access easements. K. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings--The height and bulk of the proposed project is compatible with surrounding buildings in that the proposed office is about fifty-eight (58)feet high, the bank branch building is about twenty (20) feet high and the parking structure is about fifty (50)feet high, similar to other buildings in the area. 2. Setbacks and site planning — The proposed project meets the required building setbacks of thirty-five (35) feet from Newport Avenue and twenty (20) feet from Del Amo Avenue. 3. Exterior materials and colors — The proposed exterior materials and colors are appropriate for the area in that the design provides a contemporary-appearance and visual statement that engages passersby and visitors with its simple lines and glass exterior. 4. Type and pitch of roofs—The proposed roof design is compatible in that Resolution No. 4380 Page 5 it is flat with adequate parapet and equipment screening to fully screen roof top equipment. 5. Size and spacing of windows, doors, and other openings--The proposed building designs utilize the glass material for windows, walls and doors and essentially creates an inviting appearance from all angles of the buildings. 6. Towers and roof structures — The proposed parking structure includes elevator towers and are compatible with the overall architectural designs in that the towers are designed with colors and glass material that match the office and bank branch buildings. 7. Location, height, and standards of exterior illumination — The proposed site illumination, as conditioned, will be compatible with the building architecture and complement the site improvements and landscaping. As conditioned, the project will comply with site illumination standards and confine the lighting onto the property. 8. Landscaping, parking area design, and traffic circulation—The proposed landscaping, as conditioned, shall comply with the Water Efficient Landscape Ordinance requirements and the design includes accent trees to create visual interest. The proposed parking areas and circulation have been reviewed and determined to be in substantial compliance with City requirements. 9. Location and appearance of equipment located outside an enclosed structure — As proposed and conditioned, equipment shall be fully screened with the building parapet, equipment screening or landscaping screening. 10. Location and method of refuse storage — As conditioned, the trash enclosure will provide adequate room for trash bin storage and easily allow for trash collection services. 11, Physical relationship of proposed structures to existing structures in the neighborhood — The proposed building locations are compatible with existing structures in the project site in that appropriate separation between the buildings are provided, creating a visual margin to showcase the new office building while being within a short walk to the other buildings in the office campus. 12. Appearance and desigh relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares -- The proposed buildings and structure are compatible with existing and possible future structures in that the building is contemporary in design, its circulation is integrated among all the subject properties and the building placement and landscaping will enhance the comer street view. Resolution No. 4380 Page 6 13. Development Guidelines and criteria as adopted by the City Council — The proposed project, as conditioned, complies with development standards, improves a vacant parcel with contemporary buildings and site improvements, and optimizes the use of the properties. L. That on-site security measures will be installed and implemented and that the City's Police Department has reviewed the application and, as conditioned, has no concerns. M. That a public hearing was duly called, noticed, and held on said application on March 26, 2019, by the Planning Commission. On March 26, 2019, the Planning Commission tabled item to allow for sufficient time to finalize the associated Disposition and Development Agreement and Reimbursement -Agreement between the City and applicant. N. That a public hearing was duly called, noticed, and held on said application on June 11, 2019, by the Planning Commission, O. On December 18, 1990, the Tustin City Council certified Final Environmental Impact Report (FEIR) 90-1 for the PCESP. On May 5, 2003, the City Council approved Supplement#1 to FEIR 90-1 for the PCESP. The FEIR, along with its supplement, is a Program EIR under the California Environmental Quality Act(CEQA). The FEIR considered the potential environmental impacts associated with the development of the PCESP. An Environmental Checklist attached hereto as Exhibit B has been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIR. ll. The Planning Commission hereby recommends that the City Council approve DA 2018- 00001, CP 2018-00001, LLA 2018-00003, DR 2018-00023 and CUP 2018-00015 for Joint Use Parking, for the development of an office campus.including a 180,000 square-foot office building, 5,000 square-foot retail bank branch building, four (4) level parking structure and associated site improvements within Planning Areas 7, 9, 11 and 14 of the PCESP subject to the conditions attached hereto as Exhibit C. Resolution No. 4380 Page 7 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the June 11, 2019. STEVE KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4380 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 11th day of June, 2019. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary ATTACHMENT E RESOLUTION NO. 4380, EXHIBIT A: DRAFT ORDINANCE NO. 1501 DEVELOPMENT AGREEMENT 2018-00001 DRAFT ORDINANCE NO. 1501 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING DEVELOPMENT AGREEMENT 2018- 00001 BETWEEN THE CITY OF TUSTIN AND SCHOOLSFIRST FEDERAL CREDIT UNION TO FACILITATE THE DEVELOPMENT OF AN OFFICE CAMPUS FACILITY WITH A 180,000 SQUARE FOOT OFFICE BUILDING, A 5,000 SQUARE FOOT RETAIL BANK BRANCH BUILDING, FOUR (4) LEVEL PARKING STRUCTURE AND ASSOCIATED SITE IMPROVEMENTS WITHIN PLANNING AREAS 7, 9, 11 AND 14 OF THE PACIFIC CENTER EAST SPECIFIC PLAN. The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That a proper application has been submitted by SchoolsFirst Federal Credit Union for the development of an office campus facility including a 180,000 square foot office building, a 5,000 square foot retail bank branch building, four (4) level parking structure and associated site improvements on an approximate 19-acre site within Planning Areas 7, 9, 11 and 14 of the Pacific Center East Specific Plan (PCESP). B. That Development Agreement (DA) 2018-00001 serves to strengthen the public planning process and provide for the orderly implementation of the General Plan, PCESP, the phased development and completion in accordance with the associated Disposition and Development Agreement (DDA), and certain assurances to the Developer and the City. In compliance with TCC Section 9611, the Tustin Planning Commission must make a recommendation on the proposed DA to the City Council. C. That a public hearing was duly called, noticed, and held on said application on March 26, 2019, by the Planning Commission. That the Planning Commission tabled the application to allow for sufficient time to finalize the DPA and reimbursement agreement. D. That a public hearing was duly called, noticed, and held on said application on .Pune 11, 2019, by the Planning Commission. The Planning Commission adopted Resolution No. 4379 determining that the disposition of Parcel 6 of Parcel Map No. 2010-127 and portion of abandoned Del Amo Avenue is in conformance with the adopted General Plan. The Planning Commission adopted Resolution No. 4380 recommending that the City Council adopt Ordinance No. 1501. E. That a public hearing was duly called, noticed, and held on said application on , by the City Council. Draft Ordinance No. 1501 DA-2018-00001 Page 2 F. On December 18, 1990, the City Council certified Final Environmental Impact Report (FEIR) 90.1 for the PCESP. On May 5, 2003, the City Council approved, Supplement #1 to FEIR 90-1 for the Pacific Center East Specific Plan. The FEIR, along with its supplement, is a Program EIR under the California Environmental Quality Act (CEQA). The FEIR considered the potential environmental impacts associated with the development of the PCESP. An Environmental Checklist has been prepared and concluded that these actions do not result in any new significant environmental impacts or a substantial increase in the severity of any previously identified significant impacts in the FEIR. Moreover, no new information of substantial importance has surfaced since certification of the FEIR. G. That the DA can be supported by the following findings: 1. That the Planning Commission determined that that the location, purpose, :and extent of the disposition of Parcel 6 of Parcel Map No. 2010-127 (APN 430.251-28) and portion of abandoned Del Amo Avenue for the development an office campus including 180,000 square feet of office, 5,000 square feet of a retail bank branch, four (4) level parking structure and associated site improvements is in. conformance with the approved General Plan. 2. The:project is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the PCESP in that office and retail bank uses are permitted uses within Planning Areas 7, 9, 11 and 14. 3. The project.is compatible with the uses authorized in the district in which .the real property is located (Planning Areas 7, 9, 11 and 14) in that similar and compatible uses exist and are envisioned within the close proximity of the project site. 4. The project is in conformity with the public necessity, public convenience, general welfare and good land use practices in that the agreement incorporates public benefits in the form of reimbursable public improvement. 5. The project will not be detrimental to the health, safety, and general welfare. The project will comply with the PCESP, TCC, and other regulations to ensure that the project will not be detrimental in any way. 6. The project will not adversely affect the orderly development of the property in that the proposed project complies with the PCESP and would complete the applicant's office headquarters campus facility. Draft Ordinance No. 1501 DA-2018-00001 Page 3 7. That the office headquarters campus will be limited to a maximum 451,715 square feet of building floor area, consistent with the floor-area - ratios identified within the PCESP. That the proposed parking structure does not contain building floor area and is not included in floor area calculations. 8. The project will have a positive fiscal impact on the City in that the provisions of the proposed DA and conditions of approval will ensure that the project will have a positive fiscal impact on the City. SECTION 2. The City Council hereby approves DA 2018-00001 attached hereto as Exhibit A and subject to final approval of the City Attorney. SECTION 3. Severability. if any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Tustin hereby declares that it would have adopted 'this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any-one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this day of , 2019. CHUCK PUCKETT Mayor ERICA N. YASUDA City Clerk Draft Ordinance No. 1501 DA-2018-00001 Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) ORDINANCE NO. 1501 ERICA N. YASUDA, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Ordinance No. 1501 was duly and regularly introduced at a regular meeting of the Tustin City Council, held on the day of , 2019, and was given its second reading, passed, and adopted at a regular meeting of the City Council held on the day of , 2019, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: ERICA N. YASUDA City Clerk Published: EXHIBIT A to Ordinance No. 1501 Development Agreement 2019-00001 CITY OF TUSTIN OFFICIAL BUSINESS REQUEST DOCUMENT TO BE RECORDED AND TO BE EXEMPT FROM RECORDING FEES PER GOVERNMENT CODE 6103 AND 27383. Recording requested by and When recorded mail to: The City of Tustin 300 Centennial Way Tustin, CA 92780 Attn: City Clerk SPACE ABOVE THIS LINE FOR RECORDER'S USE SCHOOLSFIRST DEVELOPMENT AGREEMENT THIS SCHOOLSFIRST DEVELOPMENT AGREEMENT ("Agreement') is entered into effective as of the Effective Date (as defined below)by and between the CITY OF TUSTIN, a California municipal corporation ("City") and SCHOOLSFIRST FEDERAL CREDIT UNION (as further defined in Section 1.1.10, "Developer"). RECITALS A. To strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic risk of development, the Legislature of the State of California adopted the "Development Agreement Statute," Sections 65864, et seg., of the California Government Code ("Government Code"). The Development Agreement Statute authorizes City to enter into an agreement with any person having a legal or equitable interest in real property and to provide for development of such property and to establish certain development rights therein. B. City and Developer intend, substantially concurrently with the execution of this Agreement, to enter into that certain Disposition and Development Agreement for SchoolsFirst Headquarters Project, as the same maybe amended from time to time ("DDA")pursuant to which City shall agree to sell, and Developer shall agree to buy the City Property(as defined below) and develop the Property(as defined below) all as more specifically set forth in the DDA. Pursuant to the DDA, Developer has a legal and equitable interest in the Campus in that Developer owns the Campus other than the City Property and has an equitable interest in the City Property in that it has the contractual right to purchase the City Property from City for development of the Project (as defined below). C. Pursuant to Government Code Section 65864, the State legislature has found and determined that: "(a) The lack of certainty in the approval of development projects can result in a waste of resources, escalate the cost of development to the consumer, and discourage Tustin-SchooIsFirst-Development 1 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union investment in and commitment to comprehensive planning which would make maximum efficient utilization of resources at the least economic cost to the public. (b) Assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval, will strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic costs of development." In accordance with the legislative findings set forth in Government Code Section 65864, City wishes to attain certain public objectives that will be furthered by this Agreement. This Agreement will provide for the orderly implementation of the General Plan of the City("General Plan"), and the phased development and completion of the Project in accordance with the DDA and the Specific Plan(as defined below). This Agreement will further a comprehensive planning objective contained within the City's General Plan. D. The DDA and development of the Project in accordance with the Specific Plan require a substantial early investment of money and planning and design effort by Developer. Without the protection provided by this Agreement,uncertainty that the Proj ect may be completed in its entirety could result in a waste of public resources, escalate the cost of public improvements, and discourage Developer's participation in those certain public improvements specified in the DDA and the Specific Plan. Developer's participation in the implementation of the DDA and the Specific Plan will result in a number of public benefits. These benefits require the cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DDA and the Specific Plan. E. Developer wishes to avoid certain development risks and uncertainties that would, in the absence of this Agreement, deter and discourage Developer from making a commitment to implement the DDA and the Specific Plan. These are as follows: 1. It is generally the law in California that, absent extraordinary circumstances or the approval of a vesting subdivision map, an owner of the land does not obtain a vested right to improve land until the issuance of a building permit for the improvements and commencement of substantial construction pursuant to that permit. The result is a disincentive for landowners to invest monies in the early completion of major infrastructure and other public improvements as part of any project or in early comprehensive planning and design studies. 2. Development under the DDA and the Specific Plan requires a substantial early investment of money and planning and design effort by Developer. Uncertainty about City's land use policies, rules and regulations could result in a waste of private resources, escalate the cost of certain public improvements, and escalate costs of proposed commercial land uses. F. The following assurances are of vital concern to Developer to offset or remove the disincentives and uncertainties set forth in Recital E: 1. Assurance to Developer that, in return for Developer's commitment to the development of the Property as described in the DDA and any approved entitlements and to Tustin-SchoolsFirst-Development 2 City of Tustin 1 SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union complete the Public Benefit Improvements (as defined below) and the other obligations of Developer under this Agreement, City will in turn remain committed to the Existing Entitlement Approvals and the Maximum Campus Square Footage allocation (each as defined below); 2. Assurances to Developer that as Developer becomes obligated for the costs of designing and constructing the public and private improvements included in the DDA and the Specific Plan, Developer will become entitled to rely upon the Vested Rights (as defined below) in the development of the Property and in the Maximum Campus Square Footage allocation for the Campus; and 3. Assurances to Developer that in City's administration of the Existing Entitlement Approvals, Developer will be allowed, consistent with the DDA and the Specific Plan to develop the commercial land uses and intensities identified in the DDA and the Specific Plan. These assurances provide for cooperation and participation of City and Developer and could not be secured without mutual cooperation in and commitment to the comprehensive planning effort that has resulted in the DDA and the Specific Plan. G. The Development Agreement Statute authorizes local agencies to enter into binding development agreements with persons having legal or equitable interests in real property for the development of such property. City wishes to enter into a development agreement with Developer to secure the Public Benefits (as defined below) and additional consideration described in this Agreement, and Developer wishes to enter into a development agreement with City to avoid development risks and uncertainties and to obtain the assurances described above. H. This Agreement is intended to be, and shall be construed as, a development agreement within the meaning of the Development Agreement Statute. This Agreement is intended to augment and further the purposes and intent of the Parties in the implementation of the DDA and the Specific Plan. This Agreement, as a device for the implementation of the Existing Entitlement Approvals, will eliminate uncertainty in planning for and secure the orderly development of the Project, ensure a desirable and functional community environment, provide effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the Project,assure attainment of the maximum effective utilization of resources within the City, and provide other significant public benefits to City and its residents by otherwise achieving the goals and purposes of the Development Agreement Statute. In exchange for these benefits to City, Developer desires to receive the assurance that it may proceed with development of the Project in accordance with the terms and conditions of this Agreement and the Applicable Rules (as defined below), all as more particularly set forth herein. I. City has determined that this Agreement and the Project are consistent with the General Plan and the Specific Plan and that this Agreement complies with the findings established and required by the Tustin City Code, in that the Agreement: 1. Is consistent with the objectives, policies, general land uses and programs specified in the General Plan and the Specific Plan. 2. Is compatible with the uses authorized by the Specific Plan. Tustin-SchoolsFirst-Development 3 City of Tustin 1 SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union 3. Is in conformity with the public necessity, public convenience, general welfare, and good land use practices. Note: the Project will enhance community development, provide employment opportunities and support economic development activity in the vicinity of the Project. 4. Will not be detrimental to the health, safety, and general welfare. Note: compliance with the Specific Plan, Tustin City Code, and other regulations will ensure that the Project will not be detrimental. 5. Will not adversely affect the orderly development of property and will assure that the proposed Project is orderly and well designed. 6. Will have a positive fiscal impact on the City. Note: the provisions of the DDA will ensure that the Project will have a positive fiscal impact on the City. J. On , 2019, the Planning Commission held a public hearing on this Agreement, made certain findings and determinations with respect thereto, and recommended to the City Council of City that this Agreement be approved. On , 2019, the City Council held a public hearing on this Agreement, considered the recommendations of the Planning Commission, introduced and had a first reading of Ordinance No. with the second reading and adoption at the 2019 City Council meeting, approving this Agreement and authorizing its execution. AGREEMENT NOW, THEREFORE, in consideration of the above recitals, which are incorporated herein by this reference, and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the Parties agree as follows: 1. DEFINITIONS AND EXHIBITS. 1.1. Definitions. Any capitalized word or term used in this Agreement shall have the definition or meaning ascribed to such word or term as provided in the DDA, unless the word or term is expressly provided in this Section 1.1, in which event such word or term shall have the definition or meaning as provided herein. All capitalized terms not specifically defined in the DDA or this Agreement shall be interpreted by the Director of Community Development of the City. The following terms when used in this Agreement shall be defined as follows: 1.1.1. "Action" is defined in Section 8.10. 1.1.2. "Administrative Amendment" is defined in Section 2.6.2. 1.1.3. "Agreement" is defined in the introductory paragraph of this Agreement. 1.1.4. "Applicable Rules" means (a) the Existing Land Use Regulations of the City, (b) the Future Rules that are not in conflict (as defined in Section 3.6.2) with the Vested Rights; Tustin-SchoolsFirst-Development 4 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union (c) the Future Rules made applicable to the Project and/or the Property pursuant to Section 3.10; (d) the Existing Entitlement Approvals; (e) the Maximum Campus Square Footage; and (f) the Subsequent Entitlement Approvals to which the Project and/or the Property or development and use thereof are made subject to pursuant to the terms of this Agreement. For avoidance of doubt, the term Applicable Rules applies only to development of the Project on the Property and does not apply to the remainder of the Campus. 1.1.5. "Applications" is defined in Section 3.11.1. 1.1.6. "Assignment" is defined in Section 2.4.1(a). 1.1.7. "Business Day(s)"means any day on which City Hall is open for business and shall specifically exclude, Saturday, Sunday and each legal holiday observed by the City. 1.1.8. "Campus" means the real property legally described and depicted on Exhibit A-4 and is comprised of the City Property legally described and depicted on Exhibit A-1 and the SchoolsFirst Parcels legally described and depicted on Exhibit A-2. 1.1.9. "Campus Improvements" means the improvements existing upon or to be constructed by Developer upon the Campus and shall include the Project and such other improvements as may be constructed by Developer from time to time. 1.1.10. "CEQA" is defined in Section 3.5.2(d). 1.1.11. "Certificate" is defined in Section 4.4. 1.1.12. "Certificate of Compliance" means that certain Certificate of Compliance to be issued by the City to Developer pursuant to the DDA only upon satisfaction of all conditions precedent thereto set forth in the DDA. 1.1.13. "City" is defined in the introductory paragraph of this Agreement. 1.1.1. "City Costs Deposit" is defined in Section 3.13.1(b). 1.1.2. "City Processing Fees" means (a) all fees and charges imposed by the City under the then current regulations for processing applications and requests for permits, approvals, and other actions and monitoring compliance with any permits issued or approvals granted, including all applicable processing and permit fees to cover the reasonable cost to the City of(i)processing and reviewing applications and plans for any Entitlement Approvals, site review and approval, administrative review, and similar fees imposed to recover the City's costs associated with processing, reviewing, and inspecting applications, plans and specifications for the Project, (ii) inspecting the work constructed or installed by or on behalf of Developer, and (iii) monitoring compliance with any requirements applicable to development of the Project, and (b) all costs incurred by the City in the performance of necessary studies and reports in connection with the foregoing and its obligations under this Agreement. Tustin-SchoolsFirst-Development 5 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union 1.1.3. "City Property" means the real property IegaIly described and depicted as the City Property on Exhibit A-1 to this Agreement and comprises the portion of the Property owned by City as of the Effective.Date. 1.1.4. "Claiming Party"is defined in Section 8.11.3. 1.1.5. "Costs" is defined in Section 8.10. 1.1.6. "Damages" is defined in Section 5.3. 1.1.7. "DDA"is defined in the Recital B. 1.1.8. "Decision" is defined in Section 8.10. 1.1.9. "Defaulting Party" is defined in Section 5.1. 1.1.10. "Developer" is defined in the introductory paragraph of this Agreement and includes each and every Successor in Interest. 1.1.11. "Development Agreement Statute" is defined in Recital A. 1.1.12. "Development Permits" means all ministerial permits, certificates and approvals which may be required by City or other governmental authority for the development and construction of the improvements for the Project, in each case in accordance with this Agreement, the DDA, the Applicable Rules and any required environmental mitigation, including any engineering permits, grading permits, foundation permits, construction permits and building permits. 1.1.13. "Effective Date" means the date that is thirty-one (31) calendar days after the approval (second reading) by the City Council of the City's ordinance approving this Agreement. 1.1.14. "EIR" means the Final Environmental Impact Report for the Pacific Center East Specific Plan adopted by the City Council on December 17, 1990 and Supplement#1 adopted on May 5, 2003. 1.1.15. "Entitlement Approvals" means all discretionary land use approvals and entitlements for the Project including the Development Agreement, tentative and final parcel and tract maps,Lot Line Adjustments, Conditional Use Permits,the Concept Plans and Design Review approvals as may be applicable for proposed specific uses(s) in connection with,development of the Project, and all conditions of approval legally required by City and any other Governmental Authority as a condition to subdivision of or lot line adjustment for the Property,and construction of the improvements in accordance with this Agreement. Entitlement Approvals shall be comprised of the Existing Entitlement Approvals and the Subsequent Entitlement Approvals. 1.1.16. "Existing Entitlement Approvals" means all Entitlement Approvals approved or issued prior to the Effective Date with respect to the Property and including the following, which are a matter of public record on the Effective Date: (a)Development Agreement (DA) 2018- 00001; (b)Design Review (DR) 2018-00023; (c) Conditional Use Permit (CUP) 2018-00015 and (d) Lot Line Adjustment (LLA) 2018-00003. Tustin-SchoolsFirst-Development 6 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union 1.1.17. "Existing Land Use Regulations"means the Land Use Regulations in effect on the Effective Date, including the General Plan, the Tustin City Code, the Specific Plan, and all other ordinances, resolutions, rules, and regulations of the City governing development and use of the Property and the Project in effect as of the Effective Date. 1.1.18. "Final Date" is defined in Section 3.13.1(b). 1.1.19. "Force Majeure Delay" is defined in Section 8.11.1. 1.1.20. "Future Rules"is defined in Section 3.6.2. 1.1.21. "General Plan"is defined in Recital C. 1.1.22. "Government Code" is defined in Recital A. 1.1.23. "Land Use Regulations" means all laws, statutes, ordinances, resolutions, codes, orders, rules, regulations and official policies of City governing the development and use of land, including the permitted uses of the Campus, the density or intensity of use, subdivision requirements, timing and phasing of development, the maximum height and size of proposed buildings, and the provisions for reservation or dedication of land for public purposes. 1.1.24. "Maximum Campus Square Footage" is defined in Section 3.6.4. 1.1.25. "Non-Defaulting Party" is defined in Section 5.1. 1.1.26. "Non-Reimbursable Improvements" means those Public Benefit Improvements identified on Exhibit C as "Non-Reimbursable Improvements" and is comprised of the Non- Reimbursable Public Improvements and the Non-Reimbursable Private Improvements. 1.1.27. "Non-Reimbursable Public Improvements" means those Public Benefit Improvements Developer has agreed to construct on City-owned right of way, which improvements will be owned by the City. 1.1.28. "Non-Reimbursable Private Improvements" means those Public Benefit Improvements Developer has agreed to construct on the Property, which improvements will be owned by Developer. 1.1.29. "Parties"means City and Developer, collectively. 1.1.30. "Party"means either City or Developer, individually. 1.1.31. "Plan Check and Inspection Fees" means the fees and costs incurred by the City with respect to its provision of Plan Check and Inspection Services for the Project, which shall be billed to Developer by City and paid by Developer to City in accordance with Section 3.13.1(b). 1.1.32. "Plan Check and Inspection Services" means the services performed by City staff and its third party inspectors, engineers and consultants, if any, to carry out and complete plan check, perform inspections, and monitor Developer compliance with the Applicable Rules, as needed for review and issuance of encroachment permits, excavation permits, grading permits, Tustin-SchoolsFirst-Development 7 City of Tustin I SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union mechanical, electrical and plumbing permits and building permits requested by Developer in connection with the Project. 1.1.33. "Prevailing Party" is defined in Section 8.10. 1.1.34. "Project" means the development of the Property contemplated by the Existing Entitlement Approvals as modified by Subsequent Entitlement Approvals, if any,that may further define, enhance or modify the Existing Entitlement Approvals pursuant to the provisions of this Agreement. 1.1.35. "Property" means the real property legally described and depicted on Exhibit A-3 comprising the "Development Parcels" as such term is defined in the DDA. 1.1.36. "Public Benefits"means those public benefits to be provided by the Developer and the Project as described in Section 3.1 that comprise enforceable additional consideration to City for this Agreement. 1.1.37. Public Benefits Improvements" means the improvements listed on Exhibit C including both the Reimbursable Improvements and Non-Reimbursable Improvements listed thereon,-collectively. 1.1.38. "Recorded" is defined in Section 8.1. 1.1.39. Reimbursable Improvements"means those Public Benefit Improvements identified on Exhibit C as "Reimbursable Improvements". 1.1.40. "Reimbursement Agreement" means the Reimbursement Agreement attached hereto as Exhibit D to be entered into by City and Developer at the Close of Escrow, pursuant to which City shall, on the terms and conditions set forth therein,reimburse Developer for the Actual Costs (as defined therein) of the Reimbursable Improvements. 1.1.41. "Reservation of Authority" means the rights and authority excepted from the assurances and rights provided to Developer under this Agreement and reserved to City under Section 3.10. 1.1.42. "Schools First Affiliate" is defined in Section 2.4.1(b). 1.1.43. "SchoolsFirst Parcels" means the real property legally described and depicted as the SchoolsFirst Parcels on Exhibit A-2 to this Agreement and comprises the portion of the Campus owned by Developer as of the Effective Date. 1.1.44. "Second Party" is defined in Section 8.11.3. 1.1.45. "Specific Plan" means the City's Pacific Center East Specific Plan, as amended, and as the same maybe further amended from time to time. 1.1.46. "State"means the State of California. 1.1.47. "Subsequent Entitlement Approvals" means Entitlement Approvals, if any, Tustin-SchoolsFirst-Development 8 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union approved by City subsequent to the Effective Date in connection with development of the Project on the Property and specifically excludes entitlement approvals, including any such approvals by the City following the Effective Date, for portions of the Campus other than the Property. 1.1.48. Successor In Interest" or "Successors In Interest" means respectively, any one or all ,of the successors in interest of Developer holding a legal or equitable interest in the whole of the Campus,or any portion thereof,by or through Developer(including by or through Developer's successors in interest holding legal or equitable interest therein). 1.1.49. "Term" is defined in Section 2.3. 1.1.50. "Tustin City Code" means the municipal code.of the City of Tustin. 1.1.51. "Vested Rights"means the rights granted to Developer pursuant to this Agreement upon its acquisition of the City Property(a) to develop the Property with the Project in accordance with, and subject to the terms and conditions of this Agreement and the Applicable Rules and (b)with respect to the portions of the Campus other than the Property, solely to establish the Maximum Campus Square Footage, and for no other purpose. 1.2. Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement: Exhibit A-1 Legal Description and Depiction of City Property Exhibit A-2 Legal Description and Depiction of SchoolsFirst Parcels Exhibit A-3 Legal Description and Depiction of Property Exhibit A-4 Legal Description and Depiction of Campus Exhibit B Map showing Specific Plan Planning Areas and Maximum Campus Square Footage Exhibit C Public Benefit Improvements Exhibit D Reimbursement Agreement 2. GENERAL PROVISIONS. 2.1. Binding Effect of Agreement. The Property is hereby made subject to this Agreement. Development of the Property is hereby authorized and shall be carried out only in accordance with the terms of this Agreement. Notwithstanding any other provision of this Agreement, unless otherwise agreed by the Parties in writing, this Agreement shall be null and void if the associated DDA is not approved by the City Council of the City and Developer and executed by authorized representatives of the City and Developer within one hundred and eighty (180) calendar days following the Effective Date. In addition, the portions of the Campus other than Property are made subject to this Agreement as to the Maximum Campus Square Footage allocation only. 2.2. Interests in Property. City and Developer agree that Developer's ownership of portions of the Campus and right to acquire the City Property pursuant to the DDA creates a sufficient legal and/or equitable interest in order to enter into this Agreement. Tustin-SchoolsFirst-Development 9 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Uuion 2.3. Term. Subject to Section 2.1, the term of this Agreement shall commence on the Effective Date and shall continue for a term of five (5) years unless this term is terminated, modified, or extended by circumstances set forth in this Agreement or by mutual written consent of the Parties. Notwithstanding the foregoing, the term of this Agreement shall be automatically extended during the term of any Force Majeure Delay, provided that the maximum term of this Agreement as extended by Force Majeure Delay shall be six (6)years. Notwithstanding any other provision of this Agreement, concurrently with any termination of the DDA occurring prior to Close of Escrow, unless otherwise requested by the City, this Agreement will terminate and Developer will cooperate with City and will execute, in form permitting it to be Recorded, such instruments as may be reasonably requested by the City to effect such termination. In addition, this Agreement shall automatically terminate upon the date upon which Developer's rights to acquire the City Property under the DDA expire, if Developer fails on or before such date to acquire the City Property. 2.4. Sale, Assiunment, Transfer. 2.4.1. AssiQmment and Notification. The rights, interests and obligations conveyed and provided herein to Developer benefit and are appurtenant to the Campus. Developer has the right to sell,assign and/or transfer any and all of its rights and interests in and to the Campus and this Agreement and to delegate any and all of its duties and obligations hereunder; provided, however, that such rights and interests may not be sold, assigned or transferred except in strict compliance with the following conditions: (a) Until the Certificate of Compliance has been Recorded,prior and as a condition to any sale, assignment or transfer of this Agreement and any portion of the Campus ("Assignment"): (i) as to an Assignment including all or any portion of the Property,Developer shall secure the prior written consent of the City when and if such Assignment triggers a requirement for City consent to a Transfer or Transfer of Control (each as defined in the DDA) under Article 2 of the DDA and in such case, City consent to the Assignment of this Agreement shall be subject to the provisions, standards and requirements set forth in Article 2 of the DDA (which are incorporated herein by this reference as though fully set forth in this Agreement) applicable to a Transfer or Transfer of Control, as applicable, thereunder; provided that if such Transfer or Transfer of Control is a Permitted Transfer (as defined in the DDA), no City consent shall be required; and (ii) as to an Assignment only as to a portion of the Campus other than the Property, Developer shall secure the written consent of City, in its reasonable discretion, prior and as a condition to any such Assignment; (b) After the Certificate of Compliance is Recorded, Developer shall secure the written consent of City, in its reasonable discretion, prior and as a condition to any Assignment of this Agreement and all or any portion of the Campus, provided that, notwithstanding anything to the contrary set forth in this Section 2.4, Developer may assign this Agreement to a SchoolsFirst Affiliate (as defined below)without the requirement of obtaining the City's prior written consent but any Assignment to a SchoolsFirst Affiliate shall be subject to all other requirements of this Section 2.4. The term"SchoolsFirst Affiliate"shall mean only a credit N Tustin-SchoolsFirst-Development 10 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union union service organization Controlled by SchoolsFirst Federal Credit Union. (c) In all cases, said rights and interests may be sold, assigned or transferred only as an incident of the Assignment of the portion of the Campus to which they relate, including any Assignment pursuant to a foreclosure of a Mortgage or a deed in lieu of a foreclosure; (d) Prior to any Assignment, Developer shall notify City in writing of such Assignment, the portions of the Campus to which the Assignment will be appurtenant, and the name and address (for purposes of notices hereunder) of the assignee or transferee, and Developer and the assignee or transferee shall notify City whether the assignee or transferee will assume any or all of Developer's obligations under this Agreement and, if only a portion, which of Developer's obligations will be assumed; and (e) The assignee or transferee shall have entered into an Assignment Agreement if required by the DDA. Any attempt to assign or transfer any right or interest in this Agreement except in strict compliance with this Section 2.4 shall be null and void and of no force and effect. 2.4.2. Subject to Terms of Agreement. Following an Assignment of any of the rights and interests of Developer set forth in this Agreement in accordance with Section 2.4.1, the assignee's exercise, use, and enjoyment of the Campus shall be subject to the terms of this Agreement to the same extent as if the assignee or transferee were Developer. 2.4.3. Release of Developer Upon Transfer. Notwithstanding an Assignment of portions or all of the Campus or the rights or interests under this Agreement, Developer shall continue to be obligated under this Agreement unless released or partially released by City with respect to Developer's obligations and the other duties and obligations of Developer under this Agreement,pursuant to this Section, which release or partial release shall apply only with respect to obligations of Developer following the effective date of the Assignment. Such release or partial release shall be provided by City upon the full satisfaction by Developer of each and every one of the following conditions: (a) Developer is not then in default under this Agreement; (b) If required pursuant to Section 2.4.1, City has consented to the Assignment utilizing the procedures and apply the standard of City approval set forth in such Section; (c) The Assignment is not a Transfer to an Affiliate or other Transfer or Transfer of Control for which the DDA expressly provides that Developer shall not be released from its obligations under the DDA; (d) The Assignment is an assignment of all of Developer's interest in the Campus (or portion of the Campus) being transferred, and, if a portion of the Property is assigned or transferred, such Assignment shall include all of Developer's rights in the DDA, this Tustin-SchoolsFirst-Development 11 City of Tustin 1 SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union Agreement and the remaining Other Agreements applicable to the Property being assigned or transferred; (e) An assignee or transferee has assumed all duties and obligations as to which Developer is requesting to be released pursuant to an assignment and assumption agreement approved by City; and (f) The assignee or transferee is financially able to assume the obligations proposed for Assignment and has demonstrated to the reasonable satisfaction of City that adequate resources have been committed to the full performance of such obligations. City shall cooperate with Developer, at no cost to City, in executing in recordable form any document that City has approved to confirm the release of Developer pursuant to this Section 2.4. 2.5. No Release. In the absence of specific written agreement by City, pursuant to which City expressly releases the Developer under the applicable provisions of the DDA and this Agreement, no Transfer shall constitute a release of Developer from any of its obligations under this Agreement and the Developer shall retain such obligations and remain jointly and severally liable for such obligations. 2.6. Amendment or Cancellation of Agreement. 2.6.1. Generally. This Agreement may be amended or cancelled in whole or in part only in the manner as provided for in the Government Code and the Tustin City Code. This provision shall not limit any remedy of City or Developer as provided by this Agreement. Developer or City may propose an amendment to or cancellation, in whole or in part, of this Agreement. Any amendment or cancellation shall be by mutual consent of City and Developer except as provided otherwise in this Agreement, in compliance with any applicable requirements established by the Government Code and/or the Tustin City Code. 2.6.2. Administrative Amendments;Authority o�ty Manager. Any amendment to this Agreement which does not relate to the Term of this Agreement, permitted uses of the Project, provisions for the reservation or dedication of land or the conditions, terms, restrictions and requirements relating to Subsequent Entitlement Approvals of City, revisions to Public Benefits (other than to the time for performance of the Public Benefits Improvements)or monetary exactions of Developer,shall be considered an"Administrative Amendment". Any modification to the Maximum Campus Square Footage or affecting portions of the Campus other than the Property shall not be an Administrative Amendment. The City Manager or assignee is authorized to execute Administrative Amendments on behalf of City and no action by the Planning Commission or the City Council (e.g. noticed public hearing) shall be required before the Parties may enter into an Administrative Amendment. However, if in the judgment of the City Manager or assignee a proposal is not an Administrative Amendment or a proposed Administrative Amendment should be considered by the approval bodies of the City,then in either case,the City's Planning Commission shall conduct a noticed public hearing to consider whether the amendment should be approved or denied and shall make a recommendation to the City Council on the amendment. The City Council shall conduct a noticed public hearing to consider the request and the Planning Commission's recommendation on the matter. At the conclusion of the public hearing, the City Council may approve, deny, or conditionally approve the amendment. Tustin-SchoolsFirst-Development 12 City of Tustin I SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union r 2.6.3. Consent to Amendments. In the case of amendments affecting portions of the Campus, only the consent of the owner of such portion of the Campus shall be required so long as the amendment does not diminish the rights appurtenant to or increase the burdens upon any other portion of the Campus. Any Future Rule applicable to the Project or the Property pursuant to this Agreement and any amendment of City Land Use Regulations including to the General Plan, applicable Specific Plan or City's zoning ordinance, shall not require amendment of this Agreement. 2.6.4. Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: (a) Expiration of the Term of this Agreement as set forth in Section 2.3; (b) Entry of a final court judgment not subject to further appeal setting aside, voiding or annulling the adoption of the City ordinance approving this Agreement; (c) The adoption of a referendum measure overriding or repealing the City ordinance approving this Agreement; (d) Completion of the Project and the Public Benefits in accordance with the terms of this Agreement, the DDA, the Entitlement Approvals and the Applicable Rules, including issuance of all required occupancy permits and acceptance by City or applicable public agency of all required public improvements, and recording of a Certificate of Compliance with the Orange County Clerk Recorder when required pursuant to the DDA; (e) Due to termination by City in accordance with Section 4.3 or Article 5; or (f) Upon mutual written agreement of City and Developer. In addition, City shall have the right, but not the obligation, to terminate this Agreement as to the portion of the Property reacquired by it pursuant to any rights for such termination that may or may not exist under the DDA. Termination of this Agreement shall not constitute termination of any other Entitlement Approvals for the Property. Upon the termination of this Agreement, no Party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement which has occurred prior to such termination or with respect to any obligations which are specifically set forth as surviving this Agreement. 2.7. Notices,Demands and Communications between the Parties. All notices, demands, consents, requests and other communications required or permitted to be given under this Agreement shall be in writing and shall be deemed conclusively to have been duly given (a) when hand delivered to the other Party; (b) three (3) Business Days after such notice has been sent by United States mail via certified mail, return receipt requested, postage prepaid, and addressed to the other Party as set forth below; or(c) the next Business Day after such notice has been deposited with a national overnight delivery service reasonably approved by the Parties (Federal Express, United Parcel Service and U.S. Postal Service are deemed approved by the Parties), postage prepaid, addressed to the Party to whom notice is being sent as set forth with next Business-Day Tustin-SchoolsFirst-Development 13 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union delivery guaranteed,provided that the sending Party receives a confirmation of delivery from the delivery service provider. Unless otherwise provided in writing, all notices hereunder shall be addressed as follows: If to City: City of Tustin 300 Centennial Way Tustin, CA 92780 Attention: City Manager and Director of Community Development With a copy to: City Attorney, City of Tustin Woodruff Spradlin& Smart 555 Anton Boulevard, 41200 Costa Mesa, CA 92626 Attention: David Kendig, Esq. If to Developer, then separate notices shall be sent to each of the following: SchoolsFirst Federal Credit Union 1200 Edinger Avenue Tustin, CA 92780 Bill Cheney, President/CEO Francisco Nebot, Chief Financial Officer Christina Quintero,Vice President Facilities Services With a copy to: Jeffrey P. Walsworth and Cindy Hughes 1 City Boulevard, 5th Floor Orange, CA 92868 Any Party may by written notice to the other Party in the manner specified in this Agreement change the address to which notices to such Party shall be delivered. 3. DEVELOPMENT OF THE PROPERTY. 3.1. Public Benefits. This Agreement provides assurances that the Project described by this Agreement will be achieved and developed in accordance with the Applicable Rules and this Agreement. The Parties believe that such orderly development of the Project will provide the benefits to the City and additional regional public benefits, including: increased tax revenues, installation of on-site and off-site improvements, and creation and retention of jobs. In addition, Developer will complete the Public Benefit Improvements listed on Exhibit C within the time periods set forth for completion in the Schedule of Performance attached to the DDA. Notwithstanding anything to the contrary in this Agreement, if any payment under this Article 3 Tustin-SchoolsFirst-Development 14 City of Tustin I SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union is not made or any obligation requiring performance is not performed by Developer, the City may withhold further issuance of building permits and other approvals, including final maps, for the Project until such time as Developer has made the required payment or undertaken the required performance. 3.2. Developer Objectives. In accordance with the legislative findings set forth in the Government Code, the Developer wishes to obtain reasonable assurances that the Project may be developed in accordance with the Applicable Rules and with the terms of this Agreement and subject to the City's Reservation of Authority. To the extent of Project development, and as provided by Section 3.5.2, Developer anticipates making capital expenditures or causing capital expenditures to be made in reliance upon the DDA and this Agreement. In the absence of this Agreement, Developer would have no assurance that it can complete the Project for the uses and to the density and intensity.of development set forth in this Agreement and the Existing Entitlement Approvals. This Agreement, therefore, is necessary to assure Developer that the Project will not be (a) reduced or otherwise modified in density, intensity, maximum square footage or use from what is set forth in the Existing Entitlement Approvals, or(b) subjected to new rules, regulations, ordinances or official policies or plans except for Future Rules made applicable pursuant to the terms of this Agreement, 3.3. Mutual Objectives. Development of the Project in accordance with this Development Agreement will provide for the orderly development of the Property in accordance with the objectives set forth in the General Plan. Moreover, a development agreement for the Project will eliminate uncertainty in planning for and securing orderly development of the Property, assure installation of necessary improvements, assure attainment of maximum efficient resource utilization within the City at the least economic cost to its citizens and otherwise achieve the goals and purposes established by the Government Code. Additionally,although development of the Project in accordance with this Agreement will restrain the City's land use or other relevant police powers, this Agreement provides City with sufficient reserved powers during the term hereof to remain responsible and accountable to its residents. In exchange for these and other benefits to City, the Developer will receive assurance that the Project may be developed during the term of this Agreement in accordance with the Applicable Rules, and subject to the City's Reservation of Authority and the terms and conditions of this Agreement. 3.4. Applicability of the Ageement. This Agreement does not: (a)(i) grant development capacity for the Property or the Project in excess of that established in the Existing Entitlement Approvals or(ii)except as set forth in clause(a)(i)above, grant development capacity or development rights for the Campus except with respect to establishment of the Maximum Campus Square Footage; (b) eliminate future discretionary actions relating to the Project that are either required by the Applicable Rules or requested by Developer pursuant to applications initiated and submitted by Developer after the Effective Date; (c) eliminate the requirement that Developer obtain all entitlement approvals required by the City pursuant to then-effective Land Use Regulations with respect to development on the Property of any project other than the Project or development on portions of the Campus other than the Property; (d) guarantee that Developer will receive any profits from the Project or any other development on the Campus; (e) amend the DDA,the Specific Plan or the General Plan or(f)protect the Developer,the Project or the Campus from the applicability of any increases in development fees or City Processing Fees. Notwithstanding any other provision of this Agreement: (i) except as specifically set forth in Tustin-SchoolsFirst-Development 15 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union Sections 3.6.2 and 3.10,this Agreement does not protect the Developer,the Projector the Property from the applicability of any Future Rules (1) imposed pursuant to the City's Reservation of Authority or (2)if not imposed pursuant to the City's Reservation of Authority, adopted by the City and not in conflict (as defined in Section 3.6.2) with Existing Land Use Regulations and (ii) does not protect the Campus other than the Property or the Campus Improvements other than the Project from the applicability of any Future Rules or provide Vested Rights to the portions of the Campus other than the Property or the Campus Improvements other than the Project except by establishing an allocation to the Campus of the Maximum Campus Square Footage in accordance with Table 4 of the Specific Plan. For avoidance of doubt, the inclusion or failure to include a reference to the remainder of the Campus or to the Maximum Campus Square Footage in any Section of this Agreement granting or limiting rights applicable to the Property or the Project shall not be construed to create additional rights in Developer associated with the development of such portions of the Campus or Campus Improvements thereon. 3.5. Agreement and Assurance on the Part of the Developer. In consideration for City entering into this Agreement, and as an inducement for City to obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order to effectuate the premises, purposes and intentions set forth in this Agreement, Developer hereby agrees as follows: 3.5.1. Project Development. Developer agrees that it will use commercially reasonable efforts, in accordance with its own business judgment and taking into account market conditions and economic considerations, to undertake any development of the Project in accordance with the terms and conditions of the DDA,this Agreement and the Existing Entitlement Approvals. 3.5.2. Additional Obligations of Developer as Consideration for this Agreement. In addition to the obligations identified in Section 3.1, the development assurances provided by Developer in this Agreement and the resulting construction of the Project will result in the following: (a) Construction of an office complex comprised of (i) a three-story, 180,000 square foot office building, (ii) a one-story, 5,000 square foot retail credit union branch, and(iii) a four-level parking structure with approximately 920 parking spaces consistent with this Agreement, the Applicable Rules and the DDA, including in accordance with the schedule of performance set forth in the DDA. (b) Construction of all Improvements identified in the DDA in accordance with the schedule of performance set forth in the DDA. (c) Completion of all Public Benefit Improvements identified on Exhibit C in accordance with the schedule of performance set forth in the DDA and this Agreement. (d) Compliance with the DDA, the Applicable Rules, State and federal law, all mitigation measures, including measures imposed pursuant to the California Environmental Quality Act ("CEQA"), all Development Permits and all conditions of approval associated with the foregoing. Tustin-SchoolsFirst-Development 16 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union (e) Payment of all required development related fees, including all required processing fees, pursuant to the terms and conditions set forth in the DDA and this Agreement. 3.6. Agreement and Assurances on the Part of City. In consideration for Developer entering into this Agreement, as an inducement for Developer to obligate itself to carry out the covenants and conditions set forth in this Agreement, and in order to effectuate the purpose of this Agreement, City hereby agrees as follows: 3.6.1. Applicable Regulations:Vested Right to Develop. To the maximum extent permitted by law, Developer has the vested right for the term of this Agreement to develop the Project on the Property subject to the terms and conditions of this Agreement, the Applicable Rules, State and federal law, in each case subject to City's Reservation of Authority and subject to the additional terms and conditions set forth in the DDA. Other than as expressly set forth in this Agreement, during the Term, the terms and conditions of development applicable to the Property, including the permitted uses of the Property, the density and intensity of use,maximum height and size of proposed buildings, the design, improvement and construction standards and specifications applicable to the development of the Property, including any changes authorized pursuant to Section 3.6.2, the requirements for infrastructure and public improvements and the provisions for the reservation and dedication of land as needed for public purposes pursuant to Governmental Requirements, shall be those set forth in the DDA and the Applicable Rules. In connection therewith and subject to the terms of this Agreement including the Reservation of Authority, Developer shall have the Vested Right to carry out and develop the Property in accordance with the Applicable Rules and the provisions of this Agreement. In addition, by executing this Agreement, the City confirms the Maximum Campus Square Footage for the Campus but provides no other Vested Rights with respect to the development of portions of the Campus other than the Property or with respect to Campus Improvements other than the Project. 3.6.2. Changes Authorized by City. To the extent any changes in the Existing Land Use Regulations,or any provisions of future General Plans, Specific Plans,Tustin City Code or other rules,regulations, ordinances or policies of City(whether adopted by means of ordinance, initiative, referenda, resolution, policy, order, moratorium, or other means, adopted by the City Council, Planning Commission, or any other board, commission, agency, committee, or department of City, or any officer or employee thereof) following the Effective Date(collectively, "Future Rules") are not in conflict with the Vested Rights, such Future Rules shall be applicable to the Project. For purposes of this Section 3.6.2, the word "conflict" means Future Rules that would (a) frustrate in a more than insignificant way the intent or purpose of the Applicable Rules in relation to the Project;(b)materially increase the cost of performance of,or preclude compliance with, any provision of the Vested Right; (c) delay in a more than insignificant way development of the Project; (d) limit or restrict the availability of public utilities, services, infrastructure of facilities (for example, but not by way of limitation, water rights, water connection or sewage capacity rights, sewer connections, etc.)to the Project, or(e) impose limits or controls in the rate, timing,phasing or sequencing of development of the Project. Notwithstanding the foregoing,a Future Rule that conflicts with the Applicable Rules shall nonetheless apply to the Property if, and only if one of the following apply: (i) it is consented to in writing by Developer; (ii)it is determined by City and evidenced through findings adopted by Tustin-SchoolsFirst-Development 17 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union the City Council that the change or provision is reasonably required in order to prevent a condition dangerous to the public health or safety as set forth in Section 3.10.3; (iii) required by changes in State or federal law as set forth in Section 3.10.2; (iv) it consists of revisions to, or new building regulations permitted by Section 3.10.4; or (v) it is otherwise expressly permitted by this Agreement. 3.6.3. Availability of Public Services. To the maximum extent permitted by law and consistent with its authority,City shall use commercially reasonable efforts to assist Developer in reserving such capacity for sewer and water services as may be necessary to serve the Project, at no cost or expense to City. 3.6.4. Allocation of Development Rights Under Specific Plan; _Effect of Agreement on Development of Campus. City hereby acknowledges that based on the actual net acreages for the Campus, the Specific Plan (pursuant to Table 4 of the Specific Plan) allocates to the Campus and reserves for development of the Project and additional Campus Improvements a total of 451,715 square feet of office and commercial square footage from the total Specific Plan Planning Areas 7, 9, 11, and 14 (as shown on Exhibit B) authorization of office and commercial square footage, which shall be allocated as set forth on Exhibit B ("Maximum Campus Square Footage") unless otherwise approved by the City. The foregoing is a maximum allocation for all existing and future buildings, and improvements on the Campus (but excludes parking structures, which shall not be counted toward the Maximum Campus Square Footage). Except with respect to the foregoing allocation of square footage, this Development Agreement does not provide Vested Rights to Developer with respect to portions of the Campus other than the Property or to development of improvements other than the Improvements.Notwithstanding any other provision of this Agreement, if Developer desires to develop the remainder of the Campus, other than the Project, with Campus Improvements in accordance with the Specific Plan such development shall be contingent upon consideration and approval by the City, in accordance with then-applicable Land Use Regulations, and the other then-applicable laws, rules and regulations of the City, without restriction, following public hearings as required by law, of concept plan and design review, conditional use permits and other permits and approvals required by the Specific Plan and the Tustin City Code to be issued as a condition to such development, and in carrying out such development, the Vested Rights protections under this Agreement shall not apply except to the extent of vesting of the commercial square footage allocations shown on Exhibit B. 3.7. Intentionally Omitted. 3.8. Timing of Development. The timing of development will be as set forth in the DDA. Since the California Supreme Court held in Pardee Construction Co. v. City of Camarillo (1984) 37 Cal. 3d 465, that the failure of the parties therein to provide for the timing of development resulted in a later adopted initiative restricting the timing of development to prevail over such parties' agreement, it is the Parties' intent to cure that deficiency by acknowledging and providing that Developer will adhere to the terms of the DDA regarding the timing of development. 3.9. Subsequent Entitlement Approvals; Changes and Amendments. The Parties acknowledge that refinement and further development of the Project may require Subsequent Entitlement Approvals and may demonstrate that changes are appropriate and desirable in the Existing Entitlement Approvals. Entitlement Approvals (except for this Agreement, the amendment process for which is set forth in Section 2.6) may be amended or modified from time Tustin-SchoolsFirst-Development 18 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union to time, but only at the written request of Developer or with the written consent of Developer (at its sole and absolute discretion). All amendments to the Entitlement Approvals shall automatically become part of the Applicable Rules. In the event Developer finds that a change in the Existing Entitlement Approvals is necessary or appropriate, Developer shall apply for a Subsequent Entitlement Approval to effectuate such change and City shall process and act on such application in accordance with the Applicable Rules, except as otherwise provided by this Agreement, including the Reservation of Authority. If approved, any such change in the Existing Entitlement Approvals shall thereafter be deemed to be an Existing Entitlement Approval and a Vested Right for all purposes of this Agreement without requiring an amendment to this Agreement and may be further changed from time to time as provided in this Section. 3.10. Reservation of Authority. Notwithstanding any other provision of this Agreement to the contrary, the Future Rules described in this Section 3.10 shall apply to and govern development of the Property and Project unless otherwise set forth in this Agreement. Except as set forth in Section 3.6.4 with respect to the Maximum Campus Square Footage, nothing in this Agreement shall limit the right of the City to apply Future Rules, then-existing laws and Land Use Regulations with respect to development of the portions of the Campus other than the Property and the limitations with respect to Future Rules set forth in this Section 3.10 apply solely to the Property and the Project(and the Future Rules shall apply to all development on the Campus other than the development of the Project on the Property). 3.10.1. Consistent Future Cily Regulations. Future Rules shall apply to and govern development of the Property,provided that any Future Rules which reduce the density or intensity of the Project below that permitted by the Existing Land Use Regulations or the Existing Entitlement Approvals, alter the permitted uses of the Property, reduce the maximum height or size of any permitted buildings, impose additional obligations in connection with the reservation of land for public purposes beyond the requirements identified in the DDA,or limit the rate,timing, or sequencing of development of the Property from that required in the DDA or in any Entitlement Approvals, shall be deemed inconsistent with this Agreement and shall not be applicable to the development of the Property and Project. 3.10.2. Overriding State and Federal Laws. City shall not be precluded from adopting and applying Future Rules to the Property and the development of the Project to the extent that such Future Rules are required to be applied by State or federal laws or regulations and which would override Developer's Vested.Rights as set forth in this Agreement, provided however, that (a) Developer does not waive its right to challenge or contest the validity of such State or federal rules or regulations; and (b) such Future Rules, if otherwise in conflict with the Vested Rights (as described in Section 3.6.2) shall only be applied to the Project and development of the Project to the extent necessary to comply with such new State or federal law or regulation. In the event that such State or federal law or regulation (or Future Rules undertaken pursuant thereto) prevents or precludes substantial compliance with one or more provisions of the Existing Land Use Regulations or this Agreement,the Parties agree to consider in good faith amending or suspending such provisions of this Agreement as may be necessary to comply with such State or federal laws (or Future Rules), provided that no Party shall be bound to approve any amendment to this Agreement unless this Agreement is amended in accordance with the procedures applicable to the adoption of development agreements as set forth in the Development Agreement Statute and Tustin City Code and each Party retains full discretion with respect thereto. Tustin-SchoolsFirst-Development 19 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union 3.10.3. Public Health and Safety. Nothing in this Agreement shall preclude the City Council from adopting and applying Future Rules that the City Council finds are reasonably necessary to protect persons on the Property or in the immediate community, or both, from conditions dangerous to their health or safety notwithstanding that the applications of such Future Rules or other similar limitation would result in the impairment of Developer's Vested Rights under the Agreement or the Existing Land Use Regulations. In determining whether any such Future Rules are reasonably necessary to protect persons as set forth above,the City Council shall make findings, based on evidence presented to and accepted by the City Council that the changes are reasonably necessary to protect the public health or safety. The provisions of this Section 3.10.3 do not apply to any measure adopted by initiative. 3.10.4. Uniform Construction Codes and Regulations. Policies and rules governing engineering and construction standards and specifications applicable to public and private improvements, including all uniform codes adopted by City and any local amendments to those codes adopted by City in the future shall apply to the Project and Property. 3.10.5. Police Power. In all respects not provided for in this Agreement, City shall retain full rights to exercise its police powers to regulate development of the Project and Property. Any uses or development requiring a concept plan, design review, tentative tract map, conditional use permit, variance, or other Entitlement Approvals in accordance with Existing Land Use Regulations shall require a permit or approval pursuant to this Agreement and notwithstanding any other provision set forth herein, this Agreement is not intended to vest Developer's right to issuance of such permit or approval. 3.11. Processing. 3.11.1. Subse uent Entitlement Approvals. City shall employ all lawful actions capable of being undertaken by City to promptly (a) accept all complete applications for Subsequent Entitlement Approvals (collectively, "Applications") and (b)process and take action upon Applications in accordance with the Applicable Rules with a goal of completing the review within time frames identified in the DDA; provided however, that City shall not be deemed in default under this Agreement should such time frame(s) not be met. To the extent that Developer desires that City plan check or process an Application on an expedited basis and to the extent that it requires an additional expense beyond the customary expense applicable to the general public, City shall inform Developer of such additional expense,including the cost of overtime and private consultants and other third parties. If acceptable to Developer, Developer shall pay the additional cost and City shall use good faith efforts to accelerate the processing time utilizing overtime and the services of private consultants and third parties to the extent available. Upon the written request of Developer, City shall inform Developer of the necessary application requirements for any requested City approval or requirement relating to the Project. At such time as a Subsequent Entitlement Approval applicable to the Property is approved by City, then such Subsequent Entitlement Approval shall become subject to all of the terms and conditions of this Development Agreement and shall be treated as an Existing Entitlement Approval under this Agreement. 3.11.2. Filings. Developer shall exercise reasonable efforts to file applications for Development Permits and Entitlement Approvals within the time frames and schedules as generally outlined in the DDA and shall exercise reasonable efforts to attempt to obtain Development Permits and Entitlement Approvals within the time frames identified in the DDA; Tustin-SchoolsFirst-Development 20 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union provided, however, that.failure solely to comply with such time frame(s) shall not be deemed to be a default under this Agreement. 3.11.3. Cooperation. City and Developer shall cooperate in processing all applications for permits and approvals for the Project, provided, however, that such cooperation shall not include any obligation of City to incur any un-reimbursed expense, and City shall be entitled, subject to the terms of this Agreement, the DDA and Developer's rights hereunder, to exercise all discretion to which it is entitled by law in processing and issuing any permits and approvals for the Project. 3.11.4. Approvals. Notwithstanding any administrative or judicial proceedings, initiative or referendum concerning any of the Entitlement Approvals, City shall process applications for permits and approvals as provided herein to the fullest extent allowed by law and Developer may proceed at its sole risk with development of the Project pursuant to the DDA and the Applicable Rules to the fullest extent allowed by law. Notwithstanding the foregoing, Developer acknowledges and agrees that City reserves its discretion in the same manner as it exercises its discretion under its police powers, including the Reservation of Authority,to approve or disapprove all Subsequent Entitlement Approvals for the Project and/or the Property and any subsequent entitlement approvals sought by Developer with respect to the remainder of the Campus, and that nothing in this Agreement will be construed as circumventing or limiting City's discretion with respect thereto or with respect to the environmental review required by CEQA. Such reservation of discretion will apply to all contemplated legislative and quasi-judicial actions including approval of land use entitlements, CEQA compliance, code enforcement and the making of findings and determinations required by law and the City may,in its sole and absolute discretion, elect not to approve, adopt or certify any requested subsequent entitlement approval based on CEQA review or other discretionary factors. 3.12. CEQA. This Agreement does not modify, alter or change the City's obligations pursuant to CEQA. Developer acknowledges that City is required by State law to comply with CEQA in the consideration and approval, of any Subsequent Entitlement Approval and/or any amendment to this Agreement. The EIR, which has been certified by City as being in compliance with CEQA, addresses the potential environmental impacts of the entire Project as it is described in the Existing Entitlement Approvals. Nothing in this Agreement shall require or be construed to require CEQA review of ministerial approvals. It is agreed that, in acting on any discretionary Subsequent Entitlement Approvals for the Project, City shall rely on the EIR to satisfy the requirements of CEQA to the extent permissible by CEQA. In the event that any additional CEQA documentation is legally required for any discretionary Subsequent Entitlement Approval for the Project, then the scope of such documentation shall be focused, to the extent possible consistent with CEQA, on the specific subject matter of the Subsequent Entitlement Approval and City shall conduct such CEQA review as expeditiously as possible, at Developer's expense. Nothing herein shall restrict or limit the obligation of Developer to pay for and implement any additional mitigation measures or conditions of approval imposed as a result of such CEQA and any Subsequent Entitlement Approval process. Tustin-SchooIsFirst-Development 21 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union 3.13. Fees. 3.13.1. Processing Fees and Charges. (a) The City shall have the right to charge and Developer shall be required to pay all City Processing Fees which shall, except as otherwise specifically set forth in Section 3.13.1(b),be paid at the generally applicable rates in effect at the time such City Processing Fees are due. (b) With respect to Plan Check and Inspection Services only, the City shall be entitled to charge and Developer shall reimburse the City for its costs to make available City staff,including the City Attorney,and third party engineers and consultants,if any,as required to complete,process,and review plans and applications,complete plan check,perform inspections, and monitor Developer compliance with the requirements of this Agreement and the Applicable Rules. Not later than ten (10) Business Days following approval by the City of this Agreement, and as a condition to the effectiveness of this Agreement, Developer shall deliver to the City in cash or cash equivalent funds, a deposit in an amount reasonably requested by City which shall be based on the City's estimate of staff and third party consultant time required to complete and perform plan check and inspections ("City Costs Deposit"). The City Costs Deposit shall be deposited by the City in an account in a bank or trust company selected by the City and with no requirement that such account be interest bearing. If any interest is paid on such account, such interest shall accrue to any balances in the account for the benefit of the City. If at any time prior to the latest to occur of(i) issuance of the final Certificate of Compliance for the Project; (ii) the issuance of the final certificate of occupancy for a building on the Property; or(c) termination of the DDA("Final Date"),the amount of funds in the City Costs Deposit account is depleted below Ten Thousand Dollars ($10,000), then Developer shall be required to pay to the City each time an additional Twenty Thousand Dollars ($20,000) or such other amount as the City may specify as required in City's estimation to cover the cost of Plan Check and Inspection Fees, which shall be credited to the City Costs Deposit. Each such payment shall be deposited by the City into the City Costs Deposit account and shall be applied to reduce the amount of Plan Check and Inspection Fees incurred by the City. The City Costs Deposit has been established to fund the Plan Check and Inspection Fees incurred by the City and may be used by the City for such purpose, and shall be depleted accordingly. Immediately upon incurring any Plan Check and Inspection Fees or costs or receipt of an invoice from third parties for same, the City shall have the right to deduct the amounts due it on account thereof from the City Costs Deposit. A monthly accounting of deductions documenting staff time spent to process and review plans and applications, complete plan check, perform inspections, and monitor Developer compliance, along with documentation evidencing any other deductions from the City Costs Deposit shall be provided by City to Developer. The City Costs Deposit shall be retained by the City until the Final Date specified above and the remaining amount of the City Costs Deposit then held by the City, if any, shall be promptly returned by the City to Developer thereafter,provided that the return of such funds shall not terminate the obligations of Developer to pay all City Processing Fees arising or incurred prior to the Final Date. Developer shall pay any outstanding amounts due with respect to the City Processing Fees to the City within thirty (30) calendar days following receipt of an invoice from the City therefor, provided that the City shall first apply the amount of the City Costs Deposit, if any, then held by it in satisfaction of such invoice, and shall reflect the amount of such credit on the invoice. Tustin-SchoolsFirst-Development 22 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union 3.13.2. Development Fees. City shall have the right to impose,and Developer shall pay, all development fees adopted by City at the time of issuance of building permits for the Project. 3.14. Dedications. Developer and City acknowledge and agree that there are no dedications by Developer to City and/or other public agencies required by this Agreement and the' DDA. 3.15. Regulation by Other Public Agencies. It is acknowledged by the Parties that other public agencies not within the control of City possess authority to regulate aspects of the Project and development of the Property (and the remainder of the Campus) separately from or jointly with City and this Agreement does not limit the authority of such other public agencies. City agrees to cooperate fully, at no out of pocket cost to City,with Developer in obtaining any required permits or compliance with the regulations of other public agencies provided such cooperation is not in conflict with any laws, regulations or policies of City. 3.16. Lot Line Adjustment. Developer shall take all actions required to be taken by it, including assuring that the appropriate instruments and deeds are Recorded, to cause the lot line adjustment to the Property described in the DDA pursuant to Lot Line Adjustment (LLA) 2018- 00003 ("Lot Line Adjustment") to be completed at and as a condition to Close of Escrow. 3.17. Certain Restrictions on Building Permit Issuance. The Developer acknowledges and agrees that City will not issue a grading or building permit for the Project or any building comprising a portion of the Improvements, until such time as the Close of Escrow under the DDA has taken place,City has issued a certificate of compliance with respect to the Lot Line Adjustment and Developer has posted with the City all bonds and other guaranties of performance required by the City. Notwithstanding the foregoing, Developer will be allowed to apply for grading and/or building permits for work being performed solely on property owned by Developer prior to Close of Escrow under the DDA which shall be subject to consideration and approval by the City. 3.18. Quimby Fees and Park Fees. City has determined that there are no fees required in connection with the Project pursuant to the Quimby Act, Government Code Section 66477, and Developer shall not have any additional liability on account thereof. 3.19. Compliance with Legal Requirements. Prior to the issuance of any certificate of occupancy for the Project or any portion thereof, Developer shall satisfy all applicable requirements of the Tustin City Code, Specific Plan,and conditions of approval of the Entitlement Approvals relating to or necessary for the issuance of the requested certificate of occupancy, including compliance with the Americans with Disabilities Act and necessary horizontal Improvements to support the improvements for which the certificate of occupancy is requested. 3.20. Required Completion of Horizontal Improvements. Prior to issuance of the first grading or building permit for the Project, Developer shall bond for all grading and horizontal (infrastructure) Improvements required by each of the DDA, this Agreement, the conditions of approval of the Entitlement Approvals and standard City requirements. Prior to the issuance of the certificate of occupancy for the first building on the Property (excluding parking structures) (a)Developer shall complete all horizontal Improvements other than the Reimbursable Improvements and the Landscape Improvements (as defined in the Landscape Installation and Tustin-SchoolsFirst-Development 23 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union Maintenance Agreement) and (b) shall bond for all Reimbursable Improvements and Landscape Improvements. 3.21. Required Landscaping and Irrigation Improvements, Developer shall complete all landscaping and irrigation improvements that have been assured through the provision of bonds, guarantees, cash collateral, or other instruments. Developer shall enter into a Landscape Installation and Maintenance-Agreement with the City for the construction, maintenance, repair, and replacement of the Landscape Improvements described in the DDA and in such Landscape Installation and Maintenance Agreement including for the maintenance of parkway improvements within public rights-of-way on Newport Avenue and Del Amo Avenue adjacent to the Project. 4. ANNUAL REVIEW. 4.1. Timing and Annual Review. The City Council shall review Developer's performance under this Agreement at least every twelve(12)months from the Effective Date until expiration of the Agreement. In connection with such review,both City and Developer shall have a reasonable opportunity to assert matters which either believes have not been undertaken in accordance with this Agreement, to explain the basis for such assertion, and to receive from the other Party a justification of its position on such matters. 4.2. Review Procedure. City shall provide notice to Developer and deliver to Developer a copy of all public staff reports, documents and related exhibits concerning City's review of Developer's performance hereunder at least thirty (30) calendar days prior to any date proposed for City Council review of performance under the Agreement. 4.2.1. Good Faith Compliance. Developer shall demonstrate good faith compliance with the terms of this Agreement and shall furnish such evidence of good faith compliance, as City, in its reasonable exercise of its discretion, may require. Evidence of good faith compliance may include the following: (a) conformance with the DDA, including the Scope of Development and Schedule of Performance; (b) conformance with the requirements of the Specific Plan; and (c) conformance with provisions of this Agreement identified by City. 4.2.2. Response. Developer or its Successor In Interest shall have the opportunity to be heard and respond to City's evaluation of Developer's performance, either orally or in a written statement, at Developer's election. 4.2.3. Non-Compliance. If, as a result of its periodic review as described in Section 4.1, the City Council finds and determines, on the basis of substantial evidence, that the Developer has not complied in good faith with the terms or conditions of this Agreement,the City Council may commence proceedings to enforce, modify, or terminate this Agreement. 4.2.4. Referral. The City Council may refer the matter to the Planning Commission for further proceedings or for a report and recommendation. Tustin-SchoolsFirst-Development 24 City of Tustin/SchoolsFirst Agreement-5-1419 FINAL , Federal Credit Union 4.3. Modification or Termination. If the City Council determines to proceed with modification or termination of this Agreement,the City Council shall give notice to Developer or Successor In Interest thereto of its intention to do so. The Notice shall contain all information required by Tustin City Code Section 9618. At the time and place set for the hearing on modification or termination, the City Council may refer the matter back to the Planning Commission for further proceedings or for a report and recommendation. The City Council may take such action as it deems necessary to protect the interests of City, including the receipt of additional evidence as to Developer's compliance with the terms of this Agreement. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 4.4. Certificate of Agreement Compliance. If, at the conclusion of a periodic review, Developer is found to be in compliance with this Agreement, City shall, upon request of the Developer, issue a Certificate ("Certificate") to Developer stating that after the most recent periodic review and based upon the information known or made known to the City Council that: (a)this Agreement remains in effect, and (b) Developer is not in default. The Certificate shall be in recordable form,shall contain information necessary to communicate constructive record notice of the finding of compliance, and shall state the anticipated date of commencement of the next periodic review. Developer may record the Certificate with the Orange County Clerk Recorder. If City does not find Developer to be in compliance with this Agreement, it shall not be obligated to issue the Certificate. 5. DEFAULT, REMEDIES,AND TERMINATION. 5.1. Default Procedure. A non-defaulting Parry ("Non-Defaulting Party") at its discretion may elect to declare a default under this Agreement in accordance with the procedures hereinafter set forth for any failure or breach of any other Party ("Defaulting Party") to perform any material duty or obligation of said Defaulting Party in accordance with the terms of this Agreement. However, the Non-Defaulting Parry must provide.written notice to the Defaulting Party setting forth the nature of the breach or failure and the actions, if any, required by the Defaulting Party to cure such breach or failure. The Defaulting Parry shall be deemed to be in "default" of its obligations set forth in this Agreement if the Defaulting Party has failed to take action and cure the default within ten (10) calendar days after the date of delivery of such notice (for monetary defaults) or within thirty(30) calendar days after the date of delivery of such notice (for non-monetary defaults). If, however, a non-monetary default. cannot be cured within such thirty(30) calendar day period, as long as the Defaulting Party does each of the following: (a) provides the Non-Defaulting Party in writing a reasonable explanation as to the reasons the asserted default is not curable within the thirty(30) calendar day period; (b) notifies the Non-Defaulting Party in writing of the Defaulting Party's proposed course of action to cure the default; (c) promptly commences to cure the default within the thirty(3 0) calendar day period; (d) makes periodic written reports to the Non-Defaulting Party as to the progress of the program of cure; and Tustin-SchoolsFirst-Development 25 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union (e) diligently prosecutes such cure to completion, then the Non-Defaulting Party shall grant in writing the Defaulting Party such additional time as determined by the Non- Defaulting Party as reasonably necessary to cure such default. 5.2. City's Remedies. In the event of an uncured default by Developer under this Agreement,the City,at its option,may institute legal action to cure,correct or remedy such default, enjoin any threatened or attempted violation, enforce the terms of this Agreement by specific performance, or pursue any other legal or equitable remedy. Furthermore, City, in addition to or as an alternative to exercising the remedies in this Section 5.2,in the event of a material default by Developer, may give notice of its intent to terminate or modify this Agreement pursuant to Section 4.3, in which event the matter shall be scheduled for consideration and review by the City Council in the manner set forth in Tustin City Code Section 9618. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1494.5,(b). 5.3. Developer's Remedies. Developer acknowledges that the City would not have entered into this Agreement if the City could be held liable for Damages for any default or breach arising out of this Agreement and that Developer has adequate remedies other than Damages to secure the City's compliance with its obligations under this Agreement. In the event of an uncured default of City under this Agreement, Developer shall be entitled to any or all of the following remedies: (a) seeking mandamus or special writs, injunctive relief, or specific performance of this Agreement; (b) in the event of a material default by the City, modification or termination of this Agreement; or (c) seeking any other remedy available at law or in equity, provided, however, except as provided in Section 8.14, the Developer agrees and covenants on behalf of itself, its Successors In Interest and their respective successors and assigns, (a) not to sue City for Damages for any breach of this Agreement or arising out of or connected with any dispute, controversy or issue regarding the application or effect of this Agreement or for Damages arising out of or connected with any dispute, controversy, or issues regarding the application or effect of this Agreement, the DDA, the Applicable Rules, any Development Permits with respect to the Project or the Property, or any portion thereof, or any entitlement approvals sought in connection with development or use of the remaining portions of the Campus or the Campus Improvements or any portion thereof and(b)that the City,its elected and appointed officials, employees and agents shall not be liable for any Damages. . The term "Damages" means monetary relief of any kind, including general, special, compensatory, expectation, anticipation, indirect, consequential, exemplary, or punitive damages. 5.4. Third Party Legal Challenges. In the event of any legal action instituted by a third party chaIIenging the validity or enforceability of any provision of this Agreement,the Applicable Rules or the DDA with respect to the Project, the Property, the Campus, the Maximum Campus Square Footage or the approval of any CEQA document prepared in connection with any of the foregoing, Developer agrees, at its sole cost and expense, to defend (with counsel reasonably acceptable to City), indemnify, and hold harmless City, its elected and appointed officials, employees, agents, and consultants, from any claim, action, or proceeding against City, its elected and appointed officials, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning the Project. City agrees to promptly notify Developer of any such claim or action filed against City and to cooperate in the defense of any such action. Tustin-SchoolsFirst-Development 26 City of Tustin I SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union Developer shall also indemnify and hold harmless City and its agents, officials and employees from and against all claims, losses, or liabilities assessed or awarded against City by way of judgment, settlement, or stipulation. City at its own cost may elect to participate in the defense-of any such action under this condition. 6. INDEMNITY BY DEVELOPER. Developer agrees to indemnify, defend, and hold harmless City, City's designees, and their respective elected and appointed officials, hoards, commissions, agents, contractors, and employees from and against any and all actions, suits, claims, liabilities, losses, damages, penalties, obligations and expenses (including attorney's fees and costs) which may arise, directly or indirectly,from the acts,omissions,or operations of Developer or Developer's agents, contractors, subcontractors, agents, or employees pursuant to this Agreement, but excluding any loss resulting from the intentional or active negligence of City, City's designee, or each of their respective elected and appointed officials, boards, commissions, officers, agents, contractors, and employees.Developer shall select and retain counsel reasonably acceptable to City to defend any action or actions and Developer shall pay the cost thereof. The indemnity provisions set forth in this Agreement shall survive termination of the Agreement. 7. MORTGAGEE PROTECTION. The Parties hereto agree that this Agreement shall not prevent or limit Developer, in any manner, from encumbering the Campus or any portion thereof or any improvement thereon by any Mortgage securing financing with respect to the Project or the Campus Improvements; provided that nothing herein shall modify or amend the restrictions set forth in the DDA with respect to Mortgages. Any Mortgagee holding a Mortgage that is not prohibited by the DDA shall be entitled to the following rights and privileges: (a) This Agreement shall be superior and senior to any lien placed upon the Campus or any portion thereof after the date of recording of this Agreement, including the lien of any Mortgage. Notwithstanding the foregoing, neither entering into this Agreement nor a breach of this Agreement shall defeat,render invalid, diminish or impair the lien of any Mortgage on the Campus made in good faith and for value, unless otherwise required by law, and any acquisition or acceptance of title or any right or interest in or with respect to the Campus or any portion thereof by a Mortgagee (whether pursuant to foreclosure, trustee's sale, deed in lieu of foreclosure, lease termination or otherwise) shall be subject to the terms and conditions of this Agreement and any such Mortgagee who takes title to the Campus or any portion thereof shall be entitled to benefits arising under this Agreement. (b) Each Mortgagee of any Mortgage encumbering the Campus, or any part thereof, and which is not securing the interest of a lessee shall upon written request in writing to City, be entitled to receive written notice from City of results of the Annual Review and of any default by Developer in the performance of Developer's obligations under this Agreement concurrently with delivery of same to Developer and shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such Party under this Agreement (including any extended cure period necessary in order to allow the Mortgagee to obtain title to the Campus and cure the default). Notwithstanding the foregoing, the failure of City to deliver a concurrent copy of such notice of default to a Mortgagee shall not affect in any way the validity Tustin-SchoolsFirst-Development 27 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union of the notice of default as it relates to the Developer,and provided,further,the giving of any notice of default or the failure to deliver a copy to any Permitted Mortgagee shall in no event create any liability on the part of the Person so declaring a default. (c) Any Mortgagee who comes into possession of the Campus, or any part thereof, pursuant to foreclosure of the Mortgage or deed in lieu of such foreclosure, shall take the Campus, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of Developer's obligations or other affirmative covenants of Developer hereunder, or to guarantee such performance; except that (i) the Mortgagee shall have no right to develop the Project or the Property without fully complying with the terms of this Agreement, the DDA, the Applicable Rules, (ii)the Mortgagee shall have no right to develop the remainder of the Campus (i.e., other than the Property) or Campus Improvements other than the Project without fully complying with the terms of the Specific Plan, the then-existing laws and Land Use Regulations, and(iii)to the extent that any covenant to be performed by Developer is a condition precedent to the performance of a covenant by City, the performance thereof shall continue to be a condition precedent to City's performance hereunder. Notwithstanding anything to the contrary contained above in this Section,any Mortgagee shall be subject to all of the terms of the DDA, to the extent applicable pursuant to the DDA to such Mortgagee. 8. MISCELLANEOUS PROVISIONS. 8.1. Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the Orange County Clerk Recorder ("Recorded") by the City Clerk within ten(10) calendar days after City executes this Agreement, as required by Government Code Section 65868.5. If City and Developer amend or cancel this Agreement as provided for herein and in Government Code Section 65868, or if City terminates or modifies this Agreement as provided for herein and in Government Code Section 65865.1 for failure of Developer to comply in good faith with the terms or conditions of this Agreement, the City Clerk shall have notice of such action recorded with the Orange County Clerk Recorder. 8.2. Entire Agreement. This Agreement and the DDA set forth and contains the entire understanding and agreement of the Parties with respect to the matters set forth herein, and there are no oral or written representations, understandings or ancillary covenants, undertakings or agreements which are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement. 8.3. Severability. If any term,provision, covenant or condition of this Agreement shall be determined invalid,void or unenforceable,the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform taking into �. consideration the,purposes of this Agreement. 8.4. Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the internal laws of the State without reference to choice of law or conflicts of law provisions. This Agreement shall be Tustin-SchoolsFirst-Development 28 City of Tustin I SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the Parties hereto, and the rule of construction to the effect that ambiguities are to be resolved against the drafting Party shall not be employed in interpreting this Agreement, all Parties having been represented by counsel in the negotiation and preparation hereof. The decision of the City Council shall be final, subject only to judicial review pursuant to California Code of Civil Procedure Section 1094.5(b). 8.5. Intentionally Omitted. 8.6. Construction. 8.6.1. Section Headings. All Section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement. 8.6.2. References to Sections Clauses and Exhibits. Unless otherwise indicated, references in this Agreement to articles, recitals, paragraphs, sections, clauses and exhibits are to the same contained in or attached to this Agreement and all exhibits referenced in this Agreement are incorporated in this Agreement by this reference as though fully set forth in this Section. 8.6.3. Singular and Plural. As used herein, the singular of any word includes the plural and vice versa. 8.6.4. Includes and Including. As used in this Agreement the words "include"and "including"mean, respectively, "include, without limitation" and"including,without limitation". 8.6.5. Recitals Incorporated by Reference. The provisions of the Recitals above are incorporated in this Agreement by this reference as though fully set forth in this Section. 8.7. Time of Essence. Subject to the following sentence, time is of the essence in the performance of each provision of this Agreement. Whenever action must be taken (including the giving of notice or the delivery of documents) under this Agreement during a certain period of time or by a particular date that ends or occurs on a non-Business Day, then such period or date shall be extended until the immediately following Business Day. 8.8. Waiver. Failure by a Party to insist upon the strict performance of any of the provisions of this Agreement by the other Party, or the failure by a Party to exercise its rights upon the default of the other Party,shall not constitute a waiver of such Party's right to insist and demand strict compliance by the other Party with the terms of this Agreement thereafter. 8.9. No Third Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the Parties and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement. 8.10. Attorneys' Fees. If any Party to this Agreement institutes any action, suit, counterclaim or other proceeding for any relief against another Party, declaratory or otherwise (collectively an "Action"), to enforce the terms hereof or to declare rights hereunder or with respect to any inaccuracies or material omissions in connection with any of the covenants, representations,warranties or obligations on the part of the other Party to this Agreement, then the Tustin-SchoolsFirst-Development 29 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union Prevailing Party in such Action shall be entitled to have and recover of and from the other Party all costs and expenses of the Action,including(a) the Prevailing Party's reasonable attorneys' fees which shall be payable at the actual contractual hourly rate for City's litigation counsel at the time the fees were incurred, but in no event less than $200 per hour and (b) costs actually incurred in bringing and prosecuting such Action and/or enforcing any judgment, order, ruling or award (collectively, a "Decision") granted therein, all of which shall be deemed to have accrued on the commencement of such Action and shall be paid whether or not such Action is prosecuted to a Decision. Any Decision entered in any final judgment shall contain a specific provision providing for the recovery of all costs and expenses of suit, including reasonable attorneys' fees and expert fees and costs (collectively "Costs") incurred in enforcing, perfecting and executing such judgment. For the purposes of this Section, Costs shall include in addition to Costs incurred in prosecution or defense of the underlying action, reasonable attorneys' fees, costs, expenses and expert fees and costs incurred in the following: (a) postjudgment motions and collection actions; (b) contempt proceedings; (c) garnishment, levy, debtor and third party examinations; (d) discovery; (e) bankruptcy litigation; and (f) appeals of any order or judgment. "Prevailing Party"within the meaning of this Section 8.10 includes a Party who agrees to dismiss an Action in consideration for the other Party's payment of the amounts allegedly due or performance of the covenants allegedly breached or obtains substantially the relief sought by such Party. 8.11. Force Majeure. 8.11.1. "Force Majeure Delay" shall have the meaning set forth in the DDA, is limited to the matters listed in the DDA and specifically excludes the matters excluded from the definition of Force Majeure Delay in the DDA. 8.11.2. If any Party ("CIaiming Party") believes that an extension of time is due to Force Majeure Delay,it shall notify the other Party("Second Party")in accordance to the terms and conditions of the DDA. 8.11.3. Time periods for performance of any obligations under this Agreement may be extended for Force Majeure Delay, except that in no event shall the Term of this Agreement be extended by an event of Force Majeure Delay beyond the time period set forth in Section 2.3. 8.12. Successors In Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all Successors In Interest of Developer and all successors and assigns of the City. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land.Each covenant to do or refrain from doing some act hereunder with regard to development of the Campus or any portion thereof. (a) is for the benefit of and is a burden upon every portion of the Campus;(b) runs with the Campus and each portion thereof, and(c) is binding upon each Party and each Successor In Interest during ownership of the Campus or any portion thereof. 8.13. Counterparts. This Agreement may be executed by the Parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the Parties had executed the same instrument. 8.14. Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a Party hereto for the purpose of enforcing, construing or determining the validity Tustin-SchoolsFirst-Development 30 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Orange, State of California, or the United States District Court for the Central District of California, Santa Ana Division, and the Parties hereto waive all provisions of law providing for the filing, removal or change of venue to any other court. 8.15. Project as a Private Undertaking. It is specifically understood and agreed by and between the Parties hereto that the development of the Project is a private development,that neither Party is acting as the agent of the other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. No partnership,joint venture or other association of any kind is formed by this Agreement. The only relationship between City and Developer with respect to this Agreement is that of a government entity regulating the development of private property and the developer of such property. 8.16. Further Actions and Instruments. Each of the Parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon. the request of either Party at any time, the other Party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 8.17. Estoppel Certificate. Any Party hereunder,may at any time, deliver a written notice to the other Party requesting such first Party to certify in writing that, to the best knowledge of the certifying Party: (a)this Agreement is in full force and effect and a binding obligation of the Parry; (b) this Agreement has not been amended or modified either orally or in writing,or if so amended, identifying the date and nature of the amendments to this Agreement, and, in each case, that the Agreement remains in full force and effect (including as amended or modified if applicable), and a continuing binding obligation of the Party; and (c) the requesting Party is not in default in performance of its obligations set forth in the Agreement, or if the Party is in default, provide a description of the nature of such default(s). A Party receiving a request hereunder shall execute and return such certificate within thirty(30) calendar days following receipt thereof. The party to whom such certificate is addressed, including any third parry or Mortgagee, shall be entitled to rely on the certificate. Developer shall pay to City all costs incurred by City in connection with the issuance of estoppel certificates. 8.18. Authority to Execute. The person or persons executing this Agreement on behalf of each Party warrants and represents that he or she/they have the authority to execute this Agreement on behalf of such Party and warrants and represents that he or she/they has/have the authority to bind such Party to the performance of its obligations hereunder. {Signatures on following page} Tustin-SchoolsFirst-Development 31 City of Tustiu/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union IN WITNESS WHEREOF,the Parties hereto have executed this Agreement on the day and year set forth below. CITY OF TUSTIN: Dated: By: Matthew S. West City Manager ATTEST: By: Erica N. Yasuda City Clerk APPROVED AS TO FORM By: David E. Kendig City Attorney Armbruster Goldsmith & Delvac LLP Special Real Estate Counsel to the City By: Amy E. Freilich SCHOOLSFIRST FEDERAL CREDIT UNION, a federally chartered credit union By: Name: Bill Cheney Title: President and Chief Executive Officer By: Name: Francisco Nebot Title: Chief Financial Officer Tustin-SchoolsFirst-Development S-1 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, , Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies),and that by his/her/their signature(s)on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin-SchoolsFirst-Development S-2 City of Tustin/SchoolsFirst Agreement-5-I4-19 FINAL Federal Credit Union CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, , Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature: Signature of Notary Public Tustin-SchoolsFirst-Development S-2 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union CALIFORNIA ALL PURPOSE ACKNOWLEDGEMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. State of California County of On before me, Date (Insert Name and Title of the Officer) personally appeared Name(s)of Signer(s) who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the.instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Place Notary Seal and/or Stamp above Signature; Signature of Notary Public Tustin-SchoolsFirst-Development S-2 City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Federal Credit Union EXHIBIT A-1 TO DEVELOPMENT AGREEMENT Legal Description and Depiction of the City Property (comprising portion of Campus owned by City as of the Effective Date) (attached) Tustin-SchoolsFirst-Development Exhibit A-1 to City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union EXHI err A-1 TO DEVELOPMENT AGREEMENT CI-fY PARCEL:, BEING ALL 'OF- PARCEL 6, OF PARCEL MAP NO. 2010-127, IN. THE CITY OF TUSTIN, COUNTY OF ,ORANGE, ,STATE ,OF CALIFORNIA, AS SHOWN ON THE MAP FILED_ IN BOOK '371, PAGES 25 THROUGH 29 INCLUSIVE, OF PARCEL MAPS, RECORDS OF THE COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH A PORTION OF THE,"OLD" DEL 'AMO AVENUE EASEMENT ABANIJONED .AND VACATED 13Y THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT_ NO. 20170 .00530760_, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY :DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL 6; SAID POINT ALSO BEING ON THE EASTERLY ,LINE 'OF NEWPORT AVENUE AND THE SOUTHERLY LINE OF DEL AMO AVENUE AS SHOWN ON SAID PARCEL MAP; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL .6, NORTH 52025'08" EAST 36.61 FEET TO THE BEGINNING OF A NON—TANGNET CURVE CONCAVE NORTHERLY HAVING A RADIUS OF .620.72 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 06047'40"' WEST; THENCE EASTERLY ALONG SAID 'CURVE AN ARC DISTANCE 'OF 31.8.85 FEET THROUGH A CENTRAL ANGLE OF 29°25'55" TO THE BEGINNING- OF A NON—TANGENT CURVE CONCAVE NORTHERLY 'HAVING A RADIUS OF 542.42 'FEET, A RADIAL LINE TO SAID POINT SOUTH 21°28'27" .EAST; THENCE EASTERLY ALONG SAID CURVE AN ARC. DISTANCE OF 10.32 FEET THROUGH A CENTRAL ANGLE OF '01°05'25" TO A POINT ON THE CENTERLINE OF SAID "OLD; DEL AMO AVENUE, A RADIAL LINE T6 .SAID POINT BEARS SOUTH 22033'53 EAST; THENCE WESTERLY ALONG SAID CENTERLINE, SOUTH 39049'09" WEST 759,72 FEET TO A POINT ON A NON—TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1512.30 FEET, SAID 'CURVE BEING SAID EASTERLY LINE OF NEWPORT AVENUE, A RADIAL LINE TO SAID POINT BEARS SOUTH 66000'57' EAST; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE SOF 374.22 FEET THROUGH A CENTRAL ANGLE OF 14°10'41"; THENCE NORTH 09°4822" EAST 159.62 FEET TO THE POINT OF BEGINNING. CONTAINS: 77,117 FT. -- 1.770 'ACRES �qJ.j LANA�. AI,ifN.��q No. 7914 p�- AS EN $Z CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SOCi1TES 2552 WHITE ROAD,SUITE H•IRVINE.CA 92614-6236 (949)660-0110 FAX:666-0418 SHEET 1 `OF 2 Tustin-SchoolsFirst-Development Exhibit A-1 to City of Tustin/SchoolsFirst EX1tWf 'A--1 TO DEVELOPMENT pl !Ary - QURVE'TABLE CARVE DELTA RADIUS LENGTH A �+ M 7914' -C1 29°25'55" "620:72' 318:85' :C2 01005'25" 542.42' 10.32' C3 1�°.10'41" 1512:30' 374.22' •150 75 0 i50 - - - - LINE TABLE SCALE 1N FEET _. 1 INCH = 150 FEET LINE BEARING DISTANCE 11-f N 52025'08" E 3661 L2 N '09048'22" E 159.'02' POINT OF BEGINNING rr j, \ w Y ++r O IIX-( 60, `.�`I rl p11ig 3T j��' B O ,Ao p ��1CIN PARCEi.1.770 ACRES �'� %Q�\�•Q . r3� 77,117 SQ. FT. iAllj 9S¢ 1!I` c reD OLD 6_0L AMC) A V15NUE to N 39049'.09' E 759.72' d' fb 0,3 A. T. & S. F. RAILROAD NWASSEN CIVIL.ENGINEERS-LAND SURVEYORS-FLANNERS O CRATES 2552 WRITE ROAD,SUITE B•IRVINE,CA 92614-6236 (949)660-0110 FAX 660-0418 SHEET 2 OF 2 Tustin-SchoolsFirst-Development Exhibit A-1 to City of Tustin!SchoolsFirst EXHIBIT A-2 TO DEVELOPMENT AGREEMENT Legal Description and Depiction of SchoolsFirst Parcels (comprising portions of Campus owned by Developer as of the Effective Date) (attached) Tustin-SchoolsFirst-Development Exhibit A-2 to City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union EXHIBIT A-2 TO DEVELOPMENT AGREEMENT BEING ALL OF PARCELS 1 AND 2 OF LOT LINE ADJUSTMENT N0, 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED ,JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS. TOGETHER WITH ALL OF PARCELS 3 AND 4 OF LOT LINE ADJUSTMENT NO. 90-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED AUGUST 31, 1990 AS INSTRUMENT NO. 90-466900, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF "OLD DEL AMO AVENUE' RIGHT OF WAY EASEMENT AS ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS. CONTAINS: 752,946 SQ. FT. — 17.285 ACRES MORE OR LESS \a�pl LANA C> No. 7914 OF Cpl. ALDEN & CMI,ENGII rMERS-LAND SURVEYORS-PLAMERS S S 0 C LATE S VIM TE TE ROAD,SUM B•IRVRM,CA 926146736 (949)660-0110 FAX:660-0418 SHEET 1 OF 2 Tustin-SchoolsFirst-Development Exhibit A-2 to City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union EXHIBIT A-2 TO DEVELOPMENT AGREEMENT ___.._ ...__..._. EPINGER AVENUE _ PARCEL 4 W. w C5 s`Q to M O 9 Q � 2C_ 200 Q t C - Uj Z- � z a0 Z F-� o,: ° z PARCEL 3 Al I PARCEL 2 z LLI G: g M Arc ZZ � CV O �-- z O z A PARCEL I 1 VALENCIA AVENUE AL & CWM ENGMEM-LAND SURVEYORS-PLANNERS SSOCIATES 2552 V=ROAD,S=B•1RVWE,CA 926146736 (949)660-0110 FAX:660.0418 SHEET 2 OF 2 Tustin-SchoolsFirst-Development Exhibit A-2 to City of Tustin/SchoolsFirst Agreement-5-1419 FINAL Development Agmt Federal Credit Union EXHIBIT A-3 TO DEVELOPMENT AGREEMENT Legal Description and Depiction of the Property (comprising the Development Parcels (as defined in the DDA)) (attached) Tustin-SchoolsFirst-Development Exhibit A-3 to City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union EXHIBITA-3 TO DEVELOPMENT AGREEMENT HEADQUARTERS PARCEL.: BEING ALL OF PARCEL 6, OF PARCEL MAP NO. 2010-127, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 371, PAGES 25 THROUGH 29 INCLUSIVE, OF PARCEL MAPS, RECORDS OF THE COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH PORTIONS OF PARCELS 1 AND 2 OF LOT LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF PARCEL 3 OF LOT LINE ADJUSTMENT NO. 90-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED AUGUST 31, 1990 AS INSTRUMENT NO. 90-466900, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF THE "OLD" DEL AMO AVENUE EASEMENT ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL 6, SAID POINT ALSO BEING ON THE EASTERLY LINE OF NEWPORT AVENUE AND THE SOUTHERLY LINE OF DEL AMO AVENUE AS SHOWN ON SAID PARCEL MAP; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL 6, NORTH 52025'08" EAST 36.61 FEET TO THE BEGINNING OF A NON—TANGNET CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 620.72 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 06047'40" WEST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 318.85 FEET THROUGH A CENTRAL ANGLE OF 29025'55' TO THE BEGINNING OF A NON--TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 542.42 FEET, A RADIAL LINE TO SAID POINT SOUTH 21°28'27' EAST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 32,52 FEET THROUGH A CENTRAL ANGLE OF 03°26'07'; THENCE SOUTH 24054'35" EAST 46.55 FEET; THENCE SOUTH 50011'11" EAST 84.43 FEET; THENCE SOUTH 39°48'49" WEST 156.13 FEET; THENCE SOUTH 50011'11" EAST 10.67 FEET; THENCE SOUTH 39048'49" WEST 321.58 FEET; THENCE NORTH 50°11'11" WEST 10.67 FEET; THENCE SOUTH 39048'49" WEST 260.36 FEET, THENCE NORTH 65°29'30" WEST 137.29 FEET TO A POINT ON A NON—TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1512.30 FEET, SAID CURVE BEING SAID EASTERLY LINE OF NEWPORT AVENUE, A RADIAL LINE TO SAID POINT BEARS SOUTH 65°26'31" EAST; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 389.38 FEET THROUGH A CENTRAL ANGLE OF 14°45'07'; THENCE NORTH 09048'22" EAST 159.02 FEET TO THE POINT OF BEGINNING. CONTAINS: 184,283 SQ. FT. — 4.230 ACRES PARKING PARCEL.: BEING A PORTION OF PARCEL -2 OF LOT LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING A POINT ON THE EASTERLY LINE OF SAID PARCEL 2, SAID POINT BEING NORTH 39048'49" EAST 25.74 FEET FROM THE SOUTHEASTERLY CORNER OF SAID PARCEL 2; THENCE NORTH 50°11'11" WEST 250.67 FEET; THENCE NORTH 39048'49" EAST 52.21 FEET; THENCE SOUTH 50011'11" EAST 10.67 FEET; THENCE NORTH 39048'49" FAST 321.58 FEET; THENCE NORTH 50011'11" WEST 10.67 FEET; THENCE NORTH 39°48'49" EAST 52.21 FEET; THENCE SOUTH 50°11'11" EAST 250.67 FEET TO A POINT ON SAID EASTERLY LINE OF SAID PARCEL 2; THENCE SOUTHERLY ALONG SAID EASTERLY LINE, SOUTH 39048'49" WEST 426.00 FEET TO THE POINT OF BEGINNING. NL -LAiyp CONTAINS: 103,365 SQ. FT. — 2.373 ACRES q No. 791.4 DEN $C CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SOCIATES 2552 WHITE ROAD,SUITE Be IRVINE,CA 92614-6236 (949)660-0110 FAX:660-0418 SHEET 1 OF 2 Tustin-SchoolsFirst-Development Exhibit A-3 to City of Tustin/SchoolsFirst E'XHlBl'1•A-3 TO DEVELOPMENT AGREEMENT pl' .LA , CURVE TABLE _ LINE TABLE CURVE DELTA RADIUS LENGTH f LINE BEARING -DISTANCE C1 14045'0"7' 1512.30 389.37 L1 N 09 48 22 E 159.02 No. 7914 -- J,� C2 29025'55' 620.72' 318.85' L2 N 52025'08" E 36.61' 3°260T 54C3 02.42' 32.52' L3 N 24°54'35' W 46.55' ,h L4 N 50°11'11" W 84.43' L5 N 39048'49" E 156.13' L6 N 50°11'11" W 10.67' j L7 N 39048'49" E 321.58' L8 N 39048'49" E 260.36' L9 N 65°29'30" W 137.29' 150 75 1.0 150 L10 N 50°11'11" W 250.67' _ _ L l l N 39049'30" E , 426._00'_ SCALE IN FEET L12 N 80042'32' W 116.69' . 1 INCH - 150 FEET du 0 r3Q 0 PAR G rL 5 2ja` ' s FN LC p PM8 37JI25-29 ' I 1{l' A I-1 OLD f-1 AMO !`� AV A I r I 1 'Jrll ATjT_D) O D _ -LEI _TiMO I Vr:-.NUFr � y HEADQUARTERS PARCEL 4.230 ACRES I. lb �, f.. h9tii '= 208A5' f'r A L7 � 103:92' N N �,r, to PARKING PARCEL in �,j 103,356 SQ. FT. � C3 2.373 ACRES j 0"� L1'1 J A. T. & S. F. RAILROAD VALDEN & MrM ENGINEERS-LAND SURVEYORS-PLANNERS S S 0 C IATE S 2552 WHITE ROAD,SUITE B•IRVINE,CA 92614-6236 (949)660-0110 FAX 660-0418 SHEET 2 OF 2 Tustin-SchoolsFirst-Development Exhibit A-3 to City of Tustin/SchoolsFirst EXHIBIT A-4 TO DEVELOPMENT AGREEMENT Legal Description and Depiction of the Campus (comprising the City Property and the SchoolsFirst Parcels) (attached) a Tustin-SchooIsFirst-DeveIopment Exhibit A-4 to City of Tustin 1 SchoolsFirst Agreement- 5-14-19 FINAL Development Agmt Federal Credit Union TO DEVELOPMENT AGREEMENT - -CITY PARCEL: BEING ALL OF PARCEL 6, OF PARCEL MAP NO. 2010-127, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON THE MAP FILED IN BOOK 371, PAGES 25 THROUGH 29 INCLUSIVE, OF PARCEL MAPS, RECORDS OF THE COUNTY RECORDER OF SAID COUNTY. TOGETHER WITH A PORTION OF THE "OLD" DEL AMO AVENUE EASEMENT ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11, 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWESTERLY CORNER OF SAID PARCEL 6, SAID POINT ALSO BEING ON THE EASTERLY LINE OF NEWPORT AVENUE AND THE SOUTHERLY LINE OF DEL AMO AVENUE AS SHOWN ON SAID PARCEL MAP; THENCE ALONG THE NORTHERLY LINE OF SAID PARCEL 6, NORTH 52°25'08" EAST 36.61 FEET TO THE BEGINNING OF A NON--TANGNET CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 620.72 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 06°47'40" WEST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 318.85 FEET THROUGH A CENTRAL ANGLE OF 29025'55" TO THE BEGINNING OF A NON-TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 542.42 FEET, A RADIAL LINE TO SAID POINT SOUTH 21°28'27" EAST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 10.32 FEET THROUGH A CENTRAL ANGLE OF 01°05'25" TO A POINT ON THE CENTERLINE OF SAID "OLD" DEL AMO AVENUE, A RADIAL LINE TO SAID POINT BEARS SOUTH 22°33'53" EAST; THENCE WESTERLY ALONG SAID CENTERLINE, SOUTH 39°49'09" WEST 759.72 FEET TO A POINT ON A NON-TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1512.30 FEET, SAID CURVE BEING SAID EASTERLY LINE OF NEWPORT AVENUE, A RADIAL LINE TO SAID POINT BEARS SOUTH 66°00'57' EAST; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 374.22 FEET THROUGH A CENTRAL ANGLE OF 14010'41"; THENCE NORTH 09°48'22" EAST 159.02 FEET TO THE POINT OF BEGINNING. CONTAINS: 77,117 FT. - 1.770 ACRES SCHOOLSFIRST PARCEL: BEING PORTIONS OF PARCELS 1 AND 2 OF LOT LINE ADJUSTMENT NO. 2013-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED JULY 31, 2014 AS INSTRUMENT NO. 2014000307038, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF PARCEL 3 AND ALL OF PARCEL 4 OF LOT LINE ADJUSTMENT NO. 90-03, IN THE CITY OF TUSTIN, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS DESCRIBED AND SHOWN ON THE DOCUMENT RECORDED AUGUST 31, 1990 AS INSTRUMENT NO. 90-466900, OF OFFICIAL RECORDS. TOGETHER WITH A PORTION OF THE "OLD" DEL AMO AVENUE EASEMENT ABANDONED AND VACATED BY THE CITY OF TUSTIN PER RESOLUTION NO. 17-20, RECORDED DECEMBER 11 , 2017 AS INSTRUMENT NO. 2017000530760, OF OFFICIAL RECORDS, ALL MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEASTERLY CORNER OF SAID PARCEL 1, SAID POINT ALSO ON THE NORTHERLY LINE OF VALENCIA AVENUE AS SHOWN ON SAID PARCEL MAP; THENCE WESTERLY ALONG THE SOUTHERLY LINE OF SAID PARCEL 1, NORTH 50°09'55" WEST 271.20 FEET; THENCE NORTH 06039'10" WEST 73.19 FEET TO THE BEGINNING OF A NON-TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1865.00 FEET, SAID CURVE ALSO BEING THE EASTERLY UNE OF V*ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE.ROAD,SUITE B•IRVINE,CA 92614-6236 (949)660-0110 FAX:560-0418 SHEET 1 OF 2 Tustin-SchooIsFirst-Development Exhibit A4 to City of Tustin/SchoolsFirst Anreement-1-14-1 QFINAi, T)evelnnment Avmt Federal Credit Union TO DEVELOPMENT AGREEMENT NEWPORT AVENUE, AS SHOWN ON SAID PARCEL MAP, A RADIAL LINE TO SAID POINT BEARS SOUTH 52°52'56" EAST; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 247.03 FEET THROUGH A CENTRAL ANGLE OF 07035'21", A RADIAL LINE TO SAID POINT BEARS SOUTH 60°28'17" EAST; THENCE SOUTHERLY ALONG SAID EASTERLY LINE, SOUTH 39049'09" WEST 32.27 FEET TO THE BEGINNING OF A NON—TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 1512.30 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 60°03'08" EAST; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 157.41 FEET THROUGH A CENTRAL ANGLE OF 05057'49", TO A POINT ON THE CENTERLINE OF SAID "OLD" DEL AMO AVENUE, A RADIAL LINE TO SAID POINT BEARS SOUTH 66000'57" EAST; THENCE EASTERLY ALONG SAID CENTERLINE, NORTH 39°49'09" EAST 759.72 FEET TO THE BEGINNING OF A NON—TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 542.42 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 22°33'53" EAST, SAID CURVE ALSO BEING THE SOUTHERLY LINE OF DEL AMO AVENUE, AS SHOWN ON SAID PARCEL MAP; THENCE NORTHERLY ALONG SAID CURVE AN ARC DISTANCE OF 172.93 FEET, THROUGH A CENTRAL ANGLE OF 18016'01", A RADIAL LINE TO SAID POINT BEARS SOUTH 40°49'54" EAST; THENCE SOUTH 5(°10'50" EAST 21 .32 FEET; THENCE NORTH 39°49'10" EAST 62.59 FEET; THENCE NORTH 02013'01" WEST 25.25 FEET TO THE BEGINNING OF A NON—TANGENT CURVE CONCAVE WESTERLY HAVING A RADIUS OF 554.66 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 44°13'37" EAST; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 57.83 FEET THROUGH A CENTRAL ANGLE OF 05058'24"; THENCE NORTH 39°49'09" EAST 621.47 FEET; THENCE NORTH 85053'47 EAST 37.56 FEET TO A POINT ON THE SOUTHERLY LINE OF EDINGER AVENUE, AS SHOWN ON SAID PARCEL MAP; THENCE EASTERLY ALONG SAID SOUTHERLY LINE, SOUTH 50°10'50" EAST 50.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 41.00 FEET; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 10.13 FEET THROUGH A CENTRAL ANGLE OF 14009'13";THENCE SOUTH 36001'37" EAST 36.66 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 59.00 FEET; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 14.57 FEET, THROUGH A CENTRAL ANGLE OF 14009'13"; THENCE SOUTH 50010'50" EAST 60.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHERLY HAVING A RADIUS OF 59.00 FEET; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 14.57 FEET THROUGH A CENTRAL ANGLE OF 14009'13"; THENCE SOUTH 64020'30" EAST 36.64 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE SOUTHERLY HAVING A RADIUS OF 41.00 FEET; THENCE EASTERLY ALONG SAID CURVE AN ARC DISTANCE OF 10.13 FEET THROUGH A CENTRAL ANGLE OF 14°09'40"; THENCE SOUTH 50°10'50" EAST 81 .95 FEET; THENCE SOUTH 39048'49" WEST 395.01 FEET; THENCE NORTH 50010'50" WEST 14.00 FEET; THENCE SOUTH 39048'49" WEST 1731.49 FEET TO THE POINT OF BEGINNING. CONTAINS: 752,946 FT. — 17.285 ACRES PREPARED BY ME OR UNDER MY DIRECTION. S��N, LA S ALi.Ffal- N�ygl��c: 4, F ,. WALDEN, P.L.S. 7914 DATE No. 7914 un VWDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS S 0 CIATES 2552 WHITE ROAD,SUITE B•IRVINE,CA 926I4-6236 (949)660-0I10 FAX:660-04I8 SHEET 2 QF__2_1 Tustin-SchoolsFirst-Development Exhibit A-4 to City of Tustin 1 SehoolsFirst AorwemPnt-5-1d-1A RTNAT. T)evelnnment Anmt Federal Credit Union TO DEVELOPMENT AGREEMENT MATCH SHEET 2 ` R Cid 1 'WR4Q !(� 00'(j �fi1 j� CU Jr' ° 3 2. N 22 38 15W (RAD C rp� CITY PARCEL o � w 77,117 SQ. FT. I Q r-- 1� POINT OF 1.770 ACRES --4I rN _G rn BEGINNING >o LUp1 ` r? CITY PARCEL yy' ) �' SCHOOLSFIRST PARCEL Z O w 752,946 SQ. FT. M 17.285 ACRES LL 10, 06 J NOTE: SEE SHEET 3 FOR N r, LINE & CURVE TABLES. m t }7 Or POINT OF J BEGINNING- SCHOOLSFIRST j PARCEL VARIES 150 75 0 150 \o�pl LAryp - ) .N 52°52'56 W RAD)_ �VN SCALE IN FEET 1 INCH = 150 FEET L1 _ No. 1914 VALENCIA AVENUE F of cAL�Fo ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SS OCIATE S 1552 WHITE ROAD,SUITE B-IRVINE,CA 926I4-6236 (949)660-0110 FAX:660-0418 SHEET 1 OF 3 Tustin-SchoolsFirst-Development Exhibit A-4 to City of Tustin/SchoolsFirst A¢reement-5-14-19 FIN AT. Develonment Aomt Federal Credit Union TO DEVELOPMENT AGREEMENT - EDINGER AVENUE f fig. L1 C6 11 _L12 til°C9 L14 C7 C8 -� 0 w 150 75 -0 150 Eo SCALE IN FEET IN r ►-�r M 1 INCH = 150 FEET w z NOTE: SEE SHEET 3 FOR L15:V' , i LINE & CURVE TABLES. � o _ oa ') z SCHOOLSFIRST PARCEL 752,946 SQ. FT: 17.285 ACRES n W - � w N 44°13'37" W 2AD)Z O LU co 0 N40-49 Q J. '21`z�.27„ V 4� RA°C� �{ .Z2°38'15' W LRAD --s--. LLI LA '1'�r��' ; No, 1914 CITY PARCEL MATCH SHEET 1 qF pF .CALA�`�� ALDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE ROAD,SUITE Be IRVINE,CA 926I4-6236 (949)660-0110 FAX:660-0416 SHEET 2 OF 3 Tustin-SchoolsFirst-Development Exhibit A4 to City of Tustin/SchoolsFirst A¢reement-5-14-14 FINAL T)evelonment Aemt Federal Credit Union TO DEVELOPMENT AGREEMENT LINE TABLE CURVE TABLE LINE SEARING DISTANCE CURVE DELTA RADIUS LENGTH L1� N 50°09'55" W 271.20' C1 7°35'21" ' 1865.00' 247.03' - L2 N 06°39'10" W 73.19' C2 20°08'30" 1512.29' 531.63'- L3 N 39049'09" E 32.27' C3 29°25'55" 620.72' 318.85' L4 N 09048'22" E 159.02' C4 19°21'26" 542.42' 183.26' L5 N 52025'08" E ' 36.61' C5 5058'24" 554.66' 57.83' L6 N 50°10'50" W 21.32' C6 14°09'13" 41.00' 10.13' L7 N 39"49'10" E ' 62.59' C7 1909'13" 59.00' 14.57' LB N 02013'01" W 25.25' C8 14909'13" 59.00' 14.57' L9 N 85053'47' E 37.56' C9 14°09'40" 41.00' 10.13' L10 N 50°10'50" W 50.00' C10 1910'41" 1512.30' 374.22' E - Ll l N 36001'37' W 36.66' C11 505749" 1512.30' 157.41' , L12 N 50010'50" W 60.00' C12 18°16'01" 542.42' 172.93' 1_13 N 64°20'30" W 36.64' C13 1005'25" 542.42' 10.32' L14 N 50°10'50" W 81.95' L15 N 50010'50" W 14.00' NL IA S5. No. 7914 ASDEN & CIVIL ENGINEERS-LAND SURVEYORS-PLANNERS SSOCIATES 2552 WHITE ROAD,SUITE Be IRVINE,CA 92614-6236 (949)660-0110 FAX:660-0418 SHEET 3 OF 3 Tustin-SchoolsFirst-Development Exhibit A4 to City of Tustin!SchoolsFirst Agreement-5..14-19 FINAL Develonment Aemt Federal Credit Union EXHIBIT B TO DEVELOPMENT AGREEMENT Map showing Specific Plan Planning Areas and Maximum Campus Square Footage (attached) Tustin-SchoolsFirst-Development Exhibit B to City of Tustin 1 SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union as VALENCIA AVENUE n �e v zd >� 4 3 8 � m 2 ' a m a CD s II 0 0 0 0 " i ��?S� O 0 O 0 � I 3 P� yG a• cn � m t� ° CD 21nlu w W ? ' x 4f q I to n lu T f N LA n N mI m a O 0 w j y� b O to v 7 � w N N F� N O 0 e a m s+ o � .w N K �� 3 V a N N r W ttDD 3 Y V O V V su n 3 Oda C 0= m N cn 3 C I d 3 a CD c a t ,Q o D � CD = m z G a �m o T O 0 V im v CJ m NM Co N Ln kD V ! :2Ln k" N O Ch w 0' m n i e n K s+ n S EDINGER AVENUE EXHIBIT C TO DEVELOPMENT AGREEMENT PUBLIC BENEFIT IMPROVEMENTS Developer shall design, construct and complete the following improvements comprising the "Public Benefit Improvements"under the Agreement. The Public Benefit Improvements fall into 3 categories, (1)the Reimbursable Public Improvements, which are subject to reimbursement by City to Developer in accordance with the terms and conditions of the Reimbursement Agreement, (2) the Non-Reimbursable Public Improvements, which are not reimbursable by the City but are subject to the terms and conditions of the Reimbursement Agreement, and (3)the Non-Reimbursable Private Improvements. Initially capitalized terms used in this Exhibit C have the meanings set forth in the Development Agreement which this Exhibit C is attached. Reimbursable Public Improvements TRAFFIC SIGNAL Facility # Description Reimbursement Traffic signal at intersection of Property driveway and 1 Ne ort Ave. with associated a aratus 50% 2 Left turn pocket on Ne ort Ave. into Property 50% Double left turn pocket on Newport Ave. into APN 430-251- 3 23 50% 4 Driveway improvements on APN 430.251-23 100% Relocation of catch basin on Newport Ave., installation of 5 new 24" RCP storm drain line 100% Re-design of existing medians on Newport Ave. due to signal 6 and turning enhancements 50% MEDIAN IMPROVEMENTS Facility # Description Reimbursement Landscaping(incl. irrigation and laterals) of Newport Ave. 7 medians adjacent to Property 2 total 50% Landscaping(incl. irrigation and laterals) of Newport Ave. 8 medians adjacent to APN 430-251-25 2 total 100% Landscaping(incl. irrigation and laterals) of Del Amo Ave. 9 median 1 total 50% SIDEWALK IMPROVEMENTS Facility # Description Reimbursement New sidewalk and landscaping on Newport Ave. from 10 Valencia to Del Amo 50% New sidewalk on Del Amo from Newport Ave. to existing 11 SchoolsFirst driveway 50% Tustin-SchoolsFirst-Development Exhibit C to City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union 1 Non-Reimbursable Public Improvements 1. Water laterals (domestic and fire) from point of connection in Newport Avenue and Del Amo Avenue to water meters on the Property. Non-Reimbursable Private Improvements 1. Landscaping along the Del Amo Avenue and Edinger Avenue frontages of the 1200 Edinger Avenue building and parking area (within 3 years of the Effective Date). Landscaping shall consist of above-ground planters on Del Amo Avenue and in ground landscaping along Edinger Avenue. 2. Painting of 1200 Edinger Avenue building (within 3 years of the Effective Date). 3. Other 1200 Edinger Avenue building requirements: a. The building is currently a legal nonconforming use.Any vacancies of the building within the term of this Agreement will trigger the requirement for a Specific Plan .conforming use. b. Developer is prohibited from subleasing to a Specific Plan nonconforming use.Any subleases must be a Specific Plan conforming use. c. Proposals to redevelop the property at 1200 Edinger Avenue shall be designed to comply with applicable City, State and federal requirements at the time of submittal and/or permit issuance. Tustin-SchoolsFirst-Development Exhibit C to City of Tustin 1 SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union 2 EXHIBIT D TO DEVELOPMENT AGREEMENT REIMBURSEMENT AGREEMENT (attached) Tustin-SchoolsFirst-Development Exhibit D to City of Tustin/SchoolsFirst Agreement-5-14-19 FINAL Development Agmt Federal Credit Union EXHIBIT D INFRASTRUCTURE CONSTRUCTION AND REIMBURSEMENT AGREEMENT by and between THE CITY OF TUSTIN, SCHOOLSFIRST FEDERAL CREDIT UNION Dated , 20 Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union TABLE OF CONTENTS INFRASTRUCTURE CONSTRUCTION AND REIMBURSEMENT AGREEMENT RECITALS....................................................................................................................................................3 ArticleI DEFINITIONS................................................................................................................................5 Section1.1 Definitions.........................................................................................................................5 Article II CONSTRUCTION OF FACILITIES..........................................................................................14 Section2.1 Preparation of Plans.........................................................................................................14 Section 2.2 Duty of SchoolsFirst to Construct...................................................................................15 Section 2.3 Contract Requirements....................................................................................................16 Section2.4 Changes...........................................................................................................................19 Section 2.5 Bonding Requirements....................................................................................................20 Section 2.6 Inspection; Completion of Construction.........................................................................21 Section 2.7 Maintenance of Facilities;Transfer of Interest;Transfer of Warranties to all Public Improvements 22 Section 2.8 Insurance Requirements..................................................................................................23 Section 2.9 Liens and Stop Payment Notices.....................................................................................24 Section 2.10 Public Improvement Project Coordination......................................................................25 Section 2.11 Encroachment Permit; Access.........................................................................................25 Section 2.12 Warranties and Guarantees for Public Improvements.....................................................25 Section 2.13 Disclaimer of Responsibility...........................................................................................26 Article III ACQUISITION OF PUBLIC IMPROVEMENTS....................................................................26 Section 3.1 Transfer of Ownership of Public Improvements.............................................................26 Section 3.2 City Final Acceptance Process........................................................................................27 Section3.3 Release of Bonds.............................................................................................................29 Article IV PAYMENTS,REIMBURSEMENT PROCEDURES AND RECONCILIATION FOR PUBLICIMPROVEMENTS......................................................................................................................30 Section 4.1 Final Accounting;Payment for Public Improvements....................................................30 Section4.2 Maintenance....................................................................................................................30 Section 4.3 Payee;Time for Payment................................................................................................30 Section 4.4 Survival of Provisions.....................................................................................................30 Article V REPRESENTATIONS,WARRANTIES AND COVENANTS;INDEMNIFICATION...........31 Section 5.1 Representation and Warranties of SchoolsFirst..............................................................31 Section 5.2 Covenants of SchoolsFirst and Contractor......................................................................32 Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 1 Section 5.3 Representations and Warranties of the City....................................................................33 Section 5.4 Indemnification by SchoolsFirst......................................................................................34 Article VI REMEDIES;TERMINATION;DAMAGES............................................................................35 Section 6.1 Termination for Cause by City........................................................................................35 Section 6.2 Time is of the Essence.....................................................................................................38 Section 6.3 Remedies in General;Damages Limited.........................................................................38 Section6.4 Survival...........................................................................................................................38 ArticleVII MISCELLANEOUS.................................................................................................................38 Section 7.1 Independent Contractor...................................................................................................38 Section 7.2 Binding on Successors and Assigns; Restrictions on Assignment..................................39 Section7.3 Amendments....................................................................................................................39 Section7.4 Counterparts....................................................................................................................39 Section 7.5 Incorporation of DDA Provisions by Reference.............................................................39 Section 7.6 Notices,Demands and Communications between the Parties.........................................40 Section7.7 Force Majeure Delay.......................................................................................................41 Section7.8 Entire Agreement............................................................................................................42 EXHIBIT A-1 —Legal Description of Developmerit Parcels....................................................................A-1 EXHIBIT A-2—Legal Description of Additional Property Owned by SchoolsFirst...............................A-1 EXHIBIT B -Description of the Facilities ..............................................................................................B-1 EXHIBIT C-Form of Concurrence Letter..............................................................................................C-1 EXHIBIT D-Form of Assignment Agreement.......................................................................................D-1 EXHIBIT E-Form of Request for Acceptance.......................................................................................E-1 EXHIBIT F-Construction Schedule .......................................................................................................F-1 EXHIBIT G-SchoolsFirst Bid and Award Procedures...........................................................................G-1 EXHIBIT H-Form of Potential Change of Work ..................................................................................H-1 EXHIBIT I-Construction Contract Terms................................................................................................1-1 EXHIBIT J-Contractor Insurance Requirements....................................................................................J-1 EXHIBIT K-Professional Insurance Requirements...............................................................................K-1 EXHIBIT L-Lien Release Requirements...............................................................................................L-1 EXHIBIT M-Form of Payment Bond...................................................................................................M-1 EXHIBIT N-Form of Performance Bond...............................................................................................N-1 EXHIBIT O—Covenants of Contractor ..................................................................................................0-1 Tustin—SchooIsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 2 INFRASTRUCTURE CONSTRUCTION AND REIMBURSEMENT AGREEMENT THIS INFRASTRUCTURE CONSTRUCTION AND REIMBURSEMENT AGREEMENT ("Agreement") is entered into as of , , 20_ ("Effective Date"), by and between the CITY OF TUSTIN, a California municipal corporation ("City") and SCHOOLSFIRST FEDERAL CREDIT UNION, a federally chartered credit union ("SchoolsFirst"). City and SchoolsFirst are sometimes referred to in this Agreement individually as a "Party" and collectively as the"Parties." RECITALS A. The City and SchoolsFirst have entered into (a) that certain Disposition and Development Agreement for SchoolsFirst Headquarters Project dated as of , 20_ (as the same may be amended from time to time, "DDA") with respect to certain real property legally described on Exhibit A-1 ("Development Parcels") and (b) that certain Development Agreement with an effective date of , 201 recorded in the Official Records of Orange County, California on as Instrument No. ("DA") with respect to the Development Parcels and certain additional real property owned by SchoolsFirst, collectively legally described on Exhibit A-2. As of the Effective Date, the property legally described on Exhibit A-1 and Exhibit A-2 is owned by SchoolsFirst. Unless otherwise indicated, initially capitalized terms used and not defined herein shall have the meanings set forth in the DDA. B. The DDA and DA set forth the agreement of the City and SchoolsFirst with respect to development of the SchoolsFirst Headquarters Project (as defined in the DDA and sometimes referred to herein as the "Project") and the construction by SchoolsFirst of certain infrastructure improvements comprising the Public Benefit Improvements (as defined in the DA). C. The DA and this Agreement set forth various obligations of SchoolsFirst with respect to the design, construction, completion and maintenance of the Public Benefit Improvements described in Exhibit C of the Development Agreement. Pursuant to the DA, (1)the costs incurred by SchoolsFirst with respect to design, engineering, construction, completion and maintenance of the portion of the Public Benefit Improvements designated as "Reimbursable Improvements" on Exhibit C to the DA and on Exhibit B to this Agreement (referred to herein as "Reimbursable Improvements")are to be reimbursed in full or in part by the City to SchoolsFirst as further set forth in this Agreement, and (2) the costs incurred by SchoolsFirst with respect to design,engineering,construction,completion and maintenance of the portion of the Public Benefit Improvements described in Exhibit C of the DA as Non-Reimbursable Improvements (referred to herein as "Non-Reimbursable Improvements"), to be constructed and paid for by SchoolsFirst without reimbursement of any kind or nature from the City, and which are comprised of(a)the Non-Reimbursable Private Improvements (referred to herein as the"Non-Reimbursable Private Improvements") to be owned, following completion, by SchoolsFirst, which are not a subject of this Agreement, and the Non-Reimbursable Public Improvements (referred to herein as the"Non- Reimbursable Public Improvements") described on Exhibit B to this Agreement, to be owned Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 3' by the City. The Reimbursable Improvements and the Non-Reimbursable Public Improvements (individually, each a"Public Improvement" and collectively"Public Improvements") are to be maintained by SchoolsFirst until the Final Acceptance of such completed improvements, as set forth in this Agreement. Each item listed on Exhibit B is referred to herein individually as a "Facility" and collectively as "Facilities." The Facilities are described more specifically in the Approved Project Plans. D. Pursuant to this Agreement, SchoolsFirst agrees to cause the construction of all of the Facilities in accordance with the Approved Project Plans, and with respect to such Work to comply with all other requirements of this Agreement, for the benefit of SchoolsFirst and the City, all as more particularly described herein. E. This Agreement is entered into by the City and SchoolsFirst in order to, among other things, (1) establish certain obligations regarding the construction of the Facilities by SchoolsFirst in accordance with the Schedule of Performance attached to the DDA and the Construction Schedule attached hereto; (2) establish the procedures under which the City shall reimburse SchoolsFirst for the construction of the Reimbursable Improvements in the percentages and as further set forth on Exhibit B; (3) establish the rights of the City to review and approve the Construction Contract and amendments thereto to ensure consistency with this Agreement and to confirm, in City's sole discretion,that the applicable requirements of this Agreement are included in the Construction Contract; and (4) provide a process for Final Acceptance of the Public Improvements. F. It is the intent of the Parties that upon Completion and Final Acceptance by the City of the Public Improvements, the City will take title thereto in accordance with the terms of this Agreement,through the process for City approval and acceptance described in this Agreement. In addition, SchoolsFirst is also causing Completion, pursuant to this Agreement, of the Non- Reimbursable Private Improvements described on Exhibit B which are located on real property owned by SchoolsFirst which shall be retained by SchoolsFirst following Completion thereof. Accordingly, wherever the terms "Request for Acceptance," or "Final Acceptance" are used in this Agreement, they shall mean, with respect to the Public Improvements upon real property which the City owns or with respect to public facilities that are to be conveyed to the City, the City's agreement to take title to such Public Improvements in accordance with the terms of this Agreement. NOW, THEREFORE, for and in consideration of the mutual premises and covenants contained herein, the Parties hereto agree as follows: 4 Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 4 ARTICLE I DEFINITIONS Section 1.1 Definitions Unless the context otherwise requires, the following terms utilized in this Agreement shall have the meanings herein specified: "Acceptance Date"has the meaning set forth in Section 3.2.1(c). "Actual Cost" means the following costs of SchoolsFirst with respect to a Reimbursable Improvement: (a) the Construction Cost with respect to such Reimbursable Improvement; (b) any fees to Governmental Authorities in order to obtain permits, licenses or other necessary governmental inspections, approvals and reviews for such Reimbursable Improvement, including but not limited to City Processing Fees, Plan Check and Inspection Fees, and Plan Check and Inspection Services (as such terms are defined in the DA); (c) the actual cost of professional services directly related to the construction of such Reimbursable Improvement, which services are provided pursuant to any Professional Services Agreement approved by the City pursuant to Section 2.3.3, or otherwise-approved by the City, including, without limitation, surveying, architectural work, design, engineering, inspection, materials testing and similar professional services, and insurance required in connection with such services; (d) costs of obtaining and maintaining the Payment Bond and Performance Bond and insurance (which, as to professional services, shall be only if required in connection with such services) as required under this Agreement in connection with construction of such Reimbursable Improvement; and (e) costs of maintaining such Reimbursable Improvement between completion thereof and the Acceptance Date; provided, however, that each item of cost shall include only amounts actually paid by SchoolsFirst to the Contractor and Professionals shall not include costs of SchoolsFirst, overhead or other internal expenses of SchoolsFirst and shall not include costs of Work required to be corrected,removed,repaired or replaced due to failure of such Work to comply with Governmental Requirements or to meet City or other Governmental Authority's inspection and/or acceptance requirements. "Approved PCOW"has the meaning set forth in Section 2.4.1. "Approved Project Plans"has the meaning set forth in Section 2.1.2. "Assignment Agreement" means the agreement provided by SchoolsFirst to the City pursuant to Section 2.7 under which SchoolsFirst, with respect to each Reimbursable Improvement, (a) transfers to the City all right, title and interest in a Completed Public Improvement; and(b) assigns to the City the Warranties for such Completed Public Improvement. The Assignment Agreement shall be in the form of Exhibit D attached hereto. "Authorized Extension"has the meaning set forth in Section 2.2.3. Tustin—SchoolsFirst—DeveIopment Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 5 "Business Day" means any day on which City Hall is open for business and shall specifically exclude Saturday, Sunday and legal holidays. "Cause"has the meaning set forth in Section 6.1.1 and 6.1.2. "City" means the City of Tustin, a general law city organized and existing under the laws of the State. "City Indemnitees"has the meaning set forth in Section 5.4.1. "City Representative" means the individual or individuals authorized by the City to act and coordinate with SchoolsFirst on behalf of the City with respect to the matters described in Section 2.10 and elsewhere in this Agreement. "Claim"or"Claims"means any and all claims,actions,causes of action,demands,orders, or other means of seeking or recovering losses, damages, liabilities, costs, expenses (including attorneys' fees, fees of expert witnesses and consultants and court and litigation costs), costs and expenses attributable to compliance with judicial and regulatory orders and requirements, fines, penalties, liens, taxes, or any type of compensation whatsoever, direct or indirect, known or unknown, foreseen or unforeseen. "Complete," "Completed" and "Completion" with respect to each Facility means that: (a) construction of the Facility is complete in substantial conformity with the Plans,this Agreement and the Construction Contract, as determined by the City,with all systems (including mechanical, electrical, structural, communication and other systems, as applicable) in good and proper operating condition and ready for use such that the Facilities may be utilized for their intended purpose; (b) all Work required by this Agreement and the Construction Contract with respect to such Facility, including minor corrective work and minor deficient or incomplete work is complete, as evidenced by a certification by the project engineers) for the Facility that such Facility has been completed in a good and workmanlike manner; (c) SchoolsFirst shall have obtained fully executed conditional waiver and release forms from Contractor and Contractor's Subcontractors and all other SchoolsFirst Parties performing Work on the Facility that have lien rights pursuant to California law,in the form required by California Civil Code Section 8136; and (d) any and all mechanic's liens that have been recorded or stop payment notices that have been delivered with respect to the Facility have been paid,settled or otherwise extinguished,discharged, released,waived,or bonded(such bonding to be by the provision of bonds satisfying the provisions of Section 2.9). "Concurrence Letter"shall mean a letter in the form of Exhibit C attached hereto under which SchoolsFirst notifies the City of a bid requiring approval by the City in connection with the construction of a Reimbursable Improvement. "Construction Contract"means the contract for construction of the Facilities awarded by SchoolsFirst to Contractor meeting the requirements set forth for such contract in this Agreement Tustin--SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 6 which shall, unless otherwise agreed by the Parties, be in the form and substance of the Construction Contract attached hereto as Exhibit G.1 The Parties acknowledge that in addition to construction of the Public Improvements,the Construction Contract may also include construction of the Non-Reimbursable Private Improvements. "Construction Cost" means the cost for constructing each Reimbursable Improvement, including without limitation labor, material and equipment costs, and costs of obtaining and maintaining the Payment Bond and Performance Bond and insurance, established in the Construction Contract approved by the City for such Reimbursable Improvement, which amount shall only be modified by an Approved PCOW. "Construction Schedule"has the meaning set forth in Section 2.2.3. "Contract Price"has the meaning set forth in Section 2.3.6. "Contractor" means C.W. Driver, LLC, a California limited liability company, which entity is a licensed contractor in the State and which shall construct the Facilities in accordance with the procedures set forth in Sections 2.3.2 and 2.3.3,or at the election of SchoolsFirst and with the approval of City pursuant to Section 7.2, another licensed contractor in the State qualified to perform the work described by the Construction Contract and this Agreement. "DA"has the meaning set forth in Recital A. "DDA"has the meaning set forth in Recital A. "Development Parcels"has the meaning set forth in Recital A. "Director" means the City's Director of Public Works and any designee of said City Director of Public Works. "Effective Date"means the first date set forth on page 1 of this Agreement. "Environmental Claim" shall have the meaning set forth in Section 5.4.1. "Reimbursable Improvement"has the meaning set forth in Recital C. "Facilities"has the meaning set forth in Recital C. "Final Acceptance"means, as to each Public Improvement that is the subject of a Request for Acceptance, that (a) the conditions to approval by the City of the Request for Acceptance set forth in Section 3.2.1 have been fully satisfied, (b) Acceptance of such Public Improvement has been made by the Director pursuant to Section 3.2, and (c) if the subject of such Request for To be approved by the City and attached to this Reimbursement Agreement as a condition for the benefit of the City at Close of Escrow under the DDA. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 7 Acceptance is a Public Improvement, approval by the City has been obtained for Acceptance of the Public Improvement (it being understood that with respect to all Public Improvements constructed upon property owned by the City, the City will own such Public Improvements upon the installation thereof), and in all cases assignment of Warranties (and title as to Public Improvements) pursuant to an Assignment Agreement executed by SchoolsFirst for such Public Improvements. "Final Approved Cost"means for each Reimbursable Improvement for which a Request for Acceptance is submitted by SchoolsFirst, the product of (a) the final Actual Cost of such Reimbursable Improvement, as approved and determined by the Director in accordance with the procedures set forth in Section 3.2.1 of this Agreement and(b) the percentage shown on Exhibit B as allocable to the City (and therefore as reimbursable to SchoolsFirst) for such Reimbursable Improvement. "First Party"has the meaning set forth in Section 7.7. "Force Majeure Delay" means the occurrence of any of the following events when such event is beyond the control of the First Party and such Party's officers, directors, employees, contractors, consultants, agents and representatives and is not due to an act or omission of such Party or its officers, directors, employees, contractors, consultants, agents or representatives, which directly, materially and adversely affects (a) the ability of the First Party to meet its non- monetary obligations under this Agreement, including the deadlines imposed by the Schedule of Performance attached to the DDA, or (b) the ability of SchoolsFirst to cause Contractor to Complete the Work, and which events (or the effect of which events) reasonably could not have been avoided by due diligence and use of commercially reasonable efforts by the Party claiming Force Majeure Delay: (a) Civil Unrest. An epidemic, blockade, quarantine, rebellion, war, insurrection, act of terrorism, strike or lock-out, riot, act of sabotage, civil commotion, act of a public enemy, freight embargo, or lack of transportation; (b) Unforeseeable Conditions. Reasonably unforeseeable physical condition of the Property including the presence of Hazardous Materials; (c) Casualty. Fire, earthquake or other casualty, in each case only if causing material physical destruction or damage to the Work or the Site; (d) Litigation. Any lawsuit seeking to restrain, enjoin, challenge or delay any issuance of any Entitlement or seeking to restrain, enjoin, challenge, or delay construction of the Project, which is defended by the First Party which restricts the ability of the First Party to perform its material obligations hereunder or which results in an injunction against the First Party restricting its ability to so perform during the pendency of such litigation and which directly impairs the ability of the First Party to perform despite the best efforts of the First Party to do so; Tustin—SchooIsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-I9 FINAL Development Agreement Federal Credit Union 8 (e) Change of Law. The passage of a referendum or initiative that results in the inability of the First Party to perform its material obligations hereunder; (f) Change in Governmental Requirements. Any change in Governmental Requirements or adoption of any new Governmental Requirements affecting the Project which is materially inconsistent with Governmental Requirements in effect as of the effective date of the DDA and which applies to the Project after taking into account any vested rights with respect to the Project set forth in the Development Agreement; and (g) Weather. Unusually severe weather conditions not reasonably anticipatable for the City of Tustin, based upon U.S. Weather Bureau climatological reports for the months included plus a report indicating average precipitation, temperature, etc. for the last ten. (14) years from the nearest reporting station. Notwithstanding any other provision of this Agreement to the contrary, the term "Force Majeure Delay" shall be limited to the matters listed above and, further, specifically excludes the following matters which might otherwise be considered Force Majeure Delay: (1) Entitlements. The suspension, termination, interruption, denial or failure to obtain or nonrenewal of any Entitlement, permit, license, consent, authorization or approval which is necessary for the development of the Project, except for any such matter resulting from a lawsuit or referendum as described in clauses (4) or(5)this definition; (2) Previously Proposed Changes in Governmental Requirements. Any change in Governmental Requirements other than as set forth in clause of this definition; (3) Failure to Perform Obligations. Failure of any of SchoolsFirst, any Successor Owner, Contractor, Subcontractor or other Person to perform any obligation to be performed by it as the result of adverse changes in the financial condition of SchoolsFirst, any Successor Owner, Contractor, Subcontractor or other Person, as applicable; (4) Failure to Provide Financial Security. Failure of SchoolsFirst or any Successor Owner to provide financial security required by this Agreement when due or to submit evidence of financing of the Project or to perform any obligation to be performed by SchoolsFirst or any Successor Owner hereunder as the result of adverse changes in market conditions unless SchoolsFirst or such Successor Owner demonstrates to the satisfaction of the City Manager or designee in its sole discretion that (a) SchoolsFirst or such Successor Owner was unable to obtain such financing despite making best efforts to do so, and(b)such financing is unavailable on terms which are commercially,feasible because of generally applicable economic conditions affecting the credit market which then exist; (5) Failure to Submit Required Documentation_. Failure of the First Party to submit documentation as and when required by this Agreement; Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement--5-14-19 FINAL Development Agreement Federal Credit Union 9 (6) Failure to Submit Basic Concept Plan or Other Plans and Entitlements. Failure to submit a Basic Concept Plan and Concept Plan and Design Review submittals, and/or submittals for other Entitlements required for construction of the Facilities and/or development of the Project on the Property when required pursuant to the Schedule of Performance; (7) Failure to Maintain Required Insurance. Failure to acquire, maintain and submit evidence of insurance policies as required by the DDA or this Agreement; (8) Failure to Execute Documents. Failure of the First Parry to execute documents; and (9) All Other Matters. All other matters not caused by the Second Party and not specifically described in this definition. "General Prevailing Wage Rates" means those rates determined by the Director of the Department of Industrial Relations of the State of California to be"prevailing wage"rates for each of the trades and workers to which prevailing wage rates apply, as such rates are set from time to time by such director for the region in which the City is located. "Governmental Authority"means any and all federal, State, county, municipal and local governmental and quasi-governmental bodies and authorities or departments(including the United States of America,the State of California and any political subdivision,public corporation,district, joint powers authority or other political or public entity) or departments thereof having or exercising jurisdiction over the Parties, the Development Parcels, the Site or other property upon which SchoolsFirst or the City are obligated to construct, or cause construction of, the Facilities. "Governmental Capacity" means the exercise by the City of its governmental authority with respect to any matter related to this Agreement, including without limitation, the regulation of the Development Parcels and the Site pursuant to Governmental Requirements, including enacting laws, inspecting structures, reviewing and issuing permits, and all other legislative, administrative or enforcement functions of each pursuant to federal, state or local law. "Governmental Requirements" means all laws, statutes, codes, ordinances, rules, regulations, standards, guidelines and other requirements issued by any Governmental Authority having jurisdiction over, governing, applying to or otherwise affecting the Parties, the Development Parcels, the Site and/or other property upon which SchoolsFirst or the City are obligated to construct, or cause construction of,the Facilities or any component thereof,including without limitation building permits related to construction of such improvements. "Hazardous Materials"shall mean and include the following: (a) "Hazardous Substance", "Hazardous Material', "Hazardous Waste", or "Toxic Substance" under the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. subsection 9601, et seq.,the Hazardous Materials Transportation Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 10 Act, 49 U.S.C. subsection 5 10 1, et seq., or the Resource Conservation and Recovery Act, 42 U.S.C. subsection 6901, et seq.; (b) An "Extremely Hazardous Waste", a "Hazardous Waste", or a "Restricted Hazardous Waste", under subsections 25115, 25117, or 25122.7 of the California Health and Safety Code, or is listed or identified pursuant to subsection 25140 or 44321 of the California Health and Safety Code; (c) "Hazardous Material", "Hazardous Substance", "Hazardous Waste", "Toxic Air Contaminant", or "Medical Waste" under subsections 25281, 25316, 25501, 25501.1, 117690 or 39655 of the California Health and Safety Code; (d) "Oil" or a "Hazardous Substance" listed or identified pursuant to Section 311 of the Federal Water Pollution Control Act, 33 U.S.C. Section 1321, as well as any other hydro carbonic substance or by-product; (e) A material listed or defined as a "Hazardous Waste", "Extremely Hazardous Waste", or an"Acutely Hazardous Waste"pursuant to Chapter 11 of Title 22 of the California Code of Regulations; (f) A material listed by the State of California as a chemical known by the State to cause cancer or reproductive toxicity pursuant to Section 25249.8(a) of the California Health and Safety Code; (g) A material which, due to its characteristics or interaction with one or more other substances, chemical compounds, or mixtures, damages or threatens to damage, health, safety, or the environment, or is required by any law or public agency to be remediated, including remediation which such law or public agency requires in order for the property to be put to any lawful purpose; (h) Any material whose presence would require remediation pursuant to the guidelines set forth in the State of California Leaking Underground Fuel Tank Field Manual, whether or not the presence of such material resulted from a leaking underground fuel tank; (i) Pesticides regulated under the Feral Insecticide,Fungicide and Rodenticide Act, 7 U.S.C. subsection 136 et seq.; (j) Asbestos,PCBs and other substances regulated under the Toxic Substances Control Act, 15 U.S.C. subsection 2601 et seq.; (k) Any radioactive material including any "source material", "special nuclear material", "by-product material', "low-level wastes", "high-level radioactive waste", "spent nuclear fuel' or "transuranic waste", and any other radioactive materials or radioactive wastes, however produced,regulated under the Atomic Energy Act, 42 U.S.C. subsection 2011 et seq.,the Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 11 Nuclear Waste Policy Act, 42 U.S.C. subsection 10101 et seq., or pursuant to the California Radiation Control Law, California Health and Safety Code Section 114960 et seq.; 0) A material regulated under the Occupational Safety and Health Act, 29 U.S.C. subsection 651 et seq.,or the California Occupational Safety and Health Act, California Labor Code subsection 6300 et seq.; and/or (m) A material regulated under the Clean Air Act, 42 U.S.C. subsection 7401 et seq. or pursuant to Division 26 of the California Health and Safety Code. "Lien Release Bond"is defined in Section 3.2.1. "Notice of Completion"means a valid notice of completion as defined in California Civil Code Section 8180 et seq. "Non-Reimbursable Improvements"has the meaning set forth in Recital C. "Non-Reimbursable Private Improvements"has the meaning set forth on Exhibit B. "Non-Reimbursable Public Improvements"has the meaning set forth in Recital C. "Payment Bond(s)"means the bond or bonds issued by a surety authorized to do business in the State of California that guarantees the payment in full by Contractor as the principal of all Contractor's Subcontractors, laborers, material suppliers and other Persons performing Work which shall be in the form attached as Exhibit M. "PLOW"has the meaning set forth in Section 2.4.1. "Performance Bond(s)" means the bond or bonds issued by a surety authorized to do business in the State of California and guaranteeing due and punctual performance and completion (within the respective times provided in the Construction Schedule) of the Work in accordance with the applicable Approved Project Plans that specifically describe the Work to be performed in sufficient detail for the issuance of such Performance Bond, and including all obligations of Contractor as the principal, Subcontractors and other Persons with respect to the Work covered by such bond, with the City as the sole oblige which shall be in the form attached as Exhibit N. "Person" means an individual, a corporation, a partnership, an association, a limited liability company, a joint stock company,a trust, any unincorporated organization or a government or political subdivision thereof. "Plans" means the plans and specifications for all of the Facilities, which plans and specifications shall have been prepared and approved pursuant to Section 2.1. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement--5-14-19 FINAL Development Agreement Federal Credit Union 12 "Professional" means a professional consultant to whom a Professional Services Agreement is awarded by SchoolsFirst in accordance with the procedures set forth in Sections 2.3.2 and 2.3.3 or is otherwise accepted by the City in writing in its sole discretion. "Professional Services Agreement" means the agreement for the provision of professional services related t6 the construction of each Reimbursable Improvement awarded by SchoolsFirst to each Professional in accordance with the procedures and meeting the requirements set forth in Section 2.3 and the insurance requirements in Section 2.8 or is otherwise accepted by the City in writing in its sole discretion. "Project"has the meaning set forth in Section 1.2.2 of the DDA. "Public Improvement" and "Public Improvements" have the meaning set forth in Recital C. "Reimbursable Improvements" means the portions of the Improvements within the public right-of-way identified as such on Exhibit B to this Agreement, for which SchoolsFirst shall be eligible to receive reimbursement, in the applicable percentages indicated on Exhibit B of its Actual Cost, from the City, in accordance with the terms and conditions set forth in this Agreement. "Release" (with respect to Hazardous Materials) shall mean any releasing, or threat of releasing, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching,migrating, disposing or dumping into the environment. "Request for Acceptance"has the meaning set forth in Section 3.2.1. "SchoolsFirst" means SchoolsFirst Federal Credit Union, a federally chartered credit union, and its successors and assigns as permitted in accordance with the terms and provisions of the DDA. "SchoolsFirst Parties"has the meaning set forth in Section 2.3.6. "SchoolsFirst Representative" means the individual or. individuals authorized by SchoolsFirst to act and coordinate with the City on behalf of SchoolsFirst with respect to the matters described in Section 2.10 and elsewhere in this Agreement, including but not limited to execution of any Request for Acceptance signed by SchoolsFirst and delivered to the City. Each Request for Acceptance shall contain an original signature of at least one SchoolsFirst Representative. "Second Party"has the meaning set forth in Section 7.7. "Site"has the meaning set forth in Section 2.4.3. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 13 "Special Restrictions"means the Declaration of Special Restrictions that will be recorded against the Development Parcels concurrently with SchoolsFirst's acquisition of the City Parcel. "State"means the State of California. "Subcontract" shall mean a contract between Contractor and a Subcontractor. "Subcontractor" or "Subcontractors" means each and every entity retained to perform a portion of the Work that does not have a direct contractual relationship with SchoolsFirst and shall include entities retained by Contractor at any tier to perform a portion of the Work under the Construction Contract. Subcontractors shall be retained pursuant to and in accordance with the requirements of this Agreement. "Subcontracts" shall mean each and every Subcontract, collectively. "Warranty"or"Warranties"means all warranties and guarantees provided by Contractor and Subcontractors, vendors and material manufacturers and suppliers under the Construction Contract, Subcontracts and other agreement with respect to any Public Improvement. "Work" means the design, engineering, construction, installation, maintenance and services required by the Plans, and includes without limitation all labor, services, equipment or materials provided or to be provided by SchoolsFirst or Contractor to fulfill SchoolsFirst's obligations with respect to each Facility constructed under this Agreement; provided, however, that with respect to the Construction Contract, the responsibility of Contractor for the Work may, at the discretion of SchoolsFirst,exclude design, engineering and,outside of the warranty period, maintenance. ARTICLE II CONSTRUCTION OF FACILITIES Section 2.1 Preparation of Plans 2.1.1 SchoolsFirst shall cause the Plans for each Facility to be prepared by licensed engineers in the State in a competent, professional and satisfactory manner in accordance with(a) all standards prevalent in the industry and(b) all applicable laws, ordinances, resolutions, statutes,rules and regulations of applicable Governmental Authorities in effect at the time the Improvements Plans were prepared. SchoolsFirst shall provide the Director with two (2) paper copies of the complete set of the Plans for each Facility,together with an electronic copy of the Plans in PDF and Autocad format. SchoolsFirst shall obtain the approval of the Director, in his sole discretion, of the Plans prior to the commencement of construction. 2.1.2 Plans for each Facility prepared in accordance with this Section 2.1, approved by the City(and if an Approved PCOW has been obtained for such Plan, including such Approved PCOW) are referred to herein as the"Approved Project Plans"for such Facility. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 14 Section 2.2 Duty of SchoolsFirst to Construct 2.2.1 General Contractor. SchoolsFirst shall retain Contractor pursuant to a Construction Contract in the form and substance of the Agreement attached as Exhibit G or with such modifications to such Construction Contract as are approved (in writing) in advance by the City in its reasonable discretion; provided that if any such proposed modification would diminish the rights of City,the obligations of SchoolsFirst to City under this Agreement, or the obligations of Contractor or any Subcontractor that are required by this Agreement to be imposed upon such Contractor or Subcontractor and enforced by SchoolsFirst, approval of such modifications shall be in the sole discretion of the City. SchoolsFirst shall cause Contractor to construct each Facility substantially in accordance with the Approved Project Plans therefor, as applicable,the Schedule of Performance and the Construction Schedule. SchoolsFirst shall cause Contractor to construct the Facilities in accordance with the terms of the Construction Contract, the Schedule of Performance and Construction Schedule. SchoolsFirst shall,and shall cause Contractor to,provide all labor,materials, equipment, supplies,tools,permits, supervision,transportation, services, sales tax and all other Work to complete the Facilities in accordance with the Approved Project Plans therefor,as applicable,including all Work expressly specified therein and reasonably inferred from the Approved Project Plans. Wherever this Agreement provides that SchoolsFirst shall cause the Contractor to act, or refrain from acting in some manner, SchoolsFirst shall (a) include such requirement in the Construction Contract as an obligation of Contractor and (b) shall make the City an express third party beneficiary of such obligation, which shall be coupled with an interest. 2.2.2 Ouality and Care. SchoolsFirst shall perform its obligations hereunder and shall cause Contractor to, perform the Work under the Construction Contract and conduct all operations with respect to such Work in a good, workmanlike and commercially reasonable manner, with the standard of diligence and care normally employed by duly qualified Persons utilizing commercially reasonable efforts in the performance of comparable work and in accordance with generally accepted practices in Orange County, California, appropriate to the activities undertaken. Unless otherwise specified in the Approved Project Plans,all materials shall be new and of good quality and SchoolsFirst shall, if requested by the City, cause Contractor to furnish satisfactory evidence to the City and SchoolsFirst as to the kind and quality of materials. The Work shall be performed in, a manner that complies with the requirements of any manufacturers' warranties applicable to equipment or materials included in any of the Facilities. 2.2.3 Construction Schedule. The "Construction Schedule" is set forth on Exhibit F and sets forth the final day for commencement of construction and the final day for Completion of construction of each Facility for which SchoolsFirst shall be and shall cause Contractor to responsible. The commencement and Completion dates established for each Facility for Work to be performed by or on behalf of SchoolsFirst in the Construction Schedule shall be subject to extension only for (x) "Authorized Extensions" requested pursuant to a PCOW and approved by the Director in writing in accordance with the procedure set forth in Section 2.4.1 below, (y) a Force Majeure Delay or(z) any other reason permitted by this Agreement. Tustin—SchooIsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 15 2.2.4 Repairs. In connection with construction of the Facilities, as between SchoolsFirst and the City, City shall not be responsible for any damage caused by SchoolsFirst, Contractor or any of Contractor's Subcontractors to any property of City, and SchoolsFirst shall,within ten(10)Business Days of receipt of substantiation from City of any such damage caused by SchoolsFirst, Contractor or Contractor's Subcontractors, meet and confer with City to confirm the extent of the damage and to identify the parties responsible for making repairs. Thereafter, SchoolsFirst shall either promptly cause the repair of such damage without cost to the City or after City's repair of any such damage, shall reimburse the City for the actual cost of the repairs paid for by City together with the costs of staff(billed at then current hourly rates) and costs of third party consultants incurred by the City in connection with such repairs within thirty (30) calendar days of receipt of City's invoice and backup information substantiating such costs or such costs may be retained by the City from any monies due to SchoolsFirst under this Agreement. Section 2.3 Contract Reauiurcments SchoolsFirst shall, and shall require Contractor to, comply with and, at such intervals and in such form as the City may reasonably require, provide proof to the City that the following requirements have been satisfied as to each of the Facilities. SchoolsFirst shall cause the provisions of this Section 3 and Exhibit G to be attached to and incorporated into the Construction Contract and shall cause Contractor to attach and incorporate into any Subcontract under which Subcontractor will solicit bids for performance of Work in connection with the construction of any Reimbursable Improvement. SchoolsFirst shall comply with the terms of the Construction Contract and in the case of Contractor default, shall promptly enforce the terms of the Construction Contract against Contractor. The Construction Contract and each such Subcontract shall make City an express third party beneficiary with the right to enforce the requirement of SchoolsFirst, Contractor and Subcontractors, if any,to comply with the provisions of this Section 2.3 and Exhibit G. 2.3.1 Bidding Requirements. SchoolsFirst shall cause the Contractor's construction contract with each Subcontractor for the construction of each Facility comprising a Reimbursable Improvement (a) to be awarded to a prequalified Subcontractor that is the responsible bidder submitting the lowest responsive bid for such Reimbursable Improvement in accordance with the provisions of this Section 2.3 and (b) to incorporate the Contractor's Construction Contract with SchoolsFirst. 2.3.2 Bid/RFP Process. Following completion of Approved Project Plans for each Facility,SchoolsFirst shall,or shall cause Contractor to,solicit bids from at least three(3) prequalified bidders selected by SchoolsFirst and Contractor in accordance with Exhibit G attached hereto for construction of each.Facility comprising a Reimbursable Improvement (or in the case of services, proposals related to the construction of such Facility) in a timely manner to ensure compliance with the commencement date for such Facility set forth in Construction Schedule. The bid and award procedures to be followed by Contractor in connection with the construction of each Reimbursable Improvement are described on Exhibit G attached hereto. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 16 Nothing in this Agreement shall prohibit SchoolsFirst or Contractor from soliciting bids either for an individual Reimbursable Improvement or for multiple Reimbursable Improvements at one time. If the Work is bid for multiple Reimbursable Improvements at one time, SchoolsFirst shall,or shall cause Contractor to, require all bidders to specify the cost of each Reimbursable Improvement separately, and shall require in any Subcontract(s) awarded to the successful Subcontractor bidder(s) that all final payment applications submitted by it to the Contractor will break out separately the cost of constructing each Reimbursable Improvement. 2.3.3 Award of Contract or Professional Services Agreement. Promptly after Contractor's receipt and opening of all bids for Reimbursable Improvements, SchoolsFirst will submit to the City a spreadsheet showing all Subcontractor bidder(s)' bids received. The City shall have a period of five(5)Business Days from receipt of the bid results for review and approval of same. After receipt of the City's approval of the responsible Subcontractor bidder(s)submitting the lowest responsive bid(s) for the construction of each Reimbursable Improvement or portion of a Reimbursable Improvement (which approval shall be confirmed in a Concurrence Letter in the forth of Exhibit C attached hereto), SchoolsFirst shall or shall cause Contractor to award the construction contract(s) to the Subcontractor(s) so approved by the City. Likewise, as to all Professional Services Agreements in connection with the Construction of each Reimbursable Improvement which SchoolsFirst intends to include as part of the Actual Costs, SchoolsFirst shall provide the City with a spreadsheet showing all proposals received from consultants, after which the City shall have a period of five (5) Business Days from receipt of the spreadsheet to review and approve of same. After receipt of City's approval of the professional consultant with the lowest responsive proposal to perform the services (which approval shall be confirmed in a Concurrence Letter in the form of Exhibit C attached hereto), SchoolsFirst shall enter into a Professional Services Agreement with the approved consultant. Each professional services agreement awarded after bidding as set forth in this Section 2.3.3, are each hereinafter referred to as the"Professional Services Agreement,"and each winning bidder for such services is referred to as a Professional. Promptly after the award of each such Construction Contract or Professional Services Agreement, SchoolsFirst shall furnish the City with a copy of(a) the bid package received from the Subcontractor(s) to whom the Contractor has awarded a construction contract, and/or (b) with respect to professional services, the fully executed Professional Services Agreement and one copy of the proposal received from the Professional to whom the Professional Services Agreement was awarded. In addition, in order to expedite commencement of construction of the Reimbursable Improvements and provided the City Manager or his or her designee has consented to the specifics thereof in writing, SchoolsFirst may commence the bid and award process for Subcontractors for the Reimbursable Improvements prior to the Effective Date. City agrees that so long as such bid and award procedures for such Subcontractors complied with the requirements of Exhibit C and Exhibit G of this Agreement,the Actual Costs shall include,without limitation, Construction Costs for Reimbursable Improvements under Contractor's contracts with such Subcontractors. 2.3.4 Public Works Contract Requirements; Prevailing Wages. The specifications and bid and contract documents shall require that SchoolsFirst comply with and cause Contractor, all Subcontractors and all Professionals to which such requirements apply, to Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchooIsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 17 comply with all applicable provisions of the California Labor Code, the California Government Code and the California Public Contract Code relating to public works projects of cities. In addition, but without limitation of the foregoing, SchoolsFirst shall require in the Construction Contract that Contractor shall and shall cause all Subcontractors engaged to perform Work on each Public Improvement: (a) to pay at least General Prevailing Wage Rates to all workers employed in the performance of the Construction Contract or any Subcontract, (b) to post a copy of the General Prevailing Wage Rates at the job-site in a conspicuous place available to all employees and applicants for employment, (c) to otherwise comply with applicable laws relating to public works projects of cities including without limitation, pursuant to Labor Code § 1771.1(a), (d) to ensure that Contractor and all Subcontractors are currently registered and qualified to perform public work pursuant to Labor Code§ 1725.5, and(e) to ensure that Contractor,all Subcontractors, and all Professionals (if any) contracted through Contractor to which such requirements apply, prepare and submit Certified Payroll Records directly to the California Labor Commissioner in compliance with the requirements set forth in Labor Code Sections 1771.4 and 1776, including but not limited to the form,content and frequency of the submittal of the Certified Payroll Records. SchoolsFirst shall require in its Construction Contract that Contractor and all Subcontractors comply with all applicable laws for public works projects, including without limitation, California Labor Code Sections 1771, 1774, 1775, 1776, 1777.5, 1813 and 1815, and shall attach copies of such Labor Code provisions in an exhibit attached to the Construction Contract and each Subcontract and each Professional Services Agreement to which such requirements apply. 2.3.5 Compliance With Law. In connection with construction of each Facility, SchoolsFirst shall,and shall cause Contractor and all SchoolsFirst Parties to, comply with all applicable laws,ordinances and regulations and with the applicable building codes of applicable Governmental Authorities. Neither SchoolsFirst nor Contractor nor any Subcontractors or Professionals shall discriminate in its employment practices against any employee, or applicant for employment, because of such individual's race, religion, national origin, ancestry, sex, sexual orientation, age, physical handicap, marital status or medical condition and SchoolsFirst shall cause aprovision prohibiting such discrimination to be included in the Construction Contract,each Subcontract and each Professional Services Agreement. 2.3.6 Contract Requirements, City Rights. The Construction Contract shall include, among other provisions, the terms and conditions set forth on Exhibit J attached hereto and neither the Construction Contract nor any Subcontract shall include any provisions that diminish the rights of the City or the obligations of Contractor or any Subcontractors thereunder. The price for the Work set forth in the Construction Contract as adjusted pursuant to such Construction Contract ("Contract Price") shall be established as a "cost plus guaranteed maximum price"contract as determined in accordance with the procedures set forth in Exhibit G. Notwithstanding any other provision of this Agreement, City shall not be responsible for(a) costs under the Construction Contracts in excess of the established Contract Price (except as modified by an Approved PCOW), and (b) any loss incurred by the City as a result of the breach of a Construction Contract by Contractor or a defect in the Work or faulty workmanship (unless covered by Contractor's Warranty assigned to the City on the Acceptance Date for the applicable Public Improvement). Nothing contained in this Agreement shall create any contractual Tustin—SchoolsFirst—DeveIopment Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 18 relationship between the City and Contractor or any of Contractor's Subcontractors, vendors, material suppliers, laborers or any other Person retained by SchoolsFirst or retained by any of the foregoing, at any tier,or their respective officers, employees or agents(collectively, and expressly excluding SchoolsFirst, the"SchoolsFirst Parties"). 2.3.7 Contractor Insurance. SchoolsFirst shall cause Contractor and all Subcontractors engaged to perform Work on a Facility to provide proof of insurance coverage satisfying the requirements of Section 2.8 throughout the term of the constriction of such Facility. 2.3.8 Compliance with City Requirements. SchoolsFirst shall cause Contractor and each Subcontractor, vendor, material supplier, equipment operator and owner operator, to the extent each such Person is engaged to perform Work, to comply with such requirements relating to the Work as the City may impose by written notification delivered to SchoolsFirst to the extent legally required as a result of Governmental Requirements or changes in applicable federal, State or City laws. Section 2.4 Changes 2.4.1 Preliminary Change_of Work Request. SchoolsFirst shall provide the City with a preliminary change of work request in the form of Exhibit H (each, a "PCOWI) within ten (10) Business Days of initiation of changed conditions to the Construction Contract or in connection with any request for an extension of time (i.e., for an Authorized Extension), which PCOW shall be subject to City approval in its sole discretion. The Director shall provide written approval or disapproval of any such PCOW within ten(10)Business Days of the Director's receipt of same from SchoolsFirst. Each PCOW approved by the City in writing is referred to herein as an"Approved PCOW."If the Director fails to respond within such ten(10) Business Day period, such failure to respond shall be deemed to constitute disapproval of the PCOW. With respect to each and every Public Improvement, there shall be no change to the Construction Schedule, the Plans,the Approved Project Plans,the scope of the Work,the Actual Cost of a Public Improvement or amount due to SchoolsFirst and no extension of time unless such change in time, Plans, Approved Project Plans, scope of the Work or cost is set forth on an Approved PCOW for such Public Improvement. A design revision or construction change order or increase in the quantity of any unit price item over the bid quantity involving the Reimbursable Improvements shall be considered null and void for purposes of reimbursement hereunder unless approved in writing by both the Director and the SchoolsFirst Representative. 2.4.2 Changes to Approved Project Plans. City and SchoolsFirst acknowledge that following approval by the City and the other required Governmental Authorities of the Plans for a Public Improvement the City or any such Governmental Authority may, during design or construction, request or revisions to the Approved Project Plans that may result in increases in costs. City and SchoolsFirst agree that if, during design or construction, the City requests a revision to the Approved Project Plans for any Public Improvement following approval by the City and the other required Governmental Authorities of the Plans for such Public Improvements for purposes other than requiring Work to be corrected, removed, repaired or Tustin—SchoolsFirst—Development Exhibit D to City of Tustin I SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 19 replaced due to failure of such Work to comply with Governmental Requirements or to meet City or other Governmental Authority's inspection and/or acceptance requirements,then the cost of any such revision to the Approved Project Plans shall be an Approved Cost and SchoolsFirst shall have the right to consent to such revision or to any such to a Non-Reimbursable Public Improvement for which SchoolsFirst will incur increased out-of-pocket costs (after taking into account, if applicable, the reimbursement of Actual Costs by the City applicable to the specific Public Improvement). The cost of all other requested revisions to the Approved Project Plans for any Public Improvement by any Governmental Authority shall be an Actual Cost if and to the extent that City has approved such revisions to the Plans pursuant to Section 2.1 of this Agreement. In each case, SchoolsFirst shall promptly cause the proposed design revisions to be made to the Approved Project Plans for any Public Improvement and the Parties shall process a PCOW to address the impacts of any such change in the Approved Project Plans on the cost of Work and the Construction Schedule. SchoolsFirst shall not modify the Approved Project Plans for any Public Improvement without first obtaining the City's prior approval of such modification. In the event of any changes to the Approved Project Plans for any Public Improvement, SchoolsFirst shall provide a copy of the proposed change to the Approved Project Plans to City for review and approval prior to initiating any Work related to such change. 2.4.3 Constructability Review. SchoolsFirst represents and warrants that it has visited and examined and shall cause Contractor to visit and examine the land upon which the Work will be performed including property owned by SchoolsFirst and property owned by the City which shall be made available to SchoolsFirst pursuant to City issued encroachment permit ("Site"); that each has examined all physical conditions that are surface conditions that are not concealed, legal conditions, and other conditions affecting the Work, and that each has become sufficiently familiar therewith to perform the Work. In addition, SchoolsFirst has and shall cause Contractor to have reviewed the Plans and shall, prior to commencement of construction of any Facility, review the Approved Project Plans for such Facility for the constructability thereof from a cost and schedule perspective. SchoolsFirst shall rely on its own design Professionals to ensure that the Plans,including without limitation,the Approved Project Plans for each and every Facility conform to Site conditions and engineering practices consistent with the standard of care followed by licensed engineers in the design of similar improvements in Orange County, California. Section 2.5 Bonding Requirements 2.5.1 Provision of Bonds; Terms. Prior to the commencement of construction of any Public Improvement, SchoolsFirst shall cause the Contractor to (a) secure and provide to the City and to SchoolsFirst a Payment Bond for the Facilities to ensure payment of all Subcontractors, laborers and material suppliers with respect to the Public Improvements, which shall meet the requirements above and be substantially in the form of Exhibit N to this Agreement unless otherwise agreed by the City in its sole discretion and (b) secure and provide to the City and to SchoolsFirst a Performance Bond to ensure completion of the performance of the Work which shall be substantially in the form of Exhibit M to this Agreement unless otherwise agreed by the City in its sole discretion. Nothing in this Agreement shall limit or restrict the right of the Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 20 City to require performance and payment bonds for other work performed by SchoolsFirst with respect to the Project. 2.5.2 Additional Requirements. Any bond for the Public Improvements shall be (a) in an amount that is at least equal to 100% of the amount of the bid approved by the City pursuant to Section 2.3.3, or (b) if bids have not been received, in an amount equal to the amount of the engineer's estimate for the Public Improvements being bonded,including reasonable contingency. Each bond for the Public Improvements provided shall, unless otherwise agreed by the City in its sole discretion, be issued by a surety company duly authorized to issue such bonds in the State of California and rated"A"or better by A.M.Best and name the City as the sole obligee thereunder. Without the prior written approval of the City in its sole discretion, each Payment Bond and Performance Bond delivered by Contractor with respect to the Facilities shall not be terminated or modified in any respect prior to the Acceptance Date of the Public Improvement for which it was provided. 2.5.3 Increase in Security. To the extent that the cost of the Public Improvements is determined at any time by the Director to have increased such that the Payment Bond or any Performance Bond provided pursuant to this Section 2.5 is less than the then- estimated cost to complete the Public Improvements, the City may, in its sole discretion, require SchoolsFirst to (or to cause Contractor to) : (a)post a replacement Payment Bond (or provide a Rider to the original Payment Bond increasing the amount thereof) to secure such estimated additional costs, or (b) post a replacement Performance Bond (or provide a Rider to the original Performance Bond increasing the amount thereof) to secure such estimated additional costs. 2.5.4 Bond Costs. Actual Costs for each Public Improvement, shall include, without limitation, the cost of the Payment Bond procured by Contractor for such Public Improvements and the cost of Performance Bonds procured by Contractor for such Public Improvements and shall not include the cost of any additional performance or payment bonds that may be required by SchoolsFirst,unless otherwise agreed by the City in its sole discretion. 2.5.5 Release of Bonds. Any Payment and Performance Bonds for any Public Improvements shall be released (or reduced in amount) only as provided in Section 3.3 below. Section 2.6 Inspection, Completion of Construction 2.6.1 Inspection. The City shall be entitled to inspect the Facilities as it deems necessary to assure compliance with the Approved Project Plans, in each case including shop drawing review and material inspection thereof. The City shall have access to all phases of the Work for the Facilities for the purpose of such inspection. The City's personnel shall have access to the Site in accordance with the provisions of Section 8.8 of the DDA, for the purpose of accomplishing such inspections. The City will promptly notify SchoolsFirst of any portion of the Work on any Facility that appears not to conform to the Approved Project Plans for the relevant Facility. In addition,within five(5)Business Days following receipt of an inspection request from Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 21 SchoolsFirst, the City shall have its inspectors inspect the Work to confirm that such Work is accomplished in accordance with the Approved Project Plans for the relevant Facility. The determination of the City as to conformity of each Facility on the Site with the Approved Project Plans for each such Facility shall be made in the City's sole and absolute discretion. 2.6.2 Notice of Completion. Within fifteen (15) calendar days after the Acceptance Date of each Public Improvement pursuant to the procedures set forth in Section 3.2 below, SchoolsFirst shall file with the Orange County Clerk Recorder a Notice of Completion, in form acceptable to the Director,pursuant to the provisions of Section 8180 et seq. of the California Civil Code. Section 2.7 Maintenance of Facilities,• Transfer of Interest• Transfer of Warranties to all Public_I_mprovements 2.7.1 Maintenance of Facilities. Prior to the Acceptance Date of each Public Improvement, SchoolsFirst shall be responsible for maintaining (or causing the maintenance of such Public Improvement in good and proper operating condition, and shall perform(or cause to be performed) such maintenance on such Public Improvement as the Director reasonably determines to be necessary. Except as otherwise set forth in this Agreement, SchoolsFirst shall have no maintenance responsibility with respect to any Completed Public Improvement after the Acceptance Date thereof. SchoolsFirst shall be responsible for the maintenance of each Non-Reimbursable Private Improvement following Completion at its sole cost and expense, and without reimbursement of any kind by the City. 2.7.2 Request for Acceptance of All Public Improvements. SchoolsFirst hereby acknowledges and agrees that title to the Public Improvements located on the Development Parcels or City owned property, including without limitation,right-of-way, shall be owned by the City upon installation thereof. Accordingly, at such time as SchoolsFirst delivers the Request for Acceptance to the Director, SchoolsFirst shall (a) execute three (3) duplicate originals of an Assignment Agreement, substantially in the form of Exhibit D, and (b) cause Contractor to execute three (3) duplicate originals of the consent to the Assignment Agreement in the form and substance of the consent attached thereto, which SchoolsFirst shall cause to be delivered to the City. Under the Assignment Agreement, among other things,SchoolsFirst shall assign to the City, and Contractor shall consent to the assignment by SchoolsFirst of, SchoolsFirst's right, title and interest, if any, in such Completed Public Improvement, and all warranties, express or implied, with respect to such Public Improvement, including without limitation all Warranties provided pursuant to the Construction Contract and Subcontracts for such Public Improvement effective as of the Acceptance Date, all in accordance with the procedures set forth in Section 3.2.1. The Warranties for each Public improvement and all other warranty rights made in favor of or assigned to the City shall be consistent with the terms set forth on Exhibit I unless otherwise agreed by the City in its sole discretion and shall be in effect for a term of one year from the Acceptance Date of each Public Improvement accepted by the City. Any assignment of Warranties to the City shall be non-exclusive and shall not preclude SchoolsFirst from pursuing its own claims against Contractor and/or any Subcontractors,vendors,material manufacturers and suppliers with respect Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 22 to such Public Improvement. SchoolsFirst shall cause the provisions of this paragraph to be included in the Construction Contract for the express benefit of the City. Section 2.8 Insurance Requirements 2.8.1 Insurance Types and Levels of Coverage. SchoolsFirst shall either obtain and maintain for the term of this Agreement or shall cause Contractor to maintain from the effective date of the Construction Contract until the Acceptance Date of the Public Improvements, the insurance specified on Exhibit J in accordance with all requirements specified on said Exhibit. Likewise, each Professional shall be required to maintain from the effective date of the Professional Services Agreement until the Acceptance Date of the applicable Public Improvement for which services were performed, the insurance specified on Exhibit K in accordance with all requirements specified in said Exhibit. SchoolsFirst shall not in the Construction Contract, nor allow the Contractor in any Subcontract to, reduce or eliminate the insurance coverages required by Exhibit J and Exhibit K of this Agreement, including without limitation, by reducing the amounts of coverage, increasing the permitted self-insured retention or deductibles or reducing any requirements relating to the insurance carriers, ratings or types of insurance required without the prior written approval of the City, in its sole discretion. 2.8.2 Subcontractors' Insurance Requirements. SchoolsFirst shall not permit Contractor or any Subcontractor or other Persons to work on any Public Improvement or on the portions of the Site owned by the City until that Contractor, Subcontractor or other Person has complied with the general liability, automobile liability, and workers compensation insurance requirements specified in Section 5 of Exhibit J, including without limitation, the requirement that Contractor and each Subcontractor or other Person obtain endorsements naming the City and the other parties specified in said Exhibit as additional insureds on its general liability and auto liability insurance policy. Likewise, SchoolsFirst shall require in its Professional Services Agreement with each Professional that provides services in connection with a Public Improvement the requirement that,in addition to the insurance the Professional must maintain,Professional will not permit any subconsultants or other Persons who provide any portion of such services to commence such services until each subconsultant or other Person obtains and maintains the levels of insurance in accordance with the requirements set forth in Exhibit K. 2.8.3 City Right to Procure Insurance. If SchoolsFirst fails to maintain or cause Contractor to maintain any insurance required hereby,the City may, upon ten(10) calendar days' prior written notice to SchoolsFirst,but.shall not be obligated to,procure such insurance and recover the amount of the premiums therefor from SchoolsFirst or retain such amount from any monies due to SchoolsFirst under this Agreement. The failure of the City to procure any such insurance shall in no way relieve SchoolsFirst of its obligations under this Agreement nor shall it relieve SchoolsFirst of its obligation to enforce the obligations of Contractor under the Construction Contract. 2.8.4 No Limitation. Maintenance of insurance as required by this Agreement shall not be construed to limit the liability of SchoolsFirst or any Contractor or Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 23 Subcontractor to the coverage provided by such insurance, or otherwise limit the City's recourse to any remedy available at law or equity. Section 2.9 Liens and Stop Payment Notices 2.9.1 No Liens. SchoolsFirst shall keep the Site and all other property owned by the City free from any and all liens relating to the Work. SchoolsFirst shall obtain conditional and unconditional lien releases in accordance with applicable provisions of the California Civil Code from Contractor and all Contractor's Subcontractors, vendors, material supplier and other Persons performing any portion of the Work in accordance with the procedures specified on Exhibit L attached hereto. SchoolsFirst shall promptly notify the City in the event Contractor or any of its Subcontractors, vendors or material suppliers or other Persons refuse to deliver any such conditional and/or unconditional waiver and lien release. 2.9.2 Removal of Liens. SchoolsFirst shall, within thirty (30) calendar days following receipt of notice thereof. (a) cause to be removed or bonded against (with bonds satisfying California statutory requirements), any and all mechanic's liens, stop payment notices and bonded stop payment notices that are recorded or served by SchoolsFirst, Contractor or other SchoolsFirst Parties in connection with the construction of any Facility, the Work or other work performed by or on behalf of SchoolsFirst, Contractor or the SchoolsFirst Parties, and (b)provide to the Director written evidence acceptable to the Director in his or her sole discretion of the withdrawal of any lien or lis pendens and/or notice of action that has been recorded against the Site as well as against any other property owned by the City in connection with such mechanic's lien claim. Notwithstanding the foregoing, SchoolsFirst may contest the amount, validity or application, in whole or in part, of any such mechanic's liens, stop payment notices and bonded stop payment notices; subject,however, to the further requirement that neither the Facility nor the Site nor any part or interest in either thereof would be in any danger of being sold, forfeited, attached or lost pending the outcome of such proceedings. If any such contest is finally resolved against SchoolsFirst,SchoolsFirst shall promptly pay the amount required to be paid,together with all interest and penalties accrued thereon. 2.9.3 Stop PayMent Notices. If a stop payment notice is served upon the City, the City may, until the discharge or bonding thereof, withhold from the moneys under its control so much of said moneys due or to become due to SchoolsFirst under this Agreement as shall be equal to one hundred twenty-five percent (125%) of the amount stated in such stop payment notice. Any bond filed pursuant to this Section 2.9.3 shall comply with the provisions of California Civil Code Section 9364 and the requirements of Section 2.9.4. 2.9.4 Bond Requirements. Any bond filed with the City to satisfy the requirements of this Section 2.9 shall be issued by a corporate surety authorized to issue security bonds in the State of California in an amount equal to one hundred twenty-five percent (125%) of the claim stated in the mechanics' lien, material supplier's lien, stop payment notice or notice to withhold. Tustin SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 24 Section 2.10 Public Improvement Prosect Coordination With respect to communications regarding PCOWs, bonding, and/or Requests for Acceptance and all other matters relating to construction of each Public Improvement(collectively "Coordination Communications"),the City and SchoolsFirst designate the following individuals as their respective Project Coordinators. All Coordination Communications shall go through the SchoolsFirst Representative. (a) City Representative. Ken Nishikawa,telephone: (714) 573- .3389, e-mail:knishikawana,tustinca.orshall be the City's representative and contact person. (b) SchoolsFirst Representative. Christina Quintero, Vice President of Facilities Services, telephone: (714) 258-7444, e-mail: cguintero(a,schoolsfirstfcu.orshall be SchoolsFirst's representative and primary contact person. The City and SchoolsFirst may, at any time, change their respective representatives by providing written notice to the other Party. Section 2.11 Encroachment Permit; Access Prior to commencement of Work in any public right of way, SchoolsFirst shall, or shall cause Contractor to, obtain an encroachment permit for such Work from the City, which shall be issued by the City upon satisfaction of the standard requirements for issuance by the City of such encroachment permits. Access to such City-owned property shall be permitted only upon issuance of such encroachment permit. Section 2.12 Warranties and Guarantees for Public Improvements SchoolsFirst shall include in the Construction Contract as an obligation of Contractor and shall cause Contractor to include in each Subcontract, a requirement for a written guarantee for each Public Improvement against defects in workmanship and materials for the periods specified in Section 2.7 in the form and substance of the guarantee and warranty provisions set forth in Exhibit J or as otherwise approved by the City in its sole discretion. SchoolsFirst shall not reduce or modify the guarantee or Warranty coverage provided by such provisions or the time period in which such guarantees or warranties remain in effect, nor permit Contractor to do the same with respect to any Subcontract,without the prior written approval of the Director. The Warranties as to each Public Improvement shall remain in effect for a period of one (1) year commencing from the date of Final Acceptance of the Work on such Public Improvement by the City(or,in the case of landscape improvements included in any Public Improvement, if any, one hundred and twenty (120) calendar days from Completion thereof). Prior to the Acceptance Date of each Public Improvement, SchoolsFirst shall provide all Warranty paperwork, if any, to the City. No Final Acceptance by the City of any Public Improvement shall operate as a waiver or release with respect Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 25 to any warranties (including without limitation, any Warranties) applicable to the Work, or the Public Improvements, or any rights or remedies pertaining to any of the foregoing. Section 2.13 Disclaimer of Responsibility With respect to the Plans and any Approved Project Plans with respect thereto,the City hereby disclaims all responsibility therefor, including, without limitation, any duty to SchoolsFirst or any other Person to review or inspect any matter in connection with the design, development or construction of such Work whether regarding the quality, adequacy or suitability of improvement plans, any labor, service, equipment or material furnished for development of the Work,any Person furnishing same, or otherwise. The review by the City of any design submittals shall not constitute the assumption of any responsibility by, or impose any liability upon, the City as to the accuracy, efficacy, sufficiency or legality thereof nor decrease or diminish any liability, duties, responsibilities, or obligations of SchoolsFirst under this Agreement or of Contractor or any Subcontractor under their respective construction contracts, or otherwise. The provisions of this Section shall survive the termination of this Agreement. ARTICLE.III ACQi]ISITION OF PUBLIC IMPROVEMENTS Section 3.1 Transfer of Ownership of Public Improvements 3.1.1 Transfer. Upon Completion of each Public Improvement, SchoolsFirst shall transfer such Public Improvement to the City in accordance with the terms and conditions of this Article I1I. Ownership of each Public Improvement shall be transferred to the City as of the"Acceptance Date"of such Public Improvement,which shall be memorialized in the Assignment Agreement provided by SchoolsFirst to the City in accordance with the requirements of Section 2.7 and Section 3.2.1. SchoolsFirst shall be responsible for maintenance of each Public Improvement in a good and operable condition until the Acceptance Date. SchoolsFirst shall deliver each Public Improvement to the City in good and operable condition. Notwithstanding the fact that some or all of the Public Improvements may be constructed in dedicated street rights-of- way or on property that is not owned by SchoolsFirst, each Public Improvement shall be and remain the property of SchoolsFirst until title thereto or ownership thereof is conveyed as provided herein. 3.1.2 Public Improvements located within the Public Right of Way or on Property Owned by the City. With respect to Public Improvements that are located in the public right-of-way or on other real property owned by the City, the City will have title to such Public Improvement and each component thereof upon installation thereof due to the City's interest in the real property on which such Public Improvement is located. Upon the Acceptance Date for each such Public Improvement, SchoolsFirst shall provide the City with an assignment of all Warranties with respect to such Public Improvement which have received Final Acceptance in accordance with the requirements of Section 2.7 and Section 3.2.1. In addition, SchoolsFirst shall Tustin--SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 26 cooperate with the City and shall execute such other instruments as the City may request to confirm City's ownership of such Facilities and related improvements. 3.1.3 Public Improvements located on Property Owned by SchoolsFirst. With respect to each Public Improvement that is located on property owned by SchoolsFirst, if any, the City shall not have title to such Public Improvement until the conveyance of such Public Improvement to the City following the Acceptance Date, but shall receive an assignment of all Warranties with respect to such Public Improvement thereof in accordance with the requirements of Section 2.7 and Section 3.2.1. Section 3,2 City Final Acceptance Process 3.2.1 Request for Acceptance. Pursuant to Section 2.6.1, at such time as the City's inspectors are satisfied that a Public Improvement has been completed substantially in accordance with the Approved Project Plans therefor, SchoolsFirst shall provide written notice to the Director in the form of a"Request for Acceptance"substantially in the form of Exhibit E. in accordance with the following process; provided that, notwithstanding any other provision of this Agreement, in no event shall SchoolsFirst request or City be required to take title (as opposed to an assignment of Warranties) to any Public Improvement unless: (a) such Public Improvement is located in the public right-of-way or upon real property owned by the City; (b) the City takes title to the Development Parcels pursuant to Section 15.3 or Section 15.4 of the DDA; or(c) otherwise agreed by City and SchoolsFirst, each in its sole discretion. (a) Information Provided with Request. SchoolsFirst shall deliver to the Director: (i) a complete fully executed Request for Acceptance of each Public Improvement, together with all attachments referenced therein to be included with such request; (ii) a final accounting of the Actual Cost incurred in constructing the Reimbursable Improvement comprising the Public Improvement for which Acceptance is sought, if any, together with supporting receipts and documentation; (iii) lien releases in accordance with the procedures set forth on Exhibits E and L attached hereto; (iv) three duplicate originals of the Assignment Agreement for the Public Improvement signed by SchoolsFirst, with the effective date left blank in Section 2 of said Assignment Agreement for completion as provided in Section 3.2.1 , and (v) as-built drawings and one (1) copy of the Contractor's redlined set of "record" drawings (showing all revisions as required by the City) and one (1) copy of the compaction reports and certificate for the Public Improvement trench zones, survey notes and cut sheets. (b) Review of Information by Director-,Final Approved Cost. If a Request for Acceptance is incomplete, City shall have ten (10) Business Days to provide SchoolsFirst with written notice thereof, including an itemized list of materials or information needed for the Request for Acceptance to be considered complete.Upon receipt of a complete and fully executed Request for Acceptance (and accompanying documentation and such other documentation related to the Work as the Director may reasonably request) for a Public Improvement,the Director,acting in a Governmental Capacity, shall conduct a final review of the Request for Acceptance and accompanying documentation specified in subsection (a) above and Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 27 this subsection (b) in order to: (i) confirm that such Public Improvement was constructed substantially in accordance with the Approved Project Plans and has been Completed; (ii) examine the final accounting provided by SchoolsFirst and verify and approve the Actual Cost and the Final Approved Cost of any component of such Public Improvement comprising a Reimbursable Improvement; (iii) confirm that all information provided with the Request for Acceptance is accurate; (iv) confirm that any mechanic's and material supplier's liens filed in connection with construction of such Public Improvement have been removed and the statutory time periods for filing of any such liens has expired, or provide evidence that a lien release bond has been filed in an amount equal to 125% of the amount of the claim of lien and otherwise complying with the requirements of the California Civil Code for release of a mechanic's or material supplier's lien ("Lien Release Bond"); and (v) confirm that the lien releases as described in Sections 2.9.1 and 3.2.1a have been delivered by SchoolsFirst or Lien Release Bonds delivered by SchoolsFirst or Contractor. SchoolsFirst agrees to cooperate with the Director in conducting each such review and to provide the Director with such additional information and documentation as is reasonably necessary for the Director to conclude each such review. The City agrees to cause the Director to commence such review within ten (10) Business Days of receipt of such Request for Acceptance and to thereafter complete such review without unreasonable delay (and in any event, within ten (10) Business Days of the Director's receipt of a fully complete and executed Request for Acceptance together with all attachments referenced therein to be included with such request). If the Director determines that the Actual Cost specified in such Request for Acceptance for a Reimbursable Improvement exceeds SchoolsFirst's actual costs to construct the Reimbursable Improvement as verified by the supporting information provided by SchoolsFirst or contains any amounts not included in the definition of Actual Cost contained in Section 1.1 (e.g., the Construction Cost of the Reimbursable Improvement exceeds the Contract Price for such Reimbursable Improvement as modified by any cost changes as set forth in any Approved PCOW), then SchoolsFirst shall either (a)meet with the Director to provide information why SchoolsFirst believes the Director's determination is in error and resolve such discrepancy to the Director's satisfaction,in the Director's sole discretion or(b)resubmit such Request for Acceptance with the Actual Cost specified therein modified so as to take into account such determination by the Director. With respect to Reimbursable Improvements, the final Actual Cost approved by the Director for such Reimbursable Improvement shall be used to calculate the Final Approved Cost under this Agreement, which shall be used in connection with Final Acceptance of any Reimbursable Improvement included in the Reimbursable Improvements and for all other purposes set forth in this Agreement. The Director shall notify SchoolsFirst of the Final Approved Cost in the executed Request for Acceptance returned to SchoolsFirst which shall be executed upon satisfaction of the conditions set forth in Section 2.7 and this Section 3.2. (c) Final Acceptance by Cit • Acceptance Date. With respect to Public Improvements only, upon (x) approval by the Director of the items specified in Section 3.2.1 (b) and (y) approval by the City of the Request for Acceptance with respect to each such Public Improvement, the Director shall execute and issue the Request for Acceptance countersigned by the Director to evidence the Final Acceptance applicable thereto. The "Acceptance Date" of each Public Improvement shall be the date when all of the following have Tustin—SchoolsFirst—DeveIopment Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 28 been deemed complete to the satisfaction of the Director acting in a Governmental Capacity: (i) the Director has completed its review of the Request for Acceptance and accompanying documentation; (ii) the Director has confirmed that all information provided with the Request for Acceptance is accurate and that the Public Improvement has been constructed substantially in accordance with the Approved Project Plans therefor and is Completed; (iii)the Director has verified the final accounting provided by SchoolsFirst and provided the Final Approved Cost for any Reimbursable Improvement to SchoolsFirst; (iv) any mechanic's and material supplier's liens filed in connection with construction of the Public Improvement have been removed and the statutory time periods for filing of any such liens has expired, or Lien Release Bonds have been filed; (v) the Director has confirmed that the lien releases as described in Sections 2.9.1 and 3.2.1 ahave been delivered by SchoolsFirst or bonds have been filed; (vi) the Director has approved the Assignment Agreement for the Completed Public Improvement, and (vii) the City has approved the Request for Acceptance with respect to such Public Improvement and agreed to take ownership of such Public Improvement. Upon the Acceptance Date with respect to each Public Improvement, the Director shall (a) sign the Request for Acceptance and insert the Acceptance Date of the Public Improvement and, with respect to Reimbursable Improvements only, insert the Final Approved Cost, in the "Approval by City" section of the signed Request for Acceptance, (b) sign the three duplicate originals of the Assignment Agreement and insert the Acceptance Date in Section 2 thereof, and (c) return the fully completed and signed Request for Acceptance and two fully completed and signed duplicate originals of the Assignment Agreement to SchoolsFirst. (d) SchoolsFirst Actions Upon Receipt of Approved Request. Upon SchoolsFirst's receipt of the documentation described in clause (c) above from the City, as to each Public Improvement, SchoolsFirst shall,within ten(10) days of receipt of such documents, return one fully signed duplicate original of the Assignment Agreement to the City. (e) Maintenance Expenses for Reimbursable Improvements. Within thirty (30) days of City's Final Acceptance of any Reimbursable Improvement, SchoolsFirst and the City will meet and review the actual costs of maintenance incurred that were not paid by the City as part of the Final Approved Cost, after which the City shall promptly reimburse SchoolsFirst for any shortfall in the cost of maintenance paid to SchoolsFirst or if the City has overpaid for any such maintenance costs when the payment was paid, SchoolsFirst shall promptly reimburse the City for the amount of any such overpayment. 3.2.2 Reimbursable Improvement Modifications. SchoolsFirst shall not make modifications in the composition of any Public Improvement without the City's prior written approval. - Section 3.3 Release of Bonds Notwithstanding any other provision of this Agreement, any Performance Bonds and Payment Bonds provided by Contractor or any other Person as security under this Agreement for the construction of any Public Improvement will be released (or reduced)upon the Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 29 Acceptance Date of such Public Improvement,provided that the City shall have the right to retain ten percent(10%)of the Performance Bond(or accept,in its sole discretion,a separate replacement bond to cover the Warranty) to guarantee such Public Improvement will be free from defects due to faulty workmanship or materials for one year from Final Acceptance of such Public Improvement; provided however that, such one year period shall not shorten the period of any Warranty assigned to the City pursuant to an Assignment Agreement as described in Section 3.2.1. ARTICLE IV PAYMENTS, REIMBURSEMENT PROCEDURES AND RECONCILIATION FOR PUBLIC IMPROVEMENTS Section 4.1 Final Accounting; Payment for Public Improvements Promptly after Completion of each Public Improvement, SchoolsFirst shall complete a Request for Acceptance and submit such request, along with a final accounting of the Actual Costs incurred in Completing the Reimbursable Improvements, if any, comprising part of its Request for Acceptance and all other supporting documentation, to the City in accordance with the procedures set forth in Section 3.2.1. In the final accounting of the Actual Costs of any Reimbursable Improvement, SchoolsFirst shall include the costs incurred (or reasonably anticipated to be incurred) in connection with maintenance of such Reimbursable Improvement between the date of Completion of same and the Acceptance Date. Section 4.2 Maintenance. The maintenance of the Public Improvements shall not be the responsibility of the City prior to the Acceptance Date and shall be the responsibility of SchoolsFirst at SchoolsFirst's sole expense. Following the Acceptance Date, maintenance of the Public Improvements shall be the responsibility of City unless otherwise provided by the Landscape Installation and Maintenance Agreement. Section 4.3 Payee; Time for Payment All payments.by the City to SchoolsFirst pursuant to this Agreement shall be paid within thirty (30) calendar days [INSERT TIMEFRAME], made payable to " and sent to at attn: Section 4.4 Survival of Provisions The provisions of this Article IV shall survive the termination of this Agreement. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 30 ARTICLE V REPRESENTATIONS,WARRANTIES AND COVENANTS; INDEMNIFICATION Section 5.1 Representation and Warranties of SchoolsFirst 5.1.1 SchoolsFirst makes the following representations and warranties for the benefit of the City: (a) Organization. That it is a federally chartered credit union duly organized, validly existing and in good standing under federal regulations regulating charters, is authorized to conduct business and is in good standing under the laws of the State, and has the power and authority to own its properties and assets and to carry on its business as now being conducted and as now contemplated. (b) Authority. That it has the power and authority to enter into this Agreement, and has taken all actions necessary to cause this Agreement and the Construction Contract to be executed and delivered, and this Agreement has been duly and validly executed and delivered on behalf of SchoolsFirst. (c) Binding Obli ation. That this Agreement is a valid and binding obligation of SchoolsFirst and is enforceable against SchoolsFirst in accordance with its terms, subject to bankruptcy, insolvency, reorganization or other similar laws affecting the enforcement of creditors' rights in general and by general equity principles. (d) No Legal Impediment. That it is not aware of any legal impediment that would make infeasible SchoolsFirst's proceeding with and completing the construction of the Facilities. 5.1.2 In the Construction Contract, SchoolsFirst shall cause Contractor to make the following representations and warranties in favor of SchoolsFirst and the City, which shall be an express third party beneficiary with respect to Contractor's representations and warranties in such Construction Contract: (a) Organization. That it is a California limited liability company duly organized, validly existing and in good standing under the laws of the State of California, is authorized to conduct business and is in good standing under the laws of the State, is a licensed general contractor in good standing under the laws of the State and has the power and authority to own its properties and assets and to carry on its business as now being conducted and as now contemplated. (b) Authority. That it has the power and authority to enter into this the Construction Contract, and has taken all actions necessary to cause the Construction Contract to be executed and delivered, and this Agreement has been duly and validly executed and delivered on behalf of Contractor. Tustin--SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 31 (c) Binding Obligation. That the Construction Contract is a valid and binding obligation of Contractor and is enforceable against Contractor in accordance with its terms, subject to bankruptcy, insolvency, reorganization or other similar laws affecting the enforcement of creditors' rights in general and by general equity principles. (d) No Legal Impediment. That it is not aware of any legal impediment that would make infeasible proceeding with and completing the construction of the Facilities. Section 5.2 Covenants of SchoolsFirst and Contractor SchoolsFirst hereby makes the following covenants for the benefit of the City: (a) Completion of Facilities. It will use its reasonable and diligent efforts to do all things that may be lawfully required of it in order to cause the Facilities to be completed in accordance with this Agreement. (b) Compliance with Laws. In carrying out its obligations under this Agreement and in causing the construction of the Facilities, SchoolsFirst shall, and shall cause Contractor to, comply with all applicable Governmental Requirements. During the period while the Facilities are owned by SchoolsFirst or required to be maintained by SchoolsFirst pursuant to this Agreement, SchoolsFirst will not commit, suffer or permit any of its agents, employees or Contractor to commit any act to be done in,upon or to the Facilities in violation of any applicable Governmental Requirement. In addition,with respect to any Work performed on the Development Parcels, SchoolsFirst shall comply with the applicable provisions of the Special Restrictions, the DA and the DDA and shall cause Contractor to comply with and cause each of its Subcontractors to comply with the applicable terms of the DA and the DDA and the terms of the Special Restrictions pertaining to construction period maintenance. (c) Reguest for Acceptance. It will not submit a request for payment under this Agreement for the costs of any improvements that are not part of the Reimbursable Improvements;and it will diligently follow all procedures set forth in this Agreement with respect to each Request for Acceptance for a Completed Public Improvement. (d) Financial Records. Until the Acceptance Date of each Reimbursable Improvement, (i) it will maintain proper books of record and account for each such Reimbursable Improvement and all costs related thereto, (ii) it shall have a right to access the books of record and account of Contractor relating to each such Reimbursable Improvement and all costs related thereto, and (iii) its books of record and account for each such Reimbursable Improvement and all costs related thereto and the books of record and account of Contractor relating to the same will be available for inspection by the City within ten (10)calendar days after the City submits a written request to SchoolsFirst requesting that such books of record and account be made available for inspection. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 32 (e) Environmental Matters Relating to Public Improvements. With respect to each Public Improvement,it will not use,generate,manufacture,procure, store,release, discharge or dispose of(whether accidentally or intentionally) at any time on or prior to the later of the Acceptance Date of such Public Improvement by the City, any Hazardous Materials on, under or in such Public Improvement or the Site of any such Public Improvement, or transport (whether accidentally or intentionally) any Hazardous Materials to or from such Public Improvement or such Site, in violation of any federal, State or local law, ordinance, regulation, rule or decision regulating Hazardous Materials in effect at the time of such use, generation, manufacturing,procurement, storage, release, discharge, disposal or transportation, other than for any Hazardous Materials that may be contained in the materials or components of such Public Improvement as required by the Approved Project Plans or incidental uses of Hazardous Materials by SchoolsFirst, Contractor or other Persons retained by SchoolsFirst that are in full compliance with all Environmental Laws and all other Governmental Requirements. In addition to the foregoing, SchoolsFirst hereby agrees that all covenants contained in this Section 5.2.2, subdivision (e) shall be included in the Construction Contract and Contractor shall therein make such covenants for the benefit of City. In addition, the Construction Contract shall require that Contractor include such covenants in all contracts between Contractor and Subcontractors for the Project and shall require each Subcontractor to make such covenants for the benefit of the City and SchoolsFirst. SchoolsFirst hereby covenants and agrees that it shall cause Contractor to make the City an express third party beneficiary of each such Subcontract with respect to such covenants and provisions. (f) Permits. It shall obtain all governmental or other permits required to proceed with the construction of the Facilities and that, with respect to Public Improvements only it will pay all fees relating thereto that are required to be paid, which permit fees shall be included in the Actual Cost of each Reimbursable Improvement for which the City is responsible to reimburse SchoolsFirst. (g)Contractor Covenants. It shall cause the Contractor,in the Construction Contract, to make the covenants set forth in Exhibit O in favor of SchoolsFirst and the City, and shall make City an express third party beneficiary with respect to Contractor's covenants in such Contract: Section 5.3 Representations and Warranties of the City The City represents and warrants for the benefit of SchoolsFirst that the City has the power and authority to enter into this.Agreement, and has taken all action necessary to cause this Agreement to be executed and delivered,and this Agreement has been duly and validly executed and delivered on behalf of the City and that it is a valid and binding obligation of the City and is enforceable against the City in accordance with its terms. Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 33 Section 5.4 Indemnification by SchoolsFirst 5.4.1 Indemnification and Other Obligations. SchoolsFirst shall, to the maximum extent permitted by law,indemnify,protect,defend(with counsel reasonably acceptable to the City), assume all responsibility for and hold harmless the City, the Successor Agency to the City of Tustin Redevelopment Agency, the Tustin Finance Authority and their respective elected and appointed officials, employees, consultants, contractors, affiliates, attorneys, representatives and agents ("City Indemnitees") from and against any and all Claims resulting or arising from or in any way connected with: (a) the construction, installation or maintenance of the Work or any portion thereof by SchoolsFirst, Contractor or any of the SchoolsFirst Parties; (b) the terms of any Construction Agreement or Subcontract; (c)the untruth or inaccuracy of any representation or warranty made by SchoolsFirst in this Agreement, in any Request for Acceptance or in any certifications delivered by SchoolsFirst pursuant thereto; (d) the Release, threatened release, storage, treatment, transportation or disposal of any Hazardous Materials on,under, in, from or to the Site or any other property through the negligent act or omission to act of SchoolsFirst, Contractor or the SchoolsFirst Parties (provided, however, that (i) any material or component required by the Approved Project Plans to be installed in connection with the construction of any Public Improvement shall not be considered to be Hazardous Materials even if said Approved Project Plans specified material or component contains Hazardous Materials and (ii) SchoolsFirst shall not be obligated under this Section 5.4.1 for the disposal of Hazardous Materials that are taken to a disposal site chosen by the City,which disposal site shall be appropriate for the material to be disposed of and shall, to the extent possible, be a reasonable distance from the Site) (collectively, the types of Claims described in subpart(d) are"Environmental Claims'); (e) any act or omission of SchoolsFirst, Contractor or the SchoolsFirst Parties in connection with the construction, installation or maintenance of the Work or any portion thereof, including without limitation noncompliance with any covenants made by SchoolsFirst in this Agreement and (f) any breach by SchoolsFirst of any of its representations,warranties, covenants or obligations set forth in this Agreement. If SchoolsFirst fails to defend any Claim pursuant to its obligations hereunder, the City shall have the right,but not the obligation, to defend the same and charge all of the direct or incidental costs of such defense, including any third party fees or costs paid for by the City (including but not limited to bills from the City's contract City Attorney related to this Agreement), to and recover the same from SchoolsFirst. Nothing contained herein shall limit the right of SchoolsFirst to pursue any remedies at law or in equity against Contractor for reimbursement if SchoolsFirst is required to indemnify the City hereunder. 5.4.2 . Local, State and Federal Laws. SchoolsFirst shall carry out the construction of the Project, including all Improvements, in conformity with all Governmental Requirements, including all applicable federal and State labor laws and regulations and shall investigate the applicability of and, if and to the extent applicable, pay prevailing wages meeting the requirements of such laws and regulations; provided, however, that SchoolsFirst reserves the right,to reasonably contest such laws and regulations. SchoolsFirst hereby agrees that,with respect to the Project, SchoolsFirst shall be fully responsible for determining whether the foregoing wage requirements are applicable and agrees to indemnify, defend and hold the City and its elected and appointed officials, employees, agents, attorneys, affiliates, representatives, contractors, Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 34 successors and assigns free and harmless from and against any and all Claims arising from or related to compliance by SchoolsFirst or SchoolsFirst's officers, directors, employees, agents, representatives, consultants and/or contractors (at every tier) in construction of the Project with the prevailing wage requirements imposed by any applicable federal and State labor laws. 5.4.3 Limitations on Section 5.4.1 Obligations. Notwithstanding the foregoing, SchoolsFirst shall not have any obligations under Section 5.4.1 or Section 5.4.2 to the extent that any Claim arises out of, is related to or by reason of or as a consequence of (a)the use or operation of a Public Improvement after the Acceptance Date of such Public Improvement determined in accordance with this Agreement, unless such Claim results from(i) defective Work or the defective or improper construction or installation of the Work on such Public Improvement or (ii) maintenance of the Work prior to the Acceptance Date thereof(except that with respect to any Public Improvement, nothing herein shall limit or restrict the indemnity or maintenance obligations of SchoolsFirst or any other Person pursuant to the DDA or any Other Agreement); (b) to the extent required by California Civil Code Section 2782, the active negligence or willful misconduct of any of the City Indemnitees; (c) any breach by the City of any of its representations, warranties, covenants or obligations set forth in this Agreement or any representations,warranties, covenants or obligations set forth in the DDA, DA or the Other Agreements relating directly to -any environmental matters giving rise to any Environmental Claim; or (d) any pre-existing condition, pre-existing circumstance or pre-existing Hazardous Material on the Site or any adjoining property; provided that SchoolsFirst, Contractor and/or the SchoolsFirst Parties do not cause any additional Release of such pre-existing Hazardous Material. 5.4.4 Survival. The provisions of this Section 5.4 shall survive the termination of this Agreement until the expiration of the applicable statute of limitations for such Claims. ARTICLE VI REMEDIES; TERMINATION; DAMAGES Section 6.1 Termination for Cause by City 6.1.1 Grounds for Termination for Cause by City. The following events shall be deemed"Cause" for termination and shall constitute grounds for the City, at its option,to terminate this Agreement for Cause: (a) Voluntary Bankruptcy Filing. SchoolsFirst shall voluntarily file for reorganization or other relief under any Federal or State bankruptcy or insolvency law; (b) Involuntary Bankruptcy Filing. SchoolsFirst shall have any involuntary bankruptcy or insolvency action filed against it which is not dismissed within ninety (90) calendar days, or shall suffer a trustee in bankruptcy or insolvency or receiver to take possession of the assets of SchoolsFirst where possession is not restored to SchoolsFirst in ninety (90) calendar days; Tustin--SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 35 (c) Abandonment of Construction. Except to the extent that SchoolsFirst's obligation to construct the Facilities is suspended by an Authorized Extension, Force Majeure Delay , SchoolsFirst shall abandon or substantially suspend construction of the Facilities for a period of one hundred and eighty(180) consecutive calendar days;. (d) Material Breach of Agreement. SchoolsFirst shall breach any material covenant or default in the performance of any material obligation required of it under this Agreement, or any representation or warranty of SchoolsFirst set forth herein or in any certifications delivered by SchoolsFirst hereunder shall prove to have been false or misleading in any material respect when made or deemed made; (e) Failure to Commence Construction or Diligently Prosecute to Completion. SchoolsFirst shall fail to commence construction of each Facility in accordance with the Construction Schedule attached as Exhibit F, or, subject to a Force Majeure Delay or an Authorized Extension, SchoolsFirst shall fail to diligently prosecute the construction of each Facility to completion in accordance with the Construction Schedule and the Approved Project Plans; (f) Default or Failure to Pay under Construction Contract. SchoolsFirst shall be in default in its obligations under the Construction Contract or Contractor shall fail to pay Subcontractors, vendors and/or material suppliers or manufacturers for labor or materials in a timely manner in accordance with the Construction Contracts; (g) Assignment Without Consent. SchoolsFirst shall not transfer any of its rights or obligations under this Agreement, without the prior written consent of the City. (h) Failure to Complete. SchoolsFirst or Contractor shall fail to Complete the Facilities by the time set forth in the Construction Schedule as the same may be extended for the reasons provided in subsection(e) above. 6.1.2 Termination for Cause-, Cure Rights. If the City intends to terminate this Agreement as a result of the occurrence of any event listed in Section 6.1.1 (i.e.,for"Cause"), the City shall first notify SchoolsFirst in writing of such intention and of the grounds for such termination. With respect to any notice of termination for Cause delivered by the City pursuant to Section 6.1.1(c) through (h), SchoolsFirst shall have thirty (30) calendar days after the date such notice is received or deemed to be received to eliminate or mitigate to the satisfaction of the City the grounds for such termination or if such cure cannot be reasonably accomplished within such thirty (30) day period, shall have a total of ninety (90) calendar days after the date the notice of default is received or deemed to have been received by SchoolsFirst to complete such cure, but only if SchoolsFirst has commenced such cure within such thirty (30) day period and diligently pursues such cure to completion, or shall have such longer period of time as may be expressly agreed by the City in its sole discretion. If an event listed in Sections 6.1.1(d) through (h) of this Agreement occurs due to action or inaction by Contractor, and such event is not caused by action Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement--5-14-19 FINAL Development Agreement Federal Credit Union 36 or inaction on the part of SchoolsFirst, after notice and passage of the applicable cure periods, such event shall be a default by SchoolsFirst as well, provided that SchoolsFirst may cure such event by terminating its Construction Contract with Contractor, replacing the then Contractor with a licensed contractor in the State approved by City and SchoolsFirst, each in its sole discretion, replacing the Payment Bond and Performance Bond provided under this Agreement and otherwise eliminating or mitigating such event to the satisfaction of the City no later than ninety(90)calendar days after the date the notice of default is received or deemed to have been received by SchoolsFirst, or such longer period of time as may be expressly agreed by the City in its sole discretion; it being understood that any costs related to such cure shall not be included in Actual Costs unless otherwise approved by the City in its sole discretion. If, at the end of the applicable cure period (or any extension thereof), SchoolsFirst has not eliminated or completely mitigated such grounds for termination to the satisfaction of the City, the City may then terminate this Agreement for Cause by delivering a written notice of such termination to SchoolsFirst. The City shall have the right to terminate this Agreement for Cause upon provision of written notice to SchoolsFirst upon the occurrence of either of the events described in Section 6.1.1 or (b) and without cure period provided to SchoolsFirst. 6.1.3 City Termination Rip-tits. Upon termination for Cause, the City may, but shall not be obligated to, do any or all of the following: (a) with respect to Facilities located upon property owned by the City, take possession of the Site on which the Facilities are being constructed and all of the materials, equipment, tools and construction thereon; (b) acquire any Facility that has not been Completed prior to the termination date, and/or (c) Complete the Work related to any Facility or any portion thereof by whatever reasonable method the City may deem expedient or complete the acquisition, construction and installation of any Facilities not theretofore acquired from SchoolsFirst pursuant to Section 3.2.1 and the City may use all or any portion of funds it receives as a result of calling Performance Bonds to pay for such construction and installation. 6.1.4 City Remedies in Event of SchoolsFirst Default. If this Agreement is terminated for Cause by the City pursuant to this Section 6.1, SchoolsFirst shall have no claim or right to any payments for any portion of the Work performed after the termination date, and the City may, at its election, Complete all or any portion of the Public Improvements, in which event it may use whatever services,materials and equipment it deems appropriate to Complete the Public Improvements. In addition, if the expense to the City of Completing any Public Improvement (together with the amount previously paid to SchoolsFirst for performance of Work on any such Facility comprising a Reimbursable Improvement pursuant to this Agreement, if applicable) exceeds the Contract Price for such Facility,then SchoolsFirst shall be liable for(a) the actual cost to Complete such Work relating to such Facility together with the costs of staff(billed at then current hourly rates)and third party consultants incurred by the City in connection with such Work in excess of the Contract Price as amended by PCOW and all other amounts due to the Contractor and Subcontractor(s) with respect to such Work and not then paid and (b) all additional actual damages, including attorneys', experts' and consultants fees and costs together with the costs of staff (billed at then current hourly rates) in connection with the foregoing, but excluding anticipatory or unearned profits, suffered by the City in connection with the Public Improvements Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 37 as a result of the termination for Cause by the City. The performance of the Work on the Public Improvements shall be secured by the Performance Bonds and Payment Bonds. The City shall have all rights and remedies available at law or equity and nothing in this Agreement is intended to limit any legal or equitable rights or remedies of the City in the event of any failure by SchoolsFirst to perform the Work as required under this Agreement. Notwithstanding anything to the contrary in this Agreement, City hereby expressly waives, releases and relinquishes any and all rights to any expectation, anticipation, indirect, consequential, exemplary or punitive damages or losses. Section 6.2 Time is of the Essence SchoolsFirst acknowledges that time is of the essence with respect to this Agreement and the commencement and completion of construction of the Work. Section 6.3 Remedies in General; Damages Limited SchoolsFirst acknowledges that the City would not have entered into this Agreement if the City could become liable for significant damages under or with respect to this Agreement and the Other Agreements. Consequently, and notwithstanding any other provision of this Agreement, except for the payment of attorneys' fees and court costs due pursuant to Section 7.5 of this Agreement,the City shall not be liable in damages under this Agreement to SchoolsFirst or to any Successor Owner and SchoolsFirst hereby waives any and all rights to claim damages under this Agreement of any kind or nature from the City except as may be specifically set forth in this Section. The limitations on damages set forth in this Section shall not preclude SchoolsFirst from seeking specific performance of the City or from seeking reimbursement of amounts owed by the City to SchoolsFirst pursuant to this Agreement;provided,however,that SchoolsFirst shall not be entitled to any damages in addition to the actual amounts owed by the City to SchoolsFirst as set forth in this Agreement. The City shall in no event be liable for any expectation, anticipation, indirect, consequential, exemplary or punitive damages or losses. Section 6.4 Survival The provisions of this Article VI shall survive the termination of this Agreement. ARTICLE VII MISCELLANEOUS Section 7.1 Independent Contractor In performing under this Agreement, it is mutually understood that SchoolsFirst is acting as an independent contractor is not an agent of the City. The City shall not have any responsibility for payment directly to Contractor, or payment to any Subcontractor, material supplier, material manufacturer or vendor, or other Persons engaged by SchoolsFirst or Contractor or Subcontractors at any tier and shall have no responsibility for any debt or obligation of SchoolsFirst. Tustin--SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 38 Section 7.2 Binding on Successors and Assigns; Restrictions on Assignment Neither this Agreement nor the duties and obligations of SchoolsFirst hereunder may be assigned to any Person except in connection with an assignment of all of SchoolsFirst's right, title and interest under the DDA and in such event only to the assignee of SchoolsFirst with respect to such interest; provided, however, that the foregoing is not intended to prohibit SchoolsFirst entering into the Construction Contract or other construction or consulting contracts in connection with the construction of the Facilities that are in compliance with all requirements of this Agreement or the collateral assignment of this Agreement to the Permitted Mortgagee under the Construction Loan encumbering the Development Parcels. Such assignment shall be subject to consent of the City in accordance with the requirements and standards set forth in the DDA. This Agreement may be assigned by the City to any agency or instrumentality of the City,including the Tustin Public Financing Authority or to the community facilities district issuing public finance bonds for the Facilities;if any, without the prior consent of SchoolsFirst, with written notice of such assignment provided to SchoolsFirst within thirty(30)calendar days of such assignment. The agreements and covenants included herein shall be binding on and inure to the benefit of the permitted assigns and successors-in-interest of the Parties hereto. The qualifications of Contractor are very important to SchoolsFirst and City and,except in connection with a default by Contractor under this Agreement or the Construction Contract, SchoolsFirst shall not terminate C.W. Driver, LLC, as Contractor or retain any other contractor or subcontractor to perform the Work without the prior written consent of the City in its sole discretion. Section 7.3 Amendments This Agreement may be amended only by an instrument in writing executed and delivered by the City and SchoolsFirst. Section 7.4 Counterparts This Agreement may-be executed in three or more separate counterparts, each of which, when so executed, shall be deemed to be an original. Such counterparts shall,together, constitute and shall be one and the same instrument. This Agreement may be executed and delivered by facsimile or other electronically transmitted signatures. Section 7.5 Incorporation of DDA Provisions by Reference The provisions of the DDA contained in Section 16.1 (except that .the reference to Section 16.6 in the next to last sentence of Section 16.1 shall be deemed to refer to Section 7.6 of this Agreement), Section 16.2, Section 15.5.1 (except that the reference to Section 15.5.2 contained in the second sentence of said section shall be deemed to refer to Section 6.3 of this Agreement); Section 16.8, Section 169, Section 16.13, Section 16.14, Section 16.16, Section 16.17 (except that the words "Authorized Extension" shall be deemed to be inserted after the words "cure period" in the first sentence of said Section 16.17), Section 16.22, Section 16.23, Tustin—Sch6olsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 39 and Section 16.25.3 are hereby incorporated into this Agreement as though fully set forth in this Article VII and shall be in full force and effect with respect to interpretation'of this Agreement, except that any references in said Sections to (a) the term "Agreement"used therein in reference to the DDA shall mean this Agreement; (b) the term "SchoolsFirst" shall mean SchoolsFirst as defined in this Agreement; (c) the term "Schedule of Performance" shall mean the specific time periods for performance of an act as set forth herein;(d) the term"City Manager or designee"shall mean City Manager, the Director, or either of their respective designees; (e) the term "Effective Date" shall mean the date first set forth on page 1 of this Agreement, and (f) the term "Attachments" shall mean the Attachments attached.to this Agreement. Section 7.6 Notices,Demands and Communications between the Parties All notices, demands, consents, requests and other communications required or permitted to be given under this Agreement shall be in writing and shall be deemed conclusively to have been duly given(a)when hand delivered to the other Party; (b) three(3)Business Days after such notice has been sent by U.S. Postal Service via certified mail, return receipt requested, postage prepaid, and addressed to the other Party as set forth below; (c) the next Business Day after such notice has been deposited with an overnight delivery service reasonably approved by the Parties (Federal Express, Overnite Express, United Parcel Service and U.S. Postal Service are deemed approved by the Parties), postage prepaid, addressed to the Party to whom notice is being sent as set forth below with next Business Day delivery guaranteed, provided that the sending Party receives a confirmation of delivery from the delivery service provider;or(d) when received by the recipient Party when sent by facsimile transmission or email at the number or email address set forth below; provided, however, that notices given by facsimile or email shall not be effective unless either (i) a duplicate copy of such notice is promptly sent by any method permitted under this Section 16.6 other than by facsimile or email, or (ii) the receiving Party delivers a written confirmation of receipt for such notice either by facsimile, email or any other method permitted under this Section. Any notice given by facsimile or email shall be deemed received on the next Business Day if such notice is received after 5:00 p.m. (recipient's time) or on a non-Business Day. Unless otherwise provided in writing, all notices hereunder shall be addressed as follows: If to the City: Tustin City Hall 300 Centennial Way Tustin, CA 92780 Attention: Matthew West, City Manager Fax: 714-838-1602 Email: mwest(a),tustinca.o With a copy to: City of Tustin City Attorney Woodruff Spradlin& Smart 555 Anton Boulevard, Suite 1200 Costa Mesa, CA 92626 . Attention: David E. Kendig,Esq. Fax: (714) 415-1183 Tustin--SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 40 Email: dkendig@wss-law.com If to Bill Cheney,President/CEO SchoolsFirst: Francisco Nebot, Chief Financial Officer Christina Quintero, Manager—Vice President Facilities Services c/o SchoolsFirst Federal Credit Union 1200 Edinger Avenue Tustin, CA 92780 Emails: bcheneyP—schoolsfirstfeu.or� fnebotAschoolsfirstfcu.org cQ uintero @,scho olsfirstfcu.org Fax: (714) 258-7444 With a copy to: Jeffrey P. Walsworth Walsworth,WFBM, LLP One City Blvd. West Fifth Floor Orange, CA 92868 Email:iwalsworthawfbm.com Fax: (714) 634-0686 Any Party may by written notice to the other Party in the manner specified in this Agreement change the address to which notices to such Party shall be delivered. Section 7.7 Force Majeure Delay If the City or SchoolsFirst (either, the "First Party") believes that it is entitled to an extension of time due to Force Majeure Delay, it shall notify the other Party("Second Party") in writing within thirty (30) calendar days from.the date upon which the First Party becomes aware of such Force Majeure Delay, describing the Force Majeure Delay, when and how the First Party obtained knowledge thereof, the date the event commenced, the steps the First Party anticipates taking to respond to such Force Majeure Delay, and the estimated delay resulting from such Force Majeure Delay and response. The extension for Force Majeure Delay shall be granted or denied in the Second Party's sole discretion. If the First Party fails to notify the Second Party in writing of its request for a given Force Majeure Delay within the thirty(30) calendar days specified above, any extension for such Force Majeure Delay shall be in the sole discretion of the Second Party. Any request for Force Majeure Delay shall be made by SchoolsFirst. Tustin—SchooIsFirst--Development_ Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 41 Section 7.8 Entire Agreement This Agreement, including the Exhibits attached hereto and the specific sections of the DDA referenced herein, constitutes the entire agreement between the City and SchoolsFirst with respect to the subject matter hereof. {Signature Page Follows} Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union 42 IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective Date. "CITY" CITY OF TUSTIN, a California municipal corporation Dated: By: Matthew S. West City Manager ATTEST By: Erica N.Yasuda City Clerk APPROVED AS TO FORM: By:, David Kendig, City Attorney Armbruster Goldsmith&Delvac LLP Special Real Estate Counsel to the City By: Amy E. Freilich SCHOOLSFIRST FEDERAL CREDIT UNION, a federally chartered credit union By: Name: Bill Cheney Title: President and Chief Executive Officer By: Name: Francisco Nebot Title: Chief Financial Officer Tustin--SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Development Agreement Federal Credit Union S-1 EXHIBIT A-1 LEGAL DESCRIPTION OF DEVELOPMENT PARCELS [Attached] Tustin—SchoolsFirst—Development Exhibit A-1 to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union EXHIBIT A-2 LEGAL DESCRIPTION OF CAMPUS [Attached] r Tustin—SchoolsFirst—Development Exhibit A-2 to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union EXHMIT B DEVELOPMENT AGREEMENT FACILITIES Developer shall design, construct and complete the following improvements comprising the "Facilities" under the Agreement. Initially capitalized terms used in this Exhibit B have the meanings set forth in the Reimbursement Agreement to which this Exhibit B is attached and incorporated by reference. Reimbursable Improvements The Reimbursable Improvements are set forth in the table below and are part of the scope of Work SchoolsFirst is to cause to be performed pursuant to this Agreement and the Construction Contract. Construction tasks associated with accomplishing the line items will vary as needed; however, the attributable reimbursement responsibility or proportional share to carry out such improvements will not change. Should a discrepancy arise pertaining to the required construction tasks necessary to accomplish the Reimbursable Improvements for which SchoolsFirst requests reimbursement pursuant to this Agreement and the DA, the City shall have final authority, in its sole discretion, to approve reimbursable expenses. Percentages (%) shown below for each Reimbursable Improvement comprise the percentage of the Actual Cost that is reimbursable to SchoolsFirst. The City will provide reimbursement to SchoolsFirst for portions of the Reimbursable Improvements in accordance with the terms and provisions of this Agreement. As described in this Agreement, for certain'Reimbursable Improvements, only a portion of the Actual Costs are subject to reimbursement under this Agreement, with the balance of the costs paid by SchoolsFirst. Regardless of such proportional payment, the terms and provisions of this Agreement apply to all Facilities. Reimbursable Improvements and Reimbursement Percentages are follows: TRAFFIC SIGNAL Facility# Description Reimbursement Traffic signal at intersection of Property driveway and Newport 1 Ave.with associated apparatus 50% 2 Left turn pocket on Newport Ave. into Property 50% 3 Double left turn pocket on Newport Ave. into APN 430-251-23 50% 4 Driveway improvements on APN 430-251-23 100% Relocation of catch basin on Newport Ave.,installation of new 5 24"RCP storm drain line 100% Re-design of existing medians on Newport Ave. due to signal and 6 turnip enhancements 50% Tustin—SchoolsFirst—Development Exhibit B to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 MEDIAN IMPROVEMENTS Facility# Description Reimbursement Landscaping(incl. irrigation and laterals)of Newport Ave. 7 medians adjacent to Pro ert 2 total 50% Landscaping(incl.irrigation and laterals)of Newport Ave. 8 medians adjacent to APN 430-251-25 2 total 100% Landscaping(incl. irrigation and laterals)of Del Amo Ave. 50% 9 median 1 total SIDEWALK IlVIPROVEMENTS FaciILQ# Description Reimbursement New sidewalk and Iandscaping on Newport Ave. from Valencia to 10 Del Amo 50% New sidewalk on Del Amo from Newport Ave.to existing 11 SchoolsFirst driveway 50% Non-Reimbursable Public Improvements 1. Water laterals (domestic and fire) from point of connection in Newport Avenue and Del Amo Avenue to water meters on the Property. Tustin—ScboolsFirst—Development Exhibit B to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 EXHIBIT C FORM OF CONCURRENCE LETTER tAnached] Tustin--SchoolsFirst—Development Exhibit C to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 [SchoolsFirst Letterhead] [Date] City of Tustin 300 Centennial Way Tustin, CA 92780 Please find enclosed the following Bid/Proposal documents for the [Reimbursable Improvement(s)] that SchoolsFirst Federal Credit Union("SchoolsFirst")will cause to be constructed by , a ("Contractor") pursuant to the Infrastructure Construction and Reimbursement Agreement between the City of Tustin, SchoolsFirst and Contractor dated 20—("Reimbursement Agreement'). 1. Bid Summary for Construction 2. One(1)copy of Subcontractor(s)' Bid Submittal 3. One(1)copy of Professional Proposal SchoolsFirst recommends award of contracts as follows: CITY PORTION WORK/SERVICE VENDOR NAME PURCHASE ORDER AMOUNT Construction N/A Award Total: Please indicate your concurrence of the City's acceptance of the above bid(s)and cost of work/services and that the above-described work is eligible for reimbursement under the Reimbursement Agreement by signing below and returning to me. If you have any questions,please contact me directly at ]. Sincerely, [insert authorizer!SchoolsFirst signature] CITY OF TUSTIN CONCURRENCE By: Douglas S. Stack Director of Public Works/Engineering Date: Copy: Bid File(Task/PC ID: [cmbTaskID].) Finance, (once signed by Agency) Tustin—SchoolsFirst—Development Exhibit C to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 EXHIBIT D FORM OF ASSIGNMENT AGREEMENT FOR PUBLIC IMPROVEMENTS [Attached] Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 EXHIBIT D Assignment Agreement This ASSIGNMENT AGREEMENT is made as of 20__, by and between SchoolsFirst Federal Credit Union,a federally chartered credit union("Assignor"),to the CITY OF TUSTIN, a California municipal corporation ("Assignee") based upon the following recitals: ' A. Assignor and Assignee have previously entered into that certain Infrastructure Construction and Reimbursement Agreement by and between SchoolsFirst Federal Credit Union and the City of Tustin dated as of , 20�("Reimbursement Agreement"). B. Assignor has previously entered into that certain construction contract relating to construction of ("Public Improvement") by and between Assignor and ("Contractor"), a copy of which contract is attached hereto as Attachment 1 ("Construction Contract"). C. Assignee desires to acquire {for Completed Public Improvements only. (i)Assignor's right, title and interest in and to the Public Improvement constructed under the Construction Contract, and (ii)} the Warranty rights of Assignor as to the Public Improvement under the Construction Contract, and Assignor desires to assign such rights to Assignee. NOW, THEREFORE, in consideration of the foregoing, the covenants and agreements contained herein and other valuable consideration, receipt of which is hereby acknowledged, the parties hereto agree as follows: 1. ASSIGNMENT. Effective upon the date specified in Section 2 hereof ("Assignment Date"), Assignor assigns and transfers to Assignee all of Assignor's right, title, claim and interest in and to {for Completed Public Improvements only. (a) the Public Improvement constructed pursuant to the Construction Contract, and(b)}subject to the following sentence, the warranties and guarantees of Contractor and all of Contractor's Subcontractors, vendors, and material manufacturers and suppliers as to the Public Improvement constructed pursuant to the Construction Contract. The assignment of warranties and guarantees set forth herein is non-exclusive and shall not preclude Assignor from pursuing its own claims against Contractor and/or any of Contractor's subcontractors, vendors, material manufacturers and suppliers with respect to the Public Improvement. This Assignment is made by Assignor pursuant to the provisions of Section 2.7.2 of the Reimbursement Agreement. 2. ASSIGNMENT EFFECTIVE DATE. The Assignment Date shall be 20, which is the date that the City has entered as the "Acceptance Date" on the Request for Acceptance referenced in Section 3.2.1(c) of the Reimbursement Agreement. {signatures follow on next page} Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment Agreement as of the day and year first hereinabove written. ASSIGNOR: a By: Name: Title: ACCEPTED BY ASSIGNEE: CITY OF TUSTIN, a California municipal corporation By: Name: Title: Tustin—SchoolsFirst—Development Exhibit D to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 Contractor Acknowledgment: By its signature below, , a , the "Contractor"under the above referenced Reimbursement Agreement acknowledges receipt of notice of this Assignment Agreement, and agrees that all warranties and guarantees provided by Contractor and Subcontractors,vendors and material manufacturers and suppliers under the Construction Contract with respect to the Public Improvements covered by this Assignment Agreement shall be deemed assigned to, and enforceable by, the City of Tustin, effective on the Effective Date of this Assignment. Notwithstanding the foregoing, Contractor acknowledges that the assignment of warranties and guarantees pursuant to the Assignment Agreement is not exclusive and that such assignment shall not preclude SchoolsFirst from pursuing its own claims against Contractor and/or any of Contractor's subcontractors, vendors, material manufacturers and suppliers with respect to the Public Improvement. "Contractor" By: Name: Title: Date: , 20 Contractor Address and Contact Information: Telephone: Contractor's License No. Tustin-SchoolsFirst-Reimbursement Exhibit D to City of Tustin/SchoolsFirst Agreement-5-22-19 FINAL Reimbursement Agreement Federal Credit Union 4 Attachment 1 to Assignment Agreement [Attach Copy of Construction Contract] Tustin—SchoolsFirst—Development Exhibit D to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 5 EXHIBIT E REQUEST FOR ACCEPTANCE OF PUBLIC IMPROVEMENT [Attached] Tustin—SchoolsFirst—Development Exhibit E to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 EXHIBIT E REQUEST FOR ACCEPTANCE OF PUBLIC IMPROVEMENT SchoolsFirst Federal Credit Union ("SchoolsFirst") hereby requests that the City of Tustin ("City")accept the Public Improvements described in Attachment A attached hereto in accordance with the procedures contained in Section 3.2 of the Infrastructure Construction and Reimbursement Agreement by and between the City and SchoolsFirst and dated , 20_("Agreement"). Capitalized undefined terms contained in.this Request shall have the meanings ascribed thereto in the Agreement. In connection with this Request for Acceptance,the undersigned hereby represents and warrants to the City as follows: 1. SchoolsFirst Representative. The undersigned is a SchoolsFirst Representative, qualified to execute this request for payment on behalf of SchoolsFirst and knowledgeable as to the matters set forth herein. 2. Identification of Public Improvement. The Public Improvement for which Final Acceptance is requested is 3. As-Built Plans. SchoolsFirst has submitted or submits herewith to the Director as- built drawings or similar plans for the Public Improvement for which Final Acceptance is requested, and, to the undersigned's actual knowledge, such drawings or plans and specifications, as applicable, are true, correct and complete. 4. Public Improvement Construction Per Approved Project Plans. To the undersigned's actual knowledge, each of the Public Improvements described in Attachment A to this Request is "Complete", has been constructed substantially in accordance with the Approved Project Plans therefor, and in compliance with all applicable City standards, and all applicable federal, State and local laws and the requirements of the Agreement, and the as-built drawings or other plans and specifications referenced in paragraph 2,above. 5. I{Insert if'the Request for Acceptance is Made with Respect to a Reimbursable Improvement on1W SchoolsFirst Actual Cost. The true and correct Actual Cost of each Reimbursable Improvement for which Final Acceptance is requested is setforth in Attachment A.J 6. AInsert if the Request for Acceptance is Made_with_Rmect to a Reimbursable Improvement onlyl Actual Cost Backup Documentation. In connection with prior Requests, or with this request, SchoolsFirst has submitted to the Director invoices, receipts, worksheets and other evidence of costs that are in sufficient detail to allow the Director to verify the cost of each Reimbursable Improvement for which Final Acceptance is requester. In addition to the maintenance costs reflected in such information, SchoolsFirst estimates (based on prior maintenance costs or the quoted monthly maintenance cost charge contained in its maintenance contract for such Reimbursable Improvement) that the ongoing maintenance costs for the Reimbursable Improvement described herein will cost$ per month until the date of City's Final Acceptance of the Reimbursable Improvement.] Tustin—SchoolsFirst—Development Exhibit E to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 7. No Liens. There has not been filed with or served upon SchooIsFirst notice of any lien,right to lien or attachment upon, or claim affecting the Public Improvement or the acceptance thereof by the City that has not been released or will not be released simultaneously with the payment of such obligation or has not been bonded for in accordance with the requirements of the Agreement, and all lien releases required pursuant to Exhibit L of the Agreement have been provided to the City. 8. No Event of Termination. No event listed in the Agreement that would trigger a default by SchoolsFirst or a right to termination for Cause by the City has occurred and is continuing or will occur upon the making of this Request by SchoolsFirst to City. 9. Accuracy of Representations and Warranties. The representations and warranties of SchoolsFirst set forth in Section 5.1.1 of the Agreement are true and correct on and as of the date hereof with the same force and effect as if made on and as of the date hereof. 10. Hazardous Materials. SchoolsFirst represents and warrants that, prior to the date of this Request for Acceptance: (a) neither SchoolsFirst, Contractor nor any of the SchoolsFirst Parties in connection with the Work on any Public Improvement covered by this Request or any portion thereof, has (i)used, generated, treated, manufactured, procured, stored, transported or Released any Hazardous Materials (in each case, whether accidentally or intentionally) on, under or in such Public Improvement or the Site upon which such Public Improvement is located or any other property, other than for any Hazardous Materials that may be contained in the materials or components of the Public Improvement as required by the Approved Project Plans or incidental uses of Hazardous Materials by SchoolsFirst, Contractor and SchoolsFirst Parties that are in full compliance with all applicable laws, or(ii) transported(whether accidentally or intentionally) any Hazardous Materials to or from such Public Improvement ,the Site or any other property, in violation of federal, State or local laws governing Hazardous Materials; (b) there is not present on, under or in such Public Improvement or the Site upon which such Public Improvement is located, or any portion thereof, or any other property, any Hazardous Materials Released by SchoolsFirst, Contractor or any of the SchoolsFirst Parties in connection with construction, installation or maintenance of the Public Improvement or any portion thereof,except for(x)any types or amounts that do not require remediation or mitigation under federal, State or local laws, ordinances, regulations,rules or decisions, (y) those that have been remediated or mitigated in full compliance with applicable federal, State or local laws,ordinances,regulations,rules or decisions,or(z)those contained in materials or components of the completed Public Improvement per the requirements specified in the Approved Project Plans, and(c) SchoolsFirst has not received notice of, and to the best of SchoolsFirst's knowledge there is not, any proceeding or formal inquiry by any Governmental Authority with respect to the presence of Hazardous Materials on, under or in the Site, or any structure, fixtures, equipment, or other objects thereon, or the migration thereof from Tustin—SchooIsFirst—Development Exhibit E to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 or to other property, arising out of the Work, except as follows: By signing below, the undersigned certifies that all information provided in this Request for Acceptance is true, complete and correct. SCHOOLSFIRST FEDERAL CREDIT UNION, a federally chartered credit union By: Name: Title: Date: 1 Tustin—SchoolsFirst—Development Exhibit E to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 4 (Information to be completed by the City upon approval by the Director) fansert if the Request for Acceptance is Made with Respect to a Reimbursable Improvement only} SchoolsFirst Actual Cost The Final Approved Cost of each Reimbursable Improvement listed on Attachment A, as well as the Acceptance Date of same, is as follows: Final Approved Cost of Reimbursable Improvement: ] DIRECTOR OF THE CITY OF TUSTIN Date: By: Name: Title: Tustin—SchoolsFirst—Development Exhibit E to City of Tustin/SchoolsFirst Agreement--5-14-19 FINAL Reimbursement Agreement Federal Credit Union 5 Attachment A to Form of Request for Acceptance (Information to be completed by SchoolsFirst prior to submittal to the Director) Description of Completed Reimbursable Improvement: {Insert if the Request {or Acceptance is Made with Respect to a Reimbursable Improvement on! SchoolsFirst Actual Cost. Actual Cost Incurred by SchoolsFirst: $ 1 Tustin—SchoolsFirst—Development Exhibit E to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 6 EXHIBIT F CONSTRUCTION SCHEDULE [Schedule to be attached] Notes: Each"Start Date"is the latest start date; earlier starts are allowed Each"Completion Date"is the latest completion date; earlier completions are allowed Tustin—SchoolsFirst—Development Exhibit F to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union EXHIBIT G CONTRACTOR'S BID AND AWARD PROCEDURES The provisions of this Exhibit G shall be attached to and incorporated into the Construction Contract and any Subcontract under which Subcontractor will solicit bids for performance of Work in connection with the construction of any Reimbursable Improvement(and the term Construction Contract as used herein shall mean the Construction Contract or subcontract, as applicable Construction Contract as used herein shall mean the Construction Contract or subcontract, as applicable). The Construction Contract and each such Subcontract shall make City an express third party beneficiary with the right to enforce the requirement of SchoolsFirst, Contractor and Subcontractors, if any, to comply with the provisions of this Exhibit G. SchoolsFirst shall and shall cause Contractor and each Subcontractor soliciting bids for performance of the Work in connection with the construction of any Reimbursable Improvement to use the following procedures in connection with the award of construction contracts with Subcontractors for each Reimbursable Improvement : 1. Prequalified Contractor List. Contractor maintains a list of prequalified contractors and consultants from which it regularly bids construction work. The list of prequalified contractors and consultants have gone through a prequalification process with Contractor and been approved by Contractor to bid and construct Work. Contractor shall bid work for each Reimbursable Improvement offits list of prequalified contractors without advertising in a newspaper or trade publication. 2. Bid Coordination Meetin . SchoolsFirst and Contractor shall hold a bid coordination meeting to scope and strategize on contract set-up, bid schedule and Subcontractor and consultant selection. 3. Bid Package. SchoolsFirst and Contractor shall prepare a formal bid package. 4. Pre-Bid Meeting Invitees. Contractor shall invite SchoolsFirst, the City, Engineers of Record and the Subcontractors (minimum three (3)) and consultants (identified in step 2) to a pre-bid meeting. 5. Pre-Bid Meeting. SchoolsFirst and Contractor shall convene a formal pre-bid meeting with the parties identified in step 4 in attendance, each of whom shall receive a path to the bid package. Contractor shall chair the pre-bid meeting, and shall have a printed agenda and have all attendees sign-in. Contractor shall provide the consultants in attendance with a Request for Proposal (RFP) for their construction support services (e.g., Survey Staking). The engineer of record shall present a high-level overview of the project. Contractor shall provide an overview of the administration of the bid process including the bid schedule (e.g., the date for bidders' questions, date for bid addendum, and date and time for bid opening)insurance and bonding requirements and prevailing wage requirements. Tustin—SchoolsFirst—Development Exhibit G to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 6. Bidders Questions. Subcontractors and Consultants shall submit bidders' questions to Contractor formally via email in Word format. Contractor shall forward questions to Engineer of Record,who shall prepare a draft bid addendum and email to SchoolsFirst and Contractor for review and, if acceptable, for issuance to the Subcontractors and Consultants. 7. Public Bid Opening. SchoolsFirst and Contractor shall conduct a public bid opening that prequalified contractors and consultants may attend at , CA in a specified conference room. Subcontractors and Consultants shall submit their bids / proposals to Contractor (either via electronic bid submittal of pricing, or by hard copy pricing. If a bidder submits both electronic and hard copy pricing,then in event of conflict between the information submitted, the electronic copy shall prevail). The City shall be invited to the public bid opening, at which time the bids are opened,read out loud and recorded by hand onto a summary sheet. 8. Bid Summary. SchoolsFirst and Contractor shall both review the bids and Contractor shall prepare a bid summary. 9. Review of Bid Summa SchoolsFirst shall review the bid summary and present the completed summary to - or his designee with lowest responsible contractor and consultant bids. 10. Bid Approval. or his designee shall review the,bids and obtain sign- off. 11.Notification of Low Bidder. Upon directionfrom or his designee, the Contractor shall call the lowest responsive bidder (whether contractors or consultants) to let them know that they are the lowest responsive bidder.* 12. Notification of Contractors/Consultants. Subsequent to Step 11, Contractor shall send an email to all contractors and consultants with low bid/proposal results.* 13. Notification of City. Contractor shall email the City the bid summary for initial concurrence. 14. Concurrence Letter Contractor shall prepare the Concurrence Letter for delivery to the City and shall assemble copies of bids'and bid summary and submit to the City for formal approval/concurrence. 15.Notice to Proceed. After receipt of City approval or concurrence, Contractor shall prepare Authorizations to Proceed, Notice to Proceed and Contracts for contractor and all consultants. *If requested by the City, this notification shall be delayed until after steps 13 and 14 have been completed. Tustin—SchoolsFirst—Development Exhibit G to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 EXHIBIT H POTENTIAL CHANGE OF WORK FORM [Attached] Tustin—SchoolsFirst—Development Exhibit H to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 CITY OF TUSTIN DATE INITIATED IN FIELD: POTENTIAL CHANGE OF WORK('PCOW)ACKNOWLEDGEMENT&VALUE The purpose of this form is to acknowledge a change in work that may impact the Actual Costs and/or Construction Schedule for a Public Improvement constructed per the Infrastructure Construction&Reimbursement Agreement among the City of Tustin and SchoolsFirst Federal Credit Union("SchoolsFirst"). Upon acceptance,a Change Order will be issued. City of Tustin Reference No.: PCOW NO: (SchoolsFirst Original PO No.—CO No.) Contractor/Consultant Name: (CO PO No.) Project: Public Improvement: Contractor. SchoolsFirst If PCOW is for Consultant services during construction, SchoolsFirst's fill in the following information otherwise leave blank: Constr. Mgr. Consultant's Contract No: Design Firm: Consultant's Name: POTENTIAL CHANGE OF WORK: • Work Description: • What Caused the Change: • Why is this Change Outside the Original Contract Scope and Previous Change Orders: • Plan Revision Required? ❑ Y ❑ N If yes,Delta Revision No._ Date Approved: • Change in Contract Time? ❑ Y ❑ N If yes:+1=Working Days • Change in Contract Price? ❑ Y ❑ N If yes:+/-$ 1. City Inspector: SchoolsFirst's Construction Manager has discussed this potential change of work with me. (Signature) Date (Print Name) 2. SchoolsFirst: Reviewed by. Owner Representative/Date 3. City of Tustin: In the City of Tustin's opinion the aforementioned work a. 0 Does Qualify = Does NOT Qualify as a potential change of work. b. City of Tustin's comments(required if representative does not concur with the potential change): C. CHANGE OF WORK VALUE(with detailed backup attached): $ d. Recommended by: City of Tustin Representative/Date Tustin—SchoolsFirst—Development Exhibit H to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 EXHIBIT I CONSTRUCTION CONTRACT TERMS SchoolsFirst shall cause the provisions of this Exhibit I to be attached to and incorporated into the Construction Contract and shall cause Contractor to attach and incorporate the following provisions other than in clause c below in each Subcontract(and the term Construction Contract as used herein shall mean the Construction Contract or Subcontract, as applicable and the term Contract Documents shall have the meaning set forth in the contract to which this Exhibit is attached). Notwithstanding anything in this Contract to the contrary,the parties to this Contract agree as follows: (a) Construction Guidelines. Contractor and all of its employees, representative, Subcontractors,suppliers and other invitees(collectively,the"Contractor Parties")shall comply with the construction guidelines and any other rules and regulations of SchoolsFirst and the City of Tustin ("City") applicable to the site where the Work is to be performed (copies of which guidelines, rules and regulations will be provided by Contractor to Subcontractors). (b) Insurance. Prior to any entry onto the Site, Contractor shall obtain, and maintain in full force and effect during the term of the Construction Contract, insurance coverage as set forth in the Insurance Requirements Exhibit attached to the Construction Contract, and shall require all Subcontractors to obtain and maintain the coverages specified in Section 5 of said Insurance Requirements Exhibit. (c) Bonds. Contractor shall provide payment and performance bonds in the full amount of the Contract Price that guarantee the payment of all Subcontractors, laborers, suppliers and materialmen and that guarantee the performance and completion of the Work on the Reimbursable Improvements, which bonds shall be issued by a licensed surety in the State of California acceptable to SchoolsFirst. The bonds shall be in the form provided in the Reimbursement Agreement with the City. The City shall be the sole obligee under each bond provided by Contractor. (d) Indemnification. Contractor agrees to indemnify, defend, protect and hold harmless SchoolsFirst and the City("Indemnifred Parties") (with counsel reasonably acceptable to the affected Indemnified Party or Parties) and the City's and SchoolsFirst's elected and appointed officials, employees, consultants, contractors and agents and all the other indemnified parties identified in the Construction Contract harmless from and against any all Claims, actions, causes of action, demands, orders, or other means of seeking or recovering losses, damages, liabilities, costs, expenses (including attorneys' fees, fees of expert witnesses and consultants and court and litigation costs), costs and expenses attributable to compliance with judicial and regulatory orders and requirements, fines, penalties, liens, taxes, or any type of compensation whatsoever, direct or indirect,known or unknown, foreseen or unforeseen,whether incurred by or made against or recovered or obtained from any of such parties ("Claim"), to the extent caused by, resulting or arising from: (i) the construction, installation or maintenance of the Work on the Tustin—SchooIsFirst—Development Exhibit I to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 Facility or any portion thereof by Contractor and the other Contractor Parties; (ii) all other activities on and use of the Site by Contractor and the other Contractor Parties; (iii) any breach by Contractor of any of its representations, warranties, covenants or obligations set forth in the Contract; (iv) the releasing, or threat of releasing, spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, migrating, disposing or dumping into the environment, storage, treatment,transportation or disposal of any Hazardous Materials on, under, in, from or to the Site or any other property through the act or omission to act of Contractor or the Contractor Parties, and (v) any act or omission of the Contractor or the Contractor Parties in connection with the construction, installation or maintenance of the Work or any portion thereof. If Contractor fails to defend any Claim pursuant to its obligations hereunder, the City and SchoolsFirst, or either of them, shall have the right,but not the obligation, to defend the same and each shall have the right to charge all of the costs of such defense, including any third party fees or costs paid for by it (including but not limited to bills from the City's contract City Attorney related to this Agreement), to and recover the same from Contractor. (e) Repair of Damage. Contractor shall repair any damage to the property of the Indemnified Parties or any other Person caused by Contractor or the Contractor Parties during the course of Contractor's performance of the Work and any other activities and operations on the work site. (f) Third Party Beneficiaries. Contractor acknowledges and agrees that (i) the City, SchoolsFirst (where it is not a direct contracting party) and the other indemnitees identified in the indemnification provision of the Construction Contract shall be express third party beneficiaries of this Construction Contract as to all obligations owed by Contractor as described in this Addendum, as well as any express or implied warranties of Contractor under this Construction Contract; (ii) neither SchoolsFirst nor the City shall be deemed to be a guarantor of Contractor's obligations under this Construction Contract, and (iii) the. City shall not be bound by any obligations owed by SchoolsFirst to Contractor under this Construction Contract. (g) Compliance with Law. Contractor shall be required to comply with all applicable laws, ordinances and regulations in its performance of Work on any Facility, including but not limited to applicable provisions of the California Labor Code regarding public works contracts and payment of prevailing wages. (h) Independent Contractor. Contractor shall be deemed to be an independent contractor retained by SehoolsFirst to perform the Work, and nothing contained in this Construction Contract shall create any contractual relationship between the City and Subcontractors,vendor, material supplier or laborer or any other Person retained by Contractor or by any of the foregoing, at any tier, or their respective officers, employees or agents. (i) Warranties. Contractor represents and warrants to SchoolsFirst that any materials, supplies, products and equipment furnished under this Contract will be new unless otherwise specified, and that any of the Work under the Construction Contract will be of,good workmanship and quality, free from faults and defects and in strict conformance with the Contract Documents, the standards in the industry, all applicable laws, ordinances and regulations, including without limitation the Uniform Building Code and any manufacturer's recommendations. Any of the Work Tustin—SchoolsFirst—Development Exhibit I to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 under the Construction Contract not conforming to same may be considered defective. If required by SchoolsFirst, in SchoolsFirst's sole discretion, Contractor shall furnish satisfactory evidence as to the kind and quality of such materials, supplies, products and equipment. If any manufacturer or supplier of any such materials, supplies, products or equipment furnishes a guarantee or warranty for a period in excess of one year from final completion, then, Contractor shall require that such guaranty or warranty be extended for the benefit of SchoolsFirst and the City for the like period. Prior to final completion of the Work, Contractor shall deliver to SchoolsFirst copies of any guarantees and warranties relating to the Project, together with duly executed instruments properly assigning same to SchoolsFirst. Contractor shall bind copies of the guarantees and warranties together in a single volume, grouped by trade and properly indexed. Contractor shall assign to SchoolsFirst or any purchaser from or assignee of SchoolsFirst the guarantees and warranties of Contractor's Subcontractors, suppliers and representatives and any other rights of any kind against any Persons. Such assignment will not relieve Contractor of any of its other obligations contained in the Contract Documents. No Final Acceptance by SchoolsFirst or the City shall operate as a waiver or release with respect to any warranties applicable to the Work or the Public Improvements or any rights or remedies pertaining thereto. Contractor warrants that any and all portions of the Work under the Construction Contract included in the Public Improvements will be free from any defects in material and workmanship for a period of one year from the Date of Acceptance of the Public Improvement by the City,which warranty shall survive the expiration or earlier termination of this Contract. As part of the warranty, Contractor agrees to commence the repair or replacement of any defective material or equipment and the performance of related labor necessary to correct any such defect in such Work within seven days after receipt of notice of the defect and thereafter to diligently prosecute any corrective work to completion, all at Contractor's sole cost and expense. Upon failure of Contractor to do so, SchoolsFirst may, in SchoolsFirst's reasonable discretion, furnish or secure any materials and labor necessary to correct any defect. Any loss caused by said failure of Contractor, including without limitation compensation for additional professional services, shall be at Contractor's sole cost and expense. Nothing in the Contract Documents shall in any way limit the right of SchoolsFirst to assert claims for patent or latent defects in the Work under the Construction Contract or loss caused by them for the longest applicable period of limitations prescribed by California law. Nothing in the Contract Documents shall be construed to establish a period of limitation with respect to any other obligation of Contractor or claim of SchoolsFirst under the Contract Documents. Contractor acknowledges and agrees that prior to Final Acceptance of any Public Improvement by SchoolsFirst, that SchoolsFirst shall assign to the City any and all warranties or guarantees which Contractor is required to provide or obtain pursuant to the Construction Contract with respect to such Public Improvement, including, but not limited to, Subcontractors and manufacturers, and Contractor agrees to perform the Work under the Construction Contract on every Public Improvement in such a manner so as to preserve any and all such warranties. Contractor acknowledges and agrees that such assignment of warranties and guarantees to the City is not exclusive and that such assignment shall not preclude SchoolsFirst from pursuing its own claims against Contractor and/or any of Contractor's subcontractors, vendors, material manufacturers and suppliers with respect to the Public Improvement. The above warranties and Tustin—SchoolsFirst—Development Exhibit I to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 guarantees shall remain in effect for a period of one (1) year commencing from the date of Final Acceptance of the Work on any Public Improvement by the City. Tustin—SchoolsFirst—Development Exhibit I to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 4 EXHIBIT J CONTRACTOR INSURANCE REQUIREMENTS Prior to commencement of any Work under this Contract, Schools `First shall, or shall cause Contractor to comply with the following insurance requirements. SchoolsFirst shall cause the provisions of this Exhibit J to be attached to and incorporated into the Construction Contract and shall cause Contractor to include these terms in each Subcontract for performance of Work in connection with the construction of any Facility(and the term Construction Contract as used herein shall mean the Construction Contract or Subcontract, as applicable). The Construction Contract shall make City an express third party beneficiary with the right to enforce the requirement of SchoolsFirst, Contractor and Subcontractors, if any, to comply with the provisions of this Exhibit J. 1. General Requirements. a. Carrier Requirements. All insurance to be carried by Contractor will be maintained by Contractor at its cost with insurance carriers approved to do business in California, having a general policyholders rating of not less than an"A-"and financial rating of not less than"VIII" as currently rated by A.M. Best Company, or such other ratings as agreed upon in writing by SchoolsFirst in SchoolsFirst's Discretion. b. Insurance Limits;No Limitation of Liabilit . Contractor may provide the required insurance in whole or in part through a policy or policies covering other liabilities and projects of Contractor;provided,however,that any such policy or policies shall satisfy all of the requirements set forth in this Insurance Requirements Exhibit,including the endorsements described below. The required insurance limits stated in this Insurance Requirements Exhibit are minimum limits. Nothing contained in this Insurance Requirements Exhibit is to be construed as limiting the type, quality or quantity of insurance Contractor should maintain for its own protection. The carrying of insurance as specified herein shall not be construed to limit Contractor's liability under the Construction Contract or as a matter of Law. Nothing in this Insurance Requirements Exhibit shall be deemed to place any responsibility on SchoolsFirst for ensuring that the required coverages are sufficient for the conduct of Contractor's business. C. Evidence of Insurance. As evidence of the insurance required by this Insurance Requirements Exhibit, and except as otherwise provided below, SchoolsFirst will accept certificates of insurance from Contractor's insurance broker (and, where required below, endorsements from Contractor's insurance carrier) and other evidence of insurance acceptable to SchoolsFirst, showing the required coverages for the applicable insurance required of Contractor and Contractor's officers, employees, agents, representatives, as well as any Subcontractors performing any portion of the Work for or on behalf of Contractor (collectively, "Contractor's Representatives") in force for the specified periods. SchoolsFirst has the right to obtain certified policies from Contractor and Contractor's Representatives and their insurance carriers as SchoolsFirst deems necessary. Such evidence shall be delivered to SchoolsFirst promptly upon execution of this Contract, or prior to commencement of Work under this Construction Contract, whichever earliest occurs, and show specifically the amount of the deductible or SIR under each policy. Each policy, certificate and endorsement shall be subject to approval by SchoolsFirst. Tustin—SchoolsFirst—Development Exhibit J to City of Tustin 1 SchooIsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 d. Changes in Coverage. In no event will any insurance required hereunder be amended or reformed or rescinded or terminated or otherwise changed or allowed to lapse prior to the earlier of the completion of the Work pursuant to the provisions of this Contract or termination of the Construction Contract or such longer period as may be specified in this Insurance Requirements Exhibit. Insurer endorsements (or a copy of the policy binder, if applicable) shall specifically identify this Contract and shall provide: that said insurance shall not be cancelled except if Contractor is given at least thirty(30) days advance written notice of any cancellation or termination of insurance. The foregoing requirement may also be satisfied upon provision of evidence by the insurer that Contractor has paid for its premium in full for any policy that is currently in place. In the event (i) any policy expires or is canceled before the expiration of this Contract or (ii) any policy is amended so that the required coverages are reduced or otherwise changed to the detriment of SchoolsFirst or any named insured,Contractor shall immediately bring such insurance into compliance with the requirements of this Contract and deliver new certificates and endorsements (and policies, if requested by SchoolsFirst) to SchoolsFirst upon the renewal, replacement or modification of such policy(ies). If Contractor fails to comply with the foregoing requirements, then SchoolsFirst reserves the right, but shall have no obligation, to procure such policy(ies) and to deduct the cost thereof from any sum due Contractor under this Contract, and Contractor shall fully cooperate in the purchase of such insurance. e. SIRs and Deductibles. SchoolsFirst shall be given the opportunity to approve and, in SchoolsFirst's Discretion, disapprove, the amount of any proposed self-insured retention ("SIR') or deductible in excess of Fifty Thousand Dollars ($50,000). If Contractor, with SchoolsFirst's approval, elects to maintain an SIR or deductible with respect to the insurance required by this Insurance Requirements Exhibit, it shall not apply to the additional insureds listed below and no such additional insured shall be obligated to reimburse such SIR or deductible or to pay Contractor as a reimbursable cost, any actual or imputed cost of maintaining such SIR or deductible. Notwithstanding the foregoing, any additional insured may satisfy the SIR or deductible on behalf of the Contractor or Contractor's Representative if the additional insured elects to do so. 2. Required Coverages. Contractor shall maintain the following insurance for the times provided herein: a. Workers' Compensation Insurance. Workers' Compensation Insurance, including Employer's Liability, with a minimum limit of One Million Dollars ($1,000,000) or the current limit carried by Contractor or the amount required to be carried by California law, whichever is greater, for all individuals whom Contractor employs in carrying out the Work. This insurance shall be in strict accordance with the requirements of the most current and applicable Workers' Compensation Insurance Laws in effect from time to time in California. Prior to the commencement of the Work under this Construction Contract, Contractor shall cause a waiver of subrogation endorsement from Contractor's insurance carrier to be delivered to SchoolsFirst in form satisfactory to SchoolsFirst in its sole discretion. b. Commercial General Liability Insurance. Commercial General Liability Insurance on an "occurrence" basis, with a minimum combined single limit for bodily injury, property damage and personal and advertising injury of Five Million Dollars ($5,000,000) or the current Tustin—SchoolsFirst—Development Exhibit J to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 limits carried by Contractor, whichever is greater, unless other limits are agreed to in writing by SchoolsFirst, covering operations, independent contractors, products and completed operations, blanket contractual liability, broad form property damage, severability of interest and cross liability clauses, personal injury and explosion, collapse and underground hazards (X,C,U). The limits of liability specified in this Insurance Requirements Exhibit may be provided by any combination of primary and umbrella/excess liability insurance policies. Such policies shall be renewed annually for at least five (5) years after Final Acceptance by the City and completion of the Work under the Construction Contract. An endorsement to such policy satisfactory to SchoolsFirst and meeting the requirements set forth in the "Additional Insured Endorsement" section below shall be delivered to SchoolsFirst as required in the Contract. In addition, this Commercial General Liability Insurance shall comply with the following: (i) There shall be no limitation of coverage to vicarious liability and coverage shall extend to any independent liability of the additional insureds; (ii) There shall be no exclusionary language or limitations of coverage relating to soils subsidence or earth movement; (iii) Intentionally omitted; (iv) There shall be no exclusionary language or limitations that are applicable to the additional insured that are not also applicable to the named insured; (v) Intentionally omitted, and (vi) There shall be a provision that defense costs are paid in addition to and do not deplete any policy limits. C. Automobile Liability Insurance. Automobile liability insurance(including but not limited to owned and non-owned automobiles, as applicable)on an occurrence basis, covering all automobiles, trucks and other vehicles and trailers used by Contractor in connection with the Work, with a minimum combined single limit for bodily injury and property damage of not less than.Two Million Dollars ($2,000,000) and uninsured motorists coverage of Two Million Dollars ($2,000,000), or, in each case,the current limited carried by Contractor, whichever is greater. d. Pollution Liability Insurance. With the exception of professional services being performed, Contractor (but not Subcontractors unless performing work involving Hazardous Materials) shall maintain pollution liability insurance covering liabilities and losses arising out of the Work. Such insurance shall: (i)provide coverage for, at a minimum, judgments, damages, settlements, legal fees and costs, bodily injury, property damage, remediation and emergency response costs arising out of or relating to the Work and all liability,assumed under this Contract; (ii) apply with respect to Work performed at any location and to loading,unloading,transportation and disposal of any related materials or substances; (iii)be issued on a "claims made"basis, and provide coverage for liabilities or losses arising from any claim during the period from when the Work commences until at least five (5) years after the Work is completed; (iv)provide coverage limits of at least One Million Dollars ($1,000,000) or the limit already carried by Contractor for similar insurance, whichever is greater; (v)have a deductible of no more than Seventy-Five Thousand Dollars($75,000); and(vi) "SchoolsFirst Federal Credit Union"and"the City of Tustin Tustin—SchoolsFirst—Development Exhibit J to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 and the Successor Agency to the Tustin Community Redevelopment Agency, and their respective elected and appointed officials, agents, representatives and employees" as additional insureds in the manner set forth in the "Additional Insured Endorsement" section of this Insurance Requirements Exhibit (if available in the insurance marketplace). Contractor shall comply with all policy warranties and shall do nothing to invalidate coverage. e. Transit Insurance. Contractor shall maintain"all risk"insurance,on a replacement cost basis covering loss or damage to property (for which it has title or risk of loss) which will become a final part of the Project, during its off Project site transit and while stored or worked upon away from the Project. SchoolsFirst shall be included as a loss payee under such policy as its interests may appear. Said insurance shall have a self-insured retention or deductible. f. Rental Equipment. In the event that rental of equipment is undertaken to complete or perform the Work, Contractor shall be solely responsible for such rental equipment. Such responsibility shall include, but not be limited to, theft, fire, vandalism and use by unauthorized Persons. In addition to the other insurance coverage that Contractor is required to maintain under this Contract,Contractor may elect to obtain a"rental cost reimbursement endorsement"to provide coverage for any equipment it rents in connection with the Work. 3. Additional Insured Endorsement. SchoolsFirst and the parties described in this Section shall be included as additional insureds under the Commercial General Liability Insurance and, if Pollution Liability Insurance is required to be maintained by Contractor under this Insurance Requirements Exhibit, the Pollution Liability Insurance described above, pursuant to an endorsement to such policy(ies) in form satisfactory to SchoolsFirst in its sole discretion. The endorsement shall list the following parties as additional insureds: "SchoolsFirst Federal Credit union and all persons and entities controlling, controlled by or under common control with such entities, together with their respective owners, shareholders, partners, members, divisions, officers, directors, employees, and all of their respective successors and assigns; and the City of Tustin, the Tustin Finance Authority, the Successor Agency to the Tustin Redevelopment Agency, and all of their respective elected and appointed boards, officers, and employees." The policy coverage shall not contain any exclusionary language or limitations that are applicable to any additional insured that are not applicable to the named insured. In addition to the listing of additional insureds, the endorsement shall include a provision substantially conforming to the following: "This insurance is primary and any other insurance maintained by such additional insureds is excess and shall not be required to contribute with this insurance as respects claims or liability caused by, arising out of or resulting from the acts or omissions or work of the named insured, or of others who performed work on behalf of the named insured. Any of such additional insureds may, at his/her/its election,pay any self-insured retention or deductible amount in connection with any claim or liability for which coverage is or may be provided by such insurance notwithstanding any other provision of the policy." 4. Waiver of Subrogation. Contractor's release and waiver as set forth in the Construction Contract is intended to be binding upon the insurers of Contractor and shall preclude any such insurer from subrogating to any rights or Claims of Contractor against SchoolsFirst and the City. Tustin—SchoolsFirst—Development Exhibit J to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 4 5. Contractor's Representatives' Insurance. Contractor will not permit any of Contractor's Subcontractors to commence Work on any Facility until each such Contractor's Subcontractor, as applicable, has complied with all applicable insurance requirements stated in this Insurance Requirements Exhibit. In each Subcontract, Contractor shall make SchoolsFirst, the City and the other additional insureds listed above express third party beneficiaries to such. Subcontract for insurance purposes. Each such Subcontract shall also require Contractor's Representative to comply with each and every requirement of this Insurance Requirements Exhibit applicable to Contractor, except with respect to the limits of such insurance which, instead, shall be as follows,unless such Contractor's Representative currently maintains higher limits, in which case such Contractor's Representative shall be required to maintain such higher limits: a. Workers' Compensation: Statutory Workers' Compensation and Employer's Liability with the following limits: (i) bodily injury by accident: One Million Dollars ($1,000,000) each accident; (ii) bodily injury by disease: One Million Dollars ($1,000,000) each employee; and (iii)bodily injury by disease: One Million Dollars ($1,000,000)policy limit. b. Commercial General Liability: Two Million Dollars ($2,000,000) General Aggregate,One Million Dollars($1,000,000)Products and Completed Operations Aggregate;One Million Dollars ($1,000,000) Personal and Advertising Injury Liability; One Million Dollars ($1,000,000). Any Subcontractors responsible for Work involving mass grading or trenching or other Work over five feet in depth shall carry Five Million Dollars ($5,000,000) per occurrence and aggregate liability coverages; C. Automobile Liability: One Million Dollars ($1,000,000) each occurrence. Tustin—SchoolsFirst—Development Exhibit J to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 5 EXHIBIT K PROFESSIONAL INSURANCE REQUIREMENTS (Does not apply to construction and installation) Schools First shall, or shall cause each Professional to comply with the following insurance requirements. SchoolsFirst shall cause the provisions of this Exhibit K to be attached to and incorporated into its contracts with each Professional and each such contract shall make City an express third party beneficiary with the right to enforce the requirement of SchoolsFirst and the Professional to comply with the provisions of this Exhibit K. Professional shall not enter on any Site or begin any portion of the Services under any Professional Services Agreement until it obtains all required insurance. Professional shall not permit any of its subconsultants to begin any portion of the Services until such subconsultants have complied with all applicable insurance requirements stated in this Professional Insurance Requirements Exhibit. 1. General Requirements. a. Carrier Requirements. All insurance to be carried by Professional shall be maintained by Professional at its expense with insurance carriers authorized to do business in California, having a general policyholders rating of not less than an "A-" and financial rating of not less than"VIII"in the most current Best's Key Rating Guide or other such ratings. b. Insurance Limits; No Limitation of Liability. Professional may provide the insurance described herein in whole or in part through a policy or policies covering other liabilities and projects of Professional; provided, however, that any such policy or policies shall satisfy all of the requirements set forth in this Professional Insurance Requirements Exhibit, including without limitation the endorsements described below ("Insurance Requirements"). The required coverage limits amounts stated in these Insurance Requirements are minimum coverage limit amounts. Nothing contained in these Insurance Requirements is to be construed as limiting the type, quality or quantity of insurance Professional should maintain for its protection or the extent of Professional's responsibility for payment of damages resulting from its operations under this Professional Services Agreement, nor shall anything contained herein be deemed to place any responsibility on SchoolsFirst for ensuring that the insurance required hereunder is sufficient for the conduct of Professional's business. C. Evidence of Insurance. As evidence of specified insurance coverage, and except as otherwise provided below, SchoolsFirst will accept certificates of insurance from Professional's insurance broker (and, where required below, endorsements issued by Professional's insurance carrier) showing such policies in force for the specified periods. SchoolsFirst has the right to obtain certified policies as reasonably necessary. Such evidence shall be delivered to SchoolsFirst within five (5) Business Days of execution of the Professional Services Agreement or prior to commencement of any Services, whichever earliest occurs, and show specifically the amount of the deductible or SIR under each policy. Each policy, endorsement and certificate shall be subject to approval by SchoolsFirst in SchoolsFirst's sole discretion. Professional shall also allow Tustin—SchoolsFirst—Development Exhibit K to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 SchoolsFirst to inspect and obtain such evidence of insurance that Professional obtains from any of its subconsultants. d. Changes in Coverage. In no event shall any insurance required under these Insurance Requirements be amended, reformed, rescinded or otherwise changed or allowed to lapse prior to termination of this Professional Services Agreement or any Project Agreement with Professional or such longer period as may be specified herein. Insurer endorsements (or a copy of the policy binder, if applicable) shall specifically identify this Professional Services Contract and shall provide that said insurance shall not be cancelled except if Professional is given at least thirty (30) days advance written notice of any cancellation or termination of insurance. The foregoing requirement may also be satisfied upon provision of evidence by the insurer that Professional has paid for its premium in full for any policy that is currently in place. In the event (i) any policy expires or is canceled before the expiration of this Professional Services Agreement or any Project Agreement or (ii) any policy of insurance is altered so that the coverage required by this Professional Services Agreement is reduced or otherwise changed to the detriment of SchoolsFirst or any named insured, Professional shall immediately bring such insurance into compliance with the requirements of this Professional Services Agreement and deliver new certificates and endorsements (and policies if requested by SchoolsFirst) to SchoolsFirst upon the renewal, replacement or modification of such policy(ies). If Professional fails to comply with the foregoing requirements, then SchoolsFirst reserves the right, but shall have no obligation, to procure such insurance and to deduct the cost thereof from any sum due Professional under this Professional Services Agreement or any Project Agreement. e. Levels of Coverage,Deductibles. Where a coverage limit amount specified in these Requirements is less than the current coverage limit generally carried by Professional for such insurance, Professional shall provide coverage at the higher coverage limit. SchoolsFirst, in SchoolsFirst's sole discretion,may approve commercially reasonable deductibles for the coverage limit amounts specified in these Insurance Requirements. If Professional, with SchoolsFirst's approval,elects to maintain a deductible with respect to insurance required hereunder,SchoolsFirst shall not be obligated to reimburse such deductible or pay Professional as a reimbursable cost any actual or imputed cost of maintaining the deductible. 2. Required Coverage. Professional shall maintain the following insurance for the periods provided herein: a. Workers' Compensation Insurance. Workers' Compensation Insurance, including without limitation Employer's Liability, at a minimum limit of One Million Dollars ($1,000,000) or the amount required to be carried by California law, whichever is greater, for all persons whom it employs in performing Services under this Professional Services Agreement or any Project Agreement. The foregoing insurance shall be in strict accordance with the requirements of the most current and applicable Worker's Compensation Insurance Laws in effect from time to time in California. Prior to the commencement of any portion of the Services,Professional shall deliver to SchoolsFirst a waiver of subrogation endorsement from the insurer in form and substance satisfactory to SchoolsFirst in SchoolsFirst's sole discretion and precluding any such insurer from subrogating to any rights or claims of Professional against SchoolsFirst and the City of Tustin ("City 5). Tustin—SchoolsFirst—DeveIopment Exhibit K to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 b. Commercial General Liability Insurance. Commercial General Liability Insurance on an"occurrence"basis,with deductibles reasonably acceptable to SchoolsFirst,with a combined single limit for bodily injury and property damage of One Million Dollars ($1,000,000),or current limit carried, whichever is greater, covering Ongoing Operations, Independent Contractors, Blanket Contractual Liability, Broad Form Property Damage, Severability of Interest and Cross Liability clauses, and Personal Injury. An endorsement to such policy satisfactory to SchoolsFirst in SchoolsFirst's sole discretion and meeting the requirements set forth in the"Additional Insured Endorsement" section below shall be delivered to SchoolsFirst within five (5) Business Days of entering into this Professional Services Agreement. C. Automobile Liability Insurance. Automobile Liability Insurance(including but not limited to owned and non-owned automobiles, as applicable) on an occurrence basis, covering all automobiles, trucks and other motor vehicles used by Professional in connection with the performance of the Services under this Professional Services Agreement and any Project Agreement, with a combined single limit for bodily injury and property damage of not less than One Million Dollars ($1,000,000), or current limit carried, whichever is greater, and uninsured motorists coverage of One Million Dollars ($1,000,000)or limit carried, whichever is greater. d. Professional Errors and Omissions Liability Insurance. Professional shall maintain Professional Errors and Omissions Liability Insurance on a"claims made"basis,including but not limited to contractual and prior acts coverage, sufficient to cover the Services under each Project Agreement, with a coverage limit of not less than One Million Dollars ($1,000,000) per claim or current limit carried, whichever is greater, and with a deductible amount not greater than Fifty Thousand Dollars ($50,000). Such insurance shall be maintained during the term of this Professional Services Agreement and renewed annually for at least ten years thereafter, so long as such renewable coverage is available at commercially reasonable rates. Such insurance shall not contain any limitation or exclusion based upon the type or use of the structure or building, or for bodily injury or property damage based on subsidence, soil or earth movement, or mold. e. Pollution Liability Insurance. In the event that all or any portion of the Services involves inspection, testing, abatement or remediation involving or pertaining to pollution, environmental hazards or Hazardous Materials, including asbestos, mold, fungi or dry cleaner or service station materials or operations, then Professional shall maintain pollution liability insurance covering liabilities and losses arising out of such Services. Such insurance shall: (i)provide coverage for, at a minimum, judgments, damages, settlements, legal fees and costs, bodily injury, property damage, remediation and emergency response costs arising out of or relating to the Services and all liability assumed under this Professional Services Agreement; (ii) apply with respect to Services performed at any location and to loading, unloading, transportation and disposal of any related materials or substances; (iii)be issued on a "claims made"basis,and provide coverage for liabilities or losses arising from any claim during the period from when the Services commences until at least five (5) years after the Services is completed; (iv)provide coverage limits of at least One Million Dollars ($1,000,000) or the limit already carried by Professional for similar insurance, whichever is greater; (v)have a deductible of no more than Twenty-Five Thousand Dollars ($25,000), and (vi) include SchoolsFirst, the City, the Tustin Finance Authority and the Successor Agency to the Tustin Redevelopment Agency as additional insureds in the manner set forth in the "Additional Insured Endorsement"provision of Tustin—SchoolsFirst—Development Exhibit K to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 this Professional Insurance Requirements Exhibit. Professional shall comply with all policy warranties and shall do nothing to invalidate coverage. For purposes of this Professional Services Agreement, the term "Hazardous Material" shall have the meaning set forth at the end of this Professional Insurance Requirements Exhibit. 3. Other Requirements. The following requirements shall also apply to the Services performed under this Professional Services Agreement and any Project Agreement: a. Additional Insured Endorsement. SchoolsFirst and the parties described in this Section shall be included as additional insureds under the Commercial General Liability Insurance and, if such insurance is required to be maintained by Professional under this Professional Insurance Requirements Exhibit, the Pollution Liability Insurance described above, pursuant to (and Consultant shall provide) an endorsement to such policy(ies) in form approved by SchoolsFirst in SchoolsFirst's sole discretion. The endorsement shall list the following parties as additional insureds: "SchoolsFirst Federal Credit Union and all persons and entities controlling, controlled by or under common control with any of such entities, together with their respective owners,shareholders,partners,members,divisions,officers,directors,employees,representatives and agents, and all of their respective successors and assigns; the City, the Tustin Finance Authority, the Successor Agency to the Tustin Redevelopment Agency and all of their respective elected and appointed boards, officers, agents and employees." The policy coverage and endorsement shall not contain any exclusionary language or limitations that are applicable to any additional insured that are not applicable to the named insured. In addition to the listing of additional insureds,the endorsement shall also provide: "This insurance is primary and any other insurance maintained by such additional insureds is excess and shall not be required to contribute with this insurance as respects claims or liability caused by, arising out of or resulting from the acts or omissions'or work of the named insured,or of others who performed work on behalf of the named insured. Any of such additional insureds may, at his/her/its election, pay any self-insured retention or deductible amount in connection with any claim or liability for which coverage is or may be provided by such insurance notwithstanding any other provision of the policy." b. Waiver of Subrogation. Any release and waiver of Professional contained in the Professional Services Agreement is intended to be binding upon the insurers of Professional and shall preclude any such insurer from subrogating to any Losses of Professional against SchoolsFirst or the City. C. Professional's Subconsultants' Insurance. Professional shall require by contract that each and every subconsultant shall obtain and maintain insurance equal to that required to be carried by Professional. Such agreement to provide insurance between Professional and Professional's subconsultants shall make SchoolsFirst an express third party beneficiary to Professional's agreement with Professional's subconsultants. Tustin—SchoolsFirst—Development Exhibit K to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 4 For purposes of this Professional Insurance Requirements Exhibit, the term "Hazardous Materials" shall mean and include the following: (a) "Hazardous Substance", "Hazardous Material", "Hazardous Waste", or "Toxic Substance" under the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. subsection 9601, et seq., the Hazardous Materials Transportation Act, 49 U.S.C. subsection 5101, et seq., or the Resource Conservation and Recovery Act, 42 U.S.C. subsection 6901, et seq.; (b) An "Extremely Hazardous Waste", a "Hazardous Waste", or a "Restricted Hazardous Waste", under subsections 25115, 25117, or 25122.7 of the California Health and Safety Code, or is listed or identified pursuant to subsection 25140 or 44321 of the California Health and Safety Code; (c) "Hazardous Materiae', "Hazardous Substance", "Hazardous Waste", "Toxic Air Contaminant", or "Medical Waste" under subsections 25281, 25316, 25501, 25501.1, 117690 or 39655 of the California Health and Safety Code; (d) "Oil" or a "Hazardous Substance" listed or identified pursuant to Section 311 of the Federal Water Pollution Control Act, 33 U.S.C. Section 1321, as well as any other hydro carbonic substance or by-product; (e) A material listed or defined as a "Hazardous Waste", "Extremely Hazardous Waste", or an "Acutely Hazardous Waste" pursuant to Chapter 11 of Title 22 of the California Code of Regulations; (f) A material listed by the State of California as a chemical known by the State to cause cancer or reproductive toxicity pursuant to Section 25249.8(a) of the California Health and Safety Code; (g) A material which due to its characteristics or interaction with one or more other substances, chemical compounds, or mixtures, damages or threatens to damage, health, safety, or the environment, or is required by any law or public agency to be rernediated, including remediation which such law or public agency requires in order for the property to be put to any lawful purpose; (h) Any material whose presence would require remediation pursuant to the guidelines set forth in the State of California Leaking Underground Fuel Tank Field Manual, whether or not the presence of such material resulted from a leaking underground fuel tank; (i) Pesticides regulated under the Feral Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. subsection 136 et seq.; Tustin—SchoolsFirst—Development Exhibit K to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 5 (j) Asbestos,PCBs and other substances regulated under the Toxic Substances Control Act, 15 U.S.C. subsection 2601 et seq.; (k) Any radioactive material including any"source material", "special nuclear material", "by-product material", "low-level wastes", "high-level radioactive waste", "spent nuclear fuel" or"transuranic waste", and any other radioactive materials.or radioactive wastes,however produced,regulated under the Atomic Energy Act, 42 U.S.C. subsection 2011 et seq., the Nuclear Waste Policy Act, 42 U.S.C. subsection 10101 et seq., or pursuant to the California Radiation Control Law, California Health and Safety Code Section 114960 et seq.; (1) A material regulated under the Occupational Safety and Health Act, 29 U.S.C. subsection 651 et seq., or the California Occupational Safety and Health Act, California Labor Code subsection 6300 et seq.; and/or (m) A material regulated under the Clean Air Act, 42 U.S.C. subsection 7401 et seq, or pursuant to Division 26 of the California Health and Safety Code. Tustin—SchoolsFirst—Development Exhibit K to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 6 EXHIBIT L LIEN RELEASE REQUIREMENTS Prior to commencement of any Work under this Contract, Schools First shall, or shall cause Contractor to comply with the following insurance requirements. SchoolsFirst shall cause the provisions of this Exhibit L (Sections A and B only) to be attached to and incorporated into the Construction Contract and shall cause Contractor to include these terms in each Subcontract for performance of Work in connection with the construction of any Facility (and the term Construction Contract as used herein shall mean the Construction Contract or subcontract, as applicable). The Construction Contract and each Subcontract shall make City an express third party beneficiary with the right to enforce the requirement of SchoolsFirst, Contractor and Subcontractors, if any, to comply with the applicable provisions of this Exhibit L. Final Payment Applications to City With each Final Payment.Application, SchoolsFirst will submit to the City: 1. Conditional Lien Release from Contractor and Contractor's Subcontractors as to the completed work. (Unconditional lien release from Contractor must be given to City within fifteen (15)Business Days of SchoolsFirst's receipt of final payment from City.) 2. Conditional and Unconditional Lien Releases from Contractor and all of Contractor's Subcontractors(other than from Subcontractors for which an unconditional lien release has previously been given to City) in accordance with the "Final Retention Billings" requirements on page 2 of this Exhibit. SchoolsFirst acknowledges that the City will not provide a final payment'to -SchoolsFirst until unconditional lien releases from all Contractor's Subcontractors have been provided by SchoolsFirst. Note: Original (wet signature) or fax copies of releases are acceptable for Final Payment Applications. All lien releases required herein shall be in the applicable statutory forms. Tustin—SchoolsFirst—Development Exhibit L to City of Tustin/SchoolsFirst Agreement—5-1419 FINAL Reimbursement Agreement Federal Credit Union 1 i SCHOOLSFIRST FEDERAL CREDIT UNION— Lien Release Requirements for Bonded Construction Contracts A. Progress Billings: 1. Contractor shall provide and shall obtain conditional and unconditional releases from Contractor's Subcontractors and will generally be required as follows: a. Conditional lien releases from itself and from all Contractor's Subcontractors performing 5%or more of the work as designated on the Exhibits to the Construction Contract; and b. Conditional lien releases from itself and from all Contractor's Subcontractors performing less than 5% of the work as requested by Contractor. 2. Conditional Lien Releases are required from Contractor and from Contractor's Subcontractors listed on the Contractor's current (PC-4) billing form that have unpaid invoices at the time the progress billing is submitted by Contractor. If one or more of the listed Contractor's Subcontractors have no unpaid invoices, Contractor shall submit with its progress billing package either: a. A$0 release from such Subcontractor(s); or b. A letter from Contractor attesting that such Subcontractor(s) have no unpaid invoices for the current billing period. B. Final Retention Payment Billings: 1. Contractor must provide conditional releases for any Subcontractors noted on the PC-4 billing form and others who have filed a California Preliminary Notice. A list of Subcontractors who have filed a Preliminary Notice can be obtained by contacting or his designee. 2. In order for the final Request to be considered complete, all requested lien releases must be provided. 3. Joint checks will be cut for any Subcontractors whose lien releases show a balance due, unless Contractor notifies SchoolsFirst in writing that there is a dispute between Contractor and a Subcontractors, in which event no check will be issued with respect to such Subcontractors. If Contractor is able to resolve the dispute within 10 Business Days, SchoolsFirst will issue the joint check to Contractor,and the applicable Subcontractors; otherwise, Contractor must submit the Request again in the next billing cycle. Tustin—SchoolsFirst—Development Exhibit L to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 EXHIBIT M FORM OF PAYMENT BOND [Attached] Tustin—SchoolsFirst—Development Exhibit M to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 Bond No. Amount Premium CITY OF TUSTIN PUBLIC CONTRACT LABOR AND MATERIALS PAYMENT BOND KNOW ALL MEN BY THESE PRESENTS: That (insert Contractor) and its successors and assigns, as and hereinafter referred to collectively as "Principal", and a corporation organized and existing under the laws of the State of and duly authorized to transact surety business in the State of California, as and hereinafter referred to as, "Surety", are held and firmly bound unto the City of Tustin hereinafter referred to as the"City"in the sum of$ for payment of which Principal and Surety bind themselves, their heirs, administrators, successors and assigns,jointly and severally as follows: THE CONDITION OF THE ABOVE OBLIGATION IS THAT: WHEREAS, Principal has entered into that certain Construction Contract as defined in that certain Infrastructure Construction and Reimbursement Agreement by and between the City and SchoolsFirst dated , to do and perform the following, generally described work, which is more particularly described in said Construction Contract for the construction of: dist all Public Improvements] WHEREAS, Principal shall commence and complete the construction and installation of such improvements provided in said contract; and NOW THEREFORE, if Principal shall pay the Subcontractor(s) of all tiers, and all persons renting equipment or furnishing labor or materials to them for such improvements, for the full cost of such improvements and submit amounts due under the State Unemployment Insurance Act with respect to such labor, then this obligation shall be null and void. PROVIDED, HOWEVER, if Principal shall not pay the Subcontractor(s) of all tiers and all persons renting equipment or furnishing labor or materials to them for such improvements for the full cost of such improvements, or if Principal fails to submit amounts due under the State Unemployment Insurance Act with respect to such labor, then Surety will pay for the same in an amount not exceeding the sum set forth above, which amount shall inure to the benefit of all persons named in Civil Code Section 9100. PROVIDED FURTHER, -HOWEVER, that Surety stipulates and agrees that no change, extension of time, alteration or modification of the contract documents or of the work to be Tustin—SchoolsFirst—Development Exhibit M to City of Tustin /SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 performed there under shall in any way affect its obligation on this bond and it does hereby waive notice of any such change, extension of time, alteration or modification of the contract documents or of the work to be performed there under; and PROVIDED FURTHER,that in case suit is brought upon this bond by the City or SchoolsFirst or any other person named in Civil Code Section 9100 who may bring an action on this bond, a reasonable attorney's fee, to be fixed by the Court, shall be paid by Principal and Surety. IN WITNESS WHEREOF, Principal and Surety have caused these presents to be duly signed and sealed day of , 20_. SURETY: (Name) BY: (SEAL) Attorney-in-Fact BY: Address of Surety: APPROVED AS TO FORM: City Attorney PRINCIPAL: BY: (Name) (SEAL) TITLE: Address of Principal: APPROVED AS TO CONTENT: Tustin—SchoolsFirst—Development Exhibit M to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 Date City Engineer Note: Attach proper acknowledgments for both Surety&Principal. Tustin--SchoolsFirst—Development Exhibit M to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 4 EXHIBIT N FORM OF PERFORMANCE BOND [Attached] Tustin—SchoolsFirst—Development Exhibit N to City of Tustin/School sFirst Agreement--5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 M Bond No. Amount Premium CITY OF TUSTIN PUBLIC CONTRACT FAITHFUL PERFORMANCE BOND KNOW ALL MEN BY THESE PRESENTS: That (insert Contractor), as and hereinafter referred to as "Principal" and a corporation organized and existing under the laws of the State of and duly authorized to transact surety business in the State of California, as, and hereinafter referred to as, "Surety", are held and firmly bound unto the City of Tustin, a California municipal corporation ("City") as and hereinafter referred to as "Obligee", in the sum of $ for payment of which Principal and Surety bind themselves,their heirs,administrators,successors and assigns,jointly and severally as follows: THE CONDITION OF THE ABOVE OBLIGATION IS THAT: WHEREAS, Principal has entered into that certain Construction Contract as defined in that certain Infrastructure Construction and Reimbursement Agreement by and between City and SchoolsFirst dated ' to do and perform the following, generally described work, which is more particularly described in said Construction Contract for the construction of: (list all Public Improvementfi WHEREAS, all of such improvements are to be constructed and installed in accordance with the plans and specifications described, referred to and incorporated in said contract; and WHEREAS,Principal shall commence and complete the construction and installation of such improvements as provided in said contract; and NOW, THEREFORE, if Principal shall faithfully perform all agreements contained in the aforesaid contract, then this obligation shall be null and void. PROVIDED,HOWEVER, if Principal shall not faithfully perform all agreements contained in the hereinabove described contract and all obligations, then this obligation shall remain in full force and effect. PROVIDED FURTHER HOWEVER,that Surety hereby stipulates and agrees that no change, extension of time, alteration or modification of the contract documents or of the work to be performed there under shall in any way affect its obligation on this bond and it does hereby waive notice of any such change, extension of time, alteration or modification of the contract documents or of the work to be performed there under; and Tustin—SchooIsFirst—DeveIopment Exhibit N to City of Tustin I SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 PROVIDED FURTHER,that in case suit is brought upon this bond by the Obligee or any other person who may bring an action on this bond,a reasonable attorney's fee,to be fixed by the Court, shall be paid by Principal and Surety. IN WITNESS WHEREOF, Principal and Surety have caused these presents to be duly signed and sealed this day of , 20_. SURETY: (Name) BY: (SEAL) Attorney-in-Fact BY: Address of Surety: APPROVED AS TO FORM: City Attorney PRINCIPAL: BY: (Name) (SEAL) TITLE: Address of Principal: APPROVED AS TO CONTENT: Date City Engineer Note: Attach proper acknowledgment for both Surety&Principal. Tustin—SchooIsFirst—Development Exhibit N to City of Tustin/SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 3 EXHIBIT O COVENANTS OF CONTRACTOR SchoolsFirst hereby agrees that it shall cause the Contractor, in the Construction Contract, to make the following covenants in favor of SchoolsFirst and the City, and that City shall be an express third party beneficiary with respect to Contractor's covenants in such Construction Contract. To effect the above requirement, SchoolsFirst shall (1) cause the provisions of this Exhibit O to be attached to and incorporated into the Construction Contract, (2) cause Contractor to make the covenants set forth in this Exhibit O for the benefit of the City and (3) cause Contractor to include these terms in each Subcontract for performance of Work in connection with the construction of any Facility (and the term Contract Document as used herein shall mean the Construction Contract or Subcontract, as applicable, to which this Exhibit is attached). The Construction Contract and each Subcontract shall make City an express third party beneficiary with the right to enforce the requirement of SchoolsFirst,Contractor and Subcontractors, if any, to comply with the applicable provisions of this Exhibit O. (a) Completion of Facilities. Contractor covenants that it will use its reasonable and diligent efforts to perform all of its duties and obligations under the Contract Documents and will provide all labor, materials, equipment, supplies, tools,permits, supervision, transportation, services, sales tax and all other things necessary to complete the Facilities in accordance with the Approved Project Plans therefor, as applicable, including all Work expressly specified therein and reasonably inferred from the Approved, Project Plans, the Schedule of Performance and the Construction Schedule. (b) Compliance with Laws. Contractor covenants that in carrying out its obligations under the Contract Documents and in construction of the Facilities, it shall comply with all applicable Governmental Requirements and with the applicable provisions of the Special Restrictions pertaining to construction period maintenance. During the period while the Facilities are required to be maintained by Contractor pursuant to the Construction Contact, Contractor will not commit, suffer or permit any of its agents, employees or Contractor to commit any act to be done in,upon or to the Facilities in violation of any applicable Governmental Requirement. (c) Request for Acceptance. Contractor covenants that it will not submit a request for payment under the Contract Document for the costs of any improvements that are not part of the Reimbursable Improvements; and (ii) it will diligently follow all procedures set forth in this Agreement with respect to each Request for Acceptance for a Completed Public Improvement. (d) Financial Records. Until the Acceptance Date of each Reimbursable Improvement,Contractor covenants to maintain proper books of record and account for each such Reimbursable Improvement and all costs related thereto. SchoolsFirst shall have a right to access the books of record and account of Contractor relating to each such Reimbursable Improvement and all costs related thereto, and SchoolsFirst covenants that its books of record and account for each such Reimbursable Improvement and all costs related thereto and the books of record and account of Contractor relating to the same will be available for inspection by the City within ten Tustin—SchoolsFirst—Development Exhibit O to City of Tustin /SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 1 (10) calendar days after the City submits a written request to SchoolsFirst requesting that such books of record and account be made available for inspection. (e) Environmental Matters Relating to Public Improvements. With respect to each Public Improvement, Contractor covenants that will not and will not permit any Subcontractor to, use, generate, manufacture, procure, store, release, discharge or dispose of (whether accidentally or intentionally) at any time on or priorto the later of the Acceptance Date of such Public Improvement by the City, any Hazardous Materials on, under or in such Public Improvement or the Site of any such Public Improvement, or transport (whether accidentally or intentionally) any Hazardous Materials to or from such Public Improvement or such Site, in violation of any federal, State or local law, ordinance, regulation, rule or decision regulating Hazardous Materials in effect at the time of such use, generation, manufacturing, procurement, storage, release, discharge, disposal or transportation, other than for any Hazardous Materials that may be contained in the materials or components of such Public Improvement as required by the Approved Project Plans or incidental uses of Hazardous Materials by SchoolsFirst, Contractor, any Subcontractor or other Persons retained by SchoolsFirst.that are in full compliance with all Environmental Laws and all other Governmental Requirements. (f) Permits. Contractor covenants that it will obtain all governmental or other permits required to proceed with the construction of the Facilities. Tustin—SchoolsFirst—Development Exhibit O to City of Tustin 1 SchoolsFirst Agreement—5-14-19 FINAL Reimbursement Agreement Federal Credit Union 2 ATTACHMENT E RESOLUTION NO. 4380, EXHIBIT B: PACIFIC CENTER EAST SPECIFIC PLAN FEIR: SCHOOLSFIRST PROJECT INITIAL STUDY AND CHECKLIST JOINT USE AREA PARKING REVIEW STUDY DATED MAY 3, 2019 TRAFFIC IMPACT STUDY DATED JANUARY 3, 2019 TUSTIN CITY OF TUSTIN COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 927801 (714) 573-3100 6LIII_) Nk.OL4IU11 k1 Ila4tioA1M14111^F. PA,l ENVIRONMENTAL ANALYSIS CHECKLIST For Projects With Previously Certified/Approved Environmental Documents: Environmental Impact Report (EISIEIR) for the Pacific Center East Specific Plan The following checklist takes into consideration the preparation of an environmental document prepared at an earlier stage of the proposed project_ This checklist evaluates the adequacy of the earlier document pursuant to Section 15162 and 15168 of the California Environmental Quality Act (CEQA) Guidelines. A. BACKGROUND Project Title: SchoolsFirst Federal Credit Union Office Headquarters Lead Agency: City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person: Edmelynne V. Hutter Phone: (714) 573-3174 Project Location: 15332 Newport Avenue (APN 430-253-13) 15442 Newport Avenue (APN 430-253-16) 15222 Del Amo Avenue (APN 430-253-18) 1200 Edinger Avenue (APN 430-253-19 and 20) Parcel 6 of PM 2010-127 (APN 430-253-28) Project Sponsors Name and Address: Christina Quintero, SchoolsFirst Federal Credit Union, 1200 Edinger Avenue, Tustin, CA 92780 General Plan Land Use designation: Planned Community Commerical/Business Zoning Designation: Pacific Center East Specific Plan (PCESP; SP 11) Project Description: Construct a new 180,000 sf 3-story office building to serve as the credit union headquarters, a 921-stall 4-level parking structure, 5,000 sf credit union branch building and associated site improvements. Surrounding Land Uses and Setting: North: Edinger Avenue, industrial 1I . East; BNSF Railroad, office, industrial South: Valencia Avenue, office and industrial uses West: Newport and Del Amo Avenues, warehouse, retail and vacant land Previous Environmental Documentation: Final EIR 90-1 for the Pacific Center East Specific Plan adopted on December 17, 1990. Supplement #1 to Final EIR 90-1 for the Pacific Center East Specific Plan adopted on May 5, 2003. Other public agencies whose approval is required: ® Orange County Fire Authority ❑ City of Santa Ana ❑ Orange County EMA District ❑ City of Irvine ❑ South Coast Air Quality Management ❑ Other ❑ Orange County Health Care Agency Have California Native American tribes traditionally and culturally affiliated with the project area requested consultation pursuant to Public Resources Code section 21080.3.1? If so, has consultation begun? NIA 2 1 P a g e B. ENVIRONMENTAL.FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. ❑ Aesthetics ❑ Agriculture and Forestry ❑ Air Quality Resources ❑ Biological..Resources ❑ Geology/Soils ❑ Cultural Resources ❑ Greenhouse Gas Emissions ❑ Hydrology/Water Quality ❑ Hazards & Hazardous ❑ Land Use/ Planning Materials . ❑ Noise ❑ Population 1 Housing ❑ Mineral Resources ❑ Recreation ❑ Transportation/Traffic ❑ Public Services ❑ Utilities 1 Service Systems ❑ Mandatory Findings of ❑ Tribal Cultural Resources Significance DETERMINATION: On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ 1 find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ® l find that, although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. Signature: Date: Printed Name: Title: For: i 3 P a g e -- – ---T-- — -_-- - i C. EVALUATION OF ENVIRONMENTAL IMPACTS: See Attached. 1) A brief explanation is required for all answers except"No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question.A"No Impact"answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g.,the project falls outside a fault rupture zone).A"No Impact"answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur,then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated"applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3)(D). In this case, a brief discussion should identify the following: a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should,where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any,to reduce the impact to less than significance D. INITIAL STUDY Issues: Potentially Less Than No Change Significant Significant From, Impact With Mitigation Previous Incorporated Analysis 1. AESTHETICS. Would the project: a) Have a substantial adverse effect on a E scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rocks outcroppings, and historic buildings within a state scenic highway? C) Substantially degrade the existing E visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? II. AGRICULTURE AND FOREST RESOURCES. In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis Would the project: a) Convert Prime Farmland, Unique ❑ ❑ Farmland,.or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for '❑ ❑ agricultural use, or a Williamson Act contract? C) Conflict with existing zoning for, or cause ❑ ❑ rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing ❑ ❑ environment which, clue to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non-forest use? 1[I. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct ❑ ❑ implementation of the applicable air quality plan? 6 Page Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis b) Violate any air quality standard or ❑ contribute substantially to an existing or projected air quality violation? C) Result in a cumulatively considerable ❑ net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to [] substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? IV. BIOLOGICAL RESOURCES. Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? 7Page - Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis C) Have a substantial adverse effect on El E federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the ❑ ❑ movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ❑ El ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an ❑ ❑ adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change ❑ ❑ in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change ❑ ❑ in the significance of an archaeological resource pursuant to § 15064.5? C) Directly or indirectly destroy a unique ❑ ❑ paleontological resource or site or unique geologic feature? - -- -- ---- --- - -- — - ---- --- -- - - ------ -- ---- 8 � Page Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis d) Disturb any human remains, including ❑ El those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS. Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i. Rupture of a known ❑ ❑ earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii. Strong seismic ground ❑ E shaking? iii. Seismic-related ground ❑ ❑ failure, including liquefaction? iv. Landslides? b) Result in substantial soil ❑ ❑ erosion or the loss of topsoil? 9I-Page -- - --- - - - - - ---� - - - --- -- -- C) Be located on a geologic unit ❑ E or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off- site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, ❑ El as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of ❑ ❑ adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VII. GREENHOUSE GAS EMISSIONS. Not Applicable Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? VIII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the E public or the environment through the routine transport, use, or disposal of hazardous materials? 101Page b) Create a significant hazard to the El public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? C) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a projectlocated within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically 0 interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? 11Page Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis IX. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards ❑ 0 or waste discharge requirements? b) Substantially deplete groundwater ❑ ❑ supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? C) Substantially alter the existing E] drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing ❑ drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? e) Create or contribute runoff water ❑ which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade ❑ water quality? Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis g) Place housing within a 100-year ❑ flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard [] area structures that would impede or redirect flows? i) Expose people or structures to a significant risk of:loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or ❑ ❑ mudflow? X. LAND USE AND PLANNING. Would the project: a) Physically divide an established ❑ community? b) Conflict with any applicable land ❑ (� use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? C) Conflict with any applicable ❑ habitat conservation plan or natural community conservation plan? -- - - - - -- - - - -- - -- - 13 [ Page Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis XI. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of E] El a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of El E a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XII. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or [� generation of excessive groundborne vibration or groundborne noise levels? C) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? 14 [ Page—— - -- - - -- - - - - --- -- ----------- - -- - - r-- Issues: Potentially Less Than No Change Significant Significant From Impact With' Previous Mitigation Analysis Incorporated e) For a project located within an ❑ airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a ❑ ❑ private airstrip, would the project expose people residing or working in the project area to excessive noise levels? XIII. POPULATION AND HOUSING. Would the project: a) Induce substantial population ❑ ❑ growth in an area, either directly (for example, by proposing new homes and businesses)or indirectly (for example, through extension of road or other infrastructure)? b) Displace substantial numbers of ❑ ❑ existing housing, necessitating the construction of replacement housing elsewhere? C) Displace substantial numbers of ❑ ❑ people, necessitating the construction of replacement housing elsewhere? 15Page Issues: Potentially Less Than No Change Significant Significant From Impact With Previous Mitigation Analysis Incorporated XIV. PUBLIC SERVICES. Would the project: a) Result in substantial adverse E physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i. Fire protection? ii. Police protection? ❑ iii. Schools? ❑ 1 iv. Parks? ❑ r-1 V. Other public facilities? ❑ ❑ XV. RECREATION. Would the project: a) Increase the use of existing E] ❑ neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which have an adverse physical effect on the environment? Issues: Potentially Less Than No Change Significant Significant From Impact With Previous Mitigation Analysis Incorporated XVI. TRANSPORTATION 1 TRAFFIC. Would the project: a) Conflict with an applicable plan, ❑ ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion ❑ ❑ management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? C) Result in a change in air traffic ❑ ❑ patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards ❑ ❑ due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency ❑ ❑ access? 171Page Issues: Potentially Less Than No Change Significant Significant From Impact With Previous Mitigation Analysis Incorporated f) Conflict with adopted policies, plans, or ❑ ❑ programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? XVII. TRIBAL CULTURAL RESOURCES. Not Applicable Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or is eligible for listing in ❑ ❑ ❑ the California Register of Historical Resources, or in a local register'of historical resources as defined in Public Resources Code section 5020.1(k). b) A resource determined by the ❑ ❑ ❑ lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c)of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall.consider the significance of the resource to a California Native American tribe. i 18 [ Page Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis XVIII. UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment ❑ requirements of the applicable Regional Water Quality Control Board? b) Require or result in the ❑ ❑ construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? C) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies ❑ ❑ available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the 0 ❑ wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with ❑ ❑ sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and ❑ local statutes and regulations related to solid waste? 191 Page Issues: Potentially Less Than No Change Significant Significant From Impact With Mitigation Previous Incorporated Analysis XVIII. MANDATORY FINDINGS OF SIGNIFICANCE. a) Does the project have the potential to ❑ ❑ degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts ❑ ❑ that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current project, and the effects of probable future projects.) C) Does the project have ❑ ❑ environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Note:Authority cited: Sections 21083 and 21083.05, Public Resources Code. Reference: Section 65088.4, Gov. Code; Sections 21080(c), 21080.1, 21080.3, 21082.1, 21083, 21083.05, 21083.3, 21093, 21.094, 21095, and 21151, Public Resources Code; Sundstrom v. County of Mendocino, (1988) 202 Cal.App.3d 296; Leonoff v. Monterey Board of Supervisors, (1990) 222 Cal.App.3d 1337; Eureka Citizens for Responsible Govt. v. City of Eureka (2007) 147 Cal.App.4th 357; Protect the Historic Amador Waterways v. Amador Water Agency (2004) 116 Cal.App.4th at 1109; San Franciscans Upholding the Downtown Plan v. City and County of San Francisco (2002) 102 Cal.App.4th 656. i EVALUATION OF ENVIRONMENTAL IMPACTS OFFICE DEVELOPMENT (SCHOOLSFIRST FEDERAL CREDIT UNION) 15332 NEWPORT AVE. BACKGROUND On February 19, 1991, the Tustin City Council adopted the Pacific Center East Specific Plan and on April 19, 2011, adopted Specific Plan Amendment 11-001. Pacific Center East is comprised of approximately 126 acres and is bounded on the west by the,State Route 55 Freeway, on the north by the by the Santa Ana-Santa Fe Channel, on the east by Red Hill Avenue and on the south by Valencia Avenue. The Tustin City Council certified Final EIR 90-1 (FEIR)for the Pacific Center East Specific Plan on December 17, 1990 and Supplement#1 to Final EIR 90-1 for the Pacific Center East Specific Plan was adopted May 5, 2003. The FEIR is a Program EIR under the California Environmental Quality Ace ("CEQA"). The FEIR considered the potential environmental impacts associated with the development of the Pacific Center East Specific Plan. The project developer, applicant and property owner is SchoolsFirst Federal Credit Union. The proposed "Project" is for a three-story office building, small service commercial use (a bank), new four-level parking structure, and associated site improvements for properties located within Pacific Center East Specific Plan Planning Areas 7, 9, 11 and 14. The project requires City approval of the following: 1) General Plan Conformity, which would determine that the associated disposition of government property is in conformity with the City's General Plan. 2) Lot Line Adjustment (LLA) 2018-00003, which would modify the parcel lines of four (4) existing parcels and absorb existing abandoned right-of-way into 3) Development Agreement (DA) 2018-00001, which would establish the terms, public benefits involved and timing of development. 4) Concept Plan (CP) 2018-00001, which identifies how the proposed project will address the overall site design, site drainage, soils conditions, circulation, landscaping, signage and project phasing. 5) Design Review (DR) 2018-00023, to assess the project's design, architectural compatibility, site layout, exterior finishes, landscaping and other improvements. 6) Conditional Use Permit(CUP)2018-00015, to establish joint use parking to accommodate shared parking and access throughout the project site. The Project involves: 1) a 180,000 square-foot, three-story office building; 2) a 5,000 square-foot retail bank building; 3) a four-level parking structure; 4) disposition of City-owned property and abandoned public right-of-way to the applicant, and 5)establishment of joint-use parking. PROJECT LOCATION The project is located on several properties with the primary property being 15332 Newport Avenue and the secondary properties are 15222 Del Amo Avenue, 15442 Newport Avenue, 1200 Edinger Avenue, Parcel 6 of PM 2010-127 and abandoned Del Amo Avenue. The properties are bounded by Edinger Avenue to the northeast, Newport Avenue and Del Amo Avenue to the Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 2 northwest, the BNSF Railroad right-of-way to the southeast and Valencia Avenue to the southwest. The proposed office, bank branch and parking structure buildings would be located on an existing vacant property at 15332 Newport Avenue. The buildings located at 15442 Newport Avenue and 15222 Del Amo Avenue are existing office buildings and no changes are proposed. The existing warehouse building located at 1200 Edinger Avenue is currently used as a facility for storage and maintenance of ATMs. The associated lot line adjustment application involves properties located at 15332 Newport Avenue, 15442 Newport Avenue, 15222 Del Amo Avenue, Parcel 6 of PM 2010- 127, which is a remnant parcel, and abandoned Del Amo Avenue. Associated site improvements and additional parking spaces will be provided on the property located at 1200 Edinger Avenue. PROJECT DESCRIPTION The proposed project involves a new 180,000 sf 3-story office building to serve as the credit union headquarters, a 921-stall 4-level parking structure, 5,000 sf credit union branch building and associated site improvements. EVALUATION OF ENVIRONMENTAL IMPACTS An Environmental Analysis Checklist has been completed and it has been determined-that this Project is within the,scope of the previously approved Program FEIR and that pursuant to Title 14 California Code of Regulations Section 15162 and 15168(c), no new effects could occur, and no new mitigation measures would be required. Accordingly, no new environmental document is required by CEQA. The Environmental Analysis Checklist follows. 1. AESTHETICS--Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to,trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its. surroundings? d) Create a new source of substantial light or glare, which would adversely affect, day or nighttime views in the area? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. in addition, the development associated with the Project is not located on a scenic highway nor will it affect a scenic vista. Development of the site was considered within the FEIR, as revised by Supplement#1, and will have not negative aesthetic effect on the site or its surroundings when mitigation measures identified in the FEIR, as revised by Supplement#1. Development of the Project requires Design Review approval. i i I Evaluation of Environmental Impacts 5choolsFirst Federal Credit Union Page 3 E Particular attention is paid to massing, materials, scale, color and expression of such quality for the Project to be true to the distinctive and unique elements of Tustin,the Tustin Gateway area and the PCESP. The proposed project building height and massing are compatible with existing buildings in the area. The proposed office building height is approximately sixty (60)feet,which is similar to the existing hotel buildings on Newport Avenue. The proposed bank building is approximately twenty(20)feet high, which is compatible with existing retail buildings in the area. Provisions of the PCESP ensure that all exterior lighting will be required to be designed to•reduce-glare,,create a safe night environment, and avoid impacts to surrounding properties. The proposed project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Mitigation/Monitoring Required.- Mitigation measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement #1. The project is subject to Mitigation Measure 1 and 4 of Section 3.9 regarding signage and equipment screening, respectively and have been included as conditions of approval. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Tustin General Plan Submitted Plans II. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and. Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps preparedi pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of,forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 4 e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland to non-agricultural use or conversion of forest land to non-forest use? The proposed Project is for the construction of a new three-story office building,four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. In addition,the Project would not convert prime farmland, unique farmland, or farmland of statewide importance as shown on maps prepared pursuant to the Farmland Managing and Monitoring Program of the California Resources Agency to non- agricultural use. Also, the property is not zoned for agricultural use or a Williamson Act Contract, nor does the allowed use involve other changes to the existing environment that could result in the conversion of farmland to non-agricultural use. The proposed project will result in no substantial changes to the environmental impacts previously evaluated by the FE1R, as revised by Supplement#1. MitigatiorVMonitoring Required. No mitigation is required. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Tustin General Plan Farmland Mapping and Monitoring Program: Important Farmland 2016 Submitted Plans Ili. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a)• Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which.the project region is non-attainment under an applicable federal or state ambient air quality standard (includingreleasing emissions that exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. However, Final EIR 90-1 determined that regional' ambient air quality conditions,combined with regional cumulative traffic, contribute to the exceedance of daily State and federal standards for several air pollutants. Consequently, mitigation measures were identified in the FEIR to minimize these impacts. However, in approving the PCESP, i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 5 I a Statement of Overriding Considerations was adopted by the Tustin City Council on December 17, 1990, for cumulative air quality impacts that could not be mitigated. Since the proposed Project would implement development consistent with the Specific Plan, all environmental impacts related to the project and the development of the site were considered in the adopted FEIR, as revised by Supplement#1. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Mitigation/Monitoring Required.Specific mitigation measures were adopted by the Tustin City Council in certifying the FEIR, as revised by Supplement #1. The project is subject to Mitigation Measures 1, 2, 3, 4, 7 and 8 of Section 3.6 regarding emissions, transportation demand, street sweeping and construction parking have been included as Conditions of approval. However, the FEIR, as revised by Supplement #1, also concluded that Specific Plan related operational air quality impacts were significant and impossible to fully mitigate. A Statement of Overriding Consideration for the FEIR, as revised by Supplement #1, was adopted by the Tustin City Council on May 5, 2003. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Table 2, 1993 South Coast Air Quality Management District, CEQA Air Quality Handbook Tustin General Plan IV. BIOLOGICAL RESOURCES: -Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on -any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U:S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S.Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 444 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? I I I I E=valuation of E=nvironmental Impacts SchoolsFirst Federal Credit Union Page 6 e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The project is located within an urban area and would be built on vacant land with no biological resources on site. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. The FEIR, as revised by Supplement#1, found that implementation of the PCESP would not result in impacts to federally listed threatened or endangered plant or animal species. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Mitigation/Monitoring Required: No mitigation is required. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan V. CULTURAL RESOURCES: -Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to§ 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique. geologic feature? d) Disturb any human remains, including those interred outside formal cemeteries? The proposed Project is for the construction of a.new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. However, it is possible that previously unidentified buried archaeological or paleontological resources within the project site could be significantly impacted by grading and construction activities associated with development of the site. With the inclusion of mitigation measures that require future construction monitoring, potential impacts to cultural resources can be reduced to a level of insignificance (Mitigation Measure 9 of Section 3.2 regarding archeological resources). The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR as revised by Supplement#1. I i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 7 Mitigation/Monitoring Required.Mitigation measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement#1. This project is subject to Mitigation Measure 9 of Section 3.2 regarding discovery.of archeological resources during grading activities and have been included as conditions of approval. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan VI. GEOLOGY AND SOILS:—Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: • Rupture of a known earthquake fault, as delineated on the most recent _Alquist-Priolo Earthquake Fault Zoning map, issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. • Strong seismic ground shaking? • Seismic-related ground failure, including liquefaction? • Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating,substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. However, Final EIR 90-1 identified impacts to the entire Specific Plan area related to the necessary grading activity that would.occur to accommodate the various types of development and the resultant change to existing landform and topography. Consequently, mitigation measures were identified in Final EIR 90-1. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Evaluation of Environmental Impacts SchoolsFirst Federal Credit_Union Page 8 MifigafiorVMonitoring Required.Mitigation measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement#1. This project is subject to Mitigation Measures 1, 2, 3, 4, 6, 7, 8 and 9 or Section 3.2 and have been included as conditions of approval. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan VII. GREENHOUSE GAS EMISSIONS:—Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Prior Environmental Review did not evaluate greenhouse gas(GHG)emissions impacts because, prior to SB 97, which went into effect January 1, 2010, it was not included in the CEQA Guidelines Appendix G checklist and the City of Tustin did! not have adopted thresholds at the time of preparation. MitigafiorVMoniforing Required: NIA Sources. Field Observations FEIR, as revised,by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan VIII. HAZARDS AND HAZARDOUS MATERIALS: —Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonable foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials,. substances, or waste within one-quarter mile of an existing or proposed school? I d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government code Section 65962.5 and,,as a result, would it create a significant hazard to the public or the environment? i i i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 9 e) For a project,located within an airport land use plan or, where such a plan has not been adopted, within two miles or a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip,would the,project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The primary use of the project site is office use and would not involve hazardous material. The project side is located within an airport land use plan, however, it is located more than two (2) miles away from the airport and the proposed building heights are under the threshold requiring review and input from the airport.The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as,amended, and would not increase the overall development potential allowed by the PCESP. The FEIR, as revised by Supplement#1,found that implementation of the Pacific Center East Specific-Plan would not result in impacts related to hazards and hazardous materials. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Mitigation Monitoring Required.-No mitigation is required. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan VIII. HYDROLOGY AND WATER QUALITY: -Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge, such that there would be a net deficit,in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site 'pr area, including through the alteration of the course of a stream or river, in a manner which would result in flooding on-or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream-or river,or substantially increase i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 10 the rate or amount of surface runoff in a manner,which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place Dousing within a 700-year flood hazard area as mapped on a federal Flood hazard Boundary of Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 700-year flood hazard area structures, which would impede or redirect flood flows? 1) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of,a levee or dam? j) Inundation.by seiche, tsunami, or mudflow? The proposed Project is for the construction of a new three-story office building,four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. Development of the Project will include project design and construction of facilities to fully contain drainage of the site that will be required as Conditions of approval for the development project. No long-term impacts to hydrology and water quality are anticipated for the development of the Project site. At this time,. it is not anticipated that the proposed Project will impact groundwater in the deep regional aquifer or shallow aquifer. The proposed Project would not include groundwater removal or alteration of historic drainage patterns at the site. The Project site is not located within a 100-yearfiood area and will not expose people or structures to a significant risk of loss, injury, and death involving flooding as a result of the failure of a levee or dam, nor is the project site susceptible to inundation by seiche,tsunami,or mudflow. Construction operations associated with development of the site would be required to comply with the Total,Maximum Daily Load (TMDL) for the Newport Bay watershed that requires compliance with the Drainage Area Master Plan (DAMP) and National Pollution Discharge Elimination System (NPDES)and the implementation of specific best management practices (BMP). Compliance with State, City and Water Department regulations and standards,along with established engineering procedures and techniques, would avoid unacceptable risk or the creation of significant impacts related to such hazards. Final EIR 90-1 identified impacts to the entire Specific Plan area related to water and drainage. Consequently, mitigation measures were identified in Final EIR 90-1 that would reduce the potential impacts of the Project to a level of insignificance. The proposed Project will result in no substantial Changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. MitigatiorVMonitoring Required. Mitigation measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement #1. The project is subject to Mitigation I Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 11 Measures 2, 4 and 6 of Section 3.3 regarding drainage,flood prevention and soil stability and are included in the conditions of approval. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Pian FEMA Flood Map: FIRM Panel 06059CO277J (Dec. 2, 2009) Fire Hazard Severity Zone Map (2012) IX. LAND USE AND PLANNING:Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including,but not limited, to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. On February 19, 1991, the Tustin City Council approved the Pacific Center East Specific Plan which established land use and development standards for development of the Development Parcels and site, and on April 19, 2011 adopted Specific Plan Amendment 11-001 'implementing minor text amendments. The Project will meet the requirements of the Specific Plan. Compliance with state and City (including the Specific Plan) requirements would avoid the creation of significant land use and planning impacts. Also, the proposed Project will not conflict with any habitat conservation plan or natural community conservation plan. Fina] EIR 90-1 identified impacts to the entire Specific Plan area related to land use. Consequently, mitigation measures were identified in Final EIR 90-1. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. MitigatiorVMonitoring Required:Mitigation measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement#1.This project is subject to Mitigation Measure 2 of Section 3.1 regarding project conformance with land use standards and is included as a condition of approval. Sources: Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans DDA For SchoolsFirst Headquarters Project i I Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 12 Tustin General Plan X. MINERAL RESOURCES:Would the project: a) Result in the loss of availability of a known mineral resource that would be a value to the region and the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would.not increase the overall development potential allowed by the PCESP. In addition, the proposed Project will not result in the loss of mineral resources known to be on the site or identified as being present on the site by any mineral resource plans. Final EIR 90-1 did not identify any potential impacts related to natural resources. The proposed.Project will result in no substantial changes to the environmental impacts previously evaluated by the;FEIR, as revised by Supplement#1. Mitigation/Monitoring Required: No mitigation is required. Sources: Field Observations FEIR, as revised by Supplement#1 °PCESP, as amended. Submitted Plans Tustin General Plan XI. NOISE: Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? I Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 13 The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. However, the full build-out of the Pacific Center East Specific Plan would result in short-term roadway and freeway ramp construction noise impacts, and a less than significant permanent increase in the ambient noise levels in and around the project site due to vehicular traffic. Mitigation measures were identified in Final E1R 90-1 to minimize the short term noise impacts. The proposed Project could result in implementation activities that generate noise; however, it will not result in substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. MitigationlMonitoring Required. Mitigation measures were adopted ,by the Tustin City Council in the FEIR, as revised by Supplement #1. This project is subject to ,mitigation Measures 1, 2 and 4 regarding construction noise, construction operations and building sound attenuation are included in the conditions of approval. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan Noise Impact Study dated September 18, 2018 XII. POPULATION & HOUSING: Would the project: a) Induce substantial population growth in an area;either directly(for example, by proposing new homes and. businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction -of replacement housing elsewhere? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. Therefore, there_ is no direct increase to the Citys population resulting from the project. The Pacific Center East Specific Plan has previously been determined to be consistent with-the Tustin General Plan. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. MifigatiorVMonitoring Required. No mitigation is required. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 14 Submitted Plans Tustin General Plan XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times, or other performance objectives for any of the public services: The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would,not increase the overall development potential allowed by the PCESP. Final EIR 90-1 identified impacts to the area including the Specific Plan area related to public services, including Fire and Police protection, schools and public facilities. Consequently, mitigation measures were identified in Final EIR 90-1. Final EIR 90-1 did not identify any potential impacts related to general public services or other govemmental services. Fire Protection.The proposed Project will be required to meet existing Orange County Fire Authority (OCFA) regulations regarding demolition, construction materials and methods, emergency access, water mains, fire flow, fire hydrants, sprinkler systems, building setbacks, and other relevant regulations. Adherence to these regulations would reduce the risk of uncontrollable fire and increase the ability to efficiently provide fire protection services to the site. The number of fire stations in the area surrounding the site will meet the demands created by the proposed Project. Police Protection. The need for police protection services was assessed by the FEIR on the basis of resident population estimates, square footage of non-residential uses, etc. The implementation of the PCESP would increase the overall need for police protection services. The Project is expected to result in negligible increase in police projection services in that the facility will implement onsite security measures. Entitlement conditions of approval for the Project will require the developer to work with the Tustin Police Department to ensure that adequate security precautions such as visibility, lighting, emergency access, and address signage are implemented in the project at plan check. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FE1R, as revised by Supplement#1 Schools. The proposed project is located within Tustin Unified School District(TUSD). No residential use is planned for the project and the project is not anticipated to cause a significant impact upon the district enrollment. Other public facilities. Other public facilities and city services within the City of Tustin would not be negatively impacted in that the proposed project will be reviewed and required modifications or upgrades to provide adequate services will be made.! Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 15 MitigatiordMonitoring Required: Mitigation measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement #1. The project is subject to Mitigation Measures Police 1 through 2, Fire 1 through 2, Water Services 1 through 4, Wastewater 1 through 2, Solid Waste Disposal 1 through 5, Natural Gas 1 through 2, Electrical Service 1 through 3, Telephone Service 1 through 2, Schools 1 and Cable Television 1. These mitigation measures are included in the conditions of approval. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities,such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities,which might have an adverse physical effect on the environment? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The project design includes outdoor areas to encourage recreation and passive outdoor activities. The Project is consistent with the development permitted in the. Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. Proposed development of the site would not generate a significant increase in the use of existing parks. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Mitigation/Monitoring Required. No mitigation required. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan XV. TRANSPORTATIONITRAFFIC: Would.the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system,taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system, including but not limited to Evaluation of Environmental Impacts SchoolsFirst f=ederal Credit Union Page 16 intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with.an applicable congestion management program, including, but not limited to level of service standards and 'travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that result in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? g) Conflict with adopted policies, plans, or program regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? The proposed Project is for the construction of a new three-story office building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development_potential allowed by the PCESP. A Traffic Impact Study dated January 3, 2019, generated by RK Engineering Group, Inc., was submitted as part of the project application for City review. The submitted Traffic Study identified that localized traffic impacts generated by the proposed project warrant the implementation of unsignalized full access to driveways on Newport Avenue and Del Amo Avenue; right-in, right-out driveway on Valencia Avenue;and right-in, right-out fire access only on Del Amo Avenue. As part of a recent review of the Project, current land uses were reviewed by the City's Public Works Department to determine the status of development by Pacific Center East phase and by generated traffic volumes. Based on this review, it was apparent that the proposed land development is within the parameters of authorized Phase I land uses and acceptable Average Daily Trip (ADT) levels of Phase I of the Pacific Center East phasing plan. Further, all of the infrastructure improvements have been completed to facilitate the Pacific Center East Phase I development. Final EIR 90-1 determined that the ultimate development of the entire Specific Plan area would generate increased traffic in the vicinity: Consequently, mitigation measures were identified in Final EIR 90-1 to minimize these impacts. A Statement of Overriding. Consideration was adopted. to address impacts that could not be mitigated to a level of insignificance. One mitigation measure required changes in the Circulation Element of the City's General Plan. A General Plan Amendment re-designating the classification of portions of Newport Avenue and Del Amo Avenue was approved in 1991. Mitigation/Monitoring Required.Specific mitigation measures were adopted by the Tustin City Council in certifying the FEIR, as revised by Supplement#1. The proposed project is subject to Mitigation Measure 3 of Section 3.5 regarding establishing and implementing a Transportation Demand Management(TDM) Plan and included as a condition of approval. The FEIR, as revised by Supplement #1, also concluded that Specific Plan related traffic impacts were significant and impossible to fully mitigate. A StateEment of Overriding i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 17 Consideration for the FEIR, as revised by Supplement #1, was adopted by the Tustin City Council on May 5, 2003: However, a review by the City's Traffic and Development Manager have indicated that based on a review of transportation/circulation roadway improvements, there is sufficient capacity to accommodate the proposed Project without the implementation of additional mitigation measures required in future Pacific Center East Specific Plan phases. Sources. Field Observation Submitted Plans FEIR, as revised by Supplement#1 PCESP, as amended Traffic Study Dated January 3, 2019 Parking Study Dated May 6, 2019 DDA for Schools First Headquarters Project Tustin General Plan XVI. TRIBAL CULTURAL RESOURCES,: Would the project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: .a) Listed or is eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section 5020.1(k). b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe. The proposed Project is for the construction of a new three-story office'building, four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. The proposed building sites have been previously disturbed, historically used for agriculture and more recently was partially graded to accommodate parking lot improvements, walk ways and a plaza. However, it is possible that previously unidentified buried archaeological or paleontological resources within the project site could be significantly impacted by grading and construction activities associated with development of the site. With the inclusion of mitigation measures that require future construction monitoring, potential impacts to cultural resources can be reduced to a level of insignificance. The proposed Project will result in no substantial changes to the. environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. The Prior Environmental Review did not analyze tribal cultural resources under a separate section impacts because, prior to AB 52, which went into effect January 1, 2015, it was not included in the CEQA Guidelines Appendix G checklist and the City of:,Tustin did not have adopted thresholds at the time of preparation. i Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 18 Sources: Field Observation Submitted Pians FEIR, as revisedby Supplement#1 PCESP, as amended Tustin General Plan XVI. UTILITIES AND SERVICE SYSTEMS: Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction. of which could cause significant environmental effects? c) Require or result in the construction of"new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? f) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider,which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? The proposed Project is for the construction of a new three-story office building,four-level parking structure, retail bank building and associated site improvements. The Project is consistent with the development permitted in the Pacific Center East Specific Plan (PCESP), as amended, and would not increase the overall development potential allowed by the PCESP. However, Final EIR 90-1 identified impacts to the entire Specific Plan area related to utilities. Consequently, mitigation measures identified in Final EIR 90-1 were recommended' for implementation that would reduce the potential impacts to a level of insignificance. The proposed Project will result in no substantial changes to the environmental impacts previously evaluated by the FEIR, as revised by Supplement#1. Mitigation/Monitoring Required Mitigation. measures were adopted by the Tustin City Council in the FEIR, as revised by Supplement #1. This project is subject to Mitigation Measures Water Services 1 through 4, Wastewater 1 through 2, Solid Waste Disposal 1 through 5, Natural Gas 1 through 2, Electrical Services 1 through 3, Telephone Service 1 through 2 and Cable Television 1 within Section 3.8 and are included as conditions of approval. Sources: Field Observations FEIR, as revised by Supplement#1 Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 19 PCESP, as amended Submitted Plans Tustin General Plan XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Based upon the foregoing, the proposed Project does not have the potential to degrade the quality of the environment, substantially reduce the habitats or wildlife populations to decrease, threaten, eliminate, or reduce animal ranges, etc. With the enforcement of FEIR mitigation and implementation measures approved by the Tustin City Council, the proposed Project does not cause unmitigated environmental effects that will cause substantial effects on human beings, either directly or indirectly. In addition, the proposed Project does have air quality impacts that are individually limited, but cumulatively considerable when viewed in connection with the effects of development of the Pacific Center East 'Specific Plan, as amended by SPA 11-01. The 'FEIR previously considered all environmental impacts associated with the implementation of the Pacific Center East Specific Plan. The Project proposes no substantial changes to environmental issues previously considered with adoption of the FEIR. Mitigation measures were identified in the FEIR to reduce impact but not to a level of insignificance. A Statement of Overriding Consideration for the FEIR, as revised by Supplement#1,was adopted by the Tustin City Council on May 5, 2003. Mitigation/Monitoring Required.• The FEIR previously considered all environmental impacts associated,with the implementation of the Specific Plan. Mitigation measures have been adopted by the Tustin City Council in the FEIR. Sources. Field Observations FEIR, as revised by Supplement#1 PCESP, as amended Submitted Plans Tustin General Plan e I Evaluation of Environmental Impacts SchoolsFirst Federal Credit Union Page 20 CONCLUSION The summary concludes that all of the proposed Project's effects were previously examined in the FEIR, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures.previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. A Mitigation and Monitoring and Reporting Program and Findings of Overriding Considerations were adopted for the FEIR on May 5, 2003, and shall apply, as specifically applicable, to the proposed Project. JOINT USE AREA PARKING REVIEW SCHOOLSFIRST FEDERAL CREDIT UNION City of Tustin, California 1AJ'r ;Y i 01 10011 0 y . • �t r ., .�._... ."�..:; 1..__ .war_. w i .err engineering group, inc. engineering i group,inc. May 3, 2019 Ms. Christina Quintero SCHOOLSFIRST FEDERAL CREDIT UNION VP FACILITIES SERVICES 1200 Edinger Ave Tustin, CA 92780 Subject: Joint Use Area Parking Review SchoolsFirst Federal Credit Union, City of Tustin Dear Ms. Quintero RK ENGINEERING GROUP, INC. (RK) has completed a Joint Use Area Parking Review of the proposed SchoolsFirst Federal Credit Union Campus expansion project. The parking calculation and review are in accordance with the City of Tustin Code of Ordinances Section 9264a requirements for Joint Use of Parking Areas The project is located within the Pacific Center East Specific Plan. As a result, the parking requirements consistent with the Specific Plan have been utilized to determine the number of parking spaces required for the project. The project is located at the southeast corner of Newport Avenue at Del Amo Avenue in the City of Tustin. Under existing conditions, SchooisFirst Federal Credit Union has three (3) buildings (Building RH-1 ,RH-3 & RH-4) consisting of approximately 197,518 square feet of general office and warehouse use with 760 parking spaces on surface parking lots. The project requires a total of 663 parking spaces. As a result, under existing conditions, the project has a surplus of 97 parking spaces based on the parking requirements. Table 1 includes the SchoolsFirst Federal Credit Union Existing Conditions Parking Calculation. Representatives of the project are proposing to expand the campus with a 3-story 180,753 square feet general office building and approximately 5,003 square feet of bank use. As a result, the total campus will consist of 338,793 square feet of general office use 5,003 square feet of bank use and 39,478 square feet of warehouse use. A site plan is provided in Exhibit A. The proposed expansion will add approximately 900 parking spaces to accommodate the increase of building area The campus expansion will reconfigure existing surface parking lots to accommodate a total of 739 parking spaces. In addition, a 4 level parking structure will also be constructed to include a total of 921 parking spaces. As SCHOOLSFIRST FEDERAL CREDIT UNION RK 14079 Page 2 a result, a total of 1 ,660 parking spaces will be provided on site and will be shared globally by employees and visitors for the entire campus. The project is located within the Pacific Center East Specific Plan. The parking standards and requirements for the project are identified in Table 5 of the City of Tustin Pacific Center East Specific Plan document which is included in Appendix A. The parking requirements for the project are identified below: Pacific Center East Specific Plan Parking Requirements Use Required Parking Spaces Banks, savings and loans, etc. 1 space per 250 square feet of GFA with a E- space minimum Offices, professional and corporate 1 space per 250 square feet of GFA for buildings other than medical of dental Warehouse, storage 1 space per 1,000 square feet of GFA for first 20,000. 1 space per 2,000 square feet of GFA for second 20,000 sgUare feet of GFA Taking into account the proposed expansion of the SchoolsFirst Federal Credit Union and the parking requirements identified in the Pacific Center East Specific Plan, the ;;roject requires a total of 1,407 parking spaces. As previously noted, the project is t_,.+:,� osing to provide a total of 1 ,660 parking spaces. As a result, the campus has a ioilc c,i 253 parking spaces in surplus when taking into account the parking requiremernt Table 2 includes the SchoolsFirst Federal Credit Union with the Proposed Campus Expansion Parking Calculation. Even though, Parcel 1 and Parcel 3 identify a deficiency in the number of required parking spaces, the remaining parking spaces located in the 4 level parking structure and surface parking lots located on Parcel 2 and Parcel 6 provide for a surplus of parking spaces for the entire campus. All of the parking spaces provided on site will be shared globally by all employees and visitors and are located within a reasonable walking distance to the buildings on campus. t';'�T1 enlineerFa� 1..1 a group,ins. SCHOOLSFIRST FFDFRAL CREDIT UNION RK 14079 Page 3 Joint Use Parking Area City of Tustin, Code of Ordinances Section 9264a Due to the corrihining of p ,rcels with the proposed campus (,kpansion, the project is considered a Joint Use Parking Area by the City of Tustin. As a result, the project is subject to approval of a Conditional Use Permit for parking facilities for nonresidential uses. Section 9264a of the City of Tustin Code of Ordinances indicates five (5) requirements that must be met for approval. Section 9264a is included in Appendix B. 1. A parking study prepared by a California licensed " :X ,F r or civil engineer experienced in the preparation of such study shall be submitted by tt;e :)r,r h/,cant dernomtrating that no substantial conflict will exist in the peak hours of parking demamr.�, rhe uses for which joint use is proposed. The methodology to be used in preparing the study ,iiari be that promulgated by the Institute of Transportation Engineers(ITE); Response Based on the parking calculations provided in Table 2 of this report, the project exceeds the number of parking spaces required by 204 parking spaces. As a result, the project will have no conflicts with regards to parking demand. 2 The number of parking spaces which may be credited against the requirements for the structures or uses involved shall not exceed the number of spaces reasonably anticipated to be available during different hours of operation; Response- The project exceeds the number of parking spaces required and is sufficient to meet the parking demands for typical general office and bank uses during all hours of operation. The parking structure and surface parking lots are conveniently located on campus for employees and visitors to utilize. 3. Parking spaces designated for joint use shall be located so that they will adequately serve the uses for which they are intended; Response. All of the joint-use parking spaces within the campus are conveniently located near the general office and bank buildings for which they are intended for. 4. A written and recorded agreement shall be drawn to the satisfaction of the City Attorney and Community Development Director and executed by all parties concerned assuring the continued availability of the number of parking spaces designated for joint use and availability of reciprocal access easements. Response: Representatives of the project will provide a written document identifying the joint-use parking area and will be reviewed by the City of Tustin. SCHOOLSFIRST FEDERAL CREDIT UNION RK 14079 Page 4 5, Zoning Administrator approval of a minor Conditional Use Permit is required for parking areas serving structures totaling less than thirty thousand(30,000)square feet. Planning Commission approval of a Conditional Use Permit is required for all other parking areas with Joint-use parking. Response.- The project with expansion will consist of approximately 383,274 square feet of building area. As a result, the project is subject to approval by the Planning Commission for the Conditional Use Permit for joint-use parking. RK has completed the review of the parking requirements and Joint Use Area parking review based on the City of Tustin Pacific East Center Specific Pian and Section 9264a of the City of Tustin Code of Ordinances. The project has a surplus of 253 parking spaces per the parking requirements found in the Pacific East Center Specific Plan. In addition, the proposed project meets all of the requirements in Section 9264a as indicated in this parking review. Respectfully submitted, RK ENGINEERING GROUP, INC. Q." - 1 Rogier Goedecke Robert Kahn, P.E. President Founding Principal AttachmentQ ,ti `� Kyr< RG.-sl/rk 14079.doc �y 1N:2672-2018-01 w m No. 0555 * Exp, 12131/19 TRA FFIC ✓F "uu1 ar3engineering .,tgreup,Inc.. Exhibits o li z BONN.— Z N � N C: C3 m , D a m m D v z 0 m m n z O O ' m m I: f m / � � I r� �• j '�\ �a � III ,, ,�qq. jf �a �1 i "111 �`'- / ,�, ♦ fi*� A o' \ I a Ci] <D O = �i a C .CD �. cs Sx ra s Q: D Tables Table 1 SchoolsFirst Federal Credit Union Existing Conditions Required Parking City of Tustin,California Building/Parcel Use z Pacific Center East Specific Plan Parking Number of Parking S.F. Requirements' Spaces General Office 97,828 1 space for each 250 sq.ft 392 15442 Newport Avenue(RH-1) Number of Parking Spaces Provided Parcel 1 (Surface Lot) 392 Existing Building(Parcel 2) Number of Parking Spaces Deficient per Code for Parcel 1 0 Parcel 3 Garage Parking Lot !Number of Parking Spaces Provided Parcel 2 145 General Office 60,212 1 space for each 250 sq.ft.of gross floor area 241 15222 Del Amo Avenue(RH-3) Number of Parking Spaces Provided Parcel 3 223 Existing Building(Parcel 4) Number of Parking Spaces deficient per Code for Parcel 3 -18 1200 Edinger Avenue (RH-4 Warehouse,Storage 39,478 1 space per 1,000 sq.ft for first 20,000.1 space 30 Existing Building)(Parcel 7) per 2,000 for second 20,000 sq,ft. Total Building Square Feet(RH-1,RH-3&RH-4) 197,518 Total Number of Parking Spaces Required 663 Total Number of Parking Spaces Provided for Existing Buildings Parcels 1,2&3(RH-1,RH-3&RH-4) 760 Total Number of Parking Spaces in Surplus of Code for Existing Buildings Parcels 1,2&3(RH-1&RH-3) +97 Percent of Surplus Parking Spaces per Parking Requirements 15% 'Parking Standards obtained from City of Tustin,Pacific Center East Specific Plan(Table 5 Parking Standards) 2 S.F.Square Feet Gross Floor Area Table 2 SchoolsFirst Federal Credit Union Campus Proposed Expansion Required Parking City of Tustin,California Building/Parcel Use S.F.Z Pacific Center East Specific Plan Parking Number of Parking Spaces Requirements' 1 space for each 250 sq.ft 392 15442 Newport Avenue(RH-1) General Office 97,828 Number of Parking Spaces Provided On-Site Parcel 1 220 Existing Building(Parcel 2) (Surface Lot) Number of Parking Spaces Deficient per Code -172 1 space for each 250 sq.ft-of gross floor area 241 15222 Del Amo Avenue(RH-3) General Office 60,212 Number of Parking Spaces Provided On-Site Parcel 3 1145ting Building(Parcel 4) 231 (Surface Lot) Number of Parking Spaces Surplus per Code 10 1200 Edinger Avenue (RH-4 1 space per 1,000 sq.ft for first 20,000.1 space Existing Building)(Parcel 7) Warehouser Storage 39,478 per 2,000 for second 20,000 sq,ft. 30 Total Number of Parking Spaces Required for Existing Buildings Parcels 1&3(RH-1,RH-3&RH-4) 663 Total Number of Parking Spaces Provided for Existing Buildings Parcels 1&3(RH-1,RH-3&RH41) 760 Total Number of Panting Spaces Deficient Per Code for Existing Buildings Parcels 1&3(RH-1,RH-3&RH-4) +97 General Office 180,753 1 space for each 250 sq.ft 724 Bank 5,003 1 space for each 250 sq.ft 20 Total Building Square Feet 185,756 Subtotal Required Parking 744 15332 Newport Avenue(111-1-2) Proposed Building(Parcel 1) Number of Parking Spaces Provided On-Site Parcel 6(RH-2 Surface Lot) 46 Number of Parking Spaces Provided On-Site Parcel 2(3 level Parking Structure) 921 Number of Parking Spaces Provided On Site Parcel 2&6(RH-2&RH-4) 693 Total Campus Square Feet 383,274 Total Campus Parking Spaces Required 1,407 Total Number of Parking Spaces Provided On-Site 1,660 Total Number of Parking Spaces In Surplus of Pacific Center East Specific Plan Parking Requirements +253 Percent of Surplus Parking Spaces per Parking Requirements 18% °Parking Standards obtained from City of Tustin,Pacific Center East Specific Plan(Table 5 Parking Standards) 2 S.F.Square Feet Gross Floor Appendices Appendix A Table 5 of the City of Tustin Pacific Center East Specific Plan i City of Tustin as environmental mitigation or by the Air Quality Management District. Where required, the plan and monitoring data shalt be submitted to the Community Development Department for review and approval. 1 4. Maintenance - All required off-street parking spaces (Table 5) shall be available permanently and marked and maintained permanently for parking purposes. Off-street parking areas shall not be used for the sale, display or repair of motor vehicles or the storage of materials or other goods and services. Any repair or restriping of parking areas shall not change the configuration, size or location of parking spaces and landscaping unless approved by the Community Development Department. i Table 5 PARKING STANDARDS Required6 Use _- Parking Spaces Appliance, hardware store 1 space per 500 square feet of GFA i Service stations 2 spaces plus four for each service bay Banks, savings and loans, etc. 1 space per 250 square feet of GFA with a 6-space minimum Barber, beauty salons 1 space per 200 square feet of GFA Business supply and support services 1 space per 250 square feet of GFA Cafeterias 1 space per 75 square feet of GFA Cocktail lounges and bars 1 space for each 3 seats Coffee houses and cafes 1 space for each 3 seats ` Commercial, ancillary 1 space per 250 square feet of GFA Dance floor 1 space per 7 square feet of dance floor area s Daycare center, preschools 1 space per employee and 1 space per five students Delicatessens 1 space per 200 square feet of GFA Dry cleaners 1 space per 250 square feet of GFA 6 GFA = gross floor area 52 I l I i Pacific Center East Specific Plan. Table S (cont'd) k PARKING STANDARDS Required? Use Parking Spaces Health clubs and spas 1 space per 100 square feet of GFA(swim- ming pools shall be included in square f footage) l Racquetball/handball 1.5 spaces for each court plus spaces for ( additional uses onsite and for employees on I maximum shift Home improvement/furnishings 1 space per 250 square feet of GFA Hotels 1 space per unit plus accommodations for resident manager and space for other uses onsite Laundromats 1 space per 3 machines or 1 space per 250 I square feet of GFA, whichever is greater Manufacturing, assembly 1 space per 500 square feet of GFA but not less than 2 spaces per 3 employees. If there is more than 1 shift, the number of employees on the largest shift shall be used. Medical clinics or offices, dental clinics or offices 1 space per 150 square feet of GFA Offices, professional and corporate other than medical or dental 1 space per 250 square feet of GFA for buildings Research and development 1 space per 250 square feet of GFA for all office use and 1 space per 500 square feet of GFA for manufacture or assembly (but not less than 2 spaces per 3 employees on maximum shift) Restaurants, fast food 1 space per 100 square feet of GFA plus minimum stacking area of seven (7) cards where a service window is located Restaurants with drive-through 1 space per 100 square feet of GFA plus minimum stacking area of seven (7) cars where a service window is located 7 GFA = gross floor area 53 i City of Tustin Table 5 (cont'd) PARKING STANDARDS l Requ red8 Use Parking I f Retail businesses except as specified otherwise 1 space per 200 square feet of GFA ! Service businesses, general unless otherwise specified 1 space per 250 square feet of GFA Supermarkets,grocery stores, convenience stores 1 space per 200 square feet of GFA f I Theaters, movies 1 space per 3 seats plus 5 spaces for em- ployees Tire sales and service 1 space per 250 square feet of GFA of Wes area and 4 spaces per service bay Training, technical schools 10 spaces per 1,000 square feet of GFA �I I Warehouse, storage 1 space per 1,000 square feet of GFA up to 20,000 square feet. 1 space per 2,000 square feet of GFA for sea and 20,000 square feet. 1 space per 4,000 square feet in excess of 40,000 square feet plus space for other uses onsite. Wholesale establishments and warehouses 1 space per 1,000 square feet of GFA; less not used exclusively for storage that area devoted to office or sales which shall be calculated at i space per 250 square feet of GFA f Other fight industrial use 1 space per 500 square feet of GFA I 1 8 GFA ' gross floor area 54 Appendix B Joint Use Parking Area City of Tustin, Code of Ordinances Section 9264a Tustin,CA Code of Ordinances about:bIank 9264- REDUCTION OF OFF-STREET PARKING REQUIREMENTS a joint Use of Parking Areas. With the approval of a Conditional Use Permit, parking facilities may be used jointly for nonresidential uses with different peak hours of operation. Requests for a minor Conditional Use Permit for shared parking shall meet all of the following requirements: 1. A parking study prepared by a California licensed traffic engineer or civil engineer experienced in the preparation of such study shall be submitted by the applicant demonstrating that no substantial conflict will exist in the peak hours of parking demand for the uses for which joint use is proposed. The methodology to be used in preparing the study shall be that promulgated by the Institute of Transportation Engineers (ITE); 2. The number of parking spaces which may be credited against the requirements for the structures or uses involved shall not exceed the number of spaces reasonably anticipated to be available during different hours of operation; 3. Parking spaces designated for joint use shall be located so that they will adequately serve the uses for which they are intended; 4. A written and recorded agreement shall be drawn to the satisfaction of the City Attorney and Community Development Director and executed by all parties concerned assuring the continued availability of the number of parking spaces designated for joint use and availability of reciprocal access easements. 5. Zoning Administrator approval of a minor Conditional Use Permit is required for parking areas serving structures totaling less than thirty thousand (30,000) square feet. Planning Commission approval of a Conditional Use Permit is required for all other parking areas with joint-use parking. b Historic Resource Residential Parking. When associated with a recognized historic resource,as identified in this Section,the number of required off-street parking spaces may be decreased by one (1)garage or parking space upon Zoning Administrator approval of a minor adjustment per Section 9299 (Zoning Administrator).Approval of a minor adjustment can be made when all the following circumstances are found to apply: 1. The adjusted decrease is for parking that serves a residence that is currently listed or is qualified to be listed in the City's Historical Resources Survey. 2. A minimum one-car garage is provided on-site. 3. Providing a new garage space or access to a new garage could result in the significant alteration or demolition of any historic structure or resource listed or eligible to be listed in the City's Historical Resources Survey including historic garages 1 of 2 11112/2018, 12:17 PM Tustin,CA Code of Ordinances about:blank that contribute to the listing of the structure or resource. 4. New increases in square footage would not exceed one hundred fifty(150) percent of the square footage of the structure that legally existed as of the date of adoption of this Ordinance; and, the total gross floor area of the residence does not exceed two thousand (2,000) square feet, including any detached habitable space (e.g. guest house, etc.). 5. The required number of parking spaces can be accommodated off-street outside of a fully enclosed garage within an existing legal driveway, tandem space, carport, etc. 6. The adjusted decrease is granted as a means to preserve the integrity of the historic structure. 7. That the design of the modification to the historic resource will be a positive contribution to the community. 8. The adjusted decrease is not associated with the addition of an accessory dwelling unit as authorized in this Code. (Ord. No. 1479, Sec. 11, 4-4-17) c Reduction in parking due to American Disabilities Act(ADA) upgrade. When required solely as a need to upgrade existing parking facilities to comply with Title 24, Title III and California Code of Regulations(CCR), or other California Access Codes or requirements, the total number of required parking spaces may be reduced at the discretion of the Community Development Director. The property owner shall demonstrate that by bringing the site into conformity with State and Federal ADA, required nonaccessible parking spaces will be unavoidably lost and shall submit a parking lot site plan that clearly identifies the entire onsite parking area showing that the loss of required nonaccessible parking spaces is unavoidable by parking space redesign. The Community Development Director may require appropriate parking lot redesign options that maintains any portion of the number of required nonaccessible parking spaces. (Ord. No. 1354, Sec. II, 11-4-08) 2 oft 11/12/2018, 12:17 PM SCHOOLSFIRST FEDERAL CREDIT UNION TRAFFIC IMPACT STUDY City of "Tustin, California r � , M TTTT! � !r 1l lL ii y(.r tr r ✓� I 1`• w �•} I I `�.�ZiICI.C�Illll�G><[Ilil ------ engineering --- group, inc. SCH44LSFIRST FEDERAL CREDIT UNION TRAFFIC IMPACT STUDY City of Tustin, California Prepared for: SCHOOLSFIRST FEDERAL CREDIT UNION VP FACILITIES SERVICES 1200 Edinger Ave Tustin, CA 92780 Prepared by: RK ENGINEERING GROUP, INC. 4000 Westerly Place, Suite 280 Newport Beach, CA 92660 Alex Tabrizi, P.E., T.E. Jethro Jay Narciso, E.I.T 4a0 TR 2722 o�c EXP. �r �1a t � OFCAt1I January 3, 2019 J VA 13090.doc JV 2672-,2017-01 Table of Contents Section _ Page 1.0 Introduction........................................................................................... 1-1 1 .1 Purpose of Report & Study Objectives 1-1 1 .2 Site Location & Project Description 1-1 1 .3 Traffic Study Area & Analysis Scenarios 1-3 2.0 Analysis Methodologies, Performance Criteria, & Thresholds of Significance..................................................................... 2-1 2.1 Intersection Peak Hour Level of Service Analysis Methodology 2-1 2.2 Study Intersection ICU Methodology— City of Tustin Signalized Intersections & County of Orange Congestion Management Program (CMP) Signalized Intersections 2-3 2.3 Study Intersection HCM Methodology— Caltrans Study Intersections & City of Tustin Unsignalized Intersections 2-4 2.4 Study Intersection Level of Service Performance Criteria & Thresholds of Significance 2-5 3.0 Existing Traffic Volumes & Circulation System ..................................... 3-1 3.1 Existing Traffic Controls & Intersection Geometrics 3-1 3.2 Existing Conditions Traffic Volumes 3-1 3.3 City of Tustin General Plan Circulation Element 3-1 4.0 Projected & Future Traffic Volumes ...................................................... 4-1 4.1 Project Traffic Conditions 4-1 4.1 .1 Project ITE Trip Generation 4-1 4.1 .2 Project ITE Trip Generation Compared to Currently Approved Uses 4-1 4.1 .3 Project Trip Distribution 4-3 4.1 .3 Modal Split 4-4 4.1 .4 Project Peak Hour Traffic Volumes/Assignment 4-4 4.2 Existing Plus Project Conditions Traffic Volumes 4-4 4.3 Background Traffic 4-4 4.3.1 Method of Projection 4-4 4.3.2 Cumulative Projects Traffic 4-5 4.4 Opening Year Without Project Conditions Traffic Volumes 4-6 4.5 Opening Year With Project Conditions Traffic Volumes 4-6 Table of Contents (continued) Section Page 5.0 MUTCD Traffic Signal Warrant Analysis ................................................ 5-1 6.0 Traffic Analysis........................................................ '. .......................... 6-1 6.1 Existing Conditions Level of Service 6-1 6.2 Existing Plus Project Conditions Level of Service 6-1 6.3 Opening Year Without Project Conditions Level of Service 6-2 6.4 Opening Year With Project Conditions Level of Service 6-3 7.0 HCM 95th Percentile Vehicular Queue Analysis...................................... 7-1 8.0 Valencia Avenue Project Access Gate Stacking Analysis....................... 8-1 9.0 Findings, Recommendations & Conclusions ......................................... 9-1 9.1 Proposed Project 9-1 9.2 Project Trip Generation 9=3 9.3 Study Area & Conditions 9-3 9.4 Peak Hour Signal Warrant Analysis Summary 9-5 9.5 LOS Analysis & Significant Impact Summary 9-5 9.6 HCM 9511 Percentile Vehicular Queue Analysis Summary 9-8 9.7 Valencia Avenue Project Access Gate Stacking Analysis Summary 9-9 9.8 Site Access Recommendations 9-10 9.9 Area-Wide Recommendations 9-10 List of Attachments Exhibits LocationMap ........................................................................................................... 1--1 SitePlan ................................................................................................................... 1-2 Existing Lane Geometry and Traffic Controls....................... Existing Traffic Volumes............................................................................................ 3-2 City of Tustin Circulation Element.............................................................................. 3-3 City of Tustin Roadway Cross-Sections....................................................................... 3-4 Inbound Project Trip Distribution .............................................................................. 4-1 Outbound Project Trip Distribution............................................................................ 4-2 ProjectTraffic Volumes ............................................................................................. 4-3 Existing Plus Project Traffic Volumes.......................................:.................................. 4-4 Cumulative Projects Location Map............................................................................. 4-5 Cumulative Projects Traffic Volumes.......................................................................... 4-6 Opening Year Without Project Conditions Traffic Volumes......................................... 4-7 Opening Year With Project Conditions Traffic Volumes.............................................. 4-8 Opening Year With Project Conditions Valencia Avenue Project Access Gate Stacking Analysis.............................................................................. .. .................................. 8-1 Recommendations.................................................................................................... 9-1 List of Attachments (continued) Tables Project ITE Trip Generation Rates............................................................................... 4-1 Proposed Project Trip Generation .............................................................................. 4-2 Planning Area Maximum Square Footage Allowed per Specific Plan & Unconstructed Balance .................................................................................................................... 4-3 ITE Trip Generation Rates for Currently Approved Land Uses...................................... 4-4 Planning Areas 7, 9, 11, and 14 Trip Generation of Undeveloped Land Use Balance .. 4-5 Proposed Project Net Trip Generation........................................................................ 4-6 Related Projects Trip Generation................................................................................ 4-7 Newport Avenue/ Project Driveway 2 Study Intersection MUTCD Peak Hour Signal Warrant Analysis Summary................................................ 5-1 Existing Conditions Study Intersection LOS Analysis Summary.................................... 6-1 Existing Plus Project Conditions Study Intersection LOS Analysis Summary.................. 6-2 Opening Year Without Project Conditions Study Intersection LOS Analysis Summary.. 6-3 Opening Year With Project Conditions Study Intersection LOS Analysis Summary....... 6-4 HCM 951" Percentile Peak Hour Vehicular Queue Analysis Summary Project Opening Year Conditions............................................................................... 7-1 List of Attachments (continued) Appendices ApprovedScope of Work.......................................................................................... A Existing Traffic Count Worksheets ............................................................................ B MUTCD Signal Warrant Analysis Worksheets............................................................. C z Existing Conditions Intersection Analysis Worksheets ................................................ D Existing Plus Project Conditions Intersection Analysis Worksheets .............................. E Opening Year Without Project Conditions Intersection Analysis Worksheets .............. F Opening Year With Project Conditions Intersection Analysis Worksheets ................... G Crommelin Gate Stacking Analysis Methodology ...................................................... H 1 .0 Introduction 1 .1 Purpose of Report & Study Objectives The purpose of this traffic study is to assess the traffic impacts of the proposed Schoo4irst Federal Credit Union development 1.2 Site Location & Project Description The proposed Schools First Federal Credit Union project site is currently vacant and is bounded by Del Amo Avenue to the north, existing property to the east, existing property to the south, and Newport Avenue to the west. The project site currently consists of two (2) general office buildings that are part of the SchoolsFirst headquarters and additional vacant land. The proposed project is planned to consist of the following land uses: • 180,000 square feet of General Office and 5,000 square feet of Bank. A second potential 117,957 square feet general office building is planned as a future phase to be located at the southwest corner of Edinger Avenue at Del Amo Avenue. The second site currently consists of a wholesale commercial building currently owned by the client. The building will be remover and replaced with a general office building for the Client's use. The buildout timeline for th . building has not yet been determined and the traffic impact study will not analyze th y�2cond general office building of the proposed project. Access for the proposed project is planned via the following: • One (1) existing unsignalized full access driveway on Valencia Avenue. This access is planned to be gated with card reader system to allow for entry. • One (1) existing unsignalized right-in/right-out/left-in driveway on Newport Avenue. This access is planned to be converted to a full-access driveway as part of the proposed project. LLW /rm 1-1 • One (1) unsignalized full access driveway on Del Amo Avenge An existing driveway to the west of this driveway is currently restricted to right-in/right-out movements based on the pavement striping. However, based on existing traffic counts collected at this location, a significant number of vehicles are performing left-turn maneuvers in and out of this driveway. The proposed project is reconfiguring the driveway as a fire emergency access. City of TLIStln Plannin Area 1 1 & Currently Approved Land Uses: The project site is designated as Planning Area 11 and is part of the larger block bound by the Railway, Edinger Avenue, Del Amo Avenue, Newport Avenue, and Valencia Avenue.. This block contains the following Planning Areas: • Planning Area 7: Currently approved for 113,300 square feet of office use; • Planning Area 9: Currently approved for 64,500 square feet of R&D/light industrial use, • Planning Area 11 : Currently approved for 132,000 square feet of office and 8,000 � I , ; . feet of restaurant use; and • Ociiiimi g Area 14: Currently approved for 119,929 square feet of office use. Based on information provided by City staff, the following land uses are currently constructed in these planning areas: • Planning Area 7: Currently 32,400 square feet of office use constructed; • Planning Area 9: Currently 60,212 square feet of R&D/light industrial use constructed; • Planning Area 1 1 : Currently vacant; and • Planning Area 14: Currently 97,828 square feet of office use constructed. The location of the project site is presented on Exhibit 1-1. The site plan is shown on Exhibit 1-2. T� engineering group,Inc. 1-2 The project will be evaluated in a single phase and is planned to open in 2021 . This traffic study has bot,. i. ,ed in accordance with the traffic study guidelines, requirements, and threshukl—, of significance for the City of Tustin, the Orange County Congestion Management Program (CMP), and Caltrans. This study is prepared in accordance with the scope of work approved by the City of Tustin staff. A copy of the approved scope of work is contained in Appendix A. 1.3 Traffic Study Area & Analysis Scenarios Exhibit 1-1 illustrates the site lo, n7jp and traffic analysis study area. The study area consists of the following intersecii,'x.,' North-South Street East-West Street 1. SR-55 SB Ramps F-dinger Avenue 2. Newport Avenue Edinger Avenue 3. Del Amo Avenue Edinger Avenue 4 Newport Avenue SR-55 NB Ramps - Del Amo Avenue 5. Newport Avenue Valencia Avenue 6. Red Hill Avenue Valencia Avenue 7, Red Hill Avenue Fdiroei Avenue & Project Driveway 1 Valencia Avenue 9. Newport Avenue Project Driveway 2 10. Del Amo Avenue Project Driveway 3 11. Del Amo Avenue Project Driveway 4 The analysis evaluates traffic conditions of the study intersections for the following scenarios in accordance with the City of Tustin and Orange County and the approved scope of work contained in Appendix A: • Existing Conditions (AM & PM peak hour); • Forecast Existing Plus Project Conditions (AM & PM peak hour); • Opening Year Without Project Conditions: Existing Plus Ambient Growth Plus Cumulative Project (EAC) Conditions (AM & PM peak hour), and < , englneedng group,Inc. rkfxaq�ner r ._.i 1-3 • Opening Year With Project Conditions: Existing Plus Ambient Growth Plus Cumulative Projects With Project (ERCP) Conditions (AM & PM peak hour). As requested by the City of Tustin, the traffic analysis also includes evaluation of the vehicular queuing analysis of the full access project driveways on Newport Avenue, Del Amo Avenue, and Valencia Avenue for on-site and off-site based on opening year conditions. engineering group,Inc. 1-4 Exhibit I - I Location Map Edinger Avenue I p l� 2 Qell 3 II 4 IQ 9 � 7 55 8 Q0 b Pa . � Valencia Avenue Legend: (D =Study Area Intersection *= Project Site N 2672-2017.01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tustin.CA group Inc. Exhibit 1-2 Site Plan r i i - y,, f f� �? r �• Sw 11 t 1* ye 1 It 11 At el: �y� 1 1, •� 1 k 2672-2017-0I engineering Schoo[sF'u'rt Federal Credit Union Traffic Impact Seedy,City of Tustin,CA group, inc. 2.0 Analysis Methodologies, Performance Criteria, & Thresholds of Significance This section of the report presents the methodolooles used to perform the traffic analyses summarized in this report in accordance with the City of Tustin, Orange County, and Caltrans requirements. This section also discusses the agency-establish,;.! applicable performance criteria and thresholds of significance for the study facilities. 2.1 Intersection Peak Hour Level of Service Analysis Methodology Level of service (LOS) is commonly used as a qualitative description of intersection operation and is based on the capacity of the intersection and the volume of traffic using the intersection. The definitions of level of service for uninterrupted flow (flow unrestrained by the existence of traffic control devices) are: • LOS A represents free flow. Individual users are virtually unaffected by the presence of others in the traffic stream. • LOS B is in the range of stable flow, but the presence of other users in the traffic stream begins to be noticeable. Freedom to select desired speeds is relatively unaffected, but there is a slight decline in the freedom to maneuver. • LOS C is in the range of stable flow, but marks the beginning of the range of flow in which the operation of individual users becomes significantly affected by interactions with others in the traffic stream. • LOS D represents high-density but stable flow. Speed and freedom to maneuver are severely restricted, and the driver experiences a generally poor level of comfort and convenience. engineering group,inc. 2-1 • LOS E represents operating conditions at or near the capacity level. All speeds are reduced to a low, but relatively uniform value. Small increases in flow will cause breakdowns in traffic movement. • LOS F is used to define forced or breakdown flow This condition exists wherever the amount of traffic approaching a point exceeds the amount which can traverse the point. Queues form behind such locations. The following shows the jurisdiction of each study intersection and the level of service methodology that will be utilized to evaluate the intersection' Jurisdiction Analysis Method Study Intersection V1 # C .10ro � ro iA � QU _ 1 SR-55 S8 Ramp/ Edinger Ave X X X X X 2 Newport Ave/ Edinger Ave X X X 3 Del Amo Ave/Edinger Ave X X 4. Newport Ave/SR-55 NB Ramp - Del Amo Ave X X X X X 5. Newport Ave/Valencia Ave X X 6, Red Hill Ave/Valencia Ave X X 7. Red Hill Ave/ Edinger Ave X X S Project Driveway 1 /Valencia Avenue X X 9 Newport Avenue/ Project Driveway 7 X X 10 Del Amo Avenue/ Project Driveway 3 X X 1 1. Del Amo Avenue/ Project Driveway 4 X X Im Na� 2-z 2.2 Study Intersection ICU Methodology — City of Tustin Signalized Intersections & County of Orange Congestion Management Program (CMP) Signalized Intersections The Intersection Capacity Utilization (ICU) analysis method is utilized by the City of Tustin and County of Orange CMP to determine the operating LOS of signalized intersections To calculate the ICU, the volume of traffic using the intersection is compared with the capacity of the intersection. ICU is usually expressed as a ratio. This ratio represents that portion of the hour required to provide sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity. The ICU analysis methodology utilizes the following parameters consistent with the governing agencies' requirements and guidelines: The ICU analysis methodology describes the operation of an intersection using a range of LOS from LOS A (free-flow conditions) to LOS F (severely congested conditions), based on the corresponding ranges of volume-to-capacity at intersections. The following thresholds are used in assigning a letter value to the resulting Levels of Service. ICU Intersection LOS & V/C Ranges LOS CRITICAL VOLUME TO CAPACITY RATIO A 0.00 0.60 B 0.61 0.70 C 0.71 - 0.80 D 0.81 - 0.90 E 091 - 1 .00 F > 1 .00 Level of service based on peak hour ICU values will be calculated using the following assumptions: • Saturation Flow Rate: 1 ,700 vehicles per hour per lane • Clearance Interval: 0.05 LIDenpineenng group,Inc. 2-3 • Right-Turn-On-Red Utilization Factor*: 0.75 * "De-facto" right-turn lane is assumed in the ICU calculation if 19 feet from edge to outside of through-lane exists and parking is prohibited during peak periods. For this study, the ICU level of service grades will be determined utilizing the Traffix analysis softwa re. 2.3 Study Intersection HCM Methodology - Caltrans Study Intersections & City of Tustin Unsignalized Intersections The Highway Capacity Manual (HCM) methodology is the adopted methodology for evaluation of State Highway facilities by The State of California Department of Transportation (Caltrans). This methodology is also utilized for evaluation of unsignalized study intersections and driveways in the City of Tustin. The HCM methodology defines level of service as a qualitative measure which describes operational conditions within a traffic stream, generally in terms of such factors as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience, and safety. The criteria used to evaluate LOS (Level of Service) conditions vary based on the type of roadway and whether the traffic flow is considered interrupted or uninterrupted. For signalized intersections and all-way stop-controlled intersections, average control delay per vehicle is used to determine the level of service. For intersections and driveways with stop control on the minor approach only, the calculation of level of service is dependent on the occurrence of gaps occurring in the free-flow traffic movement of the main street, and the level of service is determined based on the worst individual movements on the stop- controlled minor approach or movements sharing a single lane on the stop-controlled minor approach. The HCM analysis methodology describes the operation of an intersection using a range of LOS from LOS A (free-flow conditions) to LOS F (severely congested conditions), based on the corresponding ranges of stopped delay experienced per vehicle for signalized and unsignalized intersections. The following thresholds are used in assigning a Letter value to the resulting Levels of Service. r;�1T7 engineering L,i,.l.�►� group.Inc. 2-4 HCIVI Intersection LOS & Delay Ranges Average Control Delay Per Vehicle (Seconds) LOS Signalized Unsignalized A 0.00 - 10.00 0.00 - 10.00 B 10.01 - 20.00 10.01 - 15.00 C 20.01 - 35.00 15.01 - 25.00 D 35.01 55.00 25.01 - 35.00 E 55.01 80.00 35.01 - 5000 F >8000 >50.00 For this study, the HCM level of service grades will be determined utilizing the HCM 2010 Methodology and the Synchro analysis software. All analy, :, i..-,i-Imeters utilized in this analysis are in accordance with the City of Tustin and Caltrans I a d,[ ic Study Guidelines. Default saturation flow rates of 1,900 vehicles per hour of green (vphg) for all lanes have been assumed for Existing and Opening Year (2021) scenarios. Existing conditions peak hour factors have been calculated based upon the traffic counts collected at the study area intersections. Existing peak hour factors have been used for Project Opening Year (2021). 2.4 Study Intersection Level of Service Performance Criteria & Thresholds of Significance City of Tustin & Orange CountV CMP Perfor1nance Standard • CMP intersections in the City of Tustin: Level of Service E (peak hour ICU less than or equal to 1 .00). • All other intersections: Level of Service D (peak hour ICU less than or equal to 0.90). ® sommeft rm Inc, ikengtm.,or_com 2-5 City of Tustin & Orange County CMP Mitigation Requirement For ICU greater than the acceptable level of service, mitigation of the project contribution is required to bring intersection back to no-project conditions or better If project contribution is greater than 0.03 at CMP locations in the City of Tustin (the impact threshold specified in the CMP), or 0.02 or greater for all other intersections in the study area. State Highyla_�- (Caltrans) Performance Standard Level of Service D (average delay less than or equal to 55 seconds for signalized intersections, 35 seconds for unsignalized intersections). State Highway (Caltrans) Mitigation Requirement For average delays greater than the acceptable level of service, mitigation of the project contribution is required to bring intersection back to no-project conditions or better If project contribution is 2 seconds or greater. _1 INK rlKvagir.L"COM 2-5 3.0 Existing Traffic Volumes & Circulation System This section n'ovides a discussion of existing study area conditions and traffic volumes. 3.1 Existing Traffic Controls & Intersection Geometries Exhibit 3-1 identifies the existing roadway conditions for the study area roadways. The number of through traffic lanes for existing roadways and the existing intersection controls are identified. 3.2 Existing Conditions Traffic Volumes Existing conditions intersection level of service calculations are based upon manual AM and PM peak hour turning movement counts taken in May 2018, The AM peak hour traffic volumes were determined by counting the two-hour period between 7:00 AM and 9:00 AM. Similarly, the PM peak hour traffic volumes were identified by counting the two-hour period between 4:00 PM and 6:00 PM. The traffic count worksheets are included in Appendix B, Existing traffic volumes for the study area intersections are shown on Exhibit 3-2. 3.3 City of Tustin General Plan Circulation Element Exhibit 3-3 shows the City of Tustin General Plan Roadway Network and Circulation System. As shown in Exhibit 3-3, Newport Avenue is classified as a six-lane major arterial roadway and Del Amo Avenue is classified as a four-lane secondary arterial roadway. Exhibit 3-4 shows the City of Tustin General Plan Roadway Cross Sections. rr�m�r.com 3-1 Exhibit 3- 1 Existing Lane Geometry and Traffic Controls RTO----) Edinger Avenue 7 / -H 4 PDQ J1111.1. R70—i 55 � '100 G� a� Va/encia Avenue a -1111. Legend: e =Traffic Signal �—RTO = Flight Turn Overlap Free Right Turn = Project Site fV 2672-2067-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tulin,CA group, inc. Exhibit 3-2 Existing Trafifc Volumes JO Edinger Avenue 'Q Pay �0 o 2 01 O 3 Na+N r!1 T 1261135 1 I + 1020/1179 14 40Z/334 3934- �� r 9 - 119211 35 356/28D-) CID r, 55 N 5 "9 1.SR-55 SB Ramps(NS)& 0 Edinger Ave.(EW) 4� 6 �c // _ 4— 1/2 X74/80 1 351 ° `3237980 a�\P Valencia gver>!ue 951/1242—4 o 967/12 7- 780/395 f-4 Legend: COV r. r 10/20 =AM/PM Peak Hour Volumes = Project Sire 2 Newport Ave (NS)& 3.Del Amo Ave.(N5)& Edinger Ave (EW) Edinger Ave.(EW) r7 v] hNm �pp M — V'!"i O ��°�"',� X13/13 ��a X266/893 r^ X124/66 oQ'rc, rl 485 N- +-300 548 N- --15/3 -� 287/191 ry 1379 101�0 914 205/148 r �� r 2261 3 255/57 ' '� (` 3/25 ! j' 15/43-J (` 246,392-! 177/27 - Nn o^ 3118 �` 99/�52� �� 727!i8S2-- P�^ 167/8 Q`n 0/0- } ate+; 47/52-� N�- 178,%127-, � 5 �m 77 o M N on M 4.Newport Ave.(NS)& 5.Newport Ave. (NS)& 6.Red Hill Ave.(NS)& 7.Red Hill Ave.(NS)& SR-55 NB Ramps(EW) Valencia Ave.(EW) Valencia Ave (EW) Edinger Ave.(EW) .a o &�1/20 t'VMP� LM Ul —.nZw 4_-2131N PZ 3� '--7819 Grp 'M --0/0--292/886 i L t----6/100 i y v 2/224101 424 �~ /0 # '�-+ o v, �oN00 014-1 rN 8.Project Dwy. I (NS)& 9.Newport Ave.(NS)& 10. Del Amo Ave. (NS)& 11,Del Amo Ave.(NS)& Valencia Ave.(EW) Project Dwy,2(EW) Project Dwy. 3(EW) Project Dwy.4(EW) N 2672-2017-01 engineering 5chootsFirst Federal Credit Union Traffic Impact Study.City of Tustin.CA group, inc. Exhibit 3-3 City of Tustin Circulation Element 4.1 IJ r • e � II l,�tz • SSI [�..'S .'Y 4. � �I :. .a Ly � il.�• Ilr � y 7 ♦g+ r.. a �� f�I 1 . 4 ue •�j' f A • �--_ .- -- Site ``�,,� �I +r L� o 1ago ra t E+�:�F '4v*�:;,wa�yi �r;�• 9`1` `Falk 1".r. 1. rn 'Cr t i`j.r r I�•�n,t _�f�~`' _a•"' `{r�+� �� ate? i'.-" cs t,rt nlr [Isl r1. i r J • ..- Irra�' ► r fi6 u vo ,..; X14 _ r X52 rr. ¢ M14<rt"I1ed 1t1 lyar(G harm) a wed a lora "l I r:-.1 i e- •�fi �4 ...�4�e>< !1ti it+ : r it "t•:I1 1:1•1k SJ �y Aye .�. �,-• t.l t.', :-0 t �1r'Ir-I ad 2672-2017-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tustin,CA group, inc. Exhibit 3-4 City of Tustin Roadway Cross-Sections I a-Un RUOR AMMZiAL 1"' R/r i p iiMpp*�yyL i 1 i s t , i r. 1 �. s f - -W t 5 — ftcmmar AWUL=ez. t/r (vftij eta u.jncy' = cA=Adn) -- ,v .sol szxorro�r. tiffs. aa• �� 2672-2017-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tustin,CA Mn nrAnn- i nr--_ 4.0 Projected & Future Traffic Volumes This section provides a discussion on methoduIOCJi+4s utilized to derive future traffic volumes for the Study area 4.1. Project Traffic Conditions 4.1 .1 Project ITE Trip Generation Tr Ip generation represents the amount of traffic that is attracted and produced by a development. Trip generation for the proposed project is determined based on ITE 101" Edition trip generation rates for the proposed land uses as shown in Table 4-1 . As previously noted, the proposed project consists of constructing a general office building (180,000 square feet) and bank (5,000 square feet). Utilizing the ITE trip generation rates shown in Table 4-1, Table 4-2 summarizes the daily and peak hour trip generation for the proposed project. As shown in Table 4-2, the proposed project is forecast to generate approximately 2,363 daily trips which include approximately 322 AM peak hour trips and approximately 268 PM peak hour trips. 4.1 .2 Project ITIS Trip Generation Compared to Currently Approved Uses As previously noted, the project site is designated as Planning Area 11 and is part of the larger block bound by the Railway, Edinger Avenue, Del Amo Avenue, Newport Avenue, and Valencia Avenue. This block contains the following Planning Areas: • Planning Area 7: Currently approved for 113,300 square feet of office use; • Planning Area 9: Currently approved for 64,500 square feet of R&D/light industrial use; Imengineering group.Inc, r*errgfne+°r 4-1 • Planning Area 11 : Currently ap, i k�,,ed for 132,000 square feet of office and 8,000 square feet of restaurant and • Planning Area 14: Currently i'oi 1 19,929 square feet of office use. Based on information provided by City staff, the following land uses are currently constructed in these planning areas: • Planning Area 7: Currently 32,400 square feet of office use constructed; • Planning Area 9: Currently 60,212 square feet of R&D/light industrial use constructed; • Planning Area 11 : Currently vacant; and • Planning Area 14: Currently 97,828 square feet of office use constructed. Table 4-3 summan. ll - )I,IJince of land uses between what has been constructed and what is approved fry eG;�_h planning area. As shown in Table 4-3, the balance between the constructed uses versus the approved uses for the block containing Planning Areas 7, 9, 11 , and 14 is as follows: • Planning Area 7: Balance of 80,900 square feet of office use allowed for construction, • Planning Area 9: Balance of 4,288 square feet of R&D/light industrial use allowed for construction; • Planning Area 11 : Balance of 132,000 square feet of office and 8,000 square feet of restaurant use allowed for construction; and • Planning Area 14: Balance of 22,101 square feet of office use allowed for construction. ® engineering groum Inc. c►e;rti�cnti,=� 4-2 To determine the trip generation potential for the undeveloped balance of land uses for Planning Areas 7, 9, 11, and 14, the ITE 1011 Edition trip generation rates are utilized as shown in Table 4-4. Utilizing the trip generation rates from Table 4-4, Table 4-5 summarizes the trip generation potential of the undeveloped balance of land uses for the block containing Planning Areas 7, 9, 11, and 14. As shown in Table 4-5, the undeveloped balance of land uses for Planning Area 7, 9, 11 , and 14 have the potential to generate approximate 3,207 daily trips which include approximately 355 AM peak hour trips and approximately 350 PM peak hour trips. Table 4-6 shows the net difference between the trip generation of the undeveloped land uses within the block containing Planning Areas 7, 9, 11, and 14 and the proposed project. As shown in Table 4-6, when compared to the undeveloped balance of land uses allowed in this block, the proposed project is forecast to generate approximately 844 fewer daily trips which include approximately 33 fewer AM peak hour trips and approximately 82 fewer PM peak hour trips. I �ci be noted,_ the r��ct �rr�pact an dy'si.s evaluated' it this traffic_study is based uri ti) project's tri enertr�n of363ar1yr trams, 322 AM peak hour trips. and 268 PM peak hour twigs. 4.1 .3 Project Trip Distribution Trip distribution represents the directional orientation of traffic to and from the project. Trip distribution is heavily influenced by the geographical location of the site, the location of retail, employment, recreational opportunities, and the proximity to the regional freeway system. The directional orientation of traffic was determined by evaluating existing and proposed land uses and highways within the community. Forecast trip distribution for the proposed project has been developed through discussions with the City during the scoping process. ® eagnearin+� MIIL Inc. rkr.�>C�1nt',dr C4JrT! 4-3 Exhibit 4-1 shows the inbound trip distribution for the proposed project Exhibit 4- 2 shows the outbound trip distribution for the proposed project. 4.1 .4 Modal Split Modal split denotes the proportion of traffic generated by a project that would use any of the transportation modes, namely buses, cars, bicycles, motorcycles, trains, carpools, etc. The traffic reducing potential of public transit and other modes is significant. However, the traffic projections in this study are conservative in that public transit and alternative trans,--)} tation may be able to reduce the traffic volumes, but, no modal split reduction is applied to the projections. With the implementation of transit service ar rl pro.1 ,k.,,n of alternative transportation ideas and incentives, the autorw�,1Y1r, dk n),-,nd can be reduced significantly. 4.1 .5 Project Peak Hour Traffic Volumes/Assignment The assignment of traffic from the project site to the adjoining roadway system has been based upon the project's trip generation, trip distribution, and proposed arterial highway and local street systems that this traffic study assumes would be in place by the time of occupancy of the site. Project traffic volumes are shown on Exhibit 4-3. 4.2 Existing Plus Project Conditions Traffic Volumes Existing Plus Project Conditions traffic volumes are derived by adding the project traffic volumes shown in Exhibit 4-3 to the existing traffic volumes shown in Exhibit 3-2, Existing Plus Project Conditions traffic volumes are shown in Exhibit 4-4. 4.3 Background Traffic 4.3.1 Method of Projection To assess future conditions, project traffic is combined with existing traffic, area- wide growth, and cumulative projects' traffic. „-n engineering group,Inc. 4-4 For ops i7 c. yt-,ar (20.2 ) conditions, to account for area wide/ambient growth in the study area, an annual growth rate of one percent (1%) has been applied to existing traffic volumes over a throe-year period, as directed by City Staff. 4.3.2 Cumulative Projects Traffic Ir fora ation on future projects in the vicinity of study area has been obtained from the City of Tustin and includes project sin the City of Tustin as well as the City of Santa Ana for inclusion in this analysis and shown in Table 4-3. "Probable future projects" include projects that have been filed with the City bL�t. ,Jll not yet approved or projects that the City reasonably anticipates will be submit`!.;._ ' ill the foreseeable future. Table 4-3 shows the proposed land uses for the nearby cumulative projects proa,ided by City staff. Exhibit 4-5 ,hov,- thy-, IC,c. k!on of the cumulative projects. Table 4-3 also shows the peak hour and daily trip generation for the cumulative projects. Cumulative Projects traffic volumes are shown on Exhibit 4-6. In reality, some of the cumulative projects may be downsized or may not be developed by project opening year (2021). In addition, many of the related projects have been or will be subject to a variety of mitigation measures that will reduce the potential environmental impacts associated with those projects. However, those mitigation measures have not been taken into account in projecting the environmental impact of the related projects. Therefore, the cumulative analyses set forth below are conservative and could result in greater impacts than actually anticipated. Additionally, the analysis utilizes a growth rate of one (1) percent per year for project opening year (2021) conditions, which would already capture and account for most projects in the area. The growth rate methodology is considered conservative since it is applied to all movements of the study intersections, engineering groan.inc. rkengmery 4-5 4.4 Opening Year Without Project Conditions Traffic Volumes Opening Year Without Project Conditions traffic volumes consist of existing traffic volumes and a 3% growth rate (to account for three years of annual growth at 1%) and also the traffic associated with cumulative projects in year 2021 as discussed in Section 4.3.2. Opening Year Without Project Conditions traffic volumes are shown on Exhibit 4-7. 4.5 Opening Year With Project Conditions Traffic Volumes Opening Year With Project Conditions traffic volumes consist of existing traffic volumes and a 3% growth rate (to account for three years of annual growth at M, the traffic associated with cumulative projects in year 2021 as discussed in Section 4.3.2, and also the traffic generated by the proposed project. Opening Year With Project Conditions traffic volumes are shown on Exhibit 4-8, LI F1 El onMoInodso VNp,lnc. 4-6 Exhibit 4- 1 Inbound Project Trip Distribution 20 Edinger Avenue Q° JO 10 \Q� 4� 20 30 10 5 5 15 20 10 60 25 10 55 25 IS 5 25 5 �� 5 " 5 5 Q� aX,� 10 Valencia ve A nue Legend: N 0 = Percent to Zone — = Project Site M 2672-2017-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tustin,CA group, inc. Exhibit 4-2 Outbound Project Trip Distribution J0 20 cc a -z- 0 35 JR o Edinger Avenue F 25 UI 0 15 5 55 30 15 20 l0 30 ' S 45* 55 25 tell -II-,,�G e 5 Valencia Avenue 10 �� 5 a� 4P Legend: J10 = Percent from Zone = Project Site iV 2672-2017-O t engineering SchoolsFirst Federal Credrt Union Traffic Impact Study,City of Tustin,CA group, ince Exhibit 4-3 Project Trafifc Volumes AZ T 4- Edinger Avenue s'Q PG 2 3 coo *--010 I I acro --8111 4 10 t _ 21/52 oro ` l 7 2416--- 10'� 9 i. 55 s Fd. , . g $�°r 1.SR-55 SB Ramps(NS)& �L Edinger Ave.(EW) rG 6 J� �c —8/21 r �� P f--0/0 f-72/18 Valencia Avenue 48012 0/0— 24/6--� `=a 48/12 Legend: N N 10120 =AM/PM Peak Hour Volumes = Project Site 2.Newport Ave.(NS)& 3.Del Arno Ave.(NS)& Edinger Ave.(EW) Edinger Ave.(EW) 4-4/10 ocN '-0,0 ��QO 4--010 �jco� x-010 .1 �. `0/01 I� 0;10 .� 4. f-0/0 4 ,—fl106 410--� '� } 0,'0 4 '1 4/10� '� + 12131 10�//3-• N 0/0-- o 5R0 4110 �*+•� 8121-- Q-5? 48/12 ounce 010 t 2500 4110 �q 4110o 4. Newport Ave_(NS)& 5.Newport Ave.(NS)& 6.Red Hill Ave.(NS)& 7. Red Hill Ave.(NS)& SR-55 NB Ramps(EW) Valencia Ave.(EW) Valencia Ave.(EW) Edinger Ave.(EW) r:33 00 00 �o 83�Q {-�0!©4 Tt f-��3 �/0 --�/6 X12/31 12i3l� 0/0 -- ' 0 b 025 r'4 010- �oZ I 8.Project Dwy. I (NS)& 9.Newport.Ave.(NS)& 10. Del Amo Ave.(NS)& I I Del Amo Ave (NS)& Valencia Ave.(EW) Project Dwy.2(EW) Project Dwy. 3(EW) Project Dory. 4(EW) N 2672-2017-01 - engineering SchoolsF'ust Federal Credit Union Traffic 6mpact Study,City of Tustin,CA group, inC Exhibit 4-4 Existing Plus Project Trafifc Volumes Edinger Avenue 0 I =� c�0 2 0-P 4 3 N 01N r��1T 42 6/1 35 M -- •-411028/120 ( 8 4 10 t2336 39134 �� ! i` 7 1216/1 141 356/280-, � ! m'°C�4 55 ry Ln 1.SR-55 SB Ramps(NS)& Edinger Ave.(EW) -)1,0 6 J¢' 1226//1372 + o` 1288/1380 f-74180 J _ q-3941397 D Va'enCr-a Ave t - 2 nue 999/1254— 967/1217-417--��b 8041406 87/96 "-' Legend: o+ — a 10/20 =AM/PM Peak Hour Volumes M - =Project Site 2. Newport Ave. (NS)& 3.Del Amo Ave.(NS)& Edinger Ave.(EW) Edinger Ave.(EW) _ .o Cf If1 .o N frt — r4 N N LOMO X17/23 ,��, �- 266/893 X124/66 enov 1--1421485 308569 r+-A --1513 ao00 x-299!194 1190/1385 -205/1481.� f-10/10 �, w I� i 91,4 } �2a5!148 -1 r . 226/83 255/57- '� } (~ 6125-� + j` 19/53-J '� f (� 258!423 (" 3 � n -18912 ► 21 0/ 51162--i v+o- 1821,137 , �oo 'raa3a�a Corm N— M � in 4. Newport Ave-(NS)& S.Newport Ave (NS)& 6.Red Hill Ave.(NS)& 7 Red Hill Ave.(NS)& SR-55 NB Ramps(EW) Valencia Ave. (EW) Valencia Ave.(EW) Edinger Ave.(EW) P N 10 v7 r-'1, �o ffo` i 35/134 -010 13 4 U/04- 14/18 y31/162 - 10-05 9 $ f-0/0 17162218 18/70 _ -._ (4,28/1172— 0 014 t er v e N 8. Project Dwy. I (NS)& 9, Newport Ave.(NS)& 10.Del Amo Ave.(NS)& I I. Del Arno Ave.(NS)& Valeneia Ave.(EW) Project Dwy.2(EW) Project Dwy. 3(EM Project Dwy.4(EW) N 2672-2017.01 engineering SchoolsFirst Federal credit Union Traffic Impact Study,City of Tustin,CA group, inc. • ey no a is Lvaq 11 Mel mow 0 t� SCG' , r;• • �. t bi �liC � R all 111111A(l(I , ra ree r *� .40 *46 Pn9 ton gr r im *41 cn 6 ♦ALN s � � �''' �", � a'r� �� 4 v } PR \ Y ° , �^ - �> °4 � � ,' � raw w • i7•' ,'�g �". ♦ ' w ' ' .�.t r, •y, . -yam' �..yw `� "" yrs , �M 1+ t«" Sfl�_Rc'3(1 � �, •��5 ars, -,. 0 Q • o N N N Exhibit 4-6 Cumulative Projects Trafifc 'I plumes r Edinger Avenue s'Q Qac Oe, 3 5x- 5/67� � X658 l 4 10 I � 0i0-s ` 7 56!67-- �± rq 9 010-r oaf 55 l s . 8 1.SR-55 SB Ramps(NS)& Edinger Ave.(EW) ��to � 6 c� c)ao 010 ��Pa 8 /90 Q`Qo •-87i90 f- 4 0 28169 a Valencia Aventie 20123! 010 98/144-► 98,1140 - 41/38- 0 0/0-1 Legend: 10/20 =AM/PM Peak Hour Volumes X = Project Site 2. Newport Ave.(NS)& 3.Del Amo Ave.(NS)& Edinger Ave.(EW) Edinger Ave.(EW) e, r.� M \ rL M ' 0/0 So R- X37117 X144 54 �� - 4/22�Q6� ,1 �y1- r-0i0 f-37/17 (737/0 1! r-66157 l 13114--' 0/0� `� { (' 4/2-- ' *,,!Z p1�0 Baa 51/31 e�rv.,, /15--23/6.1 ^ 0 010 CoQ 0/0-� 122 t'i "-'moo en wry --.CD en O o / e CO 4.Newport Ave.(NS)& 5-Newport Ave.(NS)& 6- Red Hill Ave. (NS)& 7- Red Hill Ave.(NS)& SR-55 NB Ramps(EW) Valencia Ave.(EW) Valencia Ave.(EW) Edinger Ave.(EW) rn rr r++Q � 10/0 +37/17 I�:4-:-0/0 lF 010 Q+�Q 0010 _-__ rr 010-+,'' 513 t t 0/0- 0/0 10 - oo ^o moo` 0/0—V 8.Project Dwy, I (NS)& 9.Newport Ave.(NS)& 10.Del Amo Ave.(NS)& 11.Del Amo Ave.(NS)& Valencia Ave.(EW) Project Dwy.2(EW) Project Dwy_3(EW) Project Dwy.4(EW) N 2672-2017-01 engineering _ SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tustin,CA group, inc. Exhibit 4-7 Opening Year Without Project Conditions T'rafifc Volumes Z_ Edinger Avenue MoN 3 v' { -130/139 71 Ir ._110611282 1l J J l" r 4771402 4 10 40 35� 1284/ I�36y v,� 367/288 v�'oo 9 7 Ln C4 1.SR-55 SB(tamps(NS)& 8 Edinger Ave.(EW) qf-� r14 Ln 6 —134 14824 1414/1512 76/8 .. r ! ;-3601454 P 28/27- �l (� --..-417—' 1 1" b�\ Vale Ave 1078/1420— !094/13 94— -a g Q-Q' 17Ue 845/445-3 40/87--) L@gelid; a'v ao M - 10120 =AM/PM Peak Hour Volumes = Project Site 2 Newport Ave.(NS)& 3 bel Amo Ave.(NS)& E&ngerAve.(EW) Edinger Ave.(EW) Co 100 — X13/13 �$ x-31(/937 N ` 272/122 f,4 X148/505 �+- X337634 r+- '-1513 r--N --333/214 �+ +1215/1443 �. {--10/�0 } f--9/4 � L f-248/169 X299/143 276173 } 3/26 15144- - } 258/410 '� (- 9/899ISa18 76186/30311n�v 195/14 ti� 0/0� 48154- �� 260/253 i nN or, L Cc o.a STN- r-r4 D Nom ..... -rq Ln 4.Newport Ave.(NS)& 5.Newport Ave.(NS)& 6. Red Hill Ave.(NS)& 7.Red Hill Ave.(NS)& SR-55 NB Ramps(EW) Valencia Ave.(EW) Valencia Ave.(EW) Edinger Ave.(EW) rT 1 zf32 33930 {-6/!a33i�1 Zia 4731136! 0,'0 o"o.- Co r, I S.Project Dwy. I (NS)& 9.Newport Ave.(NS)& 10,Del Amo Ave.(NS)& 11.Del Amo Ave. (NS)& Valencia Ave.(EW) Project Dwy.2(EW) Project Dwy. 3(EV) Project Dwy 4(EW) N 2672-2417-01 engineering SchootsF6rst Federal Credit Union Traffic Impact Study.City of Tustin,CA group, inc.. Exhibit 4-8 Opening Year With Project Coditions Traffic Volumes P Edinger Avenue I �00 Pay �a �a 2 O r,oM 3 o o -130/139 r+�+ 1114/1303 I I i L t-498/454 40/35 '� t 1 $ 10 1308/1242-- ou,lo 7 3671288 M� 9 �.at. rn o N �D 55 , 5 Fey. I SR-55 SB Ramps(NS)& 8 Edinger Ave.(EW) `9L� 7� 6 J� N ry ► 112 --1350/1503N7o --1414/1512 sc 76/82 i---432/47747 tiP 1126%1432 ccrn 1094/1394 - moa entre 869/451 r � 88/99 =h ` Legend: a 10/20 =AM/PM Peak Flour Volumes M = Project Site 2. Newport Ave.(NS)& 3 [del Amo Ave.jNS)& Edinger Ave.(ENV) Edinger Ave, (EW) ol 10 app CDN *C1�- ti Qr -rV 3 ti r 5 M1zco y 1513 ��' 345/217 �~� +[481505 1m- �" 4-r=� -3111937 272f122 ° NN - ONS - 1239I 1449 J 1 6 10 � L { 248/169 w -299/143 �_� g14 276/73 '' " �� 6,126 ' 1 ' 19154 '� } (" 270/441--- 19 198/33 �o- 01 - 0000 157/198-t oa,n 777/914- ocov- 243/26� r c 0,'0 -t o^�n 52/64 r4 ON 265;'263- � C'nN N- �- -N- Ln V1 4,Newport Ave (NS)& 5.Newport Ave.(NS)& 6.Red Hill Ave.(NS)& 7.Red Hill Ave,(NS)& SR-55 NB Ramps(EW) Valencia Ave.(EW) Valencia Ave.(EM Edinger Ave.(EW) Nr` Co �14 s y x--116/18 L,M C-31/165 X010 = � --010136 +33$f930 f--18171 1 f-010 yl Iii�--17163 (` I" 0/0-1 f 493/2(7 �+ r^b 0/0-- CO 0/4—} cc M v M e 8.Project Dwy. I (NS)& 9.Newport Ave,(NS)& 10.Del Amo Ave.(NS)& 11.Def Arno Ave.(NS)& Valencia Ave.(EW) Project Dwy.2(EW) Project Dwy.3(EW) Project Dwy.4(EW) N 2672-2017-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study,City of Tustin,CA group, i n TABLE 4-1 Project ITE Trip Generation Rates' AM PM Land Use UnitS2 ITE Code Daily In Out Total In Out Total' General Office TSF 710 1.00 0.16 1.16 0.18. 0.97 1.15 9.74 Walk-In Bank TSF 911 11.72 10.82 22.54 5.34 6.79 12.13 1 121.30 Source:2017 ITE Trip Generation Manual(10th Edition) TSF Thousand Square Feet j:Irktables/RK 13090TB.x& lN:2672-2017-01 Table 4-2 Proposed Project Trip Generation' AM PM Land Use(ITE Code) Quantity UnitS2 Daily In Out Total In Out Total General Office(710) 180.000 TSF 180 29 209 '33 174 207 1,753 Valk-in Bank(911) 5.000 TSF 59 54 113 27 34 61 610 Total 239 1 83 322 60 208 268' 2,363 'Source:20171TE Trip Generation Manual(10th Edition) Z TSF=Thousand Square Feet j:IrktableslRK 13090T13.xlsx 1N.2672-2017-01 § E OR § % 2, § § »f lb FU ( © !R § - © :, § « � " > [7 luƒ \ k- � � - k % n \ } - k i § n ko § CD Dj / K eb ) -_LA \ k \ w Cto 0 vi ta D 0 CD J 3 # � I2 CLJ E( § > \� . § _ to ko / t g co (�D j � § � � \\ 7 is \: B \ # OD ;/ ; (D \ \\ tj D \ c:>- k § 0 � o g \ /� » D M k CU w U3 00 / 0 /` co m _ 2L+ tA o o o \P % 0) k ® k m k R� 2 cr - k � ■ CD (A § Ln .$ 7 P. - 0 g 02 �t £� k CO ¢E to 11 - ?. ƒ . _ CL / \ 7 eD tr # f \ \ � E � ® _ / j W.. 0 § Cr \ / k Table 4-4 ITE Trip Generation Rates for Currently Approved Land Uses' AM PM Land Use Units ITE Code Daily In Out Total In Out Total General Light Industrial TSF 110 0.62 0.08 0.70' 0.08 0.55 0.63 4.96 General Office TSF 710 1.00 0.16 1.16 0.18 0.97 1.15 9.74 High Turnover Sit-Down Restaurant TSF j 932 1 5.47 4.47 9.94 6.06 3.71 9.77 112.18 1 Source:2017 ITE.Trip Generation Manua!(10th Edition) TSF=thousand square feet j:Irktab1es1RK13090TB.x& ' 1N:2672-2017-01 Table 4-5 Planning Areas 7, 9, 11, and 14 Trip Generation of Undeveloped Land Use.Balance' AM PM Land Use(ITE Code) Quantity Un1ts2 Total Daily In Out Total In Out General Light Industrial(110) 4.288 TSF 3 0 3 0 2 2 21 General Office(710) 235.001 TSF 234 38 272 43 227 270 2,289 High Turnover Sit-Down Restaurant(932) 8.000 TSF 44 36 1 80 48 30 1 78 897 Total 281 74 355 91 259 1 350 j 3,207 Source:1017 fTF Trip Generation Manual(10th Edition) TSF=Thousand square feet. jJrktab1es1RK13090T8.x1sx 1N:1672-2017-01 Table 4-6 Proposed Project Net Trip Generation' AM PM Land Use Daily In Out Total In Out Total Proposed Project 239 83 322 60 208 268 2,363 Planning Areas 7, 9, 11,and 14 Trip Generation of Undeveloped -281 _74 -355 -91 -259 -350 -3,207 Land Use Balance Net Trip Generation -42 9 -33 -31 -51 -82 -844 j:1rktab1es1RK13090TB.x& 1N:2672-2017-01 TABLE 4-7 Related Projects Trip Generation' Peak Hour Jurisdiction Trip ion Project Land Use Code Quantity Unitsz AM PM Daily In Out Total In Out Total TAZ l Tustin Pacific Center East Service Station with Convenience Market 945 8 VFP 51 49 100 57 55 112 1,643 TAZ 1 Total 51 49 100 57 55 112 1,643 TAZ 2 Heritage Elementary School Elementary School 520 26 STU 9 8 17 2 2 4 49 Tustin Legacy Magnet School Middle/Jr.High School 522 700 STU 219 187 406 58 61 119 1,491 TAZ 2 Total 228 195 423 60 63 123 1,540 TAZ 3 Tustin The Village at Tustin Legacy Hospital 610 69.569 1 TSF 42 20 62 22 46 68 746 TAZ 3 Total 42 20 62 22 46 68 746 TAZ 4 Tustin Tustin Army Reserve Center General Office 710 35.369 1 TSF 35 6 41 7 34 41 344 TAZ 4 Total 35 6 41 7 34 41 344 TAZ 5 Multifamily Housing(Low-Rise) 220 1,221 DU 129 432 561 431 253 684 8,938 Shopping Center 820 12.900 TSF 8 5 13 24 26 50 487 Santa Ana The Heritage Fast food w(Drive Thru 934 5.500 TSF 113 108 221 93 86 179 2,590 General Office 710 56.000 TSF 56 9 65 10 54 64 545 Shopping Center 820 870.000 I TSF 507 311 818 1,591 1,724 3,315 32,843 Tustin Flight at Tustin Legacy After 10%Trip Reduction 456 1 280 736 1,432 1,552 2,984 29,559 TAZ 5 Total 762 1 834 1,596 1,990 1,971 3,961 42,119 TAZ 6 Multifamily Housing(Low-Rise) 220 161 DU 17 57 74 57 33 90 1,179 Tustin Levity at Tustin Legacy Single Family Homes 210 57 DU 11 32 43 36 21 57 538 TAZ 6 Total 28 89 117 93 54 147 1,717 Cumulative Developments Total Trip Generation 1,146 1,193 2,339 2,229 2,223 4,452 48,109 Cumulative Developments provided by the City of Tustin and the City of Santa Ana. Z TSF=Thousand Square Feet DU=Dwelling Units VFP=Vehicle Fueling Positions a Per the Draft Tustin Legacy Specific Plan Update Traffic Impact Study(Marrh 2016),a 10%trip reduction rate was applied to all projects within Tustin Legacy to account for internal capture. j:lrktabWRK 1309078.x& 1N.2572-2077-01 5.0 MUTCD Traffic Signal Warrant Analysis As noted earlier, the existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. The existing unsignalized study intersection has been evaluated for signalization based on the peak hour warrants and procedures contained in the California Manual on Uniform Traffic Control Devices (CA MUTCD. Table 5-1 summarizes the results of the MUTCD peak hour signal warrant analysis at the Newport Avenue / Project Driveway 2 unsignalized study intersection for the analysis scenarios evaluated as part of this report; detailed MUTCD signal warrant analysis sheets are contained in Appendix C. As shown in Table 5-1, the Newport Avenue / Project Driveway 2 unsignalized study intersection does not satisfy the MUTCD peak hour traffic signal warrants for any of the analysis scenarios evaluated as part of this report. It should be noted for.0yening Year With Pro ect Conditions the intersection is forecast to have 236 vehicles in the hoar- ori the minor street approach and is very close to meettnq the warrants during the PAJ ,Weak hour. With the addition of 21 peak hour trips (hncrease from 236 to 257 vehicles) the intersection would he warranted for a traffic signal during the PM peak hour. Although a traffic signal is not currently warranted, the intersection should continue to be monitored for additional area-wide growth as traffic may warrant a traffic signal in the future. engineering group,Inc. filk.' {Ihli'.�" 5-1 TABLE 5-1 Newport Avenue/ Project Driveway 2 Study Intersection MUTCD'Peak Hour Signal Warrant Analysis Summary Analysis Scenario Peak Hour Signal Warrant Satisfied? AM Peak Hour No Existing Conditions PM Peak Hour No AM Peak Hour No Existing Plus Project Conditions PM Peak Hour No AM Peak Hour No Opening Year Without Project Conditions PM Peak Hour No AM Peak Hour No Opening Year With Project Conditions PM Peak Hour No 1Jrktab1es/RK 13090TB.x& 1N:2631-2017-05 6.0 Traffic Analysis This section provides a discussion on the study intersection peak hour level of service analysis and findings. 6.1 Existing Conditions level of Service Existing Conditions Level of Service (LOS) calculations for the study intersections are shown in Table 6-1 and are based upon manual peak hour turning movement counts compiled for RK in May 2018 and shown in Exhibit 3-2 and the existing geometry shown in Exhibit 3-1 . As shown in Table 6-1, all study area intersections are currently operating at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Existing Conditions. Detailed LOS analysis sheets for Existing Conditions are contained in Appendix D. 6.2 Existing Plus Project Conditions Level of Service Existing Plus Project Conditions Level of Service (LC. `)} kJi the study intersections are shown in Table 6-2 and are based upon the I_l:istiny Plus Project Conditions traffic volumes shown in Exhibit 4-4 and the existing geometry shown in Exhibit 3-1 . As shown in Table 6-2, all study area intersections are forecast to continue to operate at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Existing Plus Project Conditions with the exception of the following study intersection which is forecast to operate at a deficient LOS (LOS E or F): • Newport Avenue/ Project Driveway 2 (PM peak hour only). Based on agency-established thresholds of significance, the proposed project is forecast to result in a significant traffic impact at the above listed intersection for Existing Plus Project Conditions. Detailed LOS analysis sheets for Existing Plus Project Conditions are contained in Appendix E. { d q engineering I _ group,inc. 6-1 As noted earlier, this existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project.. It should be noted, the Newport Avenue approach of this intersection is free flow and the vehicles traveling on Newport Avenue are not impeded or delayed by any stop signs. The intersection's overall delay is 7.6 seconds (equivalent to NCM LOS A for unsignalized conditions). The delay reported in the an-flysis and deficient operation is only related to vehicles approaching the intersection fm,,n the project site driveway and waiting at the stop sign to make a left turn or right turn onto Newport Avenue. Even though there is excessive delay and deficient operation reported for vehicles waiting at the stop sign, as previously shown in Section 5.0 of this report, the traffic volumes approaching from the project site driveway are still not substantial enough to satisfy installation of a traffic signal and the traffic flow on Newport Avenue. Installation of a traffic signal will be required to achipvc operation for the project site driveway approach in this case and mitigate the deficiero Table 6-2 summarizes Existing Plus Project Conditions peak hour LOS of the study intersection assuming implementation of the traffic signal. As shown in Table 6-2, assuming implementation of the traffic signal at this intersection, the impacts are reduced to a level considered less than significant for Existing Plus Project Conditions. 6.3 Opening Year Without Project Conditions Level of Service Opening Year Without Project Conditions Level of Service (LOS) calculations for the study intersections are shown in Table 6-3 and are based upon the Opening Year Without Project Conditions traffic volumes shown in Exhibit 4-7 and the existing geometry shown in Exhibit 3-1 . Opening Year Without Project Conditions does not assume implementation of the improvements identified in the previous sections of this report. IMengineering group.Inc. 6-2 As shown in Table 6-3, all study area intersections are forecast to continue to operate at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Opening Year Without Project Conditions. Detailed LOS analysis sheets for Opening Year Without Project Conditions are contained in Appendix F. 6.4 Opening Year With Project Conditions Level of Service Opening Year With Project Condi i ions Level of Service (LOS) calculations for the study intersections are shown in T ,I_,I ; 4 and are based upon the Opening Year With Project Conditions traffic volumes shove ri in Exhibit 4-8 and the existing geometry shown in Exhibit 3-1 . Opening Year With Project Conditions does not assume implementation of the improvements identified in the previous sections of this report. As shown in Table 6-4, all study area intersections are forecast to continue to operate at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Opening Year With Project Conditions with the exception of the following study intersection which is forecast to operate at a deficient LOS (LOS E or 0- Newport Avenue/ Project Driveway 2 (PM peak hour only). Based on agency-established thresholds of significance, the proposed project is forecast to result in a significant traffic impact at the above listed intersection for Existing Plus Project Conditions. Detailed LOS analysis sheets for Opening Year With Projects Conditions are contained in Appendix G. As noted earlier, this existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. It should be noted, the Newport Avenue approach of this intersection is free flow and the vehicles traveling on Newport Avenue are not impeded or delayed by any stop signs. The MenYm"111`1rU Irma lot rktN1UfUte0r ci}rTa 6-3 intersection's overall delay is 8.7 seconds (equivalent to HCM LOS A for unsignalized conditions). The delay reported in the analysis and deficient operation is only related to vehicles approaching the intersection from the project site driveway and waiting at the stop sign to make a left turn or right turn onto Newport Avenue. Even though there is excessive delay and deficient operation reported for vehicles waiting at the stop sign, as previously shown in Section 5.0 of this report, the traffic volumes approaching from the project site driveway are still not substantial enough to satisfy installation of a traffic signal and the traffic flow on Newport Avenue. Installation of a traffic signal will be required to achieve acceptable operation for the project site driveway approach in this case and mitigate the deficient operation. Table 6-4 summarizes Opening Year With Project Conditions peak hour LOS of the study intersection assuming implementation of the traffic signal. As shown in Table 6-2, assuming implementation of the traffic signal at this intersection, the impact_, 4.w., r?duced to a level considered less than significant for Opening Year With Project Condition 1. IMIL ML rkt:ngmeer coal 6-4 A w H 0 l{7 00 V m In A W N rpo_ rZo a m m rrD O in z N m II Q CL I aao N v o o 4 .07 Ul ;1 0 4 m m aJ I ? 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A 2 T O TL N tl m w T - O O O O N N N h O ?• 2 C G O O O O O O O O In O N r 0 C. 0 G ,n 3» Y+ CD N 3 N O In In o O o lli In 1.11 O Ln _ O 7 cr 1 3 c .► d o o p o 0 0 o o N m 4C ti• R lfl O In In O V V In in V p O C" N LA CL OO O O O O O N O o O O r O o ...� Iv 3 .c. a X y CN W W O W N O w S @ r r+ W o in o 0 0 0 o in in o 0 0 0 nn p m o w M `2 o 0 0 o f O J z a D O o. in o 0 0 0 o in .o V O o 0 6 _� Q. p o O o o N N Y o G ' 0 0 0 o o O o o O o 0 0 '' m °y n II N n N O W Q u n o O o 0 o O [n in In = A 3 a. o 0 0 0 0 o o O r C m 3 O O 0 0 0 o v b u1 u, u, v v �° a `. LA � V � v1 o O O o o N N N N O O O O O O O O O O O O r fC N p v W j N W N ...I S ? G O lf1 O O O In In O In a � C O O O O O N O O O y 3 a c 0 0 0 o en o o v 'n 'v1 o in rt W , , V , , A n d m O co ' -+ l0 N N a r x a m D m D ; ; n v o n 3 s v' 3 A o n, a a o 0 0 0 0 o O O Me 2 5 a, cn iv a a a rn w 14 Ln w Ln Chv m o r 1q � m m m D D D D D m w C AT W Ch N A N �p� a N O bo W ,IS d I1p1 o n fD r T d D 0 0 0 0 0 0 0 0 C = N w i rn o w Ln w o o n o I -Cs 7.0 HCM 95"" Percentile Vehicular (queue Analysis As requested 5y the City of Tustin, the traffic analysis also includes evaluation of the vehicular queuing analysis of the full access project driveways on Newport Avenue, Del Amo Avenue, and Valencia Avenue for on-site and off-site based on opening year conditions The vehicular queue analysis has been prepared for the AM and PM peak hours of the Opening Year Without and With Project scenarios which are the most trip-intensive analysis scenarios evaluated in this report. The Synchro LOS analysis worksheets include the 95" percentile queue lengths in number of vehicles per lane for exclusive turning movements. For lanes with shared movements, the shared queue length has been reported These values have been rounded up to the nearest whole vehicle. Table 7-1 summarizes the results of the HCM 95"' percentile vehicular queueing analysis. As noted earlier, the existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. Hence, the vehicular queues at the southbound approach of the Newport Avenue / Valencia Avenue intersection are of �JIK�nifi, int importance. The analysis evaluates if the queues reach beyond the project clnvi.�VIV. y on Newport Avenue which is proposed to be converted to full access. Currently, the distance between the Newport Avenue / Valencia Avenue intersection and the project access on Newport Avenue which is planned to be converted to full access is approximately 350 feet. As shown in Table 7-1, the vehicular queue for the southbound Newport Avenue approach is forecast to be approximately 250 feet (occurring on the southbound left-turn movement). Hence, based on the 9511 percentile vehicular queue analysis, the southbound vehicular queues of the Newport Avenue approach are forecast to not reach and block the project site access driveway on Newport Avenue. engineering group,Inc. 7-1 As also shown in Table 7-1 , for Opening Year With Project Conditions, all of the evaluated locations are forecast to continue to have adequate storage capacity to accommodate the forecast traffic volumes with the exception of the vehicles exiting the Project Driveway 2 on Newport Avenue which is forecast to experience a vehicular queue of approximately 165 feet during the PM peak hour. However, the identified queue storage deficiency at this location is not expected to adversely impact the public roadway and right-of-way since the vehicles will be queuing on the project site and waiting to exit. engineering group,Inc. 7-2 �n A n p A Zm O Z A z n a 3 z z} 7 c _ m o o 1 c En � `o oo N�C C :E yO h m = N O �D m N C CL m a � �C cxo ? ? o m U3 m m m c m m C o n � � o n io m A 5 a m m wm W W N W mW m fA m w W v+ m m m W W m W W u F7wd a A m 1° 2 rt S n d �` a j Q r N -2j j r S C 3 7 3 C > > O i c ' _ 2 0 c m x :6 1 :6 m _ C u3 gyp' t0 .p• m m C K .Si C .�•. "� .moi R �pa p lO rT. IO J n F a so o rn .yr OAo w ON W IO t, w lN/l N W m 7 G = N I� I� I0 IO ,p I4 IO IO IVB IO IO IV< Im 10 I0 I0 IO IN IO IO m n lD m w j j A N 0 b A O m 0 Ol N W LO W W w dl � m o O 0 A y C 0 C) a z � c 3 Opr CLnA N NcoO+ W N ww W W A N 'w O' AO = m n S m O o o W o O O W O �Nj A m 0 W W ZA O G ^ n V 4 m V d C C i 1 N _• N_ Y S J. rD � 3 � fl N N N kA Q N N V� N N N IF N .F Ili N N F aCS d a L 0 to 1p W O A W N 10 O OI N W W O A C y 7C' W dl W - ma n d �1 G A m d Q u ~ C uA .,C A N W N m A V V w A Ol r N V m O dl C V 7 G m C y O O O A 0 r C F d S O 0 0 0 G Ia W O A V 0 W nwi O T A A C N G y p m M O F G n a F d d y m q cr N Cc F U2 X m [C) R. 0 w o 0 0 0 0 0 0 o A o o ; o o a r Nm0 O V, 0 O 4 O O O O O o V G a A d C X m 8.0 Valencia Avenue Project Access Gate Stacking Analysis As previously noted, the Valencia Avenue project access is planned to be gated with card reader system to allow for entry. A request has been made to evaluate gate queuing at this project access to determine amount of vehicle storage required behind the gate to avoid vehicles from backing onto the public right of way. As requested by the City, RK has utilized the Robert W. Crommelin methodology for determining the potential queuing at this access location. The methodology is based on the volume of vehicles expected to enter the gated access and the hourly service rate which is based on the type of the gated control implemented. A copy of the W. Crommelin methodology is contained in Appendix H. The analysis is haseri on the following.- * ollowing:• Forecast AM peak hog tr ltiC volume of 116 vehicles per hour entering the access for Opening Yea `v"�fi�! }ject Conditions as shown previously in Exhibit 4-8. Forecast PM peak hour traffic volume of 18 vehicles per hour entering the access for Opening Year With Project Conditions as shown previously in Exhibit 4-8. • Crommelin methodolariy ',sign Service Rate of 305 vehicles per hour for a gated access conservatively „_iming a ticket dispenser and sharp turn at entry. 9511 Percentile confidence rate and occurrence probability. Exhibit 8-1 shows the results of the gate stacking analysis. As shown in exhibit 8-1, based on the 95« percentile confidence rate, a storage length of two vehicles is required for vehicles entering the project access on Valencia Avenue. ® �tneerle� arm INC. fkengme,l-r.C.Om 8-1 Exhibit 8- 1 Opening Year With Project Conditions Valencia Avenue Project Access Gate Stacking Analysis RESERVOIR NEEDS VS TRAFFIC INTENSITY z O !t CL +a 1 W �' + + W z ,13- 11100 CK UJ �. ,.•,E Al�k9VA: �.A'k �,^FF},�.� �F�ti,f � -J a:{Yldfi!'^ fC)._i:Y1 n ' :7'_:;i�h S`RI�U�IC'M 2 _r««C. µ,ATE CtO4 E- IPEFRISDJED 61 AN E)PONENT+AL x y _ c - ,all` C Ci: 3 "r�'`N EACi- LME 'c VOIRE Traffic Intensity(Peak Hour Traffic Volume Divided by Service Rate of 305 Vehicles Per Hour) AM 305 = 0.380 PM 305 = 0.059 Number of vehicles expected at the gate = I t I = 2 Vehicles J (95%of the time not exceed) N 2672-2017-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study.City of Tusun,CA group, inc. 9.0 Findings, Recommendations & Conclusions The purpose of this traffic study is to assess the traffic impacts of the proposed SchoolsFirst Federal Credit Union development. 9.1 Proposed Project The proposed Schools First Federal Credit Union project site is currently vacant and is bounded by Del Amo Avenue to the north, existing property to the east, existing property to the south, and Newport Avenue to the west. The project site currently consists of two (2) general office buildings that are part of the SchoolsFirst headquarters and additional vacant land. The proposed project is planned to consist of the following land uses: • 180,000 square feet of General Office and 5,000 square feet of Bank. A second potential 117,957 square feet general office building is planned as a future phase to be located at the southwest corner of Edinger Avenue at Del Amo Avenue. The second site currently consists of a wholesale commercial building currently owned by the client. The building will be removed and replaced with a general office building for the Client's use. The buildout timeline for this building has not yet been determined and the tr6ffic impact study will not analyze the second general office building of the proposed project. Access for the proposed project is planned via the following: • One (1) existing unsignalized full access driveway on Valencia Avenue. This access is planned to be gated with card reader system to allow for entry. • One (1) existing unsignalized right-in/right-out/left-in driveway on Newport Avenue. This access is planned to be converted to a full-access driveway as part of the proposed project. • One (1) unsignalized full access driveway on Del Amo Avenue. An existing driveway to the west of this driveway is currently restricted to right-in/right-out movements based on the pavement striping. However, based on existing traffic counts collected engineering ED group,Inc. «e_,q, 9-1 at this location, a significant number of vehicles are performing left-turn maneuvers in and out of this driveway. The proposed project is reconfiguring the driveway as a fire emergency access. City of Tustin Planning Area 1 1 & Currently Approved Land Uses. The project site is designated as Planning Area 11 and is part of the larger block bound by the Railway, Edinger Avenue, Del Amo Avenue, Newport Avenue, and Valencia Avenue. This block contains the following Planning Areas: • Planning Area 7: Currently approved for 113,300 square feet of office use; • Planning Area 9: Currently approved for 64,500 square feet of R&D/light industrial use; • Planning Area 11 : Currently approved for 132,000 square feet of office and 8,000 square feet of restaurant use; and • Planning Area 14: Currently approved for 119,929 square feet of office use. Based on information provided by City staff, the following land uses are currently constructed in these planning areas: • Planning Area 7: Currently 32,400 square feet of office use constructed, • Planning Area 9: Currently 60,212 square feet of R&D/light industrial use constructed; • Planning Area 1 1 - Currently vacant; and • Planning Area 14: Currently 97,828 square feet of office use constructed. The location of the project site is presented on Exhibit 1 -1 . The site plan is shown on Exhibit 1-2. The project will be evaluated in a single phase and is planned to open in 2021 . m grow Inc. rkvllgWt<•rrrrn 9-2 This traffic study has been prepared in accordance with the traffic study guidelines, requirements, and thresholds of significance for the City of Tustin, the Orange County Congestion Management Program (CMP), and Caltrans. 9.2 Project Trip Generation The proposed project is forecast to generate aF)proximately 2,363 daily trips which include approximately 322 AM peak hour trips ar,t] :inpiaximately 268 PM peak hour trips. When compared to the undeveloped balance of land uses allowed in this block, the proposed project is forecast to generate approximately 844 fewer daily trips which include approximately 33 fewer AM peak hour trips and approximately 82 fewer PM peak hour tri ps. It should be noted the project impact analysis evaluated in this traffic study is based on the project's too generation of 2,363 daily trips 322 AM peak hour trips, and 268_PIV peak hour trips. 9.3 Study Area & Conditions This traffic study has been prepared in accordance with the traffic study guidelines, requirements, and thresholds of significance for the City of Tustin, the Orange County Congestion Management Program (CMP), and Caltrans. This study is prepared in accordance with the scope of work approved by the City of Tustin staff. A copy of the approved scope of work is contained in Appendix A. engineering group,Inc. 9-3 The study area consists of the following intersections: North-South Street East-West Street 1 SR-55 SB RCMID, Fdinger Avenue 2. Newport Avc, uo Edinger Avenue 3. Del Amu Avenue Edinger Avenue 4, Newport Avenue SR-55 NB Rar ips -- Leel Amo Avenue S. Newport Avenue Valencia Avenue 6. Red Hill Avenue Valencia Avenue 7 Red Hill Avenue Edinger Avenue 8 Project Driveway 1 Valencia Avenue 9. Newport Avenue Project Driveway 2 10, Uel Amc Avenue Project Driveway 3 11. Del Amo Avenue Project Driveway 4 The analysis evaluates traffic conditions of the study intersections for the following scenarios in accordance with the City of Tustin and Orange County and the approved scope of work contained in Appendix A: • Existing Conditions (AM & PM peak hour); • Forecast Existing Plus Project Conditions (AM & PM peak hour); • Opening Year Without Project Conditions: Existing Plus Ambient Growth Pius Cumulative Project (EAC) Conditions (AM & PM peak hour); and • Opening Year With Project Conditions: Existing Plus Ambient Growth Plus Cumulative Projects With Project (ERCP) Conditions (AM & PM peak hour). As requested by the City of Tustin, the traffic analysis also includes evaluation of the vehicular queuing analysis of the full access project driveways on Newport Avenue, Del Amo Avenue, and Valencia Avenue for on-site and off-site based on opening year conditions ® Engineering group.Inc. 9-4 9.4 Peak Hour Signal Warrant Analysis Summar As noted earlier, the existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. The existing unsignalized study intersection has been evaluated for signalization based on the peak hour warrants and procedures contained in the California Manual on Uniform Traffic Control Devices (CA A,71,'./(-a), The Newport Avenue / Project ), away 2 unsignalized study intersection does not satisfy the MUTCD peak hour traffic s j! warrants for any of the analysis scenarios evaluated as part of this report. It should fi(- r?cued for Opening Year With Project Conditions, the intersection is forecast to have 230 vehicles in the hour on the miner street approach and is very close to meeting the warrair is during the PM peas hour. Wiih the addition of 21 peak hour trips 6ncrea5e from 3G Co 257 vehicles) theintersection wo��1d be warranted for a traffic signal during the PM peak hour. Although a traffic signal is not currently warranted, the intersection should o i 'C t.�e monitored for additional area-wide growth as traffic may warrant a traffic w :!)e future. 9.5 LOS Analysis & Significant_Impact Summarx Existing Conditfon.� All study area intersections are currently operating at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Existing Conditions, Existing Plus Pro,Lect Conditions: All study area intersections are forecast to continue to operate at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Existing Plus Project Conditions with the exception MIIIIIIIIIIIIIINEW grmw k e'llti,fw,e rcrr� 9-5 of the following study intersection which is forecast to operate at a deficient LOS (LOS E or F): Newport Avenue/ Project Driveway 2 (PM peak hour only). Based on agency-established thresholds of significance, the proposed project is forecast to result in a significant traffic impact at the above listed intersection for Existing Plus Project Conditions. As noted earlier, this existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. It should be noted, the Newport Avenue approach of this intersection is free flow and the vehicles traveling on Newport Avenue are not impeded or delayed by any stop signs. The intersection's overall delay is 7,6 seconds (equivalent to HCM LOS A for unsignalized conditions). The delay reo )�-ted in the analysis and deficient operation is only related to vehicles approachirta the intersection from the project site driveway and waiting at the stop sign to make a left turn or right turn onto Newport Avenue. Even though there is excessive delay and deficient operation repro i-d for vehicles waiting at the stop sign, as previously shown in Section 5.0 of this r-epurt, the traffic volumes approaching from the project site driveway are still not substantial enough to satisfy installation of a traffic signal and the traffic flow on Newport Avenue. Installation of a traffic signal will be required to achieve acceptable operation for the project site driveway approach in this case and mitigate the deficient operation Assuming implerr wntation of the traffic signal at this intersection, the impacts are reduced to a level considerer; I Than significant for Existing Plus Project Conditions. Opening Year Without Pro ect Conditions: All study area intersections are forecast to continue to operate at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Opening Year Without Project Conditions. IM "W dal r k rt�mrr�f^�cr.�rr 9-6 Opening Year With Project Conditions: All study area intersections are forecast to continue to operate at an acceptable level of service (LOS E or better for CMP intersections and LOS D or better for all other intersections) during the peak hours for Opening Year With Project Conditions with the exception of the following study intersection which is forecast to operate at a deficient LOS (LOS E or F): • Newport Avenue/ Project Driveway 2 (PM peak hour only). Based on agency-established thresholds of significance, the proposed project is forecast to result in a significant traffic impact at the above listed intersection for Existing Plus Project Conditions. As noted earlier, this existing unsignalized right-in/right-out/left-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. It should be noted, the New;m- 1 n.`' rue approach of this intersection is free flow and the vehicles traveling on Wwpo r °.. i _ r, are not impeded or delayed by any stop signs. The Intersection's ov r ,ll ci lily . >- 7 seconds (equivalent to HCM LOS A for unsignalized conditions). The delay reported in the analysis and deficient operation is only related to vehicles approaching the intersection from the project site driveway and waiting at the stop sign to make a left turn or right turn onto Newport Avenue. Even though there is excessive delay and deficient operation reported for vehicles waiting at the stop sign, as previously shown in Section 5.0 of this report, the traffic volumes approaching from the project site driveway are stili not substantial enough to satisfy installation of a traffic signal and the traffic flow on Newport Avenue. Installation of a traffic signal will be required to achieve acceptable operation for the project site driveway approach in this case and mitigate the deficient operation. Assuming implementation of the traffic signal at this intersection, the impacts are reduced to a level considered less than significant for Opening Year With Project Conditions. ® engineering group,Inc. 9-7 9.6 HCM 95" Percentile Vehicular Queue Analysis Summary As requested by the City of Tustin, the traffic analysis also includes evaluation of the vehicular queuing analysis of the full access project driveways on Newport Avenue, Del Amo Avenue, and Valencia Avenue for on-site and off-site based on opening year conditions The vehicular queue analysis has been prepared for the AM and PM peak hours of the O c,ning Year Without and With Project scenarios which are the most trip-intensive analysis sc(,narios evaluated in this report. The Synchro LOS analysis worksheets include the 951h percentile queue lengths in number of vehicles per lane for exclusive turning movements. For lanes with shared movements, the shared queue length has been reported. These values have been rounded up to the nearest whole vehicle, As noted earlier, the existing unsignalized right-in/right-ouVIeft-in driveway on Newport Avenue is planned to be converted to a full-access driveway as part of the proposed project. Hence, the vehicular queues at the southbound approach of the Newport Avenue / Valencia Avenue intersection are of significant importance. The analysis evaluates if the queues reach beyond the project driveway on Newport Avenue which is proposed to be converted to full access. Currently, the distance between the Newport Avenue / Valencia Avenue intersection and the project access on Newport Avenue which is planned to be converted to full access is approximately 350 feet. For Opening Year With Project Conditions, the vehicular queue for the southbound Newport Avenue approach is forecast to be approximately 250 feet (occurring on the southbound left-turn movement). Hence, based on the 95" percer; le vehicular queue analysis, the southbound vehicular queues of the Newport Avenue al proach are forecast to not reach and block the project site access driveway on Newport A% tynue. IM0101 9ft Ifew 11M rkx;r�yEr��cr.CUm 9-8 9.7 Valencia Avenue Proiect Access Gate Stacking Analysis Summary As previously noted, the Valencia Avenue project access is planned to be gated �,vith card reader system to allow for entry. A request has been made to evaluate gate queuing at this project access to determine amount of vehicle storage required behind the date to avoid vehicles from backing onto the public right of way. As requested by the City, RK has utilized the Robert W. Crommelin methodology for determining the potential queuing at this access location. The methodology is based on the volume of vehicles expected to enter the gated access and the hourly service rate which is based on the type of the gated control implemented. A copy of the W. Crommelin methodology is contained in Appendix H. The analysis is based on the following: • Forecast ANF peak hour traffic volume of 116 vehicles per hour entering the access for Opening Year With Project Conditions as shown previously in Exhibit 4-8. Forecast PM peak hour traffic volume of 18 vehicles per hour entering the access for Opening Year With Project Conditions as shown previously in Exhibit 4-8. Crommelin methodology Design Service Rate of 305 vehicles per hour for a gated access conservatively assum;ng a ticket dispenser and sharp turn at entry. 95`h Percentile confidence rate and occurrence probabiiity Exhibit 8-1 shows the results of the gate stacking analysis. As shown in exhibit 8-1, based on the 95" percentile confidence rate, a storage length of two vehicles is required for vehicles entering the project access on Valencia Avenue. IMIengineering group,inc. 9-9 9.8 Site Access Recommendations I. Ensure adequate sight distance is provided at each project access location per the City of Tustin. Sight distance at all project access points should be reviewed with respect to City of Tustin sight distance standards at the time of preparation of final grading, landscape, and street improvement plans. II. Provide appropriate signage and pavement markings at the project site driveways, including stop bars and stop signs and restrict project access through clear signage and other means as follows: • One right-in/right-out unsignall.-ed driveway on Valencia Avenue serving inbound and outbound vehicular ;i,Jflc Wtoject Driveway 1); • One full access unsignalized driveway on Newport Avenue serving inbound and outbound vehicular traffic (Project Driveway 2); • One right-in/right-out unsignalized driveway on Del Amo Avenue serving as a fire access (Project Driveway 3); and • One full access unsignalized driveway along Del Amo Avenue serving inbound and outbound vehicular traffic (Project Driveway 4). 9.9 Area-Wide Recommendations I. As part of the proposed project, the existing right-in/right-out/left-in driveway at the intersection of Newport Avenue at Project Driveway 2 is planned to be converted into a full access driveway. Although a traffic signal is not currently warranted, the intersection should continue to be monitored for additional area-wide growth as traffic may warrant a traffic signal in the future. A summary of identified mitigation measures and recommendations is included in Exhibit 9-1 . engineering group,inc. rkenglnr, 9-10 Exhibit 9- 1 Recommendations r - Feil� r� ;.. � ^� r-4• -r#✓ 3 �"' i"" �'11L�ljjlljl,{J.1L,"`_1..�_-�___�:. ""':L;�,_ i' '• 1. ,r . - �+., -� - - r, Site Access Recommendations Area-Wide Recommendations I. Ensure adequate sight distance is provided at each I As part of the proposed project, the existing project access location per the City of Tustin. Sight right-in/right-out/left-in driveway at the distance at all project access points should be intersection of Newport Avenue at Project reviewed with respect to City of Tustin sight distance Driveway 2 is planned to be converted into a full standards at the time of preparation of final grading, access driveway. Although a traffic signal is not landscape, and street improvement plans. currently warranted,the intersection should continue to be monitored for additional li. Provide appropriate signage and pavement markings area-wide growth as traffic may warrant a traffic at the project site driveways, including stop bars and signal in the future stop signs and restrict project access through clear signage and other means as follows; • One right-Wright-out unsignalized driveway on Valencia Avenue serving inbound and outbound vehicular traffic(Project Driveway 1); • one full access unsignalized driveway on Newport Avenue serving inbound and outbound vehicular traffic(Project Driveway Z). • One right-in/right-out unsignalized driveway on Del Amo Avenue serving as a fire access(Project Driveway 3).and Legend: • One full access unsignalized driveway along Del Amo Avenue serving inbound and outbound Q = Project Driveway Location vehicular traffic(Project Driveway 4). T = Install Stop Bar,Stop Legend,and Stop Sign ti,/ 2672-2017-01 engineering SchoolsFirst Federal Credit Union Traffic Impact Study.City of Tustin.CA group, inC. ATTACHMENT E RESOLUTION NO. 4380, EXHIBIT C CONDITIONS OF APPROVAL RESOLUTION NO. 4380, EXHIBIT C CONDITIONS OF APPROVAL DEVELOPMENT AGREEMENT (DA) 2018-00001, CONCEPT PLAN (CP) 2018-00001, LOT LINE ADJUSTMENT (LLA) 2018-00003, DESIGN REVIEW (DR) 2018-00023, CONDITIONAL USE PERMIT (CUP) 2018-00015 PRIMARY ADDRESS: 15332 NEWPORT AVENUE SECONDARY ADDRESSES: 15442 NEWPORT AVENUE, 15222 DEL AMO AVENUE, 1200 EDINGER AVENUE AND PARCEL 6 OF PARCEL MAP 2010-127 (APN 430-251-28) GENERAL ' (1) 1.1 The proposed use shall substantially conform with the submitted plans for the project date stamped on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code (TCC) and other applicable codes. (1) 1.2 This approval shall become null and void unless substantial construction is underway within twelve (12) months of the date of this Exhibit unless a longer period is authorized by Development Agreement 2018-00001. All time extensions may be considered by the Community Development Director if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions .contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Development Agreement (DA) 2018-00001, Lot Line Adjustment (LLA) 2018-00003, Concept Plan (CP) 2018-00001, Design Review (DR) 2018- 00023 and Conditional Use Permit (CUP) 2018-00015 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES ' (3) BUILDING CODE (7) PCICC POLICY (4) DESIGN REVIEW "' EXCEPTION Resolution No.4380—Exhibit C Page 2 (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 If in the future the City's Community Development Director, Police Chief, and/or Public Works Department determine that a parking and/or traffic problem exists on the site or in the vicinity as a result of the facility, the Community Development Director, Police Chief, and/or Public Works Department may require that the applicant prepare a parking demand analysis :and/or traffic study and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic problem, the applicant shall be required to provide measures to be reviewed and approved by the Community Development Department, Police Chief, and/or Public Works Department. Said measures may include, but are not limited to, the following: a. Implement staggered work hours. b. Provide additional parking. c. Implement traffic control measures. (1) 1.8 As a condition of approval of DA-2018-00001, LLA-2018-00003, CP-2018-00001, DR-2018-00023 and CUP-2018-00015, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers,. employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers,agents,and employees,which seeks to attack, set aside, challenge, void, or annul an approval 'of the City Council, the Planning Commission, or any other decision-making body, including staff, conceming this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action.The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. *** 1.9 This approval shall become null and void if the associated Disposition and Development Agreement is not approved and executed. *** 1.10 The applicant shall comply with executed DA-2018-00001 and associated Disposition and Development Agreement. ARCHITECTURE AND SITE DESIGN (2), 2.1 The project site is allowed a maximum development capacity of 451,715 square (4) feet of building floor area in accordance with the development capacity for Planning Areas 7, 9, 11 and 14 as determined in the Pacific Center East Specific Plan. The project site shall not exceed the development capacity Resolution No.4380--Exhibit C Page 3 unless required revisions, amendments, analyses are conducted and City approvals are obtained. (1) 2.2 Project materials shall substantially comply with those identified in the approved plans (as such plans may be modified pursuant to the Conditions of Approval). Additional color and material samples may be requested by City staff at the time of plan check. Substitutions to the approved materials may occur subject to the approval of the Community Development Director. Enhancements to the architectural detailing may be required at the time of plan check based on the proposed materials. (1) 2.3 All roof access shall be provided from inside the building. (1), 2.4 No exterior downspouts shall be permitted. All roof drainage shall utilize interior (4) piping and may have exterior outlets into landscape areas at the base of the building and/or vehicular areas at the curb face. Alternative design and locations shall be subject to review and approval of the Community Development Department. Any roof scuppers shall be installed with a special lip devise so that overflow drainage will not stain the walls. (4) 2.5 All exposed metal flashing or trim shall be painted to match the building. (4) 2.6 All rooftop mounted equipment shall be installed so as not to'be visible from the public right-of-way and parking lot areas and in accordance with approved plans. No rooftop mounted equipment shall be visible from public view. Compliance with this condition shall be verified at plan check and at field inspection. (4) 2.7 Backflow devices and double detector checks shall be painted to match surrounding landscaping 'when in planters or painted to match the building when located adjacent to buildings. Landscaping shall be utilized to screen the . devices where possible. (1), 2.8 Utility meters located outside of the building shall be screened with landscaping (4) to the greatest extent possible. Electrical transformers shall be in areas with room for landscape screening to be planted outside the required access space. (1) 2.9 No outdoor storage shall be permitted except as approved by the Community Development Director. (1) 2.10 Dual use loading area/parking spaces shall have signage indicating the time periods in which the area is reserved for loading and unloading, and parking is prohibited. 2.11 Freestanding walls and fencing shall be treated with graffiti-resistant coating. Resolution No. 4380—Exhibit C Page 4 MASTER SIGN PLAN (4) 3.1 The applicant shall submit a master sign plan that addresses center identification, business identification and wayfinding for the project that is in accordance with the PCESP and/or the TCC. Said plan shall be designed in accordance with both documents and shall be subject to the review and approval of the Director of Community Development and/or Planning Commission. The Director of Community Development may approve modifications to the master sign plan that are consistent with the intent of the Tustin City Sign Code. Such modifications shall be accompanied with findings to support said decision. (1) 3.2 A sign permit shall be applied for and obtained from the Community Development Department prior to constructing, erecting, altering, replacing, moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. (1) 3.3 All signs shall conform to the approved Master Sign-Plan and revert to the City of Tustin Sign Code for any issues that remain silent in said Plan. (1) 3.4 All signs shall be structurally safe and maintained in good condition at all times. The Community Development Director shall have the authority to order repair, replacement, or removal of any signs which constitute a hazard or nuisance to the safety, health, or public welfare by reason of inadequate maintenance, dilapidation, or obsolescence. (1), 3.5 All signs shall be constructed of a non-corrosive, rust-resistant finish so as not (4) to degrade in adverse weather conditions. (1) 3.6 The locations for any signs shall comply with the City of Tustin Guidelines for Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. At plan check submittal, all signs shall be clearly identified on pians as to the exact locations. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. LANDSCAPE / HARDSCAPE (1), 4.1 Landscaping design shall comply with the Tustin City Code, Water Efficient (6) Landscape Ordinance and Pacific Center East Specific Plan. Resolution No.4380—Exhibit C Page 5 (1), 4.2 At plan check, the applicant shall provide complete detailed landscaping and (6) irrigation plans for all landscaping areas consistent with adopted City of Tustin Landscaping requirements. The plans shall include the following: a. Include a summary table identifying plant and hardscape materials. The plant table shall list botanical and common names, plant symbol legend, sizes, spacing, location, and quantity of the plant materials proposed. b. Show planting and berming details, soil preparation, staking, etc. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment must be provided. c. Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. d. Trees shall be minimum 24-inch box sized trees. Trees in the landscape setbacks adjacent to public rights-of-way shall be provided in a variety of sizes to ensure initial maturity along project perimeter. e. Shrubs shall be a minimum of five (5) gallon size and be placed a maximum of five (5) feet on center. Other sizes and spacing may be permitted subject to approval of the Community Development Department. f. Ground cover shall be planted eight (8) to twelve (12) inches on center, or as approved by the Community Development Department. g. Equipment areas shall be screened with walls, vines, and/or trees, subject to review and approval of the Community Development Department. h. Tree planter details including material, color and design, are subject to review and approval by Community Development Department. (6) 4.3 The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. (1), 4.4 The landscape plans shall note that coverage of landscaping and irrigation (6) materials is subject to inspection at project completion by the Community Development Department. (1), 4.5 All plant materials shall be installed in a healthy vigorous condition typical,to (6) the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. (6) 4.6 Root barriers shall be installed as needed in areas where trees are planted in close proximity to hardscape and/or structures. Resolution No. 4380— Exhibit C Page 6 JOINT-USE PARKING (1) 5.1 A minimum of 1,407 parking spaces within the project area (bounded by Valencia Avenue, Newport Avenue, Del Amo Avenue, Edinger Avenue and BNSF Railroad right-of-way) shall be maintained at all times. Any reduction of on-site parking, change of tenant spaces/uses, modification of parking lot and/or circulation shall be reviewed and approved by the Community Development Department. *** 5.2 Surface parking spaces shall have minimum dimensions of nine (9) feet wide by nineteen (19) feet long, including maximum two (2) feet overhang. Parking spaces within the parking structure shall have minimum dimensions of nine (9) feet wide by eighteen (18) feet'long. (1) 5.3 Prior to issuance of permits, a recorded reciprocal access and parking agreement shall be drawn to the satisfaction of the City Attorney and Community Development Director and executed by all property owners prior to final inspection. The agreement shall be recorded on all parcels subject to the agreement. *** 5.4 Vehicles queuing to enter the gated parking lot areas shall not result in vehicle queuing in the public right-of-ways. If peak times result in queuing impacts to the public right-of-ways, the applicant shall keep gates open to mitigate the impact during peak times. (5) 5.5 Prior to final inspection, the applicant shall submit a parking management plan that addresses parking lot access, security, visitor parking, and retail bank branch parking. (1) 5.6 CUP-2018-00015 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance with CUP-2018- 00015, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the CUP. (2), 5.7 Prior to building final, the applicant shall submit a Transportation Demand (5) Management (TDM) plan for review and approval by Public Works Department. IMPROVEMENTS AND USE RESTRICTIONS FOR 1200 EDINGER AVENUE ** 6.1 The building located at 1200 Edinger Avenue is currently used as a storage facility with ancillary offices and is a legal nonconforming use. Any vacancies of the Resolution No.4380--Exhibit C Page 7 building shall trigger the requirement for a conforming use pursuant to the Pacific Center East Specific Plan. (5) 6.2 The applicant, tenant and/or property owner shall be prohibited from subleasing the property to a Specific Plan nonconforming use. Any subleases shall be a Specific Plan conforming use. 6.3 Proposals to redevelop the property shall be designed to comply with applicable City, State and federal requirements at the time of entitlement application submittal, permit application submittal and/or permit issuance. (5) 6.4 Landscaping on 1200 Edinger Avenue shall be installed within three (3) years of the Effective Date of DA-2018-00001. Landscaping shall consist of above ground planters on Del Amo Avenue and in-ground landscaping along Edinger Avenue. (5) 6.5 The building shall be painted and improved in accordance with DA-2018-00001 within three (3) years of the Effective Date of the DA. The paint scheme and colors shall be reviewed and approved by the Community Development Department prior to implementing improvements. PLAN SUBMITTAL (1), 7.1 At the time of building or encroachment permit application, the plans shall comply (3) with the latest edition of the codes, City Ordinances, State, Federal laws, and regulations as adopted'by the City Council of the City of Tustin. (1), 7.2 All architectural, mechanical, electrical, plumbing and structural plans shall be (3) submitted as one package at time of permit application submittal. Six (6) sets of plans, two (2) copies of structural calculations, two (2) copies of Title 24 and two (2) copies of soils reports are required. Four (4) copies of grading plans are required. Additionally, provide a copy of grading plans with the building plans for reference. (1) 7.3 Pursuant to the Tustin Security Code, walkway areas shall have minimum 0.25- foot candle illumination and parking surfaces and private drives shall have minimum 1-foot candle illumination. (3) 7.4 Electric Vehicle Charging: [CGBC 5.106.5.3] a. Provide charging space requirements per 5.106.5.3.1 or 5.106.5.3.2. b. Provide amount of spaces per Table 5.106.5.3.3. c. Provide identification per CGBC 5.106.5.3.4. d. Where electric vehicle charging stations (EVCS) are provided, they shall comply with CBC 11 B- 812 and Table 11 B-228.3.2.1. Resolution No.4380--Exhibit C Page 8 (3) 7.5 At plan check submittal, the applicant shall show that the project is in compliance with TCC Section 8104(r) regarding "Emergency responder radio coverage". Prior to issuance of the Certificate of Occupancy, the applicant/developer shall provide evidence that the project is in compliance with TCC Section 8104(r). (3) 7.6 All new structures shall provide adequate radio coverage for City emergency service workers operating on the 800 MHz Countywide Coordinated Communication System. Further, the applicant/owners or tenants shall maintain a reasonable standard of reliable radio communication within their buildings and structures once a certificate of occupancy is issued or a final inspection is conducted. For the purposes of this section, adequate radio coverage shall include those specifications in the City of Tustin Public Safety Radio System Coverage Specifications set forth in Chapter 10, Section 8958 of the TCC, even if the project is exempt from Section 8958 (City of Tustin Public Safety Radio System Coverage Specifications). GRADING AND DRAINAGE (1) 8.1 All private on-site design and construction of improvement work shall be designed and performed in accordance with the applicable portions of the City of Tustin's "Grading Manual" and "Construction Standards for Private Streets,, Storm Drain and On-Site Private Improvements,"except as otherwise approved by the Building Official. Said plans shall include, but not be limited to, the following: a. Curbs and gutters on all streets; b. Sidewalks on all streets, including curb ramps for the physically disabled; all sidewalks, pathways, paseos, and trails shall comply with the provisions of the American with Disabilities Act; c. Drive aprons; d. Signing/striping plan; e. Street lighting; f. Street and drive aisle paving; all drive aisles, and curb return radius shall be consistent with the City's design standards for private street improvements, unless otherwise approved by the Building Official, and all roadway and driveway widths and parking area widths (and lengths where appropriate) shall be dimensioned on the plans; g. Catch basin/storm drain laterals/connections to the public storm drain system with approval of the City of Tustin; h. Domestic water facilities: The domestic water system shall be designed Resolution No.4380—Exhibit C Page 9 and installed to the standards of the City of Tustin. -Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of the water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department; L Sanitary sewer facilities: All sanitary sewer facilities must be submitted as required by the Building Official and East Orange County Water District (EOCWD). These facilities shall be consistent with the standards of the EOCWD; j. Underground utility connections: All utility lines shall be placed underground by the developer; k. Fire hydrants; 1. Telecommunications facilities including, but not limited to, telephone and cable television facilities. Developer is required to coordinate design and construction of cable television facilities with a City-franchised system operator and shall not place an undue burden upon said operator for the provision of these facilities. m. The applicant shall be responsible for connection of the project to public utility systems.The applicant shall provide applicable easements for any new utilities on private property 8.2 At the time of grading and building permit application, the plans shall incorporate recommendations identified in the Geotechnical Investigation report dated May 15, 2017, produced by Sladden Engineering. (1) 8.3 Prior to issuance of a Grading Permit, a final grading plan, prepared by a California Registered Civil Engineer, shall be submitted and approved. The grading plan shall be consistent with the approved site and landscaping plans. (1) 8.4 Prior to issuance of a Grading Permit, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Quality Control Board. (1), 8.5 Prior to issuance of a Grading Permit, a grading bond (on a form acceptable to (5) the City)will be required. The engineer's estimate, which covers the cost of all work shown on the grading plan, including grading, drainage, water, sewer and erosion control, shall be submitted to the City for approval. f Resolution No. 4380—Exhibit C Page 10 (5) 8.6 Preparation of a sedimentation and erosion control plan for all work related to this development shall be required. (1) 8.7 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed fifteen (15) miles per hour. WATER QUALITY MANAGEMENT PLAN (1), 9.1 This development shall comply with all applicable provisions of the City of (5) Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. (1) 9.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments,a Final Water Quality Management Plan (WQMP). The Final WQMP shall identify Low Impact Development(LID)principles and Best Management Practices (BMPs)that will be used on-site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees,etc.), and reference to the location(s) of structural BMPs. (1) 9.3 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and lndemnification"with the County Clerk-Recorder. This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. STREET IMPROVEMENTS (1) 10.1 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 10.2 Prior to issuance of an Encroachment Permit, the applicant shall submit to the Public Works Department 24" x 36" reproducible street improvement plans, as prepared by a California Registered Civil Engineer, for approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction andlor replacement of any missing or damaged public improvements adjacent to this development. (1) 10.3 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, a 24" x 36" construction area traffic control plan, as prepared by a California Registered Traffic Engineer, or Civil Engineer experienced in this Resolution No. 4380--Exhibit C Page 11 type of plan preparation, shall be prepared and submitted to the Public Works Department for approval. (1) 10.4 Current Federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. City of Tustin standards shall apply, unless otherwise approved by the City Engineer. 10.5 The applicant shall be responsible for designing and constructing the following public improvements: TRAFFIC SIGNAL Facility# Description Traffic signal at intersection of Property driveway and 1 Newport Ave. with associated apparatus 2 Left turn pocket on Newport Ave. into Property Double left-turn pocket on Newport Ave. into APN 430-251- 3 23 4 Driveway improvements on APN 430-251-23 Relocation of catch basin on Newport Avenue, installation 5 of new 24" RCP storm drain line Re-design of existing medians on Newport Ave. due to 6 signal and turning enhancements MEDIAN IMPROVEMENTS Facilit # Description Landscaping (incl. irrigation and laterals)of Newport Ave. 7 medians adjacent to Property 2 total Landscaping (incl. irrigation and laterals) of Newport Ave. 8 medians adjacent to APN 430-251-25 2 total Landscaping (incl. irrigation and laterals)of Del Amo Ave. 9 median 1 total SIDEWALK IMPROVEMENTS Facility# Description New sidewalk and landscaping on Newport Avenue from 10 Valencia to Del Amo New sidewalk on Del Amo from Newport Ave to 11 SchoolsFirst d0vewa WATER IMPROVEMENTS Facility# Description Water laterals (domestic and fire)from point of connection 12 in Newport Ave. and Del Amo Ave. to private property. Resolution No. 4380—Exhibit C Page 12 WATER IMPROVEMENT Proposed water improvements must follow the latest City of Tustin Water Standards and the American Water Works Association (AWWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. (1) 11.2 In accordance with the plans, a backflow prevention device is required to protect the public water system from cross connections. a. A double check detector assembly(DCDA)is required and an easement for public utility access purposes shall be dedicated to the City of Tustin. The easement shall start from the public right-of-way up to the DCDA with a minimum distance of five (5) feet all around the DCDA to allow for unobstructed access, inspection, testing, and maintenance. b. The applicant shall provide a backflow prevention device at his or her expense to prevent cross contamination between the buildings' and parking structure's fire sprinkler system and the public water system. c. If the applicant proposes to use a landscape irrigation system, then a separate water meter may be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross- connection with the public water system. (1) 11.3 Any easements for construction and maintenance of public water facilities within private property shall be reviewed and approved by the Public Works Department prior to recordation with the Orange County Clerk-Recorder. The applicant shall submit a legal description and sketch of the area to the Public Works Department for review and approval, as prepared by a California Registered Civil Engineer or California Licensed Land Surveyor. (1) 11.4 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (1) 11.5 The applicant's project is within the East Orange County Water District (EOCWD)service area.A release/approval from the EOCWD shall be obtained prior to receiving water service from the City of Tustin. The applicant shall submit a water permit application to EOCWD and is responsible for all application, connection and other EOCWD fees. (1), 11.6 The adequacy of a proposed water system plan for a proposed development (5) project, including the number, size and distribution of fire hydrants, must be reviewed by the Orange County Fire Authority (OCFA). Plans meeting OCFA fire protection requirements must be stamped and approved by that agency. Resolution No.4380--Exhibit C Page 13 (1) 11.7 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department. SOLID WASTE AND RECYCLING (1) 12.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must 'indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 65 percent of the project waste material or the amount required by the California Green Building Standards Code. b. The applicant will be required to submit a $50.00 application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security deposit in the amount of 5 percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand. The deposit amount will be collected in accordance with the Tustin City Code. c. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 12.2 Facility Solid Waste Collection and Recycling Plan a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling program. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. d. Adequate collection capacity shall be provided to insure that collection frequency shall not exceed four (4) times per week for commercial customers. e. All trash enclosures shall be designed with roof and be able to accommodate at least two (2) 4-yard bins, with at least one (1) bin reserved for recyclable materials. f. Prior to the approval of a site plan or the issuance of a building permit, the Public Works Department shall review and approve the number of trash enclosures required to service the project site. g. Businesses that will be large generators of organic waste such as food scraps, must also have room for a 35-gallon, 60-gallon or 2-cubic yard Resolution No. 4380—Exhibit C Page 14 collection receptacle as part of the State required organics diversion program. NOISE (1) 13.1 All activities, including constfuction-related noise activities, shall comply with the City's Noise Ordinance. (1) 13.2 All rooftop mounted HVAC equipment should be fully shielded or enclosed from the line of site of adjacent residential uses. Shield inglparapet wall should be at. least as high as the equipment. (2) 13.3 The project shall comply with Calgreen Building Standards Code requirements of California Code of Regulations Title 24, ParT 11, Section 5.507.4.1.1: "Buildings exposed to a noise level of 65 dB Leq-1-hr during any hour of operation shall hav&building, addition or alteration exterior wall and roof-ceiling assemblies exposed to the noise source meeting a composite STC rating of at least 45 (or OITC 35), with exterior windows of a minimum STC of 40 (OITC 30)." *** 13.4 Construction vehicles/equipment engine idling time for all trucks to five (5) minutes or less. (1) 13.5 Noise sources associated with construction, repair, remodeling, or grading of any real property must take place between the hours of 7:00 a.m. and 6:00 p.m. Monday through Friday and the hours of 9:00 a.m. and 5:00 p.m. on Saturdays, excluding City observed federal holidays. (1) 13.6 Trucks, vehicles and equipment that are making or are involved with material deliveries, loading or transfer of materials, equipment service, maintenance of any devices or appurtenances to any construction project in the City shall not be operated on or adjacent to said sites outside of the approved hours for construction activity. *** 13.7 No impact pile driving activities shall be allowed on the project site. 13.8 During construction, the contractor shall ensure all construction equipment is equipped with appropriate noise attenuating devises and equipment shall be maintained so that vehicles and their loads are secured from rattling and banging. Idling equipment should be turned off when not in use. *�* 13.9 The contractor shall locate staging area, generators and stationary construction equipment as far from the adjacent office buildings as reasonably feasible. Resolution No.4380-- Exhibit C Page 15 PUBLIC WORKS DEPARTMENT (1) 14.1 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights-of-way; dedication of all required flood control right-of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer(at no cost to the City) and/or other agencies. (5) 14.2 Prior to issuance of a Building Permit(s), the applicant shall provide written approval from the EOCWD for sanitary sewer service connection's. (1) 14.3 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before issuance of a Certificate of Occupancy for the development on any parcel within the project site. (5) 14.4 Construction vehicular/equipment operations shall be scheduled to minimize obstruction of through traffic lanes on Valencia Avenue, Del Amo Avenue and Newport Avenue. POLICE DEPARTMENT 15.1 Prior to final occupancy, the applicant shall provide a security plan to the Police Department for review. ORANGE COUNTY FIRE AUTHORITY (5) 16.1 Prior to issuance of a precise grading permit or a building permit, if a grading permit is not required, the applicant shall submit and obtain approval for the following: a. Fire master plan (service code PR145). b. Temporary fire access (PR150) - if phasing fire access during construction. (5) 16.2 Prior to issuance of a precise grading permit or a building;permit, if a grading permit is not required, the applicant shall submit and obtain approval for the following: a. Gates (service code PR180)—if not included in the fire master plan. b. Underground piping for private hydrants and fire sprinkler systems (service code PR470-PR475). Resolution No.4380—Exhibit C Page 16 c. Architectural (service code PR200-PR208). d. Battery systems (service code PR375) — for UPS or electric carts/cart charging if over 50 gallons aggregate of electrolyte or 1,000 pounds of lithium-ion. e. Storage of flammable/combustible fuel (service code PR300) -- Generator fuel tank, if over sixty(60)gallons. (5) 16.3 Prior to concealing interior construction, the applicant shall submit and obtain approval for the following: a. Fire alarm system (service code PR500-PR520) b. Fire sprinkler system (service code PR420-PR440) c. Standpipe systems (service code PR460) d. Hood and Duct fire extinguishing systems. (5) 16.4 Specific submittal requirements may vary from those listed above depending on actual project conditions identified or present during design development, review, construction, inspection, or occupancy. Standard notes, guidelines, submittal instructions, and other information related to plans reviewed by the OCFA may be found by visiting www.ocfa.org and clicking on "Business 4 Planning & Development Services" in the menu bar at the top of the screen. (5) 16.5 Temporary/Final Occupancy Inspections: Prior to issuance of temporary or final certificate of occupancy, all OCFA inspections shall be completed to the satisfaction of the OCFA inspector and be in substantial compliance with codes and standards applicable to the project and commensurate with the type of occupancy (temporary or final) requested, Inspections shall be scheduled at least five (5) days in advance by calling OCFA Inspection Scheduling at (714) 573-6150. (5) 16.6 Preconstruction Meeting: Before commencement of construction, the applicant or responsible party shall attend a pre-construction meeting with an OCFA inspector. Call OCFA Inspection Scheduling at (714) 573-6150 at least five (5) days in advance to schedule and pay for the pre-construction meeting. (5) 16.7 Lumber-drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on-site. Call OCFA Inspection Scheduling at (714) 573-6150 with the Service Request number of the approved fire master plan at least five days in advance to schedule the lumber drop inspection. Resolution No. 4360— Exhibit C Page 17 COVENANTS CONDITIONS & RESTRICTIONS CC&RS (5) 17.1 All organizational documents for the project including any deed restrictions, covenants, conditions, and restrictions (CC&Rs) shall be submitted to and approved by the Community Development Department, City Attorney's Office, and Special Counsel. Costs for such review shall be borne by the subdivider. The approved CC&Rs shall be recorded with County Recorder's Office prior to issuance of building permits. A copy of the final documents shall be submitted to the Community Development Department within five (5) days of recordation. (5) 17.2 Prior to issuance of Certificate of Occupancy, all organizational documents for the project including any deed restrictions, covenants, conditions, and restrictions shall be submitted to and approved by the Community Development Department and City Attorney's Office. Costs for such review shall be borne by the applicant. CC&Rs shall include but not be limited to the following provisions: a. The City shall be included as a party to the CC&Rs for enforcement purposes of those CC&R provisions in which the City has interest, as reflected in the following provisions. However, the City shall not be obligated to enforce the CC&Rs. b. The requirement that a property owners committee be established. c. Provisions for effective establishment, operation, management, use, repair and maintenance of all common areas and facilities including landscaped areas, walls and fences, and hardscape areas. d. Membership in any Property Owners Committee shall be inseparable from ownership in individual parcels. e. Maintenance standards shall be provided in the CC&Rs. Examples of maintenance standards are shown below: 1. All common area and private landscaping areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris and weeds. All trees and shrubs shall be trimmed so they do not impede pedestrian traffic along the walkways. Trees shall be pruned so they do not intrude into neighboring properties and shall be maintained so they do not have droppings or create other nuisances to neighboring properties. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways and structures. 2. All private roadways, sidewalks and open space areas shall be maintained so that they are safe for users. Significant pavement cracks, pavement distress, excessive slab settlement, abrupt vertical variations and debris on travel ways should be removed or repaired promptly. 3. Common areas and landscape areas shall be maintained in such a manner as to avoid the reasonable determination of a duly authorized official of the City that a public nuisance has been created by the Resolution No. 4380—Exhibit C Page 18 absence of adequate maintenance such as to be detrimental to public health, safety, or general welfare. f. Architectural controls shall be provided and may include, but not be limited to, provisions regulating exterior finishes, roof materials, fences and walls, accessory structures such as mechanical equipment, television and radio antenna, and signs, consistent with the TCC and PCESP zoning district. g. Property Owners Committee approval of exterior improvements requiring a building permit shall be obtained priorto requesting a building permit from the City of Tustin Community Development Department. All plans for exterior improvements shall conform to requirements set forth by the City and.the CC&Rs. h. In order to achieve the appropriate balance of harmonious and diverse design within the project, all plans for exterior improvements shall conform to requirements set forth by the City and the CC&Rs. The CC&Rs shall provide for an adequate means of ensuring compliance with this requirement, such as, by way of example only, property owner association approval of exterior improvements prior to requesting a building permit from the Community Development Department. i. All utility services serving the site shall be installed and maintained underground. j. The Association shall be responsible for establishing procedures for providing entry gate access to the public utilities for maintenance of their facilities within the project area, subject to those agencies' approval. k. No amendment to alter, modify, terminate or change the Committee's obligation to maintain the common areas and the project perimeter wall (include if the wall is located on private property) or other CC&R provisions in which the City has an interest, as noted above, or to alter, modify, terminate or change the City's right to enforce maintenance of the common areas and maintenance of the project perimeter wall, shall be permitted without the prior written approval of the City of Tustin Community Development Department. I. Provisions for effective establishment, operation, management, use, repair, and maintenance of all common areas and facilities including buildings and amenities, trash enclosures, landscaped areas, walls and fences, private drives and walkways, etc. Maintenance standards shall also be provided. m. Provision for a Parking Management Plan to include a "Parking and Circulation Exhibit" shall be made part of the CC&Rs and shall be enforced by the property owners association. In addition to the exhibit, provisions regarding parking shall be included in the CC&Rs, including the following: 1. The continued availability of the minimum 1,407 parking spaces designated for common use and the availability of reciprocal access easements ensuring access to the public rights-of-way. Resolution No. 4380—Exhibit C Page 19 2. Permanent reciprocal parking, reciprocal access and parking enforcement. 3. Parking controls shall be provided and may include,but not be limited to, provisions regulating vehicle and truck deliveries, vehicle and truck parking, shared parking, loading areas, etc. 4. Assigned and unassigned parking spaces shall be permanently maintained in locations shown on the"Parking and Circulation Exhibit." n. The property association shall be required to file the names, addresses, and telephone numbers of at least one member of the property association Board and, where applicable, a manager of the project before January 1st of each year with the Community Development Department for the purpose of contacting the association in the case of emergency or in those cases where the City has an interest in CC&R violations. (1) 17.3 All common area landscaping and private areas visible from any public way shall be properly maintained such that they are evenly cut, evenly edged, free of bare or brown spots, debris, and weeds. All trees and shrubs shall be trimmed so they do not impede vehicular or pedestrian traffic. All trees shall also be root pruned to eliminate exposed surface roots and damage to sidewalks, driveways, and structures. *** 17.4 The CC&Rs shall include provisions that reference the property owner obligations to establish and maintain a Water Quality Management Plan (see Conditions 9.1, 9.2 and 9.3) and Transportation Demand Management Plan (see Condition 18.1d). ENVIRONMENTAL MITIGATION (2) 18.1 The applicant and project shall be subject to the following Pacific Center East Draft Environmental Impact Report (August 1990) and Final Environmental Impact Report (November 1990) Mitigation Measures. Mitigation measures from the Final Environmental Impact Report are distinguished in italics: a. ' Section 3.1 -- Land Use Mitigation i. Measure 2: Community Development shall review each site to ensure that it conforms to ensure that it conforms to the approved development standards and land use concepts included in the specific plan. b. Section 3.2—Geology/Soils Mitigation i. Measure 1:• A comprehensive geotechnical and soils investigation shall be performed by any developer on each individual building site to develop preliminary soils engineering Resolution No. 4380—Exhibit C Page 20 design data to be reviewed and approved by the Community Development Department. ii. Measure 2: The Community Development Department shall review grading plans to assure a minimum of 2.0 feet of compact fill soil beneath the bottom of proposed foundations is provided for one- and two-story structures. iii. Measure 3: The Community Development Department shall review building plans to assure that foundation depths of one-to three-story structures are 24 inches below grade due to the expansive soil conditions within the majority of the parcels. The depths of foundations for structures shall be commensurate on the maximum loads generated. iv. Measure 4: The Community Development Department shall require that all foundations include reinforcement, as shall slabs on-grade and concrete flatwork. A bearing value on the order of 2,000 pounds/square foot (with increases as applicable) will be anticipated for proportioning conventional foundation design. V. Measure 6: The Community Development Department shall review the proposed pavement'R'values, if possible, toward the end of grading operations when the upper 2.0 feet of the soil are identified. The reason is due to the variety of soils encountered within the parcels and the possibilities of soils being blended or imported during grading operations. vi. Measure 7: All structures will be developed in accordance with the seismic design provisions of the Uniform Building Code and monitored during plan check .and consideration by the Community Development Department. vii. Measure 8: Prior to issuance of grading permits, any developer shall submit a pesticides/toxicity report acceptable to the Community Development Department which identifies any pesticide "hot spots" and recommends procedures for necessary soil mixing or removal. viii. Measure 9: If any archeological remains are uncovered during excavation or construction, work in the affected area shall be suspended. In such an event, a recognized specialist from an established institution (eg.the UCLA Department of Archeology) shall be hired by the applicant to conduct a survey of the affected area. All actions taken under this measure will be in accordance with Appendix K of the State CEQA Guidelines. c. Section 3.3— Hydrology Mitigation L Measure 2: Final grading shall conform to the drainage concept of the specific plan to ensure that project storm runoff does not exceed the capacity of local storm drain systems. Resolution No. 4380—Exhibit C Page 21 H. Measure 4: Onsite flooding shall be prevented by redirecting the flow to locations with adequate drainage facilities and by pumping during peak events. iii. Measure 6: Soil on graded slopes shall be strengthened by planting in accordance with landscape concept plan presented in the specific plan. Straw,wood chips, or plastic should be used as stabilizing agents in the interim period before the groundcover takes hold. d. Section 3.5—Transportation/Circulation Mitigation; L Measures 3: Each development subject to regulation shall submit a Transportation Demand Management (TDM) program conforming with the California State Air Quality Management District's (AQMD) Regulation 15 to the AQMD and to the City, prepared by a qualified ride-share coordinator. This sets forth the actions employers must take to promote employee participation in a trip reduction and ridesharing program. These programs are intended to reduce emissions from vehicles and to increase the average vehicle ridership (AVR) for commuting between home and the work site. The TDM program shall be carried out by an onsite transportation coordinator who shall have a permanent mailing address, daytime telephone and office within the employment center. Increased AVR may be achieved by various.strategies, of which the following are examples: • Direct financial incentives for ridesharing; • . Establishment of carpool, buspool, or vanpool' programs; • Full or partial subsidization of parking for ridesharing employees; • Full or partial subsidization of carpools, vanpools, buspools, shuttle or use of public transit; • Provisions of an allowance for employees to utilize company-owned fleet vehicles for ridesharing purposes; • Preferential parking for vehicles using ridesharing; • Facility improvements which provide preferential access and/or egress for ridesharing employees; • Facility improvements to encourage use of bicycles (showers, bike racks, etc.); • Active use of a computerized rideshare matching service such as the Orange County Transportation Authority Rideshare program, or an effective in-house rideshare matching service; Resolution No. 4380—Exhibit C Page 22 • Compressed work weeks such as a 4110 or 9180 work schedule where employees work 40 hours in fewer than five days in one week or 80 hours in fewer than ten days in two weeks; • Work hours that facilitate employee ridesharing. • Telecommuting or work at home; • Provisions for the construction and/or placement of a transit waiting shelter, bus shelter, transit stop or bus stop at the public right-of-way on established transit routes adjacent to the project, including granting of any easement necessary to accommodate the shelter; • Provisions for bus or transit turnouts along a bus, tram or transit route; • Before or after work programs such as a meal, exercise, educational, entertainment, and rest facilities. In addition to any AQMD, Regulation XV requirements and prior to issuance of building permits for any phase of a development within the specific plan and generating more than 100 employees, the applicant shall develop a TDM program for the entire development site proposed including any anticipated phasing and submit such plan to the City of Tustin. The TDM must be designed to reduce trips to achieve 1.5 average vehicle ridership (A VR) and may include but is not limited to those measures cited in mitigation measure #3 above. a. Single-phase development projects shall achieve TDM objectives within five years of issuance of any certificate of occupancy. Multi phased projects shall achieve the objectives for each phase within three years of the issuance of any certificate of occupancy. b. An applicant may perform the TDM programs through tenants or lessees in the project. However, agreements that tenants or lessees will so perform shall not relieve applicant or its successors of that duty to perform or require performance. d. An applicant shall submit an annual status report on the TDM program to the City of Tustin beginning a year after the issuance of any certificate of occupancy. The report shall be prepared in the form and format designated by the City of Tustin which must either approve or disapprove the program within 60 days. The TDM Performance Reports shall focus on ridesharing and trip reduction incentives offered by the project and shall consist of a report that. 1) estimates AVR levels attained; 2) verifies that the plan incentives have been offered; Resolution No. 4380—Exhibit C Page 23 3) describes use of those incentives offered by employers; 4) evaluates why the plan did or did not work, and an explanation of why the revised plan is likely to achieve the AVR target levels; and, 5) lists additional incentives which can be reasonably expected to correct deficiencies. In the event that TDM objectives contained in this mitigation measure are not met, the City of Tustin shall notify the property owner (in writing) of failure to comply. !f the TDM performance objectives are not satisfied, the property owner shall either: ' 7) Submit to the city within 30 days of notification by the city a list of TDM measures that will be implemented to meet the TDM objectives within 780 days of written notification by the City of Tustin. At the end of the 780-day period, the property owner shall submit a revised performance report to determine compliance with TDM objectives. No further measures will be necessary if the TDM objectives are met. 2) Should the TDM objectives not be satisfied by the end of the 780-day period, the property owner(s) shall pay a TDM penalty fee to the City of Tustin in an amount determined by the city. Said penalty fee shall be used to improve street capacity through construction of physical improvements to be selected by the City of Tustin from the list of areawide improvements identified in the Pacific Center East Specific Plan E1R. 3) Penalty fee per item number 7) above. e. Appeal of any discussion regarding TDM — Mitigation measures contained herein may be brought forward to the City Council for resolution. e. Section 3.6—Air Quality Mitigation L Measure 1: Upon grading ,plan review, the Community Development Department shall indicate to the developer when construction periods are prohibited. The impact of short-term construction-generated emissions shall be reduced to the extent feasible by the following measures: • Construction-related dust shall be reduced, particularly during the driest summer months, by periodically Resolution No.4380—Exhibit C Page 24 watering and by paving the area proposed for parking as soon as practical. • No grading shall take place when wind velocity in the vicinity exceeds 15 miles per hour. • Grading shall be prohibited during second-stage smog alerts. ii. Measure 2: Development of the project shall comply with all existing SCAQMD rules and regulations. SCAG and AQMD shall monitor compliance. iii. Measure 3: In order to reduce motor vehicle emissions, project employers with over 100 employees shall prepare a TDM program as required by SCAQMD Regulation XV. In addition, all employers with 50-100 employees shall participate in a mandatory TDM after 1995 and may participate in a voluntary TDM program required of the applicant prior to 1995. However, changes in Rule XV may supersede these requirements. Additional TDM mitigations are required in Section 3.5. SCAG and Public Works are responsible for monitoring compliance. iv. Measure 4: As' well as preparation of a TDM program, the following measures shall be implemented in accordance with SCAQMD Regulation XV to reduce motor vehicles emissions. • Preferential parking for vanpools in parking structures. V. Measure 7. The applicant shall operate street sweepers on paved roads adjacent to the site, based on guidelines provided by Public Works. vi. Measure 8. Construction parking shall be contiguous to minimize traffic interference. f. Section 3.7--Acoustic Environment Mitigation 1. Measure 1: Construction and demolition activities will take place only during the hours and at the levels specified in the City of Tustin Noise Ordinance. Construction equipment servicing and maintenance will be permitted onsite during these hours provided that such servicing and maintenance is not in close proximity to residential areas. ii. Measure 2: Construction equipment, fixed or mobile, operated within 1,000 feet of a dwelling unit shall be equipped with properly operating and maintained muffler exhaust systems. iii Measure 4: When building permits are submitted, al/ applications shall be reviewed by Community Development for compliance with the most recent John Wayne Airport noise regulation. g. Section 3.8— Public Services Mitigation Measures (as applicable to the current utility provider) Resolution No. 4380—Exhibit C Page 25 i. Police 1: If determined to be necessary by the Tustin Police Department, onsite security personnel will be required. ii. Police 2: The Community Development Department shall assure project design includes requirements of the Uniform Security Code as amended by the City, including provision of proper lighting to reduce darkened areas, adequate building addressing, sensitive review of landscaping to ensure it does not provide dense cover, and buildings which have passive and/or over surveillance opportunities. iii. Fire 1: If uses are proposed onsite which include storage or use of toxic materials, all handling and storage of toxic materials shall comply with Orange County Fire Authority and City regulations for hazardous and toxic materials. Community Development Department and the Orange County Fire Authority shall assure compliance. iv. Fire 2: All development shall be required to comply with all OCFA requirements related to fire flow, installation where required of fire hydrants and compliance with all requirements related to construction. V. Water Services i. Measure 1: Landscaping irrigation systems should be controlled automatically to ensure watering during early morning or evening hours to reduce evaporation losses. ii. Measure 2: Plumbing fixtures to reduce water usage and loss should be utilized (ie., low volume toilet tanks, flow control devices for faucets, etc.) in accordance with Title 24 of the California Administrative Code. iii. Measure 3: Drought-tolerant plants should be incorporated into project design from the plant palette in the specific plan whenever possible. iv. Measure 4: The onsite water system improvements including 12-inch mains in Edinger Avenue and Newport Avenue and fire hydrants, meters and back-flow prevention devices, if required, shall be installed by each development at developer's expense and in conformance with plans and specifications approved by the City of Tustin Water Services Division. vi. Wastewater i. Measure 1: Efforts should be made in cooperation with the City of Tustin and other agencies to reduce flows to the [East Orange County Water District]facilities in order to ensure set discharge limits for biochemical oxygen demand and suspended solids are not exceeded. H. Measure 2: The City will require any developer to pay for any wastewater system improvements necessitated by any proposed development project. Such payment could 1 Resolution No. 4380—Exhibit C Page 28 be subject to reimbursement by other developers benefitting from such improvements. vii. Solid Waste Disposal i. Measure 1: Access for garbage trucks, locating stationary trash compactors in individual buildings in order to minimize waste hauling demand, and providing and maintaining solid waste storage areas in accordance with City of Tustin requirements. H. Measure 2: Project design should provide for recycling containers in close proximity to other refuse containers. iii. Measure 3: Concurrent with review of certificate of occupancy application, tenants occupying more than 50,000 square feet shall file a waste reduction plan with the Public Works Department. iv. Measure 4: Proposed design should include means to reduce waste materials generated during construction (eg., recycling cardboard/paper, recycle or reuse scrap lumber). v. Measure 5: Provisions for trash enclosures for all purposes is required by the specific plan. viii. Natural Gas i. Measure 1: Individual developments should consult with Southern California Gas Company to incorporate energy conserving systems and design features into their projects. ii. Measure 2: Community Development shall review plans to assure all buildings shall comply with standards contained in Title 24 of the California Administrative Code. ix. Electrical Service i. Measure 1: The project developer will be responsible for the construction of any street lighting, underground facilities, or other structures required by the Public Works Department for the project. H. Measure 2: Community Development shall review all plans to assure all structures are designed in accordance with Title 24 of the California Administrative Code. iii. Measure 3: Individual developments should consult with Southern California Edison to incorporate energy conservation measures into the project. X. Telephone Service i. Measure 1: Pacific Bell [or applicable utility provider] shall review plans to assure appropriate easements will be provided for any new telephone facilities required. Resolution No. 4380—Exhibit C Page 27 ii. Measure 2: Service provided will be in accordance with the rules and regulations on file with the Public Utilities Commission. A. Schools: i. Measure 1: Any development is required to participate in funding of school facilities through the existing school facility fee program, or execution of some other voluntary agreement with the school district as a condition of issuance of building permits. The agreement shall be filed with Community Development prior to issuance of building permits. xii. Cable Television i. Measure 1: Cable television franchises shall review plans to assure appropriate easements will be provided for any new cable television facilities required and submitted concurrent with street improvement plans. h. Section 3.9--Aesthetics i. Measure 1: Community Development shall review plans for compliance with the Signage Concept in the specific plan to ensure project lighting is not directed into adjacent residential areas. ii. Measure 4: All mechanical equipment shall be screened. FEES (1) 19.1 Within forty-eight(48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. (1), 19.2 Prior to issuance of building and/or encroachment permits, payment shall be (5) made of all applicable fees, including but not limited to, the following: a. Building and Planning Plan Check and Permit Fees b. Public Works Fees c. Orange County Fire Authority Fees d. East Orange County Water District e. New Development Fees Resolution No.4380—Exhibit C Page 28 f. School District Fees (1), 19.3 Prior to issuance of a Building Permit(s), payment of the most current Major (�) Thoroughfare and Bridge Fees (for the Foothill/Eastern Transportation Corridor Agency (TCA)) to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 15t of each year. (1) 19.4 The applicant shall make the required deposits for plan check and permit issuance in accordance with the City's most recent fee schedule, or as otherwise required by DA-2018-00001. r