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HomeMy WebLinkAboutEPD SOLUTIONS, INC. (ENVIRONMENTAL PLANNING DEVELOPMENT SOLUTIONS, INC.) (5) A-2023-194-03E ID - MAY OR Amezcua ' ' t"`4 s . CITY MANAGER a e e K „ tot Alvaro Nunez MAYOR PRO TEM �Jf�r MAY � � '��?� al w.r' CITY ATTORNEY David Penaloza i•' Sonia R.Carvalho COUNCILMEMBERS f CITY CLERK Phil Bacerra Jennifer L. Hall Johnathan Ryan Hernandez ` ` Jessie Lopez Thai Viet Phan Benjamin Vazquez CITY OF SANTA ANA ra+�G4"�V�ttGl�eu1 �t)z) PLANNING AND BUILDING AGENCY 20 Civic Center Plaza+P.O.Box 1988 Santa Ana,California 92702 www.santa-ana.or4 April 14, 2026 Environment Planning Development Solutions, Inc. 3333 Michelson Drive, Suite 500 Irvine, CA 92612 Re: Specialized On-call Environmental, Technical, and Planning Services for Related California Bristol Specific Plan Project Pursuant to Section I ("Scope of Services") of Agreement No. A-2023-194-03 entered into by EPD Solutions, Inc. ("Consultant") and the City of Santa Ana, dated November 7, 2023, Consultant hereby accepts this Letter Agreement for an assignment for on-call environmental and planning services for the project listed above.Consultant shall provide and complete services by November 7,2028,per the proposal (attached as Exhibit A to this Letter Agreement). Compensation is subject to Section 2 of the Agreement, and the total compensation for this assignment shall not exceed$50,000.00.All other terms and conditions of said Agreement remain unchanged and in full force and effect. If you have any questions regarding this project, please contact Pedro Gomez in the Planning and Building Agency at (714)667-2790 or PGomez cr,santa-ana.org. Sincerely, AIi Pezeshkpour .EPD Solutions, Inc. Executive Director Jeremy Krout Planning& Building Agency President/CEO APPROVED AS TO FORM: Sonia R. Carvalho City Attorney Melissa M.Crosthwaite Senior Assistant City Attorney SANTA ANA CITY COUNCIL Valerie Amezcua David Penaloza Thai Viet Phan Benjamin Vazquez Jessie Lopez Phil Bacerra Johnathan Ryan Hemaadez Mayor Mayor Pro Tam-Ward 6 Ward 1 ward 2 Ward 3 Ward 4 ward 5 yamezcuaQsanla-ana_org dpenalozz sanla-ana,Lg tphannsanta-anaory hyazquezAsaata-ana_arq IessielopeZ(olsanta-aria ora odape"aCalsanla-ana.oro jryanhemandez(&santa-a na.orn. 9 fi,. ,� •:: ;° Statement of Qualifications Specialized On-Call Planning Services ' City of Santa Ana crolen city beyond A SHARED VISION FOR SANTA ANA ,7 3` Submitted by h E P D .� kl .Y ' SOLUTION 5 I N C November 3,2025 Contact SELENA KELAHER, AICP ' - Sr. Project Mananger -" selena@epdsolutions.com 949.794.1180 - 3333 Michelson Drive, Suite 500 Irvine, CA 92612 epdsolutionsxom E I P I U SOLUTIONS,INC WHERE EXPERIENCE AND PASSION MEET . .... November 3, 2025 City of Santa Ana Planning and Building Department Agency 20 Civic Center Plaza Santa Ana, CA 92702 Attn: Pedro Gomez,AICP Email: pgomez@santa-ana.org Phone: (714) 667-2790 Dear Mr. Gomez, EPD Solutions, Inc. (EPD) is pleased to submit this Statement of Qualifications (SOQ) to provide Specialized On-Call Planning Services to the City of Santa Ana.As a locally based firm headquartered in Irvine, EPD brings more than a decade of experience delivering comprehensive planning, entitlement, and environmental services for public agencies across Southern California. We have supported the City of Santa Ana since 2020 under on-call contracts for environmental, technical, and planning services—providing a depth of institutional knowledge that enables seamless continuation of our work with the City. EPD's philosophy of client service is built on readiness, experience, and communication. Our proposed team—Selena Kelaher, AICP (Specialized Planner), Terrance Smalls (Environmental Principal Planner), and Joey Mendoza (Senior Project Coordinator)—offers a balanced blend of municipal planning experience, entitlement management expertise, and environmental compliance capability. To ensure timely project delivery, EPD also maintains a deeper bench of planning specialists who can be readily deployed to support City staff during peak workload periods. EPD's team will ensure and prioritize smooth coordination with City staff, project consistency with the City's Specific Plans and Municipal Code, and efficient project reviews. We understand the City's vision for implementingthe MainPlace(SP-4), Related Bristol(SP-5),and The Village Santa Ana (SP-6) Specific Plans and have direct experience processing entitlements and CEQA documents in the City. EPD's senior project manager, Selena Kelaher, was a Senior Planner with the City and worked on current planning projects. EPD's environmental team prepared the CEQA documents and conducted peer review of the technical studies for both the MainPlace and Related Bristol Specific Plan projects.This hands- on experience allows us to anticipate City needs, align with department priorities, and deliver results that reflect Santa Ana's planning goals. Respectfully, VimAkp' '" Selena Kelaher, AICP Senior Project Manager EPD Solutions, Inc. 3333 Michelson Dr, Suite 500, Irvine, CA 92612 selena@epdsolutions.com 1 (909) 227-7180 ---- ......... Due Diligence Entitlement Environmental Planning Development&Construction Management Policy Planning Technical Services 3333 Michelson Dr.Suite 500 Irvine,CA 92612 949.794.1180 epd@epdsolutions.com EI CE� J SQLUTIUNS,INC WHERE E7(P% A_NCE AND PASSION MEET — -- TABLE OF CONTENTS EPDFirm Profile.................................................................................................................................1 RelevantExperience...........................................................................................................................1 Specific Plan Implementation.................................................................................................................1 Understanding of the City of Santa Ana.................................................................................................2 EntitlementProcessing...........................................................................................................................6 UrbanInfill Development........................................................................................... ....7 CEQACompliance...................................................................................................................................7 Integrated CEQA and Planning Expertise.........................................................................................8 ProjectTeam .....................................................................................................................................8 Selena Kelaher,AICP—Senior Project Manager/Specialized Planner..........................................8 Terrance Smalls — Environmental Principal Planner.......................................................................9 Joey Mendoza —Senior Project Coordinator..................................................................................9 Availability............................................................. ......9 . ........................................................................... Approachto Services..........................................................................................................................9 Project Management and Quality Control...........................................................................................10 Qualifications and On-Call Experience.................................................................................................11 Scopeof Work Alignment.....................................................................................................................12 References.......................................................................................................................................12 EPDSchedule of Fees—Hourly Billing Rates......................................................................................15 AppendixA: Resumes .......................................................................................................................A EPD Solutions, Inc. Page ii E P I D SOL_UT10NS,INC WHERE EXPERIENCE AND PASSION MEET EPD FIRM PROFILE Formed in 2013, EPD Solutions, Inc. (also referred to as Environment Planning Development Solutions, Inc.,or"EPD"for short) is a full-service environmental planning and consultingfirm dedicated to providing services of distinction,quality,and legal merit that optimize value and enhance the communities we serve. EPD has developed a unique breadth of experience in strategically advising municipalities through the environmental compliance process for complex planning and development projects. Our team maintains a strong understanding of current State laws and employs up-to-date practices that leverage existing environmental documents to streamline the approval process for subsequent efforts. Since its founding, EPD has grown from a boutique environmental consulting firm into a multidisciplinary planning and development advisory practice with more than 60 professionals supporting jurisdictions and developers throughout California. Originally established to address a growing demand for legally defensible CEQA documentation, EPD has since expanded into entitlement management, urban planning, and policy advisory services. Over the past decade, EPD has completed hundreds of projects for public agencies statewide, demonstrating consistent growth built on quality, responsiveness, and innovation. EPD's Development Team cohesively integrates land use planning, entitlement processing, and policy development services. We craft strategies and schedules that are specifically aligned with each client's needs—reducing delays, maximizing public input at key milestones, and focusing attention on the most critical issues. Our staff regularly support jurisdictions and clients in the preparation and implementation of Specific Plans and Specific Plan Amendments, General Plans and General Plan Amendments, zoning code updates,and development reviews on behalf of municipalities.This division's strength lies in bridging public agency expectations with private development goals—ensuring projects advance efficiently while maintaining compliance with applicable ordinances, codes, and regulations. Headquartered in Irvine, EPD maintains a strong presence in Orange County, providing on-call environmental, planning, and technical services to the cities of Irvine,Anaheim, Brea,Costa Mesa,Garden Grove, La Habra, Laguna Niguel, Orange, Santa Ana,Tustin, and Yorba Linda and to the County of Orange, Orange Unified School District, and South Orange County Community College District. Our long history of working directly with the City of Santa Ana and its surrounding cities ensures responsiveness and alignment with City standards, staff processes, and community priorities. EPD Solutions Office: 3333 Michelson Dr,Suite 500, Irvine, CA 92612 EPD is proud to be recognized as one of the Orange County Business Journal's Best Places to Work(2024) and NAIOP Commercial Real Estate Development Association's (NAIOP's) 2025 Service Provider of the Year. We are active members of Institute of Transportation Engineers (ITE), Orange County Traffic Engineering Council (OCTEC), Association of Environmental Professionals (AEP), American Planning Association (APA), Building Industry Association of Southern California (BIASoCal), and Urban Land Institute (ULI), with staff contributing to professional education and the evolution of best practices statewide. RELEVANT EXPERIENCE SPECIFIC PLAN IMPLEMENTATION EPD brings extensive experience in providing planning, entitlement, and environmental services across Orange County, with particular strength in supporting mixed-use, residential, infill, and Specific Plan implementation projects. Our team manages entitlement processing, CEQA documentation, and project EPD Solutions, Inc. Page 1 of 15 C D SOLUTIONS,INC WHFPF F1iPFPIFNfF AtIn PA99IM! MEET _____.. __- _ __ .................. review for a range of public and private developments, often serving as an extension of municipal staff. EPD's approach integrates policy understanding, technical analysis, and stakeholder coordination to ensure compliance, transparency, and efficiency. Having been retained by the City to prepare the California Environmental Quality Act (CEQA) analyses for the MainPlace Specific Alan and the Related Bristol Specific Plan, EPD's team has a comprehensive understanding of the proposed actions contemplated in both plans and can readily leverage this institutional knowledge to continue supporting the City in reviewing proposed implementation projects. We discuss this institutional knowledge in more detail in the following sections. UNDERSTANDING OF THE CITY OF SANTA ANA EPD has conducted a detailed review of the City's adopted Specific Plans—MainPlace, Related Bristol,and The Village Santa Ana—each representing a strategic opportunity for sustainable, mixed-use redevelopment.Together,these plans are expected to generate incremental development over the next 0-20 years.Theirsuccessful implementation will require consistent interpretation, policy application,and technical review. • MainPlace Specific Plan (SP-4): Focuses on mixed-use infill, adaptive reuse, and pedestrian connectivity. Located at the MainPlace Mall site, this plan envisions a long-term transformation from an auto- oriented regional shopping center to a mixed-use urban village featuring residential, commercial, and entertainment uses. The plan emphasizes walkability, internal circulation, and integration with adjacent transit corridors. EPD understands the importance of adaptive reuse, phased redevelopment, and maintaining flexibility as retail demand evolves. EPD's team is well familiar with this Specific Plan, having prepared the Addendum to the original 1983 Environmental Impact Report analyzing this Specific Plan, which allowed for the implementation of up to 1,900 residential units, 400 hotel rooms, 1,400,000 sq. ft. of commercial space, and up to 750,000 sq. ft of office space in close proximity to the John Wayne Airport, Disneyland Resort, and the Anaheim Convention Center. ■ Related Bristol Specific Plan (SP-5): Establishes a high-density, mixed-use district integrating residential, hotel, and senior care uses. SP-5 establishes a high-density mixed-use district along Bristol Street that integrates multifamily housing, hotel, senior care, and commercial uses. EPD worked directly with City staff on the CEQA compliance forthis plan and is uniquely familiarwith its zoning,circulation,and design guidelines.Our team's experience drafting the Supplemental Program EIR and peer review of the technical studies provides deep insight into the plan's environmental framework and implementation approach. • The Village Santa Ana Specific Plan (SP-6): Supports redevelopment of the Segerstrom property into a pedestrian-oriented, housing-rich community. SP-6 encompasses the redevelopment of the Sege rstrom-owned properties into a pedestrian- oriented, housing-rich community featuring integrated open space, neighborhood-serving retail, and multimodal connections. EPD recognizes the long-term infill development vision here and the importance of maintaining balance between residential density and neighborhood character. Together, these three Specific Plans represent Santa Ana's strategy for sustainable infill and economic growth over the next 20 years. Each requires consistent policy interpretation, CEQA streamlining, interdepartmental coordination, and seamless coordination with agency stakeholders (e.g., the Orange County Transportation Authority,John Wayne Airport, Federal Aviation Administration,etc.). EPD's direct EPD Solutions, Inc. Page 2 of 15 ED SOLUTIONS,INC �1rPFPIF.NCE AND PASSION IVIEFT involvement in CEQA and entitlement efforts for projects within these areas gives our team an exceptional understanding of how to maintain plan consistency while facilitating developer and community collaboration. REPRESENTATIVE PROJECTS MainPlace Mall Transformation Project I Ana Addendum to the Fashion Square Commercial Center Final EIR Scope of Work: CEQA Compliance, EIR Addendum with Technical Studies Started: 2018 I Completed: 2019 rn� I y. Description of Services: EPD prepared an Addendum to the original 1983 Environmental Impact Report (EIR) in support of a Specific Plan for the MainPlace Mall Transformation Project to allow up to 1,900 residential units,400 hotel rooms, 1,400,000 sq.ft.of commercial space,and up to 750,000 sq.ft.of office space. In addition to the EIR Addendum,the MainPlace Mall Transformation Project required approval of a zone change to create a new Specific Plan (SP-4), a tentative parcel map (TPM) to subdivide the site into ten (10) legal lots,and an application for a development agreement(DA).The EPD team prepared an array of supporting technical analyses, including an AQ/GHG Report, Fiscal Analysis, Geotechnical Report, Noise Impact Analysis, Phase 1/II ESA, Traffic Study, Water Quality Management Plan, and Water Supply Assessment to support the Addendum.The City Council approved the project in 2019. Related Bristol Specific Plan I City of Santa Ana Scope of Work: CEQA Compliance Services, EIR Started: 2020 1 Completed: 2024 ,ISI Description of Services: EPD conducted a peer review of Applicant- i prepared technical studies and prepared a Supplemental EIR for the Related Bristol Specific Plan,which presents a transformative vision for redeveloping 41 acres in the heart of Santa Ana, right across from South Coast Plaza. Blending living spaces with essential services and amenities, this mixed-use development will include .,. 3,750 residential units, 350,000 sq. ft. of commercial space, 250 .;: EPD Solutions, Inc. Page 3 of 15 E � P � D SQLUTIONS,ING t011FRE rYPFR1FNrF All" PA99ION MFFT hotel rooms, 200 senior care units, and 13 acres of open space.The objective of the project is to create a unique community focal point and a smart, sustainable, walkable model for future growth. Phased development is anticipated to occur over a 10-year period,from 2026 to 2036. The Related Bristol Specific Plan required a rigorous environmental analysis and review process to meet CEQA and City requirements. EPD Solutions developed a Supplemental Program EIR that built upon the existing Santa Ana General Plan Update, certified in 2022. In peer reviewing the technical studies,our focus was on ensuring that the analyses were thorough, based on sound science, and met or exceeded regulatory and industry standards. Following a public scoping meeting with 70-100 participants, FPD worked hand-in-hand with City staff and the applicant team, ensuring all environmental issues were effectively addressed. With the goal of circulating the public review Draft EIR within six months of project initiation, EPD worked seamlessly with the applicant's technical subconsultants to deliver work products on an expedited timeline while maintaining the project budget. EPD assisted the City in filing a consistency determination requesting the Airport Land Use Commission to review the project for consistency with the Airport Environs Land Use Plan and in preparing a Federal Aviation Administration application forthe project EPD also managed the preparation of a Project Market Assessment, Development Feasibility Analysis, and Community Benefits Analysis and worked closely with the City staff and the applicant team under the direction of the City attorney, to develop the CEQA approach and circulate the public review Draft EIR within 6 months of project initiation, which kept this project on schedule and within budget.. Wffr ' All eIlk - Despite a large volume of public comment letters received on the day of the City Council hearing, EPD Solutions managed to address each response thoroughly and efficiently. Santa Ana's Community Development Department commended EPD's professionalism and commitment to the project, noting that the handling of the CEQA process was a key factor in securing the project's approval. "Despite a large volume of public comment letters received on the day of the City Council hearing, EPD Solutions managed to address each response thoroughly and efficiently. Santa Ana's Planning and Building Agency commended EPD's professionalism and commitment to the project noting that the handling of the CEQA process was a key factor in securing the project's approval. " —Minh Thai, Executive Director of Planning and Building, City of Santa Ana EPD Solutions, Inc. Page 4 of 15 P I D S❑LUTILINS,INC WHERE EXPL iLNCE AND PASSION MEET Bowery Mixed-Use Project I City of Santa Ana Scope of Work: CEQA Compliance Services, EIR,Technical Studies, Stakeholder Coordination Started: 2019 1 Completed: 2020 Description of Services: EPD prepared an EIR for the Bowery Mixed- Use Project, which proposed to redevelop a 14.58-acre infill, urban site with multi-family residential consisting of 1,150 units in three multistory buildings with adjacent parking structures, 80,000 sq. ft. of retail and restaurant commercial space, and approximately 183,000 sq.ft.of open space in courtyards,common area amenities, a roof deck, and perimeter plazas. The Project required a General Plan amendment and a zoning amendment and was highly IJ�III�f controversial. EPD facilitated extensive inter-agency coordination and communication with City departments,the City of Tustin, ALUC, and other responsible agencies and stakeholders. EPD also peer reviewed Applicant-prepared technical studies and provided CEQA compliance services for the Related Bristol Specific Plan, which involved the development of 3,750 residential units,350,000 sq, ft. of commercial space, 250 hotel rooms, and 200 senior care units on a 41- acre site. EPD's CEQA approach for the Specific Plan involved preparation of a Supplemental Program EIR to the Final Recirculated Draft Environmental Impact Report for the Santa Ana General Plan Update (GPU EIR), which was certified by the City Council in April 2022. EPD coordinated the ALUC submittal for the project, attended the ALUC hearing on behalf of the City of Santa Ana, and assisted the City in preparing the City Council overrule of the ALUCfinding of inconsistency. Village at Orange Specific Plan Scope of Work: CEQA Compliance and Traffic/Transportation Services Started: 2018 1 Completed: 2021 Description of Services: EPD prepared a Specific Plan for the proposed redevelopment of the Village at Orange Mall, a 44-acre site located just north of Meats Avenue, between Canal Street and Tustin Street, in the City of Orange.The objective of the Specific Plan was to facilitate the required zone change to allow for residential development and to outline the specific requirements related to densities,floor area ratios, land usages, existing and proposed infrastructure,and development regulations. EPD collaborated closely with the applicant team and City staff to refine the plan in response to departmental feedback and actively participated in public hearings to support project approval. Transit Village Specific Plan & RHNA Rezoning I °ity of Redlands Scope of Work: Specific Plan, CEQA Compliance Services Started: 2019 1 Completed: 2022 Description of Services: EPD is the City of Redlands' sole on-call environmental consultant for all City- initiated projects and,as such, has been providing CEQA Compliance, Peer Review,Technical Analysis,and Community Outreach services to support large-scale development projects in Redlands since 2019. EPD recently prepared an EIR for the Transit Villages Specific Plan (TVSP),which includes 2,400 residential units, 265,000 sq.ft. of retail commercial, 238,000 sq.ft. of office, 220 hotel rooms, and 280,000 sq.ft. of parks and open space across approximately 1.48 square miles. The 947-acre Project area is divided into three planning areas ("transit villages") surrounding three new San Bernardino County Transportation Authority Arrow Passenger Rail line stations in the city. The TVSP sets regulations for the community's long-term vision for compact, efficient, and environmentally sustainable development. As a form-based EPD Solutions, Inc. Page 5 of 15 Ef 1 SOLUTIONS,INC WHERE EXPERIENCE AND PASSION MEET code, the TVSP emphasizes building form, mixed uses, strong pedestrian and transit-oriented development, and public realm improvements and amenities. EPD prepared the supporting technical studies for the project, including an air quality and GHG report. Tustin Downtown Core Specific Plan Amendment I City of Tustin Scope of Work: Policy& Planning Services, Comprehensive Program EIR,Technical Services, Community Outreach Started: 2017 1 Completed: 2019 Description of Services: EPD prepared a comprehensive Program Environmental Impact Report (EIR)for the Tustin Downtown Core Specific Plan, which proposed 887 new residential units and 300,000 sq.ft. of commercial space to revitalize historic Old Town Tustin.Working in close collaboration with City staff, EPD directed the focused development and integration of technical studies alongside the environmental and planning documentation process. This concurrent approach ensured the EIR was timely, functional, and responsive to planning objectives. A central aim of the project was to encourage thoughtful mixed-use and residential development,while activating and preservingthe historic characterofthe downtown core. EPD played a key role in community outreach, organizing and facilitating both formal and informal meetings with residents and local businesses to gather input and build support.The project culminated in a Mitigation Monitoring and Reporting Program (MMRP) aligned with CEQA requirements. EPD played a key role in facilitating community engagement through formal and ad-hoc community and business meetings. For its leadership and technical contributions, EPD received the 2019 Award of Merit for Economic Planning and Development from the Orange Section of the American Planning Association. ENTITLEMENT PROCESSING EPD brings extensive entitlement experience across residential, mixed-use, commercial, and industrial development,working on behalf of applicant teams and public agencies. Our planners collaborate closely with jurisdictions such as the cities of Tustin and Redlands to interpret and apply the rules and regulations of adopted planning documents to ensure that proposed projects align with local policy objectives, development standards, and regulatory frameworks. We emphasize early coordination with City staff, agencies, and stakeholders to streamline reviews, minimize redesigns, and ensure compliance. EPD's team has a thorough understanding of the City of Santa Ana's Development Project Review process. Our Proposed Specialized Planner, Selena Keleher, spent five years working for the City as an Associate Planner and Senior Planner(2017-2022),gaining invaluable experience in reviewing and processing a wide range of development applications — including site plans, use permits, variances, subdivisions, and environmental documents,to ensurethat proposed projectswere consistent with local regulations,CEQA requirements, and community goals. While at the City, Selena coordinated extensively with applicants, developers,and consultants,as well as with internal departments such as Public Works, Building,and Fire, to facilitate comprehensive project review and maintain consistency across disciplines. EPD has also provided CEQA compliance, technical analysis, planning, and entitlement services on more than 20 projects in the City since our firm's inception. We recently managed post-entitlement permitting for tenant improvements to a 41,060 sq,ft. commercial building on a 2.5-acre site (620 Dyer) and helped manage the design consultants, including the civil engineer, architect, and general contractor on behalf of the applicant. We also managed the City-required entitlements, prepared technical studies, and provided CEQA compliance services to support OCER's new 3-story office building totaling 29,047 sq. ft. EPD assisted in the preparation and submittal of a Development Project Review application and coordinated approval of Minor Exceptions by the Zoning Administrator to allow for a height increase to 3 stories and reduced parking requirements. EPD Solutions, Inc. Page 6 of 15 E I P I D 50LUTIONS,INC WHERE EXPERIENCE AND PASSION MEET _ ___ _______._.___.__- ........... EPD has represented thousands of applicants in the Development Project Review process and in discretionary applications that required City Council, Planning Commission and/or Zoning Administrator review in other jurisdictions. EPD understands that our team will be working closely with and as an extension of City staff including the Planning Department, Neighborhood Initiatives, Building and Safety Division, Public Works Agency, Parks & Recreation Department, Housing Division, Police Department, and Orange County Fire Authority to review projects for consistency with the City's General Plan, Specific Plans, City Municipal Code, and other relevant ordinances and regulations. Having worked as municipal and County planners, EPD's seasoned team of planning professionals knows what it takes to conduct a thorough review of plans and draft City comments on submittals. Our team of planners is experienced in writing Staff Reports and drafting ordinances, resolutions, and Conditions of Approval. EPD understands the importance of meaningful community engagement and full compliance with the City's Sunshine Ordinance. Our team regularly prepares and delivers staff reports and presentations before City Councils, Planning Commissions, and other public boards for a wide range of planning and environmental projects. We recognize that these public settings demand clear, concise, and well- organized communication that supports transparent and informed decision-making. EPD's staff are skilled at distilling complex technical and CEQA analyses into accessible, plain-language summaries that facilitate public understanding and confidence in the process. Our approach emphasizes transparency, accuracy, and responsiveness—ensuring that all findings are defensible, clearly presented, and consistent with City protocols. We are adept at addressing questions in real time, incorporating public and agency feedback, and tailoring presentation materials to align with the preferences and procedures of each governing body. URBAN INFILL DEVELOPMENT EPD's entitlement experience includes major mixed-use and infill projects across the region. We recently completed entitlements for the Westminster Mall Specific Plan in the City of Westminster as well as the entitlements for the Euclid & Heil Residential project in the City of Fountain Valley. EPD completed the EIR Addendum for the Compass at Red Hill infill residential townhomes in City of Tustin,which is building on the previously certified Red Hill Area Specific Plan EIR and 2021 Addendum. EPD obtained entitlement, including General Plan Amendments, Zone Changes, Development Agreements, Tentative Parcel Maps and Site Development Permits to transform two defunct auto dealerships into thriving residential communities in the heart of Foothill Ranch. EPD understands the evolving legislative landscape shaping urban infill development. Assembly Bill 130 (2025) expands California Environmental Quality Act (CEQA) exemptions for infill housing projects under 20 acres that meet affordability,environmental,and infrastructure criteria. EPD's planners are well versed in these provisions and apply them strategically to help cities streamline project approvals, facilitate housing production, and uphold the integrity of CEQA compliance. CEQA COMPLIANCE EPD's leadership team is a statewide leader in environmental review under CEQA and NEPA. Our senior/principal-level steam includes certified planners, environmental scientists, and engineers with decades of experience preparing defensible environmental documentation and project-specific work plans,schedules,and budgets that match client expectations with real-world delivery schedules.Ourteam is capable of managing the preparation or the peer review of EIRs, Initial Studies, NDs/MNDs, and Categorical Exemptions, integrating planning, technical, and legal perspectives to produce clear, legally defensible documents. EPD Solutions, Inc. Page 7 of 15 PI ' J SOLUTI❑NS,ING WHFRF FXPERIFNrF ANO PA99ION MEFT Our CEQA approach emphasizes early issue identification, close coordination with lead agencies, and ongoing collaboration with legal counsel to ensure full compliance with State CEQA Guidelines and case law. We employ tiering and streamlining strategies wherever possible to expedite reviews without compromising transparency. INTEGRATED CEQA AND PLANNING EXPERTISE FPD's Planning Team works hand-in-hand with our CEQA professionals to align environmental documentation with the entitlement and development processes. For this City staffing initiative, EPD's team consists of former Planning Department staff who understand how CEQA findings and mitigation measures inform staff reports, hearing outcomes, and final approvals. Each assignment is managed under senior- and principal-level oversight, with project-specific work plans, schedules, and milestones established to maintain efficiency and accountability. EPD emphasizes early and proactive coordination with City staff, agencies, applicants, and stakeholders to streamline reviews, minimize redesigns, and ensure regulatory compliance. EPD's team is available during typical City business hours (8:00 am to 5:00 pm) and as needed outside of regular hours to effectively facilitate neighborhood meetings,Planning Commission hearings, City Council meetings, and other public or stakeholder meetings related to assigned projects. Our staff routinely attend internal and external coordination meetings—in-person, hybrid, or virtual—to facilitate effective communication and timely project delivery. Our technical review services include the preparation of written analyses, staff reports, plan markups, and recommendations consistent with City standards and policies. EPD will serve as an effective public interface by assisting with developer coordination, responding to public inquiries, and presenting project findings to staff, commissions, and the City Council as required. Through this comprehensive and collaborative approach, EPD will provide the City with responsive, professional, and technically sound entitlement support that enhances efficiency, transparency, and public confidence in the development review process. Our project managers will efficiently review and process entitlement applications with the precision and accountability expected from City staff. PROJECT TEAM EPD's proposed management team for this initiative brings senior-level planning expertise, project management experience, and environmental knowledge to support the City of Santa Ana over the proposed three-year performance period. Each of our key personnel have head multiple public sector positions at the City and/or County level and have achieved increasing levels of seniority, operating as an integrated member of the planning team in their efficient review of incoming project applications. We also maintain a large pool of qualified staff who can step in as needed to support.This flexibility allows us to quickly scale our team should the project scope expand or additional expertise be required. Our available resources include specialists who can support technical study preparation, peer review, quality assurance, and other related services that may arise. SELENA KELAHER,AICP — SENIOR PROJECT MANAGER/SPECIALIZED PLANNER As the Proposed Specialized Planner, Selena Kelaher will serve as the primary Project Planner and subject matter expert. A former Senior Planner for the City of Santa Ana, Selena brings a comprehensive understanding of the City's Development Project Review procedures and coordination with city EPD Solutions, Inc. Page 8 of 15 P I D SOLUTIONS,INC WHERE EXPERIENCE AND PASSION MEET departments. Her expertise in entitlement processing and education in Urban and Regional Planning ensures effective project management. Education: Master of Urban and Regional Planning, California Polytechnic State University, Pomona; Bachelor of Science in Environmental Studies and Sociology, University of California,Santa Barbara. TERRANCE SMALLS — ENVIRONMENTAL PRINCIPAL PLANNER With over 20 years of experience in environmental planning and CEQA/NEPA management, Terrance provides senior-level oversight on compliance and document review. He ensures all deliverables are consistent, defensible,and aligned with City policies. Previously,Terrance was the Supervising Plannerfor Kern County from 2017-2024. Education: Master of City Planning(MCP),San Diego State University; Bachelor of Arts in Political Science, University of California, Berkeley. Together, Selena, Joey, and Terrance represent a cohesive and responsive team prepared to provide senior- and principal-level planning support to the City of Santa Ana. JOEY MENDOZA— SENIOR PROJECT COORDINATOR Joey has extensive experience in land use entitlement,zoning interpretation,and CEQA coordination,with prior roles at the City of Lake Elsinore and County of Riverside. At EPD, he supports project review, due diligence, and policy consistency analysis. Joey will support the assigned Project Manager and Environmental Principal Planner on an as needed basis to manage time and budgets. Education: Bachelor of Science in Political Science with a Minor in Urban Studies and Planning, University of California, San Diego. Full resumes are provided in Appendix A. AVAILABILITY EPD Solutions maintains a flexible staffing structure that allows our planners to provide continuous, responsive support to the City of Santa Ana. Our team is fully available for on-site work at City Hall to coordinate closely with City staff, applicants, and interdepartmental reviewers as projects move through entitlement and plan check phases. At the same time, EPD's hybrid operations allow portions of work—such as documentation,analysis,and CEQA coordination—to be completed offsite when appropriate, ensuring both efficiency and cost- effectiveness while maintaining close communication with City staff. APPROACH TO SERVICES EPD understands that on-call service agreements encompass a wide range of project types and sizes,each requiring a tailored approach that streamlines the environmental review and approval process. Our philosophy of client service is built on readiness, experience, and communication. We craft strategies and schedules that are specifically aligned with each client's needs—reducing delays, maximizing public input at key milestones, and focusing attention on the most critical issues. EPD Solutions'approach is grounded in proactive communication, responsiveness, and collaboration with City staff. Our Development Team will operate as an extension of the City's Planning Division—providing professional planning,entitlement, and environmental review services with the same accountability as in- EPD Solutions, Inc. Page 9 of 15 E I D SOLLTIONS,INC WHERE EXPERIENCE AND PASSION MEET house staff.We emphasize early coordination, clear documentation,and efficient workflow management to keep projects aligned with City priorities. EPD recognizes the demands on our clients' time and prioritizes efficiency and accountability at every step. From project initiation,we emphasize innovation in processing information, developing strategies, and clearly defining roles and responsibilities. Our team holds itself accountable to the schedules and milestones established by our clients, ensuring timely, defensible, and high-quality deliverables. PROJECT MANAGEMENT AND QUALITY CONTROL Drawing on extensive experience working with the cities in Orange County on a variety of development and planning projects, EPD has developed a management approach that facilitates, expedites, and simplifies project reviews and approvals. EPD employs a structured, hands-on management framework led by Selena Kelaher, AICP, the City's primary point of contact. Selena's prior Santa Ana experience provides insight into City procedures and coordination across departments. EPD's framework includes task initiation protocols, milestone tracking, ensuring accuracy, defensibility, and alignment with City policies. Key elements of EPD's management approach include: • Establishing clear roles, responsibilities, and open lines of communication to ensure high-quality deliverables and adherence to schedule and budget. • Maintaining a single senior point of contact for coordination and assigning staff who remain with each project from start to finish. • Holding regular team meetings to provide updates, identify and resolve data gaps, and keep projects moving efficiently toward approval and construction. • Developing technical strategies and outlining multiple "what-if" paths to anticipate challenges and minimize surprises. • Assigning seasoned practitioners who are recognized experts in theirfields—individuals familiar to agency staff, respected by decision makers, and current on the latest regulations and legal precedents. • Delivering well-vetted,thoroughly reviewed work products that undergo senior-level quality control prior to submittal. • Resolving inconsistencies proactively and collaboratively to avoid delays and maintain project momentum. • Maintaining flexibility to adjust course as needed at the client's direction while communicating the implications, alternatives, and potential outcomes of any change. • Identifying potential environmental impacts early in the process to enable development of innovative design, mitigation, and environmental solutions. • Sustaining strong working relationships with City, County, and State agencies with jurisdiction over resources of concern. EPD's on-call clients value project managers who are responsive, resourceful, and proactive—able to adapt quickly to changing circumstances and deliver creative, effective solutions under pressure. Our commitment to responsiveness and efficiency drives repeat success and long-term client partnerships. We rely on proven methods and templates that have demonstrated success, allowing us to deliver consistent, high-quality results. EPD also maintains a deep bench of in-house planning expertise—team members who share our commitment to excellence and are able to manage multiple complex projects simultaneously without comprising quality. EPD Solutions, Inc. Page 10 of 15 EE D SOLUTIONS,INC EXPERIENCE AND PASSION MEET QUALIFICATIONS AND ON-CALL EXPERIENCE Through our ongoing partnership with the City, EPD has provided comprehensive planning, entitlement, and CEQA support for numerous high-profile development projects across the City. Our team works closely with Planning Division staff to prepare environmental documents,review entitlement applications, and ensure project consistency with the City's Specific Plans,Zoning Code, and General Plan policies. Over the course of this partnership, EPD has been awarded two separate multi-year Master Service Agreement (MSA) extensions—a direct reflection of the City's confidence in our performance, responsiveness, and technical quality. These extensions underscore our ability to deliver reliable, high- caliber work under evolving City priorities and staffing needs. Our on-call assignments have included CFQA management for the Bowery Mixed-Use Project, Related Bristol Specific Plan, and MainPlace Mall Transformation Project, among others. This experience has provided our team with an intimate understanding of Santa Ana's development review process, interdepartmental coordination protocols, and the expectations for public transparency and efficiency. EPD's sustained role as an on-call consultant exemplifies our capacity to act as an extension of City staff, providing consistent, high-quality planning services that align with Santa Ana's goals for growth, innovation, and community livability. On-Call Services for the City of Santa Ana Planning Division Scope of Work: CEQA Compliance Services, EIR Started: 2020 J End Date: 2029 Description of Services: EPD has provided the City of Santa Ana with expert environmental services to support a number of City projects. For example, EPD prepared an EIR for the Bowery Mixed-Use Project, which proposed to redevelop a 14.58-acre infill,urban site with multi-family residential consisting of 1,150 units in three multistory buildings with adjacent parking structures, 80,000 sq. ft. of retail and restaurant commercial space, and approximately 183,000 sq. ft. of open space in courtyards, common area amenities, a roof deck, and perimeter plazas. The Project required a General Plan amendment and a zoning amendment and was highly controversial. EPD facilitated extensive inter-agency coordination and communication with City departments, the City of Tustin, ALUC, and other responsible agencies and stakeholders. EPD also peer reviewed Applicant-prepared technical studies and provided CEQA compliance services for the Related Bristol Specific Plan, which involved the development of 3,750 residential units, 350,000 sq, ft. of commercial space, 250 hotel rooms, and 200 senior care units on a 41- acre site. EPD's CEQA approach for the Specific Plan involved preparation of a Supplemental Program EIR to the Final Recirculated Draft Environmental Impact Report for the Santa Ana General Plan Update (GPU EIR), which was certified by the City Council in April 2022. EPD coordinated the ALUC submittal for the project, attended the ALUC hearing on behalf of the City of Santa Ana, and assisted the City in preparing the City Council overrule of the ALUC finding of inconsistency. EPD Solutions, Inc. Page 11 of 15 E ( p ( V SCILUTIONS,INC 041FPF FYPERIENCE ANN PASSION MFFF SCOPE OF WORK ALIGNMENT Santa Ana's adopted Specific Plans are expected to generate incremental development over the next 0- 20 years. To support this growth, the City anticipates a need for specialized planning expertise to supplement staff capacity. EPD is well positioned to assist,offering familiarity with the MainPlace, Related Bristol, and The Village plan areas. Our team will support entitlement, site plan, and building plan review phases by providing senior-level analysis, staff report preparation, and cross-departmental coordination. EPD's proposed scope aligns with the City's requested services: 1. Subject Matter Expertise—Specific Plan consistency review. 2. Project Review—Entitlement, site, and plan check review. 3. Project Management—Senior-level oversight and milestone tracking. 4. Coordination—Participation in meetings and hearings. 5. Availability—Full-time coverage during City business hours. 6. Technical Review—Written analyses, plan markups, and reports. 7. Public Interface—Developer coordination and presentations. EPD Solutions appreciates the opportunity to continue supporting the City of Santa Ana through this on- call contract. Our proven collaboration, technical excellence, and familiarity with the City's planning framework ensure a seamless continuation of service. We are ready to assist immediately upon contract award and look forward to advancing future planning initiatives. REFERENCES The following references can speak to EPD Solutions' reliability, responsiveness, and quality of work on comparable on-call and planning assignments. City of Tustin Community Development Department Title: Principal Planner I Email: rbarragan@tustinca.org I Phone: (714) 573-3016 Project:Tustin Housing Element Scope of Work:On-Call CEQA and Planning Services, Housing Element and ND,Tribal Consultant Services Timeline: 2021 -2022 Description of Services: EPD provided on-call environmental analysis, entitlement, due diligence, traffic/transportation, air quality, and other development-related and technical services to the City of Tustin and assisted the City of Tustin in preparing the Tustin Housing Element 6th Cycle Update and the supporting Initial Study and Negative Declaration pursuant to CEQA. The Housing Element Update provided a plan to meet anticipated population growth and housing needs, including incorporation of an additional 6,782 housing units to meet Regional Housing Needs Allocation accommodating varying income distributions. EPD also assisted the City with preparation and distribution of SB 18 and AB S2 tribal consultation letters. EPD worked with the City to meet an aggressive schedule and obtain certification of the Housing Element on time. Additional Projects: Market Place Rezone Project, Enderle Center Rezone Project, and Tustin Legacy Specific Plan Amendment Project EIRs and Technical Studies Scope of Work: CEQA Compliance (Three Simultaneous EIRs), Technical Studies, Overall Program Management EPD Solutions, Inc. Page 12 of 15 E P D SOLUTION5,ING WHERE EXPERIENCE AND PASSION MEET Timeline: 2023—2025 Description of Services: EPD prepared two expedited EIRs and one SEIR concurrently for the City of Tustin's three major rezone efforts related to the City"s approved Housing Element shortfall sites.The EIRs analyzed the potential addition of 4,970 dwelling units spread out over two neighborhoods within the Tustin Legacy Specific Plan area, the allowance of up to 900 units over 18 acres of the existing Tustin Marketplace, and potential development of 413 units across approximately 7 acres of Tustin's existing Enderle Center commercial site. Each project required preparation of an independent VMT Analysis, Traffic Impact Assessment, Air Quality Impact Analysis, Noise Impact Analysis, and Cultural Resources Assessment to support the CEQA findings. All three EIRs were prepared and publicly circulated within one year of the kickoff date with the City. EPD worked closely with the City to ensure that the City met the State's three-year rezone requirement of shortfall sites identified within their certified housing element. EPD also prepared the traffic analyses for the projects and oversaw the preparation of the additional technical analyses. South Orange County Community College District Title: Executive Director, Facilities Planning I Email: mephrem@socccd.edu I Phone: (949) 582-4531 Project:Advanced Tech& Education Park Planning and CEQA Compliance Services Scope of Work: Policy Planning, CEQA Compliance, Technical Services I Timeline: 2014—Ongoing Description of Services: EPD has been providing on-call CEQA, technical, and policy planning services to the South Orange County Community College District since 2014. In that time, we have prepared environmental documentation and permitting for various projects within ATEP, a new 60-acre technology and occupational training community college campus located on the decommissioned Marine Corps Air Station Tustin. EPD has been responsible for coordination of technical studies and project management of short- and long-range plans for site facility development. To date, EPD has prepared short- and long- range plans for site facility development, water quality management plans, stormwater pollution prevention plans, and CEQA documentation including an MIND and an EIR addendum. EPD has also provided demolition, utility, grading, and drainage plans, as well as construction management services. EPD continues to work with the District to complete project planning and environmental documentation on an ongoing basis and on expedited project schedules. EPD's technical team evaluates the trip generation for potential new use and maintains the trip budget database for the site. EPD also provides internal design review of transportation improvements. Most recently,EPD prepared a Transportation Demand Management Framework for the cam pus to guide future tenants in implementation of City required trip reduction standards. Project:Goddard School at ATEP EIR Amendment Scope of Work: Permitting, Entitlement, CEQA, and Technical Services I Timeline: 2021-2024 Description of Services: The Goddard School Project included the construction and operation of a one- story, 14,400 sq.ft. educational preschool with ancillary childcare services, outdoor play areas, a parking lot,and associated infrastructure improvements within the ATEP(referenced above).The SOCCCD served as Lead Agency, with the City of Tustin as a Responsible Agency. EPD prepared an Initial Study and Addendum to the Tustin Legacy Specific Plan EIS/EIR for the Project, as well as the air quality and GHG emissions analysis and the trip generation and VMT screening analysis. Additionally, EPD assisted with permitting and entitlement issues, including reviewing plans and providing comments. EPD Solutions, Inc. Page 13 of 15 E � P D S❑LUTI❑NS,INC WHERE EXPERIENrE ANP Pl"19IRU MEET City of Redlands Planning Division I Pr►gin Foote A Title: City Planner/Planning Manager I Email: bfoote@cityofredlands.org I Phone: (909) 798-7555 Project:Transit Villages Specific Plan EIR Scope of Work: EIR,Technical Studies I Timeline: 2019—2022 Description of Services: EPD is the City of Redlands' sole environmental consultant for all City-initiated projects. EPD recently prepared an EIR for the Transit Villages Specific Plan (TVSP). The 947-acre Project area is divided into three planning areas surrounding three new San Bernardino County Transportation Authority(SBCTA)Arrow Passenger Rail line stations.The TVSP sets regulations forthe community's long- term vision for compact, efficient, and environmentally sustainable development. As a form-based code, it emphasizes building form, mixed uses,strong pedestrian and transit-oriented development, and public realm improvements and amenities. EPD prepared and coordinated the technical studies analyzing air quality/GHG, cultural resources, energy, noise,VMT, and water supply. City of Redlands RHNA Rezone VMT Analysis, City of Redlands,CA Timeline: 2023 -2025 Project Description: This project included updates to the City's Housing Element to meet the requirements of the Regional Housing Needs Allocation (RHNA). The proposed RHNA Rezone Project included 24 sites, 18 of which required a change to the General Plan land use designation. EPD prepared a vehicle miles traveled (VMT) analysis for this project under three scenarios. Since this project would result in a significant VMT impact, mitigation measures including land use measures, trip reduction programs, parking or road pricing, and neighborhood design and transit were also analyzed. EPD Solutions, Inc. Page 14 of 15 E 1 P d S❑LUTI❑NS,INC WHERE EXPERIENCE AND PASSION MEET EPD SCHEDULE OF FEES -- HOURLY BILLING RATES Position Hourly Rate Development and Planning Team Proposed Specialized Planner/Senior Project Manager $235 Project Manager $190 Senior Project Coordinator $150 Project Coordinator $135 Principal-level Oversight/QA/QC Team Vice President $350 Director of Development $300 Principal Practice Specialist/Environmental Planner(Senior/Principal-level Oversight) $285 Administrative Support Staff Graphics and GIS Support $135 Technical Editor $150 Administrative Support Specialist I, II(Office,Clerical, Reprographics,Accounting) $100 EPD Solutions, Inc. Page 15 of 15 E P D SOLUTIONS,INC WHERE LXrLkwAE AND PASSION MEET ...................- APPENDIX A: RESUMES EPD Solutions, Inc. Appendix A E I P I D SOLUTION5,11NIC Due Diligence I Entitlement I Environmental Planning I Development Selena Kelaher, AICP Senior Project Manager REPRESENTATIVE PROJECTS PROFILE ORANGE COUNTY EMPLOYEES Selena is a seasoned land use planner, due diligence analysis,and entitlement specialist RETIREMENT SYSTEM, with over a decade of experience managing complex planning initiatives across CITY OF SANTA ANA California. Her expertise bridges both the public and private sectors, providing her with Oversaw entitlement strategy and a nuanced understanding of jurisdictional processes, community priorities, and municipal coordination for OCERS regulatory frameworks. At EPD Solutions, Selena manages a range of projects from headquarters development. urban infill and mixed-use developments to large-scale residential and industrial projects. Her knowledge of General Plan Amendments, Zone Changes, Development WESTMINSTER MALL SPECIFIC Agreements, and Conditional Use Permits allows her to guide projects efficiently from PLAN AND RESIDENTIAL, concept through approval. She can write staff reports, resolutions with findings and CITY OF WESTMINSTER conditions of approval and make presentations to approving bodies such as the City Managed entitlement processing Council and Planning Commission. and coordination with city staff for the revitalization and mixed-use She is well-versed in CEQA and municipal entitlement processes, regularly managing development of the Westminster documentation such as Categorical Exemptions, Initial Studies, and Environmental Mall site. Impact Reports. Selena's collaborative approach,attention to jurisdictional needs,and ability to anticipate GLEN HELEN SPECIFIC PLAN, agency requirements have contributed to successful outcomes for both private 5' I §g 1. ANAP,17)1�10 '01 J,,\JTY developers and public clients. Her leadership has advanced key projects in jurisdictions Directed entitlement documentation such as cities of Santa Ana, Westminster, Fountain Valley, Moreno Valley, San Jacinto, for a large-scale specific plan Fontana, and others across California. featuring new residential neighborhoods and supporting infrastructure. EDUCATION PROFILE Master of Urban and Regional Planning FOUNTAIN VALLEY MULTI- California Polytechnic State University, Pomona FAMILY RESIDENTIAL, CITY OF FOUNTAIN VALLEY Bachelor of Science, Environmental Studies and Sociology Provided project management and University of California, Santa Barbara entitlement coordination for a high- density residential infill development. PROFESSIONAL AFFILIATIONS American Institute of Certified Planners CRESCENT GARDENS CEMETERY, American Planning Association COUNTY t' Oversaw planning approvals and CEQA compliance for a new cemetery and TENURE associated facilities. Senior Project Manager, EPD Solutions, Inc., 2022-present Associate and Senior Planner, City of Santa Ana, 2017-2022 GREAT SCC)TT TREE DARE Associate Planner,City of Signal Hill, 2013-2016 Directed entitlements and use permitting Contract Planner,County of Orange, 2011-2013 for a commercial services facility. www.epdsolutions.com 1 3333 Michelson Drive,Suite 500, Irvine,CA 92612 1 949-794-1180 Page 1 of 2 Due Diligence I Entitlement I Environmental Planning Development EPD SOLUTIONS, INC. PROJECTS FRESNO WATER TREATMENT PLANT RESIDENTIAL TOWNHOMES Continued (2022 TO PRESENT) SOLAR PROJECT, CITY OF FRESNO 17 condominium units(General Plan Selena managed entitlement coordination Amendment, Tentative Tract Map, COTTONWOOD COLLECTION, for the development of a solar energy Variances, Mitigated Negative Declaration) ALL.ESANDRO WALK, AND BELAGO facility at the Fresno Water Treatment 4TH STREET RESIDENTIAL PARK RESIDENTIAL PROJECTS, Plant. Adaptive reuse for 21 multi-family units CITY OF MORENO VALLEY (Variance) Supported entitlement applications, WINCHESTER RESIDENTIAL CEQA compliance, and public agency 243 NORTH MAIN SPECIFIC PLAN, RIVERSIDE COUNTY 243 multi-family units coordination for multiple residential Led entitlement strategy and subdivisions. environmental review for a COMMERCIAL PROJECTS comprehensive residential specific plan. HAMPTON INN HOTEk THE VINEYARD RESIDENTIAL 135 room hotel and adaptive reuse of two SPECIFIC PLAN, ENTITLEMENT PEACOCK COURT RESIDENTIAL,CITY locally registered historic structures (Zone MGMT, CITY OF MURRIE7A Change,Variances, Conditional Use OF THOUSAND OAKS Permit, Historic Exterior Modification Selena led the Specific Plan efforts Prepared entitlement applications and Application, Mitigated Negative Declaration) and managmenet the Entitlement facilitated project approvals for a new process. residential subdivision. Gas station remodel and new 6,000 square foot retail pad(General Plan Amendment, ESPLANADE COLLECTION FLORIDA PROMENADE RESIDENTIAL, Zone Change, Variance, Conditional Use RESIDENTIAL, CITY OF HEr"_7 Permit and Mitigated Negative Declaration) CITY OF SAN JACINTO Provided entitlement management for a TUSTIN CAR WASH & GAS STATION Oversaw entitlement coordination and large-scale residential development, Gas station remodel and new car wash CEQA compliance for a multi-phase including CEQA documentation. (Conditional Use Permit, Appeal) residential development project. CITY OF SANTA ANA PROJECTS STARBUCKS DRIVE-THROUGH RIVERSIDE COUNTY FOUNDATION (2017-2022) 3,000 sq. ft. retail pad (Conditional Use Permit, Variance) GENERAL PLAN AMENDMENTS, COUNTY OF RIVERSIDE MIXED-USE PROJECTS TF Led General Plan Amendment 3RD& BROADWAY 139 room hotel 171 multi-family units with 14,000 sq. ft. of processing for regional development commercial and 75 room hotel (Site Plan N D16 initiatives. Review, Density Bonus,Variance, 112,000 sq.ft. warehouse distribution Tentative Parcel Map,Addemdum) building FRESNO RECLAMATION PLANT CENTRAL POINTE SCHOLARSHIP PREP CHARTER SOLAR PROJECT,CITY OF FRESNO 644 multi-family units with 15,120 sq, ft. of SCHOOL Directed entitlement services for utility- commercial(Site Plan Review) 20,000 sq. ft. TK-4th grade school scale solar installations within city infrastructure sites. RESIDENTIAL PROJECTS CONDITIONAL USE PERMITS MAGNOLIA AT THE PARK CHURCH COMMUNITY BUILDING KINGS CSG SOLAR PROJECT, 256 multi-family units(General Plan EXPANSION TULARE COUNTY,CITY OF VISALiA Amendment, Zone Change, Development Agreement, Environmental Impact Report) EASTER SEALS AND GOOD Oversaw CEQA and entitlement SAMARITAN ADULT DAY CARES management for a solar energy facility WESTVIEW HOUSING 85 affordable housing units(General Plan BANQUET HALL NORTHCOAST HIGHWAY SOLAR Amendment,Zone Change, Mitigated ALCOHOLIC BEVERAGE LICENSES Negative Declaration) PROJECT, HUMBOLDT COUNTY Provided entitlement guidance and ;her, HISTORIC PRESERVATION PROJECTS environmental documentation support for 57 supportive housing units(General Plan CERTIFICATE a renewable energy development. Amendment,Zone Change, Mitigated for adaptive reuse of two locally registered Negative Declaration) historic structures www.epdsolutions.com 1 3333 Michelson Drive,Suite 500,Irvine,CA 92612 1 949-794-1180 Page 2 of 2 EI - SOLUTIONS,INC - Diligence I EntitlementEnvironmental - - • -nt&Construdon ManagementPolicy Planning I Technical Services Terrance Smalls Environmental Principal Planner REPRESENTATIVE PROJECTS PROFILE PROFESSIONAL ON-CALL Terrance is a seasoned city and urban planning professional with over a decade of CONSULTING SERVICES- experience dedicated to enhancing communities through strategic planning and ENVIRONMENTAL IMPACT environmental stewardship. With a foundation in urban planning and deep expertise in ANALYSIS AND TRAFFIC environmental assessment and policy formulation,Terrance has guided numerous large- STUDIES FOR THE CITY OF scale projects through the complexities of regulatory compliance while supporting long- IRVINE PLANNING AND term sustainability goals. His work reflects a commitment to balancing economic DEVELOPMENT DEPARTMENT, development with the preservation of natural resources. 2n23-20?9 Leads EPD's team in providing on-call Terrance possesses extensive experience preparing CEQA and NEPA documents and peer review services to the City of overseeing the full spectrum of environmental review processes—from technical Irvine. Peer reviewed technical studies documentation to implementation and compliance monitoring. His collaborative, and CEQA documents for six City solutions-oriented approach has been instrumental in delivering innovative planning pro}ects, providing strategic feedback strategies that meet agency requirements while aligning with client objectives. He has and written edits to improve clarity, worked across a variety of sectors, including infrastructure, renewable energy, military consistency, and legal robustness. facilities, and regional planning. Terrance spent nearly a decade serving with the United States Navy's Naval Facilities PROFESSIONAL ON-CALL Engineering Command (NAVFAC), where he honed his skills in environmental ENVIRONMENTAL AND compliance, infrastructure planning, and project coordination. As a Community Planner PLANNING SERVICES FOR THE and Asset Management Lead, he supported over 140 tenant commands across major CITY OF MENIFEE, 2022-2026 naval installations both in the U.S. and overseas. His responsibilities included managing Senior CEQAINEPA Project complex construction efforts, optimizing infrastructure utilization, and coordinating Manager for the preparation of planning initiatives across multiple stakeholder groups. CEQA and technical documentation for the Ethanac and Barnett His dedication to excellence has been recognized through multiple commendations, Warehouse, MenifeeAres including the prestigious NAVFAC Excellence Award. Terrance is known for fostering Warehouse, and Quail Valley Park collaboration across diverse technical and institutional partners, ensuring the successful Project. EPD's scope of services delivery of high-impact projects that are resilient, environmentally responsible, and included CEQAINEPA Compliance, strategically aligned with broader community goals. Technical Studies, Public Outreach, and Permitting/Entitlements. EDUCATION Master of City Planning(MCP) ON-CALL ENVIRONMENTAL San Diego State University SERVICES FOR THE LA COUNTY Completed coursework in Urban Design, Public Administration and Finance, DEPARTMENT OF PUBLIC WORKS, Statistical Analysis, and Historic Preservation FLOOD CONTROL DISTRICT, WATERWORKS DISTRICTS,AND Bachelor of Arts, Political Science CONSOLIDATED SEINER University of California MAINTENANCE DISTRICT.20113- Specialized in International Relations and Public Policy 202'- Assisted in leading a variety of professional services for 15+task TENURE orders under this multi-year on-call Environmental Principal Planner, EPD Solutions, Inc., 2024-present services agreement. Supervising Planner, Kern County, 2017-2024 Asset Management Lead/Community Plans Liaison Officer, Naval Facilities Engineering Command, 2007-2C16 www.epdsolutions.com 1 3333 Michelson Drive,Suite 500, Irvine, CA 92612 1 949-794-1180 Page 1 of 5 . SOLUTION5,1NO Due Diligence I Entitlement I Environmental _. Policy SNUG HARBOR SURF PARK, CITY written comments, coordinated with that the project's environmental City staff, and provided redline impacts were fully disclosed and Terrance provided senior oversight revisions to strengthen the mitigated where necessary. He and QAfQC for the EID that EPD's Addendum's legal defensibility under provided strategic feedback and team prepared for the Snug Harbor CEQA Guidelines Section 15164. written edits to improve the Surf Park, a proposed recreational DISCOVERY PARK RESIDENTIAL Addendum's clarity, consistency, and facility in Newport Beach. His PROJECT,CEQA SECTION 15183 legal robustness. responsibilities include overseeing PEER REVIEW,CITY OF IRVINE technical studies, public agency Terrance served as the lead reviewer VON KARMAN CREATIVE coordination, and preparation of the for the City of Irvine's CEQA peer CAMPUS(VKCC)RESIDENTIAL Draft and Final Environmental Impact review of the 15183 Consistency PROJECT, CEQA SECTION 15183 Report(EIR)to assess impacts such Justification for the Discovery Park PEER REVIEW, CITY OF IRVINE as water use, traffic, and community project, a proposed 1,858-unit Terrance served as the lead reviewer character and respond to a variety of residential development within for the CEQA 15183 Consistency public comments made on this highly Planning Area 31. He oversaw the Justification for the Von Karman controversial project that was technical review of supporting Creative Campus(VKCC)Residential approved in October 2025. documents, including air quality and Project in Planning Area 1 of the City GHG emissions, health risk of Irvine. He oversaw the review of all 1500 QUAIL STREET assessment, and biological supporting technical studies and RESIDENTIAL PROJECT, CITY OF resources, ensuring that the project's personally conducted the review of NEWPORT BEACH impacts were fully addressed within the project's noise analysis. His Terrance is preparing CEQA the framework of the City's General evaluation ensured that the documentation for a residential Plan EIR. His responsibilities exemption was fully supported by redevelopment project under SB 330 included verifying that the exemption evidence showing no new or more and streamlining provisions. His work was appropriately supported, severe environmental impacts includes verifying project eligibility, confirming that no new or more beyond those analyzed in the City's assessing consistency with existing severe impacts would occur, and General Plan EIR.Terrance verified planning policies, and facilitating ensuring consistency between the that the project was consistent with entitlement review under an infill justification, technical studies, and adopted mitigation measures and exemption framework, project plans, development policies, and he prepared detailed comments to PA 51 TRAILS AND TRANSIT- PA 25 RESIDENTIAL PROJECT, ensure the exemption met CEQA ORIENTED DEVELOPMENT, ADDENDUM PEER REVIEW, CITY requirements for streamlined review. ADDENDUM PEER REVIEW, CITY OF IRVINE OF IRVINE Terrance led the peer review of the SILVER STRAND ELEMENTARY Terrance served as the lead reviewer CEQA Addendum for the PA 25 SCHOOL RENOVATION, NAVAL for the City of Irvine's CEQA peer Residential Project in the City of BASE CORONADO review of the Addendum to the 2012 Irvine,which proposed the Terrance served as the project Subsequent Supplemental EIR for development of up to 2,500 planner for the renovation of Silver the PA 51 Trails and Transit-Oriented Development project.Acting on residential units within the University Strand Elementary School, a public Research Center. He oversaw the K 6 school located on Navy-owned behalf of the City, he oversaw the review of technical studies including review of technical studies property at Naval Base Coronado. In air quality, greenhouse gas addressing air quality, GHG this role, he led all planning activities emissions, noise, and lighting, emissions, biological resources, necessary to support the ensuring consistency with CEQA geotechnical conditions, hydrology, modernization of the aging school requirements and the City's water quality, and site contamination. facilities, including site planning, environmental policies. He evaluated Terrance ensured that the Addendum coordination with installation the Addendum for proper tiering, properly tiered from the City's 2045 command, and alignment with both legal adequacy, and internal General Plan EIR in accordance with Navy and Department of Defense consistency with the prior certified CEQA Guidelines Section 15164, and Education Activity standards. EIR. Terrance also prepared detailed www.epdsolutions.com 3333 Michelson Drive,Suite 500, Irvine,CA 92612 1 949-794-1180 Page 2 of 5 E I P D Due Diligence I Entitlement I Environmental Planning I Development&Construction Management I Policy Planning I Technical Services EDWARDS AIR FORCE BASE innovative climate technologies in environmental impacts.The project SOLAR PROJECT, KERN COUNTY line with state emissions was brought before the Kern County Terrance served as a lead planner reduction targets. Board of Supervisors and was for the joint NEPAICEQA compliance ultimately approved in 2024, process for a utility-scale solar RECOLOGY BLOSSOM VALLEY establishing a foundation for project at Edwards Air Force Base. ORGANICS PROJECT, KERN industrial diversification and job His responsibilities included COUNTY creation in the region. preparing an Environmental Impact Terrance prepared the EIR for a Statement(EIS)and EIR to assess proposed organics recycling and WESTSIDE INDUSTRIAL potential impacts of the solar facility composting facility. His analysis PROJECT, KERN COI.r*.iTY and associated infrastructure. He addressed potential impacts to air Terrance led the environmental coordinated between federal, state, quality, biological resources,water review for a major industrial and local agencies to ensure supply, and waste management development on the west side of Kern environmental review consistency infrastructure,supporting Kern County. The project involved and addressed issues such as County's goals for sustainable waste coordination of technical studies habitat preservation, military diversion and circular economy addressing noise, traffic, and air airspace compatibility, and solutions. quality, ensuring that the EIR met renewable energy integration. CEQA requirements and stakeholder SOUTH KERN COMPOSTING expectations. HIGHWAY 46 WAREHOUSE MANUFACTURING PROJECT,. PROJECT, KERN COUNTY KERN COUNTY CAMINO SOLAR PROJECT, Terrance managed the EIR for a Terrance led the CEQA review for a KERN COUNTY major logistics and warehouse large-scale composting operation in Terrance served as the County development along the Highway southern Kern County. His role Planner overseeing the entitlement 46 corridor. His work included involved managing interdisciplinary and environmental review process for traffic, air quality, noise, and land technical studies and identifying the 57 MW utility-scale solar energy use impact assessments.The mitigation strategies to minimize facility.Acting on behalf of the County EIR supported the County's environmental effects on adjacent and in coordination with project review of a high-visibility industrial agricultural and residential areas. applicant Avangrid, he managed the project and helped guide preparation of both a CEQA EIR and mitigation strategies to address MOJAVE MICRO MILL PROJECT, a federal Environmental Assessment potential environmental and KERN COUNTY (EA), ensuring a unified approach to community concerns. Terrance served as the lead state and federal environmental environmental planner overseeing the compliance. His responsibilities CARBON TERRAVAULT I preparation of an EIR for a proposed included technical study review, CARBON CAPTURE& steel micro mill facility in the Mojave interdepartmental coordination, and SEQUESTRATION PROJECT, region of unincorporated Kern finalizing documentation for public KERN COUNTY County. The project introduced a new hearings and decision-maker Terrance served as the lead heavy industrial use to a historically consideration. The EIR addressed environmental planner for the EIR underutilized area and required key environmental issues such as of the Carbon TerraVault I detailed evaluation of air quality and biological resources, cultural project—one of California's early greenhouse gas emissions,freight resources, air quality, aesthetics,and carbon capture and sequestration rail and truck circulation, utility traffic impacts. Terrance's leadership (CCS) initiatives. He coordinated infrastructure, and land use enabled streamlined CEQA and technical studies on geologic compatibility. Terrance managed NEPA approvals, supporting the storage, air quality,seismic risk, coordination between County advancement of clean energy and water resources,ensuring a departments,the applicant's technical infrastructure in the region. comprehensive environmental team, and CEQA subconsultants to review. His leadership supported ensure the document met legal PELICAN'S JAW SOLAR the County's goals of advancing standards and addressed all potential PROJECT, KERN COUNTY Terrance managed CEQA www.epdsolutions.com 1 3333 Michelson Drive,Suite Sop, Irvine,CA 92612 949-794-1180 Page 3 of 5 . SOLLITIONS,11NIC Due Diligence I Entitlement I Environmental Planning I Development& compliance, ensuring that and processing of the project's full Terrance served as County Planner environmental impacts from Environmental Impact Report(EIR) for the 30 MW solar project, construction and operation of this under CEQA, coordinating closely overseeing CEQA compliance for the large-scale solar farm were with internal departments,the project 158-acre site. He coordinated with appropriately mitigated. His analysis applicant, and consultant teams. His the developer and consultants, supported renewable energy goals responsibilities included review of all managed internal County review, and while protecting sensitive desert technical documentation,public- led the preparation of the EIR.The ecosystems. facing materials, and decision-maker EIR addressed biological and cultural briefings to ensure clarity, resources, air quality, aesthetics, and ELAND 1 SOLAR PROJECT, KERN consistency, and regulatory traffic, ensuring a defensible and COUNTY compliance. The project advanced streamlined entitlement process for Terrance served as County Planner Kern County's renewable energy the renewable energy project. for the 384 MW Eland 1 Solar goals and demonstrated Terrance's Project, a utility-scale photovoltaic expertise in managing high-profile, AVEP SOLAR PROJECT, facility in Mojave. He managed the high-complexity entitlement efforts. UNINCORPORATED KERN CEQA process, including preparation COUNTY of the EIR, coordination with Arevon BULLHEAD SOLAR PROJECT, As County Planner, Terrance led the Energy and consultants, and internal SOUT KERN COUNTY CEQA review for the AVEP Solar County review. The EIR addressed As County Planner,Terrance Project, a utility-scale development key issues such as biological and managed the CEQA review for the spanning 1,406 acres. He managed cultural resources, air quality, 270 MW solar project, a utility-scale preparation of the EIR, coordinated aesthetics, and traffic. His work facility spanning 1,343 acres. He with Chaparral Solar, LLC and ensured regulatory compliance and oversaw preparation of the EIR, Rabbitbrush Solar, LLC, and oversaw supported Kern County's renewable coordinated with EDF Renewables County review processes.The EIR energy objectives. and consultants, and led internal addressed biological and cultural County review.The EIR addressed resources, air quality, aesthetics, and ARATINA SOLAR PROJECT, key environmental topics including traffic,ensuring a defensible EASTERN KERN COUNTY NEAR biological and cultural resources, air environmental review for this large- BORON, CA quality,aesthetics, and traffic, scale renewable energy project, Terrance served as County Planner supporting a comprehensive and for the 530 MW solar project, defensible entitlement process. BIG BEAU SOLAR PROJECT, overseeing CEQA compliance for the UNINCORPORATED KERN 2,317-acre site. He managed AZALEA SOLAR PROJECT, COUNTY preparation of the EIR,coordinated UNINCORPORATED KERN Terrance served as County Planner with the project team, and led internal COUNTY for the 128 MW solar project, County review.The EIR addressed As County Planner,Terrance overseeing CEQA compliance for this biological and cultural resources, air managed the CEQA process for the utility-scale renewable energy quality, aesthetics, and traffic. His 60 MW solar project on a 640-acre development. He managed the leadership ensured a defensible and site. He coordinated with the project preparation of the EIR, coordinated streamlined entitlement process for a team,oversaw technical study with EDF Renewables and technical large-scale renewable energy review, and finalized the EIR.The consultants,and led internal County development. EIR addressed biological and cultural review.The EIR addressed impacts resources, air quality,aesthetics, and to biological and cultural resources, BELLEFIELD SOLAR PROJECT, traffic,supporting a clear path to air quality, aesthetics, and traffic, CALIFORNIA c: 'COUNTY entitlement for this utility-scale supporting a streamlined entitlement Terrance served as the lead County renewable energy project. process and advancing the County's Planner for the Bellefield Solar renewable energy goals. Project, a 1,500 MW utility-scale solar AV APOLLO SOLAR PROJECT, development spanning over 8,371 UNINCORPORATED KERN acres. He managed the preparation COUNTY wvwa.epdsolutions.com 1 3333 Michelson Drive,Suite 500,Irvine,CA 92612 1 949-794-1180 Page 4 of 5 DiligenceE I P I D SOLUTIONS,INC Due BUTTONBUSH SOLAR PROJECT, applicant,consultants, and directed County review processes.The EIR NEAR BUTTONWILLOW, KERN internal County review. The EIR addressed key environmental topics COUNTY evaluated impacts to biological and including biological and cultural As County Planner, Terrance led the cultural resources, air quality, resources, air quality, aesthetics, and CEQA review for the 2,000 MW aesthetics, and traffic, ensuring a traffic, supporting a thorough and Buttonbush Solar Project, a utility- thorough and defensible entitlement defensible entitlement process. scale facility proposed in western process. Kern County. He oversaw the ROSAMOND SOUTH SOLAR preparation of the EIR, coordinated JASMINE SOLAR PROJECT, PROJECT,UNINCORPORATED with the developer and consultant UNINCORPORATED KERN KERN COUNTY team, and managed internal County COUNTY As County Planner, Terrance guided review. The EIR addressed key As County Planner, Terrance the Rosamond South Solar Project environmental issues including managed the CEQA process for the through the full CEQA entitlement biological and cultural resources, air 70 MW Jasmine Solar Project, a process. He led coordination between quality, aesthetics, and traffic. His utility-scale facility spanning 493 the private developer, consultants, leadership ensured a thorough and acres. He coordinated with the and County departments to ensure all defensible entitlement process for applicant and technical consultants, technical studies were thoroughly one of the region's largest renewable oversaw internal County review, and reviewed and the EIR was responsive energy proposals. finalized the EIR. The EIR addressed to applicable regulatory requirements, biological and cultural resources, air His work emphasized the evaluation CHALAN SOLAR AND STORAGE quality, aesthetics, and traffic, of biological and cultural resources, PROJECT, NORTHERN SAN facilitating a streamlined and air quality, aesthetics, and traffic, JOAQUIN VALLEY, KERN COUNTY defensible entitlement process. culminating in a well-supported Terrance served as County Planner environmental document for public for the 65 MW Chalan Solar and KUDU SOLAR PROJECT, KERN review and final consideration by Storage Project, a utility-scale COUNTY AND CALIFORNIA CITY decision-makers. renewable energy facility spanning Terrance served as County Planner 618 acres in northern Kern County. for the 500 MW solar project, a utility- SANDRINI SOLAR PROJECT, He managed the CEQA process, scale development spanning 1,281 UNINCORPORATED KERN including preparation of the EIR, acres across Kern County and coordination with Chalan CA Solar California City. He led the CEQA Terrance served as County Planner Storage, LLC, and internal County process, including preparation of the for the Sandrini Solar Project, review.The EIR addressed key EIR, coordination with 69SV 8ME overseeing the entitlement process issues such as biological and LLC and consultants, and internal for this utility-scale solar energy agricultural resources, cultural County review. The EIR addressed development. He worked closely with resources, air quality, aesthetics, and key environmental issues such as the project proponent and consultant traffic. His work ensured a biological and cultural resources, air team to guide the preparation of a comprehensive and defensible quality, aesthetics, and traffic, comprehensive EIR in accordance environmental review supporting supporting a comprehensive and with CEQA. His responsibilities solar-plus-storage development. defensible entitlement process. included managing internal County reviews, evaluating technical studies, ENTERPRISE SOLAR STORAGE RACEWAY 2.0 SOALR PROJECT, and ensuring the EIR effectively PROJECT, UNINCORPORATED UNINCORPORATED KERN addressed environmental KERN COUNTY COUNTY considerations such as biological and Terrance led the CEQA review for the Terrance served as County Planner cultural resources, air quality, 600 MW solar storage project, a for the utility-scale solar development aesthetics,and traffic. His efforts utility-scale renewable energy requiring full CEQA review. He supported a clear and coordinated development spanning 2,320 acres. managed preparation of the EIR, path to project approval. As County Planner, he managed the coordinated with the developer and EIR process, coordinated with the consultants, and oversaw internal www.epdsolutions.com 1 3333 Michelson Drive,Suite 500,Irvine,CA 92612 1 949-794-1180 Page 5 of 5 E I P I D S131LILIT10f4SONC Due Diligence I Entitlement I Environmental •• • rn Management I Policy Joey Mendoza Senior Project Coordinator REPRESENTATIVE PROJECTS PROFILE ORANGE COUNTY EMPLOYEES Joey is an experienced planning professional who brings a strong foundation in RETIREMENT SYSTEM entitlement strategy, land use policy, and project coordination. With a degree in ENTITLEMENT MANAGEMENT Political Science and a minor in Urban Studies and Planning from UC San Diego, he City of Santa Ana blends policy analysis with hands-on planning knowledge to support a broad range of development projects. Joey currently serves as a Senior Project Coordinator at EPD ADAME LANDSCAPE Solutions, where he oversees entitlement processing and regulatory compliance for HEADQUARTERS residential, commercial, and industrial developments across Southern California. ENTITLEMENT MANAGEMENT County of Riverside Joey's expertise spans due diligence reviews, municipal code interpretation, and California Environmental Quality Act (CEQA) compliance. He has successfully CU i FONWOOD AVE HOMES managed entitlement applications such as General Plan Amendments,Zone Changes, 1=rITlTI_FN1F..NT MANAGEMENT Conditional and Minor Use Permits, Site Development Permits, and Substantial City of Moreno Valley Conformance reviews. His project portfolio includes developments in jurisdictions such as Santa Ana, Moreno Valley, Riverside County, Hemet, and Lake Elsinore. Prior to CRESCENT GARDENS joining EPD, Joey held planning roles with the City of Lake Elsinore, County of CEMETERY Riverside, and the Western Riverside Council of Governments, giving him valuable ENTITLEMENT MANAGEMENT insight into agency processes and expectations. County of Riverside Known for his responsiveness and ability to navigate complex multi-agency coordination efforts,Joey plays a critical role in advancing high-profile projects through LAKEVIEW INDUSTRIAL entitlement milestones. His collaborative approach supports successful interactions ENTITLEMENT MANAGEMENT with city staff, elected officials, community stakeholders, and technical consultants. County of Riverside Whether managing tribal consultation requirements or guiding developers through shifting regulatory frameworks, Joey ensures every project stays on track and aligned ODFL PLACENTIA+ HARVILL with local planning goals CROSS-DOCK FACILITY County of Riverside EDUCATION PROFILE SIMPSON ROAD INDUSTRIAL Bachelor of Science, Political Science,American Elections Studies PROJECT, ENTITLEMENT Minor in Urban Studies and Planning MANAGEMENT University of California, San Diego City of Hemet TWELVE OAKS WINERY& PROFESSIONAL AFFILIATIONS RESORT EXTENSION OF TIME, American Planning Association SUBSTANTIAL CONFORMANCE, ENTITLEMENT MANAGEMENT County of Riverside TENURE Senior Project Coordinator, EPD Solutions, Inc., 2024-present Associate Planner, City of Lake Elsinore, 2023-2024 Urban Regional Planner I&II, County of Riverside, 2022-2023 Planning Dept Fellow,Western Riverside Council of Gcvt, 2021-2022 www,epdsolutions.com 13333 Michelson Drive,Suite 500,Irvine,CA 92612 1 949-794-1180 . 7 - max- �"1 . y� +�• i •. . a E P D SOLUTIONS , INC 3333 Michelson Drive, Suite 500, Irvine, CA 92612 epdsolutions.com "1 ENVIPLA-02 TAKAPUK .4►CO�� CERTIFICATE OF LIABILITY INSURANCE DATE 1 5 orzvzo25 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S),AUTHORIZED REPRESENTATIVE OR PRODUCER,AND THE CERTIFICATE HOLDER. IMPORTANT: If the certificate holder is an ADDITIONAL INSURED,the policy(ies)must have ADDITIONAL INSURED provisions or be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy,certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). PRODUCER License#OE67768 CONTaCT katalina takapu t�AIOA Insurance Services PHONE FAX 3875 Hopyard Road (Arc,No,Ext):(925)416-7$62 IruC,NoF(925)416-7869 Suite 200 E-MAIL Pleasanton,CA 94588 INSURER(S)AFFORDING COVERAGE NAIC# INSURER A:Continental Casualty Company 20443 INSURED INSURER B:Hartford Casualty Insurance Company 29424 Environment Planning Development Solutions Inc dba EPD INSURER C: Solutions Inc 3333 Michelson Dr.,Suite 500 INSURER D: Irvine,CA 92612 INSURER E: INSURER F: COVERAGES CERTIFICATE NUMBER: REVISION NUMBER: 2 THIS IS TO CFRTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN; THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICIES.LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. INSR TYPE OF INSURANCE ADDL SUBR POLICY NUMBER POLICY EFF POLICY EXPLTR LIMITS A X COMMERCIAL GENERAL LIABILITY EACH OCCURRENCE $ 2,000,000 CLAIMS-MADE FA]OCCUR X X B6025654530 913012025 9/3012026 DAMAPREMOETORENf ED rence� $ 1,000,000 MED EXP(Any one erson $ 10,000 PERSONAL&ADV INJURY $ 2,000,000 hFN'LAGGREGATFUMTAPPLIESPER GENERAL AGGREGATE $ 4,000,000 POLICY FX_1 PE') LOC PRODUCTS-COMPIOPAGG $ 4,000,TOO — OTHER $ A AUTOMOBILE LIABILITY COMBrINED SINGLE LIMIT 11000,000 ANY AUTO X X B6025654530 913012025 9/3012026 BODILY INJURY Perperson) S OWNED SCHEDULED AUTOS ONLY AUTOS BODILY INJURY Peraccidenl 5 X HIRED X NON-OWNED PROPERTY DAMAGE AUTOS ONLY AUTOS ONLY Per accident 5 I S A X UMBRELLA LIAR X OCCUR EACH OCCURRENCE S 4,000,000 EXCESS LIAB CLAIMS-MADE X X B6025663132 9/3012025 913012026 AGGREGATE 4,000,000 DED I X I RETENTION$ 10,000 S B WORKERS COMPENSATION X PER OTH- AND EMPLOYERS'LIABILITYATUTF iN ANY PROPRIETORIPARTNERIEXECUTIVE Y� N/A X 57WEGAC208W 9/30/2025 9/30/2026 E.L.EACH ACCIDENT $ 1,000,000 OFFIGERIMEMBER EXCLUDED? (Mandatory in NH) E.L.DISEASE-EA EMPLOYEE 1,000,000 If yes,describe urder 9,000,000 DESCRIPTION OF OPERATIONS below E.L.DISEASE-POLICY LIMIT $ A Professional Liab. X EEH591923312 913012025 913012026 Per Claim 4,000,000 A Professional Liab. X EEH591923312 9/3012025 9130/2026 Aggregate 5,000,000 DESCRIPTION OF OPERATIONS I LOCATIONS i VEHICLES (ACORD 101,Additional Remarks Schedule,may be attached if more space is required) RE:On-Call Agreement-Agreement No.A-2023-194-03 As required by Certificate Holder written contract or agreement,in-addition to(if applicable)the governing written contract or agreement:(1)Commercial General Liability policy shall include(a)additional insured coverage and contain(b)primary&non-contributory and(c)waiver of subrogation provisions for any additional insured;(2)to the extent applicable,Automobile Liability policy shall include(a)additional insured coverage and contain(b)primary&non- contributory and(c)waiver of subrogation provisions for any additional insured;(3)to the extent applicable,Commercial Excess Liability policy shall apply on a follow-form basis,excess of commercial general liability,automobile liability and employers'liability policy(ies)with such coverage being concurrent with underlying insurance;(4)to the extent applicable,Workers Compensation and Employers'Liability policy shall include a waiver of subrogation provision; SEE ATTACHED ACORD 101 CERTIFICATE HOLDER APPROVED CANCELLATION By Tu Tran Nguyen at 11:18 am,Oct 22,2025 SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN Tu Tra n ligita11yslgnedby ACCORDANCE WITH THE POLICY PROVISIONS. Tu T—Nguyen Wte.2025 10 22 Nguyen]F'15:57-07'00' AUTHORIZED REPRESENTATIVE City of Santa Ana,Planning and Building Agency 20 Civic Center Plaza ��y"� ASanta Ana,CA 92701 "`JJJJ ACORD 25(2016103) (D 1988-2015 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD AGENCY CUSTOMER ID:ENVIPLA-02 TAKAPUK LOC 9: 1 ACpRV' ADDITIONAL REMARKS SCHEDULE Page 1 of 1 AGENCY License#OE67768 NAMED INSURED OA Insurance Services Environment Planning Development Solutions Inc dba EPD Solutions Inc 3333 Michelson Dr.,Suite 600 POLICY NUMBER Irvine,CA 92612 EE PAGE 1 CARRIER NAIL CODE EE PAGE 1 SEE P 1 EFFECTIVE DATE:SEE PAGE 1 ADDITIONAL REMARKS THIS ADDITIONAL REMARKS FORM IS A SCHEDULE TO ACORD FORM, FORM NUMBER: ACORD 25 FORM TITLE: Certificate ofi-labilLty,Insurance Description of Operations/Locations/Vehicles: (5)Professional Liability policy shall apply on a claims-made basis and include a waiver of subrogation provision. Professional Liability Retroactive Date: Full Prior Acts Additional Insureds:City of Santa Ana, its officers, officials,employees,and authorized volunteers ACORD 101 (2008101) ©2008 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD SB1469320 CNQ (Ed, 10-19) Policy#66025654530 BLANKET ADDITIONAL INSURED AND LIABILITY EXTENSION ENDORSEMENT This endorsement modifies insurance provided under the following; BUSINESSQWNERS LIABILITY COVERAGE FORM BUSINESSOWNERS COMMON POLICY CONDITIONS TABLE OF CONTENTS I. Blanket Additional Insured Provisions A. Additional Insured--Blanket Vendors B. Miscellaneous Additional Insureds C. Additional Provisions Pertinent to Additional insured Coverage i.a. Primary—Noncontributory provision 1.b. Definition of"written contract" 2. Additional Insured—Extended Coverage If. Liability Extension Coverages A. Bodily Injury—Expanded Definition B. Broad Knowledge of Occurrence C. Estates,Legal Representatives and Spouses D. Fellow Employee First Aid E. Legal Liability—Damage to Premises F. Personal and Advertising Injury—Discrimination or Humiliation G. Personal and Advertising Injury—Broadened Eviction H. Waiver of Subrogation—Blanket I. BLANKET ADDITIONAL INSURED PROVISIONS A. ADDITIONAL INSURED—BLANKET VENDORS Who Is An insured is amended to include as an additional insured any person or organization (referred to below as vendor) with whom you agreed under a "written contract` to provide insurance, but only with respect to "bodily injury' or "property damage" arising out of 'your Products"which are distributed or sold in the regular course of the vendor's business,subject to the following additional exclusions; 1. The insurance afforded the vendor does not apply to: a. 'Bodily injury'or"property damage"for which the vendor is obligated to pay damages by reason of the assumption of liability in a contract or agreement. This exclusion does not apply to liability for damages that the vendor would have in the absence of the contract or agreement; b. Any express warranty unauthorized by you; c. Any physical or chemical change in the product made intentionally by the vendor; d. Repackaging, except when unpacked solely for the purpose of inspection, demonstration, testing, or the substitution of parts under instructions from the manufacturer, and then repackaged in the original container; e. Any failure to make such inspections, adjustments, tests or servicing as the vendor has agreed to make or normally undertakes to make in the usual course of business, in connection with the distribution or sale of the products; f. Demonstration, installation, servicing or repair operations, except such operations performed at the vendor's premises in connection with the sale of the product; g. Products which, after distribution or sale by you, have been labeled or relabeled or used as a container, part or ingredient of any other thing or substance by or for the vendor;or SB146932G (10-19) Page 1 of 7 Copyright,CNA All Rights Reserved. SB1469320 (Ed. 10-19) h. "Bodily injury' or"property damage" arising out of the sole negligence of the vendor for its own acts or omissions or those of its employees or anyone else acting on its behalf. However,this exclusion does not apply to: (1) The exceptions contained in Subparagraphs d.or f.; or (2) Such inspections, adjustments, tests or servicing as the vendor has agreed to make or normally undertakes to make in the usual course of business, in connection with the distribution or sale of the products. 2. This insurance does not apply to any insured person or organization, from whom you have acquired such products, or any ingredient, part or container, entering into,accompanying or containing such products. 3. This provision 2.does not apply to any vendor included as an insured by an endorsement issued by us and made a part of this Policy. 4. This provision 2. does not apply if "bodily injury' or "property damage" included within the 'products- completed operations hazard'is excluded either by the provisions of the Policy or by endorsement. B. MISCELLANEOUS ADDITIONAL INSUREDS 1. Who Is An Insured is amended to include as an insured any person or organization (called additional insured) described in paragraphs 3.a. through 3.1. below whom you are required to add as an additional insured on this policy under a"written contract.' 2. However, subject always to the terms and conditions of this policy, including the limits of insurance, we will not provide the additional insured with: a. A higher limit of insurance than required by such'written contract;" b. Coverage broader than required by such "written contract' and in no event greater than that described by the applicable paragraph a.through k. below; or c. Coverage for 'bodily injury" or "property damage" included within the "products-completed operations hazard." But this paragraph c. does not apply to the extent coverage for such liability is provided by paragraph 3.j.below. Any coverage granted by this endorsement shall apply only to the extent permitted by law. 3. Only the following persons or organizations can qualify as additional insureds under this endorsement: a. Controlling Interest $ Any persons or organizations with a controlling interest in you but only with respect to their liability arising out of: m (1) such person or organization's financial control of you;or (2) Premises such person or organization owns, maintains or controls while you lease or occupy these premises; provided that the coverage granted to such additional insureds does not apply to structural alterations, new construction or demolition operations performed by or for such additional insured. b. Co-owner of Insured Premises A co-owner of a premises co-owned by you and covered under this insurance but only with respect to the co-owners liability for "bodily injury," 'property damage' or 'personal and advertising injury' as co- owner of such premises. c. Grantor of Franchise Any person or organization that has granted a franchise to you, but only with respect to such person or organization's liability for 'bodily injury,' 'property damage," or 'personal and advertising injury" as grantor of a franchise to you. SB146932G (10-19) Page 2 of 7 Copyright,CNA All Rights Reserved. SB 146932G (Ed. 10-19) d. Lessor of Equipment Any person or organization from whom you lease equipment, but only with respect to liability for 'bodily injury,' 'properly damage" or "personal and advertising injury' caused in whole or in part by your maintenance, operation or use of such equipment, provided that the "occurrence' giving rise to such 'bodily Injury" or "property damage" or the offense giving rise to such 'personal and advertising injury"takes place prior to the termination of such lease. e. Lessor of Land Any person or organization from whom you lease land, but only with respect to liability for"bodily injury," "property damage' or `personal and advertising Injury" arising out of the ownership, maintenance or use of that specific part of the land leased to you, provided that the "occurrence" giving rise to such "bodily injury' or "property damage' or the offense giving rise to such 'personal and advertising Injury,"takes place prior to the termination of such lease.The insurance hereby afforded to the additional insured does not apply to structural alterations, new construction or demolition operations performed by, on behalf of or for such additional insured. f. Lessor of Premises An owner or lessor of premises leased to you, or such owner or lessor's real estate manager, but only with respect to liability for "bodily injury,' 'property damage" or 'personal and advertising injury" arising out of the ownership, maintenance or use of such part of the premises leased to you, and provided that the "occurrence" giving rise to such "bodily injury" or 'property damage" or the offense giving rise to such "personal and advertising injury,'takes place prior to the termination of such lease. The insurance hereby afforded to the additional insured does not apply to structural alterations, new construction or demolition operations performed by,on behalf of or for such additional insured. g. Mortgagee,Assignee or Receiver A mortgagee, assignee or receiver of premises but only with respect to such mortgagee, assignee, or receiver's liability for "bodily injury,' °property damage' or "personal and advertising injury" arising out of the ownership, maintenance,or use of a premises by you. This insurance does not apply to structural alterations, new construction or demolition operations performed by, on behalf of or for such additional insured. h. State or Political Subdivisions A state or government agency or subdivision or political subdivision that has issued a permit or authorization, but only with respect to such government agency or subdivision or political subdivision's liability for'bodily injury,' "property damage'or'personal and advertising injury"arising out of: (1) The following hazards in connection with premises you own, rent, or control and to which this insurance applies: (a) The existence, maintenance, repair, construction, erection, or removal of advertising signs, awnings, canopies, cellar entrances, coal holes, driveways, manholes, marquees, hoistaway openings,sidewalk vaults,street banners, or decorations and similar exposures; or (b) The construction,erection,or removal of elevators; or (c) The ownership, maintenance or use of any elevators covered by this insurance; or (2) The permitted or authorized operations performed by you or on your behalf. But the coverage granted by this paragraph does not apply to: (a) 'Bodily injury', "property damage' or 'personal and advertising injury" arising out of operations performed for the state or government agency or subdivision or political subdivision; or (b) "Bodily injury" or "property damage' included within the "products-completed operations hazard." With respect to this provision's requirement that additional insured status must be requested under a "written contract,"we will treat as a'written contract"any governmental permit that requires you to add the governmental entity as an additional insured. SBI46932G (10-19) Page 3 of 7 Copyright,CNA All Rights Reserved. SB146932G (Ed. 10-19) 1. Trade Show Event Lessor With respect to your participation in a trade show event as an exhibitor, presenter or displayer, any person or organization whom you are required to include as an additional insured, but only with respect to such person or organization's liability for "bodily injury,' "property damage," or 'personal and advertising Injury'caused by: a. Your acts or omissions; or b. Acts or omissions of those acting on your behalf; in the performance of your ongoing operations at the trade show premises during the trade show event. j. Other Person or Organization Any person or organization who is not an additional insured under paragraphs a.through 1. above. Such additional insured is an insured solely for "bodily Injury," "property damage" or "personal and advertising injury'for which such additional insured is liable because of your acts or omissions. The coverage graved by this paragraph does not apply to any person or organization; (1) For "bodily injury," 'property damage," or 'personal and advertising injury' arising out of the rendering or failure to render any professional services; (2) For 'bodily injury' or "property damage' included in the 'products-completed operations hazard," But this provision(2)does not apply to such "bodily injury'or"property damage'if: (a) 11 is entirely due to your negligence and specifically results from your work for the additional insured which is the subject to the"written contract"; and (b) The'written contract' requires you to make the person or organization an additional insured for such'bodily Injury'or"property damage';or (a) Who is afforded additional insured coverage under another endorsement attached to this policy. C. ADDITIONAL PROVISIONS PERTINENT TO ADDITIONAL INSURED COVERAGE 1. . With respect only to additional insured coverage provided under paragraphs A.and B.above: a. The BUSINESSOWNERS COMMON POLICY CONDITIONS are amended to add the following to the Condition entitled Other Insurance: This insurance is excess of all other insurance available to an additional insured whether primary, excess, contingent or on any other basis. However, if a "written contract'requires that this insurance be either primary or primary and non.wn.tribut ng, then this insurance will be primary and non-contributory relative solely to insurance on which the additional insured is a named insured. 8 b. Under Liability and Medical Expense Definitions,the following definition is added: "Written contract' means a written contract or agreement that requires you to make a person or organization an additional insured on this policy, provided the contract or agreement: (1) Is currently in effector becomes effective during the term of this policy; and (2) Was executed prior to: (a) The"bodily injury'or'property damage;"or (b) The offense that caused the'personal and advertising injury'; for which the additional insured seeks coverage. 2. With respect to any additional insured added by this endorsement or by any other endorsement attached to this Coverage Part,the section entitled Who Is An Insured is amended to make the following natural persons insureds. If the additional insured is: a. An individual,then his or her spouse is an insured; SB146932G (10-19) Page 4 of 7 Copyright,CNA All Rights Reserved. SB146932G (Ed. 10-19) b. A partnership or joint venture,then its partners, members and their spouses are insureds; c. A limited liability company, then its members and managers are insureds; d. An organization other than a partnership, joint venture or limited liability company, then its executive officers, directors and shareholders are insureds; or e. Any type of entity,then its employees are insureds; but only with respect to locations and operations covered by the additional insured endorsement's provisions, and only with respect to their respective roles within their organizations. Furthermore, employees of additional insureds are not insureds with respect to liability arising out of: (1) 'Bodily injury' or "personal and advertising injury" to any fellow employee or to any natural person listed in paragraphs a.through d.above; (2) "Property damage"to property owned, occupied or used by their employer or by any fellow employee; or (3) Providing or failing to provide professional health care services. II. LIABILITY EXTENSION COVERAGES It is understood and agreed that this endorsement amends the Businessowners Liability Coverage Form. If any other endorsement attached to this policy amends any provision also amended by this endorsement, then that other endorsement controls with respect to such provision,and the changes made by this endorsement to such provision do not apply. A. Bodily injury—Expanded Definition Under Liability and Medical Expenses Definitions, the definition of "Bodily injury' is deleted and replaced by the following: "Bodily injury" means physical injury, sickness or disease sustained by a person, including death, humiliation, shock, mental anguish or mental injury by that person at any time which results as a consequence of the physical injury,sickness or disease. B. Broad Knowledge of Occurrence Under Businessowners Liability Conditions, the Condition entitled Duties In The Event of Occurrence, Offense, Claire or Suit is amended to add the following; Paragraphs a. and b. above apply to you or to any additional insured only when such "occurrence,' offense, claim or"suit"is known to: (1) You or any additional insured that is an individual; (2) Any partner, if you or an additional insured is a partnership; (3) Any manager,if you or an additional insured is a limited liability company; (4) Any'executive officer'or insurance manager, if you or an additional insured is a corporation; (5) Any trustee, if you or an additional insured is a trust;or (6) Any elected or appointed official, if you or an additional insured is a political subdivision or public entity. This paragraph applies separately to you and any additional insured. C. Estates,Legal Representatives and Spouses The estates, heirs, legal representatives and spouses of any natural person insured shall also be insured under this policy; provided,however, coverage is afforded to such estates, heirs, legal representatives and spouses only for claims arising solely out of their capacity as such and, in the case of a spouse, where such claim seeks damages from marital common property, jointly held property, or property transferred from such natural person insured to such spouse. No coverage is provided for any act, error or omission of an estate, heir, legal representative or spouse outside the scope of such person's capacity as such, provided however that the spouse of a natural person Named Insured and the spouses of members or partners of joint venture or partnership Named Insureds are insureds with respect to such spouses' acts,errors or omissions in the conduct of the Named Insured's business. S13146932G (10-19) Page 5 of 7 Copyright,CNA All Rights Reserved. SB146932G (Ed. 10-19) D. Fallow Employee First Aid Coverage In the section entitled Who Is An Insured, paragraph 2.a.1.is amended to add the following: The limitations described in subparagraphs 2.a.1.(a), (b) and (c) do not apply to your 'employees" for "bodily Injury"that results from providing cardiopulmonary resuscitation or other first aid services to a co-'employee" or "volunteer worker" that becomes necessary while your 'employee' is performing duties in the conduct of your business. Your "employees" are hereby insureds for such services. But the insured status conferred by this provision does not apply to 'employees" whose duties in your business are to provide professional health care services or health examinations. E. Legal Liability—Damage To Premises 1. Under B.Exclusions,1.Applicable to Business Liability Coverage, Exclusion k.Damage To Property, is replaced by the following: k. Damage To Property "Property damage'to: 1. Property you own, rent or occupy, including any costs or expenses incurred by you, or any other person, organization or entity, for repair, replacement, enhancement, restoration or maintenance of such property for any reason, including prevention of injury to a person or damage to another's property; 2. Premises you sell, give away or abandon, if the 'property damage' arises out of any part of those premises; 3. Property loaned to you; 4. Personal property in the care,custody or control of the insured; S. That particular part of any real property on which you or any contractors or subcontractors working directly or indirectly in your behalf are performing operations, if the 'property damage" arises out of those operations;or 6. That particular part of any property that must be restored, repaired or replaced because 'your work' was incorrectly performed on it. Paragraph 2 of this exclusion does not apply if the premises are "your work' and were never occupied, rented or held for rental by you. Paragraphs 1, 3, and 4, of this exclusion do not apply to'property damage' (other than damage by fire or explosion)to premise& (1) rented to you: (2) temporarily occupied by you with the permission of the owner, or (3) to the contents of premises rented to you for a period of 7 or fewer consecutive days. A separate limit of insurance applies to Damage To Premises Rented To You as described in Section D— Liability and Medical Expenses Limits of Insurance. Paragraphs 3,4,5, and S of this exclusion do not apply to liability assumed under a sidetrack agreement. .. . Paragraph 6 of this exclusion does not apply to 'property damage" included in the 'products- completed operations hazard.' 2. Under B.Exclusions, 1.Applicable to Business Liability Coverage,the following paragraph is added, and replaces the similar paragraph, if any, beneath paragraph (14) of the exclusion entitled Personal and Advertising Injury: Exclusions c,d,e,f,g,h,i,k,I,m,n,and o,do not apply to damage by fire to premises while rented to you or temporarily occupied by you with permission of the owner or to the contents of premises rented to you for a period of 7 or fewer consecutive days. A separate limit of insurance applies to this coverage as described in Section D.Liability And Medical Expenses Limits Of Insurance. SB146932G (10-19) Page 6 of 7 Copyright,CrdA All Rights Reserved. SB1469320 (Ed. 10-19) S. The first Paragraph under item S. Damage To Premises Rented To You Limit of the section entitled Liability And Medical Expenses Limits Of Insurance is replaced by the following: The most we will pay under Business Liability for damages because of "property damage' to any one premises, while rented to you or temporarily occupied by you with the permission of the owner, including contents of such premises rented to you for a period of 7 or fewer consecutive days, is the Damage to Premises Rented to You Limit. The Damage to Premises Rented to You Limit is the greater of: a. $1,000,000; or b. The Damage to Premises Rented to You Limit shown in the Declarations. F. Personal and Advertising Injury—Discrimination or Humiliation 1. Under Liability and Medical Expenses Definitions, the definition of 'personal and advertising injury' is amended to add the following: h. Discrimination or humiliation that results in injury to the feelings or reputation of a natural person, but only if such discrimination or humiliation is: (1) Not done intentionally by or at the direction of: (a) The insured; or (b) Any 'executive officer,' director, stockholder, partner, member or manager (if you are a limited liability company)of the insured; and (2) Not directly or indirectly related to the employment, prospective employment, past employment or termination of employment of any person or person by any insured. 2. Under B.Exclusions, 1.Applicable to Business Liability Coverage, the exclusion entitled Personal and Advertising Injury is amended to add the following additional exclusions: (15)Discrimination Relating to Room,Dwelling or Premises Caused by discrimination directly or indirectly related to the sale, rental, lease or sub-lease or prospective sale,rental, lease or sub-lease of any room, dwelling or premises by or at the direction of any insured. (16)Employment Related Discrimination Discrimination or humiliation directly or indirectly related to the employment, prospective employment, past employment or termination of employment of any person by any insured. (17)Fines or Penalties Fines or penalties levied or imposed by a governmental entity because of discrimination. 3. This provision (Personal and Advertising Injury — Discrimination or Humiliation) does not apply if Personal and Advertising Injury Liability is excluded either by the provisions of the Policy or by endorsement. G. Personal and Advertising Injury-Broadened Eviction Under Liability and Medical Expenses Definitions, the definition of 'Personal and advertising injury' is amended to delete Paragraph c.and replace it with the following: c. The wrongful eviction from, wrongful entry into, or invasion of the right of private occupancy of a room dwelling or premises that a person or organization occupies committed by or on behalf of its owner, landlord or lessor. H. Waiver of Subrogation—Blanket We waive any right of recovery we may have against: a. Any person or organization with whom you have a written contract that requires such a waiver. All other terms and conditions of the Policy remain unchanged. SBI46932G(10-19) Page 7 of 7 Copyright,CNA All Rights Reserved. ��� SB-146968-A (Ed.01106) Policy # B6025654530 IMPORTANT: THIS ENDORSEMENT CONTAINS DUTIES THAT APPLY TO THE ADDITIONAL INSURED IN THE EVENT OF OCCURRENCE, OFFENSE, CLAIM OR SUIT. SEE PARAGRAPH C., OF THIS ENDORSEMENT FOR THESE DUTIES. THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY, BLANKET ADDITIONAL INSURED ENDORSEMENT WITH PRODUCTS-COMPLETED OPERATIONS COVERAGE BLANKET WAIVER OF SUBROGATION Architects, Engineers and Surveyors This endorsement modifies insurance provided under the following: BUSINESSOWNERS LIABILITY COVERAGE FORM BUSINESSOWNERS COMMON POLICY CONDITIONS A. WHO IS AN INSURED (Section C.) of the 4. The insurance provided to the additional insured Businessowners Liability Coverage Form is amended does not apply to "bodily injury," "property to include as an insured any person or organization damage," "personal and advertising injury" arising whom you are required to add as an additional insured out of an architect's, engineer's, or surveyor's on this policy under a written contract or written rendering of or failure to render any professional agreement; but the written contract or written services including: agreement must be: a. The preparing, approving, or failing to prepare 1. Currently in effect or becoming effective during the or approve maps, shop drawings, opinions, term of this policy;and reports, surveys, field orders, change orders 2. Executed prior to the "bodily injury,„ „property or drawings and specifications by any damage,"or"personal and advertising injury." architect, engineer or surveyor performing services on a project of which you serve as B. The insurance provided to the additional insured is construction manager;or limited as follows: b. Inspection, supervision, quality control, 1. That person or organization is an additional engineering or architectural services done by insured solely for liability due to your negligence you on a project of which you serve as specifically resulting from "your work" for the construction manager. additional insured which is the subject of the 5. This insurance does not apply to "bodily injury," written contract or written agreement. No "property damage," or "personal and advertising coverage applies to liability resulting from the sole injury"arising out of: negligence of the additional insured. 2. The Limits of Insurance applicable to the a. The construction or demolition work while you are acting as a construction or demolition additional insured are those specified in the contractor. This exclusion does not apply to written contract or written agreement or in the work done for or by you at your premises. Declarations of this policy, whichever is less. These Limits of Insurance are inclusive of, and not C. BUSINESSOWNERS GENERAL LIABILITY in addition to, the Limits of Insurance shown in the CONDITIONS—Duties In The Event of Occurrence, Declarations. Offense, Claim or Suit (Section E.2.) of the 3. The coverage provided to the additional insured Businessowners Liability Coverage Form is amended within this endorsement and section titled to add the following: LIABILITY AND MEDICAL EXPENSE An additional insured under this endorsement will as DEFINITIONS — "Insured Contract" (Section soon as practicable: F.9.)within the Businessowners Liability Coverage 1. Give written notice of an occurrence or an offense Form, does not apply to "bodily injury"or"property to us which may result in a claim or "suit" under damage" arising out of the "products-completed operations hazard" unless required by the written this insurance; contract or written agreement. SB-146968-A Page 1 of 2 (Ed. 01106) SB-146968-A (Ed.01106) 2. Tender the defense and indemnity of any claim or against that "suit" If no other insurer defends, we '°suit" to us for a loss we cover under this will undertake to do so, but we will be entitled to Coverage Part; the additional insured's rights against all those 3. Tender the defense and indemnity of any claim or other insurers. "suit" to any other insurer which also has When this insurance is excess over other insurance for a loss we cover under this Coverage insurance, we will pay only our share of the Part; and amount of the loss, if any, that exceeds the sum 4. Agree to make available any other insurance of: which the additional insured has for a loss we (a) The total amount that all such other insurance cover under this Coverage Part, would pay for the loss in the absence of this We have no duty to defend or indemnify an additional insurance; and insured under this endorsement until we receive (b) The total of all deductible and self-insured written notice of a claim or "suit" from the additional amounts under all that other insurance. insured. We will share the remaining loss, if any, with any D. OTHER INSURANCE (Section H. 2. & 3.) of the other insurance that is not described in this Businessowners Common Policy Conditions are Excess Insurance provision and was not bought deleted and replaced with the following: specifically to apply in excess of the Limits of 2. This insurance is excess over any other insurance Insurance shown in the Declarations of this naming the additional insured as an insured Coverage Part. whether primary, excess, contingent or on any E. TRANSFER OF RIGHTS OF RECOVERY AGAINST other basis unless a written contract or written OTHERS TO US (Section K.2.) of the agreement specifically requires that this insurance Businessowners Common Policy Conditions is deleted be either primary or primary and noncontributing and replaced with the following: to the additional insured's own coverage. This 2. We waive any right of recovery we may have insurance is excess over any other insurance to against any person or organization against whom you which the additional insured has been added a5 have agreed to waive such right of recovery in a an additional insured by endorsement. written contract or agreement because of payments 3. When this insurance is excess, we will have no we make for injury or damage arising out of your duty under Coverages A or B to defend the ongoing operations or "your work" done under a additional insured against any "suit" if any other contract with that person or organization and included insurer has a duty to defend the additional insured within the"products-completed operations hazard." 0 0 w rn m ga d 0 n w� rr.rr" SB-146968-A Page 2 of 2 (Ed. 01106) Policy#B6025654530 SB146902G CNA (Ed.6-16) THIS ENDORSEMENT CHANGES THE POLICY.PLEASE READ IT CAREFULLY. HIRED AUTO AND NON-OWNED AUTO LIABILITY This endorsement modifies insurance provided under the following: BUSINESSOWNERS LIABILITY COVERAGE FORM BUSINESSOWNERS COMMON POLICY CONDITIONS SCHEDULE Insurance is provided only with respect to those coverages for which a specific limit is shown: COVERAGE LIMIT Hired Auto Liability: $ Non-owned Auto Liability: $ (If no entry appears above, information required to complete this endorsement will be shown in the Declarations as applicable to this endorsement.) PROVISIONS A. COVERAGE With respect only to the Coverage(s) for which a limit is shown in the SCHEDULE above, the insurance provided under Coverage A.1. Business Liability for "bodily injury' and "property damage" also applies to "bodily injury" or "property damage"arising out of the maintenance or use of a: • "Hired auto"used by you or your"employee"in the course of your business; and/or • "Non-owned auto" used in the course of your business. Maintenance or use of a "non-owned auto' includes test driving in connection with an"auto business." With respect only to the coverage provided by this endorsement, under Coverages, coverage A.1. Business Liability is amended to: 1. Delete paragraph A.1.b.(1)(b)and replace it with the following: b. This insurance applies: (1) To"bodily injury"and "property damage"only if: (b) The"occurrence"occurs during the policy period;and 2. Delete paragraph A.1.b.(2),. B. LIMITS OF INSURANCE With respect only to the coverage provided by this endorsement, SECTION D. Liability And Medical Expenses Limits of Insurance is deleted in its entirety and replaced with the following: D. Limits Of Insurance 1. Regardless of the number of: a. Insureds; b. Claims made or"suits" brought; s c. Persons or organizations making claims or bringing"suits";or d. "Autos," ® the applicable Hired Auto Liability limit or Non-Owned Auto Liability limit shown in the Declarations is the most we will pay for damages under SECTION A. Coverages because of all "bodily injury"and "property damage" resulting from any one "occurrence" arising out of the maintenance or use of a "hired auto" or "non-owned auto." SB146902G(Ed.6-16) Page 1 of 3 Copyright,CNA All Rights Reserved. SB 146902G CNA (Ed.6-16) C. EXCLUSIONS With respect only to the insurance provided by this endorsement: 1. Under Exclusions, the paragraph entitled Applicable to Business Liability Coverage is amended to delete all exclusions except exclusions a., b.,d., e.,f. and i.and to add the following exclusions: This insurance does not apply to: • Fellow Employee "Bodily injury"to: (1) Any fellow "employee" of the insured arising out of and in the course of employment by the insured or while performing duties related to the conduct of the insured's business; or (2) The spouse, child, parent, brother or sister of that fellow "employee" while as a consequence of Paragraph(1)above. • Care,Custody or Control "Property Damage"to: (1) Property owned or being transported by, or rented or loaned to the insured;or (2) Property in the care, custody or control of the insured. D. WHO IS AN INSURED With respect only to the insurance provided by this endorsement,Who Is An Insured is replaced by the following: Each of the following is an insured under this insurance to the extent set forth below: 1. You; 2. Subject to paragraph 3.c. below, your "employee" while operating an "auto" hired or rented under a contract or agreement, with your permission, in that "employee's" name, while performing duties relater[ to the conduct of your business. 3. Anyone else including any partner or"executive officer"of yours while using with your permission a"hired auto" or a"non-owned auto"except: a. The owner or lessee (of whom you are a sublessee)of a"hired auto" or the owner or lessee of a"non-owned auto"or any agent or"employee"of any such owner or lessee; b. Your"employee"if the covered "auto"is owned by that"employee"or a member of his or her household; c. Your "employee" if the covered "auto' is leased, hired or rented by him or her or a member of his or her household under a lease or rental agreement for a period of 180 days or more; d. Any partner or"executive officer"with respect to any"auto" owned by such partner or officer or a member of his or her household; e. Any partner or "executive officer" with respect to any "auto" leased or rented to such partner or officer or a member of his or her household under a lease or rental agreement for a period of 180 days or more; f. Any person while employed in or otherwise engaged in duties in connection with an "auto business," other than an"auto business"you operate; g. Anyone other than your "employees," partners, a lessee or borrower or any of their "employees," while moving property to or from a"hired auto"or a"non-owned auto";or 4. Any other person or organization, but only with respect to their liability because of acts or omissions of an insured under 1., 2,or 3.above. E. AMENDED DEFINITION The Definition of"insured contract"in Section F— Definitions issmended by the addition of the following exceptions to paragraph f.: SB146902G (Ed. 6-16) Page 2 of 3 Copyright,CNA All Rights Reserved. SB146902G CNA (Ed.6-16) Paragraph f.does not include that part of any contract or agreement: • That pertains to the loan, lease or rental of an "auto" to you or any of your"employees," if the "auto" is loaned, leased or rented with a driver; or • That holds a person or organization engaged in the business of transporting property by "auto" for hire harmless for your use of a covered "auto" over a route or territory that person or organization is authorized to serve by public authority. F. ADDITIONAL DEFINITIONS Section F. Definitions is amended by the addition of the following definitions: a. "Auto Business"means the business or occupation of selling, repairing, servicing,storing or parking"autos." b. "Hired auto" means any"auto" you or your"employee" lease, hire, rent or borrow in the course of your business. This does not include: i. Any"auto'you lease, hire or rent under a lease or rental agreement for a period of 180 days or more, or ii. Any"auto' you lease, hire, rent or borrow from any of your"employees," partners, stockholders, or members of their households. c. "Non-owned auto' means any "autos" you do not own, lease, hire, rent or borrow that are being used in the course and scope of your business at the time of the "occurrence." This includes "autos" owned by your "employees" or partners or members of their households but only while being used in the course and scope of your business at the time of the'occurrence." If you are a sole proprietor, "non-owned auto' means any "autos" you do not own, lease, hire, rent or borrow that are being used in the course and scope of your business or personal affairs at the time of the"occurrence." G. With respect only to the operation of a "hired auto' or "non-owned auto," Paragraph H, of the Businessowners Common Policy Conditions is deleted and replaced with the following: H. Other Insurance 1. Except for any liability assumed under an "insured contract"the insurance provided by this Coverage Form is excess over any other collectible insurance. However, if your business is the selling, servicing, repairing, parking or storage of "autos," the insurance provided by this endorsement is primary when covered "bodily injury" or"property damage"arises out of the operation of a customer's"auto'by you or your"employee." 2. When this Coverage Form and any other Coverage Form or policy covers on the same basis,either excess or primary, we will pay only our share. Our share is the proportion that the Limit of Insurance of our Coverage Form bears to the total of the limits of all the Coverage Forms and policies covering on the same basis. All other terms and conditions of the Policy remain unchanged, I� SB146902G(Ed.6-16) Page 3of3 Copyright,CNA All Rights Reserved. AL THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY. WAIVER OF OUR RIGHT TO RECOVER FROM OTHERS ENDORSEMENT Policy Number: 57 WEG AC20BW Endorsement Number: 001 Effective Date: 09/30/25 Effective hour is the same as stated on the Information Page of the policy. Named Insured and Address: Environment Planning Development Solutions Inc. 3333 Michelson Dr., Suite 500 Irvine CA 92612 We have the right to recover our payments from anyone liable for an injury covered by this policy. We will not enforce our right against the person or organization named in the Schedule. This agreement shall not operate directly or indirectly to benefit anyone not named in the Schedule. SCHEDULE Any person or organization for whom you are required by contract or agreement to obtain this waiver from us. Endorsement is not applicable in KY, NH, NJ or for any MO construction risk Countersigned by Authorized Representative Form WC 00 03 13 Printed in U.S.A. Process Date: 10/03/25 Policy Expiration Date:09/30/26 Professional Liability and Pollution Incident Liability Insurance CMA Policy# EEH591923312 Policy 4. fully cooperate with the Insurer or the Insurer's designee in the defense of a claim, including but not limited to assisting the Insurer in: the conduct of suits or other proceedings, settlement negotiations, and the enforcement of any right of contribution or indemnity against another who may be liable to the Insured. The Insured shall attend hearings and trials and assist in securing evidence and obtaining the attendance of witnesses; 5. refuse, except solely at the Insured's own cost, to voluntarily make any payment, admit liability, assume any obligation, or incur any expense, without the Insurer's prior written approval; and 6. pay the deductible amount when due. After the Insured reports a circumstance or a claim is made and the Insured has the right under any contract to either reject or demand arbitration or other alternative dispute resolution process, the Insured shall only do so with the Insurer's prior written consent. C. The Insured's Rights and Duties in the Event of a Circumstance If the Insured reports a circumstance for which there may be coverage under this Policy, and the Insured gives the Insurer written notice containing as much detail as the Insured can reasonably provide regarding: 1. what happened and the professional services or activities the Insured performed; 2. the nature of any possible injury or damages; and 3. how and when the Insured first became aware of such circumstance, then any claim or related claims that subsequently may be made against the Insured arising out of such circumstance shall be deemed to have been made on the date the Insurer received written notice of the circumstance. The Insured will cooperate with the Insurer in addressing the circumstance, and refuse, except solely at the Insured's own cost, to voluntarily make any payment, admit liability, assume any obligation, or incur any expense without the Insurer's prior written approval. D. Subrogation If any Insured has rights to recover amounts from another, those rights are transferred to the Insurer to the extent of the Insurer's payment. The Insured must do everything necessary to secure these rights and must do nothing after a claim is made to jeopardize them. The Insurer hereby waives subrogation rights against any person or organization to the extent that the Named Insured has, prior to a wrongful act or circumstance, entered into a written agreement to waive such rights. E. Premium All premium charges under this Policy will be computed according to the rules, rates and rating plans that apply at the effective date of the current policy term- F. Examination and Audit The Insured agrees to allow the Insurer to examine and audit the Insured's financial books and records that relate to this insurance. The Insurer may do this at any time during the policy term or any extensions, and up to three years after the end of the policy term. G. Legal Action Limitation 1. The Insured agrees not to bring any legal action against the Insurer concerning this Policy unless the Insured has fully complied with all the provisions of this Policy. 2. If, after the final adjudication or settlement of a claim, there is any dispute concerning tort allegations against the Insurer regarding the handling or settlement of any claim, the Insured and the Insurer agree to submit such dispute to any form of alternative dispute resolution acceptable to both Form No.CNA79034XX(11-2022) Policy No: EEH591923312 Policy Page 13 of 17 Policy Effective[Date:09/30/2024 Underwriting Company:Continental Casualty Company Policy Page: 15 of 26 151 North Franklin Street,Chicago, IL 60606 opyng t CNA All Rights Reserved.