HomeMy WebLinkAboutBENTALL/WESTIMSTER 1A-2000
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Clerk of the Council
City of Santa Ana
20 Civic Center Plaza M-30
P.O. Box 1988
Santa Ana, California 92702
Recorded in Official Records, County of Orange
Gary Granville, Clerk-Recorder
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GOVERNMENT CODE 5 6103
DEVELOPMENT AGREEMENT BETWEEN
THE CITY OF SANTA ANA AND
BENT ALLIWESTMINSTER PARTNERS
This DEVELOPMENT AGREEMENT ("Agreement") is entered into between
THE CITY OF SANTA ANA, a charter city and municipal corporation organized under the
Constitution and laws of the State of California ("City") and BENTALLlWESTIMSTER
PARTNERS, a California general partnership ("Owner" or "Property Owner").
I. RECITALS. The Agreement is entered into with reference to the following
facts:
1.1 Code Authorization. City is authorized pursuant to Government Code
Sections 65864 through 65869.5 to enter into development agreements with persons having legal
or equitable interests in real property for the purpose of establishing certainty for both City and
Owner in the development process. City enters into the Agreement pursuant to the provisions of
the Government Code and applicable City policies. The parties acknowledge:
(I)
the time of development.
This Agreement is intended to assure adequate public facilities at
(2) This Agreement is intended to assure development in accordance
with City's General Plan, applicable Specific Plans and Capital Improvement Plan.
(3) This Agreement will permit achievement of goals and objectives as
reflected in the City's General Plan and all applicable Specific Plans.
(4) Owner is required by existing City regulations to provide
mitigation for certain impacts and pay certain regulatory fees as conditions of approvals through
the regulatory process.
(5) This Agreement will allow City to realize extraordinary and
significant public infrastructure facilities and other supplemental benefits in addition to those
available through the existing regulatory process.
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(6) Many of the extraordinary and significant benefits identified as
consideration to City for entering into this Agreement are of regional significance, relate to
existing deficiencies in public facilities, require Owner to contribute a greater percentage of
benefits than would otherwise be required, and represent benefits which would not otherwise be
required as part of the development process.
(7) Owner and City have previously entered into a Development
Agreement involving a larger project on a larger parcel of property. This Development
Agreement, dated December 20, 1989, has expired by its own terms. The development
contemplated under this Development Agreement constitutes Phase II of the development
contemplated in the prior, expired Development Agreement.
1.2 Owner. Owner represents and warrants that it has a legal or equitable
interest in the real property located in City of Santa Ana, California, legally described on Exhibit
A attached hereto and incorporated herein, and graphically described on Exhibit B attached
hereto and incorporated herein (hereinafter the "Property"). The Property consists of
approximately 5.13 acres, located on Tustin Boulevard south of Seventeenth Street in the City of
Santa Ana. The Owner desires to develop the Property with a six (6) story, 120,000 square foot
office tower, expand the detached parking structure by adding an additional 441 parking stalls,
add 2,000 square feet of service retail, and a 10,000 square foot freestanding restaurant. The
Property will be developed with a maximum F.A.R. (floor area ratio) of 1.5.
1.3 Interest of Owner. Owner hereby represents that it has an equitable and
legal interest in the Property. Owner further hereby represents that it has approved this
Agreement and is authorized to enter into this Agreement.
1.4 Planning Commission - Council Hearings. On March 27, 2000 the
Planning Commission of the City ("Planning Commission"), after giving notice pursuant to
Government Code Sections 65090 and 65091, held a public hearing to consider the Owner's
application for this Agreement. The Planning Commission recommended to the City Council of
City that it execute this Agreement. On November 20,2000, the City Council of the City of
Santa Ana ("Council"), after providing notice as required by law, held a public hearing to
consider the Owner's application for this Agreement
1.5 Council Findings. The Council finds that this Agreement is consistent
with the General Plan, as amended by general plan amendment no. 00-002 (Resolution No.
2000-076), applicable Specific Plan(s) as well as all other applicable ordinances, plans, policies
and regulations of the City.
1.6 City Ordinance On December 4, 2000, the Council adopted
Ordinance No. NS-2456 approving this Agreement, which became effective on January 3, 2001.
2. DEFINITIONS. In the Agreement, unless the context otherwise requires:
2.1 "Final Design" means the Plan of Development, which constitutes the
final design documents for the project to be constructed on the Property, as prepared by Owner
and approved by City, which are set forth in greater detail in Exhibit C attached hereto and
incorporated herein by the reference (hereinafter referred to as "the Plan").
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2.2 "Property Owner" or "Owner" means Bentall/Westminster Partners.,
being the person, persons, or entity having a legal or equitable interest in the Property, and
includes Bentall/Westminster Partner's successors in interest.
2.3 "Property" is the real property described in Exhibit A and referred to in
Exhibit B.
2.4 "Project" is the development of the Property as generally set forth in GPA
No. 00-002 (City Resolution No. 2000-076), Site Plan Review 88-31, and the Project Description
as set forth in the ErR (including Addendum) for the Project.
3. EXHIBITS. The following documents referred to in the Agreement are attached
to this Agreement and are identified as follows:
Exhibit
Designation
Description
Referred to
in Section
A
Property Legal Description
1.2
B
Property Graphical Description (Site Plan)
1.2
C
Plan of Development
2.1
4. GENERAL PROVISIONS.
4.1 Property Subject to the Agreement. Until released pursuant to the
provisions of Section 9.3 below, no property shall be released from this Agreement until
Property Owner has fully performed its obligations arising out ofthe Agreement.
4.2 Duration of Agreement. The term of the Agreement shall commence on,
and the effective date of the Agreement shall be, the effective date of City Ordinance No.
NS-2456 as set forth in Section 1.6 above, and the term shall extend for a period often (I 0) years
following the effective date unless the Agreement is earlier terminated, or its term modified of
fully executed by both parties; provided, however, that nothing herein is intended nor shall it be
interpreted to extend the period of validity of any approval issued in conjunction with the City's
Development Project Plan process or building permit, beyond local requirement.
4.3 Assignment. Owner shall have the right to transfer or assign the Property,
in whole or in part, to any person, entity (public or private), partnership, joint venture, firm or
corporation at any time during the term of this Agreement; provided, however, the rights of
Owner under this Agreement may not be transferred or assigned unless the written consent of the
City Council is first obtained and any transfer or assignment of the rights under this Agreement
shall include in writing the assumption of the duties, obligations, and liabilities arising from this
Agreement if the City grants written consent to transfer the rights. Nor shall the rights of the
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Owner hereunder be subject to assignment by attachment, execution, or proceedings under any
provision of the Bankruptcy Act, and any such assignment or transfer shall be wholly void and of
no force and effect unless such written consent thereto be obtained from the City Council. Such
transfer or assignment shall not relieve the Owner of any duty, obligation or liability to City
without the consent ofthe City.
During the term of this Agreement, any approved assignee or transferee of the
rights under this Agreement shall observe and perform all of the duties and obligations of Owner
contained in this Agreement as such duties and obligations pertain to the portion ofthe Property
transferred or assigned. Any and all approved successors and assignees of Owner shall have all
ofthe same rights, benefits, duties, obligations, and liabilities of Owner under this Agreement. If
the Property is subdivided, any subdivided parcel may be sold, mortgaged, hypothecated,
assigned, or transferred to persons for development by them in accordance with the provisions of
this Agreement. Upon assignment or transfer of the rights of Owner under this Agreement, the
obligations of Owner and the transferee or assignee shall be joint and several.
4.4 Amendment or Cancellation of Agreement. This Agreement may be
amended from time to time or cancelled by the mutual consent ofthe parties, but only in the
same manner as its adoption by an ordinance as set forth in Government Code Section 65868.
The term "Agreement" or "Development Agreement" as used herein shall include any
amendment properly approved and executed.
4.5 Enforcement. Notwithstanding Government Code Section 65865.4, this
Agreement is enforceable by any party to the Agreement in any manner provided by law. The
remedies provided in Section 8.4 of this Agreement shall not include, and City shall not be liable
for, any action in damages or any costs or attorney's fees resulting from any dispute, controversy,
action or inaction, or any legal proceeding arising out of this Agreement.
4.6 Hold Harmless. Property Owner agrees to and shall hold City, its
officers, agents, employees, consultants, special counsel, and representatives harmless from
liability: (1) for damages, just compensation, restitution, judicial or equitable relief arising out of
claims for personal injury, including health, and claims for property damage, which may arise
from the direct or indirect operations of the Property Owner or their contractors, subcontractors,
agents, employees, or other persons acting on their behalf which relates to the Project; and (2)
from any claim that damages, just compensation, restitution, judicial or equitable relief is due by
reason of the terms of or effects arising from this Agreement. Property Owner agrees to pay all
costs for the defense of the City and its officers, agents, employees, consultants, special counsel,
and representatives regarding any action for damages, just compensation, restitution, judicial or
equitable relief caused or alleged to have been caused by reason of Property Owner's actions in
connection with the Project, any claims arising out of this Agreement, or any approval or
certification by the City relating to the Project. This hold harmless agreement applies to all
claims for damages, just compensation, restitution, judicial or equitable relief suffered, or alleged
to have been suffered, by reason of the events referred to in this Section or due by reason of the
terms of, or effects, arising from this Agreement or any approval or certification by the City
relating to the Project, regardless of whether or not the City prepared, supplied or approved this
Agreement, plans or specifications, or both, for the Project. The Property Owner further agrees
to indemnify, hold harmless, and pay all costs for the defense of the City, including fees and
costs for special counsel to be selected by the City, regarding any action by a third party
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challenging the validity ofthis Agreement or any approval or certification by the City relating to
the Project, or asserting that damages, just compensation, restitution, judicial or equitable relief is
due to personal or property rights by reason of the terms of, or effects arising from this
Agreement. City may make all reasonable decisions with respect to its representation in any
legal proceeding.
4.7 Binding Effect of Agreement. To the extent not otherwise provided in
Section 4.3 of this Agreement, the burdens ofthe Agreement bind, and the benefits of the
Agreement inure, to the parties' successors in interest.
4.8 Relationship of the Parties. The contractual relationship between City
and Owner arising out of the Agreement is one of independent contractor and not agency. This
Agreement does not create any third party beneficiary rights.
4.9 Notices. Any notice, tender, demand, delivery, or other communication
pursuant to this Agreement shall be in writing and shall be deemed to be properly given if
delivered in person or mailed by first class or certified mail, postage prepaid, or sent by
telefacsimile or other telegraphic communication in the manner provided in this Section, to the
following persons:
Ifto City, to:
Clerk of the Council
City of Santa Ana
20 Civic Center Plaza M-30
P.O. Box 1988
Santa Ana, California 92702
facsimile (714) 647-6956
and,
City Attorney
City of Santa Ana
20 Civic Center Plaza M-29
P.O. Box 1988
Santa Ana, California 92702
facsimile (714) 647-6515
If to Owner, to:
Bentall Development Company
1551 North Tustin Avenue, Suite 845
Santa Ana, California 92705
Attention: Kit Royer
Facsimile (714) 550-7703
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A party may change its address by giving notice in writing to the other party.
Thereafter, any notice, tender, demand, delivery, or other communication shall be addressed and
transmitted to the new address. If sent by mail, any notice, tender, demand, delivery, or other
communication shall be effective or deemed to have been given three (3) days after it has been
deposited in the United States mail, duly registered or certified, with postage prepaid, and
addressed as set forth above. If sent by telefacsimile, any notice, tender, demand, delivery, or
other communication shall be effective or deemed to have been given twenty-four (24) hours
after the time set forth on the transmission report issued by the transmitting facsimile machine,
addressed as set forth above. For purposes of calculating these time frames, weekends, federal,
state, County, or City holidays shall be excluded.
5. DEVELOPMENT OF THE PROPERTY.
5.1 Rules, Regulations and Policies. The rules, regulations and official
policies governing the permitted use(s) ofthe Property, with respect to and only with respect to
the density and intensity of use of the Property, shall be those rules, regulations, and policies in
existence on the effective date of this Agreement.
5.2 Permitted Use, Density, and Intensity of Use; Rate and Amount of
Growth. The permitted use, density and intensity of use of the Property shall be as set forth in
the Plan. Pursuant to Government Code Section 65866, and Pardee Construction Co. v. City of
Camarillo (1984) 37 Cal.3d 465, 208 Cal.Rptr. 228, 690 P.2d 701, the right to enact police
power regulations on matters not covered by section 5.1 of this Agreement, including without
limitation regulation of the rate and amount of growth, is not abrogated by the City. The City
hereby retains the police power to provide for change in regulations, ordinances, policies, and
plans relating to moratoria, building permit allocations, timing, and sequencing of development
and the financing and provision of adequate public facilities at the time of development. No
vested rights as to any requirements in this sub-section either as to existing or future regulations,
ordinances, policies, and plans are hereby conferred.
5.3 Design and Construction Standards and Specifications. The design
and construction standards and specifications for all Project construction, shall be subject to
applicable design standards and guidelines in effect on the effective date of this Agreement,
including but not limited to the F.A.R. of 1.5 as set forth in GPA No. 00-002.
5.4 Maximum Height and Size of Structure. The maximum height and size
for all structures shall be as provided in the Plan.
5.5 Reservations and Dedications. No reservations or dedications ofland
shall be required by the City as a condition of development of the Property so long as that
development is in conformance with the Plan. Nothing herein is intended, nor shall it be
interpreted, to in any way limit or otherwise restrict the City's inherent power of eminent
domain.
5.6 Future Discretionary Approvals. This Agreement shall not prevent the
City, when considering requests for discretionary approvals not covered by Section 5.2 of this
Agreement subsequent to the effective date of this Agreement, from applying new rules,
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regulations, and policies which are applicable to the Property, including but not limited to,
changes in the general plans, specific plans, zoning, subdivision or building regulations, nor shall
this Agreement prevent the City from denying or conditionally approving any subsequent
applications for land use entitlements based on such existing or new rules, regulations, and/or
policies; provided however, that such new rules, regulations, and official policies are of general
application to all development within the City and are not imposed solely with respect to the
subject property. In addition, this Agreement shall not prevent the City from exercising its police
power to protect the health, safety, and welfare of the public. This police power, exercised in
accordance with Section 5.2 of this Agreement, is paramount to any rights or obligations created
or existing between the parties.
5.7 Processing Fees. All fees and charges intended to cover City costs
associated with processing development of the Property, including but not limited to fees and
charges for applications, processing, inspections, plan review, plan processing, and/or
environmental review, which are existing or may be revised or adopted during the term of this
Agreement, shall apply to the development of the Property.
5.8 Amendments or Additions to Citywide Fee Programs. This Agreement
shall not preclude the inclusion of and changes to fee programs, taxes whether special or general,
or assessments (hereafter collectively referred to as "fees") adopted by the City after the effective
date of this Agreement, which shall be applicable to the Project or the Property provided that
they (I) are standard fees applicable to all development in the City (although actual fee rates may
vary within the City where bona fide less-than-citywide fee zones have been established), (2) are
not applicable primarily or only to this Project, or (3) are not imposed to either (a) mitigate,
offset or compensate for Project impacts which were analyzed in the negative declaration
prepared for the Project, or (b) duplicate any project design features conditions of approval,
agreements, or mitigation measures contained in the Development Plan or this Agreement.
5.9 Intentionally Not Included.
5.10 Development, Construction, Installation and Maintenance of Public
Art. In consideration for the extraordinary and significant benefits set forth in this Section, the
Owner has been legally vested under Section 5.2 with regard to the permitted uses ofland,
density, and intensity of use, Owner shall cause the design, construction, installation and
maintenance of a work of public art on the Property.
The work of public art shall be placed on the Property in a location, as approved by the
Executive Director of the Planning and Building Agency, that will provide the greatest
opportunity for viewing by the general public. It is to be located in an open area viewable from
the public right of way, or on the exterior of an assembly.
The Owner shall expend $25,000 at a minimum on the work of public art. This minimum
expenditure may include the work of public art itself (and rendering costs if applicable), the cost
of constructing any structure (e.g., a pad) to enable display of the work of public art, the artist's
fee if separate, and identification plaque(s). This minimum expenditure shall not include any
other cost, including but not limited to any costs ofland, publicity, administrative costs, art
consultant's fee, transportation costs, utility costs to illuminate the artwork, or maintenance
costs.
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To be eligible, the proposed work of public art shall not be:
a. a mass produced obj ect from a standard design;
work of art;
b. a reproduction, whether produced by mechanical or other means, of an original
c. elements of building, designed by the building's architect, as opposed to a
public artist commissioned for the express purpose of creating a unique work of public art; nor
d. landscaping, in whole or in part.
Deliverables specified below must be designed, constructed or executed prior to the triggering
event.
Deliverable
I. Submit final design and location of
Public Art to Planning and Building
Agency.
2. Install Public Art.
2. Maintenance Agreement with City,
binding on Owner and successors, to
maintain work of public art in
perpetuity.
Triggering Event
Prior to issuance of first Building Permit, or five
(5) years from the effective date of this
Agreement, whichever comes first.
Prior to City's issuance of Certificate of Use and
Occupancy for any building, or six (6) years from
the effective date of this Agreement, whichever
comes first.
Prior to City's issuance of Certificate of Use and
Occupancy for any building, or six (6) years from
the effective date of this Agreement, whichever
comes first.
5.11 Moratoriums. Moratoriums enacted by the City for the public health,
safety, and welfare, which are imposed on the Property or Project, shall toll the time periods set
forth in this Agreement.
5.12 City to Receive Construction Contract Documents. Owner shall
furnish City, upon written request, copies of any public facilities construction contracts and
supporting documents relating to the Proj ect.
5.13 Conditions of Discretionary Approvals. The requirements imposed as
conditions of any discretionary approval received through the City's existing regulatory process
shall be governed by the terms of those approvals, and in no event shall such conditions be
affected by the termination, cancellation, rescission, revocation, or default or expiration ofthis
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Agreement.
5.14 Compliance With Governmental Requirements. Owner shall carry out
the design, construction, and operation of the Project in substantial conformity with all applicable
laws, ordinances, statutes, codes, rules, regulations, orders, and decrees of the United States, the
State of California, the County of Orange, the City, or any other political subdivision in which
the Property is located, and of any other political subdivision, agency, or instrumentality
exercising jurisdiction over the City, the Owner or the Property, including all applicable federal,
state, and local occupation, safety and health laws, rules, regulations and standards, applicable
state and labor standards, applicable prevailing wage requirements, the City zoning and
development standards, City permits and approvals, building, plumbing, mechanical and
electrical codes, as they apply to the Property and the Project, and all other provisions of the City
and its Municipal Code (as they apply to the Property and the Project), and all applicable
disabled and handicapped access requirements, including, without the limitation, the Americans
With Disability Act, 42 U.S.C. 9 12101 et seq., Government Code 9 4450 et seq., and the Unruh
Civil Rights Act, Civil Code 9 51 et seq. ("Governmental Requirements").
6. ANNUAL REVIEW.
6.1 City and Owner Responsibilities. City shall, at least every twelve (12)
months during the term ofthis Agreement, review the extent of good faith substantial compliance
by Owner with the terms of this Agreement. Pursuant to Government Code Section 65865.1, as
amended, Owner shall have the duty to demonstrate by substantial evidence its good faith
compliance with the terms ofthe Agreement at the periodic review.
6.2 Review Letter. If Owner is found to be in compliance with the
Agreement after annual review, City shall, upon written request by Owner, issue a Review Letter
to Owner (the "Letter") stating that based upon information known or made known to the City
Council, the City Planning Commission and/or the Executive Director of the City Planning and
Building Agency, the Agreement remains in effect and Owner is not in default. Owner may
record the Letter in the Official Records of the County of Orange.
6.3 Failure of Periodic Review. City's failure to review at least annually
Owner's compliance with the terms and conditions of this Agreement shall not constitute or be
asserted by any party as a breach of the Agreement by Owner or City.
7. DEFAULT.
7.1 Events of Default. Property Owner is in default under this Agreement
upon the happening of one or more of the following events or conditions:
(1) If a warranty, representation, or statement made or furnished by
Property Owner to the City is false or proves to have been false in any material respect when it
was made;
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(2) A finding and determination made by the City following a periodic
review under the procedure provided for in Govermnent Code Section 65865.1 that upon the
basis of substantial evidence the Property Owner has not complied in good faith with one or
more of the terms or conditions of this Agreement;
(3) Failure to comply with Govermnental Requirements;
(4) Any other event, condition, act, or omission which materially
interferes with the intent and objectives of this Agreement.
7.2 Procedure upon Default.
(1) Upon the occurrence of default, City shall give Property Owner
(the "defaulting party") thirty (30) days written notice specifying the nature of the alleged default
and, when appropriate, the manner in which said default may be satisfactorily cured. After
proper notice and expiration of said thirty (30) day cure period without cure, City may terminate
or amend this Agreement in accordance with the procedure adopted by the City as to all defaults
that may be cured within said thirty (30) day cure period. For defaults that cannot be cured
within said thirty (30) day cure period, City may terminate or amend this Agreement in
accordance with the procedure adopted by the City should at any time Owner fail to diligently
proceed in curing the default. Failure or delay in giving notice of default shall not constitute a
waiver of any default, nor shall it change the time of default.
(2) City does not waive any claim of defect in performance by
Property Owner, if on periodic review the City does not propose to modify or terminate this
Agreement.
(3) Non-performance shall not be excused because of a failure of a
third person.
(4) An express repudiation, refusal, or renunciation of the contract, if
the same is in writing and signed by the Property Owner, shall be sufficient to terminate this
Agreement and a hearing on the matter shall not be required.
(5) Adoption of a law or other governmental activity making
performance by the Owner unprofitable or more difficult or more expensive does not excuse the
performance of the obligation by the Property Owner.
(6) All other remedies at law or in equity which are not inconsistent
with the provisions of this Agreement are available to the parties to pursue in the event there is a
breach.
7.3 Damages upon Termination. In no event shall Property Owner be
entitled to any damages against City upon termination of this Agreement.
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7.4 Institution of Legal Action. In addition to any other rights or remedies,
either party may institute legal action to cure, correct, or remedy any default or breach, to
specifically enforce any covenants or agreements set forth in the Agreement, or to enjoin any
threatened or attempted violation ofthe Agreement; or to obtain any remedies consistent with the
purpose of the Agreement. Legal actions shall be instituted in the Superior Court of the County
of Orange, State of California, or in the Federal District Court in the Central District of
California, Southern Division.
8. ENCUMBRANCES AND RELEASES ON PROPERTY.
8.1 Discretion to Encumber. This Agreement shall not prevent or limit
Owner, in any manner, at Owner's sole discretion, from encumbering the Property or any portion
of the Property or any improvement on the Property by any mortgage, deed oftrust, or other
security device securing financing with respect to the Property or its improvement.
8.2 Entitlement to Written Notice of Default. The mortgagee of a mortgage
or beneficiary of a deed of trust encumbering the Property or any part thereof and their
successors and assigns shall, upon written request to City, be entitled to receive from City written
notification of any default by Owner of the performance of Owner's obligations under the
Agreement which has not been cured within thirty (30) days following the date of default.
8.3 Releases. City agrees that upon written request of Property Owner and
payment of all fees and performance of the requirements and conditions required of Owner by
this Agreement with respect to the Property, or any portion thereof, City may execute and deliver
to Owner appropriate release(s) of further obligations imposed by this Agreement in form and
substance acceptable to the Orange County Recorder or as may otherwise be necessary to effect
the release.
9. MISCELLANEOUS PROVISIONS.
9.1 Rules of Construction. The singular includes the plural; the masculine
gender includes the feminine; "shall" is mandatory; "may" is permissive. Ifthere is more than
one signer of this Agreement, their obligations are joint and several.
9.2 Entire Agreement, Waivers and Amendments. This amended and
restated Agreement constitutes the entire understanding and agreement ofthe parties with respect
to the matters set forth in this Agreement. This Agreement supersedes all negotiation or previous
agreements between the parties respecting this Agreement. All waivers of the provision of this
Agreement must be in writing and signed by the appropriate authorities of City or of Owner. All
amendments to this Agreement must be in writing signed by the appropriate authorities of City
and Owner, in a form suitable for recording in the Official Records of Orange County,
California. Within ten (10) days following the effective date of this Agreement, a copy of this
Agreement shall be recorded in the Official Records of Orange County, California. Upon the
completion of performance of this Agreement or its revocation or termination, an appropriate
Certificate of Completion acknowledging such occurrence signed by the appropriate agents of
Owner and City shall be recorded in the Official Records of Orange County, California.
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9.3 Project as a Private Undertaking. It is specifically understood by the
parties that: (a) the Project is a private development for purposes of Government Code Section
65864 et seq.; (b) City has no interest in or responsibilities for or duty to third parties concerning
any improvements to the Property or in connection with the Project until City accepts the
improvements pursuant to the provisions of this Agreement or in connection with discretionary
approval(s); and (c) Owner shall have the full power and exclusive control of the Property
subject to the obligations of Owner set forth in this Agreement.
9.4 Incorporation of Recitals. The Recitals set forth in Section I of this
Agreement are part of this Agreement.
9.5 Captions. The captions of this Agreement are for convenience and
reference only, and shall not define, explain, modify, construe, limit, amplify, or aid in the
interpretation, construction, or meaning of any of the provisions of this Agreement.
9.6 Consent. Where the consent or approval of a party is required in or
necessary under this Agreement, the consent or approval shall not be unreasonably withheld.
9.7 Covenant of Cooperation. The parties shall cooperate with, deal with
each other in good faith, and assist each other in the performance of the provisions ofthis
Agreement.
9.8 Time of Essence. Time is of the essence for each provision ofthis
Agreement of which time is an element.
9.9 Conflicts of Law. In the event that state or federal laws or regulations
enacted after this Agreement has been entered into or the action or inaction of any other affected
governmental jurisdiction prevent or preclude compliance with one or more provisions of this
Agreement or require changes in plans, maps, or permits approved by the City, the parties shall
provide the other party with written notice of such state or federal restriction, provide a copy of
such regulation or policy, and a statement of conflict with the provisions of this Agreement. The
parties shall, within thirty (30) days, meet and confer in good faith in a reasonable attempt to
modify this Agreement to comply with such federal or state law or regulation. Thereafter,
regardless of whether the parties reach an agreement on the effect of such federal or state law or
regulation upon the Agreement, the matter shall be scheduled for hearing before the Council.
Public notice of such hearing shall be given pursuant to Government Code Section 65854.5. The
City Council, at such hearing, shall determine the exact modification or suspension which shall
be necessitated by such federal or state law or regulation pursuant to Government Code Section
65869.5. At the hearing Owner shall have the right to offer oral and written testimony.
9.10 Recording. The Clerk ofthe Council shall cause a copy of this
Agreement to be recorded with the Office of the County Recorder of Orange County, California,
within ten (10) days following the effective date of this Agreement.
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IN WITNESS WHEREOF, this Agreement has been executed by the City of
Santa Ana, acting by and through its Mayor, and by Property Owner.
Dated this 7?>ldayof PP'iU11.Jk'L ,2000.
ATTEST:
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PATRICIA E. HEALY
Clerk of the Council
Approved as to Form:
JOSEPH W. FLETCHER,
CITY ATTORNEY
THE CITY OF SANTA ANA
PROPERTY OWNER
By (;i!C~~- (Nt t-y CflP-QL,.,J{fjL
Its r C.c' .<)
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CALIFORNIA ALL.PURPOSE ACKNOWLEDGMENT
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" County of ()IAA/(,-& ~
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g personally appeared )IJ /fT U 't'L /1 r ILL /I}(} g
Name(s) ofSigner(s}
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g to be the person(e1 whose nam$) isiafe f:\
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~;$ NoUy P\*'IIc - COIlfcnia ~ the same in his/her/tReir- authorized 3
p If Oange CounlV 1 capacity(~, and that by his/hoc/tReir ~
g J _ _ _ ~~~~~~l signaturefston the instrument the personfst, or g
~ the entity upon behalf of which the personfs) ,~
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~ WITNESS my hand and official seal. @
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1 PI", Nol"y S"I Above ~aAti"",, O'-Not", p::/1 i
~ OPTIONAL g
~ Though the information below is not required by law, it may prove valuable to persons relying on the document ~
~ and could prevent fraudulent removal and reattachment of this form to another document. ~
!1 Description of Attached Document g
8 Title or Type of Document DEVet-ot'tlte""'T A6-f'TtW,ftl J~&k11t1A-- <I
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~ Document Date: __ Number of Pages: q
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p Signer(5) Other Than Named Above: ~,
~ Capacity(ies) Claimed by Signer .~
~ Signer's Name: ___. __ ~
'0 U Individual ~
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B II Corporate Officer - Title(5): 8
~,' Partner - i Limited I I General g,;
.;;, Attorney in Fact ~
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@1999NationaINotaryAssocialion.9350DeSotoAve, P.O. Box 2402. Chatsworth, CA 91313-2402. wwwnahonalnotaryorg
Prod,NO.5907
Reorder Call Toll-Free 1-800-876-6827
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STATE OF CALIFORNIA
)
) ss.
)
COUNTY OF ORANGE
On this day of .,/2000, before me,
, a Notary Public in and for sa' state, personally appeared
, personally known me (or proved to me on the basis of
satisfactory evidence) to be the Mayor ofTH ITY OF SANTA ANA, the charter city that
executed the within instrument, known t e to be the person who executed the within
instrument on behalf of the municip corporation therein named, and acknowledged to me that
such municipal corporation exe ed the within instrument pursuant to its bylaws or a resolution
of its City Council.
~ my hand and official seal.
NOTARY PUBLIC
W/t5IfTfJG-TN)
STATE OF CALIFORnIA )
k I-'i\1G- ) ss.
COUNTY OF 8RANCE )
On this )CfiJday of ,C,CffefY/j,~ r, 2000, before me,
(Ie' L. /I,t:t r i , a Notary Public in and for said state, personally appeared
GOi.Tv C>{ ., I '" r , personally known to me (or proved to me on the basis
of satts actory evidence) to be the. . C. C . of BentalllW estminster Partners, the
Ihd., V;dl '1 ( that executed the within instrument, known to me to be the person who
executed the within instrument on behalf of the municipal corporation therein named, and
acknowledged to me that such municipal corporation executed the within instrument pursuant to
its bylaws or a resolution of its Board.
-..,,,,,...,'.\ \
__<~~~..ij~~\y hand and official seal.
f~~~..~' /1// Lj
~ {I ~~~ 1~ . / /0{JhL-----.
~ \ 1ta'~ j ,; NOTARY PUBLIC
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EXHIBIT A
Leqal Descriotion
The land referred to in this report is situated in the State of
California, County of Orange, and is described as follows:
All that real property, being that portion of Lot 5 of the
Felipe Yorba Tract, in the City of Santa Ana, County of Orange,
State of California, a per map .recorded in Book 4, Page 206 of
Miscellaneous Records of Los Angeles County, California,
described as follows:
Beginning at the southwest corner of said lot; thence north 00
54' 38" west, along the westerly line of said lot, a distance of
367.96 feet to the northerly line of the southerly five acres of
the westerly 10 acres of said lot; thence, along said northerly
line, north 880 50' 01" east 565.85 feet to the southwesterly
line of the land conveyed to the State of California by deed
recorded December 3, 1959 in book 4998, page 36 of official
records, records of said Orange County; thence, along said
southwesterly line south 230 56' 59" east 66.58 feet; thence
along the northeasterly line of the land described in the deed
to Arthur J. Lee, and wife, recorded May 7, 1969 in book 8949,
page 924 of official records, south 260 30' 01" east 339.20 feet
to the southerly line of said lot; thence, along said southerly
line, south 880 50' 01" west 738.42 feet to the point of
beginning.
jr\Eentall DA Exhibits
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EXHIBIT "B"
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EXHIBIT C
plan of Develooment
The Property is a 5.13-acre parcel located at Tustin Avenue,
west of the Costa Mesa (55) Freeway and south of Seventeenth
Street in the City of Santa Ana as shown on the map set forth in
Exhibit B of this Development Agreement. The assessor's parcel
numbers for the Property are 400-211-05 and 400-211-04. The
development of the property will consist of two phases of
development. Phase I will involve construction of a 200,000
square foot, la-story office tower and a seven level detached
parking structure. Phase II will consist of a 125,000 square
foot, six-story office tower with an addition to the parking
structure to accommodate parking for the Phase II tower. phase
II will also consist of a free-standing building for restaurant
use containing approximately 10,000 square feet and
approximately 2,000 square feet of service and retail uses.
The following
development of
of Development
standards shall specifically apply to the
the Property and are incorporated into this Plan
for the Property:
I. Permitted Uses of the Propertv: The uses permitted for
the Property shall be professional and business offices,
commercial/retail uses, and restaurant
II. Densitv of Use: The density of use for the property shall
consist of a total of 325,000 square feet of commercial
office space, a 10,000 square-foot restaurant, 1,235
parking spaces to be located in one seven level de"tached
parking structure, and 2,000 square feet of commercial
retail space to be located within the detached parking
structure.
III .
Intensitv of Use:
shall be 1.5 of
not included)
The intensity of use for the property
Floor Area Ratio (FAR) (parking structure
IV. The Maximum Heioht and Size of prooosed Buildinos: The
maximum height and size of the buildings to be constructed
in connection with Development of the Property shall be
subject to a height limitation of 200 feet above ground
level, which is defined as the elevation of the top slab of
the first floor on-grade, and a total of 337,000 square
feet floor area (parking structure not included).
jr\Bentall DA Exhibits
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EXHIBIT "0"
Existing Development Regulations
The General Plan land use designation on the site is
Professional Administrative Office (PAO).
In accordance with Zoning Ordinance Amendment No. 89-5, the
p~oject is situated within Professional (P) Zoning District.
Pursuant to. the P district standards, the project is within a
height exempt area. Building setbacks will be in accordance
with Section 41-315 for properties abutting nonresidential
purposes. Off-street parking shall be provided in a manner
prescribed in Section 41-318.
By General Plan amendment the allowable FAR shall be 1.5:1.
The development of the property shall be based upon the
Design and Development Standards of the Planning and
Development Services Department, dated May, 1984.
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Robin M. Wun
Paralegal
' ,
1 DirecC 9J9-223-7123
~ 1
~ ~ ~ - 2000- f9~
2Q~I NsY 31 ,~ & ~~' A - 2000 ' ! ~ (o- 6 i
May 29, 2007
CITY %r ~~a AHA.
CLEi,:i ' `,?J~dCJL
Clerk of the Council City Attorney B,YT° c°Ve ue
City of Santa Ana City of Santa Ana Isoa M~;,, sn°er ae:~e,oo
20 Civic Center Plaza, M-3 20 Civic Center Plaza, M-29 ,,°,n° ca sze,a-,.;zti
P.Q. BOX 1988 P.O. BOX 191;8 1:=113491223-7000
Santa Ana, CA 92702 Santa Ana, C'A 92702 fnx ~a~si zza rluo
Re.: Development Agreement between the City of Santa Ana and v.w°,~o~°°""'e V„
Bentall/Westminster Partners recorded on December 12, 2000, as Instrument
No. 20000672556 in the Official Records of Orange County, California (as the
same has been or may be amended from time to time, "Agreement") `I'an°u°
Ha iy Kcnq
Dear Madam or Sir: Ir"'°n
Jellm=un C¢•y
This letter shall serve as notice, pursuant to Section 4.9 of the Agreement, that "^~ S3S c~~Y
JPMorgan Chase Bank, N.A. ("Lender") shall be the holder of the beneficial interest ~~~w,~
under that certain Construction Deed of Trust, Assignment of Leases and Rents and I ~~~ a~nl~ae.
Security Agreement (Including Fixture Filing) ("Deed of Trust"), and executed by Nan. vnrk
Tustin Centre Tower LLC, a Delaware limited liability company ("Borrower""), as °I~,~n~~
trustor, to LandAmerica Commercial Services, as trustee, in favor of Lender, as ~¢ r,~ n
beneficiary. sly, ~:~n
As the holder of the first trust deed lien on a portion of the property ("Subject "~ """`
Property") described in the Agreement, Lender requests that it be provided with ° ~"'~^ argil, en~~.,i:, ~w~n: ~l
written notice by the "City" (as defined in the Agreement} of any default of Borrower "~"'0'„"°' °L
in the performance of the Borrower's obligations under the Agreement at the Q a ~„ ~,
following address: ~ M:::~,,°°rl:,:~a, N~+a:~~~,~.~~:•r
ATtn: Tonia Hove
JPDlorgan Chase Bank
245 Paxk Avenue, Floor 14
New York, NY 10017
Lender makes this request pursuant to the express terms of Section 4.9 of the
Agreement.
Please contact me at 949.223.7123 if you have any questions. Thank you.
Sincerely,/ f
Robin M. Wun
Paralegal
3d37u4