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shall have the right to satisfy any such liens or encumbrances; provided, however, that nothing in this Agreement shall require Shea, to pay or make provision for the payment of any tax, assessment, lien or charge, so long as Shea in good faith shall contest the validity or amount thereof, and so long as such delay in payment shall not subject the Acquisition Parcels or any of them to forfeiture or sale. {}517 Certificates of Completion Promptly after completion of all construction to be completed by Shea for a Project Phase, Shea may notify Agency that construction is complete and request issuance of the Certificate of Completion. Agency shall issue the Certificate of Completion after City staff have indicated to the Executive Director that the Project Phase has been completed in conformance with the approved Vesting Tentative Map and all other applicable codes and standards of the City. It is acknowledged that all or some of the tenant improvements may not have.b/een completed at the time the Certificate of Completion is requested; however, Agency will require that the exterior design elements of the Project Phase (landscaping, building facades, and public area improvements) be completed as planned before issuing a Certificate of Completion. The Certificates of Completion shall be in the form of Attachment 11 attached hereto and incorporated by reference herein. Such Certificate of Completion shall be conclusive determination of satisfactory completion of the construction required by this Agreement upon the Project Phase and of full compliance with the terms of this Agreement with respect to the development of such Project Phase. After issuance of such Certificate of Completion, any party then owning or thereafter pumhasing, leasing or otherwise acquiring any interest in any portion of the Shea Project Site covered by that Certificate of Completion shall not (because of such ownership, purchase, lease or acquisition) incur any obligation or liability under this Agreement, except that such party shall be bound by any covenants contained in the deed, lease, mortgage, deed of trust, contract or other instrument of transfer in accordance with the provisions of Article 6 of this Agreement. Except as otherwise provided in Section 604, after the issuance of a Certificate of Completion as to a Project Phase, neither Agency, the City nor any other person shall have any rights, remedies or controls that it would otherwise have or be entitled to exercise under this Agreement as a result of a Default in the performance of any provision of this Agreement, all of which shall terminate as to such Project Phase upon issuance of the Certificate of Completion for the Project Phase, and the respective rights and obligations of the parties with reference to the Project Phase shall be limited thereafter to those set foI'th in the Grant Deed or Grant Deeds relating thereto, which shall be in accordance with the provisions of Section 312 of this Agreement. Agency shall not unreasonably withhold any Certificate of Completion. If Agency refuses or fails to issue a Certificate of Completion after written request from Shea, Agency shall, within ten (10) days of the next regularly scheduled Agency meeting after such written request, provide Shea with a written statement of the reasons Agency refused or failed to issue the Certificate of Completion. The statement shall also contain Agency's opinion of the action Shea must take to obtain the Certificate of Completion. If the reason for such refusal is confined to the immediate unavailability of specific items or materials for landscaping, signage, etc., Agency shall issue its Certificate of Completion upon the posting of a bond by Shea with Agency in an amount representing a fair value 30 wc-21875