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03-25-2014 - Agenda PacketPlanning Commission Regular Meeting City of Dublin March 25, 2014 City Council Chambers 7:00 P.M. 100 Civic Plaza 1. CALL TO ORDER & ROLL CALL 2. PLEDGE OF ALLEGIANCE TO THE FLAG 3. ADDITIONS OR REVISIONS TO THE AGENDA 4. MINUTES OF PREVIOUS MEETINGS – March 11, 2014 5. ORAL COMMUNICATION - At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the Assistant Community Development Director regarding proper procedure to place an item on a future Planning Commission agenda. 6. CONSENT CALENDAR 7. WRITTEN COMMUNICATIONS 8. PUBLIC HEARINGS 8.1 PLPA-2014-00006 Development Agreement extension for the AMB/Prologis mixed-use office/residential project at 6700 Golden Gate Drive in Downtown Dublin. 8.2 PLPA-2014-00005 - Dublin Crossing Vesting Tentative Map 8150 to divide the 189-acre project area into five master parcels for the purposes of future development phases. 9. NEW OR UNFINISHED BUSINESS 10. OTHER BUSINESS: Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including Committee Reports and Reports by the Planning Commission related to meetings attended at City Expense (AB 1234). 11. ADJOURNMENT This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5 If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and regulations adopted in implementation thereof. To make a request for disability -related modification or accommodation, please contact the City Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting. A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Depart ment. (OVER FOR PROCEDURE SUMMARY) or Daei 0 STAFF REPORT i9� —4* 82 PLANNING COMMISSION O�LIFOR�� DATE: March 25, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2014-00006 Development Agreement extension for the AMB/Prologis mixed-use office/residential project at 6700 Golden Gate Drive in Downtown Dublin Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Applicant is requesting an extension to the existing Development Agreement that has vested the Site Development Review and Tentative Map entitlements since their original approval in 2004. The Development Agreement will expire on June 3, 2014 unless extended before that time. The Developer has requested to extend the Development Agreement, and Staff recommends an additional eighteen months. The Planning Commission will review the proposed extension and make a recommendation to the City Council. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution recommending that the City Council adopt an Ordinance approving an amendment to the Development Agreement between the City of Dublin and Prologis, Inc. to allow for an eighteen month time extension with conditions. Submitted By Re • wed By Principal Planner Asst. Community Development Director COPIES TO: Applicant File Page 1 of 4 ITEM NO.: a ' DESCRIPTION: Prologis, Inc. (formerly known as AMB Properties) received approvals in 2004 to develop a mixed-use office and residential project that is comprised of a 150,000 square foot office complex and an adjacent 308-unit multi-family residential project. The project site is currently occupied by a 225,000 square foot warehouse building that houses tenants including Sky River RV and Coast Building Supply. The project received Site Development Review and Tentative Map approval along with a Development Agreement with a ten year term (Attachment 1). The Development Agreement "locked in" the land-use rules in effect at the time the Agreement became effective. The Development Agreement provided the developer certainty that they could proceed with their projects, even if the City's land use policies change in the future. Although it was originally anticipated that the new development would be constructed once the leases for the existing tenants at the site expired, the economic downturn hampered efforts to bring the project to fruition. Over the past several years, the property owners had considered re-entitling the site with a different project that could be more marketable given changing conditions, but no projects moved forward. At this time, the Development Agreement is close to expiring and Prologis has submitted a request to extend the existing term to allow them to process an application with a new development partner for a new project on the site. (Attachment 2) Staff is supportive of the request and has crafted terms for the extension that will provide incentive for the development team to move forward quickly with entitling the new project. It is in the City's interest to see this project site redevelop with commercial and residential uses, as it is a key property in the Transit-Oriented District with excellent access to BART and adjacent to the newly-opened Connolly Station apartment building. ANALYSIS: Following is an overview of the terms of the proposed amendment to the Development Agreement: • Prologis will receive an extension to the existing Development Agreement for an initial six month term at no cost with the option to extend for two additional six months terms at the cost of $100,000 with each extension. The total extension time could be eighteen months. • In order to receive the first six month extension, Prologis is required to have submitted a preliminary application and concept plans for the new project no later than May 24, 2014. • In order to receive the second six month extension, Prologis is required to pay $100,000 to the City and shall have a full and complete Planning Application on file with the City for the new project no later than December 3, 2014. • Granting the third six month extension is at the discretion of the City if Staff determines that the Developer is moving forward in good faith and is expected to have the full project entitlements completed by the end of the third six month period. Prologis is required to pay $100,000 to the City for the third extension. If Prologis does not comply with the terms outlined in the Development Agreement Amendment (Exhibit A-1 to Attachment 3), the Development Agreement expires. 2 of 4 Development Agreements are approved by an Ordinance of the City Council upon recommendation by the Planning Commission. The proposed Development Agreement Amendment was drafted with input from City Staff, Prologis, and the City Attorney. Staff is recommending that the Planning Commission recommend approval to the City Council. ENVIRONMENTAL REVIEW: On April 20, 2004, the City Council adopted Resolution 67-04, adopting a Mitigated Negative Declaration (MND) and Mitigation Monitoring Program for the AMB Properties Transit Village Project (PA 02-003). Approval of the Development Agreement was an action covered by the MND and therefore an extension to the time period does not require additional environmental review. PUBLIC NOTIFICATION: In accordance with State law, a Public Notice was mailed to all property owners and occupants within 300 feet of the proposed Project as well an expanded area which includes surrounding developments. A Public Notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no objections from surrounding property owners regarding the Project. A copy of this Staff Report was also forwarded to the Applicant. ATTACHMENTS: 1. City Council Ordinance 18-04 (original Development Agreement) 2. Request from Prologis dated February 14, 2014 3. Resolution recommending that the City Council adopt an Ordinance approving an amendment to the Development Agreement between the City of Dublin and Prologis, Inc. to allow for an eighteen month time extension with conditions, with the City Council Ordinance included as Exhibit A and the Development Agreement Amendment attached as Exhibit A-1. 3 of 4 GENERAL INFORMATION: PROPERTY OWNER/APPLICANT: Mark Hansen, Prologis, Inc., Pier 1 Bay 1, San Francisco, CA 94111 LOCATION: 6700 Golden Gate Drive ASSESSORS PARCEL NUMBER: 941-1500-04-04 EXISTING ZONING: Downtown Dublin Specific Plan —Transit Oriented District GENERAL PLAN DESIGNATION & DOWNTOWN DUBLIN SPECIFIC PLAN: Downtown Dublin —Transit Oriented District 4 of 4 ORDINANCE NO. 18-04 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN APPROVING THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND AMB PROPERTY CORPORATION(PA 02-003) The Dublin City Council does hereby ordain as follows: Section 1. RECITALS A. The proposed AMB Property Corporation's West Dublin Transit Village project(PA 02- 003) is located within the boundaries of the West Dublin BART Specific Plan("Specific Plan")in an area which is designated on the General Plan Land Use Element and the West Dublin BART Specific Plan Land Use Map as Mixed Use and Office.An application has been filed by AMB Property,Inc. to change the approximately 9.06-acres site occupied by the Cor-O-Van warehouse business to Planned Development(PD). B. This project is within the scope of the West Dublin BART Specific Plan and General Plan, for which a Negative Declaration was prepared for the Specific Plan;and approved by the Dublin City Council on December 19,2000. An initial study and Mitigated Negative Declaration has been prepared for the AMB Property/Legacy Partners project, herein after called the AMB Property project. That initial study and Mitigated Negative Declaration together with the Negative Declaration for the Specific Plan, the Responses to Comments prepared and dated February 10, 2004, and updated April 20,2004, adequately describes the total project for the purposes of CEQA. The analysis indicated that no new effects could occur and no new mitigation measures are required for the AMB Property project that were not addressed in the Negative Declaration as certified by the City Council (Resolution 00-227). Further, that analysis found that the project is in conformity with the West Dublin BART Specific Plan/General Plan. C. AMB Property,Inc. has filed an application requesting approval of a development agreement for the West Dublin Transit Village project. E. A Development Agreement between the City of Dublin and AMB Property,Inc. has been presented to the City Council, a copy of which is attached as Exhibit A. F. A public hearing on the proposed Development Agreement was held before the Planning Commission on February 24,2004,for which public notice was.given as provided by law. G. The Planning Commission has made its recommendation for approval of the Development Agreement. H. A public hearing on the proposed Development Agreement was held before the City Council on April 20, 2004, for which public notice was given as provided by law. J. The City Council has considered the recommendation of the Planning Commission at the February 24,2004 meeting, including the Planning Commission's reasons for its recommendation,the Agenda Statement, all comments received in writing and all testimony received at the public hearing in making its determination on the project. ATTACHMENT 1 III Section 2. FINDINGS AND DETERMINATIONS THEREFORE,on the basis of(a)the foregoing Recitals which are incorporated herein, (b)the City of Dublin's General Plan, (c)the West Dublin BART Specific Plan, (d)the Negative Declaration for the Specific Plan, (e)the Mitigated Negative Declaration for the project, (f)the Responses to Comments on the MND, and(g)the Agenda Statement,and on the basis of specific conclusions set forth below,the City Council fmds and determines that: 1. The Development Agreement is consistent with the objectives,policies, general plan uses and programs specified and contained in the City's General Plan,as amended by the West Dublin BART General Plan Specific Plan in that(a)the General Plan and Specific Plan land use for the site is currently Mixed Use and Office,which allows development of the West Dublin Transit Village. The proposed project is consistent with the land use designation of Mixed Use and Office, (b)the project is consistent with the fiscal policies of the General Plan and Specific Plan with respect to provision of infrastructure and public services,and(c)the Development Agreement includes provisions relating to fmancing,construction and maintenance of public facilities and similar provisions set forth in the Specific Plan. 2. The Development Agreement is compatible with the uses authorized in,and the regulations prescribed for,the land use district in which the real property is located in that project approvals include a Planned Development Rezoning/Stage 2 Development Plan, Site Development Review, and Vesting Tentative Parcel Map adopted specifically for the West Dublin Transit Village project. 3. The Development Agreement is in conformity with public convenience,general welfare and good, sound land use policies in that the West Dublin Transit Village project will implement land use guidelines set forth in the Specific Plan and General Plan. 4. The Development Agreement will not be detrimental to the health, safety and general welfare in that the project will proceed in accordance with all the program and policies of the West Dublin BART Specific Plan. 5. The Development Agreement will not adversely affect the orderly development of property or the preservation of property values in that the project will be consistent with the General Plan and West Dublin BART Specific Plan and is consistent with the planned development of a transit- oriented mixed use project intended for the Specific Plan area. Section 3. APPROVAL The City Council hereby approves the Development Agreement and authorizes the Mayor to sign it on the City's behalf. Section 4. RECORDATION Within ten(10)days after the Development Agreement is executed by the Mayor,the City Clerk shall submit the Agreement to the County Recorder for recordation. 2 Section 5: EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty(30)days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three(3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. PASSED AND ADOPTED BY the City Council of Dublin, on the 4th day of May 2004 by the following votes: AYES: Councilmembers McCormick, Oravetz, Sbranti and Zika and Mayor Lockhart NOES: None ABSENT: None ABSTAIN: None 4444 Mayor ATTEST: f�l I �l ity mil erk K2/G/5-4-04/ord-AMB-DA.doc(Item 6. 1) G;\pa\2002\02-003\CC-DAord 3 RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: City Clerk City of Dublin 100 Civic Plaza Dublin, CA 94568 (Space Above This Line Reserved For Recorder's Use) DEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF DUBLIN AND AMB PROPERTY CORPORATION • we-86560 TABLE OF CONTENTS Page ARTICLE 1 DEFINITIONS 3 ARTICLE 2 EFFECTIVE DATE AND TERM 5 Section 2.01 Effective Date 5 . Section 2.02 Term 5 , ARTICLE 3 STANDARDS,LAWS AND PROCEDURES GOVERNING THE PROJECT 5 Section 3.01 Vested Right to Develop 5 5 Section 3.02 Permitted Uses Vested by This Agreement 5 Section 3.03 Applicable Law 6 Section 3.04 Rules regarding Design and Construction of Public Improvements 6 Section 3.05 Building Standards 6 Section 3.06 Processing of Subsequent Approvals 6 Section 3.07 Moratorium Not Applicable 6 Section 3.08 Life of Subdivision Maps, Development Approvals, and Permits 7 Section 3.09 State and Federal Law 7 Section 3.10 Timing of Project Construction and Completion 7 Section 3.11 Nothing in this Agreement shall exempt Developer from completing work required by a subdivision agreement, road improvement agreement, or similar agreement 8 ARTICLE 4 SUBSEQUENTLY ENACTED OR REVISED FEES, ASSESSMENTS AND TAXES 8 Section 4.01 Developer's Payment of City Fees 8 Section 4.02 Revised Application Fees 9 Section 4.03 New Taxes 9 Section 4.04 Assessments 9 Section 4.05 Vote on Future Assessments and Fees 9 ARTICLE 5 COMPLETION OF ST. PATRICK WAY EXTENSION 9 Section 5.01 Introduction 9 Section 5.02 Developer's Obligation to Develop St. Patrick Way Extension in Conjunction with the Project 10 we-86560 TABLE OF CONTENTS (continued) Page Section 5.03 City's Right to Elect to Construct Portions of St. Patrick Way 13 ARTICLE 6 ADDITIONAL OBLIGATIONS OF DEVELOPER 15 Section 6.01 Storm Drain 15 Section 6.02 Egress Easement for BART 15 ARTICLE 7 ADDITIONAL OBLIGATIONS OF CITY 15 Section 7.01 Availability of Public Services 15 ARTICLE 8 AMENDMENT 16 Section 8.01 Amendment of This Agreement 16 ARTICLE 9 ASSIGNMENT, TRANSFER AND NOTICE 16 Section 9.01 Right to Assign 16 Section 9.02 Approval and Notice of Sale, Transfer or Assignment 16 Section 9.03 Effect of Sale, Transfer or Assignment 17 Section 9.04 Permitted Transfer,Purchase or.Assignment 17 ARTICLE 10 COOPERATION IN THE EVENT OF LEGAL CHALLENGE 17 Section 10.01 Cooperation 17 ARTICLE 11 DEFAULT; REMEDIES;'TERMINATION 18 Section 11.01 Defaults 18 Section 11.02 Termination 18 Section 11.03 Annual Review 18 Section 11.04 Enforced Delay; Extension of Time Performance 19 Section 11.05 Legal Action 20 Section 11.06 Indemnification and Waiver 20 ARTICLE 12 NO AGENCY, JOINT VENTURE, OR PARTNERSHIP 20 ARTICLE 13 MISCELLANEOUS 21 Section 13.01 Incorporation of Recitals and Introductory'Paragraph 21 Section 13.02 Severability 21 Section 13.03 Other Necessary Act 21 Section 13.04 Construction 21 Section 13.05 California Law 21 ll we-86560 TABLE OF CONTENTS (continued) Page Section 13.06 Attorneys' Fees 21 Section 13.07 Hold Harmless 22 Section 13.08 Agreement Runs with the Land 22 Section 13.09 Notices 22 Section 13.10 Entire Agreement, Counterparts and Exhibits 23 Section 13.11 Recordation of Development Agreement 24 List of Exhibits Exhibit A-1: Legal Description of Project Site Exhibit A-2: Diagram of Project Site Exhibit B: St. Patrick Way Right of Way Diagram Exhibit C: Parking Diagram Exhibit D: Egress Easement to St. Patrick Way we-86560 DEVELOPMENT AGREEMENT THIS DEVELOPMENT AGREEMENT (this "Agreement") is entered into as of , 2004 by and between AMB Property Corporation, a Maryland corporation ("Developer"), and the City of Dublin, a municipal corporation ("City"),pursuant to California Government Code Section 65864 et seq. City and Developer are sometimes hereinafter individually referred to as a"Party" and collectively referred to as the "Parties." RECITALS A. To strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic risk of development,the Legislature of the State of California enacted California Government Code Section 65864 et se g. and, pursuant thereto City has enacted Chapter 8.56 of the Dublin Municipal Code, entitled Development Agreements Regulations (collectively the "Development Agreement Statute"). B. The Development Agreement Statute authorizes City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to establish development rights in such property. This Development Agreement has been processed, considered and executed in accordance with these laws. C. Developer has a legal interest in certain real property consisting of approximately 9.07 acres located in the City of Dublin, County of Alameda, State of California, as more particularly described in Exhibit A-1 attached hereto, and as diagrammed in Exhibit A-2 attached hereto (the "Project Site"). The Project Site is currently improved with an approximately 204,000 sq. ft. industrial warehouse building (the "Industrial Warehouse"). D. On December 19, 2000, the City Council, following months of public hearings, studies and adoption of a Negative Declaration in compliance with the California Environmental Quality Act, Public Resources Code Section 21000 et seq., approved the following planning entitlements covering an approximately 70 acre planning area proximate to Downtown Dublin, I-580 and I-680 and the proposed West Dublin BART station (the "West Dublin Planning Area"). A primary purpose of this extensive planning effort undertaken by City was to encourage the redevelopment of existing uses, such as the Industrial Warehouse, to higher intensity mixed uses such as higher intensity residential development and commercial office buildings. The Project Site is located in a central portion of the West Dublin Planning Area. 1. General Plan Amendment. Following review and recommendation by the Planning Commission and after a duly noticed public hearing, the City Council,by Resolution 228-00, approved certain general plan amendments which added a Mixed Use land use 1 we-86560 designation covering the Project Site and increased the FAR for office development within the West Dublin Planning Area(the "General Plan Amendment"). 2. West Dublin BART Specific Plan. Following review and recommendation by the Planning Commission, the City Council at a duly noticed public hearing , adopted Resolution No. 227-00 approving the West Dublin BART Specific Plan(the "Specific Plan"). The Specific Plan designates the Project Site as an opportunity site for Mixed Use(MU) and Office (0) development. E. In furtherance of the General Plan Amendment and the Specific Plan, Developer has applied for, and City has approved various land use approvals in connection with the development of the Project, including for 1)Planned Development Rezone (Ordinance No.67-045 ("PD Rezone"), 2) general provisions for the PD Rezone including Stage 1 and Stage 2 Development Plans (City Council Resolution No. __.), 3) Site Development Review (City Council Resolution No. ), and 4) Vesting Parcel Map ( Resolution No. ) covering the Project Site(collectively the "Project Approvals"). F. The Project Approvals propose the mixed use development of the Project Site for approximately 310 multi-family residential units and a five-story, approximately 150,000 square foot office building, together with associated supporting retail, parking, and landscaping (the "Project"). G. City has determined that the Project presents substantial public benefits and opportunities which are advanced by City and Developer entering into this Agreement. This Agreement will, among other things, (1)provide for the redevelopment of the older, Industrial Warehouse improvement on the Project Site to higher density multiple family housing development and commercial uses; (2) expand City's tax base, provide jobs, and stimulate downtown redevelopment in furtherance of goals and policies set forth in the General Plan Amendment and the Specific Plan; (3) help to implement City's vision for the Project Site as smart growth transit village as set forth in the Specific Plan; (4) provide a variety of needed housing, including affordable housing and/or funds in furtherance of affordable housing opportunities; (5)provide visual benefits by enhancing the image of Dublin from Interstate 580 and 680 viewsheds; (6)provide public infrastructure, including the dedication of property necessary for and construction of a key new arterial street improvements to St. Patrick Way; (7)reduce uncertainties in planning and provide for the orderly development of the Project; and (8) otherwise achieve the goals and purposes for which the Development Agreement Statute was enacted. H. In order to further City's goal of creating a smart growth transit village surrounding the future West Dublin BART Station (the "BART Station"), it is the intention of the Parties that the design of the Project and the development on the adjacent parcel owned by the Bay Area Rapid Transit District (the.`BART Parcel") include 2 we-86560 internal pedestrian circulation plans to facilitate pedestrian access between the Project and the BART Station. I. In exchange for the benefits to City described in the preceding Recital, together with the other public benefits that will result from the development of the Project, Developer will receive by this Agreement assurances that it may proceed with the Project in accordance with the "Applicable Law" (defined below), and therefore desires to enter into this Agreement. J. The City Council, after conducting a duly noticed public hearing, has found that this Agreement is consistent with the General Plan and with the Specific Plan and has conducted all necessary proceedings in accordance with City's rules and regulations for the approval of this Agreement. K. City and Developer have reached agreement and desire to express a Development Agreement that will facilitate development of the Project subject to conditions set forth herein. AGREEMENT NOW, THEREFORE, in consideration of the premises, covenants and provisions set forth herein, the receipt and adequacy of which is hereby acknowledged, the Parties agree as follows: ARTICLE 1 DEFINITIONS "Administrative Agreement Amendment" shall have that meaning set forth in Section 8.01(b) of this Agreement. "Agreement" shall have that meaning set forth in the introductory paragraph of this Agreement. "Annual Review" shall have that meaning set forth in Section 11.03(a) of this Agreement. "Applicable Law" shall have that meaning set forth in Section 3.03 of this Agreement. "Authorizations" shall have that meaning set forth in Section 5.03(d) of this Agreement. "BART Parcel" shall have that meaning set forth in Recital H of this Agreement. "BART Station" shall have that meaning set forth in Recital H of this Agreement. "City" shall have that meaning set forth in the introductory paragraph of this Agreement. 3 we-86560 "City Fees" shall have that meaning set forth in Section 4.01 of this Agreement. "Default Notice" shall have that meaning set forth in Section 11.01 of this Agreement. "Developer"shall have that meaning set forth in the introductory paragraph of this Agreement. "Development Agreement Statute" shall have that meaning set forth in Recital A of this Agreement. "Effective Date" shall have that meaning set forth in Section2.01 of this Agreement. "General Plan Amendment"shall have that meaning set forth in Recital D of this Agreement. "Improvement Completion Notice" shall have that meaning set forth in Section 5.02(c)(2) of this Agreement. "Industrial Warehouse" shall have that meaning set forth in Recital C of this Agreement. "Notice of Election" shall have that meaning set forth in Section 5.03 of this Agreement. "Parties" shall have that meaning set forth in the introductory paragraph of this Agreement. "PD Rezone" shall have that meaning set forth in Recital E of this Agreement. "Project" shall have that meaning set forth in Recital F of this Agreement. "Project Approvals" shall have that meaning set forth in Recital E of this Agreement. "Project Site" shall have that meaning set forth in Recital C of this Agreement. "Proposed Assignment Notice" shall have that meeting set forth in Section 9.01 of this Agreement. "Punch List" shall have that meaning set forth in Section 5.02(c)(2) of this Agreement. "Purchaser" shall have that meaning set forth in Section 9.04 of this Agreement. "Specific Plan" shall have that meaning set forth in Recital D of this Agreement. 4 we-86560 "St.Patrick Way Extension" shall have that meaning set forth in Section 5.01 of this Agreement. " "St. Patrick Way Improvements" shall have that meaning set forth in Section 5.02(c)(1) of this Agreement. "Storm Drain" shall have that meaning set forth in Section 6.01 of this Agreement. "Subsequent Approvals" shall mean such other land use approvals, entitlements, and permits, including amendments to Project Approvals (but excluding the Project Approvals), that are approved by City after the Effective Date and that authorize the development of the Project Site. "Term" shall have that meaning set forth in Section 2.02 of this Agreement. "Transferee" shall have that meaning set forth in Section 9.01 of this Agreement. "West Dublin Planning Area" shall have that meaning set forth in Recital D of this Agreement. "Western Improvements" shall have that meaning set forth in Section 5.03(e) of this Agreement. ARTICLE 2 EFFECTIVE DATE AND TERM Section 2.01 Effective Date. This Agreement shall become effective upon the date the ordinance approving this Agreement becomes effective (the "Effective Date"). Section 2.02 Term. The term of this Agreement(the"Term") shall commence upon the Effective Date and continue for a period of ten (10) years unless otherwise terminated, extended, or modified by the terms of this Agreement. ARTICLE 3 STANDARDS,LAWS AND PROCEDURES GOVERNING THE PROJECT Section 3.01 Vested Right to Develop. Developer shall have a vested right to develop the Project on the Project Site in accordance with the terms and conditions of this Agreement,the Project Approvals (as and when issued), the Subsequent Approvals, if any (as and when issued), and any amendments to any of them as shall, from time to time,be approved pursuant to this Agreement. Section 3.02 Permitted Uses Vested by This Agreement. The permitted uses of the Project Site, the density and intensity of use, the maximum height, bulk, and size of proposed buildings, provisions for reservation or dedication of land for public purposes and the location of on-site and off-site public 5 we-86560 improvements; the general location of public utilities (operated by City); and other terms and conditions of development applicable to the Project, shall be those in effect on the Effective Date of this Agreement. The Parties understand that the Project Approvals approve development at a density and intensity of development and building height(i)below the maximum 331 dwelling units permitted on the Project Site by the General Plan Amendment and Specific Plan, (ii)below the maximum 1.0 FAR permitted by the General Plan Amendment and Specific Plan for nonresidential development on the Project Site, and (iii) below the eight (8) story maximum height designated in the General Plan Amendment and the Specific Plan. These maximum development standards set forth in the General Plan Amendment and Specific Plan shall during the Term of this Agreement be vested elements applicable to the Project Site. However,nothing in this Section shall be deemed to eliminate or diminish the requirement of Developer to obtain any required Subsequent Approvals. City acknowledges that when calculating the maximum FAR permitted on the Project Site, such calculation shall be based upon the size of the Project Site as of the Effective Date, exclusive of any future dedications to City. Section 3.03 Applicable Law. The rules, regulations, official policies, standards and specifications applicable to the Project Site (the "Applicable Law"), including those rules,regulations, official policies, standards, and specifications (including City ordinances and resolutions) governing permitted uses,building locations, timing of construction, densities, design, heights, fees, exactions, and taxes, shall be those in force and effect on the Effective Date of this Agreement, unless otherwise provided for in this Agreement and the Project Approvals. Section 3.04 Rules regarding Design and Construction of Public Improvements. The ordinances, resolutions,rules,regulations and official policies governing design, improvement and construction standards and specifications applicable to public improvements to be constructed by Developer shall be those in force and effect at the time of the applicable permit approval for the public improvement. Section 3.05 Building Standards. The Project shall be constructed in accordance with the provisions of the City of Dublin Building, Mechanical, Plumbing,Electrical, and Fire Codes, in effect at the time of approval of the appropriate building, grading, or other construction permits for the Project. Section 3.06 Processing of Subsequent Approvals. Nothing in this Agreement shall prevent City from denying or conditionally approving any subsequent land use permit or authorization for the Project,provided, however, that City's actions shall be subject to any conditions,terms, restrictions, and requirements that are expressly set forth in this Agreement. In particular, City acknowledges that the terms of Sections 3.01 and 3.02 contain certain limitations that prevent City from considering subsequently enacted land use regulations in passing on a Subsequent Approval that might otherwise be applicable. 6 we-86560 • Section 3.07 Moratorium Not Applicable. Notwithstanding anything to the contrary contained herein, in the event an ordinance, resolution or other measure is enacted, whether by action of City,by initiative, referendum, or otherwise, that imposes a building moratorium, a limit on the rate of development, or a voter-approval requirement which affects the Project on all or any part of the Property, City agrees that such ordinance,resolution or other measure shall not apply to the Project,the Property, this Agreement, the Project Approvals, or the Subsequent Approvals, if any, during the term of this Agreement unless the building moratorium is imposed as part of a declaration of a local emergency or state of emergency as defined in Government Code Section 8558. Section 3.08 Life of Subdivision Maps,Development Approvals, and Permits. The term of any subdivision map or any other map,permit, rezoning, or other land use entitlement approved as a Project Approval or Subsequent Approval,that would otherwise terminate, shall automatically be extended for the longer of the duration of this Agreement or the term otherwise applicable to such Project Approval or Subsequent Approval if this Agreement is no longer in effect. Section 3.09 State and Federal Law. As provided in California Government Code Section 65869.5,this Agreement shall not preclude the application to the Project Site of changes in laws,regulations,plans or policies, to the extent that such changes are specifically mandated and required by changes in state or federal laws or regulations. In the event that state or federal laws or regulations enacted after the Effective Date of this Agreement prevent or preclude compliance with one or more provisions of this Agreement or require changes in plans, maps or permits approved by City, the Parties shall meet and confer in good faith in a reasonable attempt to modify this Agreement to comply with such federal or state law or regulation. Any such amendment of the Agreement shall be approved by the City Council in accordance with Chapter 8.56 of the Dublin Municipal Code. Section 3.10 Timing of Project Construction and Completion. (a) Timing of Development. Notwithstanding any provision of this Agreement, City and Developer expressly agree that there is no requirement that Developer initiate or complete development of the Project or any particular phase of the Project within any particular period of time, and City shall not impose such a requirement on any Project Approval. The Parties acknowledge that Developer cannot at this time predict when or the rate at which or the order in which phases will be developed. Such decisions depend upon numerous factors which are not within the control of Developer, such as market orientation and demand, interest rates, competition, and other similar factors. (b) Initiatives Restricting Timing of Development Inapplicable. In light of the foregoing and except as set forth in Section 3.11 of this Agreement, the Parties agree that Developer shall be able to develop in 7 we-86560 accordance with Developer's own time schedule as such schedule may exist from time to. time, and Developer shall determine which part of the Project Site to develop first, and at Developer's chosen schedule. In particular, and not in limitation of any of the foregoing, since the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that the failure of the Parties therein to consider and expressly provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over such Parties' agreement, it is the Parties' desire to avoid that result by acknowledging that Developer shall have the right to develop the Project in such order and at such rate and at such times as Developer deems appropriate within the exercise of its subjective business judgment. Section 3.11 Nothing in this Agreement shall exempt Developer from completing work required by a subdivision agreement, road improvement agreement, or similar agreement. ARTICLE 4 SUBSEQUENTLY ENACTED OR REVISED FEES, ASSESSMENTS AND TAXES Section 4.01 Developer's Payment of City Fees. Notwithstanding any vested rights it may acquire pursuant to this agreement or the vesting parcel map, Developer shall pay the development impact fees ("City Fees") in,the amount in effect as of the time when the fees would otherwise be payable. Provided, however,Developer shall not be subject to City Fees that were not in existence on the Effective Date of this Agreement. Specifically, the Parties agree as follows: (a) Public Facilities Fee. Developer shall pay a Public Facilities Fee established by City of Dublin Resolution No. 214-02,including any future amendments to such fee. Developer will pay such fees no later than the time of issuance of building permits and in the amount of the fee in effect at time of building permit issuance. (b) School Impact Fees. School impact fees shall be paid by Developer in accordance with Government Code Section 53080 and the agreement between Developer's predecessor in interest and the Dublin Unified School District regarding payment of mitigation fees. (c) Fire Facilities Fee. Developer shall pay a fire facilities fee established by City of Dublin Resolution No. 12-03 including any future amendments to such fee. Developer will pay such fees no later than the time of issuance of building permits and in the amount of the fee in effect at time of building permit issuance. (d) Tri-Valley Transportation Development Impact Fee. Developer shall pay the Tri-Valley Transportation Development Fee in the amount and at the times set forth in City of Dublin Resolution No. 89-98 or any 8 we-86560 subsequent resolution which revises such fee. Developer will pay such fees no later than the time of issuance of building permits and in the amount of the fee in effect at time of building permit issuance. Notwithstanding the foregoing, Developer also agrees to pay, to the extent applicable, any fee adopted subsequent to the Effective Date pursuant to Resolution No. 173-01 ["A Resolution Expressing the City's Intent to Adopt Development Fee to Mitigate the Impacts of Non-Residential Development on the Affordability of Housing in the City of Dublin"], dated October 2, 2001. Developer shall not be subject to any traffic fees or traffic-related exactions or dedication requirements other than as specifically set forth in the Project Approvals or this Agreement. Notwithstanding anything to the contrary in this Agreement, Developer preserves its right to challenge updates to existing City Fees or to challenge any new fees adopted by City to which the Developer, pursuant to this Agreement, is subject. Section 4.02 Revised Application Fees. Any existing application, processing and inspection fees that are revised during the term of this Agreement shall apply to the Project provided that(1) such fees have general applicability; (2) the application of such fees to the Property is prospective; and (3) the application of such fees would not prevent development in accordance with this Agreement. Section 4.03 New Taxes. Any subsequently enacted city-wide taxes shall apply to the Project provided that: (1) the application of such taxes to the Property is prospective; and (2) the application of such taxes would not prevent development in accordance with this Agreement. Section 4.04 Assessments. Nothing herein shall be construed to relieve the Property from assessments levied against it by City pursuant to any statutory procedure for the assessment of property to pay for infrastructure and/or services that benefit the Property. Section 4.05 Vote on Future Assessments and Fees. In the event that any assessment, fee or charge which is applicable to the Property is subject to Article.XIIID of the Constitution and Developer does not return its ballot, Developer agrees, on behalf of itself and its successors, that City may count Developer's ballot as affirmatively voting in favor of such assessment, fee or charge. ARTICLE 5 COMPLETION OF ST. PATRICK WAY EXTENSION. Section 5.01 Introduction. The Specific Plan provides for the construction of an extension of St. Patrick Way between Golden Gate Drive and Regional Street, within the right of way described in Ordinance No. 19-03 and as shown on Exhibit B ("the St. Patrick Way Extension"). As an inducement to City entering into this Agreement, Developer desires to complete the entirety of the St. Patrick 9 we-86560 Way Extension as part of the Project. Completion of the eastern third of the St. Patrick Way Extension is necessary to serve other anticipated development to the immediate east of the Project Site that may or may not take place prior to development of the Project Site. As set forth in detail in this Article, the parties, through the completion of the St. Patrick Way Extension, intend to facilitate the development of the Project Site and the properties to Project Site's east. In general, the parties intend that(a) if development of the Project commences prior to the completion of any portion of the St. Patrick Way Extension,Developer shall complete the construction of the St. Patrick Way Extension in conjunction with the development of the Project; and (b) if Developer has not yet commenced construction of the St. Patrick Way Extension, the City may elect to construct all or a portion of the St. Patrick Way Extension, all pursuant to the terms set forth in this Article. Section 5.02 Developer's Obligation to Develop St.Patrick Way Extension in Conjunction with the Project. As more particularly described in this Section, if at the time Developer proceeds with development of the Project the entirety of the St. Patrick Way Extension has not been completed, Developer shall provide a substantial portion of the right of way necessary to construct St. Patrick Way to City and shall construct the St. Patrick Way improvements as set forth in this Section. (a) Developer's Provision of Right of Way. Developer's obligations to provide the property for the St. Patrick Way right of way are as follows: (1) Area 4A. Developer shall dedicate Area 4A (as identified on Exhibit B) to City for a portion of the future St. Patrick Way. (2) Area 4B. Developer shall sell Area 4B (as identified on Exhibit B) to City at the price set forth in.Section 5.02(b)(3) of this Agreement for a portion of the future St. Patrick Way. (3) Areas 6 and 6-West. Developer shall sell Areas 6 and 6- West (as identified on Exhibit B) in fee simple to City at the price set forth in Section 5.02(b)(3) of this Agreement. (4) Areas 1, 2, 3, and 5. Developer shall undertake good faith efforts to negotiate the sale of Areas 1, 2, 3, and 5 (as identified on Exhibit B) from the respective third-party property owners directly to City. All costs associated with acquiring Areas 1, 2, and 5, whether by negotiated sale from the third-party to City, or condemnation by City (as set forth in Section 5.02(b)(1) of this Agreement), shall be borne by Developer. All costs associated with acquiring Area 3, whether by negotiated sale from the third- party owner to City or condemnation by City(as set forth in Section 5.02(b)(1) of this Agreement), shall be borne by City. City shall have the right to approve the purchase price of Area 3, except 10 we-86560 that City shall approve the purchase price if it does not exceed the property's fair market value, as determined by an appraiser - mutually chosen by City and Developer. The costs of such an appraisal shall be borne equally by the Parties. All dedications by Developer to City pursuant to this Section 5.02 of this Agreement shall be made on the final parcel or subdivision map or pursuant to separate grant deed prior to the commencement of construction of the residential or office portion of the Project, whichever is the first to occur. Developer shall deliver grant deeds for land or right of way that City will purchase directly from Developer pursuant to this Section prior to the commencement of construction of the residential or office portion of the Project, whichever is the first to occur. (b) City's Obligations with Respect to Acquisition of St.Patrick Right of Way. City shall have the following obligations with respect to the acquisition of right of way for the St. Patrick Way Extension: (1) Potential Condemnation of Areas 1, 2, 3, and 5. In the event Developer, despite reasonable efforts, cannot successfully negotiate City's acquisition of Areas 1, 2, 3, and 5 (as identified on Exhibit B), City shall use its eminent domain authority to acquire such property. In the event City acquires Areas 1, 2, or 5 pursuant to its eminent domain power, all costs of acquisition, including appraisal fees, attorneys' fees and expert witness fees, shall be paid by Developer and at no cost to City. The cost of City's acquisition of Area 3 pursuant to its eminent domain power, if any, shall be borne by City. (2) Rights of Entry for Construction of St. Patrick Way. Upon request by Developer, City shall promptly issue to Developer and any contractors or subcontractors designated by Developer a license or similar right of access across Areas 1, 2, 3, 4A, 4B, 5, 6, and 6-West, if such lands are acquired or otherwise controlled by City, to facilitate the construction of the St. Patrick Way Improvements. Any such right of access granted by City shall remain in effect until City's acceptance of the St. Patrick Way Improvements. (3) Payment for Areas 4B, 6, and 6-West. City shall pay Developer thirteen dollars ($13) per square foot for Developer's granting of Areas 4B, 6, and 6-West to City. Payment shall be made to Developer upon City's acceptance of the St. Patrick Way Improvements as set forth in Section 5.02(c)(2) of this Agreement. (4) Payment for Area 3. In the event Developer successfully negotiates the sale of Area 3 from the third-party property owner 11 we-86560 directly to City pursuant to Section 5.02(a)(4) of this Agreement, City shall pay the Purchase price directly to the third-party property owner. (c) Construction and Acceptance of St.Patrick Way Improvements; Payment. (1) Construction by Developer. Developer shall commence construction of St. Patrick Way and the related improvements, including a major storm drain line within St. Patrick Way,pursuant to plans and specifications approved by the City Engineer(the "St. Patrick Way Improvements"), concurrently with commencing construction of the residential or office portion of the Project, whichever is the first to occur. The roadway shall be completed and useable prior to any occupancy of the Project. As used herein, "St. Patrick Way Improvements"may refer to the construction of the entirety of St. Patrick Way and related improvements or to a portion thereof in the event City elects to construct a portion of St. Patrick Way pursuant to Section 5.03 of this Agreement. (2) Acceptance by City. Immediately upon receipt of written notice from Developer that the St. Patrick Way Improvements are complete and that Developer is prepared to dedicate such improvements to City(the "Improvement Completion Notice"), City staff shall diligently inspect the St. Patrick Way Improvements and determine whether to (a)recommend to the City Council that it accept such improvements or(b)provide Developer with a punch list of specific deficiencies to correct before City will accept the St. Patrick Way Improvements (the "Punch List"). Any such deficiencies shall be limited to those necessary to complete the St. Patrick Way Improvements to City standards. In no event shall City staff take more than sixty(60) days from its receipt of the Improvement Completion Notice to determine whether to recommend acceptance of the St. Patrick Way Improvements to the City Council or to provide the Punch List to Developer. In the event City staff recommends acceptance of the St. Patrick Way Improvements to the City Council, the City Council shall promptly consider whether to accept such improvements. The City Council may refuse to accept the St. Patrick Way Improvements only if it finds that such improvements have not been constructed substantially in accordance with the approved plans and specifications. (3) Payment by City. Within thirty(30) days of City's acceptance of the St. Patrick Way Improvements constructed by Developer, City shall reimburse Developer for all costs incurred by Developer in constructing that portion of the St. Patrick Way 12 wc-86560 Improvements lying within Areas 3, 4B, 6, and 6-West,provided that following City approval of the plans for the St. Patrick Way Improvements, Developer shall solicit bids from three (3) contractors to construct such improvements. Upon Developer entering into a construction contract, Developer and the City Engineer shall meet and confer in good faith to reasonably allocate the actual costs to complete such improvements among the Parties on a proportionate basis based upon each Party's respective share of the entire cost of the St. Patrick Way Improvements as set forth in this Agreement. Section 5.03 City's Right to Elect to Construct Portions of St.Patrick Way. Notwithstanding anything to the contrary in this Agreement, City may, at any time prior to the commencement of construction of the St. Patrick Way Improvements by Developer, elect to construct, at its sole cost, those portions of the St. Patrick Way Improvements within Area 3, Area 4B, Area 6, and Area 6- West. Upon such election, which shall be noticed in writing pursuant to Section 13.09 of this Agreement (the "Notice of Election"),the Parties shall have the following obligations. (a) Acquisition of Areas 2 and 3. If Developer has not previously negotiated the sale of Areas 2 and 3 to City pursuant to 5.02(a)(4), City shall acquire Areas 2 and 3 from the third-party owner, for use in connection with the St. Patrick Way Improvements and Developer shall have no further obligation to negotiate the acquisition of Areas 2 and 3 as otherwise required by Section 5.02(a)(4) of this Agreement. (b) Dedication of Areas 4B, 6, and 6-West. Provided City has acquired Area 2 and Area 3 as set forth above, Developer shall dedicate Area 4B, Area 6, and Area 6-West (as identified on Exhibit B) to City, subject to any payment by City required by Section 5.03(c), for use as a portion of the future St. Patrick Way. Developer shall deliver a grant deed to City within thirty(30) days of receipt of the Notice of Election or within thirty(30) days of City's acquisition of both Area 2 and Area 3, whichever is the later to occur. (c) Payments to City for Acquisition of Area 2. If at the time that City issues the Notice of Election, the City has already acquired Area 2 pursuant to Section 5.02(a)(4) and at no cost.to the City, the City shall make the payments required by Section 5.02(b)(3) to compensate Developer for the dedication of Areas 4B, 6, and 6-West. In the event that City is required to condemn or negotiate the purchase of Area 2 pursuant to Section 5.03(a), Developer shall pay to the City the difference, if any, between the City's cost of acquiring Area 2 and the costs the City would have been required to pay to compensate Developer for the dedication of Areas 4B, 6, and 6-West pursuant to Section 5.02(b)(3). For example, if the cost of acquiring Area 2 is $650,000 and if the cost of acquiring Areas 13 we-86560 4B, 6, and 6-West at $13 per square foot is $300,000, Developer would pay City$350,000. Any payment required by Developer pursuant to this subsection shall be made prior to issuance of the first building permit in the Project. (d) Developer's Temporary Parking and Access Rights. Provided City has acquired Areas 2, 3,4B, 6, and 6-West as set forth above, City shall promptly grant Developer a license or similar right to utilize on a temporary basis (i) Area 2 for vehicle and pedestrian ingress to and egress from the Project Site and for passenger car and truck parking associated with the Industrial Warehouse (as shown on Exhibit C); (ii) Area 6 West (as identified on Exhibit B) for ingress to and egress from the Project Site; and (iii)portions of Areas 3 and 4B for passenger car parking (as shown on Exhibit C) ("the Authorizations"). During the term of this Agreement, the Authorizations shall continue in effect but shall terminate upon Developer providing City with written notice that it is ready to commence construction of the residential or office portion of the Project or the issuance of the first building permit for the Project, whichever comes first. The Authorizations shall be of no further force and effect upon the termination of this Agreement, unless Developer has made the payment required by subsection (c) of this Section, in which case the Authorizations shall continue until such time as the City Council determines that the use of the lands is necessary for.public roadway or other public purposes. If, after the termination of this Agreement, the City Council determines that the use of the lands subject to the Authorizations is necessary for public roadway or other public purposes, the Authorizations shall terminate, and Developer shall be entitled to no compensation for any loss of the right to use the lands subject to the Authorizations. Notwithstanding anything to the contrary in this Agreement, the provisions of this subsection shall survive the termination of this Agreement, and City may exercise its power of eminent domain to acquire any rights Developer may acquire pursuant to this subsection. (e) City's Right to Construct Entirety of St. Patrick Way Extension. Notwithstanding anything to the contrary in this Agreement, in the event that City has completed a portion of the St. Patrick Way Extension pursuant to this Section 5.03, City may complete those portions of the St. Patrick Way Extension outside of Areas 3, 4B, 6, and 6-West ("the Western Improvements")provided that it compensates Developer for the . acquisition of the necessary right of way from Developer, including any rights developer obtains pursuant to this Agreement. By agreeing to this provision, Developer does not waive any right to severance damages or damages for loss of business good will that it may incur in the event that City condemns the right of way for the Western Improvements. In the event that City does construct the Western Improvements pursuant to this subsection 5.03(e), Developer agrees to pay to City,prior to the issuance of the first building permit issued to Developer in the Project, an amount 14 we-86560 equal to the City's costs of acquiring the right of way for the Western Improvements (but specifically excluding any compensation to Developer associated with severance damages or damages for loss of business good will) and all of the City's cost of constructing the Western Improvements. If the construction of the Western Improvements is part of a larger City project, upon City awarding a construction contract for such project, Developer and the City Engineer shall meet and confer in good faith to reasonably allocate the costs of construction between the Western Improvements and the remainder of the project. (f) Developer's Continuing Obligation to Complete Remainder of St. Patrick Way Extension. In the event that the City elects to complete a portion of the St. Patrick Way Extension pursuant to this Section 5.03, Developer shall remain obligated to dedicate land for and construct the portion of St. Patrick Way Extension remaining incomplete. The terms of Section 5.02, to the extent then applicable, shall continue to apply. ARTICLE 6 ADDITIONAL OBLIGATIONS OF DEVELOPER Section 6.01 Storm Drain. In the event development of the BART Parcel necessitates the relocation of the storm drain crossing the BART Parcel (the "Storm Drain"), which serves to drain the Project Site and several neighboring parcels, Developer shall, within thirty(30) days of receipt of written notice from City, contribute up to thirty thousand dollars ($30,000) to City or BART, as appropriate, toward the cost of relocating the Storm Drain. Provided, however, that Developer shall have no obligation to contribute any funds toward the cost of relocating the Storm Drain until any such relocation has been completed and accepted by City. This provision shall survive termination of this Agreement. Section 6.02 Egress Easement for BART. Developer and the developer of the BART Parcel have agreed in concept to a shared driveway to serve both the Project and anticipated development on the BART Parcel. In the event development of the BART Parcel precedes development of the Project, and the BART project approvals necessitate vehicular and pedestrian egress across Developer's property for access to the proposed shared driveway to St. Patrick Way, Developer shall, within thirty(30) days of receipt of written notice from City, grant to the owner of the BART Parcel a private non-exclusive egress easement across a portion of the Property(depicted on Exhibit D) to allow a temporary driveway connection to be constructed and utilized. The shared driveway is illustrated on Exhibit D and the precise location of the easement is subject to refinement during final design. Developer shall have no obligation to grant an easement that would inhibit or obstruct the continued use and operation of the Industrial Warehouse. Developer shall not bear any of the costs associated with the preparation, execution, and recordation of the easement document. 15 we-86560 • ARTICLE 7 ADDITIONAL-OBLIGATIONS OF CITY Section 7.01 Availability of Public Services. To the maximum extent permitted by law and consistent with its authority, and at no cost to City, City shall cooperate with Developer in Developer's efforts to reserve such capacity for sewer, water, and other public services and to obtain related permits and approvals from other governmental or quasi-governmental entities as may be necessary to serve the Project. ARTICLE 8 AMENDMENT Section 8.01 Amendment of This Agreement. (a) Amendment by Mutual Consent. This Agreement may be amended from time to time, in whole or in part, by mutual written consent of the Parties or their successors in interest, in accordance with the Development Agreement Statute. (b) Administrative Agreement Amendments. Any amendment to this Agreement that does not relate to (i) the Term of this Agreement, (ii) permitted uses of the Project Site, (iii)provisions for the reservation or dedication of land, (iv) conditions,terms,restrictions, or requirements for subsequent discretionary actions, (v) the density or intensity of use of the Project Site or the maximum height or size of proposed buildings,or (vi) monetary contributions by Developer, shall not, except to the extent otherwise required by law, require notice or public hearing before the Parties may execute an amendment hereto. Such amendment may be approved by the City Manager. (c) Amendment Exemptions. No amendment of a Project Approval or Subsequent Approval shall require an amendment to this Agreement. Instead, any such Subsequent Approvals automatically shall be vested pursuant to Section 3.01 of this Agreement. ARTICLE 9 ASSIGNMENT, TRANSFER AND NOTICE Section 9.01 Right to Assign. Developer may wish to sell, transfer or assign all or portions of its Property to other developers (each such other developer is referred to as a "Transferee"). In connection with any such sale, transfer or assignment to a Transferee, Developer may sell, transfer or assign to such Transferee any or all rights, interests and obligations of Developer arising hereunder and that pertain to the portion of the Property being sold or transferred, to such Transferee, provided, however, that: no such transfer, sale or assignment of Developer's rights, interests and obligations hereunder shall occur without prior written notice to City(the"Proposed Assignment Notice") and approval by the City Manager, which approval shall not be unreasonably withheld or delayed. 16 we-86560 Section 9.02 Approval and Notice of Sale,Transfer or Assignment. The City Manager shall consider and decide on any transfer, sale or assignment within ten(10) days following City's receipt of the Proposed Assignment Notice, provided all necessary documents, certifications and other information are provided to the City Manager to enable the City Manager to determine whether the proposed Transferee can perform the Developer's obligations hereunder. The City Manager may refuse to give his consent only if, in light of the proposed transferee's reputation and financial resources, such transferee would not in City's reasonable opinion be able to perform the obligations proposed to be assumed by such transferee. Developer may appeal the City Manager's determination to the City Council. In the event the City Manager has not notified Developer of his or her decision regarding the proposed transfer, sale or assignment within ten (10) days of City's receipt of the Proposed Assignment Notice, provided the City 'Manager has received all necessary documents, Developer may deliver a subsequent Proposed Assignment Notice. If the City Manager has not notified Developer of his or her decision within ten (10) days of the City's receipt of the subsequent Proposed Assignment Notice, the City Manager shall be deemed to have approved such proposed transfer, sale or assignment. Notice of any such approved sale,transfer or assignment (which includes a description of all rights, interests and obligations that have been transferred and those which have been retained by Developer) shall be recorded in the official records of Alameda County, in a form acceptable to the City Manager, concurrently with such sale, transfer or assignment. Section 9.03 Effect of Sale, Transfer or Assignment. Developer shall be released from any obligations hereunder sold, transferred or assigned to a Transferee pursuant to Section 9.01 of this Agreement,provided that: a) such sale, transfer or assignment has been approved by the City Manager pursuant to Section 9.01 of this Agreement; and b) such obligations are expressly assumed by Transferee and provided that such Transferee shall be subject to all the provisions. Section 9.04 Permitted Transfer, Purchase or Assignment. The sale or other transfer of any interest in the Property to a purchaser("Purchaser") pursuant to the exercise of any right or remedy under a deed of trust encumbering Developer's interest in the Property shall not require City Manager approval pursuant to the provision of Section 9.01 of this Agreement. Any subsequent transfer, sale or assignment by the Purchaser to a subsequent transferee, purchaser, or assignee shall be subject to the provisions of Section 9.01 of this Agreement. ARTICLE 10 COOPERATION IN THE EVENT OF LEGAL CHALLENGE Section 10.01 Cooperation. (a) In the event of any administrative, legal or equitable action or other proceeding instituted by any person not a party to this Agreement challenging the validity of any provision of the Agreement or any Project 17 we-86560 Approval or Subsequent Approval, the Parties shall cooperate in defending such action or proceeding. If any person,or entity not a party to this Agreement initiates an action at law or in equity to challenge the validity of any provision of this Agreement, the Project Approvals, or the Subsequent Approvals, if any, the Parties shall cooperate in defending such action. Developer shall bear its own costs of defense as a real party in interest in any such action, and shall reimburse City for all reasonable court costs and attorneys' fees expended by City in defense of any such action or other proceeding. Developer's obligation to pay for City's legal counsel shall not extend to fees incurred on appeal unless otherwise authorized by Developer. (b) The Parties agree that this Section shall constitute a separate agreement entered into concurrently, and that if any other provision of this Agreement, or the Agreement as a whole, is invalidated,rendered null, or set aside by a court of competent jurisdiction,the Parties agree to be bound by the terms of this Section, which shall survive such invalidation, nullification or setting aside. ARTICLE 11 DEFAULT; REMEDIES; TERMINATION Section 11.01 Defaults. Any failure by either party to perform any term or provision of this Agreement, which failure continues uncured for a period of thirty(30) days following written notice of such failure from the other party (unless such period is extended by mutual written consent), shall constitute a default under this Agreement. Any notice given pursuant to the preceding sentence ("Default Notice") shall specify the nature of the alleged failure and, where appropriate, the manner in which said failure satisfactorily may be cured. If the nature of the alleged failure is such that it cannot reasonably be cured within such 30-day period, then the commencement of the cure within such time period, and the diligent prosecution to completion of the cure thereafter, shall be deemed to be a cure within such 30-day period. Upon the occurrence of a default under this Agreement,the non-defaulting party may institute legal proceedings to enforce the terms of this Agreement or, in the event of a material default, terminate this Agreement. If the default is cured,then no default shall exist and the noticing party shall take no further action. Section 11.02 Termination. If City elects to consider terminating this Agreement due to a material default of Developer, then City shall give a notice of intent to terminate this Agreement and the matter shall be scheduled for consideration and review by the City Council at a duly noticed and conducted public hearing. Developer shall have the right to offer written and oral evidence prior to or at the time of said public hearings. If the City Council determines that a material default has occurred and is continuing,and elects to terminate this Agreement, City shall give written notice of termination of this Agreement to Developer by certified mail and this Agreement shall thereby be terminated sixty (60) days thereafter; provided, however,that if Developer files an action to 18 wo86560 challenge City's termination of this Agreement within such sixty-day period, then this Agreement shall remain in full force and effect until a trial court has affirmed City's termination of this Agreement and all appeals have been exhausted(or the time for requesting any and all appellate review has expired). Section 11.03 Annual Review. (a) • Review Date. The annual review date for this Agreement shall be July 15, 2004 and each July 15 thereafter(the "Annual Review"). (b) Initiation of Review. City's Community Development Director shall initiate the Annual Review, as required under Section 8.56.140 of Chapter 8.56 of the City Municipal Code, by giving to.Developer thirty (30) days' written notice that City intends to undertake such review. The Annual Review shall be limited in scope to compliance with the terms of this Agreement pursuant to California Government Code Section 65865.1 Developer shall provide evidence to the Community Development Director prior to the hearing on the Annual Review, as and when • reasonably determined necessary by the Community Development Director, to demonstrate good faith compliance with the provisions of the Development Agreement. The burden of proof by substantial evidence of compliance is upon Developer. (c) Notice. City shall use its best efforts to deposit in the mail and fax to Developer at least five (5) days prior to any Annual Review a copy of all staff reports and related exhibits to be used or relied upon in conducting the review concerning Developer's performance hereunder. Developer shall be permitted an opportunity to respond to City's evaluation of Developer's performance, either orally at a public hearing or in a written statement, at Developer's election. Such response shall be made to the Community Development Director. (d) Costs. The costs incurred by City in connection with the Annual Review shall be paid by Developer in accordance with the schedule of fees in effect at the time of review. (e) Estoppel Certificate. Either party may, at any time, and from time to time, request written notice from the other party requesting such party to certify in writing that, (a) this Agreement is in full force and effect and a binding obligation of the Parties, (b)this Agreement has not been amended or modified either orally or in writing, or if so amended, identifying the amendments, and (c)to the knowledge of the certifying party the requesting party is not in default in the performance of its obligations under this Agreement, or if in default, to describe therein the nature and amount of any such defaults. A party receiving a request hereunder shall execute and return such certificate within thirty(30) days following the receipt thereof, or such longer period as may reasonably be 19 we-86560 agreed to by the Parties. City Manager of City shall be authorized to execute any certificate requested by Developer. Should the party receiving the request not execute and return such certificate within the applicable period,this shall not be deemed to be a default, provided that such party shall be deemed to have certified that the statements in clauses (a) through(c) of this Section are true, and any party may rely on such deemed certification. Section 11.04 Enforced Delay; Extension of Time Performance. In addition to specific provisions of this Agreement, neither party shall be deemed to be in default where delays in performance or failures to perform are due to, and a necessary outcome of, war, terrorism,insurrection, strikes or other labor disturbances, walk-outs, riots, floods, earthquakes, fires, casualties, acts of God, judicial decisions, or similar basis for executed performance which is not within the reasonable control of the party to be excused. Litigation attacking the validity of this Agreement or any of the Project Approvals or Subsequent Approvals, or any permit, ordinance, entitlement or other action of a governmental agency other than City necessary for the development of the Project pursuant to this Agreement, or Developer's inability to obtain materials,power, or public facilities (such as water or sewer service) to the Project, shall be deemed to create an excusable delay as to Developer. Upon the request of either party hereto, an extension of time for the performance of any obligation whose performance has been so prevented or delayed will be memorialized in writing. The term of such extension shall be equal to the period of the excusable delay, or longer, as may mutually agreed upon. Section 11.05 Legal Action. Either party may, in addition to any other rights or remedies, institute legal action to cure, correct, or remedy any default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation thereof, recover damages for any default, enforce by specific performance the obligations and rights of the Parties, or to obtain any remedies consistent with the purpose of this Agreement. Notwithstanding the foregoing, in no event shall damages be awarded against City upon an event of default or upon termination of this agreement. Section 11.06 Indemnification and Waiver. Developer shall defend City, its officers, employees and officials, against any claims or actions (including declaratory or injunctive relief) concerning the bidding on the contract for the construction of the St. Patrick Way Improvements on Developer's property or on Areas 1, 2, 3, and 5,whether owned by City or not, or the payment of wages pursuant to such contract, and shall indemnify and hold City harmless from any damages, charges, fees or penalties that may be awarded or imposed against City and/or Developer in connection with, or on account of, the bidding for the contract for the construction of the St. Patrick Way Improvements or the payment of wages pursuant to such contract. Notwithstanding the foregoing, in the event City constructs those portions of the St. Patrick Way Improvements within Areas 3, 4B, 6, and 6-West pursuant to Section 5.03 of this Agreement, the foregoing 20 we-86560 provisions of this Section 11.06 shall not apply to any contracts related to such -,construction. ARTICLE 12 NO AGENCY,JOINT VENTURE, OR PARTNERSHIP It is specifically understood and agreed to by and between the Parties that: (i) the subject development is a private development; (ii) City has no interest or responsibilities for, or duty to, third parties concerning any improvements until such time, and only until such time, that City accepts the same pursuant to the provisions of this Agreement or in connection with the various Project Approvals or Subsequent Approvals; (iii) Developer shall have full power over and exclusive control of the Project herein described, subject only to the limitations and obligations of Developer under this Agreement, the Project Approvals, Subsequent Approvals, and Applicable Law; and(iv) City and Developer hereby renounce the existence of any form of agency relationship,joint venture or partnership between City and Developer and agree that nothing contained herein or in any document executed in connection herewith shall be construed as creating any such relationship between City and Developer. ARTICLE 13 MISCELLANEOUS Section 13.01 Incorporation of Recitals and Introductory Paragraph. The Recitals contained in this Agreement, and the introductory paragraph preceding the Recitals, are hereby incorporated into this Agreement as if fully set forth herein. Section 13.02 Severability. If any term or provision of this Agreement, or the application of any term or provision of this Agreement to a particular situation, is held by a court of competent jurisdiction to be invalid, void or unenforceable,the remaining terms and provisions of this Agreement, or the application of this Agreement to other situations, shall continue in full force and effect unless amended or modified by mutual consent of the Parties. Notwithstanding the foregoing, if any material provision of this Agreement, or the application of such provision to a particular situation, is held to be invalid, void, or unenforceable, either City or Developer may(in their sole and absolute discretion) terminate this Agreement by providing written notice of such termination to the other party. Section 13.03 Other Necessary Act. Each party shall execute and deliver to the other all such other further instruments and documents as may be reasonably necessary to carry out the Project Approvals, Subsequent Approvals, and this Agreement and to provide and secure to the other party the full and complete enjoyment of its rights and privileges hereunder, including but not limited to any and all such instruments as may be necessary to grant Developer a reasonable right of access across any City-owned property so that Developer may construct the St. Patrick Way Improvements. 21 we-86560 Section 13.04 Construction. This Agreement has been reviewed and revised by legal counsel for both City and Developer, and no presumption or rule that ambiguities shall be construed against the drafting party shall apply to the interpretation or enforcement of this Agreement. Section 13.05 California Law. This Agreement shall be construed and enforced in accordance with the laws of the State of California. Section 13.06 Attorneys' Fees. In any legal action or other proceeding brought by either party to enforce or interpret a provision of this Agreement, the prevailing party is entitled to reasonable attorneys' fees and any other costs incurred in that proceeding in addition to any other relief to which it is entitled. Section 13.07 Hold Harmless. Developer shall hold City and its elected and appointed officers, agents, employees, and representatives harmless from claims, costs, and liabilities for any personal injury, death, or property damage which is a result of the construction of the Project, or of operations performed under this Agreement by Developer or by Developer's contractors, subcontractors, agents or employees, whether such operations were performed by Developer or any of Developer's contractors, subcontractors, agents or employees. Nothing in this Section shall be construed to mean that Developer shall hold City harmless from any claims of personal injury, death or property damage arising from, or alleged to arise from, any act, failure to act, on the part of City, its elected and appointed representatives, offices, agents and employees. Section 13.08 Agreement Runs with the Land. All of the provisions,rights, terms, covenants, and obligations contained in this Agreement shall be binding upon the Parties and their respective heirs, successors and assignees, representatives, lessees, and all other persons acquiring all or a portion of the Project Site, or any interest therein, whether by operation of law or in any manner whatsoever. All of the provisions of this Agreement shall be enforceable as. equitable servitude and shall constitute covenants running with the land pursuant to applicable laws, including,but not limited to, Section 1468 of the Civil Code of the State of California. Each covenant to do, or refrain from doing, some act on the Project Site hereunder(a) is for the benefit of the Project Site and is a burden upon the Project Site, (b).runs with the Project Site, and (c) is binding upon each party and each successive owner during its ownership of the Project Site or any portion thereof, and shall be a benefit to and a burden upon each party and its property hereunder and each other person succeeding to an interest in such property. Section 13.09 Notices. All notices required or provided for under this Agreement shall be in writing. Such notices shall be given to the Parties at their addresses set forth below: 22 we-86560 If to City, to: Richard C. Ambrose City Manager City of Dublin 100 Civic Plaza Dublin, CA 94569 Telephone: (925) 833-6650 Facsimile: (925) 833-6651 With Copies to: Meyers, Nave, Riback, Silver&Wilson 555 12th Street, Suite 1500 Oakland, CA 94607 Attn: John Bakker Telephone: (510) 808-2000 Facsimile: (510)444-1108 If to Developer, to: AMB Property Corporation Pier 1,.Bay 1 San Francisco, CA 94111 Attn: Luis Belmonte Telephone: (415) 733-9404 Facsimile: (415) 394-9000 With Copies to: Morrison &Foerster rtr 101 Ygnacio Valley Road, Suite 450 Walnut Creek, CA 94596 Attn: David A. Gold Telephone: (925) 295-3300 Telephone: (925) 946-9912 A party may change its address by giving notice in writing to the other party and thereafter all notices shall be addressed and transmitted to the new address. Notices shall be deemed given and received upon personal delivery, or if mailed, upon the expiration of forty-eight (48) hours after being deposited in the United States Mail. Notices may also be given by overnight courier which shall be deemed given the following day or by facsimile transmission which shall be deemed given upon verification of receipt. Section 13.10 Entire Agreement., Counterparts and Exhibits. This Agreement may be executed in multiple counterparts and counterpart signature pages may be assembled to form a single original document. This Agreement consists of pages and exhibits which constitute in full, the final and exclusive understanding and agreement of the Parties and supersedes all negotiations or previous agreements of the Parties with respect to all or any part of the subject matter hereof. All waivers of the provisions of this Agreement shall be in writing and signed by the appropriate authorities of City and the Developer. 23 we-86560 The following exhibits are attached to this Agreement and incorporated herein for all purposes: Exhibit A-1: Legal Description of Project Site Exhibit A-2: Diagram of Project Site Exhibit B: St. Patrick Way Right of Way Diagram Exhibit C: Parking Diagram Exhibit D: Egress Easement to St. Patrick Way Section 13.11 Recordation of Development'Agreement. Pursuant to California Government Code Section 65868.5, no later than ten (10) days after City enters into this Agreement, the City Clerk shall record an executed copy of this Agreement in the Official Records of the County of Alameda. IN WITNESS WHEREOF, this Agreement has been entered into by and between Developer and City as of the day and year first above written. CITY OF DUBLIN, AMB PROPERTY CORPORATION, a municipal corporation a Maryland co •oration • By: B' A .1 `fl' ' Mayor Name: , G • ' I Its: M1117111 • A I ST: By: City Clerk APPROVED AS TO FORM: By: City Attorney • 24 we-86560 STATE I, I / Ir, ) ) ss. COUNTY d,_ /,2a55cd O /' 3 U , 2004,before me !1 n- at i pa.7 the undersigneG i otary public i• . ► or said Cou y and St personall a..e, d A , Ar • I - - -s personally known to me [or] proved to me on the basis of satisfactory evidence to be the person(5 whose name* is/are subscribed to the within instrument and acknowledged to me that he/sire/they executed the same in his/her/tl .authorized capacity(ies) and that by his/her/their-signature(,) on the instrument, the person(w) or the entity(ies) upon behalf of which the person( acted executed the instrument. WITNESS my hand and official seal. DONNA RODRICUE2 �J� '�--g . Commission•# 13183305 °�� �� f' Notary Public - California y ci mmission expires o .�-'"7" 6:41 San Francisco County �`" '' My Comm.Expires Nov 6,2006 ,T4 J STATE OF ) ) ss. COUNTY OF ) On , 2004, before me, the undersigned notary public in and for said County and State, personally appeared personally known to me [or] proved to me on the basis of satisfactory evidence to be the person(s) whose name(s)is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies) and that by his/her/their signature(s) on the instrument, the person(s) or the entity(ies)upon behalf of which the person(s) acted executed the instrument. WITNESS my hand and official seal. My commission expires on we-86560 Exhibit A-1 Legal Description of Project Site (see attached) Page 1 DESCRIPTION Order No. 150214 CITY OF DUBLIN PARCEL ONE: PARCEL E OF PARCEL MAP 4224, FILED FEBRUARY 6, 1984, IN BOOK 143 OF MAPS, AT PAGE 6, ALAMEDA COUNTY RECORDERS OFFICE. - EXCEPTING THEREFROM: THAT PORTION CONVEYED IN THE DEED FROM PETER B. BEDFORD AND KIRSTEN N. BEDFORD, HUSBAND AND WIPE, TO MOTOR LODGE ASSOCIATES, A CALIFORNIA GENERAL PARTNERSHIP, RECORDED FEBRUARY 21, 1984, SERIES NO. 84-33062, ALAMEDA COUNTY RECORDS, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWESTERN CORNER OF PARCEL C OF PARCEL MAP 1307, FILED JANUARY 29, 1976, IN BOOK 89 OF PARCEL MAPS, PAGE 8, ALAMEDA COUNTY RECORDS; THENCE ALONG THE SOUTHERN LINE OF SAID PARCEL C, NORTH 69° 08' 15" EAST, 239.05 FEET; THENCE LEAVING SAID LINE, SOUTH 20° 51' 45" EAST, 183.49 FEET TO THE SOUTHERN LINE OF PARCEL E (143 PM 6) ; THENCE ALONG THE LAST MENTIONED LINE, SOUTH 61° 24' 22" WEST, 9.66 FEET; SOUTH 78° 18' 18" WEST, 160.61 FEET; AND SOUTH 76° 24' 44" WEST, 67.63 FEET TO THE WESTERN LINE OF SAID PARCEL E (143 PM 6) ; THENCE ALONG THE LAST MENTIONED LINE, NORTH 20° 51' 45" WEST, 149.83 FEET TO THE POINT OF BEGINNING. PARCEL TWO: EASEMENT GRANTED TO BAYDALE, INC., A DELAWARE CORPORATION, IN THE "GRANT OF EASEMENT FOR JOINT USE ACCESS", RECORDED JANUARY 21, 1976, REEL 4233, IMAGE 390, OFFICIAL RECORDS, AS FOLLOWS: AN ACCESS EASEMENT, NOT TO BE EXCLUSIVE, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS THEREFORE, FOR THE JOINT BENEFIT OF THE GRANTOR AND GRANTEE IN, OVER, ALONG AND ACROSS THAT CERTAIN LAND SITUATED IN THE TOWNSHIP OF PLEASANTON, COUNTY OF ALAMEDA, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE NORTHEASTERN LINE OF REGIONAL STREET, BEING THE PARCEL OF LAND DESCRIBED AS PARCEL 1 IN THE DEED FROM MOTEL INTERSTATE SYSTEMS, INC., TO THE COUNTY OF ALAMEDA, RECORDED MARCH 8, 1971, IN REEL 2802, AT IMAGE 484, RECORDER'S SERIES NO. 71-26256, OFFICIAL RECORDS OF ALAMEDA COUNTY, CALIFORNIA, AT ITS INTERSECTION WITH THE NORTHWESTERN LINE OF THE PARCEL OF LAND DESCRIBED IN THE DEED FROM BAYDALE,INC. , A DELAWARE CORPORATION, TO AMFAC MERCHANDISING CORPORATION, A CALIFORNIA CORPORATION, FORMERLY RHODES WESTERN, INC., A CORPORATION, RECORDED APRIL 12, 1972, IN REEL 3104, AT IMAGE 883, RECORDER'S SERIES NO. 72-47311, OFFICIAL RECORDS OF ALAMEDA COUNTY, STATE OF CALIFORNIA; THENCE THROUGH A PORTION OF THE LAST NAMED PARCEL OF LAND AND ALONG THE LAST NAMED NORTHWESTERN LINE, NORTH 69° 08' 15" EAST, 329.29 FEET; THENCE ALONG THE NORTHEASTERN LINE OF LAST NAMED PARCEL OF LAND, SOUTH 20° 51' 45" EAST, 40.00 FEET; THENCE ALONG A LINE LYING 40 FEET SOUTHEASTERLY, MEASURED AT RIGHT ANGLES FROM AND PARALLEL WITH THE ABOVE NAMED NORTHWESTERN LINE, SOUTH 69° 08' 15" WEST, 329.29 FEET, TO THE NORTHEASTERN LINE OF SAID PARCEL OF LAND DESCRIBED AS PARCEL 1 TO THE COUNTY OF ALAMEDA, SERIES NO. 71-26256; THENCE ALONG THE LAST NAMED LINE, NORTH 20° 51' 45" WEST, 40.00 FEET TO THE POINT OF BEGINNING. Ord DESCRIPTION Na.N 15 0214 RESERVING UNTO GRANTOR, THE SAME RIGHTS AND PRIVILEGES GRANTED TO GRANTEE BY THIS DESCRIPTION OVER THE SAME PARCEL OF LAND. - PARCEL THREE: NON-EXCLUSIVE EASEMENT FOR INGRESS AND EGRESS OF TRUCKS AND AUTOMOBILES, APPURTENANT TO PARCEL ONE, AS CREATED, DEFINED AND DESCRIBED IN THAT CERTAIN GRANT OF EASEMENTS AND RELATED AGREEMENTS BETWEEN LIBERTY HOUSE PROPERTIES, A CALIFORNIA LIMITED PARTNERSHIP, AND KI DUBLIN BOULEVARD, INC., AN ILLINOIS CORPORATION, RECORDED OCTOBER 4, 1994, SERIES NO. 94-323681, UPON THE TERMS, CONDITIONS CONTAINED IN ARTICLE II THEREIN, OVER THE FOLLOWING DESCRIBED PROPERTY, IDENTIFIED HEREAFTER AS PARCELS THREE A, THREE B, THREE C: PARCEL THREE A: BEING A PORTION OF LOT C, AS SAID LOT C. IS SHOWN AND SO DESIGNATED ON THAT CERTAIN PARCEL MAP NO. 4224 RECORDED FEBRUARY 6, 1984, IN BOOK 143 OF MAPS, AT PAGE 6, IN THE OFFICE OF THE COUNTY RECORDER OF ALAMEDA COUNTY, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWESTERN CORNER OF SAID LOT C; THENCE FROM SAID POINT OF BEGINNING, ALONG THE WESTERN LINE OF SAID LOT C, NORTH 20° 51' 45" WEST, 25.00 FEET; THENCE LEAVING SAID WESTERN LINE, NORTH 69° 08' 15" EAST, 237.00 FEET; THENCE NORTH 53° 24' 20" EAST, 221.29 FEET TO A POINT ON THE EASTERN LINE OF SAID LOT C; THENCE ALONG SAID EASTERN LINE, THE FOLLOWING THREE (3) COURSES: 1) SOUTH 20° 51' 45" EAST, 28.66 FEET; 2) ALONG A TANGENT 34.00 FOOT RADIUS CURVE TO THE RIGHT, THROUGH A CENTRAL ANGLE OF 35° 57' 02", AN ARC LENGTH OF 21.33 FEET; AND 3) ALONG A REVERSE 50.00 FOOT RADIUS CURVE TO THE LEFT, FROM WHICH THE CENTER OF SAID CURVE BEARS SOUTH 74° 54' 43" EAST, THROUGH A CENTRAL ANGLE OF 44° 01' 37", AN ARC LENGTH OF 38.42 FEET TO THE SOUTHEASTERN CORNER OF SAID LOT C; THENCE FROM SAID SOUTHEASTERN CORNER, ALONG THE SOUTHERN LINE OF SAID LOT C, SOUTH 69° 08' 15" WEST, 434.50 FEET TO SAID POINT OF BEGINNING. PARCELS THREE B AND THREE Cs BEING A PORTION OF LOT B, AS SAID LOT B IS SHOWN AND SO DESIGNATED ON THAT CERTAIN PARCEL MAP NO. 4224, RECORDED FEBRUARY 6, 1984, IN BOOK 143 OF MAPS, AT PAGE 6, IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF ALAMEDA, COMPRISED OF TWO (2) PARCELS, MORE PARTICULARLY DESCRIBED AS FOLLOWS, AND IDENTIFIED AS PARCELS THREE B AND THREE C: Page 3 DESCRIPTION Order No. 150214 PARCEL THREE B COMMENCING AT THE SOUTHWESTERN CORNER OF SAID LOT B; THENCE FROM SAID POINT OF COMMENCEMENT, ALONG THE WESTERN LINE OF SAID LOT B, NORTH 20° 51' 45" WEST, 20.00 FEET TO THE POINT OF BEGINNING FOR THIS DESCRIPTION; THENCE FROM SAID POINT OF BEGINNING, LEAVING SAID WESTERN LINE, NORTH 69° 08' 15" EAST, 21.00 FEET; THENCE SOUTH 20° 51' 45" EAST, 20.00 FEET TO A POINT ON THE SOUTHERN LINE OF SAID LOT B; THENCE ALONG SAID SOUTHERN LINE, NORTH 69° 08' 15" EAST, 25.00 FEET; THENCE LEAVING SAID SOUTHERN LINE, NORTH 20° 51' 45" WEST, 20.00 FEET; THENCE NORTH 69° 08' 15" EAST, 84.00 FEET; THENCE SOUTH 65° 51' 45" EAST, 21.21 FEET; THENCE NORTH 69° 08' 15" EAST, 160.00 FEET; THENCE NORTH 33° 35' 59" EAST, 25.81 FEET; THENCE NORTH 69° 08' 15" EAST, 80.00 FEET; THENCE SOUTH 20° 51' 45" EAST, 20.00 FEET TO A POINT ON SAID SOUTHERN LINE; THENCE ALONG SAID SOUTHERN LINE, NORTH 69° 08' 15" EAST, 80.00 FEET; THENCE LEAVING SAID SOUTHERN LINE, NORTH 20° 51' 45" WEST, 45.00 FEET; THENCE SOUTH 69° 08' 15" WEST, 172.60 FEET; THENCE SOUTH 33° 35' 59" WEST, 27.53 FEET; THENCE SOUTH 69° 08' 15" WEST, 120.00 FEET; THENCE SOUTH 86° 07' 42" WEST, 37.64 FEET; THENCE SOUTH 74° 19' 55" WEST, 55.23 £' T; THENCE SOUTH 69° 08' 15" WEST, 80.00 FEET TO A POINT ON SAID WESTERN LINE; THENCE ALONG SAID WESTERN LINE, SOUTH 20° 51' 45" EAST, 25.00 FEET TO SAID POINT OF BEGINNING. PARCEL THREE C: COMMENCING AT THE SOUTHEASTERN CORNER OF SAID LOT B; Page 4 DESCRIPTION Order No. 150214 THENCE FROM SAID POINT OF COMMENCEMENT, ALONG THE SOUTHERN LINE OF SAID LOT B, SOUTH 69° 08' 15" WEST, 108.29 FEET TO THE POINT OF BEGINNING FOR THIS DESCRIPTION; THENCE FROM SAID POINT OF BEGINNING, LEAVING SAID SOUTHERN LINE, NORTH 20° 51' 45" WEST, 45.00 FEET; - THENCE NORTH 69° 08' 15" EAST, 17.40 FEET; THENCE NORTH 58° 26' 23" EAST, 92.50 FEET TO A POINT ON THE EASTERN LINE OF SAID LOT B; THENCE ALONG SAID EASTERN LINE, SOUTH 20° 51' 45" EAST, 25.00 FEET; THENCE LEAVING SAID EASTERN LINE, SOUTH 57° 29' 22" WEST, 85.04 FEET; THENCE SOUTH 20° 51' 45" EAST, 20.00 FEET TO A POINT ON SAID SOUTHERN LINE; THENCE ALONG SAID SOUTHERN LINE, SOUTH 69° 08' 15" WEST, 25.00 FEET TO SAID POINT OF BEGINNING. PARCEL FOUR: NON-EXCLUSIVE RECIPROCAL UTILITY EASEMENTS, APPURTENANT TO PARCEL ONE, AS CREATED, DEFINED AND DESCRIBED IN THAT CERTAIN GRANT OF EASEMENTS AND RELATED AGREEMENTS BETWEEN LIBERTY HOUSE PROPERTIES, A CALIFORNIA LIMITED PARTNERSHIP, AND KI DUBLIN BOULEVARD, INC., AN ILLINOIS CORPORATION, RECORDED OCTOBER 4, 1994, SERIES NO. 94-323681, UPON THE TERMS AND CONDITIONS CONTAINED IN SAID INSTRUMENT, AT ARTICLE III THEREOF. PARCEL FIVE: AN EASEMENT TO ERECT, INSTALL, MAINTAIN, REPAIR AND REPLACE MONUMENT SIGNS APPURTENANT TO PARCEL ONE, AS CREATED, DEFINED IN THAT CERTAIN GRANT OF EASEMENTS AND RELATED AGREEMENTS BETWEEN LIBERTY HOUSE PROPERTIES, A CALIFORNIA LIMITED PARTNERSHIP AND NI DUBLIN BOULEVARD INC. , AN ILLINOIS CORPORATION, RECORDED OCTOBER 4, 1994, SERIES NO. 94-323681, UPON THE TERMS, CONDITIONS CONTAINED THEREIN AT ARTICLE IV TH REOF. ASSESSOR'S PARCEL NO. 941-1500-047-02 Exhibit A-2 Diagram of Project Site (see attached) • • 1 c. 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UP ' 12S5 Ouany Lne, Who US NO)240-f5555 • ATRICK •WAY BY a-s‘r,-TMW.L. ;":-.1.r: .T.Z. 4:1E1:4 ' • . . PROLOGIS -Via Email- February 14,2014 Ms. Linda Smith Acting Assistant City Manager City of Dublin 100 Civic Plaza Dublin,CA 94568 RE: DEVELOPMENT AGREEMENT EXTENSION 6700 GOLDEN GATE DRIVE DUBLIN,CALIFORNIA Dear Linda, Pursuant to our recent discussions,Prologis (formerly AMB Property Corporation) respectfully requests an extension to the original development agreement to allow for additional time to process the redevelopment of the site. As you know,we have been actively pursuing the property redevelopment during the past several years. We have managed our leasing to accommodate near term redevelopment and we have identified a strong developer to take on the project. We had the property in contract to sell in 2008 and unfortunately,due to the recession and the severe downturn in the housing market, the sale did not go through. For the past five years we have monitored market conditions and discussed the potential sale with brokers and potential developers,but the market conditions did not make a sale during that period feasible. It is only recently that the site's value has come back to a level that redevelopment of the site makes sense versus the continued industrial use which is currently in place. We appreciate you and the City working with us. We look forward to proceeding quickly to maintain the schedule we discussed in our meeting last week. Best regards, 1 Mark Hansen Senior Vice President, Investment Officer Pier 1,Bay 1 San Francisco,California 94111 Main 415 394.9000 www.prologis.com ATTACHMENT 2 RESOLUTION NO. 14-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING AN AMENDMENT TO THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND PROLOGIS, INC. TO ALLOW FOR AN EIGHTEEN MONTH TIME EXTENSION WITH CONDITIONS PLPA-2014-00006 WHEREAS, Prologis, Inc., has submitted a request for a time extension to the existing Development Agreement ("Amendment No. 1 to Development Agreement between the City of Dublin and Prologis, Inc. (formerly known as AMB Property Corporation") for the project known as the West Dublin Transit Village), which is located at 6700 Golden Gate Drive (APN 941- 1500-04-04); and WHEREAS, the existing Development Agreement vested the Site Development Review and Tentative Map approvals that were granted in 2004 for a ten year period and will expire on June 3, 2014 unless extended before that time; and WHEREAS, the Developer requested an extension and City Staff supports three consecutive six month extensions (eighteen months total) assuming that certain conditions can be met; and WHEREAS, on April 20, 2004, the City Council adopted Resolution 67-04, adopting a Mitigated Negative Declaration (MND) and Mitigation Monitoring Program for the AMB Properties Transit Village Project (PA 02-003). Approval of the Development Agreement was an action covered by the MND and therefore an extension to the time period that the Development Agreement is effective does not require additional environmental review; and WHEREAS, the proposed Development Agreement Amendment is attached to this Resolution as Exhibit A-1; and WHEREAS, on March 25, 2014, the Planning Commission held a public hearing on the proposed Development Agreement Amendment; and WHEREAS, proper notice of the public hearing was given in all respects as required by law; and WHEREAS, the Staff Report was submitted recommending that the Planning Commission recommend that the City Council adopt an Ordinance approving the Development Agreement Amendment; and WHEREAS, the Planning Commission did hear and use their independent judgment and considered all reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT the City of Dublin Planning Commission does hereby recommend that the City Council make the following findings and determinations regarding the proposed Development Agreement: ATTACHMENT 3 1. The proposed Development Agreement Amendment is consistent with the objectives, policies, general land uses and programs specified in the General Plan and Downtown Dublin Specific Plan in that: a) the General Plan and Downtown Dublin Specific Plan land use designation for the subject site is Downtown Dublin — Transit Oriented District and is consistent with those designations; and b) the project is consistent with the fiscal policies in relation to provision of infrastructure and public services of the City's Downtown Dublin Specific Plan/General Plan. 2. The proposed Development Agreement Amendment is compatible with the uses authorized in, and the regulations prescribed for, the land use districts in which the real property is located. 3. The proposed Development Agreement Amendment is in conformity with public convenience, general welfare, and good land use practice in that the Applicant's proposed project will implement land use guidelines that were in place at the time the project was approved. 4. The proposed Development Agreement Amendment will not be detrimental to the health, safety, and general welfare in that the development will proceed in accordance with the General Plan, Downtown Dublin Specific Plan, Project Approvals, and any Conditions of Approval for the proposed project. 5. The proposed Development Agreement Amendment will not adversely affect the orderly development of the property or the preservation of property values in that the development will be consistent with the City of Dublin General Plan, Downtown Dublin Specific Plan, and future Project Approvals. NOW, THEREFORE, BE IT FURTHER RESOLVED THAT the City of Dublin Planning Commission does hereby recommend that the City Council adopt the Ordinance, included as Exhibit A, approving an amendment to the Development Agreement between the City of Dublin and Prologis, Inc. to allow for an eighteen month time extension with conditions. PASSED, APPROVED AND ADOPTED this 25th day of March 2014. AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chairperson ATTEST: Assistant Community Development Director G:IPA#120141PLPA-2014-00006 ProLogis DA extension103.25.14 PC hearing1Att 3-PC Reso DA.docx ORDINANCE NO. xx - 14 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DUBLIN * * * * * * * * * * * * * * * * * * * * * * * * * * * * * APPROVING AN AMENDMENT TO THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND PROLOGIS, INC. TO ALLOW FOR AN EIGHTEEN MONTH TIME EXTENSION WITH CONDITIONS PLPA-2014-00006 THE CITY COUNCIL OF THE CITY OF DUBLIN DOES HEREBY ORDAIN AS FOLLOWS: Section 1. RECITALS A. Prologis, Inc. has made a request for a time extension to the existing Development Agreement ("Amendment No. 1 to Development Agreement between the City of Dublin and Prologis, Inc (formerly known as AMB Property Corporation") for the project known as the West Dublin Transit Village), which is located at 6700 Golden Gate Drive (APN 941-1500-04-04); and B. The existing Development Agreement vested the Site Development Review and Tentative Map approvals that were granted in 2004 for a ten year period and will expire on June 3, 2014 unless extended before that time; and C. The Developer requested an extension and City Staff supports three consecutive six month extensions (eighteen months total) assuming that certain conditions can be met; and D. On April 20, 2004, the City Council adopted Resolution 67-04, adopting a Mitigated Negative Declaration (MND) and Mitigation Monitoring Program for the AMB Properties Transit Village Project (PA 02-003). Approval of the Development Agreement was an action covered by the MND and therefore an extension to the time period that the Development Agreement is effective does not require additional environmental review; and E. The Planning Commission held a public hearing on the proposed Development Agreement Amendment on March 25, 2014 for which public notice was given by law; and F. The Planning Commission made its recommendation to the City Council for approval of the Development Agreement Amendment by Resolution. G. A public hearing on the proposed Development Agreement Amendment was held before the City Council on , 2014 for which public notice was given as provided by law. H. The City Council has considered the recommendation of the Planning Commission, including the Planning Commission's reasons for its recommendation, the Agenda Statement, all comments received in writing, and all testimony received at the public hearing. EXHIBIT A TO ATTACHMENT 3 Section 2. FINDINGS AND DETERMINATIONS Therefore, on the basis of: (a) the foregoing Recitals which are incorporated herein, (b) the City of Dublin General Plan; (c) the Staff Report; and on the basis of the specific conclusions set forth below, the City Council finds and determines that: 1. The proposed Development Agreement Amendment is consistent with the objectives, policies, general land uses and programs specified in the General Plan and Downtown Dublin Specific Plan in that: a) the General Plan and Downtown Dublin Specific Plan land use designation for the subject site is Downtown Dublin — Transit Oriented District and is consistent with those designations; and b) the project is consistent with the fiscal policies in relation to provision of infrastructure and public services of the City's Downtown Dublin Specific Plan/General Plan. 2. The proposed Development Agreement Amendment is compatible with the uses authorized in, and the regulations prescribed for, the land use districts in which the real property is located. 3. The proposed Development Agreement Amendment is in conformity with public convenience, general welfare, and good land use practice in that the Applicant's proposed project will implement land use guidelines that were in place at the time the project was approved. 4. The proposed Development Agreement Amendment will not be detrimental to the health, safety, and general welfare in that the development will proceed in accordance with the General Plan, Downtown Dublin Specific Plan, Project Approvals, and any Conditions of Approval for the proposed project. 5. The proposed Development Agreement Amendment will not adversely affect the orderly development of the property or the preservation of property values in that the development will be consistent with the City of Dublin General Plan, Downtown Dublin Specific Plan, and future Project Approvals. Section 3. APPROVAL The City Council hereby approves the Development Agreement Amendment (Exhibit A-1 to the Ordinance) and authorizes the City Manager to execute it. Section 4. RECORDATION Within ten (10) days after the Development Agreement is fully executed by all parties, the City Clerk shall submit the Agreement to the County Recorder for recordation. Section 5. EFFECTIVE DATE AND POSTING OF ORDINANCE This Ordinance shall take effect and be in force thirty (30) days from and after the date of its passage. The City Clerk of the City of Dublin shall cause the Ordinance to be posted in at least three (3) public places in the City of Dublin in accordance with Section 36933 of the Government Code of the State of California. 2 PASSED AND ADOPTED BY the City Council of the City of Dublin, on this day of , 2014 by the following votes: AYES: NOES: ABSENT: ABSTAIN: Mayor ATTEST: City Clerk 3 RECORDING REQUESTED BY: CITY OF DUBLIN When Recorded Mail To: City Clerk City of Dublin 100 Civic Plaza Dublin, CA 94568 Fee Waived per GC 27383 Space above this line for Recorder's use AMENDMENT NO. 1 TO DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND PROLOGIS, INC. (f/k/a AMB PROPERTY CORPORATION) (WEST DUBLIN TRANSIT VILLAGE) EXHIBIT A-1 TO ATTACHMENT 3 THIS AMENDMENT ("Amendment") is made and entered into on this _day of , 2014, by and between the City of Dublin, a Municipal Corporation (hereafter "City"), and Prologis, Inc. (f/k/a AMB Property Corporation), a Maryland corporation (hereafter "Developer"), pursuant to the authority of§§ 65864 et seq. of the California Government Code and Dublin Municipal Code, Chapter 8.56. RECITALS 1. California Government Code §§ 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Development Agreement Statutes") authorize the City to enter into an agreement for the development of real property with any person having a legal or equitable interest in such property in order to establish certain development rights in such property. 2. Developer desires to develop and holds legal interest in certain real property consisting of approximately 9.07 acres of land, located in the City of Dublin, County of Alameda, State of California, which is more particularly described in Exhibit 1 attached hereto and incorporated herein by this reference, and which real property is hereafter called the "Project Site." 3. City and Developer entered into that certain "Development Agreement Between the City of Dublin and AMB Property Corporation" dated June 3, 2004 and recorded in the Official Records of Alameda County ("Official Records") on June 11, 2004 as document number 2004-261599 ("Agreement"). 4. In conjunction with the Agreement, Developer applied for, and City approved various land use entitlements for the development of the Project Site, including an amendment to the General Plan (City Council Resolution No. 228-00), an amendment to the West Dublin BART Specific Plan (City Council Resolution No. 227-00), PD District rezoning and related Stage 1 and Stage 2 development plans (City Council Ordinance No. 17- 04), Site Development Review (City Council Ordinance No. 66- 04), and a Vesting Parcel Map covering the Project Site (City Council Resolution No. 66-04) (collectively, "the Project Approvals"). 5. Effective as of June 3, 2011, AMB Property Corporation, the Developer under the Agreement, changed its name to "Prologis, Inc.". Prologis, Inc. is the current Developer Amendment No. 1 to Dublin/Prologis, Inc. Development Agreement Page 1 of 5 for West Dublin Transit Village and owner of the Project Site and, therefore, is subject to all rights and obligations of Developer under the Agreement. 6. Developer intends to submit applications to the City for land use entitlements required to build a proposed new development project on the Project Site consisting of both residential and office uses ("New Project"). 7. Developer and the City desire to amend the Agreement to include options for three six (6) month extensions of the Term for a total of eighteen (18) months. Developer has an option to extend the Term for two additional periods of six (6) months each (maximum twelve (12) month total), subject to certain terms and conditions. The City has the option, in its discretion, to extend the Term for an additional six (6) months beyond the total twelve month extension under Developer's option, subject to certain terms and conditions. 8. The Development Agreement Statutes and Article 8 of the Agreement authorize an amendment to the Agreement in accordance with certain conditions and procedures. 9. On , the Planning Commission adopted Resolution No. 14-XX recommending that the City Council adopt this Amendment. 10. On , 2014, the City Council of the City of Dublin adopted Ordinance No. approving this Amendment ("Ordinance"). The Ordinance took effect on , 2014. 11. In approving the Ordinance, the City Council found that the environmental impacts of this Amendment were addressed by the Mitigated Negative Declaration adopted by City Council Resolution No. 67-04 in conjunction with the approval of the Agreement and Project Approvals. Therefore, no further environmental review for the Amendment is required under the California Environmental Quality Act. NOW, THEREFORE, with reference to the foregoing recitals and in consideration of the mutual promises, obligations and covenants herein contained, City and Developer agree as follows: AGREEMENT Amendment No. 1 to Dublin/Prologis, Inc. Development Agreement Page 2 of 5 for West Dublin Transit Village Section 1. Section 2.02 of the Agreement is amended to read in its entirety as follows: 4.2 Term. The term of this Agreement shall commence on the Effective Date and extend ten (10) years thereafter ("Term") unless otherwise terminated, extended, or modified by the terms of this Agreement. Developer has an option to extend the Term up to a maximum of twelve (12) months through two six (6) month extensions in accordance with the following provisions. The first six (6) month extension ("First Extension") shall be approved by City staff if the Developer has submitted a preliminary application and conceptual designs for land use entitlements for the New Project in accordance with the requirements of City staff on or before May 23, 2014. A second six (6) month extension commencing on the date of the expiration of the First Extension ("Second Extension") shall be approved by City staff upon satisfaction of the following conditions: (a) the determination by City staff, at least fifteen (15) business days prior to the expiration of the First Extension, that all required planning applications for land use entitlements for the New Project ("Land Use Entitlements") are complete and ready to be scheduled for the first public hearing ("Completeness Determination"); and (b) the payment by Developer of One Hundred Thousand Dollars ($100,000) to the City within eight (8) business days of the Completeness Determination. The City has an option to approve a third six (6) month extension commencing on the date of the expiration of the Second Extension ("Third Extension") upon satisfaction of the following conditions: (aa) the determination by City staff, at least fifteen (15) days prior to the expiration of the Second Extension, that the Developer is proceeding diligently and in good faith to obtain final approvals for the Land Use Entitlements so that, if approved by the City, the Land Use Entitlements will be in effect at least ten (10) business days prior to the expiration of the Third Extension ("Good Faith Determination"); and (bb) the payment by Developer of One Hundred Thousand Dollars ($100,000) to the City within eight (8) business days of the Good Faith Determination. All extensions to the Term under this Section must take effect before the Agreement expires and a document Amendment No. 1 to Dublin/Prologis, Inc. Development Agreement Page 3 of 5 for West Dublin Transit Village evidencing approval of an extension of the Term shall be prepared by City staff, signed by the parties, and recorded in the Official Records. Section 3. Effect of Amendment. Except as specifically amended or modified herein, the Agreement shall continue in full force and effect according to its terms. Section 4. Defined Terms. Defined terms have the same meaning in this Amendment as in the Agreement unless otherwise specifically defined, modified or amended in this Amendment. Section 5. Effective Date of Amendment. This Amendment shall become effective upon the date that the Ordinance becomes effective (the "Amendment Effective Date"). Section 6. Recordation. City shall record an executed copy of this Amendment in the Official Records within ten (10) days after the Amendment Effective Date. Section 7. Authorized Signatory. The City Manager is authorized to execute on behalf of the City this Amendment and any extensions of the Term approved under Section 1 of this Amendment. IN WITNESS WHEREOF this Amendment has been entered into by and between Developer and City as of the day and year first above written CITY OF DUBLIN: By: Date: Christopher L. Foss, City Manager ATTEST: By: Date: Caroline Soto, City Clerk APPROVED AS TO FORM: Amendment No. 1 to Dublin/Prologis, Inc. Development Agreement Page 4 of 5 for West Dublin Transit Village John Bakker, City Attorney PROLOGIS, INC. A Maryland Corporation By: Date: Mark Hansen Its: Senior Vice President (NOTARIZATION ATTACHED) Amendment No. 1 to Dublin/Prologis, Inc. Development Agreement Page 5 of 5 for West Dublin Transit Village Exhibit 1 Legal Description of Project Site 2251747.1 Amendment No. 1 to Dublin/Prologis, Inc. Development Agreement Page 6 of 5 for West Dublin Transit Village CO)�OF DUii STAFF REPORT � PLANNING COMMISSION �LIFos DATE: March 25, 2014 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA-2014-00005 - Dublin Crossing Vesting Tentative Map 8150 Report prepared by Kristi Bascom, Principal Planner EXECUTIVE SUMMARY: The Planning Commission will consider Vesting Tentative Map 8150 for the Dublin Crossing project. The map will divide the 189-acre project area into five master parcels for the purposes of future development phases. The Vesting Tentative Map identifies the master infrastructure to serve the future neighborhoods and also includes a Landscape Master Plan. No specific neighborhood subdivision maps and no specific developments are proposed at this time. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate; and 5) Adopt a Resolution approving Vesting Tentative Map 8150 for the Dublin Crossing Project. Submitted By: R iewed By: 9K 6 -S- ........„ Kristi Bascom Baker Principal Planner Assistant Community Development Director w. -a COPY TO: File ITEM NO.: Page 1 of 5 G:1PA#120141PLPA-2014-00005 Dublin Crossing VTM+Landscape Master PIanIPC 03.25.20141PCSR TMap Dublin Xing.docx DESCRIPTION Background The Dublin Crossing project area is generally bounded by Scarlett Drive to the west, Dublin Boulevard to the south, Arnold Road to the east, and 5th Street to the north (on the Camp Parks base). The Dublin Crossing project site includes approximately 172 acres owned by the U.S. Army, an 8.7 acre site at the corner of Dublin Boulevard and Arnold Road owned by the Alameda County Surplus Property Authority, and an 8.9 acre site that was formerly owned by NASA and is now owned by Dublin Crossing Venture LLC. The project area is shown below. y�,6 /�A Figure 1: Vicinity Map .,1 f- . ,-!:: ', 1 7 f' '#ti 1 1. rI s,'--,'. �w,•-!. ,,ry A{3• C .'..' ". .-.Y i f.1,s , EI1`; ........., -VY `Si'.J ---Y r i.i+" .. !a t. '.i ,t e.a. r i,r.-7. * Ail . C.,`F. -4 kti.;raiR . - . ' , , .. - - - `.P• S� Ski 'A ,• , i • a A }' AI .- Z.:17.2.%--. Pl;:11`,1'4M II : 1 _ Z.ii--' = ! s'. J O �... } ''''' mac','. r 1. .39►:i:k .... .�' .�. .. i�'�V .,.. - “c"all , i.,. ' .- t f'd-7,4$ .... . •-. ...1. r�! `I , `"'`n .: f j-. .s I�II s,.. : _•. " . j —■ Since 2004, the City of Dublin had been engaged with the U.S. Army in discussions about the potential conversion of a portion of the Camp Parks base to private development. In 2008, the Army selected SunCal Companies as the master developer for the project area. In late 2013, SunCal secured entitlements through the City for the development of the area. On November 5, 2013, the City Council adopted a General Plan Amendment (Resolution 187-13), adopted the Dublin Crossing Specific Plan (187-13), rezoned the project area to a new Dublin Crossing Zoning District (Ordinance 07-13), certified the Dublin Crossing Environmental Impact Report (Resolution 186-13), and approved a Development Agreement (Ordinance 08-13). Vesting Tentative Map 8150 is the first implementing action to follow the project approvals in 2013. The Map illustrates how the Developer intends to divide the existing parcels in the project area to create five master parcels that align with the five phases of the project outlined in the approved Dublin Crossing Specific Plan. The plan set (Exhibit A to Attachment 1) contains sheetvithe following information: 0 2 of 5 1. Overall site layout and proposed lotting; 2. Proposed roadway improvements to existing facilities on the periphery of the project site including Dublin Boulevard, Arnold Road, and Scarlett Drive; 3. Proposed new roadway configurations on the interior of the project site (referred to as the "backbone" street infrastructure) 4. Proposed multi-modal roadway improvements including bike and pedestrian corridors and bus stops; 5. Master utility plans for water, sewer, and wastewater; 6. Grading plans for each master phase (one through five); and 7. Stormwater treatment plan. The Dublin Crossing Landscape Master Plan is part of the Vesting Tentative Map 8150 submittal package, but it is a separately-bound document (Exhibit A-1 to Attachment 1). The Applicant is currently requesting approval of Vesting Tentative Map 8150 for the Dublin Crossing project. ANALYSIS Vesting Tentative Map 8150 illustrates the proposed subdivision of three parcels (APNs 986- 0001-001-15 (partial), 986-0034-002-00, and 986-0034-006-00) into five master parcels to delineate the phasing of the project and how it will develop over the course of the next 8-10 years. Multiple future Final Maps will be filed to create the five master parcels in succession, and applications for multiple future Small Lot Tentative Maps will be made to further subdivide the five master parcels into individual neighborhoods for the purposes of development in accordance with the Dublin Crossing Specific Plan. No specific neighborhood subdivision maps and no specific development is proposed at this time. The proposed Vesting Tentative Map 8150 conforms to the City of Dublin General Plan, Dublin Crossing Specific Plan, and the Dublin Crossing Zoning District, subject to the findings and Conditions of Approval. The Resolution approving Vesting Tentative Map 8150 for the Dublin Crossing project is included as Attachment 1 to this Staff Report. The Landscape Master Plan includes concepts for the neighborhood entry monuments and gateway intersection treatments, street frontage design concepts, the proposed streetscape plant, tree, and shrub palette. The Landscape Master Plan also illustrates various site elements such as the lighting, benches, wall treatments, trash receptacles, and bike racks that will be installed throughout the community. Many of these items, including the tree and plant palette and some street furniture, were noted in the Dublin Crossing Specific Plan, which was already approved. However, the Landscape Master Plan provides detail on where the various landscape elements are to be located at the project entries, it contains a more robust plant selection, and provides a larger menu of site elements consistent with the Specific Plan. ENVIRONMENTAL REVIEW The project is located within the Dublin Crossing Specific Plan area, which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009) certified by the City Council on November 5, 2013 (Resolution 186-13). Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168, Vesting Tentative Map approval for this project is within the scope of the project analyzed in the Specific Plan EIR and no further CEQA review or document is required. 3 of 5 NOTICING REQUIREMENTS/PUBLIC OUTREACH A notice of this public hearing was published in the Valley Times, mailed to property owners and tenants within 300 feet of the project area boundaries, and all persons who have expressed an interest in being notified of actions related to this project were notified via email. The Staff Report was provided to the Applicant and is also available on the City's website. ATTACHMENTS: 1) Resolution approving Vesting Tentative Map 8150 for the Dublin Crossing project, with the Project Plans included as Exhibit A and the Dublin Crossing Landscape Master Plan included as Exhibit A-1 4 of 5 GENERAL INFORMATION: APPLICANT: Joe Guerra Dublin Crossing LLC (SunCal Companies) Stuart Cook Alameda County Surplus Property Authority PROPERTY OWNERS: United States Army (172 acres), Alameda County Surplus Property Authority (8.7 acres), and Dublin Crossing LLC (8.9 acres) LOCATION: Approximately 189 acres including 8.7 acres owned by Alameda County Surplus Property Authority, an 8.9 acre parcel owned by Dublin Crossing LLC, and a 172- acre portion of the 2,485-acre Camp Parks Reserve Forces Training Area (Camp Parks) in the center of Dublin, north of Interstate 580 and Dublin Boulevard. The Project site is bound by 5th Street to the north, Scarlett Drive to the west, Dublin Boulevard to the south, and Arnold Road to the east. APNs 986-0001-001-15 (partial), 986-0034-002-00, and 986-0034-006-00 ZONING: Dublin Crossing Zoning District GENERAL PLAN: Dublin Crossing SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North Ag Public Lands Camp Parks South PD High Density Residential and Residential Apartments Cam•us Office Transit Center East PD Campus Office Business Park PD and Medium-High Density Residential Combination of uses including West Light and Retail/Office, apartments, service Industrial Business Park/Industrial and commercial, and retail uses Outdoor Storage 5 of 5 RESOLUTION NO. 14-xx A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING VESTING TENTATIVE MAP 8150 FOR THE DUBLIN CROSSING PROJECT (APNS 986-0001-001-15 (PARTIAL), 986-0034-002-00, AND 986-0034-006-00) PLPA-2014-00005 WHEREAS, the Applicant, Dublin Crossing Ventures LLC (SunCal Companies) and the Alameda County Surplus Property Authority, have submitted a Planning Application for a Vesting Tentative Map to divide the 189-acre Dublin Crossing project area into five master parcels to coincide with the five anticipated phases development; and WHEREAS, the project site is located within the Dublin Crossing Zoning District; and WHEREAS, the Vesting Tentative Map application, Vesting Tentative Map 8150, attached as Exhibit A, and the Dublin Crossing Landscape Master Plan, attached as Exhibit A-1, collectively defines this "Project" and is available and on file in the Community Development Department; and WHEREAS, Vesting Tentative Map 8150 (Exhibit A) illustrates the overall site layout, proposed roadway improvements (roadway widths, bike and pedestrian, and bus stops), master utility plans (water, sewer, and wastewater), grading plans on a phase-by-phase basis, stormwater treatment plan, and also includes the Dublin Crossing Landscape Master Plan (Exhibit A-1) as a separately-bound document; and WHEREAS, Vesting Tentative Map 8150 illustrates the proposed subdivision of three parcels (APNS 986-0001-001-15 (partial), 986-0034-002-00, and 986-0034-006-00) into five master parcels for future phasing; and WHEREAS, multiple future Final Maps will be filed to create the five master parcels and applications for multiple future Small Lot Tentative Maps will be made to further subdivide the five master parcels into individual neighborhoods for the purposes of development in accordance with the Dublin Crossing Specific Plan; and WHEREAS, Vesting Tentative Map 8150 is in conformance with the Dublin Crossing Specific Plan and General Plan; and WHEREAS, in accordance with the California Environmental Quality Act certain projects are required to be reviewed for environmental impacts and when applicable, environmental documents prepared; and WHEREAS, the project is located within the Dublin Crossing Specific Plan area (Specific Plan), which was the subject of an Environmental Impact Report (EIR) (SCH# 2012062009) prepared in accordance with the California Environmental Quality Act (CEQA) and certified by the City Council on November 5, 2013 (Resolution 186-13). Subdivision maps were included as part of the Project entitlements listed in the EIR. The EIR provides the CEQA environmental review for those future entitlements to implement the Specific Plan, unless the standards for subsequent or supplemental environmental review under CEQA are met. Pursuant to CEQA , ATTACHMENT 1 the Vesting Tentative Map approval for this project is within the scope of the project analyzed in the EIR and no further CEQA review or document is required; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve Vesting Tentative Map 8150; and WHEREAS, the Planning Commission did hold a public hearing on said application on March 25, 2014 for this project, at which time all interested parties had the opportunity to be heard; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, a Staff Report was submitted recommending that the Planning Commission approve Vesting Tentative Map 8150; and WHEREAS, the Planning Commission did hear and use independent judgment and considered all said reports, recommendations, and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations regarding Vesting Tentative Map 8150 for the Dublin Crossing Project: A. Vesting Tentative Map 8150 is consistent with the General Plan, Dublin Crossing Specific Plan, and applicable subdivision regulations and related ordinances. B. The design and improvements of Vesting Tentative Map 8150 are consistent with the General Plan and Dublin Crossing Specific Plan objectives, polices, general land uses, and programs as they relate to the subject property in that it is the subdivision of the project area into five master parcels for the purposes of the future development that consistent with the regulations and development standards of the Specific Plan and the policies of the General Plan. C. Vesting Tentative Map 8150 is consistent with the General Provisions and Development Standards for the Dublin Crossing Zoning District, and therefore is consistent with the City of Dublin Zoning Ordinance. D. The project area is located adjacent to major roads, including Dublin Boulevard, Arnold Road, and Scarlett Drive on approximately 189± acres of land. The topography of the property is generally flat. The site is physically suitable for the type and intensity of the proposed residential and commercial development proposed as shown in the Specific Plan and analyzed in the EIR. E. The design or type of improvements under the Vesting Tentative Map will not cause environmental damage or substantially injure fish or wildlife of their habitat or cause public health concerns because the proposed project is for a large lot subdivision of the land and the improvements under the map are subject to the applicable mitigation measures in the Mitigation Monitoring and Reporting Program adopted for the Specific Plan EIR. 2 F. The design of the subdivision will not conflict with easements, acquired by the public at large, or access through or use of property within the proposed subdivision. The City Engineer has reviewed the map and has not found any conflicting easements of this nature. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby make the following findings and determinations under CEQA regarding Vesting Tentative Map 8150 for the Dublin Crossing Project. These findings are based on information contained in the EIR, the Planning Commission Staff Report, and all other information contained in the entire record for the Project. These findings constitute a summary of the information contained in the entire record. Other facts and information in the record that constitute substantial evidence to support each finding that is not specifically included below are incorporated herein by reference: A. The Vesting Tentative Map is within the scope of the project analyzed in the EIR. The environmental impacts of the Vesting Tentative Map are analyzed in the EIR and no further environmental review is required under CEQA for the Vesting Tentative Map under Public Resources Code section 21166 and CEQA Guidelines sections 15162 and 15163. B. The Vesting Tentative Map does not constitute a substantial change to the project analyzed in the EIR that will require major revisions to the EIR due to new significant environmental effects or a substantial increase in severity of previously identified significant effects. The Vesting Tentative Map is consistent with the Project analyzed in the EIR and does not propose any change to the Project. C. There are no substantial changes that have occurred with respect to the circumstances under which the Project will be undertaken that will require major revisions to the EIR due to the involvement of new significant environmental effects or a substantial increase in severity of significant effects identified in the EIR. The EIR was certified 20 weeks ago and no substantial changes to circumstances affecting the Project have occurred within that period of time. D. There is no new information of substantial importance, which was not known or could not have been known with the exercise of reasonable diligence at the time the EIR was certified 20 weeks ago that show any of the conditions in CEQA Guidelines section 15162(a)(3)(A) — (D). E. The mitigation measures in the Mitigation Monitoring and Reporting Program adopted by the City Council on November 5, 2013 apply to the Vesting Tentative Map as applicable. BE IT FURTHER RESOLVED that the Planning Commission of the City of Dublin does hereby approve Vesting Tentative Map 8150 for the Dublin Crossing project, as shown on plans prepared by RJA and Gates and Associates, stamped received February 20, 2014 and included as Exhibits A and A-1 to this Resolution, subject to the conditions included below. 3 CONDITIONS OF APPROVAL —Vesting Tentative Map 8150: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of building permits or establishment of use, and shall be subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring compliance of the conditions of approval. [PL.] Planning, [B] Building, [PO] Police, [PW] Public Works [P&CS] Parks & Community Services, [ADM] Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health, [Z7] Zone 7. CONDITION TEXT RESPON. WHEN REQ'D 1 SOURCE AGENCY Prior to: GENERAL CONDITIONS 1. Approval. This Vesting Tentative Map approval for PL Ongoing Planning Dublin Crossing (N/TM 8150) establishes the large lot subdivision for the phased development of the project and the landscape design concepts for the project area. Development pursuant to this Tentative Subdivision Map approval generally shall conform to the civil drawings prepared by RJA dated received February 20, 2014 and the Dublin Crossing Landscape Master Plan (LSMP) prepared by Gates and Associates dated February 2014, both of which are on file in the Community Development Department, unless modified by the Conditions of Approval contained herein. 2. Vesting Tentative Map Expiration. The Tentative PL Ongoing Subdivisio Parcel Map, of which the Landscape Master Plan is a n Map Act part, shall have that life determined by the Subdivision Map Act, including but not limited to Section 66452.6. 3. Time Extension. Upon application of the subdivider PL One Year DMC during the effective period, an extension of the Following 9.08.120 effective period up to three (3) years may be granted Expiration or conditionally granted by the Planning Commission, Date which is designated the advisory agency for this purpose, upon the determination that circumstances under which the map was approved have not changed to the extent which would warrant a change in the design or improvement of the tentative map. Expiration dates of approved tentative maps may be extended pursuant to the provisions of Government Code Section 66452.6(a) 4. Compliance. The Applicant/Property Owner shall PL On-going DMC operate this use in compliance with the Conditions of 8.96.020.F Approval of this Tentative Map Approval, the approved plans and the regulations established in the Municipal Code. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Substantial Conformance. The Final Map shall be PW Approval of substantially in conformance with Vesting Tentative Final Map Ma• 8150 unless otherwise modified b the conditions 4 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: contained herein. All future Improvement plans for public and community-wide improvements shall be in conformance with the Landscape Master Plan. 6. Requirements and Standard Conditions. The Various Building Permit Standard Applicant/ Developer shall comply with applicable City Issuance of Dublin Fire Prevention Bureau, Dublin Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Developer shall obtain all permits PW Building Permit Standard required by other agencies including, but not limited to Issuance Alameda County Environmental Health, Alameda County Flood Control and Water Conservation District (Zone 7), California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans, or other regional/state agencies as required by law. Copies of the permits shall be provided to the Public Works Department. 8. Fees. Applicant/Developer shall pay all applicable Various Building Permit Various fees in effect at the time of building permit issuance, Issuance including, but not limited to, Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Developer shall defend, ADM On-going Administra indemnify, and hold harmless the City of Dublin and its tion/ agents, officers, and employees from any claim, City action, or proceeding against the City of Dublin or its Attorney agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold 5 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. 10. Clarification of Conditions. In the event that there PW On-going Public needs to be clarification to the Conditions of Approval, Works the Community Development Director and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Applicant/Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Modifications. Modifications or changes to this PL On-going DMC Vesting Tentative Map approval may be considered by 8.104 the Community Development Director in compliance with Chapter 8.104 of the Zoning Ordinance and in compliance with the Subdivision Ordinance. 12. Archaeology. Should any prehistoric, cultural, or PL During Planning historic artifacts be exposed during excavation and Construction construction operations, the Department of Community Development shall be notified and work shall cease immediately until an archaeologist, who is certified by the Society of California Archaeology (SCA) or the Society of Professional Archaeology (SOPA), is consulted to evaluate the significance of the find and suggest appropriate mitigation measures, if deemed necessary, prior to resuming ground breaking construction activities. Standardized procedures for evaluating accidental finds and discovery of human remains shall be followed as prescribed in Sections 15064.5 and 15126.4 of the California Environmental Quality Act Guidelines. Compliance with this condition required throughout construction. 13. Mitigation Monitoring Program. The Applicant/ PL On-going Planning Developer shall comply with the Dublin Crossing Final Environmental Impact Report (EIR) certified by City Council Resolution 186-13, including all mitigation measures, action programs, and implementation measures contained therein. The EIR is on file with the Community Development Department. DUBLIN UNIFIED SCHOOL DISTRICT 14. The school site (Parcel 27) shall not be less than 12 DUSD Ongoing DUSD net acres (measured from back of sidewalk). All improvements adjacent to the school site frontage, but not a part of the site (e.g. all parkway landscaping, tree wells, etc.) shall be installed, irri•ated, irri•ation 6 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: controlled, and maintained by the Developer or his designee. 15. All above and underground utilities and structures on DUSD Prior to DUSD the school site (Parcel 27) — both known and unknown acceptance of at the time of the Vesting Tentative Map approval — the school site shall be removed. (Parcel 27) by the School District 16. Before acceptance of the school site (Parcel 27) by DUSD Prior to DUSD DUSD, a Phase 1 clearance to DTSC standards for acceptance of schools (including any remediation needed to receive the school site Phase 1 clearance) will be completed by the (Parcel 27) by Developer. the School District 17. Before acceptance of the school site (Parcel 27) by DUSD Prior to DUSD DUSD, utility stubs will need to be provided to the acceptance of back of sidewalk in the sizes and locations as required the school site by the District. (Parcel 27) by the School District 18. Grading plans will need to be reviewed and approved PL Prior to the DUSD by the District and the finished site will need to be issuance of graded in accordance with the approved plans. grading permits on the school site tParcel 27) ZONE 7 WATER AGENCY 19. The upstream Camp Parks Detention Basin on PW Approval of Zone 7 remaining U.S. Army base property, or an alternative First Small Lot location subject to approval by the City and Zone 7, Final Map in shall be constructed prior to approval of the first Small Phase 2 Lot Final Map in Phase 2 of the Dublin Crossing project area. 20. The temporary storm drain basin designed originally PW Approval of Zone 7 for HydroModification for Phases 1, 2, and 3 shall be Final Map designed for the future 100-year storm event. 21. A legally-binding agreement between Zone 7 and PW Approval of Zone 7 property owner where the Camp Parks Detention First Small Lot Basin is constructed shall be provided stating that the Final Map in basin will serve the flood protection needs of Zone 7 in Phase 2 perpetuity. 22. A legally-binding agreement between Zone 7 and PW Approval of Zone 7 property owner where the Camp Parks Detention First Small Lot Basin is constructed shall be provided stating that the Final Map in basin will be maintained to Zone 7's standards and Phase 2 level of service to ensure that the facility's design parameters are being adequately maintained. The Agreement will also state that the property owner will provide Zone 7 with suitable access to the Camp Parks Detention Basin for inspection and maintenance CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: purposes. 23. If the Camp Parks Detention Basin is designed and PW Approval of Zone 7 designated for dual purposes (e.g. recreation as well First Small Lot as storm water detention), the Developer shall enter Final Map in into a Partnering Agreement with Zone 7 to construct Phase 2 a detention basin that meets both the Developer's and Zone 7's needs. 24. The Developer shall provide Zone 7 with updated PW Approval of Zone 7 drainage reports (and associated electronic files) and First Small Lot plans for both the Dublin Crossing detention basin(s) Final Map in and the Camp Parks Detention Basin. Phase 2 25. The Developer shall provide Zone 7 with the updated PW Approval of Zone 7 Hydrology model. First Small Lot Final Map in Phase 2 26. Any groundwater wells found on the project site that PW Approval of Zone 7 are not needed for the project or groundwater basin First Small Lot management shall be properly sealed and/or Final Map for destroyed under a Zone 7 permit. the affected phase DUBLIN SAN RAMON SERVICES DISTRICT(DSRSD) 27. Prior to issuance of any building permit, complete DSRSD Approval of DSRSD improvement plans shall be submitted to DSRSD that First Small Lot conform to the requirements of the Dublin San Ramon Final Map Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. 28. All mains shall be sized to provide sufficient capacity DSRSD Issuance of DSRSD to accommodate future flow demands in addition to Improvement each development project's demand. Layout and Plans sizing of mains shall be in conformance with DSRSD utility master planning. 29. Sewers shall be designed to operate by gravity flow to DSRSD Issuance of DSRSD DSRSD's existing sanitary sewer system. Pumping of Improvement sewage is discouraged and may only be allowed Plans under extreme circumstances following a case by case review with DSRSD staff. Any pumping station will require specific review and approval by DSRSD of preliminary design reports, design criteria, and final plans and specifications. The DSRSD reserves the right to require payment of present worth 20 year maintenance costs as well as other conditions within a separate agreement with the applicant for any project that requires a pumping station. 30. Domestic and fire protection waterline systems for DSRSD Issuance of DSRSD Tracts or Commercial Developments shall be Improvement designed to be looped or interconnected to avoid dead Plans 8 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: end sections in accordance with requirements of the DSRSD Standard Specifications and sound engineering practice. There will be a large number of customers in the project and DSRSD wants to be sure they have a secure water supply. Thus, the water supply must be "looped" with the supply for the project coming from two separate connections to the potable main. 31. DSRSD policy requires public water and sewer lines DSRSD Issuance of DSRSD to be located in public streets rather than in off-street Improvement locations to the fullest extent possible. If unavoidable, Plans then public sewer or water easements must be established over the alignment of each public sewer or water line in an off-street or private street location to provide access for future maintenance and/or replacement. 32. Prior to approval by the City of the first final map, the DSRSD Approval of DSRSD locations and widths of all proposed easement First Small Lot dedications for water and sewer lines shall be Final Map for submitted to and approved by DSRSD. the affected phase 33. All easement dedications for DSRSD facilities shall be DSRSD Issuance of DSRSD by separate instrument irrevocably offered to DSRSD Improvement or by offer of dedication on the Final Map. Plans 34. Prior to approval by the City for Recordation, the Final DSRSD Issuance of DSRSD Map shall be submitted to and approved by DSRSD Improvement for easement locations, widths, and restrictions. Plans 35. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all utility Permits connection fees including DSRSD and Zone 7, plan checking fees, inspection fees, connection fees, and fees associated with a wastewater discharge permit shall be paid to DSRSD in accordance with the rates and schedules established in the DSRSD Code. 36. No sewer line or waterline construction shall be DSRSD Issuance of DSRSD permitted unless the proper utility construction permit Improvement has been issued by DSRSD. A construction permit Plans will only be issued after all of the items in the condition immediately above have been satisfied. 37. Prior to issuance by the City of any Building Permit or DSRSD Issuance of DSRSD Construction Permit by the Dublin San Ramon Building Services District, whichever comes first, all Permits improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the applicant shall pay all required DSRSD fees, and provide an 9 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: engineer's estimate of construction costs for the sewer and water systems, a performance bond, a one-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. 38. The applicant shall hold DSRSD, its Board of DSRSD Issuance of DSRSD Directors, commissions, employees, and agents of Building DSRSD harmless and indemnify and defend the same Permits from any litigation, claims, or fines resulting from the construction and completion of the project. 39. Improvement plans shall include recycled water DSRSD Issuance of DSRSD improvements as required by DSRSD. Services for Improvement landscape irrigation shall connect to recycled water Plans mains. Applicant must obtain a copy of the DSRSD Recycled Water Use Guidelines and conform to the requirements therein. 40. DSRSD is the utility provider for the project area DSRSD Ongoing DSRSD section of Camp Parks. The infrastructure for those current services passed through the 189 acres of the Dublin Crossing Project. The development of services for the Dublin Crossing Project must be done in a way that does not disrupt or eliminate the services for the active portions of Camp Parks. Those services are to remain ongoing throughout the construction and completion of this Project. 41. According to the development plan; this project is to DSRSD Ongoing DSRSD be developed in five distinct phases and each phase will last two or three years. DSRSD has prepared a Utility Services Analysis for this project (August 22, 2013 by West Yost Assoc.) which outlines the required utilities for the development. DSRSD will require that the developer work closely with DSRSD during the planning, design and construction of the project to ensure that the needed infrastructure and services for each phase can be provided in a timely and efficient manner and that at the completion of the project the utilities built for the project are substantially in compliance with the Utilities Service Anal sis. FIRE PREVENTION 42. Code compliance. The Applicant/Developer shall F During Fire comply with all applicable Fire and Building Codes in Construction effect at the time of building permit application. 43. Fire apparatus roadways shall have a minimum F Approval of Fire unobstructed width of 20 feet and an unobstructed Improvement vertical clearance of not less than 13 feet 6 inches. Plans Roadways under 36 feet wide shall be posted with signs or shall have red curbs painted with labels on one side; roadways under 28 feet wide shall be posted 10 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: with signs or shall have red curbs painted with labels on both sides of the street as follows: "NO STOPPING FIRE LANE - CVC 22500.1". Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet exclusive of shoulders. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. 44. On future Improvement Plans, show the location of F Approval of Fire any on-site fire hydrants and any fire hydrants that are Improvement along the property frontage as well as the closest Plans hydrants to each side of the property that are located alone the access roads that serves this •ro•ert . 45. Future site plans for development and design review F Site Fire will need to show sufficient detail to reflect an accurate Development and detailed layout of the site for review and record Review purposes. The site plan will need a scale that will submittal for allow sufficient details for review purposes and future include, but not be limited to the following: subdivisions • The site parking and circulation layout including fences, gates, fire lane locations and turnarounds. • Location of all fire appliances including fire hydrants, fire connections, fire sprinkler risers, and fire control valves. • The location of all building openings including the exit discharge pathway for building exits. Note the location of exit lighting for these pathways as well. • The location of any overhead obstructions and their clearances • The location of property lines and assumed property lines between buildings on the same property as well as any easements. BUILDING DIVISION 46. Building Codes and Ordinances. All project B Through Bldg. construction shall conform to all building codes and Completion ordinances in effect at the time of building permit. 47. Retaining Walls. All retaining walls over 30 inches in B Through Bldg. height and in a walkway shall be provided with Completion guardrails. All retaining walls over 24 inches with a surcharge or 36 inches without a surcharge shall obtain permits and inspections from the Building & Safety Division. 11 CONDITION TEXT - RESPON. WHEN REQ'D - SOURCE AGENCY Prior to: 48. Temporary Fencing. Temporary Construction B Through Bldg. fencing shall be installed along perimeter of all work Completion under construction. 49. Construction trailer. Due to the size and nature of B Issuance of Bldg. the development, the Developer shall provide a first Building construction trailer will all hook ups for use by City Permit Inspection personnel during the time of construction as determined necessary by the Building Official. In the event that the City has their own construction trailer, the Developer shall provide a site with appropriate hook ups in close proximity to the project site to accommodate this trailer. The Developer shall cause the trailer to be moved from its current location at the time necessary as determined by the Building Official at their expense. PUBLIC WORKS DEPARTMENT 50. Street Lighting Maintenance Assessment District: PW First Final Map Public The Developer shall form a new Street Landscape Works and Lighting Maintenance Assessment District (LLMD) for the Dublin Crossings development. The Developer shall provide all exhibits required for the formation of the LLMD. In addition, Developer shall pay all administrative costs associated with processing the formation of the Dublin Crossings LLMD. 51. Ownership and Maintenance of Improvements. PW First Final Map Public Ownership and maintenance of street right-of-ways and Ongoing Works and improvements shall be by the City of Dublin, the Dublin Crossings Master Homeowner's Association or Zone 7 as shown on the "Tract 8150— Dublin Crossings, Maintenance Responsibility Exhibit," prepared by Ruggeri-Jensen-Azar Associates, dated received February 20, 2014, except as modified by these Conditions of Approval. 52. Ownership and Maintenance of Improvements. The PW First Final Map Public landscape medians along B Street and Central to Require the Works Parkway shall be maintained by the Dublin Crossings Landscape Street Landscape and Lighting Maintenance District. Medians on B Street and Central Parkway; and Ongoing 53. Maintenance of Chabot Creek. If the Developer is PW First Final Map Public unsuccessful in reaching an agreement with Zone 7 or Dedicating Works other public agency to maintain the realigned Chabot Community Creek (both above- and under-ground sections), the Park Parcel(s); Developer shall enter into a "Long Term Maintenance Modify with Agreement" with the City to allow the Dublin Crossings Successive Master Homeowner's Association to maintain the Final Maps open channel and/or box culvert sections of the creek alignment within the Community Park. The Agreement shall identify ownership of the creek 12 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: alignment, maintenance responsibilities and minimum maintenance requirements to ensure that the facilities are maintained properly and will be operated in a manner that does not impede the use of the Community Park. The Agreement shall be subject to approval of the City Engineer. Maintenance responsibilities of the Homeowner's Association shall include, but shall not limited to hydraulic performance of open channel and/or box culvert sections of the creek alignment; box culvert structure; dredging of channel; landscaping; slope stability; and removal of debris. 54. Landscape Features within Public Right of Way. PW First Final Public The Developer shall enter into an "Agreement for Map; Modify Works Long Term Encroachments" with the City to allow the with Dublin Crossings Master Homeowner's Association to Successive maintain the landscape and decorative features within Final Maps public Right of Way including frontage landscaping, decorative pavements and special features (i.e., walls, portals, benches, etc.) as generally shown in the Dublin Crossings Specific Plan. The Agreement shall identify the ownership of the special features and maintenance responsibilities. The Homeowner's Association will be responsible for maintaining the surface of all decorative pavements including restoration required as the result of utility repairs. 55. Covenants, Conditions and Restrictions (CC&Rs). PW First Final Public A Homeowners Association shall be formed by Map; Modify Works recordation of a declaration of Covenants, Conditions, with and Restrictions to govern use and maintenance of Successive the landscape and decorative pavement features Final Maps within the public right of way contained in the Agreement for Long Term Encroachments. Said declaration shall set forth the Association name, bylaws, rules and regulations. The CC&Rs shall ensure that there is adequate provision for the maintenance, in good repair and on a regular basis, of the landscaping & irrigation, decorative pavements, fences, walls, drainage, lighting, signs and other related improvements. The CC&Rs shall also contain all other items required by these conditions. The Developer shall submit a copy of the CC&R document to the City for review and approval. 56. Public Streets. Developer shall construct all street PW First Final Map Public improvements and offer for dedication to the City of and Ongoing Works Dublin the rights of way for Scarlett Drive, Dublin Boulevard, Arnold Road and all interior streets as shown on the Tentative Map and as outlined in the Exhibit "I" of the Development Agreement, to the satisfaction of the City Engineer. 13 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 57. Transportation Fees. The Developer shall be PW Issuance of Public responsible for payment of Transportation Fees as Building Works outlined in Section 10 of the Dublin Crossings Permits Development Agreement. Fees will be payable at issuance of building permits. 58. Traffic Impact Fees: If the Alameda County Surplus PW Issuance of Public Property Authority (ACSPA) property has not been Building Works removed from the Eastern Dublin Traffic Impact Fee Permits (EDTIF) program at the time the ASPCA parcel is developed, the Developer shall be responsible for payment of the EDTIF Fee (Sections 1 and 2). Fees will be •a able at issuance of buildin• •ermits. 59. Phased Improvements. Right-of-way dedication and PW First Final Map Public installation of public improvements may be done in and Ongoing Works phases as shown on the Tentative Map, subject to the review and approval of the City Engineer. With each phased Final Map, the City Engineer shall identify all improvements necessary to serve and access the phased lots created. All rights-of-way and improvements, including utilities and traffic signal installation and modifications, identified by the City Engineer for construction within the boundaries of each phase of the development shall be required with the Final Map for that phase. In addition, the City Engineer may require the Developer to perform off- site grading in order to conform site grading to the adjacent grade outside of the phase proposed for development. 60. Phased Improvements. City Standard cul-de-sacs, PW First Final Map Public meeting fire turn-around and radius requirements, and Ongoing Works shall be constructed at the end of all "dead-end" roadways created by the proposed phasing of roadway improvements. If parking will be allowed along the cul-de-sac, the radius shall be increased to satisfy fire access requirements. 61. Phased Improvements. All temporary storm drain PW First Final Map Public pipe used to convey "public" stormwater runoff(i.e. and Ongoing Works within public streets or public storm drain easements) shall be reinforced concrete pipe (RCP) per City Standards or as approved by the City Engineer. 62. Slope Easements/Utility Easements. The Developer PW First Final Map Public shall be responsible for securing all necessary slope, and Ongoing Works grading, drainage and utility easements on adjacent parcels as determined necessary by the City Engineer to allow the construction of the phased roadway, storm drain and utility improvements. 63. Public Service Easements. Six foot (6') minimum PW First Final Map Public Public Service Easements (PSE) shall be dedicated and Ongoing Works along all public roads. 14 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 64. Scarlett Drive. The Developer shall dedicate right-of- PW As outlined in Public way and install complete roadway and utility Development Works improvements for the widening of Scarlett Drive Agreement between Dougherty Road and Houston Place and the extension of Scarlett Drive from its current terminus at Houston Place to Dublin Boulevard in general conformance with the design shown on Sheet C-3.4 of the Vesting Tentative Map in accordance with the Development Agreement. The final layout and striping plan shall be subject to approval of the City Engineer and City Traffic Engineer. 65. Scarlett Drive. In accordance with the Development PW First Final Map Public Agreement, the Developer shall obtain the right-of- that requires Works way or easements necessary to construct the Scarlett Drive improvements needed for the extension and widening improvements of Scarlett Drive between Dougherty Road and Dublin Boulevard. Upon submittal of the first Final Map that requires Scarlett Drive to be widened and/or extended, the Developer shall provide evidence that the necessary right-of-way or easements have been obtained. If prior to Final Map approval the Developer is unable, through the use of diligent efforts, to obtain the necessary right-of-way or easements, the City shall exercise its power of eminent domain to obtain the necessary right-of-way easements, and the developer shall enter into an agreement with the City as specified in Subdivision Map Act Section 66462.5. In accordance with the Development Agreement, the developer shall pay all costs associated with acquiring offsite real property interests required in connection with the subdivision. 66. Scarlett Drive. The location of traffic signal(s) and PW First Small Lot Public lane designations on Scarlett Drive at G Street and final map for Works Houston Place shall be determined in conjunction with Phase 2 the Community Park Master Plan as well as a traffic circulation analysis. This analysis shall take into account the park entrance location on Scarlett Drive, provision of on-street parking on Scarlett Drive in front of the park, pedestrian and bicycle access, and internal circulation of the park parking lot and its connectivity to G Street. 67. Scarlett Drive. All existing on-street parking on PW Ongoing Public Scarlett Drive shall be maintained as part of the Works ultimate design and construction of Scarlett Drive extension 68. Scarlett Drive. If, after the traffic/circulation study has PW As Outlined in Public been completed for the Community Park, it is Development Works determined that thru movements between Kerry Court Agreement and G Street are required, the horizontal alignment of G Street at and near the intersection of Scarlett Drive shall be revised to ensure that adequate ali•nment/horizontal offset is •rovided through the 15 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: intersection to/from Kerry Court. 69. Scarlett Drive. The Developer shall remove the PW First Final Map Public existing joint utility pole that is currently located in the that Requires Works middle of the future Scarlett Drive connection at Scarlett Drive Dublin Boulevard. The Developer shall be responsible Extension to for undergrounding the existing overhead utility lines Dublin between the two adjacent poles located on the Boulevard existin• Car West Auto and Arlen Ness •arcels. 70. Iron Horse Trail. In conjunction with the widening and PW Each Final Public extension of Scarlett Drive, the Developer shall Map that Works relocate Iron Horse Trail along the project's frontage. Requires The Developer shall construct the required Relocation of improvements on Iron Horse Trail in a manner than Iron Horse ensures that access to the trail is made available to Trail the public at all times. The Developer shall provide pedestrian and bicycle detours for the sections of Iron Horse Trail that are disturbed and shall minimize the time that such detours are in place. Prior to any construction activities that would disrupt the Iron Horse Trail, the Developer shall submit a Traffic Control Plan to the City for review and approval. In accordance with the Development Agreement, the Developer shall be responsible for securing all rights- of-way and/or easements required to construct any necessary detours of the Iron Horse Trail. If, prior to final map approval, the Developer is unable, through the use of diligent efforts, to obtain the necessary right-of-way or easements, the City shall exercise its power of eminent domain to obtain the necessary right-of-way or easements, and the Developer shall enter into an agreement with the City as specified in Subdivision Map Act Section 66462.5. 71. Arnold Road. The Developer shall dedicate, with the PW First and each Public Final Map(s) creating the parcels fronting Arnold subsequent Works Road, right-of-way along the project's Arnold Road Final Map that frontage to allow for the construction of the new creates parcels roadway, sidewalk and drainage improvements as along Arnold shown on Sheet C-3.1 of the Vesting Tentative Map. Road Right-of-way dedication along Arnold Road will be required between Dublin Boulevard and the project's northern boundary. The Developer shall also facilitate the quit-claiming of the existing thirty-foot Alameda County Surplus Property Authority (ACSPA) easement. 72. Arnold Road. The Developer shall underground the PW First and each Public existing overhead utility lines along the west side of subsequent Works Arnold Road. Final Map that creates parcels along Arnold Road 16 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 73. Future School Site— Frontage Improvements. The PW Final Map that Public Developer shall be responsible for constructing all Creates the Works frontage improvements along the streets fronting the Future School future school site. Frontage improvements may Parcel include, but are not limited to: curb, gutter, sidewalk, ten foot (10') monolithic sidewalk/Class I bike way, street lights, tree wells with 4' by 8' tree grates, street trees, landscaping, irrigation and stormwater treatment measures. The Developer shall coordinate the design of street improvements fronting the future school parcel with the Dublin Unified School District (DUSD) such that the improvements constructed will not conflict with the future site plan and parking/traffic circulation layout of the future school site. If, prior to approval of the improvement plans for the streets fronting the future school site, DUSD has finalized the school layout and circulation plan, the Developer will be responsible for construction of all related improvements within the public street right-of-way, including driveway curb cuts and sidewalks. 74. Future School Site—Safe Route to School. The PW Prior to Public Developer shall be responsible for the installation of Approval of Works all pavement markings, pavement legends, signage, Improvement curb ramps, etc. required to establish and demarcate Plans access and circulation to and from the school site. All traffic control devices and street infrastructure shall be designed and installed in accordance with the current Manual on Traffic Control Devices for California, City of Dublin's Standards, Caltrans Design Manual, and as approved b the Cit 's Traffic En•ineer. 75. Internal Streets. All internal street intersection PW Prior to each Public designs shall be refined as part of the Site Site Works Development Review for each parcel. The design Development refinements shall be based upon internal street traffic Review circulation and access analyses and shall be Approval incorporated into the final site design. Traffic circulation and analyses shall be reviewed and approved by the City Traffic Engineer. Street design refinements shall include but shall not be limited to the determination of the appropriate number of turn lanes at intersections and driveways; access and circulation needs due to project phasing; driveway access needs and circulation for various land uses; and localized pedestrian, bicycle and transit circulation and access. 76. Pedestrian Ramps. All pedestrian ramps shall be PW Prior to Public designed and constructed to provide direct access to Approval of Works marked or unmarked crosswalks. Each pedestrian Improvement ramp shall be oriented such that it is aligned and Plans parallel to the marked or unmarked crosswalk it is intended to serve. Pedestrian ramps serving more than one marked or unmarked crosswalk shall not be •rovided, unless s•ecificall a•'roved b the Cit 17 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Engineer. 77. Bike Lanes. Bike Lanes on project frontage streets PW Prior to Public (Scarlett Drive, Arnold Road, Dublin Boulevard) and Approval of Works all internal streets shall be designed and constructed Improvement to provide a continuous bike lane facility. Dropping of Plans bike lanes at or near the intersections or along street segments shall not be allowed unless specifically approved by the City Engineer. 78. Transit Stops. All transit stops shall be designed and PW Prior to Public constructed with transit bays that will have an entering Approval of Works taper length of at least 60 feet and exit taper length of Improvement 80 feet. Bus landing areas at transit bays shall be 60 Plans feet long and 12 feet deep. All transit stops shall be fitted with bus stop shelters, lighting, and electronic signs that will have the capability of providing real time arrival and departure information. All transit stops shall have at least 4 bike racks. 79. Sight Distance. All landscaping and any architectural PW Prior to Public features or monuments shall be limited to 30 inch Approval of Works height inside the sight triangles shown on the Sight Improvement Distance Exhibit included as Sheets C-8.1 and C-8.2 Plans of the Vesting Tentative Map. Any deviations from this rule shall be approved by the Traffic Engineer. 80. Traffic Signals. All new or modified traffic signals PW Prior to Public shall have traffic monitoring cameras and associated Approval of Works communication equipment. All signals shall be Improvement interconnected with Fiber Optic cable. Plans 81. Traffic Index. All streets that are providing direct PW Prior to Public access to commercial areas shall have a Traffic Index Approval of Works (TI) of 11. Improvement Plans 82. Chabot Creek. The Developer shall relocate and PW Approval of the Public improve the existing Chabot creek that runs through First Final Map Works the project site in general conformance with the that Creates a preliminary channel design shown on the Vesting Parcel(s) in Tentative Map and as described in the "DRAFT which the Hydrologic and Hydraulic Analysis"for the Dublin Future Creek Crossing Project, dated December 2013, prepared by Alignment will Ruggeri Jensen Azar. The developer shall be be located responsible for obtaining all resource agency permits required for the work. Prior to the approval of the first final map that creates a parcel(s) in which the future creek alignment will be located, plans for the creek relocation shall be approved, bonded for and all resource agency permits shall be received. 83. Stormwater Management. The provided Stormwater PW Prior to Public Treatment Plan is approved in concept only. Approval of Works The final Stormwater Management Plan for each Improvement phase of develo•ment is sub'ect to Cit Engineer Plans and 18 CONDITION TEXT RESPON. WHEN REQ'D. SOURCE AGENCY Prior to: approval prior to approval of the Improvement Plans Ongoing for said phase of development. Approval is subject to the developer providing the necessary plans, details, and calculations that demonstrate the plan complies with the standards established by the San Francisco Bay Regional Water Quality Control Board (RWQCB) National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). 84. Stormwater Management. Suitable stormwater PW First Final Map Public treatment and hydromodification measures shall be and Ongoing Works installed with each phase such that the stormwater runoff from the impervious areas created or replaced within the boundaries of each phase shall be property treated and metered with stormwater treatment and hydromodification measures constructed with that phase or in previous phases. 85. Trash Capture. The project Stormwater Management PW First Final Map Public Plan shall incorporate trash capture measures such as and Ongoing Works screens, filters or CDSNortex units to address the requirements of Provision C.10 of the Regional Water Quality Control Board (RWQCB) Municipal Regional Permit (MRP). 86. Stormwater Source Control. "No Dumping Drains to PW Acceptance of Public Bay" storm drain medallions per City Standard Detail storm drain Works CD-704 shall be placed on all public and private storm improvements drain inlets. 87. Storm Drain Layout. The location and layout of the PW Prior to Public proposed 60-inch and 72-inch storm drain pipes Dedication of Works currently shown passing through the future the First Community Park are not approved at this time. If it is Community determined that these storm drain pipes cannot be Park Parcel placed within the Community Park without significant impacts to the proposed Park Master Plan layout, the applicant shall revise the Storm Drain Master Plan to remove the storm drain pipes from the Community Park parcels. 88. Geotechnical Investigation. The Developer shall PW First Final Map Public submit a design level geotechnical investigation report and Ongoing Works for each phase defining and delineating any seismic hazard. The report shall be prepared in accordance with guidelines published by the State of California. The report is subject to review and approval by a City selected peer review consultant prior to the acceptance of the first Final map for each phase. The applicant shall pay all costs related to the required peer review. The recommendations of those geotechnical reports shall be incorporated into the project phases subject to the approval of the City Engineer. 89. Soils Report. The Developer shall submit a detailed PW First Final Map Public soils report prepared by a qualified engineer, and Ongoing Works 19 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: registered with the State of California. The required report shall include recommendations regarding pavement sections for all project streets including Scarlett Drive, Dublin Boulevard, Arnold Road and all internal streets. Grading operations shall be in accordance with recommendations contained in the required soils report and grading shall be supervised by an engineer registered in the State of California to do such work. 90. Geotechnical Engineer Review and Approval. The PW Approval of Public Project Geotechnical Engineer shall be retained to Grading Plans Works review all final grading plans and specifications. The Project Geotechnical Engineer shall approve all grading plans prior to City approval and issuance of grading permits. 91. Resource Agency Permits. Prior to the start of any PW Prior to Public grading of the site as necessary, permits shall be Issuance of Works obtained from the US Army Corps of Engineers, the Grading Permit San Francisco Bay Regional Water Quality Control Board, the State of California Department of Fish and Game, and the US Fish and Wildlife Service for the grading or alteration of wetland areas within the site. The project shall be modified as needed to respond to the conditions of the permits. 92. Grading. The disposal site and haul truck route for PW Approval of Public any off-haul dirt materials shall be subject to the Grading Plans Works review and approval by the City Engineer prior to the approval the improvement plans or issuance of a Grading Permit. If the Developer does not own the parcel on which the proposed disposal site is located, the Developer shall provide the City with a Letter of Consent, signed by the current owner, approving the placement of off-haul material on their parcel. A grading plan may be required for the placement of the off-haul material. 93. Dust Control/Street Sweeping. The Developer shall PW Construction; Public provide adequate dust control measures at all times ongoing Works during the grading and hauling operations. All trucks hauling export and import materials shall be provided with tarp cover at all times. Spillage of haul materials and mud-tracking on the haul routes shall be prevented at all times. Developer shall be responsible for sweeping of streets within, surrounding and adjacent to the project if it is determined that the tracking or accumulation of material on the streets is due to its construction activities 94. Underground Obstructions. Prior to demolition, PW Grading Public excavation and grading on any portion of the project Operations Works site, all underground obstructions (i.e., debris, septic tanks, fuel tanks, barrels, chemical waste) shall be identified and removed pursuant to Federal, State and local regulations and subject to the review and 20 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: approval by the City. Excavations shall be properly backfilled using structural fill, subject to the review and approval of the City Engineer. 95. Improvement Plans. Streetlight, joint trench and PW Submittal of Public Landscape plans shall all be submitted by the Improvement Works Developer with the second plan check for the street Plans and improvement plans and final map for each phase. The approval of final streetlight, joint trench and landscape plans shall Final Map for be completed and approved prior to final map each Phase approval. 96. Utilities. All new utility service connections, including PW Improvement Public electrical and communications, shall be installed Plans Works underground. Electrical transformers shall be installed in underground vaults within an appropriate utility easement or public service easement. 97. CLOMR. Prior to approval of the first Final Map that PW Prior to Public creates a parcel within the existing Special Flood approval of the Works Hazard Area (SFHA), the developer shall apply for first Final Map and receive approval of a Conditional Letter of Map that creates a Revision (CLOMR) from the Federal Emergency parcel within Management Agency (FEMA). The CLOMR shall be the existing based upon the hydrology and hydraulics analysis of SFHA • the Camp Parks Regional-serving detention basin, or alternative on-site detention facility subject to City and Zone 7 approval, and shall conclude that parcels proposed to have structures for human occupancy will be removed from the SFHA. 98, LOMR. Prior to issuance of building permits for any PW Prior to Public buildings within the special flood hazard area, the issuance of Works Developer shall apply for and receive approval of a Building Letter of Map Revision (LOMR) from the Federal Permits for any Emergency Management Agency (FEMA). The LOMR buildings within shall be based upon the completed Camp Parks existing SFHA Regional-serving detention basin, or alternative on- site detention facility subject to City and Zone 7 approval, and the realigned Chabot Creek and shall determine that the affected parcels are no longer within the Special Flood Hazard Area (SFHA). In the event FEMA does not approve the LOMR or FEMA review and approval is delayed beyond the time the developer wishes to occupy buildings, the developer shall submit, prior to occupancy, Elevation Certificates for all buildings within the flood hazard area demonstrating that buildings have been constructed in accordance with standards of the National Flood Insurance Program. 99, Community and Neighborhood Parks. The PW Prior to Public Developer shall dedicate community parkland and Approval of Works neighborhood parkland in the acreages and per the Each Final timing requirements outlined in the Dublin Crossing Map that Development Agreement. Community and Creates Future neighborhood parkland shall be shown on the Final Park Parcel(s) 21 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Map as future parkland dedicated to the City of Dublin. The City will accept such parcels with the Final Map, subject to improvement. The parcel lines for all parkland shall generally be at the back of sidewalk, or as shown on the Tentative Map. The City will not accept future parkland parcel(s) until the site is rough graded, including erosion control measures, and all associated improvements are completed as generally shown on the vesting tentative map to the satisfaction of the City Engineer and Parks & Community Services Director. Required improvements include, but are not limited to, street frontage improvements, curb, gutter, sidewalk, driveways, landscape, street trees, irrigation, removal of all existing utilities within the parcel boundaries, stubbing future utility services to the park parcels, relocation of Chabot Creek within the parcel boundaries and construction of permanent stormwater treatment and hydromofification measures. Parkland credits will be awarded to the Developer at the time each Final Map that dedicates the future parkland parcels is approved, contingent on the Developer entering into a Parkland Improvement Agreement with the City of Dublin. PUBLIC WORKS—STANADARD CONDITIONS OF APPROVAL 100. Developer shall comply with the City of Dublin Public PW Ongoing Standard Works Standard Conditions of Approval contained Condition below ("Standard Condition") unless specifically modified by Project Specific Conditions of Approval above. 101. The Developer shall comply with the Subdivision Map PW Ongoing Standard Act, the City of Dublin Subdivision, and Grading Condition Ordinances, the City of Dublin Public Works Standards and Policies, the most current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. All public improvements constructed by Developer and to be dedicated to the City are hereby identified as "public works" under Labor Code section 1771. Accordingly, Developer, in constructing such improvements, shall comply with the Prevailing Wage Law (Labor Code. Sects. 1720 and following). 102. The Developer shall defend, indemnify, and hold PW Ongoing Standard harmless the City of Dublin and its agents, officers, Condition and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Communit Develo•ment Director, Zonin• 22 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Administrator, or any other department, committee, or agency of the City related to this project (Tract Map 8102) to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that The Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying The Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. AGREEMENTS AND BONDS 103. The Developer shall enter into a Tract Improvement PW First Final Map Standard Agreement with the City for all public improvements and Condition including any required offsite storm drainage or Successive roadway improvements that are needed to serve the Maps Tract that have not been bonded with another Tract Improvement Agreement. 104. The Developer shall provide performance (100%), and PW First Final Map Standard labor & material (100%) securities to guarantee the and Condition tract improvements, approved by the City Engineer, Successive prior to execution of the Tract Improvement Maps Agreement and approval of the Final Map. (Note: Upon acceptance of the improvements, the performance security may be replaced with a maintenance bond that is 25% of the value of the performance security.) PERMITS 105. Developer shall obtain an Encroachment Permit from PW Prior to Start of Standard the Public Works Department for all construction Work Condition activity within the public right-of-way of any street where the City has accepted the improvements. The encroachment permit may require surety for slurry seal and restriping. At the discretion of the City Engineer an encroachment for work specifically included in an Improvement Agreement may not be required. 106. Developer shall obtain a Grading / Sitework Permit PW Prior to Start of Standard from the Public Works Department for all grading and Work Condition private site improvements that serves more than one lot or residential condominium unit. 107. Developer shall obtain all permits required by other PW Prior to Start of Standard agencies including, but not limited to Alameda County Work Condition Flood Control and Water Conservation District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. SUBMITTALS 108. All submittals of plans and Final Maps shall comply PW Prior to Standard with the requirements of the "City of Dublin Public Approval of Condition Works Department Improvement Plan Submittal Improvement 23 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: Requirements", and the "City of Dublin Improvement Plans or Final Plan Review Check List". Map 109. The Developer will be responsible for submittals and PW Prior to Standard reviews to obtain the approvals of all participating non- Approval of Condition City agencies. The Alameda County Fire Department Improvement and the Dublin San Ramon Services District shall Plans or Final approve and sign the Improvement Plans. _ Map _ 110. Developer shall submit a Geotechnical Report, which PW Prior to Standard includes street pavement sections and grading Approval of Condition recommendations. Improvement Plans, Grading Plans, or Final Map 111. Developer shall provide the Public Works Department PW Prior to Standard a digital vectorized file of the "master" files for the Acceptance of Condition project when the Final Map has been approved. Improvements Digital raster copies are not acceptable. The digital and Release of vectorized files shall be in AutoCAD 14 or higher Bonds drawing format. Drawing units shall be decimal with the precision of the Final Map. All objects and entities in layers shall be colored by layer and named in English. All submitted drawings shall use the Global Coordinate System of USA, California, NAD 83 California State Plane, Zone III, and U.S. foot. FINAL MAP 112. The Final Map shall be substantially in accordance PW Prior to Standard with the Tentative Map approved with this application, Approval of Condition unless otherwise modified by these conditions. Final Map Multiple final maps may be filed in phases, provided that each phase is consistent with the tentative map, that phasing progresses in an orderly and logical manner and adequate infrastructure is installed with each phase to serve that phase as a stand-alone project that is not dependent upon future phasing for infrastructure. 113. All rights-of-way and easement dedications required PW Prior to Standard by the Tentative Map shall be shown on the Final Approval of Condition Map. Final Map 114. Street names shall be assigned to each public/private PW Prior to Standard street pursuant to Municipal Code Chapter 7.08. The Approval of Condition approved street names shall be indicated on the Final Final Map Map. 115. The Final Map shall include the street monuments to PW Monuments to Standard be set in all public streets. be Shown on Condition Final Map and Installed Prior to Acceptance of Improvements EASEMENTS 24 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 116. The Developer shall obtain abandonment from all PW Prior to Standard applicable public agencies of existing easements and Approval of Condition right of ways within the development that will no Improvement longer be used. Plans or Appropriate Final Map 117. The Developer shall acquire easements, and/or obtain PW Prior to Standard rights-of-entry from the adjacent property owners for Approval of Condition any improvements on their property. The easements Improvement and/or rights-of-entry shall be in writing and copies Plans or furnished to the City Engineer. Appropriate Final Map GRADING 118. The Grading Plan shall be in conformance with the PW Prior to Standard recommendations of the Geotechnical Report, the Approval of Condition approved Tentative Map and/or Site Development Grading Plans Review, and the City design standards & ordinances. or Issuance of In case of conflict between the soil engineer's Grading recommendations and City ordinances, the City Permits, and En•ineer shall determine which shall a••I . On•oin• 119. A detailed Erosion Control Plan shall be included with PW Prior to Standard the Grading Plan approval. The plan shall include Approval of Condition detailed design, location, and maintenance criteria of Grading Plans all erosion and sedimentation control measures. or Issuance of Grading Permits, and Ongoing 120. Tiebacks or structural fabric for retaining walls shall PW Prior to Standard not cross property lines, or shall be located a Approval of Condition minimum of 2' below the finished grade of the upper Grading Plans lot. or Issuance of Grading Permits, and Ongoing 121. Slope bank along public streets shall be no steeper PW Prior to Standard than 3:1 unless shown otherwise on the Tentative Approval of Condition Map Grading Plan exhibits. The toe of any slope Grading Plans along public streets shall be one foot back of walkway. or Issuance of The top of any slope along public streets shall be Grading three feet back of walkway. Minor exception may be Permits, and made in the above slope design criteria to meet Ongoing unforeseen design constraints subject to the approval of the City Engineer. IMPROVEMENTS 122. The public improvements shall be constructed PW Prior to Standard generally as shown on the Tentative Map and/or Site Approval of Condition Development Review. However, the approval of the Improvement Tentative Map and/or Site Development Review is not Plans or Start an approval of the specific design of the drainage, of sanitary sewer, water, and street improvements. Construction, and Ongoing 25 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 123. All public improvements shall conform to the City of PW Prior to Standard Dublin Standard Plans and design requirements and Approval of Condition as approved by the City Engineer. Improvement Plans or Start of Construction, and Ongoing 124. Public streets shall be at a minimum 1% slope with PW Prior to Standard minimum gutter flow of 0.7% around bumpouts. Approval of Condition Private streets and alleys shall be at minimum 0.5% Improvement slope. Plans or Start of Construction, and Ongoing 125. Curb Returns on arterial and collector streets shall be PW Prior to Standard 40-foot radius, all internal public streets curb returns Approval of Condition shall be minimum 30-foot radius (36-foot with bump Improvement outs) and private streets/alleys shall be a minimum Plans or Start 20-foot radius, or as approved by the City Engineer. of Curb ramp locations and design shall conform to the Construction, most current Title 24 and Americans with Disabilities and Ongoing Act requirements and as approved by the City Traffic Engineer. 126. Any decorative pavers/paving installed within City PW Prior to Standard right-of-way shall be done to the satisfaction of the Approval of Condition City Engineer. Where decorative paving is installed at Improvement signalized intersections, pre-formed traffic signal loops Plans or Start shall be put under the decorative pavement. of Decorative pavements shall not interfere with the Construction, placement of traffic control devices, including and Ongoing pavement markings. All turn lane stripes, stop bars and crosswalks shall be delineated with concrete bands or color pavers to the satisfaction of the City Engineer. Maintenance costs of the decorative paving shall be the responsibility of the Homeowners Association 127. The Developer shall install all traffic signs and PW Prior to Standard pavement marking as required by the City Engineer. Occupancy of Condition Units or Acceptance of Improvements 128. Street light standards and luminaries shall be PW Prior to Standard designed and installed per approval of the City Occupancy of Condition Engineer. The maximum voltage drop for streetlights Units or is 5%. Acceptance of Improvements 129. All new traffic signals shall be interconnected with PW Prior to Standard other new signals within the development and to the Occupancy of Condition existing City traffic signal system by hard wire. Units or Acceptance of Improvements 26 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 130. Developer shall construct all potable and recycled PW Prior to Standard water and sanitary sewer facilities required to serve Occupancy of Condition the project in accordance with DSRSD master plans, Units or standards, specifications and requirements. Acceptance of Improvements 131. Fire hydrant locations shall be approved by the PW Prior to Standard Alameda County Fire Department. A raised reflector Occupancy of Condition blue traffic marker shall be installed in the street Units or opposite each hydrant. Acceptance of Improvements 132. The Developer shall furnish and install street name PW Prior to Standard signs for the project to the satisfaction of the City Occupancy of Condition Engineer. Units or Acceptance of Improvements 133. Developer shall construct gas, electric, cable TV and PW Prior to Standard communication improvements within the fronting Occupancy of Condition streets and as necessary to serve the project and the Units or future adjacent parcels as approved by the City Acceptance of Engineer and the various Public Utilit a•encies. Im•rovements 134. All electrical, gas, telephone, and Cable TV utilities, PW Prior to Standard shall be underground in accordance with the City Occupancy of Condition policies and ordinances. All utilities shall be located Units or and provided within public utility easements and sized Acceptance of to meet utility company standards. Improvements 135. All utility vaults, boxes and structures, unless PW Prior to Standard specifically approved otherwise by the City Engineer, Occupancy of Condition shall be underground and placed in landscape areas Units or and screened from public view. Prior to Joint Trench Acceptance of Plan approval, landscape drawings shall be submitted Improvements to the City showing the location of all utility vaults, boxes and structures and adjacent landscape features and plantings. The Joint Trench Plans shall be signed by the City Engineer prior to construction of the joint trench improvements. CONSTRUCTION 136. The Erosion Control Plan shall be implemented PW Ongoing as Standard between October 15th and April 15th unless otherwise Needed Condition allowed in writing by the City Engineer. The Developer will be responsible for maintaining erosion and sediment control measures for one year following the City's acceptance of the subdivision improvements. 137. Construction activities, including the maintenance and PW Ongoing as Standard warming of equipment, shall be limited to Monday Needed Condition through Friday, and non-City holidays, between the hours of 7:30 a.m. and 5:30 p.m. except as otherwise approved by the City Engineer. Extended hours or Saturday work will be considered by the City Engineer on a case-by-case basis. 27 CONDITION TEXT RESPON. WHEN REQ'D SOURCE AGENCY Prior to: 138. Developer shall prepare a construction noise PW Prior to Start of Standard management plan that identifies measures to be taken Construction Condition to minimize construction noise on surrounding and Ongoing developed properties. The plan shall include hours of as Needed construction operation, use of mufflers on construction equipment, speed limit for construction traffic, haul routes and identify a noise monitor. Specific noise management measures shall be provided prior to project construction. 139. Developer shall prepare a plan for construction traffic PW Prior to Start of Standard interface with public traffic on any existing public Construction Condition street. Construction traffic and parking may be and Ongoing sub.ect to s•ecific re•uirements b the Cit En•ineer. as Needed 140. The Developer shall be responsible for controlling any PW Ongoing Standard rodent, mosquito, or other pest problem due to Condition construction activities. 141. The Developer shall be responsible for watering or PW Prior to Start of Standard other dust-palliative measures to control dust as Construction Condition conditions warrant or as directed by the City Engineer. and Ongoing as Needed 142. The Developer shall provide the Public Works PW Prior to Standard Department with a letter from a registered civil Issuance of Condition engineer or surveyor stating that the building pads Building have been graded to within 0.1 feet of the grades Permits or shown on the approved Grading Plans, and that the Acceptance of top & toe of banks and retaining walls are at the Improvements locations shown on the approved Grading Plans. NPDES 143. Prior to any clearing or grading, the Developer shall PW Prior to Start of Standard provide the City evidence that a Notice of Intent (NOI) Any Condition has been sent to the California State Water Construction Resources Control Board per the requirements of the Activities NPDES. A copy of the Storm Water Pollution Prevention Plan (SWPPP) shall be provided to the Public Works Department and be kept at the construction site. 144. The Storm Water Pollution Prevention Plan (SWPPP) PW SWPPP to be Standard shall identify the Best Management Practices (BMPs) Prepared Prior Condition appropriate to the project construction activities. The to Approval of SWPPP shall include the erosion control measures in Improvement accordance with the regulations outlined in the most Plans; current version of the ABAG Erosion and Sediment Implementatio Control Handbook or State Construction Best n Prior to Start Management Practices Handbook. The Developer is of Construction responsible for ensuring that all contractors implement and Ongoing all storm water pollution prevention measures in the as Needed SWPPP. PASSED, APPROVED AND ADOPTED this 25th day of March 2014 by the following vote: 28 AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director G:IPA#120141PLPA-2014-00005 Dublin Crossing VTM+Landscape Master PIanIPC 03.25.20141TMap Reso.docx 2255054.1 29 i x a lax� �" aft ' a O Z s! t o cg as �� aq PIN + J P.c` 196 of Pig 21 �,01"n may r s3i tint r.�� lilt 10 'Ritz��� e3 � k� g k 'R g v�,'o-."5ti �E �9��t„3 9��, � � � V k. 0 WIN?hvE r�.:rt b.«�,s �.„ .`t a , <X it liq +a w "i� `i F�-e`a'. (Y. W. a k P ., a 3 r h is xi » ti Z �Y cr- e i 0 l }4.R K 181tlii xd 1 �.I.tW { - cow p. r < J ' 2 Z Z j ZZ SEE a W iN� Z' Q W a . Np,,.tqo Fh- � NOR .. € ,.. a iS ^'o ....... I I \ I ¢ W IF �1{.��.�Z J.d.DJJ ZZZZ J� JJ� o ,,` Z3 ZZZw00 y y�W1{WtYy�a'd'J-lMeayy ZZ 66 LL(LM 00 �[ 1.-_. I I ��f �'J.di�d,� aaq 33 t���FZZZdZZ-rQ ZZ.�Qd Zd ZZZ<<ZZt<ZZ WZSWmmZ3Ufzp?l •— ... - I I k�+` ZC700[GQO'.EU4 Q �3K� Y d��CI.Q..Q.aan. A�. nQdR a-nda. glxxdd". 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W LL d O O > Z m i 1 - : 1�; z W c ii 4 LL 3nwAY z7agM11871 d co O co V P 1 a V'14 $IHW�oA1Q"� 1 1 U l Z W C W N Q } Q Z �= U =N ' INI, o� 3nrrttir gittn 'v' 00 EXHIBIT A-1 TO ATTACHMENT 1 . 1 1 1.4.1111"ll 10 H.I U]IUFiII 11 W'Il If t e, 1 LANDSCAPE MASTER PLAN _ DUBLIN CROSSING February 2014 ............. . 9VbHUH 4 J=I C31 P',41 IIntNBNlH;ry1f HUIIHIIhhl�ni nr�C.IP IL1 I 414if P liC 141HlbIH•:Ni 9-,it 11,111.Hb,11i❑I1114104; 1.1 Htl W W"P+ilflel j Corrects to n Hore.e Tad vy4f i �y M ML • INTRODUCTION INTRODUCTION VISION I The Dublin Crossing landscape has been carefully developed to express the community's contemporary urban village character.The aesthetic can be Y - described as "urban eco-chic" and is characterized by clean, contemporary design, native and climate adapted plant palettes and the use of sustainable design practices and materials. • Inviting streetscapes and public spaces designed for multiple modes of • circulation encourage the use of outdoor spaces,thereby facilitating physical • fitness and social interaction. These, in turn, promote health, wellness and community vitality. Planting, hardscape furnishings and lighting, work together to make the • Warm, contemporary plant palette community 'legible' by highlighting and distinguishing circulation networks and linkages, conveying street hierarchy and by celebrating key nodes and • destinations. Unique and identifiable landscape treatments convey a sense • of place and act as wayfinding within the community. While distinct palettes • are used to distinguish among sub areas with the Specific Plan, consistency of style is retained throughout the project to result in a visually dynamic, yet ' �+'A, unified aesthetic. � '' The goal of the landscape system is to support the creation of a sophisticated A ,k Yom; community reflecting contemporary values of sustainability, social cohe- sion, upscale design and multi-modal circulation, all important quality-of-life indicators. • KEY DESIGN ELEMENTS • Project entries are enhanced with unique monumentation designed to communicate a sense of place.The contemporary nature of the urban Pedestrian-oriented,multi-modal streets • village will be communicated with materials such as metals and recycled content concrete. • Streetscape hierarchy is conveyed through landscape elements, such as street tree palettes and entry monumentation. • Extensive bicycle and pedestrian networks provide safe and inviting alternatives to vehicle travel as part of the circulation system. • The circulation system includes strong linkages between neighborhoods, ' to parks and commercial/retail uses within the project, as well as to the !♦ Iron Horse Trail, BART and other destinations outside of the project area. • Sustainability is infused into the project as a key guiding principle, from the design of streets to minimize vehicle trips to the use of resource ef- ficient plant palettes and furnishings. I • Sophisticated furnishings and fixtures • I Dublin Crossing Landscape Master Plan • INTRODUCTION • IT _ r • • • • ✓ r r ' S • �jsU f�flN ,r. �'�-K� • .,J..r .,+.y • � " y., y_ .,ice v �..+ li • • • 8 f' j ':'�1• ^�� • 1� • w R � - �_ d •• •tip �� .� • Dudin Yha� Illustrative Land Plan • Legend Mixed Use T • QPhasing Boundary(Approximate) School ® DC-Medium Density Residential Park • DC-Medium-High Density Residential " Open Space • _.1 General Commercial/DC-Medium-High Density Reside al L„ Project Area Boundary General Commercial/DC-High Density Residential • - 3� 5 • 4 3 3 ,' • E • 2 • w i • • Diagram of Project Phases • Dublin Crossing Landscape Master Plan 2 • ENTRIES, MONUMENTS, & THEMATIC ELEMENTS A*v • ENTRIES & THEMATIC ELEMENTS ® ENTRIES AND GATEWAYS As portals to the community, project entries play an important role in creating a sense of place and in orienting both visitors and residents. Creating a strong transition into the community strengthens the identity of the neighborhoods within as part of Dublin Crossing. Project entries communicate the sophisticated quality of the community through • use of contemporary forms and sustainable materials. All entries from existing bordering streets will feature some level of enhanced entry treatment. Monumentation provided at varying scales reflects the streetscape hierarchy. Dublin Crossing features a primary Project Entry at "B" Street and Dublin Boulevard, three Major Entries ("D" Street ell at Dublin Boulevard; Central Parkway at Arnold Road; and "G" Street at Scarlett Drive), and three Minor Entries ("A" • Street at Dublin Boulevard; "E" Street at Dublin Boulevard; and "G" Street at Arnold Road"). • Street trees are used as wayfinding throughout the development by assigning specific street trees to major streets within the project.This is summarized in the Street Tree Plan described in the Plant Palette section. `° ENTRY MONUMENTATION • Entry monuments announce entry to the project with uniquely identifiable forms and materials. Vertical punched metal or mesh elements sit upon concrete bases along with painted aluminum accent panels. Letters are incised into the concrete for a simple, contemporary and vandal resistant element.The elements come together in a stylized cross formation, subtly evoking the name of the project. Stylized shamrocks or other designs may be portrayed in the metal components. Monuments are scaled to reflect the project's circulation hierarchy. • LEGEND • ■Project Entry • a Major Entry Minor Entry a • • �/P7 • O2P • L� • _, Dublin Boulevard • Project Entries 3 Dublin Crossing Landscape Master Plan ENTRIES & THEMATIC ELEMENTS • a Primary Project Entry Monuments- Detail • AW -� r r t, • • • • Primary Project Entry Monuments PNW-1-7 Major Project Entry Monuments - Detail • Major Project Entry Monuments • Dublin Crossing Landscape Master Plan 4 • ENTRIES sc THEMATIC ELEMENTS • Minor Project Entry Monuments- Detail oil 114 W%w • „�, r • • Minor Project Entry Monuments • 5 Dublin Crossing Landscape Master Plan a ENTRIES & THEMATIC ELEMENTS • DUBLIN BOULEVARD FRONTAGE The southern project edge along Dublin Boulevard creates a strong visual ex- - ------,=,".� • perience in a key central location within the City. This linear gateway, with its distinctive design elements, reflects a forward-thinking, upscale community that values a high quality of life. Two prominent public plazas at opposite ; ❑D ends of the project act as the project's "front porch". One plaza is located at - • the corner of Dublin Boulevard and "A" Street and the other is at the corner Keymap of Dublin Boulevard and Arnold Road in the commercial area. The Primary • Project Entry is located at "B" Street between the two plazas, creating a lin- ear gateway punctuated by three focal points. Centrally located, this gateway acts as a "belt buckle" connecting east and west portions of the City. -- WEST GATEWAY PLAZA • — The plaza located at the corner of Dublin Boulevard and "A" Street has the opportunity to feature an iconic "window wall" treatment to celebrate Dub- • lin Crossing as a central focal point of the City. This concept is illustrated on • the cover of the Dublin Crossing Specific Plan. Featuring contemporary ma- • terials, which may include metals, acrylics and concrete in simple, contem- Keymap porary forms, the window wall makes a strong statement about the sophisti- cated character of Dublin Crossing and the City of Dublin as a whole. Planting coordinated with the palette throughout the community warms the space • and reinforces the project's character. To highlight the presence of the gate- • way and park, trees along this edge are differentiated from the street tree for • the rest of Dublin Boulevard. Flowering Robinia 'Purple Robe' are planted in this location in addition to the Dublin Boulevard Street Tree - London Plane. 6'Privacy Wall • COMMUNITY PARK SITE at Residences Possible Iconic Window Wall Element (BY OTHERS) Decorative bollards ( Minor Entry Monument* Ornamental Grasses Lagerstroemia indica • Accent Planting ccent Paving-toned, w • g W 3'concrete wall Plaza Tree:Robinia 'Purple Robe' textured concrete ' N with acid wash a finish,or similar • —Street • ree DUBLIN BOULEVARD ,t • 4Bi0ofiltratlion swale Toned Concrete in"Dune" Light,typ. • Bold Foliage Planting West Gateway Plaza • Dublin Crossing Landscape Master Plan 6 • • ENTRIES & THEMATIC ELEMENTS EAST GATEWAY PLAZA fr; The East Gateway Plaza at the corner of Dublin Boulevard and Arnold Road creates a second public focal point along the southern edge of the project =: area. Along with the West Gateway Plaza and the Primary Project Entry, this corner creates a third focal point along the project's public edge.This corner • is designed to enhance a potential plaza in the commercial parcel. Keymap Street Tree:Ctuercus virginiana t COMMERCIAL SITE • } (BY OTHERS) • Accent Paving=toned textured ncret • Focal Element 1? • in Corner Plaza fi 1 a r _ O • Decorative Bollards,typ.' • o Street Tree: r O z . Platanus Acerifolia c ti • Toned, textured concrete _ • DUBLIN BOULEVARD • . East Gateway Plaza • 7 Dublin Crossing Landscape Master Plan ENTRIES 8c THEMATIC ELEMENTS • PRIMARY PROJECT ENTRY —� The primary project entry at Dublin Boulevard and 'B' Street is the grand I entry to the project. A strong sense of arrival is created with two distinctive vertical monuments which create a visual portal. The monuments reinforce the community's contemporary character with modern forms and materials, such as stainless steel or other metals and concrete. The monuments are • Keymap strong wayfinding, as well as character elements, creating a warm welcoming • beacon for the community. . Corner plazas at the Project Entry feature toned, textured concrete in neutral • tones. Backdrop planting reflects a contemporary California palette, with flowering accent trees (Lagerstroemia indica) and bold foliage water wise plants, such as Flax, and shrubs and grasses in simple, geometric masses. The street tree selected for "B" Street is European Hornbeam, a dense, columnar tree that will highlight the importance of this entry.The designated street tree per the City's Streetscape Master Plan for Dublin Boulevard is the • London Plane Tree spaced 25'-30' on center. • l � Carpinus betulus 'Fastigiate' I • Lagerstroemia indica • Monolith, typ. • Stamped asphalt in"Dune",typ. Carpinus betulus'Fastigiata' Decorative bollards L • LU LU Landscape Easement,typ. Iconic Entry Monument, typ. Toned,textured concrete,typ. Bold Foliage Accent Shrubs Stepped seatwalls,typ. 00 • Accent Tree: Colored asphalt Lagerstroemia indica • crosswalks,typ. t r € .Street Tree Platanus acerifolia • Light,typ. DUBLIN BOULEVARD • Project Entry Landscape Concept • Dublin Crossing Landscape Master Plan 8 II .1• y. �, �, ���� •ate;, v� ��` ,.�;-�� '' 4 I 01"14i ENTRIES & THEMATIC ELEMENTS • Metal mesh fabricated structure I� • Colored concrete-> TOP VIEW • Metal mesh fabricated structure—� • with solid metal graphics �. in interior t Painted aluminum Colored concrete • Reveal 4'-0° • 19'-9" • ELEVATION SIDE VIEW Primary Project Entry Monuments Scale: I/8"=I'-0" Metal mesh fabricated structure • with solid metal graphics in interior • Painted aluminum > 9'-0" • Recessed letters Colored concrete—> DUBLI . • 2'-8" • ELEVATION Scale: 1/8"=1'-0" • Major Project Entry Monuments Metal letters • Painted aluminum Colored concrete-� r • 4'-611 Minor Project Entry Monuments - Detail • Dublin Crossing Landscape Master Plan 10 . ENTRIES & THEMATIC ELEMENTS MAJOR ENTRY "D" STREET AT DUBLIN BOULEVARD • Ll Keymap • • • • • • • Street Tree: • Toned concrete Quercus robur'Fastigiata' • Bold Foliage Planting,typ. • Low wall,typ. Colored asphalt crosswalks Major Entry Monument,typ. . to connect to Transit Center �t. Toned,textured concrete,typ. • Accent Tree: Ornamental Grasses,typ. Lagerstroemia indica,typ. w 4 LU . Landscape Easement,typ. _ . o • • Street Tree: • _ �lata s acerifolia DUBLIN BOULEVARD • � I • Major Entry-"D"Street at Dublin Boulevard low • • z. • • • Major Project Entry Monuments I I Dublin Crossing Landscape Master Plan • ENTRIES & THEMATIC ELEMENTS • MAJOR ENTRY CENTRAL PARKWAY AT ARNOLD ROAD -- - --- cl 0 Bold Foliage Planting,typ. • Low Wall,typ. /' Keymap Major Entry Monument,typ. • Median Monument • Accent Tree: • Lagerstroemia indica,typ. Street Tree: III Celtis sinensis • Li I • • O O J • CENTRAL PARKWAY z • • I • 1 • Ornamental Grasses,typ. • i xi r '• °•ust�W6iw • Toned,textured concrete,typ. Contemporary California plant palette • Landscape Easement,typ. • Street Tree: I • Quercus virginiana • Major Entry-Central Parkway at Arnold Road • Dublin Crossing Landscape Master Plan 12 • • • ENTRIES & THEMATIC ELEMENTS • MINOR ENTRY`A' STREET AT DUBLIN --- BOULEVARD • ■a• Street Tree: • Quercus rubra . Keymap Landscape Easement,typ. • Low wall,typ. LU LU • LU Minor Entry Monument,typ. • F Ln a Toned textured concrete,typ. . Orna ental Grasses,t • • DUBLIN BOULEVARD Bold Foliage Planting,typ. • • Minor Entry-"A"Street at Dublin Boulevard • • • • y • • • {k 4 • t • • Entry planting Minor Project Entry Monuments- Detail • 13 Dublin Crossing Landscape Master Plan • ENTRIES & THEMATIC ELEMENTS /-- MINOR ENTRY • "E" STREET AT DUBLIN BOULEVARD • Street Tree: • uo Quercus coccinea Keymap ( Landscape Easement,typ. . Decorative Bollards,typ. w Low wall,typ. • w Toned textured concrete,typ. N Minor Entry Monument,typ. • Bold Foliage Planting,typ. w Ornamental Grasses,typ. . DUBLIN BOULEVARD --- -- • Minor Entry-"E"Street at Dublin Boulevard Minor Project Entry Monuments • Dublin Crossing Landscape Master Plan 14 • ENTRIES 8c THEMATIC ELEMENTS r MINOR ENTRY — F' "G" STREET AT ARNOLD ROAD • Culvert Easement s Shrubs and grasses • Keymap over culvert,typ. l� 3'wall,typ. } o Minor Entry Monument,typ. o o • 2'wall,typ. 0 z • 3'opaque wall,typ a • Toned,textured concrete,typ. • „G"STREET *tl° Decorative Bollards,typ. Decorative bollard it Street Tree: t Street Tree:r Quercusvirginiana • Gleditsia triacanthos • Lagerstroemia indica • Landscape Easement,typ. Bold Foliage Planting • � .-_- Specimen Oak - Evergreen Tree ' • ., Minor Entry-"G"Street at Arnold Road • Enhanced paving at corner • • • • 15 Dublin Crossing Landscape Master Plan • • • • • • • • • • a • • • • • • • • • • • • • • • • • • • • • • • • • • • • STREETSCAPE • • • STREETSCAPE • CIRCULATION NETWORKa Dublin Crossing includes a thoughtfully designed streetscape and landscape i that reflects the Urban Village goals of the Specific Plan.The accommoda- tion of multiple modes of travel -pedestrian, bicycle and public transit, in �. ? • addition to private vehicle- has been made a priority.The streetscape design elements ensure these modes are accommodated in an inviting, safe and , 4 aesthetic manner.The design expresses the overall character of the commu- nity and reflects the project's commitment to sustainability. As public spaces, --- streets have great importance in the urban village.They facilitate access to • the mixture of residential, commercial and public uses within the community 11vl f • and provide the opportunity for physical exercise and social interaction, all • enhancing the quality of life. ^_ A variety of planning and design features minimize the detrimental environ- mental effects of streets. Vehicle trips and fossil fuel emissions are reduced by providing a circulation network that safely accommodates and invites • alternative modes of transportation to a variety of uses and destinations C within and outside the project area. Sidewalks, multi-use trails, bicycle park- ing,transit stops with shelters and traffic calming measures all encourage the • more environmentally sustainable modes of travel.This approach is often referred to as "Green" or "Complete" streets. • • LEGEND • I Bike Lane(Proposed) Bike Lane(Existing) �I> • Multi-use Trail(Proposed) I IHIIIIHHHIIIIIINNNHlININIH! , I . ............. Muki-use Trail(Existing) Sidewalk(Proposed) Enhanced Intersection/Crossing Treatments 1T _ nuumunwmnnnmuu Project Area Boundary 11411 II IHINIHINNHHHHH7IHHI IHININIHHNHHHH1111HINIIHIHIHHHHHHl11111111NI IN I HI HHNHHHNIHIIIIM Wlt" ZZ I .54 II li I III • W _ nnetts Fy{ to • Conne ctsto •.'Iiy W Business I Iron Horse Trail `i Park ..I I I . ,,,,,,,,,t,,,,,,,,,, , ,,,,,IHI.II;I;II;I ICI I;II;I;II.I I;I�IHIIII�I I;I i;II;I:IIjI .,,."M�•AIIIIIHIII IIII IIIIIIIIII I IIIIIIII IIII IIII IIII IIII IIII IIII HIIIIIIII V Connects to BART • Pedestrian and Bicycle Circulation Network • Dublin Crossing Landscape Master Plan 14 0 STREETSCAPE STREETSCAPE CONCEPT .T The circulation network in Dublin Crossing is a key component of the live- able, walkable, vital urban village experience. The streetscape is attractive, appealing and designed to encourage pedestrian and bicycle travel. Bike lanes on collector streets within the project will be enhanced with colored asphalt to emphasize their presence visually and improve safety. Crosswalks will also be enhanced with special paving, such as colored or stamped as- phalt. This treatment serves to create safer pedestrian circulation by high- . lighting pedestrian crossings and slowing traffic. Public streets are designed to treat stormwater through vegetation and to maximize shade with abundant street trees, thereby minimizing the heat island effect and enhancing aesthetic appeal and user comfort. Stormwater runoff from the impervious area within the right-of-way is treated in bio-re- tention areas within the 5-foot parkway strips on most streets. Bio-retention • areas are planted with a native ornamental bioswale mix as described in the Plant Palette section. Street trees will spaced generally as indicated, except where adjustments are necessary to respond to utility or bioretention area 40 issues. . Streetscape planting, lighting and furnishings differentiate key corridors and reflect the circulation hierarchy, while remaining consistent in design vocabu- lary to maintain a strong expression of place. Streets are designed to serve as • social spaces and aesthetic amenities, as well as circulation routes. By facilitating non-vehicular travel throughout the project area and beyond • and creating comfortable, welcoming streets, Dublin Crossing's streetscape • design promotes public health and social cohesion, qualities that contribute to exceptional quality of life. 41 - I � Collector Street /- ------ Local Street -- D; • Street Network ... 15 Dublin Crossing Landscape Master Plan • • STREETSCAPE "B" STREET "B" Street represents the top of the Dublin Crossing circulation hierarchy. `"-- The Primary Project Entry, as described in the Entries and Thematic Elements x section occurs at "B" Street and Dublin Boulevard. Carpinus betulus 'Fastigi- ata' (Columnar Hornbeam) spaced at 25 foot on center are both median and R • street tree, creating a strong, tree-lined project entry statement. Sidewalks - -� and bike lanes are provided on both sides of the street, setting the tone as Keymap a community that welcomes multiple modes of transportation. Paths are separated from traffic by 5-foot parkway strips planted with a mix of grasses and street trees that provide dual function as stormwater bio-retention and • visual amenity. ELEMENTS Street Tree: Carpinus betulus'Fastigiata' • European Hornbeam • Spacing: 25' on center Median Tree: Carpinus betulus 'Fastigiata' European Hornbeam • CENTRAL PARKWAY Central Parkway is a major corridor, second in scale and visual hierarchy to ----�f "B" Street. A Major Entry, as described in the Entries and Thematic Elements NIN _ r section is located at Central Parkway and Arnold Road.The median is gener- ously planted to support the significance of the entry. Parkway strips include street trees and bioswale planting. Five feet of the 6-foot public service ease- ment is landscaped to provide a verdant aesthetic. See the Shrub Palette and Keymap Bioswale Mix for possible plant types. Street tree planting follows recom- mendations of the Streetscape Master Plan, with Celtis sinensis (Chinese • Hackberry) as both street and median tree.The segment of Central Parkway street on the side adjacent to the school will feature monolithic sidewalks with street trees in tree wells. Elements Street Tree: Celtis sinensis, • Chinese Hackberry Median Tree: Same Spacing: 20 feet on center • Dublin Crossing Landscape Master Plan 16 STREETSCAPE • "G" STREET - "G" Street is the east-west corridor through the project connecting Arnold Road to Scarlett Drive. A Major Entry is located at "G" Street and Scarlett Drive and a Minor Entry, as described in the Entries and Thematic Elements F—I section, is located at Arnold Road and "G" Street. Five-foot parkway strips `— Keymap planted with bioswale grasses and street trees are on both sides of the street. Street trees are Gleditsia triacanthos (Honey Locust) spaced at 40 foot on center. The segment of"G" street on the side adjacent to the school will • feature monolithic sidewalks with street trees in tree wells. Elements Street Tree: Gleditsia triacanthos Honey Locust . Spacing: 40 foot on center • "D" STREET "D" Street features a 10-foot multi-use trail on the east side to promote • pedestrian and bicycle travel and facilitate safe school access. Parkway strips are planted with street trees and bioswale grasses. The street tree is English Ua Oak. • Keymap Elements • Street Tree: Quercus robur'Fastigiata' English Oak Spacing: 30 foot on center "F" STREET "F" Street features a 10-foot multi-use sidewalk on the west side to promote T pedestrian and bicycle travel and facilitate safe school access. Parkway strips are planted with street trees and bioswale grasses.The segment of"F" street o on the side adjacent to the school will feature monolithic sidewalks with -=— street trees in tree wells. The street tree is Scarlet Oak. Keymap • Elements Street Tree: Quercus coccinea Scarlet Oak . Spacing: 30 foot on center • 17 Dublin Crossing Landscape Master Plan • • STREETSCAPE "E", "H", AND "I" STREETS These smaller scale local streets include 5-foot parkway strips on both sides. To support visual hierarchy, all local streets will have Quercus rubra as street tree. • Keymap --� - Elements . Street Tree: Quercus rubra Red Oak Spacing: 30 foot on center ----- SCARLETT DRIVE P 1 - --- -- — T Scarlett Drive is improved along the West length of the Specific Plan Area. s The Iron Horse Trail, made up of a 10-foot paved path with 5 foot soft shoul- ders on each side, runs along the east side of the street. Street trees are planted in the 5-foot parkway. The 4-foot median is planted with low shrubs and smaller scale accent trees. • Keymap -------- -- DUBLIN BOULEVARD Dublin Crossing includes improvement of the North side of Dublin Boulevard. The existing path remains as a 10' Class I Trail, consistent with the City's Bike- way Master Plan.The landscaped parkway strip is planted with shrubs and . grasses. In accordance with the City's Streetscape Master Plan London Plane . Trees are planted 30' on center. • Keymap Elements Street Tree: Plantanus acerifolia • London Plane Tree Spacing: 30 foot on center Dublin Crossing Landscape Master Plan 18 STREETSCAPE • ARNOLD ROAD • - - The west side of Arnold Road is the east edge of the Specific Plan Area. Be- • tween Dublin Boulevard and Central Parkway, the street is adjacent to com- mercial uses. From Central Parkway to the northern project boundary may be residential uses. A landscaped setback screens walls and fences along Ar- -- nold, as necessary. Grasses, shrubs and ornmental trees, per the Streetscape Keymap Master Plan, will retain visual consistency. The street tree is Southern Live • Oak planted at 30 feet on center. Elements • Street Tree : Quercus virginiana Southern Live Oak Spacing: 30 foot on center • 19 Dublin Crossing Landscape Master Plan • i • • • • • • • • • • • • • • • • • • • PLANT PALETTE • • • • • • • • • • • • • • • • • • • • PLANT PALETTE STREET TREES + Tree-lined streets play an important role in creating a comfortable urban vil- lage feel. An abundant canopy creates a sense of enclosure and evokes the character of older established neighborhoods and their much sought-after r ambiance. Street trees also perform important environmental functions by f4 • cooling paving, providing habitat for birds and small animals and acting as carbon sinks. Trees selected for existing streets are consistent with the City of Dublin Streetscape Master Plank " Street Scientific Name Common Name Spacing ." ?" • (on center) ~ a Dublin Street Tree F Boulevard Platanus acerifolia London Plane Tree 25'-30' • Median II • Crataegus phaenopyrum Washington Thorn Celtis sinensis • Pyrus calleryana Callery Pear Chinese Hackberry • Scarlett Street Tree 30' Drive Celtis sinensis Chinese Hackberry Arnold Road Street Tree • (west side) Quercus virginiana Southern Live Oak 30' 'r Central Street Tree Parkway Celtis sinensis Chinese Hackberry 20' Median Celtis sinensis Chinese Hackberry 20' � - "C", Street Tree 30' _ - _ • "E", "H", "I" Quercus rubra Red Oak - „�, Streets "B" Street Street Tree Carpinus betulus 'Fastigiate' European Hornbeam • Carpinus betulus 'Fatigiata' European Hornbeam 25' "D" Street Street Tree • Quercus robur'Fastigiata' English Oak 25' '} • "F" Street Street Tree Quercus coccinea Scarlet Oak 30' ; • "G" Street Street Tree Gleditsia triancanthos Honey Locust 40' 43 • Quercus rubra • Red Oak Dublin Crossing Landscape Master Plan 20 PLANT PALETTE • SHRUBS The shrub palette emphasizes low water use plants with some moderate use options included for accents and small areas.The palette reflects the con- temporary California landscape characterized by native and climate adapted plants growing to their natural forms, thus minimizing the need for extensive • maintenance. Planting design will emphasize clean lines, masses of plantings and geometric patterns, as well as bold accents. Scientific Name Common Name Water Use Abelia grandiflora Glossy Abelia Moderate Arctostaphylos densiflora McMinn Manzanita Low 'Howard McMinn' Arctostaphylos densifloro Asparagus densiflorus Asparagus Fern Moderate • McMinn Manzanita Callistemon 'Little John' Dwarf Bottle Brush Low Carex pansa Dune Sedge Moderate • Carex tumulicola Berkeley Sedge Moderate i Ceanothus Ceanothus Low Cistus hybridus White Rockrose Low Clivia miniata NCN Moderate Coleonema pulchrum Breath of Heaven Moderate 'Sunset Gold' Coprosma pulchrum Coprosma Low • Correa pulchelia Australian Fuchsia Low • Cuphea hyssopifolia False Heather Moderate . Dietes vegeta Fortnight Lily Low Echeveria Echeveria Low Elymus glauca Blue Wild Grass Low Dietes vegeta Erigeron karvinskianus Fleabane Moderate Fortnight Lily Euonymus fortunei Euonymus Moderate Feijoa sellowiana Pineapple Guava Low Festuca californica California Fescue Low Festuca idahoensis Low • Fremontodenron Flannel Bush Very Low • Hebe Hebe Moderate Helictotrichon sempervirens Blue Oat Grass Moderate . Hemerocallis Evergreen Daylily Moderate Heuchera Coral Bells Moderate Iris douglasiana Douglas Iris Moderate Juncus patens Grey Rush Moderate Kniphofia Red-Hot Poker Low Lantana Lantana Low • Helictotrichon sempervirens Leymus sp. Lyme Grass Low Blue Oat Grass Liriope muscari Lily Turf Moderate • 21 Dublin Crossing Landscape Master Plan • • PLANT PALETTE A Scientific Name Common Name Water Use Liriope Sunproof Lirope Moderate Myrsine africana African Boxwood Low M rtus communis Dwarf Myrtle Low ,r; E Nandina domestica Heavenly Bamboo Moderate Pennisetum alopecuriodes Fountain Grass Low • Penstemon 'Sour Grapes' Beard Tongue Moderate Phormium tenax New Zealand Flax Moderate Pittos orum tobira Tobira Moderate Prunus laurocerasus English laurel Moderate Rhamnus californica Coffeeberry Low Phormium tenax Rhaphiolepis indica Indian Hawthorn Moderate New Zealand Flax Ribes viburnifolium Catalina Currant Low Rosa ci sp Climbing Rose Moderate Rosa sp Landscape Rose Moderate Rosa 'Pink Carpet' Carpet Rose Moderate r/t Iyl Salvia Sage Low "!', + xl Salvia leucantha Mexican Bush Sage Low f- ' r� Teucrium fruticans Germander Low Trachelospermum jasminoides Star Jasmine Moderate .� :�- � s►`, "�`az=� i,�� Tulbagia violacea Society Garlic Moderate `°��1�~1'a,!.';:r� :� R ., GROUNDCOVER i Scientific Name Common Name Water Use i Arctostaphylos 'Emerald Carpet' Manzanita Low Salvia leucantha Cotoneaster 'Lowfast' Lowfast Cotoneaster Moderate Sage Campanula portenschiagiana Dalmation Bellflower Moderate Fragaria chinensis Wild Strawberry Moderate Lobularia maritima Sweet Allysum Moderate , Myoporum Myoporum Low 3 Oenothera berlandieri Mexican Primrose Low • Osteopermum fruticosum African Daisy Low • Trachelospermum jasminoides Star Jasmine Moderate • Verbena Verbena Low Myoporum • Dublin Crossing Landscape Master Plan 22 PLANT PALETTE • VINES Scientific Name Common Name Pounds/Acre Dictis buccinatoria Blood Red Trumpet Vine Moderate • Jasminum polyanthus Jasmine Moderate • NATIVE ORNAMENTAL BIOSWALE MIX , Scientific Name Common Name Pounds/Acre • Festuca rubra Molate Blue Fescue 30 Festuca occidentalis Western Fescue 20 • Festuca idahoensis Idaho Fescue 20 Festuca rubra 'Molate' Deschampsia caespitosa holciformis Coastal Tufted Grass 8 Molate Blue Fescue Carex praegracilis Deer Bed Sage 2 STREAMBANK BIOSWALE MIX Scientific Name Common Name Pounds/Acre Hordeum brachyantherum Meadow Barley 13 Elymus glaucus Berkely Wildrye 10 Leymus triticoides Yolo Wildrye 6 t Festuca rubra Mola 4.5 ` p ' Juncus patens Blue Rush 1.5 Cyperus eragrostis Umbrella Sedge 1.5 Carex praegracilis Deer Sedge 1 • Juncus microcarpus 0.5 • Artemisia douglasiana Mugwort .25 • Deschampsia coespitoso holciformis Coastal Tufted Grass • z � • • • • Carex praegracilis Deer Bed Sedge • 23 Dublin Crossing Landscape Master Plan • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • s • • SITE ELEMENTS • • SITE ELEMENTS WALLS __......_.j The northern project edge adjacent J to the Camp Parks property will have a 7-foot split face concrete masonry . . e block wall with cap. The split face 0 side will face Dublin Crossing resi- dences. Color is to be determined Keymap-Walls • COMMUNITY WALL Project boundaries that interface -- -- � with residences will have 6-foot OF precast privacy walls. Wall panels shall be 26' on-center F with a custom detail to complement ", —IF entry features. Walls shall be offset periodically by 2' to create visual Keymap-Community Walls • interest and minimize monotony. • Wall color shall be coordinated with entry feature colors. Wall to be Old Castle/Sierra Walls Lighthouse model with customized • detail, or approved equal. A LIGHTING Collector and local streets will have • Landscape Forms-Alcott model LED . pedestrian luminaires, color: silver, sized and spaced to provide appro- priate, safe lighting levels. Dublin Crossing Landscape Master Plan 24 i SITE ELEMENTS • • HARDSCAPE • CROSSWALKS SIDEWALKS • Crosswalks will be enhanced for pedestrian safety and aesthetic appeal with Sidewalks including Class 1 trails will stamped or colored asphalt. be standard grey concrete, except • where special paving is called for in A the Entries and Thematic Elements i x • _ section. d .. • BIKE LANES ; ' • Bike lanes are emphasized with a • colored asphalt coating to stregthen • the visual prominence of the bike • lane on the road, thus enhancing safety. This type of treatment of bike • lanes also encourages the use of • bicycles by emphasizing the pres- • ence of bike facilities. The bike lane colore shall be a brick red. • • • • SEATING • BENCHES Benches are provided in public spaces as needed for pedestrian comfort and are to be commercial grade, durable and low maintenance • in simple, contemporary designs. Benches will be 6' Rockport with back by Urbanscape; faux wood; stainless frame; color to be deter- • mined or 6' Rockport without back • by Urbanscape; faux wood; stainless frame; color to be determined. • • 25 Dublin Crossing Landscape Master Plan • • SITE ELEMENTS • • SEAT PADS Less formal seating may be provid- ed with granite seat pads. Granite ! z is a highly durable, natural material _ w . and may be locally sourced. !, ! ! • • • • .� TRASH/RECYCLING ! _ Trash and recycling receptacles • — rr will be provided in public spaces • as appropriate. Receptacles shall 0 be commercial grade, durable and easy to access and maintain. Recep- tacles may be 32-gallon Rockport by Urbanscape; side opening door; • ., ! (�I '. II. faux wood; color to be determined, III .. IIIIIIII b Park• .� �..._,_,�/ or 36-gallon Chase P a y Land- scapeforms; side opening door; cast • aluminum with iron base. ! • • • BIKE RACKS • Bike racks will be Flo by Landscape- e forms, 3 bicycles capacity bike rack, "- ! stainless steel. • BOLLARDS • Decorative bollards at project entries • are Urban Accessories, Model: DG-4 in Silver with Nickel Bronze cap • (nickel cap not shown in image). • ! • Dublin Crossing Landscape Master Plan 26 SITE ELEMENTS • BUS SHELTER Bus shelters will be provided as required by the Livermore Amador Valley Transit Authority(LAVTA). Shelter and bench size for specific locations will be determined by LAVTA staff. Shelter, benches and trash receptacles are all required by LAVTA in the color black(PP3242-J) as follows: Shelter: • Tolar Model NALP, low peak roof bus shelter, perforated metal panels at rear, ' • schedule display with glass, anchor bolts at footing. Benches: Tolar wire grid bench seat, no back, anti-vagrant bars, anchor bolts at foot- ings. • Trash Receptacles: . Tolar tall thin wire grid model, steel drum inner liner, 30 gallon, pedestal mR <<a,.oUg,e,; • mount, anchor bolts at footing. T. _ • azol A� LOCK FOR s • TOP RING ° Ifa POT VELD STOP ON '° t/Y tH<AYASl1Y vKer SIDE FOR LOCK t B + • p NEM Posy cdrtr 1 .196 REMOVABLE RING T„ I/,'rurz 0 A—A 12 GA.COVER STRIP �¢ "" 9 A GRID 35& 9RE XI X1 LA B +N 3i 29 k..TTCM RAN my ALIGN BASKET A uArY ni ALIGNMENT TABS ENO ELEVATION FRONT ELEVATION rt2 rzn.s0>EOl 7_7 Oj 1/8 MAIL] TAB(3)I ' 0o S s ID sa Ira La' ��y • ■ -IB-Bi HACK E ATION(PAPTNL) ROOF CLAM - lyl{Np. F • • • • UTILITY SCREENING rt Exterior utility equipment, including, but not limited to, PG&E transform- ers, telephone company boxes, Fire Department connections, backflow preventers, irrigation controllers, and other on-site utilities will be vaulted . i or screened from view from any public rights-of-way, behind structures or • significant landscaping. • r • 27 Dublin Crossing Landscape Master Plan •