Loading...
HomeMy WebLinkAbout05-015 Sonata Development Agreement AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: August 22, 2006 SUBJECT: PUBLIC HEARING: PA 05-015 Dublin Ranch Area F North, Neighborhood F-l (Tract 7282), Standard Pacific Homes 'Sonata' Development Agreement (Legislative Action) Report prepared by Mamie R. Nuccio, Associate Planner ATTACHMENT: 1) Resolution recommending City Council approval of a Development Agreement between the City of Dublin and Standard Pacific Corporation with Development Agreement attached as Exhibit A. RECOMMENDATION: \~ 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 Resolution (Attachment 1) recommending City Council approval of a Development Agreement between the City of Dublin and Standard Pacific Corporation with Development Agreement attached as Exhibit A. BACKGROUND: The project site is located in Neighborhood F-l, located within the Eastern Dublin Specific Plan Area, north of Gleason Drive and east of Tassajara Road. This neighborhood was part of a General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development Rezone including, Stage 1 and Stage 2 Development Plans, a Vesting Tentative Tract Map and Site Development Review which were approved by the Planning Commission and City Council in early 2004 for the entire i:285.4 acre Dublin Ranch Area F project area. As part of the General Plan Amendment and Eastern Dublin Specific Plan Amendment, a Medium Density Residential land use designation was established for Neighborhood F-l. The Planned Development Rezone and Stage 1 and Stage 2 Development Plans established the zoning and development standards for the ::!::88.5 acre project area known as Dublin Ranch Area F North. Vesting Tentative Tract Map 7282 created 119 medium density single family lots within Neighborhood F-l and the Site Development Review established guidelines and standards for Dublin Ranch Area F North, including Neighborhood F-l, with respect to residential site development; architectural design; and landscaping and open space areas. The Site Development Review did not contemplate the specific design ofthe future homes for Neighborhood F-l. At the August 8, 2006 Planning Commission meeting, the Planning Commission reviewed and approved the Site Development Review for the specific design of future homes for Neighborhood F-l. COPIES TO: Applicant Property Owner File ITEM NO. <g. I Page 1 of3 G:IPA#\2005\05-015 Area F-I Standard Pacific SDRIPCSR DA 08-22-06.doc Development Agreement One of the implementing measures of the Eastern Dublin Specific Plan is the requirement that the City enter into a Development Agreement with developers within the Plan area. The Development Agreement provides security to the developer that the City will not change its zoning and other laws applicable to the project for a specified period of time. The benefit to the City of entering into a Development Agreement with the property owner is that the document is a contract that ensures that the goals of the Eastern Dublin Specific Plan are met and the infrastructure facilities for the area are constructed with each development phase. Additionally, it ensures that dedications of property and easements are made, project phasing is followed, the appropriate fees are paid for the development, and any additional terms of the Agreement are met as the development proceeds. The Approval of Development Agreements is by adoption of an Ordinance by the City Council upon a recommendation by the Planning Commission. The proposed Development Agreement between the City of Dublin and Standard Pacific Corporation is contained in Exhibit A of Attachment 1, which is the Resolution recommending City Council approval of the Development Agreement. The format and structure of the Development Agreement for the Standard Pacific Homes project is based on the standard Development Agreement developed by the City Attorney and adopted by the City Council for projects within the Eastern Dublin Specific Plan 'area. The City Attorney drafted the proposed Development Agreement for Standard Pacific Homes with input from City Staff, representatives of the property owner and Developer, and their attorneys. The Development Agreement sets forth the agreement between the parties in relation to many items, including, but not limited to, phasing, project and off-site infrastructure, and payment or waiver of fees. The Development Agreement runs with the land and the rights thereunder can be assigned. The Development Agreement becomes effective for a term of five (5) years from the date of the signing of the agreement. ENVIRONMENTAL REVIEW An EIR Addendum and Statement of Overriding Considerations were certified on March 16, 2004 by City Council Resolution No. 43-04 pursuant to CEQA Guidelines section 15164. The Addendum addressed the following: a) General Plan Amendment; b) Eastern Dublin Specific Plan Amendment; c) Planned Development Rezone including Stage 1 and Stage 2 Development Plans; d) Vesting Tentative Tract Map Nos. 7281, 7282, and 7283; and e) Site Development Review. At that time it was determined that the project would not cause environmental impacts beyond those previously identified in the Eastern Dublin EIR certified in 1993 (SCH#91103064) and the subsequent Negative Declaration adopted in November 1997 (Resolution 140-97) and Mitigated Negative Declaration adopted in February 2000 (Resolution 34- 00). No additional environmental review is required for the Development Agreement. CONCLUSION: Approval of this Development Agreement will implement provisions of the Eastern Dublin Specific Plan, and the conditions of approval specific to the Standard Pacific Homes 'Sonata' project. The proposal is consistent with both the General Plan and the Specific Plan. 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 Resolution (Attachment 1) recommending City Council approval of a Development Agreement between the City of Dublin and Standard Pacific Corporation with Development Agreement attached as Exhibit A. 20f3 GENERAL INFORMATION: PROPERTY OWNER: Standard Pacific Corporation APPLICANT: Michael Whitby, Project Manager Standard Pacific Homes 3825 Hopyard Road, Suite 195 Pleasanton, CA 94588 LOCATION: Northwest corner of Grafton Street and Gleason Drive ZONING: PD, Planned Development (PA 01-037) GENERAL PLAN LAND USE DESIGNATION: Medium Density Residential (6.1-14.0 du/ac) SPECIFIC PLAN/ LAND USE DESIGNATION: Eastern Dublin Specific Plan, Medium Density (6.1-14.0 du/ac) SURROUNDING USES: Location Zoning General Plan Land Use Current Use of Property Site PD, Planned Medium Density Vacant Develooment Residential North PD, Planned Community Park! Public Facility Development Medium Density Residential South PD, Planned Medium Density Vacant Development Residential East PD, Planned Low Density Residential Residential (under Development construction) West PD, Planned Public/Semi-Public Vacant Development Facility 30f3 RESOLUTION NO. 06-XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A DEVELOPMENT AGREEMENT FOR DUBLIN RANCH AREA F NORTH, NEIGHBORHOOD F-l FOR STANDARD PACIFIC HOMES 'SONATA' PROJECT (TRACT MAP 7282, COMMONLY KNOWN AS PARCEL 3 OF TRACT MAP 7281) PA 05-015 WHEREAS, the Applicant, Standard Pacific Homes has requested approval of a Development Agreement for P A 05-015 to develop 119 medium density single family detached homes in Neighborhood F-l (Tract No. 7282) of Dublin Ranch Area F North on :H6.0 acres of land generally located north of Gleason Drive and east of Tassajara Road within the Eastern Dublin Specific Plan Area and within Planned Development Zoning District, PA 01-037; and WHEREAS, a Development Agreement is required as an implementing measure of the Eastern Dublin Specific Plan; and WHEREAS, on March 16, 2004, the City Council adopted Resolution No. 43-04 regarding PA 01-037, certifying an Addendum to the Eastern Dublin EIR, a program EIR, initially certified by the City of Dublin in 1993 (SCH#9ll03064); and WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the proposed project has been found to be within the scope of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR was certified (SCH 91103064). That EIR, along with subsequent related environmental reviews adequately addresses project impacts for the purposes of CEQA. Related subsequent environmental reviews include: I) a Negative Declaration adopted on November 18, 1997 by Resolution 140-97 which evaluated a i:453 acre area consisting of Dublin Ranch Areas B through E which proposed a variety of residential and non-residential uses, as well as an i:42 acre community park (subsequently increased to i:65 acres by PA 01-037); and 2) for the portions ofthe project within Area F, the City Council adopted a Mitigated Negative Declaration on February 15,2000 by Resolution 34-00; and WHEREAS, a draft Development Agreement is attached to this Resolution as Exhibit A and addresses many items, including, but not limited to, timing and phasing, project and off-site infrastructure, and payment, waiver or credit of fees; and WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public hearing on said application on August 22, 2006; and WHEREAS, proper notice of said 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 approve the Development Agreement; and 1 ATTACHMENT l WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved. NOW THEREFORE BE IT RESOLVED that the Dublin Planning Commission does hereby make the following findings and determinations regarding said proposed Development Agreement: 1. Said Agreements are consistent with the objectives, policies, general land uses and programs specified in the Eastern Dublin Specific Plan/General Plan in that, a) the Eastern Dublin Specific Plan/General Plan land use designation for the subject site is Medium Density Residential and that the Standard Pacific Homes 'Sonata' project within Dublin Ranch Area F North, Neighborhood F-l is consistent with that designation; b) the project is consistent with the fiscal policies in relation to provision of infrastructure and public services of the City's Eastern Dublin Specific Plan/General Plan; c) the Agreements set forth the rules the Developer and City will be governed by during the development process which is required by the Eastern Dublin Specific Plan and the Mitigation Monitoring Program for the Eastern Dublin Specific Plan. 2. Said Agreements are compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is located in that the project is consistent with the General Plan Amendment, Eastern Dublin Specific Plan Amendment, Planned Development Rezone, Vesting Tentative Map, and Site Development Review which were approved in 2004. 3. Said Agreements are in conformity with public convenience, general welfare and good land use practice in that the Standard Pacific Homes 'Sonata' project within Dublin Ranch Area F North, Neighborhood F-l will implement the land use guidelines set forth in the Dublin General Plan and Eastern Dublin Specific Plan as proposed. 4. Said Agreements will not be detrimental to the health, safety and general welfare in that the development will proceed in accordance with the Agreements and any Conditions of Approval for the Proj ect. 5. Said Agreements 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 and Eastern Dublin Specific Plan. NOW, THEREFORE, BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby recommend that the City Council approve the Development Agreement, in substantially the form attached as Exhibit A, between Standard Pacific Homes and the City of Dublin for PA 05-015, Dublin Ranch Area F North, Neighborhood F-l. PASSED, APPROVED AND ADOPTED this 22nd day of August 2006 by the following vote: AYES: NOES: 20f3 ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Planning Manager G:IPA#\2005\05-015 Area F-l Standard Pacific SDRIPC Reso DA 08-22-06,doc 30f3 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 DEVELOPMENT AGREEMENT BETWEEN THE CITY OF DUBLIN AND STANDARD PACIFIC CORP. FOR NEIGHBORHOOD F-1 OF DUBLIN RANCH AREA F EXHIBIT A THIS DEVELOPMENT AGREEMENT ("Agreement") is made and entered in the City of Dublin on this _ day of , 2006, by and between the City of Dublin, a Municipal Corporation (hereafter "City"), and Standard Pacific Corp., a Delaware corporation (hereafter "Developer"), pursuant to the authority of SS 65864 et seq. of the California Government Code and Dublin Municipal Code, Chapter 8.56. RECITALS A. California Government Code SS 65864 et seq. and Chapter 8.56 of the Dublin Municipal Code (hereafter "Chapter 8.56") 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; and B. Developer desires to develop and holds legal interest in certain real property consisting of approximately 16 acres of land, located in the City of Dublin, County of Alameda, State of California, which is designated as Tract 7282 and is more particularly described in Exhibit A attached hereto and incorporated herein by this reference, and which real property is hereafter called the "Property"; and C. The City Council adopted the Eastern Dublin Specific Plan by Resolution No. 53-93 which Plan is applicable to the Property; and D. The Eastern Dublin Specific Plan requires Developer to enter into this development agreement; and E. Developer acquired its interest in the Property from Chang Su-O- Un, Hong Uen Un and Hong Yao Un (the "Uns") or the Uns successors in interest; and F. The Uns and City are parties to a "Master Development Agreement Between the City of Dublin and The Un Family for the Dublin Ranch Project (Areas A, B, C, D, E, F, G and H) ("Master Development Agreement"), section 7 of which requires DEVELOPER to enter into a project-specific development agreement in accordance with the Eastern Dublin Specific Plan; and G. Developer proposes the development of the Property with 119 residential houses (the "Project"); and H. Developer has applied for, and City has approved various land use approvals in connection with the development of the Project, including an Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 2 of 16 ,2006 fjA amendment to the General Plan and Eastern Dublin Specific Plan (City Council Resolution No. 47-04), PD District rezoning (City Council Ordinance No. 12-04), Master Vesting Tentative Map for Tract 7281 and Vesting Tentative Map for Tract 7282 (Neighborhood F-1) (Planning Commission Resolution No. 04-16), and Site Development Review (Planning Commission Resolution No. _) (collectively, together with any approvals or permits now or hereafter issued with respect to the Project, the "Project Approvals"); and I. Development of the Property by Developer may be subject to certain future discretionary approvals, which, if granted, shall automatically become part of the Project Approvals as each such approval becomes effective; and J. City desires the timely, efficient, orderly and proper development of said Project; and K. The City Council has found that, among other things, this Agreement is consistent with its General Plan and the Eastern Dublin Specific Plan and has been reviewed and evaluated in accordance with Chapter 8.56; and L. City and Developer have reached agreement and desire to express herein a development agreement that will facilitate development of the Project subject to conditions set forth herein; and M. On , 2006, the City Council of the City of Dublin adopted Ordinance No. approving this Agreement. The ordinance took effect on ("the Approval Date"). 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 1. Description of Property, The Property that is the subject of this Agreement is described in Exhibit A attached hereto. 2. Interest of Developer. The Developer has a legal or equitable interest in the Property in that it owns the Property in fee simple. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 3 of 16 ,2006 ~ 3. Relationship of City and Developer. It is understood that this Agreement is a contract that has been negotiated and voluntarily entered into by City and Developer and that the Developer is not an agent of City. The City and Developer hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making the City and Developer joint venturers or partners. 4. Effective Date and Term. 4.1. Effective Date. The effective date of this Agreement shall be the Approval Date. 4.2. Term. The term of this Agreement shall commence on the effective date and extend five (5) years thereafter, unless said term is otherwise terminated or modified by circumstances set forth in this Agreement. 5. Use of the Property. 5.1. Riqht to Develop. Developer shall have the vested right to develop the Project on the Property in accordance with the terms and conditions of this Agreement, the Project Approvals (as and when issued), and any amendments to any of them as shall, from time to time, be approved pursuant to this Agreement. 5.2. Permitted Uses. The permitted uses of the Property, 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 location and maintenance of on-site and off-site improvements, location of public utilities (operated by City) and other terms and conditions of development applicable to the Property, shall be those set forth in this Agreement, the Project Approvals and any amendments to this Agreement or the Project Approvals. 5.3. Additional Conditions. Provisions for the following ("Additional Conditions") are set forth in Exhibit B attached hereto and incorporated herein by reference. 5.3.1. Subsequent Discretionarv Approvals. Conditions, terms, restrictions, and requirements for subsequent discretionary actions. (These conditions do not affect Developer's responsibility to obtain all other land use approvals required by the ordinances of the City of Dublin other approvals from regulatory agencies.) Not Applicable Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 4 of 16 ,2006 ~ 5.3.2. Mitioation Conditions. Additional or modified conditions agreed upon by the parties in order to eliminate or mitigate adverse environmental impacts of the Project or otherwise relating to development of the Project. See Exhibit B 5.3.3. Phasinq, Timinq. Provisions that the Project be constructed in specified phases, that construction shall commence within a specified time, and that the Project or any phase thereof be completed within a specified time. See Exhibit B 5.3.4. Financinq Plan. Financial plans which identify necessary capital improvements such as streets and utilities and sources of funding. See Exhibit B 5.3.5. Fees. Dedications. Terms relating to payment of fees or dedication of property. See Exhibit B 5.3.6. Reimbursement. Terms relating to subsequent reimbursement over time for financing of necessary public facilities. See Exhibit B 5.3.7. Miscellaneous. Miscellaneous terms. See Exhibit B 6. Applicable Rules. Requlations and Official Policies. 6.1. Rules re Permitted Uses. For the term of this Agreement, the City's ordinances, resolutions, rules, regulations and official policies governing the permitted uses of the Property, governing density and intensity of use of the Property and the maximum height, bulk and size of proposed buildings shall be those in force and effect on the effective date of the Agreement. 6.2. Rules re Desiqn and Construction. Unless otherwise expressly provided in Paragraph 5 of this Agreement, the ordinances, resolutions, rules, regulations and official policies governing design, improvement and construction standards and specifications applicable to the Project shall be those in force and effect at the time of the applicable discretionary approval, whether the date of Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 5 of 16 ,2006 (# that approval is prior to or after the date of this Agreement. 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 discretionary approval, whether date of approval is prior to or after the date of this Agreement. 6.3. Uniform Codes Applicable. Unless expressly provided in Paragraph 5 of this Agreement, the Project shall be constructed in accordance with the provisions of the Uniform Building, Mechanical, Plumbing, Electrical and Fire Codes and Title 24 of the California Code of Regulations, relating to Building Standards, in effect at the time of approval of the appropriate building, grading, or other construction permits for the Project. . 7. Subsequently Enacted Rules and Requlations. 7.1. New Rules and Requlations. During the term of this Agreement, the City may apply new or modified ordinances, resolutions, rules, regulations and official policies of the City to the Property which were not in force and effect on the effective date of this Agreement and which are not in conflict with those applicable to the Property as set forth in this Agreement if: (a) the application of such new or modified ordinances, resolutions, rules, regulations or official policies would not prevent, impose a substantial financial burden on, or materially delay development of the Property as contemplated by this Agreement and the Project Approvals and (b) if such ordinances, resolutions, rules, regulations or official policies have general applicability. 7.2. Approval of Application. Nothing in this Agreement shall prevent the City from denying or conditionally approving any subsequent land use permit or authorization for the Project on the basis of such new or modified ordinances, resolutions, rules, regulations and policies except that such subsequent actions shall be subject to any conditions, terms, restrictions, and requirements expressly set forth herein. 7.3. 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 or the Project Approvals unless the building moratorium is imposed as part of a declaration of a local emergency or state of emergency as defined in Government Code S 8558. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 6 of 16 ,2006 ~ 8. SubseQuentlv Enacted or Revised Fees. Assessments and Taxes. 8.1. Fees, Exactions, Dedications City and Developer agree that the fees payable and exactions required in connection with the development of the Project for purposes of mitigating environmental and other impacts of the Project, providing infrastructure for the Project and complying with the Specific Plan shall be those set forth in the Project Approvals and in this Agreement (including Exhibit B). The City shall not impose or require payment of any other fees, dedications of land, or construction of any public improvement or facilities, shall not increase or accelerate existing fees, dedications of land or construction of public improvements, or impose other exactions in connection with any subsequent discretionary approval for the Property, except as set forth in the Project Approvals and this Agreement (including Exhibit B, subparagraph 5.3.5). 8.2. 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 only; and (3) the application of such fees would not prevent, impose a substantial financial burden on, or materially delay development in accordance with this Agreement. 8.3. 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. 8.4. 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 which benefit the Property. 8.5. 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. 9. Amendment or Cancellation. 9.1. Modification Because of Conflict with State or Federal Laws. 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 the 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. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 7 of 16 ,2006 ~ Any such amendment or suspension of the Agreement shall be approved by the City Council in accordance with Chapter 8.56. 9.2. Amendment bv Mutual Consent. This Agreement may be amended in writing from time to time by mutual consent of the parties hereto and in accordance with the procedures of State law and Chapter 8.56. 9.3. Insubstantial Amendments. Notwithstanding the provisions of the preceding paragraph 9.2, any amendments to this Agreement which do not relate to (a) the term of the Agreement as provided in paragraph 4.2; (b) the permitted uses of the Property as provided in paragraph 5.2; (c) provisions for "significant" reservation or dedication of land as provided in Exhibit B; (d) conditions, terms, restrictions or requirements for subsequent discretionary actions; (e) the density or intensity of use of the Project; (f) the maximum height or size of proposed buildings; or (g) monetary contributions by Developer as provided in this Agreement, shall not, except to the extent otherwise required by law, require notice or public hearing before either the Planning Commission or the City Council before the parties may execute an amendment hereto. City's Public Works Director shall determine whether a reservation or dedication is "significant" . 9.4. Amendment of Proiect Approvals. Any amendment of Project Approvals relating to: (a) the permitted use of the Property; (b) provision for reservation or dedication of land; (c) conditions, terms, restrictions or requirements for subsequent discretionary actions; (d) the density or intensity of use of the Project; (e) the maximum height or size of proposed buildings; (f) monetary contributions by the Developer; or (g) public improvements to be constructed by Developer shall require an amendment of this Agreement. Such amendment shall be limited to those provisions of this Agreement which are implicated by the amendment of the Project Approval. Any other amendment of the Project Approvals, or any of them, shall not require amendment of this Agreement unless the amendment of the Project Approval(s) relates specifically to some provision of this Agreement. 9.5. Cancellation bv Mutual Consent. Except as otherwise permitted herein, this Agreement may be canceled in whole or in part only by the mutual consent of the parties or their successors in interest, in accordance with the provisions of Chapter 8.56. Any fees paid pursuant to Paragraph 5.3 and Exhibit B of this Agreement prior to the date of cancellation shall be retained by City. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 649095-1 Page 8 of 16 ,2006 ~ 10. Term of Proiect Approvals. 10.1. Pursuant to California Government Code Section 66452.6(a), the term of the vesting tentative map described in Recital H above shall automatically be extended for the term of this Agreement. The term of any other Project Approval shall be extended only if so provided in Exhibit B. 11. Annual Review. 11.1. Review Date. The annual review date for this Agreement shall be between July 15 and August 15, 2007 and each July 15 to August 15 thereafter. 11.2. Initiation of Review. The City's Community Development Director shall initiate the annual review, as required under Section 8.56.140 of Chapter 8.56, by giving to Developer thirty (30) days' written notice that the City intends to undertake such review. 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 Agreement. The burden of proof by substantial evidence of compliance is upon the Developer. 11.3. Staff Reports. To the extent practical, City shall deposit in the mail and fax to Developer a copy of all staff reports, and related exhibits concerning contract performance at least five (5) days prior to any annual review. 11.4. Costs. Costs reasonably incurred by City in connection with the annual review shall be paid by Developer in accordance with the City's schedule of fees in effect at the time of review. 12. Default. 12.1. Other Remedies Available. Upon the occurrence of an event of default, the parties may pursue all other remedies at law or in equity which are not otherwise provided for in this Agreement or in City's regulations governing development agreements, expressly including the remedy of specific performance of this Agreement. 12.2. Notice and Cure. Upon the occurrence of an event of default by either party, the nondefaulting party shall serve written notice of such default upon the defaulting party. If the default is not cured by the defaulting party within thirty (30) days after service of such notice of default, the nondefaulting party may then commence any legal or equitable action to enforce its rights under this Agreement; provided, however, that if the default cannot be cured within such thirty (30) day period, the nondefaulting party shall refrain from any such legal or equitable action so long as the defaulting party begins to cure such default within Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 9 of 16 ,2006 0\l such thirty (30) day period and diligently pursues such cure to completion. Failure to give notice shall not constitute a waiver of any default. 12.3. No Damaqes Aqainst City. In no event shall damages be awarded against City upon an event of default or upon termination of this Agreement. 13. Estoppel Certificate. 13.1. 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 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. 14. Mortqaqee Protection: Certain Riqhts of Cure. 14.1. Mortqaqee Protection. This Agreement shall be superior and senior to any lien placed upon the Property, or any portion thereof after the date of recording this Agreement, including the lien for any deed of trust or mortgage ("Mortgage"). Notwithstanding the foregoing, no breach hereof shall defeat, render invalid, diminish or impair the lien of any Mortgage made in good faith and for value, but all the terms and conditions contained in this Agreement shall be binding upon and effective against any person or entity, including any deed of trust beneficiary or mortgagee ("Mortgagee") who acquires title to the Property, or any portion thereof, by foreclosure, trustee's sale, deed in lieu of foreclosure, or otherwise. 14.2. Mortqaqee Not Obliqated. Notwithstanding the provisions of Section 14.1 above, no Mortgagee shall have any obligation or duty under this Agreement, before or after foreclosure or a deed in lieu of foreclosure, to construct or complete the construction of improvements, or to guarantee such construction of improvements, or to guarantee such construction or completion, or to pay, perform or provide any fee, dedication, improvements or other exaction or imposition; provided, however, that a Mortgagee shall not be entitled to devote Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 10 of 16 ,2006 ~ the Property to any uses or to construct any improvements thereon other than those uses or improvements provided for or authorized by the Project Approvals or by this Agreement. 14.3. Notice of Default to Mortqaqee and Extension of Riqht to Cure. If City receives notice from a Mortgagee requesting a copy of any notice of default given Developer hereunder and specifying the address for service thereof, then City shall deliver to such Mortgagee, concurrently with service thereon to Developer, any notice given to Developer with respect to any claim by City that Developer has committed an event of default. Each Mortgagee shall have the right during the same period available to Developer to cure or remedy, or to commence to cure or remedy, the event of default claimed set forth in the City's notice. City, through its City Manager, may extend the thirty-day cure period provided in paragraph 12.2 for not more than an additional sixty (60) days upon request of Developer or a Mortgagee. 15. Severabilitv. 15.1. The unenforceability, invalidity or illegality of any provisions, covenant, condition or term of this Agreement shall not render the other provisions unenforceable, invalid or illegal. 16. Attornevs' Fees and Costs. 16.1. If City or Developer initiates any action at law or in equity to enforce or interpret the terms and conditions of this Agreement, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs in addition to any other relief to which it may otherwise be entitled. 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 or the Project Approvals, 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. 17. Transfers and Assiqnments. 17.1. Riqht to Assiqn. 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 Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 11 of 16 ,2006 (;.l without prior written notice to City and approval by the City Manager, which approval shall not be unreasonably withheld or delayed. 17.2. Approval and Notice of Sale, Transfer or Assionment. The City Manager shall consider and decide on any transfer, sale or assignment within ten (10) days after Developer's 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. 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. 17.3. Effect of Sale. Transfer or Assionment. Developer shall be released from any obligations hereunder sold, transferred or assigned to a Transferee pursuant to subparagraph 17.1 of this Agreement, provided that: a) such sale, transfer or assignment has been approved by the City Manager pursuant to subparagraph 17.1 of this Agreement; and b) such obligations are expressly assumed by Transferee and provided that such Transferee shall be subject to all the provisions hereof and shall provide all necessary documents, certifications and other necessary information prior to City Manager approval pursuant to subparagraphs 17.1 and 17.2 of this Agreement. 17.4. Permitted Transfer, Purchase or Assionment. 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 paragraph 17.1. Any subsequent transfer, sale or assignment by the Purchaser to a subsequent transferee, purchaser, or assignee shall be subject to the provisions of paragraph 17.1. 17.5. Termination of Aoreement Upon Sale of Individual Lots to Public. Notwithstanding any provisions of this Agreement to the contrary, the burdens of this Agreement shall terminate as to any lot which has been finally subdivided and individually (and not in "bulk") leased (for a period of longer than one year) or sold to the purchaser or user thereof and thereupon and without the execution or recordation of any further document or instrument such lot shall be released from and no longer be subject to or burdened by the provisions of this Agreement; provided, however, that the benefits of this Agreement shall continue to run as to any such lot until a building is constructed on such lot, or until the termination of this Agreement, if earlier, at which time this Agreement shall terminate as to such lot. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 12 of 16 ,2006 {;A 18. Aqreement Runs with the Land. 18.1. 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 the Property, or any portion thereof, 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 Property hereunder, or with respect to any owned property, (a) is for the benefit of such properties and is a burden upon such properties, (b) runs with such properties, and (c) is binding upon each party and each successive owner during its ownership of such properties 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 properties. 19. Bankruptcy. 19.1. The obligations of this Agreement shall not be dischargeable in bankruptcy. 20. Indemnification. 20.1. Developer agrees to indemnify, defend and hold harmless City, and its elected and appointed councils, boards, commissions, officers, agents, employees, and representatives from any and all claims, costs (including legal fees and costs) and liability for any personal injury or property damage which may arise directly or indirectly as a result of any actions or inactions by the Developer, or any actions or inactions of Developer's contractors, subcontractors, agents, or employees in connection with the construction, improvement, operation, or maintenance of the Project, provided that Developer shall have no indemnification obligation with respect to negligence or wrongful conduct of City, its contractors, subcontractors, agents or employees or with respect to the maintenance, use or condition of any improvement after the time it has been dedicated to and accepted by the City or another public entity (except as provided in an improvement agreement or maintenance bond). 21. Insurance. 21.1. Public Liability and Property Damaqe Insurance. During the term of this Agreement, Developer shall maintain in effect a policy of comprehensive general liability insurance with a per-occurrence combined single limit of not less than one million dollars ($1,000,000.00) and a deductible of not more than ten Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 13 of 16 ,2006 ~ thousand dollars ($10,000.00) per claim. The policy so maintained by Developer shall name the City as an additional insured and shall include either a severability of interest clause or cross-liability endorsement. 21.2. Workers Compensation Insurance. During the term of this Agreement Developer shall maintain Worker's Compensation insurance for all persons employed by Developer for work at the Project site. Developer shall require each contractor and subcontractor similarly to provide Worker's Compensation insurance for its respective employees. Developer agrees to indemnify the City for any damage resulting from Developer's failure to maintain any such insurance. 21.3. Evidence of Insurance. Prior to City Council approval of this Agreement, Developer shall furnish City satisfactory evidence of the insurance required in Sections 21.1 and 21.2 and evidence that the carrier is required to give the City at least fifteen days prior written notice of the cancellation or reduction in coverage of a policy. The insurance shall extend to the City, its elective and appointive boards, commissions, officers, agents, employees and representatives and to Developer performing work on the Project. 22. Sewer and Water. 22.1. Developer acknowledges that it must obtain water and sewer permits from the Dublin San Ramon Services District ("DSRSD") which is another public agency not within the control of City. 23. Notices. 23.1. All notices required or provided for under this Agreement shall be in writing. Notices required to be given to City shall be addressed as follows: City Manager City of Dublin 100 Civic Plaza Dublin, CA 94568 FAX No. (925) 833-6651 Notices required to be given to Developer shall be addressed as follows: Standard Pacific Corp. 3825 Hopyard Road, Suite 195 Pleasanton, CA 94588 FAX No. (925) 847-8968 Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 14 of 16 ,2006 (1tJv A party may change 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 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. 24. Aoreement is Entire Understandino. This Agreement constitutes the entire understanding and agreement of the parties. 25. Exhibits. The following documents are referred to in this Agreement and are attached hereto and incorporated herein as though set forth in full: Exhibit A Legal Description of Property Exhibit B Additional Conditions 26. Counterparts. This Agreement is executed in three (3) duplicate originals, each of which is deemed to be an original. 27. Recordation. City shall record a copy of this Agreement within ten days following execution by all parties. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095.1 Page 15 of 16 ,2006 B.lI-. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the date and year first above written. CITY OF DUBLIN: By: Date: Janet Lockhart, Mayor ATTEST: By: Date: Fawn Holman, City Clerk APPROVED AS TO FORM: Elizabeth H. Silver, City Attorney STANDARD PACIFIC CORP., a Delaware corporation By: Date: fY7.0b Martin ivision President (NOTARIZATION ATTACHED) Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 849095-1 Page 16 of 16 ,2006 STATE OF CALIFORNIA COUNTY OF ALAMEDA ,7 ;Jd(} t? before me, Onette D. Krigbaum the undersigned notary on y appeared Glen Martin [xl personally known to me [ 1 proved to me on the basis of satisfactory evidence to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. Signature: ,----- -------f ' ONETTE D. ICIllGBAUM (seal)1 Commtlllon" 1662086 ~ -". Notary PublIc . Catlfomlo f i Alameda county ~ . ~_,. ~:o:m:..~~l~~ Exhibit A Legal Description of F1 Property Real property in the City of Dublin, County of Alameda, State of California, described as follows: Parcel 3 as shown on the Final Map of Tract 7281, filed September 3, 2004, Map Book 277, Pages 82 to 85 inclusive, Alameda County Records. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 - EXHIBIT A 849095-1 Page 1 of 1 ,2006 {jA EXHIBIT B Additional Conditions The following Additional Conditions are hereby imposed pursuant to Paragraph 5.3 above. SubparaQraph 5.3.1 -- Subsequent Discretionary Approvals None. SubparaQraph 5.3.2 -- MitiQation Conditions Subsection a. Infrastructure SeQuencinQ ProQram The Infrastructure Sequencing Program for the Project is set forth below. (i) Roads: The project-specific roadway improvements (and offers of dedication) identified in Resolution No. _ of the City of Dublin Planning Commission approving Site Development Review for PA (hereafter "SDR Resolution") shall be completed by Developer to the satisfaction of the Public Works Director at the times and in the manner specified in the SDR Resolution unless otherwise provided below. All such roadway improvements shall be constructed to the satisfaction and requirements of City's Public Works Director. (ii) Sewer. All sanitary sewer improvements to serve the project site (or any recorded phase of the Project) shall be completed in accordance with DSRSD requirements. (iii) Water. An all weather roadway and an approved hydrant and water supply system shall be available and in service at the site in accordance with the tentative map conditions of approval to the satisfaction and requirements of the City's fire department. All potable water system components to serve the project site shall be completed in accordance with the DSRSD requirements. Recycled water lines shall be installed in accordance with the tentative map conditions of approval. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 - EXHIBIT B 849095-1 Page 1 of 5 ,2006 &A (iv) Storm Drainaae. The storm drainage systems off-site, as well as on-site drainage systems for the areas to be occupied, shall be improved consistent with the Drainage Plan and tentative map conditions of approval and to the satisfaction and requirements of the Dublin Public Works Department applying City's and Zone 7 (Alameda County Flood Control and Water Conservation District, Zone 7) standards and policies which are in force and effect at the time of issuance of the permit for the proposed improvements. Pursuant to Alameda County's National Pollution Discharges Elimination Permit (NPDES) No. CAS0029831 with the California Regional Water Quality Control Board, all grading, construction, and development activities within the City of Dublin must comply with the provisions of the Clean Water Act. Proper erosion control measures must be installed at development sites within the City during construction, and all activities shall adhere to Best Management Practices. (v) Other Utilities (e.Q. gas, electricitv. cable televisions, telephone) Construction shall be completed by phase prior to issuance of the first Certificate of Occupancy for any building within that specific phase of occupancy. Subsection b. Miscellaneous (i) Completion May Be Deferred. Notwithstanding the foregoing, City's Public Works Director may, in his or her sole discretion and upon receipt of documentation in a form satisfactory to the Public Works Director that assures completion, allow Developer to defer completion of discrete portions of any public improvements for the Project if the Public Works Director determines that to do so would not jeopardize the public health, safety or welfare. SubparaQraph 5.3.3 .- PhasinQ. Timing This Agreement contains no requirements that Developer must initiate or complete development of the Project within any period of time set by City. It is the intention of this provision that Developer be able to develop the Property in accordance with its own time schedules and the Project Approvals. Subparagraph 5.3.4 .. FinancinQ Plan Developer will install all improvements necessary for the Project at its own cost (subject to credits for any improvements which qualify for credits as provided in Subparaqraph 5.3.6 below). Dublin/Standard Pacific Corp. Development Agreement Page 2 of 5 For Dublin Ranch Area F / Neighborhood F-1 - EXHIBIT B , 2006 849095-1 bPA Other infrastructure necessary to provide sewer, potable water, and recycled water services to the Project will be made available by the Dublin San Ramon Services District. Developer will enter into an "Area Wide Facilities Agreement" with the Dublin San Ramon Services District to pay for the cost of extending such services to the Project. Such services shall be provided as set forth in Subparagraph 5.3.2(a)(ii) and (iii) above. , Subparagraph 5.3.5 -- Fees, Dedications Subsection a. Traffic Impact Fees. Developer shall pay the Eastern Dublin Traffic Impact Fee ("TIF") established by Resolution No. 111-04, 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 impact fee in effect at time of building permit issuance. Developer further agrees that it will pay eleven percent (11 %) of the "Section 1/Category 1" portion of the TIF in cash. Developer also agrees that it will pay twenty-five percent (25%) of the "Section 2/Category 2" portion of the TIF in cash. If City amends its TIF fee and as a result the City's outstanding balance due on loans is less than 25% of total Section 2/Category 2 improvements, the Developer shall pay such reduced percentage of the "Section 2/Category 2" portion of the TI F in cash. Subsection b. Traffic Impact Fee to Reimburse Pleasanton for Freewav InterchanQes. Developer shall pay the Eastern Dublin 1-580 Interchange Fee established by City of Dublin Resolution No. 11-96 as amended by Resolution No. 155-98 and by any 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 impact fee in effect at time of building permit issuance. Subsection c. Public Facilities Fees. 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 then-current amount of the fee. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 - EXHIBIT B 849095-1 Page 3 of 5 ,2006 bA Subsection d. Noise MitiQation Fee. Developer shall pay a Noise Mitigation Fee established by City of Dublin Resolution No. 33-96, 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. Subsection e. 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. Subsection f. Fire Impact Fees. 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. Subsection Q. Tri-Vallev Transportation Development 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 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 impact fee in effect at time of building permit issuance. SubparaQraph 5.3.6 -- Credit Subsection a. Traffic Impact Fee Improvements -- Credit City shall provide a credit to Developer for those improvements described in the resolution establishing the Eastern Dublin Traffic Impact Fee if such improvements are constructed by the Developer in their ultimate location pursuant this Agreement. All aspects of credits shall be governed by City's then- current Administrative Guidelines regarding credits. Subsection b. Traffic Impact Fee RiQht-of-Wav Dedications -- Credit City shall provide a credit to Developer for any TIF area right-of- way dedicated by Developer to City that is required for improvements that are Dublin/Standard Pacific Corp. Development Agreement Page 4 of 5 For Dublin Ranch Area F / Neighborhood F-1 - EXHIBIT B ,2006 649095-1 (};A. described in the resolution establishing the Eastern Dublin Traffic Impact Fee. All aspects of credits shall be governed by City's then-current Administrative Guidelines regarding credits. Dublin/Standard Pacific Corp. Development Agreement For Dublin Ranch Area F / Neighborhood F-1 - EXHIBIT B 849095-1 Page 5 of 5 ,2006 ~