b) Limit the project design to the design menu of product types as further described in Exhibit B, attached hereto, consistent with the IS NP and subject to Subsequent Approvals and conditions of approvals.
c) Submit for Subsequent Approvals, subject to the following Performance Schedule:
i. Developer shall submit for Subsequent Approvals within two (2) years of execution of this agreement. If Developer fails to submit in the required timeframe, the City has the authority to amend the Specific Plan from the Transition Residential land use designation to the land use designation identified in the Specific Plan as of 2020, unless otherwise agreed to in writing by the parties. If unforeseen circumstances arise, the City Manager is authorized to extend the performance schedule for up to 12 additional months, for the submittal of the Subsequent Approvals.
ii. Once Development Project is fully entitled, consistent with the terms of this Agreement, the project shall be vested for the remaining duration of this Agreement.
d) Construct off-site Active Transportation and Street Improvements as follows:
i. Developer shall be responsible for off-s ite improvements deemed necessary to accommodate/facilitate the change of use as identified in the conditions of approval for Subsequent Approvals, including but not limited to traffic signal modifications and roadway improvements.
ii. Class IV bike lanes: Developer shall construct Class 4 bike lane facilities as defined below (and further illustrated in Exhibit C):
a) Southside of North Canyons Parkway (eastbound) between Independence Drive on the west and Collier Canyon Road on the east
b) Northside of North Canyons Parkway (westbound) between Independence Drive on the west and the current class 4 bike lane terminus. c) Schedule:
1. At time of entitlement, developer shall include preliminary drawings of off-site improvements
2. At time of final map submittal, developer shall include off-site improvement plans
3. Prior to construction and at issuance of the building permit, developer shall have completed construction of off-site improvements
e) Make a minimum Funding Contribution (Funding Contribution) of $4,202,000 to the City of Livermore, which the City shall commit to the Social Opportunity Endowment (SOE) and Community Benefit Funds, as follows:
a) Within 180 days of Execution of this Agreement, Developer shall pay $202,000 to City of Livermore to be committed to the Social Opportunity Endowment Fund (via wire transfer or check).
b) Prior to issuance of each residential building permit, the Developer shall pay a minimum of $11,000 per unit (excluding housing units dedicated to on-site affordable housing or units on which affordable housing in-lieu fee is paid). The total number of units will be determined at the time of
EXHIBIT B
388
Development Agreement for Triad Place – 3055 Livermore Owner, LLC
Subsequent Approvals. The unit fee will be adjusted in the event the total project results in less than 450 reside ntial units. In no case will the total Funding Contribution be less than $4,202,000.
f) Vested Development Rights. Subject to th is Agreement and during the life of this Agreement, the Property Owner has the right to develop and use the Property in accordance with:
i. The Livermore General Plan, the Liverm ore Development Code, and the Isabel Neighborhood Specific Plan in effect on the Effective Date. ii. All other City policies, or dinances, resolutions, rules, regulations and standards applicable to development or use of the Property on the Effective Date, except that Developer shall:
(1) Pay the processing and development impact fees in effect at the time those fees are paid.
(2) Comply with Building Code requirement s in effect on a city-wide basis at the time each respective building permit is pulled.
(3) Comply with City construction and technical design standards, details, and specifications for public improvements which are applicable at the time of Final Map approval.
(4) Comply with changes in City laws, regulations, plans or policies applicable city-wide, the terms of which are found by the City Council, based on substantial evidence, to be necessary to protect members of the public from a condition dangerous to their health or safety.
(5) Comply with a change in City law, regulations, plans or policies which is:
(a) Specifically mandated by state or federal law, or by any regional governmental agency that has legal au thority over the City under state law or a joint powers agreement; or
(b) A result of or in response to state or federal law, or regional agency action, made necessary in order for the City to avoid losing or not receiving substantial funding or othe r substantial public bene fits or facilities that would be available to the City only if it makes such a change; or (c) Specifically mandated by, or neces sary for compliance with or implementation of, the terms of any permit, entitlement or other authorization necessary for the development of the Property issued or granted to the City, County and/or Property Owner by any federal, state or regional agency.
6)
Following any subsequent environmen tal review, comply with required mitigation measures.
iii. All subsequent Project approvals which are consistent with this Agreement.
6. City Obligations.
a. The City agrees to all the terms, conditions, and covenants in connection with the Project that are set forth in the conditions of approval for the Entitlements as well as the Subsequent Project Approvals.
EXHIBIT B
389
Development Agreement for Triad Place – 3055 Livermore Owner, LLC
b. The City has conducted environmental review of the Project and has certified an Environmental Impact Report (“EIR”) for the Isabel Neighborhood Specific Plan, a Supplemental Environmental Impact Report for the Isabel Neighborhood Specific Plan, and an Addendum that fully analyze the potential environmental impacts of the Triad Place Development Project consistent with the requirements of CEQA. The City intends that future discretionary approvals for the Project, to the fullest extent permitted by law, shall be subject to CEQA’s subsequent review provisions under Public Resources Code, Section 21166 and CEQA Guidelines, Sections 15162 and 15164, whereby any additional environmental review for such future discretionary approvals shall only be required where “major revisions” to the prior EIRs for the Project are required, as defined by CEQA.
7. Annual Review. Review of the Agreement sh all be made annuall y, consistent with Government Code section 65865.1 and Livermore Development Code Chapter 9.04. If, as a result of an annual review, the City fi nds and determines, on the basis of substantial evidence, that the Developer or successor in inte rest thereto has not complied in good faith with the terms or conditions of this Agreement, then the City may amend or terminate this Agreement.
a. No later than sixty (60) days before the yearly anniversary of the Effective Date, Developer shall submit to the City’s Community Development Director (“Director”), in a form which the Director may reasonably establish, information demonstrating Developer’s compliance with this Agreement. The failure of the Developer to timely submit this document shall be a curable breach.
b. In the event the Director makes a findi ng and determination of non-compliance, Developer shall be entitled to appeal that determination to the Planning Commission in the manner prescribed by Livermore Development Code Section 9.15.
8. Amendments. This Agreement may be amended by the parties consistent with the procedures set forth in Chapter 9.04 of th e Livermore Developmen t Code, including any amendments to it.
9. Remedies for Default. If a party is in defa ult under this Agreement, it may pursue one or more of the following courses of action, after 30 days’ written notice to the other party: (a) waive the default; (b) in the City’s case, pursue administrative remedies including denial or otherwise withholding issuance of building permits, certificates of occupancy or other approvals; (c) pursue judicial remedies; or (d) terminate this Agreement.
10. No Damages Relief Against C ity. The parties acknowledge that the City would not have entered into this Agreement had it been exposed to damage claims from Developer for any breach thereof. As such, the parties agree that in no event shall Developer be entitled to recover damages against City for breach of this Agreement.
11. Recordation; Binding Effect. This Agreement shall be recorded in the office of the County Recorder and shall be binding upon and inure to the benefit of successors in interest to the parties.
Where there is more than one Property Owner, the obligations are joint and several.
EXHIBIT B
390
Development Agreement for Triad Place – 3055 Livermore Owner, LLC
12. Legal Action; Attorney’s Fees. If the City chooses to defend any third party claim or suit challenging any action taken by the City with regard to any procedure or aspect of the City’s approval of the development of the Project, including the environmental review process, the Property Owner agrees to reimburse the City for a ttorney’s fees, expert witness fees, and related costs as the City may incur in connection with its retention of outside counsel, and for any award of court costs or fees against the City. City has the right to choose and retain such legal counsel as the City deems appropriate. After expenses reach $100,000, and each $100,000 thereafter, the parties will confer to review the status of the litigation and their options for proceeding or settling, and they will negotiate in good faith about how the expenses will be allocated. The Property Owner shall have no obligation to reimburse City for costs incurred after the date on which they give City written notice of their decision to settle a case, even if City does not agree to the settlement.
If legal action is brought by one of the parties to enforce a provision of this Agreement, the prevailing party is entitled to reasonable attorney’s fees, expert witness fees, and court costs.
13. Notices. The address of each party for the purpose of all notices permitted or required by this Agreement follows:
To City: City of Livermore
1052 South Livermore Avenue
Livermore, CA 94550
Attention: Community Development Director
With a copy to: City Attorney
City of Livermore
1052 South Livermore Avenue
Livermore, CA 94550
To Developer: 3055 Livermore Owner, LLC
123 Mission St, Floor 7
San Francisco, CA 94105
The written address of either party set forth above may be changed by written notice given not less than five (5) days prior to the date such change is to be in effe ct. All notices under this Agreement shall be in writing, shall be properly addressed and shall be sent by personal delivery, United States mail (registered, ce rtified, or Express Mail, return receipt requested and postage prepaid), or by overnight courier delivery service. All such notices shall be considered delivered:
(i) if personally delivered, on the date of delivery; (ii) if sent by United States mail in the manner prescribed above, on the date shown on the return receipt for acceptance or rejection; or (iii) if sent by overnight courier delivery service, on the date of delivery or attempted delivery as shown by the written delivery record of such service.
EXHIBIT B
391
EXHIBIT B
392
EXHIBIT B
393
LEGAL DESCRIPTION
Real property in the City of Livermore, County of Alameda, State of California, described as follows:
PARCELS 1, 2 AND 3, INCLUSIVE OF THAT CERTAIN PARCEL MAP 11325, FILED ON SEPTEMBER 8, 2023 IN BOOK 358, AT PAGES 74 THROUGH 78, INCLUSIVE, OF PARCEL MAPS.
APN: 905-0010-025; 905-0010-026; 905-0010-027 (referenced for informational purposes only)
EXHIBIT B
394
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EXHIBIT B
396
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6(&21')/225
6FDOH
/E^W͗'ͲϮϱĞƐŝŐŶƌŽŽĨůŝŶĞƐǁŝƚŚǀĂƌŝĂƚŝŽŶŝŶŚĞŝŐŚƚ͕ŵĂƐƐŝŶŐ͕ƐŚĂƉĞ͕ĂŶĚĐŽůŽƌƚŽŝŶƚĞŶƚŝŽŶĂůůLJĐƌĞĂƚĞǀŝƐƵĂůŝŶƚĞƌĞƐƚĂŶĚƐƵƉƉŽƌƚƚŚĞŽǀĞƌĂůůĂƌĐŚŝƚĞĐƚƵƌĂůŝŶƚĞŶƚ͘ /E^W͗'Ͳϰϰ'ƌŽƵŶĚĨůŽŽƌƌĞƐŝĚĞŶƚŝĂůƵŶŝƚƐĨĂĐŝŶŐĂƐƚƌĞĞƚƐŚŽƵůĚŚĂǀĞĂŶĞŶƚƌLJƚŚĂƚĨĂĐĞƐƚŚĞƐƚƌĞĞƚ͘'ƌŽƵŶĚĨůŽŽƌƌĞƐŝĚĞŶƚŝĂůƵŶŝƚƐƐŚŽƵůĚďĞĚĞƐŝŐŶĞĚƐƵĐŚƚŚĂƚŶŽ ŵŽƌĞƚŚĂŶƚǁŽƵŶŝƚƐƐŚĂƌĞĂŶĞŶƚƌLJ͘
,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
403
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
'8(775,3/(;
/E^W͗^ͲϮϲƵŝůĚŝŶŐƐƐŚĂůůďĞďƵŝůƚƚŽĂŶĚŽƌŝĞŶƚĞĚƐƵĐŚƚŚĂƚĨƌŽŶƚĂŐĞƐĂŶĚĞŶƚƌĂŶĐĞƐĂƌĞǀŝƐŝďůĞĂŶĚĂĐĐĞƐƐŝďůĞĨƌŽŵƚŚĞƉƵďůŝĐ ƌŝŐŚƚͲŽĨͲǁĂLJ͕ŽŶͲƐŝƚĞĐŽŵŵŽŶĂƌĞĂƐ͕ƉĞĚĞƐƚƌŝĂŶƉĂƚŚǁĂLJƐ͕ƉĂƌŬƐ͕ĂŶĚͬŽƌƉůĂnjĂƐ͘ /E^W͗^Ͳϰϯ^ƚƌĞĞƚͲĨĂĐŝŶŐĨĂĕĂĚĞƐƐŚĂůůŝŶĐůƵĚĞŚŽƌŝnjŽŶƚĂůƉƌŽũĞĐƚŝŽŶƐŽƌƌĞĐĞƐƐĞƐĂƚůĞĂƐƚĨŽƵƌ ĨĞĞƚŝŶĚĞƉƚŚ͕ŽƌƚǁŽƉƌŽũĞĐƚŝŽŶƐŽƌƌĞĐĞƐƐĞƐĂƚůĞĂƐƚϮ͘ϱĨĞĞƚŝŶĚĞƉƚŚĨŽƌĞǀĞƌLJϮϱŚŽƌŝnjŽŶƚĂů ĨĞĞƚŽĨǁĂůů͘
/E^W͗^Ͳϰϱ>ŽǁĞƌĂŶĚƵƉƉĞƌƐƚŽƌŝĞƐƐŚĂůůďĞƐĞƉĂƌĂƚĞĚďLJŚŽƌŝnjŽŶƚĂůĚĞƚĂŝůŝŶŐƐƵĐŚĂƐĂŶĂǁŶŝŶŐ͕ŽǀĞƌŚĂŶŐ͕ĐŽƌŶŝĐĞůŝŶĞ͕Žƌ ďĞůƚĐŽƵƌƐĞ͘^ĞƉĂƌĂƚŝŽŶƐŚĂůůŽĐĐƵƌĞŝƚŚĞƌĂďŽǀĞƚŚĞŐƌŽƵŶĚĨůŽŽƌŽƌƐĞĐŽŶĚĨůŽŽƌ͘ /E^W͗'ͲϰϵƌƚŝĐƵůĂƚĞďƵŝůĚŝŶŐǀŽůƵŵĞƐĂŶĚƐƵƌĨĂĐĞƐǁŝƚŚƚŚƌĞĞͲĚŝŵĞŶƐŝŽŶĂůĞůĞŵĞŶƚƐƚŚĂƚĐƌĞĂƚĞĂǀŝƐƵĂůƉůĂLJŽĨůŝŐŚƚĂŶĚƐŚĂĚŽǁĂŶĚƌĞĚƵĐĞƚŚĞĂƉƉĂƌĞŶƚďƵůŬŽĨ ďƵŝůĚŝŶŐƐ͘
,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
404
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
72:1+286(
),567)/225
7+,5')/225
6(&21')/225
6FDOH
/E^W͗^ͲϯϬƵŝůĚŝŶŐƐůŽŶŐĞƌƚŚĂŶϭϬϬΖƐŚĂůůĂƉƉĞĂƌǀŝƐƵĂůůLJĂƐƐĞƉĂƌĂƚĞďƵŝůĚŝŶŐƐƚŚƌŽƵŐŚŵĂƐƐŝŶŐƐƚƌĂƚĞŐŝĞƐ͕ŵĂƚĞƌŝĂůŝƚLJĂŶĚͬŽƌǀĂƌŝĂƚŝŽŶŝŶĐŽůŽƌƐ͘ /E^W͗^ͲϰϯKŶďƵŝůĚŝŶŐƐǁŝƚŚƚǁŽŽƌŵŽƌĞƐƚŽƌŝĞƐ͕ƚŚĞĂƌƚŝĐƵůĂƚĞĚĞůĞŵĞŶƚƐƐŚŽƵůĚďĞŐƌĞĂƚĞƌƚŚĂŶŽŶĞƐƚŽƌLJŝŶŚĞŝŐŚƚĂŶĚŵĂLJďĞŐƌŽƵƉĞĚƌĂƚŚĞƌƚŚĂŶĞǀĞŶůLJ ƐƉĂĐĞĚ͘dŚŝƐƌĞƋƵŝƌĞŵĞŶƚĐĂŶďĞŵĞƚďLJďƵŝůĚŝŶŐƉůĂŶĞĐŚĂŶŐĞƐŽƌƉƌŽũĞĐƚŝŽŶƐͬƌĞĐĞƐƐĞƐ͘ 176
,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
405
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
72:1+286(
/E^W͗^ͲϵϰdŚĞĚĞƐŝŐŶŽĨƚŽǁŶŚŽŵĞƐƐŚĂůůďĞĂƌƚŝĐƵůĂƚĞĚƐƵĐŚƚŚĂƚŝŶĚŝǀŝĚƵĂůƵŶŝƚƐĂƌĞĚŝĨĨĞƌĞŶƚŝĂƚĞĚĨƌŽŵĞĂĐŚŽƚŚĞƌ͘/ŶĚŝǀŝĚƵĂůŝnjĂƚŝŽŶĐŽƵůĚďĞĂĐŚŝĞǀĞĚƚŚƌŽƵŐŚ ǀĂƌLJŝŶŐƐĞƚďĂĐŬƐ͕ƐĞƉĂƌĂƚĞ͕ŝĚĞŶƚŝĨŝĂďůĞƌŽŽĨĨŽƌŵƐ͕ĐŽůŽƌͬŵĂƚĞƌŝĂůĐŚĂŶŐĞƐ͕ƉŽƌĐŚͬďĂůĐŽŶLJĞůĞŵĞŶƚƐ͕ĞŶƚƌLJƚƌĞĂƚŵĞŶƚƐ͕ǁĂůůƉƌŽũĞĐƚŝŽŶƐ͕ŽƌŽƚŚĞƌƚĞĐŚŶŝƋƵĞƐ͘ /E^W͗^ͲϰϴůůƐƚƌĞĞƚͲĨĂĐŝŶŐĨĂĕĂĚĞƐƐŚĂůůŝŶĐůƵĚĞĂĐŽŵďŝŶĂƚŝŽŶŽĨǀĞƌƚŝĐĂůƉƌŽũĞĐƚŝŽŶƐŽƌƌĞĐĞƐƐĞƐƐƵĐŚĂƐƉŝůĂƐƚĞƌƐ͕ƉŽƌĐŚĞƐ͕ĚĞĐŬƐ͕ďĂLJǁŝŶĚŽǁƐ͕ĂŶĚĞŶƚƌLJƌĞĐĞƐƐĞƐ͘ /E^W͗'ͲϮϱĞƐŝŐŶƌŽŽĨůŝŶĞƐǁŝƚŚǀĂƌŝĂƚŝŽŶŝŶŚĞŝŐŚƚ͕ŵĂƐƐŝŶŐ͕ƐŚĂƉĞ͕ĂŶĚĐŽůŽƌƚŽŝŶƚĞŶƚŝŽŶĂůůLJ ĐƌĞĂƚĞǀŝƐƵĂůŝŶƚĞƌĞƐƚĂŶĚƐƵƉƉŽƌƚƚŚĞŽǀĞƌĂůůĂƌĐŚŝƚĞĐƚƵƌĂůŝŶƚĞŶƚ͘ /E^W͗^Ͳϰϱ>ŽǁĞƌĂŶĚƵƉƉĞƌƐƚŽƌŝĞƐƐŚĂůůďĞƐĞƉĂƌĂƚĞĚďLJŚŽƌŝnjŽŶƚĂůĚĞƚĂŝůŝŶŐƐƵĐŚĂƐĂŶ ĂǁŶŝŶŐ͕ŽǀĞƌŚĂŶŐ͕ĐŽƌŶŝĐĞůŝŶĞ͕ŽƌďĞůƚĐŽƵƌƐĞ͘^ĞƉĂƌĂƚŝŽŶƐŚĂůůŽĐĐƵƌĞŝƚŚĞƌĂďŽǀĞƚŚĞŐƌŽƵŶĚ ĨůŽŽƌŽƌƐĞĐŽŶĚĨůŽŽƌ͘
,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
406
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
72:1+286(
),567)/225
7+,5')/225
6(&21')/225
6FDOH
/E^W͗^ͲϮϲƵŝůĚŝŶŐƐƐŚĂůůďĞďƵŝůƚƚŽĂŶĚŽƌŝĞŶƚĞĚƐƵĐŚƚŚĂƚĨƌŽŶƚĂŐĞƐĂŶĚĞŶƚƌĂŶĐĞƐĂƌĞǀŝƐŝďůĞĂŶĚĂĐĐĞƐƐŝďůĞĨƌŽŵƚŚĞƉƵďůŝĐƌŝŐŚƚͲŽĨͲǁĂLJ͕ŽŶͲƐŝƚĞĐŽŵŵŽŶĂƌĞĂƐ͕ ƉĞĚĞƐƚƌŝĂŶƉĂƚŚǁĂLJƐ͕ƉĂƌŬƐ͕ĂŶĚͬŽƌƉůĂnjĂƐ͘
/E^W͗^Ͳϰϯ^ƚƌĞĞƚͲĨĂĐŝŶŐĨĂĕĂĚĞƐƐŚĂůůŝŶĐůƵĚĞŚŽƌŝnjŽŶƚĂůƉƌŽũĞĐƚŝŽŶƐŽƌƌĞĐĞƐƐĞƐĂƚůĞĂƐƚĨŽƵƌĨĞĞƚŝŶĚĞƉƚŚ͕ŽƌƚǁŽƉƌŽũĞĐƚŝŽŶƐŽƌƌĞĐĞƐƐĞƐĂƚůĞĂƐƚϮ͘ϱĨĞĞƚŝŶĚĞƉƚŚ ĨŽƌĞǀĞƌLJϮϱŚŽƌŝnjŽŶƚĂůĨĞĞƚŽĨǁĂůů͘
,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
407
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
72:1+286(
/E^W͗'ͲϭϬWƌŽŵŽƚĞĂĐƚŝǀŝƚLJĂŶĚǀŝƐƵĂůŝŶƚĞƌĞƐƚĂƚƚŚĞŐƌŽƵŶĚůĞǀĞůďLJŝŶĐŽƌƉŽƌĂƚŝŶŐƉĞĚĞƐƚƌŝĂŶͲƐĐĂůĞĂŵĞŶŝƚŝĞƐ͕ůĂŶĚƐĐĂƉŝŶŐ͕ĂŶĚƉƵďůŝĐŽƉĞŶƐƉĂĐĞŝŶƚŽƚŚĞƐŝƚĞƉůĂŶ ĂŶĚďƵŝůĚŝŶŐĚĞƐŝŐŶ͘
/E^W͗^ͲϯϭĞǀĞůŽƉŵĞŶƚƐŚĂůůŝŶĐůƵĚĞĂǀĂƌŝĞƚLJŽĨĂƌĐŚŝƚĞĐƚƵƌĂůƐƚLJůĞƐ͕ĞŵƉŚĂƐŝnjŝŶŐĐŽŶƚĞŵƉŽƌĂƌLJĚĞƐŝŐŶƐĂŶĚďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐ͘DĂƚĞƌŝĂůƐƐŚĂůůŐĞŶĞƌĂůůLJŝŶĐůƵĚĞ͗ ƐƚŽŶĞ͕ƐƚƵĐĐŽ͕ďƌŝĐŬ͕ƚŝůĞ͕ǁŽŽĚ͕ŐůĂƐƐ͕ŵĞƚĂů͕ĂŶĚŽƚŚĞƌĚƵƌĂďůĞƋƵĂůŝƚLJŵĂƚĞƌŝĂůƐ͘ /E^W͗'ͲϮϱĞƐŝŐŶƌŽŽĨůŝŶĞƐǁŝƚŚǀĂƌŝĂƚŝŽŶŝŶŚĞŝŐŚƚ͕ŵĂƐƐŝŶŐ͕ƐŚĂƉĞ͕ĂŶĚĐŽůŽƌƚŽŝŶƚĞŶƚŝŽŶĂůůLJ ĐƌĞĂƚĞǀŝƐƵĂůŝŶƚĞƌĞƐƚĂŶĚƐƵƉƉŽƌƚƚŚĞŽǀĞƌĂůůĂƌĐŚŝƚĞĐƚƵƌĂůŝŶƚĞŶƚ͘ /E^W͗ ^ͲϰϴůůƐƚƌĞĞƚͲĨĂĐŝŶŐĨĂĕĂĚĞƐƐŚĂůůŝŶĐůƵĚĞĂĐŽŵďŝŶĂƚŝŽŶŽĨǀĞƌƚŝĐĂůƉƌŽũĞĐƚŝŽŶƐŽƌ ƌĞĐĞƐƐĞƐƐƵĐŚĂƐƉŝůĂƐƚĞƌƐ͕ƉŽƌĐŚĞƐ͕ĚĞĐŬƐ͕ďĂLJǁŝŶĚŽǁƐ͕ĂŶĚĞŶƚƌLJƌĞĐĞƐƐĞƐ͘ ,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
408
83 83
83 83
'1
'1
'1
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
67$&.)/$76
/E^W͗'ͲϮϱĞƐŝŐŶƌŽŽĨůŝŶĞƐǁŝƚŚǀĂƌŝĂƚŝŽŶŝŶŚĞŝŐŚƚ͕ŵĂƐƐŝŶŐ͕ƐŚĂƉĞ͕ĂŶĚĐŽůŽƌƚŽŝŶƚĞŶƚŝŽŶĂůůLJĐƌĞĂƚĞǀŝƐƵĂůŝŶƚĞƌĞƐƚĂŶĚƐƵƉƉŽƌƚƚŚĞŽǀĞƌĂůůĂƌĐŚŝƚĞĐƚƵƌĂůŝŶƚĞŶƚ͘ /E^W͗^ͲϯϭĞǀĞůŽƉŵĞŶƚƐŚĂůůŝŶĐůƵĚĞĂǀĂƌŝĞƚLJŽĨĂƌĐŚŝƚĞĐƚƵƌĂůƐƚLJůĞƐ͕ĞŵƉŚĂƐŝnjŝŶŐĐŽŶƚĞŵƉŽƌĂƌLJĚĞƐŝŐŶƐĂŶĚďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐ͘DĂƚĞƌŝĂůƐƐŚĂůůŐĞŶĞƌĂůůLJŝŶĐůƵĚĞ͗ ƐƚŽŶĞ͕ƐƚƵĐĐŽ͕ďƌŝĐŬ͕ƚŝůĞ͕ǁŽŽĚ͕ŐůĂƐƐ͕ŵĞƚĂů͕ĂŶĚŽƚŚĞƌĚƵƌĂďůĞƋƵĂůŝƚLJŵĂƚĞƌŝĂůƐ͘ ,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
409
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
6(37(0%(5
/LYHUPRUH&$
$
67$&.)/$76
/E^W͗^ͲϰϵƌƚŝĐƵůĂƚĞďƵŝůĚŝŶŐǀŽůƵŵĞƐĂŶĚƐƵƌĨĂĐĞƐǁŝƚŚƚŚƌĞĞͲĚŝŵĞŶƐŝŽŶĂůĞůĞŵĞŶƚƐƚŚĂƚĐƌĞĂƚĞĂǀŝƐƵĂůƉůĂLJŽĨůŝŐŚƚĂŶĚƐŚĂĚŽǁĂŶĚƌĞĚƵĐĞƚŚĞĂƉƉĂƌĞŶƚďƵůŬŽĨ ďƵŝůĚŝŶŐƐ͘
/E^W͗^ͲϯϭĞǀĞůŽƉŵĞŶƚƐŚĂůůŝŶĐůƵĚĞĂǀĂƌŝĞƚLJŽĨĂƌĐŚŝƚĞĐƚƵƌĂůƐƚLJůĞƐ͕ĞŵƉŚĂƐŝnjŝŶŐ ĐŽŶƚĞŵƉŽƌĂƌLJĚĞƐŝŐŶƐĂŶĚďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐ͘DĂƚĞƌŝĂůƐƐŚĂůůŐĞŶĞƌĂůůLJŝŶĐůƵĚĞ͗ƐƚŽŶĞ͕ƐƚƵĐĐŽ͕ ďƌŝĐŬ͕ƚŝůĞ͕ǁŽŽĚ͕ŐůĂƐƐ͕ŵĞƚĂů͕ĂŶĚŽƚŚĞƌĚƵƌĂďůĞƋƵĂůŝƚLJŵĂƚĞƌŝĂůƐ͘ /E^W͗^ͲϯϬƵŝůĚŝŶŐƐůŽŶŐĞƌƚŚĂŶϭϬϬΖƐŚĂůůĂƉƉĞĂƌǀŝƐƵĂůůLJĂƐƐĞƉĂƌĂƚĞďƵŝůĚŝŶŐƐƚŚƌŽƵŐŚŵĂƐƐŝŶŐƐƚƌĂƚĞŐŝĞƐ͕ŵĂƚĞƌŝĂůŝƚLJĂŶĚͬŽƌǀĂƌŝĂƚŝŽŶŝŶĐŽůŽƌƐ͘;ůůƐƚĂĐŬĨůĂƚ ďƵŝůĚŝŶŐƐƐŚĂůůďĞϯƐƚŽƌLJŚŝŐŚͿ
/E^W͗^ͲϱϬ
ŵƉůŽLJǀĂƌŝĂƚŝŽŶƐŝŶďƵŝůĚŝŶŐĂŶĚƌŽŽĨŚĞŝŐŚƚƐ͕ĨĂĕĂĚĞƉůĂŶĞĐŚĂŶŐĞƐ͕ƌŽŽĨƐƚLJůĞƐ͕ ĂƌĐŚŝƚĞĐƚƵƌĂůĚĞƚĂŝůƐ͕ĐŽůŽƌƐ͕ĂŶĚŵĂƚĞƌŝĂůƐ͘hƐĞƚŚĞƐĞĞůĞŵĞŶƚƐŝŶĂŵƵƚƵĂůůLJƌĞŝŶĨŽƌĐŝŶŐ ŵĂŶŶĞƌƚŽďƌĞĂŬƵƉƚŚĞĂƉƉĞĂƌĂŶĐĞŽĨůĂƌŐĞďƵŝůĚŝŶŐƐĂƐǀŝĞǁĞĚĨƌŽŵŶĞĂƌďLJ ,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
410
1R
_NWJ\FRP 75,$'3/$&(
$OLJQ5HDO(VWDWH &21&(378$/'(6,*1
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ŵƉůŽLJǀĂƌŝĂƚŝŽŶƐŝŶďƵŝůĚŝŶŐĂŶĚƌŽŽĨŚĞŝŐŚƚƐ͕ĨĂĕĂĚĞƉůĂŶĞĐŚĂŶŐĞƐ͕ƌŽŽĨƐƚLJůĞƐ͕ ĂƌĐŚŝƚĞĐƚƵƌĂůĚĞƚĂŝůƐ͕ĐŽůŽƌƐ͕ĂŶĚŵĂƚĞƌŝĂůƐ͘
/E^W͗^ͲϱϬsĂƌŝĂƚŝŽŶƐŝŶďƵŝůĚŝŶŐĂŶĚƌŽŽĨŚĞŝŐŚƚƐ͕ĨĂĕĂĚĞƉůĂŶĞĐŚĂŶŐĞƐ͕ĐŽůŽƌƐ͕ĂŶĚŵĂƚĞƌŝĂůƐ ƐŚĂůůďĞŝŶĐŽƌƉŽƌĂƚĞĚŝŶƚŽďƵŝůĚŝŶŐƐ͘
/E^W͗'ͲϰϯƌƚŝĐƵůĂƚĞƌĞƐŝĚĞŶƚŝĂůŐƌŽƵŶĚĨůŽŽƌĨĂĕĂĚĞƐĂŶĚƌŽŽĨĨŽƌŵƐƐƵĐŚƚŚĂƚŝŶĚŝǀŝĚƵĂůƌĞƐŝĚĞŶƚŝĂůƵŶŝƚƐĂƌĞĚŝĨĨĞƌĞŶƚŝĂƚĞĚĨƌŽŵĞĂĐŚŽƚŚĞƌĂŶĚĨƌŽŵƚŚĞŽǀĞƌĂůů ŵĂƐƐŝŶŐŽĨƚŚĞďƵŝůĚŝŶŐǁŝƚŚƐƚŽŽƉƐ͕ƉŽƌĐŚĞƐ͕ƌĞĐĞƐƐĞĚǁŝŶĚŽǁƐ͕ĂŶĚͬŽƌďĂLJǁŝŶĚŽǁƐ͘ ,0$*(5<%2$5' 7<3)/225/$<287
EXHIBIT B
412
No.
949.366.6624 | c2collaborative.com Comcast Place
ARE100 Livermore, CA
Schematic Design
September 12, 2024
Collaborative
L-2Triad Place
September 20, 2024
Visioning ConceptDESIGN IMAGERY
EXHIBIT B
413
LEGEND
0 30’ 60’ 120’
Scale: 1”= 60’-0”
Project Entry
Neighborhood Park
Water Quality Basins
Central Parkway
Perimeter Buffer
Natural Open Sapce
Neighboring Vineyard
1 2
2 3
3 3
33 3
4 4
5 5
5 5
6 6
7 7
1 No.
949.366.6624 | c2collaborative.com Comcast Place
ARE100 Livermore, CA
Schematic Design
September 12, 2024
Collaborative
L-3Triad Place
September 20, 2024
Visioning ConceptCONCEPTUAL LANDSCAPE PLAN
EXHIBIT B
414
0 10’ 20’ 40’
Scale: 1”= 20’-0”
KEYMAP
No.
949.366.6624 | c2collaborative.com Comcast Place
ARE100 Livermore, CA
Schematic Design
September 12, 2024
Collaborative
L-4Triad Place
September 20, 2024
Visioning Concept
LEGEND
Community Garden
Pedestrian Crossing
Play Area
Open Lawn
Pavilion Amenity
Amphitheater Seating
Landscape Buffer
Stage w/Shell
Plaza
Fire Lane
1 1 22
2 3
3 4
4 4
5 5
6 6
7 7
7 8
8 9
10 10
9 PARK ENLARGEMENT PLAN
EXHIBIT B
415
No.
949.366.6624 | c2collaborative.com Comcast Place
ARE100 Livermore, CA
Schematic Design
September 12, 2024
Collaborative
L-5Triad Place
September 20, 2024
Visioning ConceptTREE PALETTE
BOTANICAL NAME COMMON NAME SIZE MATURE HT x SPREAD TREE SCHEDULE:
Arbutus ‘Marina’
Acer platanoides ‘Crimson King’
Cercis canadensis
Geijera parviflora
Lagerstroemia indica
Laurus nobilis
Lophostemon confertus
Magnolia spp.
Olea spp.
Pistacia chinensis
Platanus acerifolia ‘Yarwood’
Quercus spp.
Ulmus parvifolia “Drake”
Zelkova serrata
Marina Strawberry Tree
Crimson Maple
Eastern Redbud
Australian Willow
Crape Myrtle
Bay Laurel
Brisbane Box
Magnolia
Olive
Chinese Pistache
Sycamore
Oak
Drake Chinese Elm
Japanese Zelkova
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
Notes:
1. Plant selection and landscape/irrigation design should comply with the Water Efficient Landscape requirements and ordinances.
2. All irrigation systems shall consist of smart weather-based automatic controllers, flow sensor valves, master control valves and quick coupler valves. All trees shall be irrigated with water-efficient bubblers and zoned separately from shrub/groundcover irrigation. Overhead spray shall be limited, primary used for turf areas, and use water- efficient stream rotating pop-up sprays. Planter areas shall be irrigated with below-grade inline drip irrigation zoned appropriately for shrub/groundcover water-use.
3. California native/drought-tolerant plants shall be used to the maximum extent feasible to minimize the need for irrigation. Where irrigation is necessary, then the system shall be designed and installed to prevent overspray or irrigation runoff during normal operations and during a break in the line. 25’ x 30’
30’ x 20’
20’ x 25’
30’ x 20’
25’ x 25’
20’ x 15‘
30’ x 20’
30’ x 25’
40’ x 40’
25’ x 25’
35’ x 35’
40’ x 40’
40’ x 40’
30’ x 30’
EXHIBIT B
416
Off site Improvements (Illustrative) Class 4 Bike Lane
EXHIBIT B
417