Mountain View City Council
November 15, 2022

Attachment 4
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CITY OF MOUNTAIN VIEW
RESOLUTION NO.

SERIES 2022

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW

APPROVING A VESTING TENTATIVE MAP TO CREATE
UP TO 18 LOTS, UP TO 1,900 RESIDENTIAL CONDOMINIUM LOTS, AND UP TO 140 VERTICAL SUBDIVISION LOTS IN A 40-ACRE MASTER PLAN AREA

GENERALLY LOCATED AT THE NORTHEAST CORNER OF ELLIS STREET AND

EAST MIDDLEFIELD ROAD AND NORTH OF WEST MAUDE AVENUE

BETWEEN LOGUE AVENUE AND CLYDE AVENUE

WHEREAS, an application was received from Google LLC for a Vesting Tentative Map to combine 14 existing lots and create up to 18 lots (comprised of four parcels for public parks, two parcels for affordable residential buildings, two parcels for district parking structures, five parcels for office buildings, and five parcels for mixed -use residential buildings), up to 1,900 residential condominium lots, and up to 140 vertical subdivision lots in a 40 -acre Middlefield Park Master Plan area (Application No. PL-2021-121); and

WHEREAS, on October 19 , 2022 , at a duly noticed public hearing, the Environmental Planning Commission, acting as the Subdivision Committee , considered this request and recommended the Vesting Tentative Map be approved subj ect to the attached conditions of approval; and

WHEREAS, on November 15, 2022, the City Council held a public hearing on said request and received and considered all evidence presented at said hearing, including the attached conditions of approval; now, therefore, be it

RESOLVED: pursuant to the Subdivision Map Act, that the City Council of the City of Mountain View finds:

1. A Supplemental Environmental Impact Report (SEIR) was prepared for the project in conformance with the California Environmental Quality Act (CEQA), which the City Council by separate resolution certified and adopted, required CEQA findings in relation to all in accordance with CEQA. Analysis in the SEIR determined there are certain significant effects on the environment that would result from the implementation of the proposed project, and the identified mitigation measures which, when implemented, will substantially lessen or avoid the significant effects on the environment caused by the proposed project, with the exception of the significant unavoidable impacts for air quality for which no additional mitigations are feasible to reduce to less-than-significant.

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2. That pursuant to Section 66473.5 and Subsections (a) and (b) of Section 66474 of the Government Code, and Section 28.2 of the Mountain View City Code, the City Council hereby finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan and the East Whisman Precise Plan, including the applicable General Plan Land Use Designation of East Whisman Mixed -Use and High-Intensity Office of the City, and including all required elements therein applicable to said property.

3. That pursuant to California Government Code Section 65864, et seq., and City Code Sections 36.54 to 36.54.40, the Developer has requested a Development Agreement (DA) to implement the Middlefield Park Master Plan, which includes this Subdivision Map, and which the City Council will concurrently review and consider under a separate ordinance. If adopted by City Council, the DA includes terms which relate to the vested rights under this Vesting Tentative Map; and be it

FURTHER RESOLVED: by the City Council of the City of Mountain View that the Vesting Tentative Map is hereby approved subject to the subdivider’s compliance with all of the conditions of approval, attached hereto and incorporated herein by reference

TIME FOR JUDICIAL REVIEW

The time within which judicial review of this decision must be sought is governed by California Code of Civil Procedure, Section 1094.6, as established b y Resolution No. 13850, adopted by the City Council on August 9, 1983.

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Exhibits: A. Subdivision Conditions of Approval
B. Vesting Tentative Map
Exhibit A
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SUBDIVISION CONDITIONS OF APPROVAL

APPLICATION NO.: PL-2021-121

MIDDLEFIELD PARK MASTER PLAN

NOTE: For the following conditions, “building permit” refers to all permits issued by the Building Inspection Division for construc tion of the project, excluding permits for demolition and grading activities. Additionally, all references to Project Conditions can be found in Exhibit A to Resolution No. ______, and references to Procedures can be found in Exhibit B to that same resolution .

1. PHASED FINAL MAPS: Multiple final maps may be filed prior to the expiration of the Vesting Tentative Map . Subdivision Conditions of Approval must be satisfied for the scope of work associated with the submitted map or as listed in the associated subsequent zoning permit. For example, public improvements shall be satisfied for the parcels shown on the applicable final map and improvements outlined in the Subdivision Conditions of Approval for the development phase. Additionally, fees shall be paid based on the buildings and improvements entitled on the parcels included on the applicable final map.

2. MAP SUBMITTAL: File a final map for approval and recordation in accordance with the City Code and the California Subdivision Map Act prior to the issuance of any building permit for the property(ies) within the subdivision. All existing and proposed easements are to be shown on the final map. Submit two black-line electronic PDF copies of the final map to the Public Works Department for review together with all items on the Map Checklist handout concurrent with the submission of the Off-Site Improvement Plans.

3. MAP DOCUMENTS: Prior to the approval and recordation of each phased final map, submit a subdivision guarantee, County Tax Collector’s letter regarding unpaid taxes or assessments, and subdivision security if there are unpaid taxes or special assessments.

4. SOILS REPORT: Soils and geotechnical reports prepared for the subdivision shall be indicated on a final map. Submit a copy of the report with the first submittal of a final map.

As required by the State Seismic Hazards Mapping Act, a project si te-specific geotechnical investigation shall be conducted by a registered soils/geologist identifying any seismic hazards and recommending mitigation measures to be taken by the project.

The applicant’s registered soils engineer/geologist shall certify the project complies with the requirements of the State Seismic Hazards Mapping Act. Indicate the location (page number) within the geotechnical report where this certification is located, or provide a separate letter stating such.

5. FINAL MAP APPROVAL: Each final map shall be signed and notarized by the owner and engineer/surveyor and submitted as an electronic PDF to the Public Works Department. In order to place the approval of the applicable final map on the public hearing agenda for the C ity Council, all related materials and agreements must be completed, signed, and received by the Public Works Department 40 calendar days prior to the Council public hearing date. After City Council approval, the City Engineer will sign the map. The applicant’s title company shall have the County Recorder’s Office record the original and shall provide a Xerox Mylar copy of the map to be endorsed by the County Recorder’s Office. The endorsed Xerox Mylar copy and an electronic PDF shall be returned to the Public Works Department within one week after recording the final map.

6. SUBDIVISION FEES: Pay all subdivision fees due in accordance with the adopted fees in effect at the time of payment , which must occur prior to the approval of a final map. This is a standard City processing fee.

7. MAP PLAN CHECK FEE: Prior to issuance of any building permits and prior to approval of a final map, as applicable, the applicant shall pay the map plan check fee in accordance with Sections 28.7.b and 28. 6.b of the City Code per the adopted fee in effect at time of payment. An initial map plan check fee shall be paid at the time of initial map plan check submittal per the adop ted fee in effect at time of payment. This is a standard City processing fee.

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8. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building permits and prior to approval of a final map, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.8.10 of the City Code per the adopted fee in effect at time of payment. This is a standard City processing fee.

9. TRANSPORTATION IMPACT FEE: Prior to issuance of any building permits or approval of the final map, the applicant shall pay the Transportation Impact Fee for the associated new development included in each building permit. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development. Credit is given for the existing site use(s), as applicable. This is an impact fee and subject to the adopted fee in place at time of payment; except with approval of the Development Agreement (DA), when the fee is subject to the provisions of Exhibit I of the DA.

10. PARK LAND DEDICATION ACREAGE: The maximum development program in the Master Plan requires a park land dedication of 9.12 acres, based on 1,520 market-rate residential units at a required acreage per density of 0.006. To meet this obligation, the applicant shall: (i) obtain a park land credit for a privately owned, publicly accessible ( POPA) open space per Subdivision Condition No. 12; and (ii) dedicate land to the City for park and recreational purposes prior to building permit issuance and prior to approval of the final map for each development phase as listed below:

Development Phase of
Land Dedication Referenced Name/Parcel Size in Square Feet (Acreage) Phase 1
Gateway Park—
Parcel Park 4, and
Irrevocable Offer of Dedication of
Bridge Open Space – Parcels
Park 1 and 2
Gateway Park: 21,588 sq. ft. (0.5 acre)
and
Bridge Open Space: see next row
Phase 2 Bridge Open Space—
Parcels Park 1 and 2
25,872 sq. ft. + 33,598 sq. ft. = 59,470 sq. ft.
(0.59 + 0.77 = 1.36 acres)
Phase 3 Maude Park—
Parcel Park 3 222,392 sq. ft. (5.11 acres)
Total Land Dedication 303,450 sq. ft. (6.97 acres
For Reference Only (Not a Dedication)
Phase 1 & 2 POPA Open Space Total Ac: 125,017 sq. ft. (2.87 ac) Credit Ac (75% of total): 93,763 sq. ft. (2.15 ac)
TOTAL PARK LAND 397,213 sq. ft. (9.12 ac)

11. PARK LAND DEDICATION PROCESS: Dedicate and convey in fee a total of 303,450 square feet (approximately 6.97 acres) of public park land in accordance with Chapter 41 of the City Code. Due to the infill nature of the phased development, the Master Plan will not fully meet park land requirements per development phase through land dedication and will be required to satisfy an interim obligation of equivalent compliance , as follows: (i) the applicant shall submit a letter of credit to the City for the deficiency in park land in equal value to the Park Land Dedication In-Lieu Fee in each phase of development. The Park Land Dedication In-Lieu Fee (or letter of credit amount) is subject to the fee noted in Subsection b. below and must be provided to the City prior to issuance of the building permit generating the associated park land requirement . The City shall retain that letter of credit until such time the obligation is met or is adjusted with a reissued letter of credit, based on incremental land dedication provided per development phase; or (ii) the applicant shall provide an irrevocable offer of land dedication for park land in an earl ier phase of development as an interim obligation until such time the land can be dedicated to the City. Park land dedications shall follow the City’s land dedication/conveyance requirements in Procedure No. 15.

a. Dedication Timing: Each parcel for dedication of park land is to be conveyed in each development phase consistent with this condition, Subdivision Condition No. 10, and, with approval of the Development Agreement (DA), in accordance with the provisions and Exhibit G, Table G1 of the DA.

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b. Park Land Dedication In-Lieu Fee (Letter of Credit amount): When necessary for interim compliance, the applicant shall pay the applicable portion of the Park Land Dedication In-Lieu Fee (Park Fee) with a letter of credit, based on the number of net new market -rate residential units included in the applicable building permit. The total Park Fee is based on 1,520 market-rate units at $63,000 for each net new market-rate residential unit with a project total fee of $95,760,000, based on a land valuation of $10.5 million per acre and a required acreage per density of 0.006 in accordance wit h Chapter 41 of the City Code. The letter of credit is required to be provided to the City prior to issuance of the building permit generating the associated park land requirement. With approval of the Development Agreement (DA), this fee is subject to the provisions in Exhibit I of the DA.

c. Required Site Preparation and Remediation: All site preparation and remediation activities for land to be dedicated must occur in accordance with the City’s land dedication/conveyance requirements. Any demolition or building permit that is necessary for any site preparation requirements as part of the City’s land dedication/conveyance requirements can be issued at any time.

12. PARK LAND CREDIT —PRIVATELY OWNED, PUBLICLY ACCESSIBLE (POPA) OPEN SPACE , ALTERNATE PROPOSAL : Per Chapter 41 of the City Code, this project has been approved with a credit toward the park land requirements of the Master Plan development. Specifically, the approval includes a 75% credit on the value of the land dedication, or Park Land Dedication In-Lieu Fee, for providing up to a 2.87-acre privately owned, publicly accessible (POPA) open space alternate proposal, consistent with the term an d maintenance requirements per Section 41.11.a.3, the alternate proposal objectives of Section 41.11.a.2.b, and the general requirements in Subsection 41.11.a.2.a of the City Code. The conceptual POPA design is included in the approved Master Plan to be further refined through subsequent zoning permits for each phase of development adjacent to the POPA (Phases 1 and 2). Credit for the resulting POPA design will be issued with verification of design compliance with each subsequent zoning permit and upon construction completion per Subdivision Condition No. 13.

13. PARK LAND CREDIT —POPA PUBLIC ACCESS COVENANT, AGREEMENT, AND DEED RESTRICTIONS (POPA AGREEMENT): The applicant shall execute a Public Access Covenant , Agreement, and Deed Restrictions with the City for the privately owned, publicly accessible open space shown on the Vesting Tentative Map (POPA Open Space), which: (a) provides the POPA Open Space as accessible to the public for passive and active recre ational use in alignment with City park hours; (b) allows extended hours for public passive and active recreational use in the designated portion of the POPA Open Space (which includes the plaza and portions where ground-floor commercial space and active frontages (as defined in the Precise Plan) in buildings located on Parcels R1 and R2 front the POPA Open Space) until 9:00 p.m. on weekdays and 10:00 p.m. on weekends; ( c) identifies the multi-use pathway(s) in the POPA Open Space and access to the VTA station entrance/exit from Middlefield Road and from Ellis Street to be unrestricted and available for public access at all times (Subdivision Conditions No. 21 and 22 refe r to separate public access for the multi-use pathways); (d) describes the owner’s maintenance responsibilities; (e) sets forth procedures for future modifications or upgrades to the POPA Open Space; and ( f) provides compliance requirements. With approval of the Development Agreement (DA) , the POPA Agreement shall also include City use of the plaza and Ellis C ommunity Pavilion/Fairchild Barns building per the provisions in the DA. The POPA Agreement shall be in a form acceptable to the City Attorney, recorded, and run with the land. The recorded document shall provide indemnification of the City for liabilities arising out of activities on the land and use of the POPA Open Space, except to the extent caused by the gross negligence or willful misconduct of the City. All documentation for the POPA Agreement shall be submitted to the Planning Division at initial building permit submittal for the first phase of development that includes the POPA Open Space. The POPA Agreement must be executed prior to issuance of a building permit and/or final map for that first development phase with the POPA Open Space and will become effective upon construction completion of the POPA Open Space.

14. STREET DEDICATION (STREET WIDTHS): Dedicate a public street easement on the face of the final map to widen the public streets as noted below to meet minimum required half-street widths from the centerline of the street, including the cul-de-sac dimensions, as required by the Public Works Director and consistent with the East Whisman Precise Plan.

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Public Street Additional Width Required Half-Street Width Required Middlefield Road 4’ 54’
Ellis Street 4’ or 9’, depending on
existing conditions
49’
Logue Avenue 2’ 37’ plus dimensions of cul-de-sac
Maude Avenue 2’ 37’
Clyde Avenue 2’ 37’

15. STREET DEDICATION (MIDDLEFIELD ROAD): The exact location of the street easement dedication along Middlefield Road shall be based on the final design of the Valley Transportation Authority (VTA) bus stop, midblock crossing, and any other associated upgrades at that location, and may shift or modify in dimension along Middlefield Road from what is shown on the Vesting Tentative Map. Final details are to be determined as part of the development of the adjacent private property by the City and VTA and included in subsequent City permits for the associated development phase.

16. STREET DEDICATION (LOGUE AVENUE): Dedicate a public street easement on the face of the final map to accommodate stormwater treatment areas along the northern extension of Logue Avenue.

17. STREET CORNER DEDICATION: Dedicate a 30’ radius public street corner return easement on the face of the final map, at all intersections where a 30’ radius arc is not already provided from the property line, as required by the Public Works Director.

18. IRREVOCABLE OFFER OF DEDICATION (CONTINUATION OF LOGUE AVENUE) : An irrevocable offer of dedication shall be recorded for the area of land north of the new Logue Avenue cul-de-sac to the terminus of the northernmost project boundary, in order to extend Logue Avenue a complete width of 74’. This is to allow for the future street extension of Logue Avenue.

19. DISTRICT SYSTEMS MASTER ENCROACHMENT AGREEMENT: If the applicant elects to implement the optional district systems, the district systems infrastructure shall be permitted to be located within certain portions of the public right -of-way and City- owned parcels with the execution of a Master Encroachment Agreement (MEA), between the City and applicant, in a form acceptable by the City Attorney. The MEA shall be prepared and provided to the applicant as part of the City’s response to the first zoning permit application, which includes the district system and the District System Implementation Plan, as described in Appendix L of the Middlefield Park Implementation Plan. The MEA shall include the terms in Exhibit N of the D evelopment Agreement (DA) and be executed prior to approval of a final map incorporating the district system s, and prior to issuance of the associated building permit that inc ludes the district system infrastructure . With approval of the DA, the terms and provisions of the district system and MEA (Exhibit N) in the DA apply.

20. DISTRICT SYSTEMS ENCROACHMENT LOCATIONS: Subject to execution of the Master Encroachment Agreement (MEA) and subsequent City permits, the district systems will be permitted to encroach a total of approximately 15,000 square feet into certain portions of Parcels Park 1, 2 , and 3, as shown on the Vesting Tentative Map. Multiple crossings (perpendicular and nonperpendicular) of the public right-of-way on Logue Avenue, Clyde Avenue, and Maude Avenue are permitted to allow for a continuous district system. No encroachment may limit, interfere with, or prevent the City’s development of a future above - grade bicycle and pedestrian bridge over the VTA light -rail tracks or be inconsistent with the MEA . This condition and the Development Agreement (Exhibit N), if approved, have been agreed upon by the City and applicant in good-faith based upon the Bridge Feasibility Study (entitled “Structural Design Memorandum East Whisman Bicycle/Pedestrian Crossing ,” dated September 13, 2022 , and prepared by Biggs Cardosa Associates Inc.), which was funded and managed by the applicant and reviewed by the City and conceptually demonstrates infrastructure for an aboveground bridge and a district system encroachment can reasonably be accommodated on the space available in Par cels Park 1 and 2.

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21. PUBLIC ACCESS EASEMENT S (MULTI-MODAL CONNECTIONS THROUGH SITES): Prior to issuance of any building permits or approval of the final map per development phase, the owner shall dedicate public access easements (PAE) on private property for multi -modal connections as shown on the Vesting Tentative Map , the East Whisman Precise Plan, and as identified in Subdivision Condition No. 22. The dedication shall be per the City’s standard form and provide that:

a. Public access shall be granted for nonautomotive use at all times, which in some locations may be within private service streets or an emergency vehicle access lane;

b. The owner shall maintain, inspect, and monitor the PAE improvements in good order, condition, and repair and in compliance with the Americans with Disabilities Act (ADA);

c. The PAE shall run with the land and be binding upon any successors;

d. If the owner fails to abide by the PAE, the owner agrees to pay all reasonable costs and expenses incurred by the City in enforcing the performance of such obligations; and

e. The owner agrees to defend and hold the City and the City’s officers, employees, and agents harmless from any liability for damage or claims for damage for personal injury, including, but not limited to, death and/or property damage caused by negligent acts, errors, or omissions in the performance of services or operations under the Dedication, including maintenance operations performed on the PAE by the owner or the owner’s contractors, subcontractors, agents, or employees.

A legal description (metes and bounds) and plat map (drawing) of: ( i) the owner’s property; and ( ii) the PAE area shall be prepared by the owner in accordance with the City’s Legal Description a nd Plat Requirements and submitted to the Public Works Department for review and approval. The legal description and plat must be prepared and stamped by a California - registered civil engineer or land surveyor. Associated improvements within the PAE (PAE Improvements) shall be constructed by the owner and approved by the City.

22. PUBLIC ACCESS EASEMENTS (MULTI-MODAL LOCATIONS AND WIDTHS): Public Access Easements (PAE) shall be provided at the multi-modal connection locations with the minimum widths indicated below, in accordance with the East Whisman Precise Plan.

Location in Master Plan Type of Connection Minimum Width of Public Access
Parallel to VTA Tracks in
POPA Open Space
Emergency Vehicle Access/
Multi-Use Path
Width required by Fire
Code, but no less than 14’
Between R1/
R2 Buildings
Residential Paseo 10’
Between R2/
O1 Buildings
Service Street/
Nonresidential Paseo
46’/14’
North/West side of O2 Service Street on North/
Nonresidential Paseo
46’/14’
North of O3/O4 Service Street 46’
Between O3/O4 Multi-Use Path 14’
Between R3/R4(a+b) Service Street/
Multi-Use Path
46’/14’
Between R4(a+b)/R5 Service Street/
Multi-Use Path
46’/14’
North of P1/O5 Service Street/
Multi-Use Path
46’/14’
South of P2 Multi-Use Path 14’

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23. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10’ wide public utility easement (PUE) along project street frontage(s) on the face of the final map for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, communication, and cable television facilities, as required by the Public Works Director. Joint utility boxes or vaults are not allowed to encroach into the public sidewalk and must fit either entirely within the landscape strip o r within the PUE.

The property owner (s), commercial owner association (s), or homeowners association (s) shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement. The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/facilities, including, but not limited to, the following: garages, sheds, accessory structures, and storage structures; balconies and porches; retaining walls; C.3 bioretention systems; and private utility lines running longitudinally within the PUE.

Exceptions to these PUE requirements may be considered by the Public Works Director in conjunction with the review and approval of subsequent zoning permits, Off-Site Improvement plans, and/or building permits for the development phase of the project.

24. UTILITY EASEMENT AND APPROVALS: Dedicate utility easements as required by the utility companies and as approved by the Public Works Director. All street and public service easement dedications are to be shown on a final map, including information indicating whether said easements are to be dedicated on the final map or by separate recorded instrument. The subdivider shall submit two copies of the map to PG&E, AT&T (SBC), and Comcast for their review and determination of easement needs.

The public service easement dedications must be approved by the utility companies prior to approval of a final map.

25. PUBLIC UTILITY EASEMENT: Dedicate a public utility easement on the face of the final map or by separate recorded instrument, as required by the Public Works Director, at:

a. 14’ in width south of the PG&E easement located parallel to the northernmost property line of the Master Plan; and

b. 10’ in width on the south side of Parcel R6.

26. PRIVATE UTILITY AND ACCESS EASEMENTS: Dedicate private utility and/or access easements on the face of the final map or by separate recorded instrument , as necessary, for the common private street s and utility improvements. Private Utility and Access Easements will be dedicated along the private service streets on Parcels O2, O3, O4, and O5/P1 and in the service streets/paseos on Parcels R3/R4a/R4b/R5, along with other locations as determined during the review and approval of subsequent zoning permits.

27. PRIVATE TRASH, UTILITY, AND DRAINAGE EASEMENT: Dedicate a 46’ wide private trash, utility, and drainage easement on the face of the final map, or by separate recorded instrument, at all locations where a private service street is located on more than one parcel, as occurs in the following locations: Parcels R2/O1, Parcels O3/O4, Parcels R3/R4a/R4b, Parcels R4a/R4b/R5, and Parcels O5/P1. This easement can be used to satisfy the requirements of Subdivision Condition No. 26.

28. EASEMENT AGREEMENT (VERTICAL SUBDIVISIONS): At the discretion of the City, a final map with a vertical subdivis ion may require execution of an easement agreement between each vertical-parcel owner within the same building, which shall include and stipulate all the provisions of ownership, shared access, improvements, repairs, replacement, maintenance, inspections, code compliance, and operations of the parcels, including shared facilities and/or common areas , such as, but n ot limited to, storm drainage system, roof structure, parking, trash, and recycling, etc. The easement may also require a single point -of- contact for all communication between the City and the vertical-parcel owners for matters, including, but not limited to, annual inspections, a single operational permit for hazardous materials and safety, immediate life safety violation s or actions, emergency access, and emergency system shutdown by the City’s Fire, Building Inspection, Public Works, and Police personnel.

This easement agreement shall be executed concurrently with a final map with the associated vertical subdivision and prior to building permit issuance for the associated building(s) comprising the vertical parcel (s).

29. PUBLIC IMPROVEMENTS: Install or reconstruct standard public improvements in the public right-of-way and future City-owned parcels that are required for the subdivision and as required by Chapters 27 and 28 of the City Code , which can be executed LH/6/CDD
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per phase of development as identified in the Master Plan. Bonds, securities, and insurance requirements are subject to current City requirements in place at time of submittal of the associated improvement plans.

a. REQUIRED IMPROVEMENTS: The applicant is responsible for installing the following public improvements:

(i) Curb, gutter, driveway aprons, sidewalks, and landscape strips along all project frontages as shown in Figure 7.4.2 of the Master Plan, in accordance with City standards and consistent with dimensions in the East Whisman Precise Plan unless an alternative design is approved in a subsequent zoning permit ;

(ii) All required utility connections per City standards;

(iii) All bike lane improvements along all roadways as shown in Figure 7.5.1 of the Master Plan, including both sides of Maude Avenue, Logue Avenue, Clyde Avenue, East Middlefield Road , and Ellis Street , consistent with the East Whisman Precise Plan, unless otherwise noted in the Project Conditions; and

(iv) Any additional public improvement(s) required for a parcel(s) to be dedicated to the City per Project Condition Nos. 77 and 114.

b. IMPROVEMENT AGREEMENT: The property owner must sign a Public Works Department Improvement Agreement, in standard City form, for the installation of the public improvements prior to the approval of a final map.

c. BONDS/SECURITIES: Provide a faithful performance bond (100%) and materials/labor bond (100%) or provide a letter of credit (150%) or cash security (100%) securing t he installation and warranty of the off -site improvements in a form acceptable by the Public Works Department and approved by the City Attorney’s Office. The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on Federal Bonds, Department Circular 570. This list of approved sureties is available through the Internet at:
www.fiscal.treasury.gov/fsreports/ref/suretyBnd/c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security are available at the Public Works Department.

d. INSURANCE: Provide a Certificate of Insurance and endorsements for the Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the Improvement Agreement prior to the approval of a final map. The final insurance coverage amounts will be determined for each development phase at time of subsequent zoning permits, based on the City’s current standards in place at time of permit. For reference, the current minimum amounts are Two Million Dollars ($2, 000,000) Commercial General Liability, One Million Dollars ($1,000,000) Automobile Liability, One Million Dollars ($1,000,000) Pollution Insurance, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.

30. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist handout, Plan Review Checklist handout, and the Project Conditions; and with an approved Development Agreement (DA), in compliance with the applicable provisions of the DA. The plans are to be drawn on 24”x 36” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California-registered civil engineer and shall show all public improvements and other applicable work within the public right-of-way. Traffic control plans for each phase of construction shall be prepared in accordance with the current edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and shall show, at a minimum, work areas, delineators, signs, and other traffic con trol measures required for work that impacts traffic on existing streets. Locations of on -site parking for construction equipment and construction workers and on -site material storage areas must be submitted for review and approval. Off -site improvement plans, an initial plan check fee and map plan check fee based on the Public Works fee schedule, Improvement Plan Checklist handout, and items noted within the Checklist handout must be submitted together as a separate package concurrent with the first submittal of the building plans and final map. All required materials shall be submitted electronically, i.e., flattened PDFs.

The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, 10 full -size and two half-size black-line sets, one Xerox Mylar (4 mil .) set of the plans, and CD with LH/6/CDD
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CAD file and PDF must be submitted to the Public Works Department prior to the approval of a final map. CAD files shall meet the City’s Digital Data Submission Standards.

31. INFRASTRUCTURE QUANTITIES: Upon submittal of the initial building permit and improvement plans, submit a completed Construction Cost Estimate form indicating the quantities of the street and utility improvements with the submittal of the improvement plans. The construction cost estimate is used to estimate the cost of improvements and to determine the Public Works plan check and inspection fees . These are standard City processing fees . The construc tion cost estimate is to be prepared by the civil engineer preparing the improvement plans.

32. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities serving the subdivision are to be placed underground (including transformers) , except where aboveground transformers are allowed if enclosed in an interior transformer room. The undergroundi ng of the new and existing overhead electric and telecommunication lines is to be completed prior to issuance of a Certificate of Occupancy for any new building (s) within the subdivision. If allowed by the City, aboveground transformers , power meters, and pedestals shall be located so they are screened in the least visible location from the street or to the general public, as approved by the Community Development and Public Works Departments.

33. UNDERGROUNDING OF OVERHEAD LINES: Underground existing overhead electric and telecommunication facilities fronting the property and/or within the division of land, unless waived by the City Council after consideration of th e recommendation of the Public Works Director due to unusual or impractical circumstances. The undergrounding work shall be constructed in conjunction with any applicable off -site improvements and completed prior to issuance of a Certificate of Occupancy for any new residential or commercial unit. All poles fronting the property and/or within the division of land shall be removed. If the undergrounding requirement is waived, the subdivider shall fulfill whatever substitute conditions the City shall impose prior to final map approval.

34. JOINT UTILITY PLANS: Upon submittal of the initial building permit and improvement plans, the applicant shall submit joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits a nd associated facilities, including, but not limited to, vaults, manholes, cabinets, pedestals, etc. These plans shall be combined with and made part of the improvement plans. Joint trench intent drawings will be accepted at first improvement plan submit tal. All subsequent improvement plan submittals shall include joint trench design plans. Dedicate public utility easements that are necessary fo r the common utility on a final map.

35. UTILITY PAYMENT AGREEMENT: Prior to the approval of a final map, sign a utility payment agreement and post a security deposit made payable to the City as security if each residential/commercial unit or building does not have separate sewer connections and water meters in accordance with Section 35.38 of the City Code. The utility payment agreement shall include provisions to have the security transferred from the applicant to the homeowners association (HOA) or commercial owners association (COA), but still made payable to the City, when the HOA or COA is formed for the subdivision.

36. UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s), commercial owner association(s), or homeowners association(s) . This includes any and all district systems infrastructure and facilities, if pursued by the applicant.

37. SURFACE WATER RELEASE: Provide a surface stormwater release for the lots, driveways, alleys, and private streets that prevents the residential buildings from being flooded in the event the s torm drainage system becomes blocked or obstructed.

Show and identify path of surface water release on the improvement plans.

38. STORM DRAIN HOLD HARMLESS AGREEMENT: As portions of the site are or will be lower than the adjacent public street or the surf ace grade over the City’s storm mains, the owner shall sign an agreement to hold the City harmless against storm surcharges or blockages that may result in on-site flooding or damage prior to approval of a final map.

39. SANITARY SEWER HOLD HARMLESS AGREEME NT: If the sanitary sewer connection(s) inside the structure(s) is/are less than 1’ above the rim elevation of the upstream sanitary sewer manhole, before approval of the applicable building permit, the LH/6/CDD
823-10-19-22SD Page 9 of 9
owner shall sign an agreement to hold the City harml ess against sewer surcharges or blockages that may result in on -site damage prior to approval of a final map.

40. COVENANTS, CONDITIONS, AND RESTRICTIONS: As applicable to the development phase of the Master Plan and required by the City, Covenants, Conditions, and Restrictions (CC&Rs) for the homeowners or commercial owners association (s) and, if approved, as required by the Development Agreement, together with a completed CC&R checklist handout, shall be submitted to the Planning Division for review and approval as to content, in consultation with the City Attorney’s Office, prior to approval and recordation of a final map. The said covenants shall include and stipulate all of the standard provisions which are listed on the CC&R checklist and the following information:

a. Private Utility Maintenance Plan and Sanitary Sewer . The CC&Rs shall include a provision that the homeowners or commercial owners association (HOA/COA) prepare a private utility maintenance plan for on -site water, sanitary sewer, and storm drainage facilities. The maintenance plan shall include elements such as, but not limited to, flushing of the sanitary sewer and storm lines, cleaning of storm drain inlets and grates, and inspection of the water system (including flushing and exercising of valves and blowoffs). The CC&Rs shall also include a provision that the HOA/COA prepare a sanitary sewer overflow plan, which includes elements such as 24 -hour contact information, response times, confinement, and methods to contain and remediate spills. These provisions may be addressed through district systems infrastructure and disclosures as required in subsection c of this condition, if pursued by the applicant.

b. Garage Pickup (Shared Service). The CC&Rs shall include a provision stating the HOA/COA are responsible for the removal of all the trash and refuse from the Owner’s lot to the central trash collection point. The HOA /COA shall be responsible for the maintenance of the central trash collection point and for the periodic removal therefrom.

c. District Systems. Disclosure of all relevant information pertaining to the district systems, if pursued by the applicant, as included in the District Systems Implementation Plan (as described in Appendix L of the Middlefield Park Implementation Plan) and, if approved, Exhibit N of the Development Agreement, and located on the development property included on the associated final map and building permit(s).

d. Disclosures. Include all necessary disclosures of surrounding environmental context and conditions, including, but not limited to, nearby noise generating activities, phased construction of the Master Plan, site conditions, U.S. EPA oversight, etc. as required by the Davis-Stirling Act, California Commercial and Industrial Common Interest Development Act, or any other applicable law.

41. CONSISTENCY WITH OTHER APPROVALS: Each final map shall be consistent with all requirements of the Master Plan, Application No. PL-2020-149, and any subsequent approval from the City to implement the Master Plan, as identified in the Master Plan and Development Agreement. All Subdivision Conditions imposed shall remain in full force and effect and shall be met prior to approval of a final map.

42. APPROVAL EXPIRATION: The final map is required to be completed within twenty -four (24) months from the date of this approval, subject to any allowable extension in the City Code or Subdivision Map Act, or the term of the D evelopment Agreement if approved, whichever is longer.

Francisco
San
San Pablo
Bay
Pacific Ocean
Bay
Bay
Suisun
255 SHORELINE DRIVE
SUITE 200
REDWOOD CITY, CA 94065
(650) 482-6300
www.bkf.com
Exhibit B
5' PUBLIC SERVICE EASEMENT, 4704 O.R. 510 10' PG&E UNDERGROUND UTILITIES, INSTRUMENT NUMBER 13706881 4' SIDEWALK EASEMENT, INSTRUMENT NUMBER 13760875 4' SIDEWALK EASEMENT, INSTRUMENT NUMBER 13760876 5' STREET UTILITY EASEMENT, INSTRUMENT NUMBER 13760877 A) 5' STREET STREET EASEMENTS, 4704 O.R. 510NOT USED, SEE 8MAINTENANCE AND PEDESTRIAN PATH, INSTRUMENT NUMBER 13899267 SANITARY SEWER AND STORM DRAIN EASEMENT, 6058 O.R. 458 10' PG&E EASEMENT, 9210 O.R. 645 10' PG&E EASEMENT, 0233 O.R. 13115' PG&E EASEMENT, 1206 O.R. 276 20' RAILROAD EASEMENT, 6689 O.R. 680 NOT USED, SEE 1510' PUBLIC UTILITY EASEMENT, 7342 O.R. 118 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com 5' WIRE CLEARANCE EASEMENT, 7342 O.R. 118 10' PG&E EASEMENT, 8304 O.R. 69210' PG&E PUBLIC UTILITY EASEMENT, 9886 O.R. 17 NOT USED 5' NITROGEN PIPELINE, G942 O.R. 76 20' RAILROAD EASEMENT, 7321 O.R. 49NOT USEDANCHOR EASEMENT, 121 MAPS 40 PUBLIC UTILITY EASEMENT, 138 MAPS 24 WIRE CLEARANCE EASEMENT, 138 MAPS 24 PUBLIC UTILITY EASEMENT, 189 MAPS 32 WIRE CLEARANCE EASEMENT, 189 MAPS 32 NOT USEDNOT USEDNOT USEDNOT USEDNOT USEDNOT USEDNOT USEDPUBLIC SERVICE EASEMENT, 524 MAPS 27 NOT USEDNOT USEDNOT USED10' POLE AND WIRE EASEMENT, F858 O.R. 342 5' WIRE CLEARANCE EASEMENT, F858 O.R. 347 5' PUBLIC UTILITY EASEMENT, 4769 O.R. 501 & 4922 O.R. 461 5' WIRE CLEARANCE EASEMENT, 4922 O.R. 461ABUTTER'S RIGHTS RELINQUISHED, N544 O.R. 2046 2'x25' ANCHOR EASEMENT, 4818 O.R. 68 & 4922 O.R. 468 18192022242526272829
3031323334353637383940412321 43444647484942
13456789101112131415
2 1716
5' NITROGEN PIPELINE, G906 O.R. 545 50NOT USED45
10' PG&E & PACIFIC TELEPHONE POLE LINEEASEMENT, 6512 O.R. 353 PUBLIC UTILITY EASEMENT, 121 MAPS 40,MODIFIED BY DN. 137020855' WIRE CLEARANCE EASEMENT, 121 MAPS 40,MODIFIED BY DN. 13702085 B) 10' STREET UTILITY EASEMENT INSTRUMENT NUMBER 137608786 14A) 20' PUBLIC UTILITIES EASEMENT, 6805 O.R. 6 B) 5' WIRE CLEARANCE EASEMENT, 6805 O.R. 6 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com “”
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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com TREE

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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com

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LANDS OF GOOGLE, INC.DN. 23289908APN 160-57-01044,041 SQ.FT.± (GRID)44,046 SQ.FT.± (GROUND)1.01 ACRES±LANDS OF GOOGLE, INC.DN. 23289908APN 160-57-01158,587 SQ.FT.± (GRID)58,593 SQ.FT.± (GROUND)1.34 ACRES± LANDS OFGOOGLE, INC.DN. 22631107APN 160-59-00627,797 SQ.FT.± (GRID)27,800 SQ.FT.± (GROUND)0.64 ACRES± LANDS OF GOOGLE, INC.DN. 22526694APN 160-57-01391,145 SQ.FT.± (GRID)91,155 SQ.FT.± (GROUND)2.09 ACRES±LANDS OF GOOGLE, INC.DN. 22393213APN 160-58-017199,937 SQ.FT.± (GRID)199,958 SQ.FT.± (GROUND)4.59 ACRES± LANDS OF GOOGLE, INC.DN. 22393213 APN160-58-016272,822 SQ.FT.± (GRID)272,851 SQ.FT.± (GROUND)6.26 ACRES± LANDS OF GOOGLE, INC.DN. 22877978APN 160-57-00450,005 SQ.FT.± (GRID)50.010 SQ.FT.± (GROUND)1.15 ACRES±LANDS OF GOOGLE, INC.DN. 22526695APN 160-57-009133,748 SQ.FT.± (GRID)133,762 SQ.FT.± (GROUND)3.07 ACRES±LANDS OF GOOGLE, INC.8321 O.R. 315APN 160-57-012213,371 SQ.FT.± (GRID)213,394 SQ.FT.± (GROUND)4.90 ACRES± LANDS OF GOOGLE, INC.289 M 36APN 160-57-008385,564 SQ.FT.± (GRID)385,605 SQ.FT.± (GROUND)8.85 ACRES± LANDS OFGOOGLE, INC.DN. 22659109APN 160-59-00542,482 SQ.FT.± (GRID)42,487 SQ.FT.± (GROUND)0.98 ACRES± LANDS OF GOOGLE, INC.DN. 22393214APN 160-57-00695,321 SQ.FT.± (GRID)95331 SQ.FT.± (GROUND)2.19 ACRES± LANDS OF GOOGLE, INC.DN. 22393214APN 160-57-00766,802 SQ.FT.± (GRID)66,809 SQ.FT.± (GROUND)1.53 ACRES± 2 12 11
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48 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com

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LANDS OF GOOGLE, INC.DN. 22663855APN 160-58-00155,346 SQ.FT.± (GRID)55,352 SQ.FT.± (GROUND)1.27 ACRES±LANDS OF GOOGLE, INC.DN. 22393213APN 160-58-017199,937 SQ.FT.± (GRID)199,958 SQ.FT.± (GROUND)4.59 ACRES± 12109
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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com TREE
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LANDS OF GOOGLE, INC.DN. 23289908APN 160-57-01044,041 SQ.FT.± (GRID)44,046 SQ.FT.± (GROUND)1.01 ACRES±LANDS OF GOOGLE, INC.DN. 23289908 LANDS OF GOOGLE, INC.DN. 22526694APN 160-57-01391,145 SQ.FT.± (GRID)91,155 SQ.FT.± (GROUND)2.09 ACRES±LANDS OF GOOGLE, INC.DN. 22877978APN 160-57-00450,005 SQ.FT.± (GRID)50.010 SQ.FT.± (GROUND)1.15 ACRES±LANDS OF GOOGLE, INC.DN. 22526695APN 160-57-009133,748 SQ.FT.± (GRID)133,762 SQ.FT.± (GROUND)3.07 ACRES±LANDS OF GOOGLE, INC.8321 O.R. 315APN 160-57-012213,371 SQ.FT.± (GRID)213,394 SQ.FT.± (GROUND)4.90 ACRES± LANDS OF GOOGLE, INC.289 M 36APN 160-57-008385,564 SQ.FT.± (GRID)385,605 SQ.FT.± (GROUND)8.85 ACRES±LANDS OF GOOGLE, INC.DN. 22393214APN 160-57-00695,321 SQ.FT.± (GRID)95331 SQ.FT.± (GROUND)2.19 ACRES± LANDS OF GOOGLE, INC.DN. 22393214APN 160-57-00766,802 SQ.FT.± (GRID)66,809 SQ.FT.± (GROUND)1.53 ACRES±11 2310
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20 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com

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LANDS OF GOOGLE, INC.DN. 22393213 APN160-58-016272,822 SQ.FT.± (GRID)272,851 SQ.FT.± (GROUND)6.26 ACRES± 2 27
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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com TREE
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LANDS OF GOOGLE, INC.DN. 23289908APN 160-57-01044,041 SQ.FT.± (GRID)44,046 SQ.FT.± (GROUND)1.01 ACRES±LANDS OF GOOGLE, INC.DN. 23289908APN 160-57-01158,587 SQ.FT.± (GRID)58,593 SQ.FT.± (GROUND)1.34 ACRES± LANDS OFGOOGLE, INC.DN. 22631107APN 160-59-00627,797 SQ.FT.± (GRID)27,800 SQ.FT.± (GROUND)0.64 ACRES±LANDS OFGOOGLE, INC.DN. 22659109APN 160-59-00542,482 SQ.FT.± (GRID)42,487 SQ.FT.± (GROUND)0.98 ACRES±4344464749 313015311514A14B
48 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com TREE

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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com NTS
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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com NTS
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255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300www.bkf.com NTS
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