CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
1 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
2 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
3 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
4 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
5 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
6 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
CITY COUNCIL
Regular Meeting
Monday, October 07, 2024
Council Chambers & Hybrid
5:30 PM
Amended Agenda
Amended agenda items appear below in RED (Time Estimates Updated) Vice Mayor Ed Lauing Remote Call In Location: 376 Apple Avenue, Sedona, Arizona 86336
Palo Alto City Council meetings will be held as “hybrid” meetings with the option to attend by teleconference or in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org.
VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/362027238) Meeting ID: 362 027 238 Phone:1(669)900‐6833
PUBLIC COMMENTS
General Public Comment for items not on the agenda will be accepted in person for up to three minutes or an amount of time determined by the Chair. General public comment will be heard for 30 minutes. Additional public comments, if any, will be heard at the end of the agenda.
Public comments for agendized items will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. Requests to speak will be taken until 5 minutes after the staff’s presentation or as determined by the Chair. Written public comments can be submitted in advance to [email protected] and will be provided to the Council and available for inspection on the City’s website. Please clearly indicate which agenda item you are referencing in your subject line.
PowerPoints, videos, or other media to be presented during public comment are accepted only by email to [email protected] at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted.
Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting.
TIME ESTIMATES
Listed times are estimates only and are subject to change at any time, including while the meeting is in progress. The Council reserves the right to use more or less time on any item, to change the order of items and/or to continue items to another meeting. Particular items may be heard before or after the time estimated on the agenda. This may occur in order to best manage the time at a meeting or to adapt to the participation of the public.
CALL TO ORDER
SPECIAL ORDERS OF THE DAY (5:30 ‐ 5:35 PM)
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
2. Resolution Expressing Appreciation to Amy French Upon Her Retirement CLOSED SESSION (5:35 ‐ 7:35 PM)
3. PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Clerk
4. CONFERENCE WITH LABOR NEGOTIATORS
Authority: Cal. Gov. Code section 54957.6;
Agency representative: Dan Rich, MRG;
Unrepresented Employees: City Attorney, City Clerk and City Manager
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AGENDA CHANGES, ADDITIONS AND DELETIONS
PUBLIC COMMENT (7:35 ‐ 8:05 PM)
Members of the public may speak in‐person ONLY to any item NOT on the agenda. 1‐3 minutes depending on # of speakers.
Council reserves the right to limit the duration of Oral Communications period to 30 minutes.
COUNCIL MEMBER QUESTIONS, COMMENTS, ANNOUNCEMENTS (8:05 ‐ 8:10 PM) Members of the public may not speak to the item(s).
CONSENT CALENDAR (8:10 ‐ 8:15 PM)
Items will be voted in one motion unless removed from the calendar by three Council Members.
6. Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
7. Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
8. Adopt a Resolution Amending Rate Schedules G‐1 (Residential Gas Service), G‐2 (Residential Master‐Metered and Commercial Gas Service), G‐3 (Large Commercial Gas Service), and G‐10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
9. Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not‐to‐Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
10. Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber‐to‐the‐Premises for a Three‐Year Term with an Amount Not‐To‐Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
11. Adoption of a Resolution to Authorize the Acceptance of Electronic Government Claims
12. Approval of Contract Amendment Number 1 to Contract Number S24191026 with the Palo Alto Chamber of Commerce to Increase the not‐to‐exceed Amount by $40,000 to Provide Support for the 3rdThursday California Avenue Events (to a new total NTE of $95,000); CEQA status ‐ Not a Project
13. Adopt a Resolution to Amend Palo Alto's Baylands Priority Conservation Area to Conform to New Planning Criteria. CEQA: Not a ‘Project’ and is Exempt from CEQA Review.
14. Adopt a Resolution Approving a Local Hazard Mitigation Plan Volume I and II and Adopt the LHMP into the City‘s 2030 Comprehensive Plan Safety Element; CEQA status ‐ Resolution 9720, no additional environmental review required.
15. Approval of Amendment via Change Order to Contract Number C22183580 with MP Nexlevel of California, Inc. in the Amount of $1,650,000 for the Fiber‐to‐the‐Premise (FTTP) Pilot Project inclusive of $150,000 in contingency funding for a Revised Total Not‐to‐Exceed Amount of $11,347,390 From March 21, 2022 Through April 30, 2025; Authorize the City Manager to Execute Change Orders Not‐to‐Exceed $150,000 for FTTP ; CEQA Status – Council action on this item is within the scope of the Final Initial Study and Mitigated Negative Declaration (IS/MND) for the Fiber‐to‐the‐Premises Project, adopted on June 17, 2024.
16. Approve Task Order 4.28 Dispatch Center Assessment as Recommended by the Policy & Services Committee; Direct Additional Dispatch Center Work Discussed by Policy & Services Committee Members be Considered When Reviewing the Proposed FY25 Audit Plan; and Grant Authority to the City Manager to Execute any Necessary Privacy‐Related Agreements to Implement this Audit; CEQA status – not a project.
CITY MANAGER COMMENTS (8:15 ‐ 8:30 PM)
BREAK (15 MINUTES)
ACTION ITEMS (Item 17: 8:45 ‐ 9:30 PM, Item AA1: 9:30 ‐ 10:00 PM) Include: Report of Committees/Commissions, Ordinances and Resolutions, Public Hearings, Report of Officials, Unfinished Business and Council Matters.
17. Approval of FY 2025 Parks and Recreation Commission and Public Art Commission Workplans; CEQA status – not a project
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added
ADJOURNMENT
INFORMATION REPORTS
Information reports are provided for informational purposes only to the Council and the public but are not listed for action during this meeting’s agenda.
18. Fiscal Year 2024 Significant Gifts and Donations to the City of Palo Alto
19. City of Palo Alto Monthly Investment Activity Report August 2024 (Unaudited) OTHER INFORMATION
Standing Committee Meetings this week
Policy & Services Committee October 8, 2023
Public Comment Letters
Schedule of Meetings
AMENDED AGENDA ITEMS
1. Signing of a Friendship City Agreement between the City of Palo Alto and Narok, Kenya in Celebration of Palo Alto‘s First Friendship City Item Removed Off Agenda
5. CONFERENCE WITH CITY ATTORNEY‐POTENTIAL LITIGATION
Subject: Potential litigation regarding 10 pending development applications that are inconsistent with the City's zoning code and/or Comprehensive Plan land use designations, which the
applicants have asserted the City cannot disapprove under Government Code 65589.5(d) (5)
Authority: Potential Exposure to Litigation Under Government Code Section 54956.9(d)(2) 10 cases, as Defendant. Item Removed Off Agenda
AA1. Authorize Execution of a Memorandum of Understanding with the Palo Alto Unified School District for the Purchase and Lease of Land at 4000 Middlefield Road, Informally Known as the Cubberley Site; CEQA Status– Not a Project New Item Added PUBLIC COMMENT INSTRUCTIONS
Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone.
1. Written public comments may be submitted by email to [email protected].
2. For in person public comments please complete a speaker request card located on the table at the entrance to the Council Chambers and deliver it to the Clerk prior to discussion of the item.
3. Spoken public comments for agendized items using a computer or smart phone will be accepted through the teleconference meeting. To address the Council, click on the link below to access a Zoom‐based meeting. Please read the following instructions carefully.
You may download the Zoom client or connect to the meeting in‐ browser. If using your browser, make sure you are using a current, up‐to‐date browser: Chrome 30 , Firefox 27 , Microsoft Edge 12 , Safari 7 . Certain functionality may be disabled in older browsers including Internet Explorer. Or download the Zoom application onto your smart phone from the Apple App Store or Google Play Store and enter in the Meeting ID below.
You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak.
When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak.
When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments.
4. Spoken public comments for agendized items using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Council. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted.
CLICK HERE TO JOIN Meeting ID: 362‐027‐238 Phone: 1‐669‐900‐6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329‐2550 (voice) or by emailing [email protected]. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service.
California Government Code §84308 , commonly referred to as the "Levine Act," prohibits an elected official of a local government agency from participating in a proceeding involving a license, permit, or other entitlement for use if the official received a campaign contribution exceeding $250 from a party or participant, including their agents, to the proceeding within the last 12 months. A “license, permit, or other entitlement for use” includes most land use and planning approvals and the approval of contracts that are not subject to lowest responsible bid procedures. A “party” is a person who files an application for, or is the subject of, a proceeding involving a license, permit, or other entitlement for use. A “participant” is a person who actively supports or opposes a particular decision in a proceeding involving a license, permit, or other entitlement for use, and has a financial interest in the decision. The Levine Act incorporates the definition of “financial interest” in the Political Reform Act, which encompasses interests in business entities, real property, sources of income, sources of gifts, and personal finances that may be affected by the Council’s actions. If you qualify as a “party” or “participant” to a proceeding, and you have made a campaign contribution to a Council Member exceeding $250 made within the last 12 months, you must disclose the campaign contribution before making your comments.
7 October 07, 2024
Materials submitted after distribution of the agenda packet are available for public inspection at
www.CityofPaloAlto.org/agendas
.
City Council
Staff Report
From: City Clerk
Report Type: SPECIAL ORDERS OF THE DAY
Lead Department: Planning and Development Services
Meeting Date: October 7, 2024
Report #:2409-3542
TITLE
Expressing Appreciation to Amy French Upon Her Retirement
RECOMMENDATION
That the Council acknowledge and consideration for a vote of approval of a resolution expressing appreciation to Amy French upon her retirement.
ATTACHMENTS
Attachment A: Resolution Expressing Appreciation to Amy French Upon Her Retirement APPROVED BY:
Jonathan Lait, Planning Director
Item 2
Item 2 Staff Report
Item 2: Staff Report
Pg.
1 Packet Pg. 8 of 276
Resolution
EXPRESSING APPRECIATION TO AMY FRENCH UPON HER RETIREMENT
WHEREAS, Amy French began her career with the City of Palo Alto in April 1998 and has provided exemplary service throughout her 26-plus year career in the Planning, Community Services, and Fire Departments in the 1980s; and
WHEREAS, Amy served as liaison to the Historic Resources Board, Planning and Transportation Commission, and Architectural Review Board for multiple terms; and facilitated the ARB Awards program in 2000, 2005, 2010, 2015, and 2020; and
WHEREAS, Amy was responsible for important work related to the Comprehensive Plan and Housing Element ; NVCAP; zoning updates implementing state laws, including: accessory dwelling units and SB9; identifying priority development areas; and, developing revisions to retail ground floor regulations; and
WHEREAS, Amy exemplified leadership in establishing green building policies, the Individual Review and Retail Revitalization programs, leading the Santa Clara County Association of Planning Officials, and providing training programs, including Architecture 101; and
WHEREAS, Amy served in Planning leadership roles as the Manager of Current Planning and the Interim Assistant Director before serving as Chief Planning Official overseeing Long Range Planning and Current Planning; Amy also served as Code Enforcement Supervisor, when the Leaf Blower Enforcement Program was launched in Planning; and
WHEREAS, Amy has contributed to community achievements including Single Story Overlay Eichler tracts, Eichler Neighborhood Design and Professorville Guidelines, and in 2023, brought for th National Register eligible historic properties to the Historic Resources Board for nominations to the City’s local historic inventory; and
WHEREAS, Amy is commended as a mentor who has trained many new planners who have moved into manage rial roles; and has earned the respect of her colleagues through her personable nature, depth of knowledge, and ability to collaborate with individuals across the organization and will be greatly missed.
NOW, THEREFORE, BE IT RESOLVED that the Council of the City of Palo Alto hereby gratefully records and extends its sincere appreciation to Amy French for her dedication and excellent service rendered to the City.
PRESENTED: October 7, 2024
APPROVED:
______________________
Mayor Greer Stone
______________________ ______________________
Vice Mayor Ed Lauing Council Member Pat Burt
______________________ ______________________
Council Member Lydia Kou Council Member Julie Lythcott-Haims
______________________ ______________________
Council Member Greg Tanaka Council Member Vicki Veenker
ATTEST:
______________________
City Clerk
APPROVED AS TO FORM:
______________________ ______________________
City Manager City Attorney
Item 2
Attachment A -
Resolution Expressing
Appreciation to Amy
French Upon Her
Retirement
Item 2: Staff Report
Pg.
2 Packet Pg. 9 of 276
City Council
Staff Report
Report Type: CONSENT CALENDAR
Lead Department: City Clerk
Meeting Date: October 7, 2024
Report #:2409-3530
TITLE
Approval of Minutes from September 16, 2024 and September 23, 2024 Meetings
RECOMMENDATION
That the minutes be reviewed and approved.
ATTACHMENTS
Attachment A: September 16, 2024 Draft Action Minutes
Attachment B: September 23, 2024 Draft Action Minutes
APPROVED BY:
Mahealani Ah Yun
Item 6
Item 6 Staff Report
Item 6: Staff Report
Pg.
1 Packet Pg. 10 of 276
CITY COUNCIL
DRAFT ACTION MINUTES
Regular Meeting
September 16, 2024
The City Council of the City of Palo Alto met on this date in the Council Chambers and by virtual teleconference at 5:30 P.M.
Present In Person: Burt, Kou, Lauing, Lythcott-Haims, Stone, Veenker Tanaka Arrived at 5:34 P.M.
Present Remotely:
Absent:
Special Orders of the Day
1. Resolution in Support of Build the Future Santa Clara County Item Removed Off Agenda and Deferred to a Date Uncertain
Agenda Changes, Additions and Deletions
Public Comment
Council Member Questions, Comments and Announcements
Study Session
2. Caltrain Electrification and Local Coordination Updates
NO ACTION
3. Update and Receive Council Input on Airport Long-Range Plan Project
NO ACTION
Item 6
Attachment A -
September 16, 2024 Draft
Action Minutes
Item 6: Staff Report
Pg.
2 Packet Pg. 11 of 276
DRAFT ACTION MINUTES
City Council Meeting
Draft Action Minutes: 09/16/2024
City Manager Comments
Ed Shikada, City Manager
Closed Session
4. PUBLIC EMPLOYEE PERFORMANCE EVALUATIONS
Authority: Cal. Gov. Code section 54957(b)(1)
Titles: City Manager, City Attorney and City Clerk
Agenda Item Number 4 Not Heard and Deferred to a Date Uncertain.
Adjournment: The meeting was adjourned at 10:34 P.M.
ATTEST: APPROVED:
____________________ ____________________
City Clerk Mayor NOTE: Action minutes are prepared in accordance with Palo Alto Municipal Code (PAMC)
2.04.160(a) and (b). Summary minutes (sense) are prepared in accordance with PAMC Section
2.04.160(c). Beginning in January 2018, in accordance with Ordinance No. 5423 , the City Council
found action minutes and the video/audio recordings of Council proceedi ngs to be the official records of both Council and committee proceedings. These recordings are available on the City’s website.
Item 6
Attachment A -
September 16, 2024 Draft
Action Minutes
Item 6: Staff Report
Pg.
3 Packet Pg. 12 of 276
CITY COUNCIL
DRAFT ACTION MINUTES
Special Meeting
September 23, 2024
The City Council of the City of Palo Alto met on this date in the Council Chambers and by virtual teleconference at 5:30 P.M.
Present In Person: Burt, Kou, Lythcott-Haims, Stone, Tanaka, Veenker Present Remotely: Lauing
Absent:
Agenda Changes, Additions and Deletions
Closed Session
1. Tentative: PUBLIC EMPLOYEE PERFORMANCE EVALUATION
Authority: Cal. Gov. Code section 54957(b);
Title: City Attorney, City Clerk
Item Removed Off Agenda
AA1. PUBLIC EMPLOYEE PERFORMANCE EVALUATIONS
Authority: Cal. Gov. Code section 54957(b)(1)
Titles: City Manager, City Attorney and City Clerk
MOTION: Council Member Kou moved, seconded by Council Member Veenker to go into Closed Session.
MOTION PASSED: 7-0
Council went into Closed Session at 5:38 P.M.
Council returned from Closed Session at 8:46 P.M.
Mayor Stone announced no reportable action.
Public Comment
Item 6
Attachment B -
September 23, 2024 Draft
Action Minutes
Item 6: Staff Report
Pg.
4 Packet Pg. 13 of 276
DRAFT ACTION MINUTES
Sp. City Council Meeting
Draft Action Minutes: 09/23/2024
Council Member Questions, Comments and Announcements
Consent Calendar
Council Member Tanaka registered a no vote on Agenda Item Numbers 4 and 6.
Council Member Kou registered a no vote on Agenda Item Numbers 6 and 9.
Council Member Lythcott-Haims, Veenker, and Stone requested to pull Agenda Item Number 3.
MOTION: Council Member Veenker moved, seconded by Mayor Stone to approve Agenda Item Numbers 2, 4-9 and to pull Agenda Item 3 of consent (to be heard at a date uncertain).
MOTION PASSED ITEMS 2, 5, 7, 8: 7-0
MOTION PASSED ITEM 4: 6-1, Tanaka no
MOTION PASSED ITEMS 6: 5-2, Kou, Tanaka no
MOTION PASSED ITEMS 9: 6-1, Kou no
2. Approval of Minutes from September 9, 2024 Meeting
3. Adopt an Ordinance Amending the Municipal Fee Schedule to Modify the Calculation for Park, Community Center and Library Development Impact Fees From per Unit to per Square Feet for Residential Development. CEQA Status: Exempt Pursuant to 15061(b)(3).
4. Approval of Four (4) Professional Services Contracts for Reliability and Resiliency On -Call Services for a Period of Up to 5 Years to Support the Implementation of Palo Alto’s Reliability and Resiliency Strategic Plan as Needed: 1) Contract Number C25189412A with Buro Happold in an Amount Not to Exceed $450,000; and 2) C25189412B with EcoMotion, C25189412C with Energeia, and C25189412D with Energy and Environmental Economics, Inc. (E3), in an Amount Not to Exceed $250,000 (Each); CEQA Status – Not a Project.
5. Approve a Revised Project Boundary for the Ongoing Downtown Housing Plan Project.
CEQA Status: Exempt per 15061(b)(3)
6. Approval of Contract Amendment Number 3 to Seven Contracts in the amount of $750,000 for On -Call Services to Provide Expertise for Long -Range Planning Projects, Application Processing, Environmental Review, and Other Planning Analysis in the Planning and Development Services Department. CEQA Status: Not a Project.
7. Approval of Two Audits as Recommended by the Policy & Services Committee: Public Safety Construction Audit and Parking Permit Technology Contracts Audit Item 6
Attachment B -
September 23, 2024 Draft
Action Minutes
Item 6: Staff Report
Pg.
5 Packet Pg. 14 of 276
DRAFT ACTION MINUTES
Sp. City Council Meeting
Draft Action Minutes: 09/23/2024
8. Adoption of an Ordinance Updating Palo Alto Municipal Code Chapter 4.64 (Permits for Retailers of Tobacco Products) to Conform with County Amendments and Approval of the Updated Agreement Between the County of Santa Clara and City of Palo Alto for a Tobacco Retail Permit Program; CEQA Status – Not a Project
9. REINTRODUCED FIRST READING: Adopt an Ordinance Adding Chapter 18.29 and Amending Chapters 18.14, 18.24, 18.70, and 16.65 in the Palo Alto Municipal Code as well as Amendments to the Zoning District Map, and Rezoning of Parcels Within the NVCAP area (PREVIOUSLY INTRODUCED: August 5, 2024 PASSED 6-1, Kou no)
City Manager Comments
Kiely Nose, Assistant City Manager
Action Items
10. Review the Procurement Process Review Audit and Supplemental Information Regarding Competitive Solicitation Outcomes and Approve the Audit MOTION: Council Member Lythcott -Haims moved, seconded by Mayor Stone to approve the Procurement Process Review Audit.
MOTION PASSED: 7-0
Adjournment: The meeting was adjourned at 10:07 P.M.
ATTEST: APPROVED:
____________________ ____________________
City Clerk Mayor NOTE: Action minutes are prepared in accordance with Palo Alto Municipal Code (PAMC)
2.04.160(a) and (b). Summary minutes (sense) are prepared in accordance with PAMC Section
2.04.160(c). Beginning in January 2018, in accordance with Ordinance No. 5423, the City Council found action minutes and the video/audio recordings of Council proceedings to be the official records of both Council and committee proceedings. These recordings are available on the City’s website.
Item 6
Attachment B -
September 23, 2024 Draft
Action Minutes
Item 6: Staff Report
Pg.
6 Packet Pg. 15 of 276
City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Utilities
Meeting Date: October 7, 2024
Report #:2407-3227
TITLE
Approval of Dark Fiber License Agreement No. S24189080 with Adobe Creek Networks to Build and License Dark Fiber in the Foothills, and Approval of a Fiscal Year 2025 Budget Amendment in the Fiber Fund; CEQA Status – Exempt under CEQA Guidelines Section 15301 and 15303.
RECOMMENDATION
Staff recommends that the City Council:
1. Approve and authorize the City Manager or their designee to execute the 10-year Dark Fiber License Agreement (Please see Attachment A) with Adobe Creek Networks with a new effective date starting 10/7/2024
2. Amend the Fiscal Year 2025 Budget Appropriation for the Fiber Fund (requires a 2/3 vote) by:
a. Increasing the Fiber Fund Revenue by $184,898; and
b. Increasing the Fiber Optic System Rebuild CIP (FO-16000) by $184,898.
EXECUTIVE SUMMARY
Adobe Creek Networks (ACN) is a non-profit founded in 2022 to provide fiber broadband internet to Upper Page Mill Road in Palo Alto, and adjacent areas. To best meet the needs of the public and the City, ACN and City are proposing a public-private partnership to be implemented through a Dark Fiber License Agreement. ACN will execute a dark fiber project “DFP” #1140 to lease dark fiber optic cables from the City of Palo Alto under this agreement, reaching unserved fiber internet residents in the foothills area.
ACN will fund $184,898 of the City’s Fiber Optic System Rebuild Capital Improvement Project (CIP) (FO-16000), which includes extending the City’s fiber backbone to the Foothills. The $184,898 was calculated based on the standard dark fiber project rates for construction material, labor, and administrative overhead costs. While construction is underway and for the 10 years of the agreement, ACN will receive a monthly bill reduction of $1,185 to the monthly dark fiber licensing fee, decreasing the fee from $4,982 to $3,797. The total bill reduction received by ACN over this 10-year term shall not exceed $142,200 for the material costs invested by ACN for assets in the public-right-of-way that will be owned by the City at the end of construction.
Item 7
Item 7 Staff Report
Item 7: Staff Report
Pg.
1 Packet Pg. 16 of 276
BACKGROUND
In 2023, as part of the City’s wildfire mitigation plan1, the City began coordinating the existing Foothills Rebuild CIP (EL-21001) and Fiber Optics Network System Rebuild CIP (FO-16000) to strengthen critical City infrastructure between Dahl Reservoir to Montebello Reservoir in the foothills area and to serve critical water, advanced metering infrastructure, and emergency preparedness facilities. Existing fiber would be undergrounded alongside sections of electric, increasing the fiber capacity for existing facilities and becoming more future resilient.
Coordinating these two projects presented a unique opportunity to extend the City’s dark fiber backbone network. Fiber connections are limited to areas within reach of the dark fiber backbone and it is often cost-prohibitive to extend the network and build miles of fiber infrastructure along major transit corridors (the “middle mile“) and local streets (the ”last mile”). By coordinating the Foothills Rebuild and Fiber Rebuild, it became more feasible to increase fiber capacity and expand the City's dark fiber backbone in a cost-effective way.
In the same year, the City and ACN executed a Dark Fiber License Agreement on the City’s standard template that serves mostly commercial businesses and has a standard 10-year term (see Attachment A. Dark Fiber License Agreement Packet with City’s template language). These License Agreements allow the Licensees (here, ACN) to execute multiple Dark Fiber Projects (DFPs) to connect various service locations (e.g., homes or businesses) via ”drops” on the City’s dark fiber optical backbone network. The Licensees remain responsible for securing the internet service provider (ISP) and any equipment to provide fiber broadband internet services at the service locations.
With the coordination between the City’s existing CIPs resulting in an anticipated expanded commercial dark fiber backbone presence, it became possible for ACN to offer fiber broadband internet service for up to 25 residents in the foothills area, by ACN leasing over 12 miles of the City’s newly extended dark fiber (see Exhibit B in Attachment A. Dark Fiber License Agreement Packet), and then ACN building the ”last mile” fiber infrastructure to reach the residents. To help facilitate the City’s foothills fiber expansion work, ACN will fund $184,898 of the Fiber Optics Network System Rebuild CIP (FO-16000) and pre-pay $142,200 which will be reimbursed by the City over a 10-year period on the monthly recurring licensing fee (see Fiscal/Resource Impact section of this report). The Adobe Creek Networks Dark Fiber License Agreement No.
S24189080 will be amended to extend the term and add Dark Fiber Project # 1140 (see Attachment B. Proposal for 12.15 miles of backbone; seven drops; and one 48 fiber strand custom cable). DFP #1140 will have a start date of 10/7/24, and the entire agreement will be in effect through 10/6/33.
1 Wildfire Mitigation Plan https://www.cityofpaloalto.org/files/assets/public/v/1/utilities/safety- information/cpau-wildfire-mitigation-plan-2024-update.pdf Item 7
Item 7 Staff Report
Item 7: Staff Report
Pg.
2 Packet Pg. 17 of 276
ANALYSIS
Summary of responsibilities
Under the City’s Dark Fiber License Agreements, and in accordance with the City of Palo Alto Utilities Rules and Regulations, the City is responsible for maintaining the dark fiber backbone infrastructure from the data center, Equinix, up to a demarcation point (DEMARC), and Licensees are responsible from the DEMARC to the service premises as indicated in the final As- Builts (aka blueprints) furnished by the City. The Licensee is responsible for providing an updated Network Diagram (with fiber assignments, DEMARC, Points of Service ”POS” clearly documented). Only the City is authorized to access and maintain the dark fiber backbone.
For DFP #1140, the Points of Service will be CPAU communication boxes installed in the public- right-of-way, and the Demarcation Points will be the Licensee's communication boxes installed on private property (see figure 1 below). Both the POS and DEMARC will be indicated in the As- Builts. All structural work outside the public-right-of-way on non-City property, and substructure installed from the POS to the DEMARC points, will be the sole responsibility of the Licensee. CPAU will furnish the drop cable from the POS to the DEMARC and be responsible for the installation and maintenance of the drop cable.
Figure 1. Example diagram of POS, DEMARC, Final premise (residents). Green indicates public-right-of-way “PROW.” Not to scale.
ACN will be responsible for managing communications with their end users and troubleshooting their fiber broadband internet services. However, ACN may submit service requests to the City to help test connectivity between the DEMARCs, provided the City has an updated Network Diagram from ACN reflecting the fiber assignments, DEMARC points, and service locations.
FISCAL/RESOURCE IMPACT
Staff recommends increasing the Fiscal Year 2025 CIP FO-16000 revenues and expenses in the amount of $184,898 to reflect ACN’s funding contribution and construction costs. In exchange, Item 7
Item 7 Staff Report
Item 7: Staff Report
Pg.
3 Packet Pg. 18 of 276
for ACN's prepayment, the monthly dark fiber licensing fee of $4,982 will be reduced to $3,797 over the 10 years of this Agreement.
STAKEHOLDER ENGAGEMENT
This project is located in the Palo Alto foothills area. ACN independently began developing a plan to bring fiber broadband internet to unserved residents in the foothills and in 2022 engaged the City to initiate a dark fiber project. City staff held discussions with ACN beginning 2023 informing them of the City’s electric underground conversion and dark fiber expansion projects. By coordinating the needs of all three projects, the City, ACN, and residents will benefit from new fiber capacity and resiliency in the unserved foothills area.
ENVIRONMENTAL REVIEW
The leasing of dark fiber to the Licensee is not subject to the California Environmental Quality Act (CEQA) as existing fiber facilities are exempt from review under Title 14 of the California Code of Regulations Section 15301 and any new City fiber facilities are “small facilities” exempt from review under Section 15303.
ATTACHMENTS
Attachment A: Dark Fiber License Agreement with Adobe Creek Networks (Agreement and Exhibits A-F)
APPROVED BY:
Dean Batchelor, Director of Utilities
Staff: Alexandra Harris, Telecom Program Manager
Item 7
Item 7 Staff Report
Item 7: Staff Report
Pg.
4 Packet Pg. 19 of 276
230822 027338
DARK OPTICAL FIBER BACKBONE
LICENSE AGREEMENT
Agreement No. ________________
THIS DARK OPTICAL FIBER BACKBONE
LICENSE AGREEMENT (“Agreement”) is made
on ___________________, _____ (“Commencement
Date”) by and between:
CITY OF PALO ALTO (“CITY”)
A California chartered city
250 Hamilton Avenue
Palo Alto, CA 94301
and
(“CUSTOMER”)
A
(individually, “Party” and, collectively, “Parties”).
IN CONSIDERATION OF the mutual covenants,
terms and conditions set forth in the Agreement, the
Parties agree, as follows:
1. DEFINITIONS. The capitalized terms that are
used in the Agreement and the Exhibits shall have the
meanings set forth in the Palo Alto Municipal Code
and/or the City of Palo Alto Utilities Rules and
Regulations (“Rules and Regulations”), Rule and
Regulation 26, and/or Utility Rate Schedules EDF-2
and EDF-3, which are incorporated herein by
reference and made a part hereof, unless the context
otherwise clearly indicates a different meaning.
2. EXHIBITS TO AGREEMENT. The following
Exhibits are incorporated herein by reference and
made a part hereof:
A Special Terms
B Proposal for Dark Fiber Services
[Proposals shall be numbered consecutively,
e.g., Proposal #B-1, Proposal #B-2, … Proposal
#B-n]
C Fiber License Agreement Investigation Request
Form
D Insurance Requirements
E Fiber License Agreement Information Request
Form
F Acknowledgement of Receipt of City of Palo
Alto Utilities Rules and Regulations
3. TERM AND TERMINATION.
(a) Commencement Date, Term, Extension,
Renewal. The Agreement sha ll commence on the
Commencement Date and shall continue until the
Agreement expires or is sooner terminated in
accordance with the covenants, terms and conditions
of the Agreement; provided, however, (i) the initial
term shall be one (1) year, (ii) the initial term may be extended automatically for not more than nine (9)
consecutive one-year terms, and (iii) the term of the
last approved Proposal shall not extend beyond a date
more than ten (10) years after the Commencement
Date.
(b) Termination. A Party may terminate the
Agreement without cause, provided that Party gives
to the other Party ninety (90) days’ prior written
notice of termination. A Party may terminate the
Agreement for cause, provided that Party gives to the
other Party the specified prior written notice, or if
none is stated, thirty days’ prior written notice.
(c) Early Termination Fee.
If the CUSTOMER chooses to terminate for
convenience the Agreement or the term of any
project covered by a Proposal under the Agreement,
then the CUSTOMER shall pay the applicable
termination payment, equal to the net present value of
the remaining fees of the project term as indicated in
each Proposal.
4. TELECOMMUNICATIONS
INFRASTRUCTURE.
(a) Warranties. The CITY makes no
representations, warranties, covenants or assurances:
(1) with respect to the design, construction, durability or suitability of the telecommunications
infrastructure, or any part thereof, whether express or implied, and the CITY specifically disclaims any
implied warranty of merchantability and any implied
warranty of fitness for a particular purpose; (2) with
respect to the nature or ac curacy of the description,
location or measurement of the telecommunications
infrastructure, the telecommunications pathway, or
any part thereof; (3) that the CITY will increase or
decrease the number of dark fibers constituting a part
of the telecommunications infrastructure at any time
during the term hereof; or (4) that the CITY will
obtain the legal right to locate, maintain or use the
telecommunications infrastructure, or any part
thereof, in the Peninsula Corridor Joint Powers Board
(“PCJPB”) right-of-way by means of a license
October 7 2024
S24189080
Adobe Creek Networks
Californial Mutual Benefit Coporation
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
5 Packet Pg. 20 of 276
230822 027338
agreement, an easement agreement or other written
instrument.
(b) Relocation, Repair or Removal of
Telecommunications Infrastructure. The CITY, at
its sole cost and expense, may upon reasonable notice
to the CUSTOMER, or, in the event of an
emergency, upon 24 hours’ prior oral notice, relocate,
repair, replace or remove the telecommunications
infrastructure.
(c) Access. The CUSTOMER is prohibited
from accessing the telecommunications infrastructure
(other than accessing that portion of the conduit,
which the CUSTOMER is obligated to maintain), the
transmission pathway, or any CITY electric or other
utility facility. Only personnel authorized by the
CITY will be allowed to connect the CUSTOMER’s
service to, or disconnect CUSTOMER’s service
from, the fiber optic system on the CITY side of the
demarcation point.
5. GRANT OF LICENSE.
(a) The CITY grants the CUSTOMER a license
to use the Licensed Fibe rs identified in each
Proposal, on condition that the CUSTOMER shall
timely pay all applicable fees, rates, charges and
applicable taxes (“Fees”), and shall be in compliance
with all other covenants, terms and conditions of the
Agreement. All connections to CITY fiber shall be
within the jurisdictional boundaries of the CITY.
This grant is subject to the CITY’S right to occupy
and use the public rights-of-way [including the
PCJPB rights-of-way], public utility easements,
private property and any other property in and on
which the CITY’s dark optical fiber backbone is
located, which right may be delineated in any
contract, dedication, deed, easement, license or other
similar form of document. Nothing in the Agreement
shall be deemed to grant, convey, create, or vest an
interest or estate in land, including but not limited to any fee, leasehold, easement or franchise, in the
CUSTOMER. The CITY shall not be liable to the
CUSTOMER on account of the PCJPB’s termination
of the CITY’s right to occupy the PCJPB’s rights-of-
way, except as provided herein.
(b) No Exclusivity. Nothing in this Agreement
limits the City’s right of use of, or right to lease
either Telecommunications infrastructure or Fiber not
leased in this Agreement to others.
6. LIMITATIONS ON USE. If the CUSTOMER
uses the Licensed Fibers and/or any other portion of
the Backbone to provide, in whole or in part, services
subject to AB 2987 (Ch. 700, Stats. 2006) and/or
Chapters of the Palo Alto Municipal Code relating to
the provision of video services as defined in AB
2987, the CUSTOMER shall apply for a franchise
and pay the franchise fee as required by applicable
law.
7. FEES.
(a) Types of Fees. The CUSTOMER shall pay
to the CITY the current fees that are identified in
each Proposal and referred to in Utility Rate
Schedules EDF-2 and EDF-3, including the Dark
Fiber Backbone License Fees, Drop Cable
Management Fees, Custom Cable Management Fees,
and any applicable administrative and miscellaneous
charges. The CUSTOMER shall pay the fees
identified in each Proposal without set-off or
recoupment, in accordance w ith the covenants, terms
and conditions of the Agreement. The CUSTOMER
shall pay, upon the execution of the Proposal, the
Interconnection Fee.
(b) Method of Payment. The CUSTOMER at
its election shall pay the total Drop Cable
Management Fees (excluding the Interconnection
Fee) either in a lump sum at the commencement of
the term of a Proposal or in equal monthly
installments, as they shall become due and payable
20 days following issuance of the bill statement. The
CITY shall issue to the CUSTOMER, upon request, a
monthly billing statement for the fees (excluding the
Interconnection Fee). If the CUSTOMER elects the
monthly installment payment option, then the
CUSTOMER shall pay the first monthly installment
on or before the execution date of the Agreement and
Proposal #B-1.
(c) Result of Untimely Payment. The CITY
reserves the right to charge the CUSTOMER interest
on the lump sum or any monthly installment at a rate
not to exceed the maximum ra te allowable by law if
the CUSTOMER fails to timely pay the lump sum or
any monthly installment. The CUSTOMER shall
timely pay any and all undisputed portions of the fees
in the event the CUSTOMER disputes in good faith
any other portion of the fees. The CITY, upon two
(2) days’ prior written notice, reserves the right to
temporarily suspend or terminate services to the
CUSTOMER until the CUSTOMER has paid any
and all undisputed fees. An administrative charge of
two hundred dollars ($200) or such other charges as
may be established by CITY by law shall be due and
payable by the CUSTOMER for the cost of
processing and handling the CUSTOMER’s failure to
pay any of the fees required by this Agreement and/or
the Proposal. The CITY reserves the right to modify
the administrative charge by law and charge the
CUSTOMER interest on the administrative charge if
payment is not made within thirty (30) days of its
assessment.
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
6 Packet Pg. 21 of 276
230822 027338
8. INSURANCE. Within five (5) Days after the
CUSTOMER executes the Agreement and initiates
Service with its submission of Proposal B-1 and pays
the fees, the CUSTOMER shall obtain and maintain
the policies of insurance described in Exhibit D. The
CUSTOMER shall maintain these policies of
insurance during the term of the Agreement and any
and all unexpired Proposals.
9. INDEMNITY. To the fullest extent permitted by
law and without limitation by the provisions of
Section 8, relating to insurance, the CUSTOMER
shall indemnify, defend and hold harmless CITY, its
Council members, officers, employees and agents
from and against any and all demands, claims,
injuries, losses, or liabilities of any nature, including death or injury to any person, property damage or any
other loss and including without limitation all
damages, penalties, fines and judgments, associated
investigation and administrative expenses and
defense costs, including, but not limited to reasonable attorney’s fees, courts cost s and costs of alternative dispute resolution, arising out of, or resulting in any way from or in connection with the performance of
this Agreement. The CUSTOMER’s obligations
under this Section apply regardless of whether or not
a liability is caused or contributed to by any negligent (passive or active) act or omission of CITY, except
that the CUSTOMER shall not be obligated to
indemnify for liability arising from the sole
negligence or willful misconduct of the CITY. The
provisions of this Section survive the expiration or
termination of this Contract.
10. DESTRUCTION.
(a) CUSTOMER’s Property. In the event of a
total or partial destruction of substantially all of the CUSTOMER’s Property, or any part thereof, where
such casualty occurs as a result of an event of Force
Majeure, whether or not such casualty is covered
under a policy of insurance carried by the
CUSTOMER, this Agreement may be terminated at
the option of the CUSTOMER, or the LICENSEE, at
its sole cost and expense, may commence and
complete as soon as practicable the repair or
restoration of the damaged CUSTOMER’s Property,
or any part thereof, to substantially the same
condition immediately before the event of
destruction.
(b) Telcommunications Infrastructure. In the
event of a total or partial destruction of the
Telecommunications Infrastructure, or any part
thereof, including the Lice nsed Fibers, where such
casualty occurs as a result of an event of Force
Majeure, whether or not such casualty is self-insured
or covered under a policy of insurance carried by the
CITY, this Agreement may be terminated at the
option of the CITY, or the CITY, at its sole cost and
expense, may commence and complete as soon as
practicable the repair or restoration of the damaged
Telecommunications Infrastructure, or any part
thereof, including the Licensed Fibers, to
substantially their same condition immediately before
the event of destruction. If the CITY elects to
terminate this Agreement, the CITY shall be relieved
of any obligation to the CUSTOMER, and the
CUSTOMER shall be released from its obligations
under this Agreement.
11. CONDEMNATION. The Party receiving a
notice of condemnation promptly shall give to the
other Party a copy of the notice of condemnation.
(a) Total Condemnation. If the property or
premises of a Party is totally taken by condemnation,
this Agreement shall terminate as of the date title to
that Party’s property or premises is taken by the
condemnor.
(b) Partial Condemnation. If the property or
premises of a Party is partially taken by
condemnation, this Agreement shall not terminate,
provided, however, the Party whose property or
premises is partially taken, at its option, may
terminate this Agreement for cause if all or
substantially all of the property or premises cannot be used for the purposes for which the Party entered into
this Agreement.
(c) Termination; Award and Payment. If the
Party whose property or premises is partially taken
elects to terminate this Agreement, the notice of
termination shall become effective within thirty (30)
Days after the other Party has received notice of
termination. An award and any other payment on
account of a total or partial taking of the
Telecommunications Infrastructure, or any part
thereof, including the Licensed Fibers, shall be made
and paid to the CITY.
12. DEFAULT. The non-defaulting Party may
terminate the Agreement and any and all unexpired
Proposals upon the occurrence of an event of default
caused by the defaulting Party, if the defaulting Party fails to cure the event of default within the period of time specified below. In an event of default of a
financial nature, the defaulting Party shall cure the
default within two (2) days of receipt of the notice of default. In the event of default of a non-financial
nature, the defaulting Party shall cure the default
within ten (10) days of receipt of the notice of
default. A failure to cure an event of default within
the specified period of time shall constitute a material breach of the Agreement.
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
7 Packet Pg. 22 of 276
230822 027338
(a) Events of Default . The occurrence of any
of the following shall constitute a material default by the CUSTOMER:
(i) Failure to pay any fee, when due, unless
the CUSTOMER, in good faith, disputes all or any
portion of the fee, in which event the CUSTOMER
shall pay only that portion of the fee that it does not dispute.
(ii) Failure to perform, observe or comply
with any other covenant, term or condition of the
Agreement that the CUSTOMER is required to
observe or perform.
(iii) Assignment or transfer of the
CUSTOMER’s interest in the Agreement, voluntarily
or by operation of law.
(iv) Assignment or transfer of the
CUSTOMER’s assets for the benefit of the
CUSTOMER’s creditors.
(v) Filing of a petition in bankruptcy or a
petition for reorganization or other arrangement
relating to the bankruptcy, insolvency, or
receivership of the CUSTOMER and/or its assets,
unless the same is dismissed within 180 days of the
filing thereof.
(vi) Any representation or warranty of the
CUSTOMER that shall prove to have been incorrect,
false, or misleading in any material respect when
made.
(b) Obligation to Perform; Payment. The
termination of the Agreement and any and all
unexpired Proposals shall not relieve the defaulting
Party of its obligation to perform its obligations,
including the payment of the fees, prior to the
effective date of termination.
(c) Remedies for Default . The CITY shall
have the following rights and remedies, in addition to
all other rights and remedies provided by applicable
law, to which the CITY may resort cumulatively, or
in the alternative, the CITY may:
(i) Keep the Agreemen t in effect and
enforce all rights and remedies that it enjoys under
the Agreement, including but not limited to the right
to payment of all fees as they shall become due, by
appropriate legal action.
(ii) Seek specific performance of the
Agreement in addition to other rights and remedies
that available at law or in equity.
(iii) Terminate the Agreement for cause.
(d) DAMAGES. NOTWITHSTANDING
ANY OTHER PROVISION OF THIS
AGREEMENT, NEITHER THE CITY NOR THE
CUSTOMER SHALL BE LIABLE TO THE
OTHER FOR ANY CONSEQUENTIAL,
INCIDENTAL, INDIRE CT, LIQUIDATED, OR
SPECIAL DAMAGES, OR FOR LOST REVENUES
OR LOST PROFITS TO ANY PERSON ARISING
OUT OF THIS AGREEMENT OR THE
PERFORMANCE OR NONPERFORMANCE OF
ANY PROVISION OF THIS AGREEMENT, EVEN
IF SUCH PARTY HAS BEEN INFORMED OF
THE POSSIBILITY OF SUCH DAMAGES. THE
CITY’S TOTAL LIABILITY FOR ANY CLAIM
OR DEMAND OF THE CUSTOMER ARISING
OUT OF THIS AGREEMENT SHALL NOT
EXCEED THE AMOUNT OF THE FEES PAID BY
THE CUSTOMER TO THE CITY PRIOR TO THE
DATE OF CLAIM OR DEMAND.
13. REPRESENTATIONS; WARRANTIES. The
CUSTOMER represents and warrants that (i) it is in
compliance with all applicable laws, rules,
regulations and tariffs relating to its activities covered by the Agreement, (ii) it is not in delinquency for
payment of any CITY fees, taxes or charges for
electricity and other utilities and services, (iii) it has the requisite power and authority to carry on the
business it now conducts, (iv) it is a sole
proprietorship or a corporation, partnership, or
limited liability company, duly formed, validly
existing and in good standing under the laws of the
State of , (v) it has the power to enter into and perform its obligations under the Agreement,
which constitutes a legal, valid and binding
obligation of the CUSTOMER and enforceable
against it in accordance with its covenants, terms and conditions, (vi) the execution, delivery and
performance of its obligations under the Agreement
have been duly authorized , and (vii) there is no
pending or threatened action or proceeding before
any court or agency affecting the financial condition
or operation of the CUSTOMER or its ability to
perform its obligations under the Agreement.
14. WAIVER . The consent of a Party to any act or
omission of the other Party shall not be deemed to
imply consent to or constitute a waiver of a default or breach of any term or condition of the Agreement or
a continuing waiver of a s ubsequent default or breach
of the same or different term or condition, nor shall
any custom or practice which may arise between the
Parties in the administration of the Agreement be
construed to waive or lessen the right of a Party to
insist upon full performance of the other Party in
strict compliance with the covenants, terms and
conditions of the Agreement.
15. NOTICE. All notices which shall or may be
given pursuant to this Agreement shall be in writing
and delivered by the United States Postal Service, or
by registered mail or certified mail, postage prepaid,
by commercial overnight delivery service, by
facsimile transmission, or by electronic transmission,
California
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
8 Packet Pg. 23 of 276
230822 027338
to the address of any Party set forth in the
introductory paragraph of the Agreement and to the
person(s) described below:
CITY: City of Palo Alto
250 Hamilton Avenue
Palo Alto, CA 94301
Attn: City Clerk
Telephone: 650-329-2571
Facsimile: 650-328-3631
CUSTOMER:
16. MISCELLANEOUS.
A. The Agreement and all Exhibits contain the
entire understanding between the Parties as to the
subject matter herein. There are no representations or
warranties, oral or in writing, between the Parties
pertaining to the subject matter hereof that are not
fully expressed in the Agreement.
B. The Agreement shall be binding upon and
inure to the benefit of the successors and permitted
assigns of the Parties.
C. The Agreement may not be amended, unless
the Parties first sign a written instrument that amends the Agreement. No amen dment of the Agreement
will be deemed effective, unless and until the City
Manager has first approved the amendment, in
writing, and the City Attorney has approved as to
form. A Proposal may be amended by any
designated representative of either Party.
D. The Agreement is governed by and
construed in accordance with the California law
without regard to its conflicts of laws, rules or
principles.
E. Trial of any action regarding any dispute
concerning the Agreement and/or any Proposal will
be vested in the state courts of California, County of
Santa Clara, or in the United States District Court,
Northern District of California, in the county of Santa Clara, as appropriate.
F. Each Party and its counsel have reviewed
the Agreement. Accordingl y, the normal rules of
construction to the effect that any ambiguity will be
resolved against the drafting party will not be
employed in the construction and interpretation of the
Agreement.
G. The CUSTOMER acknowledges that Fibers
licensed pursuant to this Ag reement are subject to the Rules and Regulations, and acknowledges receipt of
a copy of the Rules and Regulations in electronic
form, effective as of the Commencement Date.
Copies of the Rules and Regulations are available to
the public at the Utilities Customer Service Center,
Second Floor, 250 Hamilton Avenue, Palo Alto,
California 94301, or online at
https://www.cityofpaloalto.org/Departments/Utilities/
Utilities-Services-Safety/Utility-Rules-and-
Regulations
H. Each Party will comply with all lawful
federal, state and local laws, ordinances, resolutions, rate schedules, rules and regulations that may affect
its rights and obligations under the Agreement.
I. The Agreement is s ubject to the fiscal
provisions of the Charter of the City of Palo Alto and
the Palo Alto Municipal Code. The Agreement will
terminate without any penalty (i) at the end of any
fiscal year in the event that funds are not appropriated for the following fiscal year, or (ii) at any time within a fiscal year in the event that funds are only
appropriated for a portion of the fiscal years and
funds for the CITY’s obligations are no longer made
available. This provision will take precedence in the
event of a conflict with any other term or condition of the Agreement.
J. No payment, partial payment, acceptance or
partial acceptance by the CITY will operate as a
waiver on the part of the CITY of any of its rights
under the Agreement.
//
//
//
//
//
//
//
//
//
//
FR7KRLWV/DZ
0DLQ6W
/RV$OWRV&$
Adobe Creek Networks
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
9 Packet Pg. 24 of 276
230822 027338
//
IN WITNESS WHEREOF, the Parties have executed
the Agreement by their duly appointed
representatives on the date first above stated at Palo
Alto, Santa Clara County, California.
CITY OF PALO ALTO
_______________________________________
City Manager or designee
APPROVED AS TO FORM:
_______________________________________
Assistant City Attorney
_______________________________________
Director of Utilities
CUSTOMER
By: ___________________________________
Title: __________________________________
Taxpayer I.D. Number:
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
10 Packet Pg. 25 of 276
230725 dm 6050126
EXHIBIT “A”: SPECIAL TERMS
“Backbone” means the high-density portion of the Telecommunications Infrastructure consisting of the Dark Fibers, which is designed to serve as the telecommunications paths at different locations within the jurisdictional boundaries of Palo Alto.
“Commencement Date” means the day on which this Agreement is approved by the CITY.
“Condemnation” means the right of an Agency, including the CITY, to take property for public use, and it shall include a voluntary sale or transfer by the CITY to the condemnor Agency under a threat of a taking under the power of condemnation or during the pendency of formal condemnation proceedings.
“Drop Cable” means any CITY-owned and CITY-installed Fiber cable, one end of which is attached at a Junction Site by the CITY, and the other end of wh ich is attached to the CUSTOMER’s property by the CUSTOMER.
“Drop Cable Management Fee” means the annual fee paid in advance by the CUSTOMER to the CITY for each drop cable licensed by the CITY to the CUSTOMER . This fee may be waived, in writing, for any period of time by the Utilities Director, acting on behalf of the CITY, for any Drop Cable less than one hundred (100) feet in length.
“Fiber” means a solid core of optical transmission material.
“Fiber-Miles” means a unit of measurement of the product of the number of Licensed Fibers and the number of Route-Miles for any element.
“Force Majeure” means the occurrence of any event that has, had or may have an adverse effect on the design, construction, installation, management, operation, testing, use or enjoyment of the Telecommunications Infrastructure, the CUSTOMER’s Property, or the Licensed Fibers, which is beyond the reasonable control of the parties and which event includes, but is not limited to, an Act of God, an irresistible superhuman cause, an act of a superior governmental authority, an act of a public enemy, a labor dispute or strike or a boycott which could not be reasonably contemplated by the Party affected thereby, a defect in manufactured equipment (including, but not limited to, the Dark Fibers), fire, floods, earthquakes, or any other similar cause.
“Telecommunications Infrastructure” means the Poles, boxes, handholes, manholes, vaults, conduits, innerducts, surface location markers, cables (including co axial cables, Custom Cables, Drop Cables, Fiber cables and messenger cables), Fibers, wires (including copper wire), circuits, conductors, Splice enclosures, patch panels, cabinets, converters, generators, amplifiers, receivers, switc hes, wireless transmitters and receivers, and all other equipment or facilities containing the Dark Fibers or to which the Dark Fibers are attached, owned, controlled or used by the CITY, in existence either at the Commencement Date or during the Term hereof and located overhead or underground within the Public Right-of-Way, the Public Utility Easements and Licensed Service Properties.
“Term” means the initial term or the extension term, as defined in Section 3(a), or both, whichever may be applicable.
“Transmission Pathway” means those areas of the Public Right-of-Way, the Public Utility Easements and the Licensed Service Properties in which the Telecommunications Infrastructure is located.
In additional to the foregoing, other terms are defined throughout this Agreement.
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
11 Packet Pg. 26 of 276
352326$/)25'$5.),%(56(59,&(6
3URMHFW'HVFULSWLRQ
7RWDO2QH7LPH,QWHUFRQQHFWLRQ)HH
3URSRVDO5HPDUNV
7RWDO%DVH0RQWKO\)HH
5(48(67,60$'(727+(&,7<2)3$/2$/7287,/,7,(6723(5)250 7+('(6&5,%(':25. $%29()25:+,&+7+(81'(56,*1('&200,767+(/,&(16((723$<7+( ,17(5&211(&7,21)(( $1'68%6(48(170217+/<)((6)257+(/,&(16(7(50,'(17,),('$%2 9($1'720$,17$,1$ &855(17'$5.),%(5/,&(16($*5((0(17:,7+287:+,&+7+,6352326$ /,6127%,1',1*21 7+(&,7<2)3$/2$/72
$XWKRUL]HG%\
$XWKRUL]HG6LJQDWXUH
/LFHQVHH
'DWH
6HUYLFH5HTXHVW$XWKRUL]DWLRQ)RUP
Print Name and Title
Company Name
\HDUV
$GREH1HWZRUNV//&
3URMHFW'HVFULSWLRQ
>,'
@Y(TXLQL[WR)%
3UHSDUHG)RU
3UHSDUHG%\
'DWH
&LW\RI3DOR$OWR8WLOLWLHV
'DYH<XDQ
+DPLOWRQ$YH3DOR$OWR&$
7HO
$GREH1HWZRUNV//&
'DQLHO'XOLW]
3DJH0LOO5RDG
3DO$OWR&$
3KRQH
)D[
,QWHUFRQQHFWLRQIHHUHTXLUHGLQIXOOSULRUWRVWDUWRI LQVWDOODWLRQ'2127SD\XQWLO\RXDUHLQYRLFHG
)XQGLQJIRU&,3)2KDVEHHQGHGXFWHGIURPWKHEDVH PRQWKO\IHH7+,6352326$/,6*22')25
'$<6
(VWLPDWHG6FKHGXOH
7KH&LW\RI3DOR$OWR8WLOLWLHV
&3$8
ZLOOIXUQLVKPDWHULDOVD QGHTXLSPHQWWRSURYLGHVLQJOH PRGHGDUNILEHU
XQOHVVRWKHUZLVHLQGLFDWHGEHORZ
LQWHUFRQQHFWLRQDVVSHFLILHGLQWKHWDEOHVEHORZ
7KH3RLQWVRI6HUYLFH326ZLOOEH&3$8FRPPXQLFDWLRQER[HVLQVWDOOHGLQWKHSXEOLFULJKWRIZD\ 352:7KH'HPDUFDWLRQ3RLQWV'(0$5&ZLOOEHWKH/LFHQVHH VFRPPXQLFDWLRQER[HVLQVWDOOHG
RQSULYDWHSURSHUW\%RWKWKH326DQG'(0$5&ZLOOEHLQGLFDWHGLQWKHDVEXLOWGRFXPHQWV$OO VWUXFWXUDOZRUNRXWVLGHWKH352:RQQRQ&LW\SURSHUW\DQGVXEVWUXFWXUHLQVWDOOHGIURPWKH326WR WKH'(0$5&SRLQWVZLOOEHWKHVROHUHVSRQVLELOLW\RIWKH/LFHQVHH&3$8ZLOOIXUQLVKWKHGURSFDEOH IURPWKH326WRWKH'(0$5&DQGEHUHVSRQVLEOHIRUWKHLQVWDOODWLRQDQGPDLQWHQDQFHRIWKHGURS FDEOH
3URSRVHG,Q6HUYLFH'DWHLV!:HHNVIURPUHFHLSWRISD\PHQW $QHVWLPDWHGSURMHFWFRPSOHWLRQGDWHZLOOEHSURYLGHGDSSUR[LPDWHO\EXVLQHVVGD\VDIWHUWKHRQH WLPHLQWHUFRQQHFWLRQSD\PHQWLVUHFHLYHG
5DWH6FKHGXOH
(')1RQ3XEOLF$JHQF\
3URMHFW,'
352326$/
3DJHRI
7HUPRI$JUHHPHQW
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
12 Packet Pg. 27 of 276
([KLELW)
'DUN)LEHU%DFNERQH/LFHQVH)HHV
'DUN)LEHU/LFHQVH$JUHHPHQW([KLELWV)DQG)
'DWH
352326$/)25'$5.),%(56(59,&(6
3UHSDUHG)RU
$GREH1HWZRUNV//&
'DQLHO'XOLW]
3DJH0LOO5RDG
3DO$OWR&$
3KRQH
)D[
$GREH1HWZRUNV//&
3URMHFW'HVFULSWLRQ
>,'
@Y(TXLQL[WR)%
6HJPHQW1DPH RI)LEHU6WUDQGV 6HJPHQW'LVWDQFH 6HJPHQW)LEHU)HH W $;$1 IHHW IHHW
&'$1 IHHW IHHW
$/&' IHHW IHHW
$/$0 IHHW IHHW
$0%0 IHHW IHHW
%0%1 IHHW IHHW
%1%2 IHHW IHHW
%2)$ IHHW IHHW
)$)% IHHW IHHW
)%)& IHHW IHHW
)&)' IHHW IHHW
)')( IHHW IHHW
)()) IHHW IHHW
)))% IHHW IHHW
5RXWH'LVWDQFH
PLOHV
7RWDO)LEHU0LOHV
PLOHV
%DFNERQH)HH0RQWK
3URMHFW,'
352326$/
3DJHRI
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
13 Packet Pg. 28 of 276
)%
)FXVWRPWR)% IW IW IW
)LEHU2SWLF&DEOH0DQDJHPHQW)HHV
3URMHFW,'
352326$/
3DJHRI
6SOLFH3RLQW
'523
3DJH0LOO IW
)%
RI6WUDQGV 7RWDO'LVWDQFH &LW \6WUXFWXUH/RFDWLRQ
)%
IW
&XVWRPHU6WUXFWXUH
IW
)%
IW)%
IW
'5233DJH0LOO
IW
IW IW
'523
3DJH0LOO
KXW
IW
)%
IW
IW
'5233DJH0LOO IW
'5233DJH0LOO)%
IW
'5233DJH0LOO
IW
IW)%
IW
'5233DJH0LOO
IW
IW
IW
IW
IW
([KLELW)
'URSDQG&XVWRP&DEOH0DQDJHPHQW)HHV
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
14 Packet Pg. 29 of 276
1 230829 syn 6050128
EXHIBIT “C”: FIBER LICENSE AGREEMENT INVESTIGATION REQUEST FORM REQUEST SUBMITTED BY: FIELD INVESTIGATION CONTACT:
Name: Name:
Title: Title:
Company: Company:
Street Address: Street Address:
City, State, Zip: City, State, Zip:
Telephone Number: Cell Phone:
Fax Number: Fax Number:
Email Address: Email Address:
Today’s Date: ____/____/____
Project Description:
Example:
1. 4 fibers from 123 Alma to PAIX
2. Miscellaneous investigation (Attach drawing if applicable)
1. 2.
Desired completion date: __/____/__
NOTE: Please budget 6-8 weeks from installation payment (not this investigation payment) to completion.
FIBER LICENSE AGREEMENT INVESTIGATION REQUEST CONDITIONS:
I am submitting this advance engineering request with the full understanding of the following conditions:
1. The advance engineering fee is a non-refundable fee required to cover the cost of preparing a detailed estimate.
2. The detailed proposal will establish an interconnection fee that must be paid in full prior to the start of construction.
3. The advance engineering fee will be credited against the interconnection fee.
Please Note: You will be invoiced for $650 or by estimate for special conditions, per Utilities Rate Schedule EDF-2. Please do not remit until you receive an invoice.
Signature: ____________________________________ Date:___/______/____ Please see following page for contact information.
EXAMPLE FORM
Please see Exhibit C - Attachment 1 for project description Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
15 Packet Pg. 30 of 276
2 230829 syn 6050128
Please submit the completed form with authorized signature and direct questions to:
Utilities Marketing Services
City of Palo Alto Utilities
250 Hamilton Avenue
Palo Alto, CA 94301
Phone: (650) 329-2241
Fax: (650) 617-3140
Email: [email protected]
Note that all inquires of a legal nature must be directed to:
Office of the City Attorney
8th Floor City Hall
250 Hamilton Avenue
Palo Alto, CA 94301
Phone; (650) 329-2171
EXAMPLE FORM
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
16 Packet Pg. 31 of 276
Form version 2024.03.21
City of Palo Alto Dark Fiber Optics
Exhibit C – Attachment 1: Project Description
Project Description
܆Point-To-Point
(Location A to Location Z)
Location A
Location Z*
* Location Z is typically Equinix unless connecting Palo Alto buildings, adding properties to a ring, etc. Customers are responsible for coordinating with their ISP for the ISP to cross connect to the City of Palo Alto (CPA) at Equinix. The Equinix DEMARC is CPAs patch panel.
տ Other
(Provide quick description)
Fiber Strand Count
(ex: 1F vs 2F for redundancy)
MPOE Panel տ Wall mounted/ տ Rack mounted
Site Location Info
(If Location Z is different than Equinix, please provide info for both locations) Multi-tenant building? ܆ Yes ܆ No
Please provide directions to access MPOE at the site:
Site Contact Name
Site Contact Phone
Site Contact Email
Notes:
1. CPA works primarily in the Public Right-of-Way “PROW” within the boundaries of Palo Alto. Aside from work to pull fiber in existing infrastructure to complete a connection, CPA is not responsible for and does not perform infrastructure work on private property such as, but not limited to, substructure construction of conduit.
2. SC/UPC is the standard CPA connector type at the DEMARC.
3. Customers are required to sign and fulfill the conditions of a Proposal for Dark Fiber Services and/or a new Dark Fiber License Agreement (DFLA) to license CPA Dark Fiber.
4. Installation dates average 6-8 weeks upon fulfillment of the signed Proposal, per Rules & Regulations Rule 26. Service requests are based on a simple queue, and estimated completion dates will be provided as the project progresses. CPA does not reserve installation dates.
Please attach this document to the Exhibit “C” Fiber License Agreement Investigation Request Form to provide information for the Project Description
EXAMPLE FORM
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
17 Packet Pg. 32 of 276
230725v2
EXHIBIT “D”: INSURANCE REQUIREMENTS
1. During the Term hereof, the CUSTOMER, at it s sole cost and expe nse, shall obtain and maintain or cause to be obtained and maintained the following policies of insurance in the amounts specified herein:
a. Commercial general liability insurance po licy with a minimum limit of not less than one million dollars ($1,000,000) per o ccurrence (combined single limit) for bodily injury and property damage, a nd not less than one million dollars ($1,000,000) aggregate, for each personal injury liability, products-completed operations, premises operations, bla nket contractual, and owners’ and Contractors’ protective, and each accident;
b. Workers’ Compensation and Employers’ Liability insurance policy providing statutory coverage (Coverage A and Coverage B) written in accordance with the Laws of the State of California, provi ding coverage for all employees of the CUSTOMER, and requiring an “ALL STATES” endorsement if the CUSTOMER is domiciled outside the State of California and the policy is written outside the State of California.
c. The CUSTOMER shall furnish the CITY with a certificate showing proof of such coverage, and naming the CITY as the certificate holder.
CUSTOMER is additionally recommended to obtain a Business Interruption insurance policy in amounts adequate to CUSTOMER’s needs.
2. The CUSTOMER shall file the required origin al certificate(s) of insurance with the CITY’s Utilities Department, Dark Fiber Services, subject to the CITY’s prior approval, which shall clearly state:
a. Policy number; name of insurance company; name, address and telephone number of the agent or authorized representativ e; name, address and telephone number of insured; project name and address; polic y expiration date; and specific coverage amounts;
b. If the policy is canceled before its expira tion date for any reason other than the non-payment of premium, the CUSTOMER shall ensure that the insurance company provides CITY at least thirty (30) days written notice before the effective date of insurance cancellation; and
3. The certificate(s) of insurance and notices shall be mailed prior to the establishment of fiber optic service, to City of Palo Alt o, Department of Utilitie s, Palo Alto, CA 94301, Attn.: Utilities Department, Dark Fiber Services, 3
rd Floor.
4. These insurance requirements shall be subject to the review, annually performed, by the CITY’s Utilities Department and/or Risk Manager. If the CITY requires any change in coverage, notice thereof shall be given to the CUSTOMER, in writing, and the CUSTOMER shall comply with such notice within thirty (30) Days of receipt thereof.
5. Prior to the execution hereof, any deductibles or self-insured retentions must be stated on the certificate(s) of insurance, which shall be sent to and approved by the CITY.
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
18 Packet Pg. 33 of 276
230725 syn 6050153
EXHIBIT “E”: FIBER LICENSE AGREEMENT INFORMATION REQUEST FORM
1. Official business name:
2. Is Company certified as a Competitive Local Exchange Carrier (CLEC)? R No
R Yes
[If yes, does the Company intent to offer CLEC services over the Licensed Fiber optic lines of the CITY? ]
Check this box if you intend to offer commercial video services.
Yes No
If commercial video services are to be offered, the applicant must consult with the Cable Franchise Manager, Administrative Services Department, (650) 329-2208 to discuss obtaining a franchise with the City of Palo Alto.
Attach copy of Articles of Incorporation, Fictitious Business Name Certificate, or Limited Liability Partnership Certificate of Registration, if applicable. Attach Insurance certificate in the amounts specified in Exhibit D with the City of Palo Alto named asan additional insured.
Address(es) to which notices should be sent:
MAIN NOTICE: COPY TO (optional):
.
Company
Company
Street Address
Street Address
Attention (Name and Title)
Attention (Name and Title)
Phone Number (with area code)
Phone Number (with area code)
Fax Number (with area code)
Fax Number (with area code)
7. Taxpayer I.D. Number: _____________
N/A
Adobe Creek Networks
3995 Page Mill Road
Los Altos, CA 94022
ATTN: President
415-329-3614
87-4375605
Adobe Creek Networks
Adobe Creek Networks
c/o Thoits Law
400 Main St # 250
Los Altos CA 94022
No
✔
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
19 Packet Pg. 34 of 276
230725 syn 6050132
EXHIBIT “F”: ACKNOWLEDGEMENT OF RECEIPT OF CITY OF PALO ALTO
UTILITIES RULES AND REGULATIONS
The City of Palo Alto Utilities Rules and Regulations, and any amendments thereto, are approved and adopted by resolution of the Palo Alto City Council. Copies are available to the public at the Utilities Customer Service Center, Second Floor, 250 Hamilton Avenue, Palo Alto, CA 93401.
In addition, the Rules and Regulations are available online via the City of Palo Alto website at http://www.cpau.com/docs/rules/rulesindex.html.
By signing this receipt I hereby acknowledge receipt of a copy of the City of Palo Alto Utilities Rules and Regulations, effective date ___________, 20___. _______________________________________________
Signature
Company
Street Address
Attention (Name and Title)
Phone Number (with area code)
Fax Number (with area code)
August 1st
Adobe Creek Networks
3995 Page Mill Rd
Los Altos CA 94022
Daniel Dulitz, President
415-329-3614
23 Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
20 Packet Pg. 35 of 276
230828 syn 6050132
EXHIBIT “F”: ACKNOWLEDGEMENT OF RECEIPT OF CITY OF PALO ALTO
UTILITIES RULES AND REGULATIONS
The City of Palo Alto Utilities Rules and Regulations, and any amendments thereto, are approved and adopted by resolution of the Palo Alto City Council. Copies are available to the public at the Utilities Customer Service Center, Second Floor, 250 Hamilton Avenue, Palo Alto, CA 93401.
In addition, the Rules and Regulations are available online via the City of Palo Alto website at http://www.cpau.com/docs/rules/rulesindex.html.
By signing this receipt I hereby acknowledge receipt of a copy of the City of Palo Alto Utilities Rules and Regulations, effective date _____August 1
st______, 2023___.
_______________________________________________
Signature
Adobe Creek Networks
Company
3995 Page Mill Road
Street Address
Los Alto, CA 94022
City, State, ZIP, Country
Daniel Dulitz, President
Attention (Name & Title)
415-329-3614
Phone Number (with area code)
Fax Number (with area code)
Email/Website
Item 7
Attachment A - Dark Fiber
License Agreement with
Adobe Creek Networks
(Agreement and Exhibits
A-F)
Item 7: Staff Report
Pg.
21 Packet Pg. 36 of 276
City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Utilities
Meeting Date: October 7, 2024
Report #:2409-3441
TITLE
Adopt a Resolution Amending Rate Schedules G-1 (Residential Gas Service), G-2 (Residential Master-Metered and Commercial Gas Service), G-3 (Large Commercial Gas Service), and G-10 (Compressed Natural Gas Service) to Raise the Upper Limit on the Monthly Transportation Charge; CEQA Status: Exempt Under Public Resources Code 15273(a)
RECOMMENDATION
Staff recommends City Council adopt a resolution amending Rate Schedules G-1 (Residential Gas Service), G-2 (Residential Master-Metered and Commercial Gas Service), G-3 (Large Commercial Gas Service), and G-10 (Compressed Natural Gas Service) to raise the upper limit on the monthly Transportation Charge from $0.25 per therm to $0.30 per therm effective November 1, 2024.
EXECUTIVE SUMMARY
One component of the City’s natural gas rates is the Transportation Charge. This charge is a pass- through of the City’s cost to transport natural gas across Pacific Gas & Electric Company’s (PG&E) pipelines. PG&E’s rates have increased and are projected to increase further; therefore, staff recommends increasing the upper limit on the Transportation Charge on all of the City’s gas rate schedules from $0.25 per therm to $0.30 per therm effective November 1, 2024.
BACKGROUND
Natural gas purchased by the City for its customers is brought to Palo Alto via PG&E’s transportation pipelines. The rate the City pays for those transportation services is based on PG&E’s Gas Transportation Service to Wholesale/Resale Customers (G-WSL) tariff. This schedule applies to Palo Alto and other cities and agencies that procure natural gas for resale.
PG&E’s rates are under the purview of the California Public Utilities Commission (CPUC). Staff receives minimal notice as to when transportation rate changes will take effect or what the final rate will be.
Item 8
Item 8 Staff Report
Item 8: Staff Report
Pg.
1 Packet Pg. 37 of 276
In October 2016, to address timing uncertainties and avoid potential discrepancies in fund collection for transportation charges, City Council adopted a Resolution 96291 stipulating that the City’s Gas Transportation Charge should be: 1) itemized separately on gas rate schedules and customer bills; and 2) adjusted to reflect PG&E’s G-WSL rate.
In June 2022, Council adopted Resolution 100502 increasing the upper limit on the Transportation Charge from $0.15 per therm to $0.25 per therm due to increasing PG&E costs related to improving storage facilities, decommissioning older facilities, wildfire mitigation, and greenhouse gas mitigation costs.
ANALYSIS
In September 2024, PG&E’s Gas Transportation Rate listed for Palo Alto on PG&E’s G-WSL tariff increased to $0.27 per therm. PG&E’s Gas Transportation Rate for Palo Alto was $0.22 per therm for the six prior months. Increases in PG&E’s transportation costs continue to be related to improving storage facilities, decommissioning older facilities, wildfire mitigation, and greenhouse gas mitigation costs. It is expected based on staff’s analysis that the rate will increase approximately 5% annually over the next five years. In order to pass through the entire gas-related supply costs, staff recommends increasing the upper limit on the Transportation Rate on the City’s gas rate schedules from $0.25 per therm to $0.30 per therm effective November 1, 2024.
FISCAL/RESOURCE IMPACT
The maximum Transportation charge is currently $0.25 per therm, and PG&E’s G-WSL rate is $0.27 per therm. The under collected revenue amount for the months of September and October 2024 is estimated to be about $60,000 which can be temporarily absorbed by gas utility reserves. If Council approves the recommended resolution, transportation costs will be fully recovered via the pass-through rate effective November 1, 2024.
STAKEHOLDER ENGAGEMENT
If the proposed resolution is adopted by Council, the Rate Schedules reflecting the adjusted Transportation Charge range will be updated accordingly on the City’s website.
ENVIRONMENTAL REVIEW
The Council finds that setting a higher limit on the Transportation Charge on the City’s gas rates schedules to meet operating expenses is not subject to the California Environmental Quality Act (CEQA), pursuant to California Public Resources Code Sec. 21080(b)(8) and Title 14 of the 1 Resolution 9629 https://www.cityofpaloalto.org/files/assets/public/v/1/city-clerk/resolutions/reso-9629.pdf 2 Resolution 10050 https://www.cityofpaloalto.org/files/assets/public/v/1/city-clerk/resolutions/resolutions- 1909-to-present/2022/reso-10050.pdf
Item 8
Item 8 Staff Report
Item 8: Staff Report
Pg.
2 Packet Pg. 38 of 276
California Code of Regulations Sec. 15273(a). After reviewing the staff report and all attachments presented to Council, the Council incorporates these documents herein and finds that sufficient evidence has been presented setting forth with specificity the basis for this claim of CEQA exemption.
ATTACHMENTS:
Attachment A: Resolution
Exhibit A: G-1 Effective 2024-11-01
Exhibit B: G-2 Effective 2024-11-01
Exhibit C: G-3 Effective 2024-11-01
Exhibit D: G-10 Effective 2024-11-01
APPROVED BY:
Dean Batchelor, Director of Utilities
Item 8
Item 8 Staff Report
Item 8: Staff Report
Pg.
3 Packet Pg. 39 of 276
60568901
5 5
9 2
Resolution No.
Resolution of the Council of the City of Palo Alto Amending Rate Schedules G-1 (Residential Gas Service), G-2 (Residential Master- Metered and Commercial Gas Service), G-3 (Large Commercial Gas Service), and G-10 (Compressed Natural Gas Service) Effective November 1, 2024
R E C I T A L S
A. The City’s transportation costs for gas are based on the current Pacific Gas and Electric Company’s (PG&E’s) G-WSL rate for Palo Alto.
B. In October 2016, due to the variability in PG&E’s Gas Transportation Service to Wholesale/Resale Customers (G-WSL) tariff, which is largely dependent on the California Public Utilities Commission, the City Council adopted a resolution to identify the Transportation Charge as a separate, pass-through component of the City’s rates so that these transportation costs can be fully and timely recovered.
C. In June 2022, Council adopted a resolution raising the upper limit on the Transportation Charge from $0.15 per therm to $0.25 per therm due to increasing PG&E costs related to improving storage facilities, decommissioning older facilities, wildfire mitigation, and greenhouse gas mitigation costs D. In September 2024, PG&E’s G-WSL tariff increased to $0.27 per therm, and due to an estimated average increase of 5% annually over the next 5 years, the City is raising the upper limit on the Transportation Rate on the City’s gas rate schedules from $0.25 per therm to $0.30 per therm effective November 1, 2024.
E. Pursuant to Chapter 12.20.010 of the Palo Alto Municipal Code, the Council of the City of Palo Alto may by resolution adopt rules and regulations governing utility services, fees and charges.
The Council of the City of Palo Alto does hereby RESOLVE as follows:
SECTION 1. The Council hereby approves raising the upper limit on the Transportation Rate on the City’s gas schedules from $0.25 per therm to $0.30 per therm effective November 1, 2024.
SECTION 2. Pursuant to Section 12.20.010 of the Palo Alto Municipal Code, Utility Rate Schedule G-1 (Residential Gas Service) is hereby amended to read as attached and incorporated to this Resolution as Exhibit A. Utility Rate Schedule G-1, as amended, shall become effective November 1, 2024.
SECTION 3. Pursuant to Section 12.20.010 of the Palo Alto Municipal Code, Utility Rate Schedule G-2 (Residential Master-Metered and Commercial Gas Service) is hereby amended to read as attached and incorporated to this Resolution as Exhibit B. Utility Rate Item 8
Attachment A -
Resolution
Item 8: Staff Report
Pg.
4 Packet Pg. 40 of 276
60568902
5 5
9 2
Schedule G-2, as amended, shall become effective November 1, 2024.
SECTION 4. Pursuant to Section 12.20.010 of the Palo Alto Municipal Code, Utility Rate Schedule G-3 (Large Commercial Gas Service) is hereby amended to read as attached and incorporated to this Resolution as Exhibit C. Utility Rate Schedule G-3, as amended, shall become effective November 1, 2024.
SECTION 5. Pursuant to Section 12.20.010 of the Palo Alto Municipal Code, Utility Rate Schedule G-10 (Compressed Natural Gas Service Service) is hereby amended to read as attached and incorporated to this Resolution as Exhibit D. Utility Rate Schedule G-10, as amended, shall become effective November 1, 2024.
SECTION 6. The City Council finds as follows:
a. Revenues derived from the gas rates approved by this resolution do not exceed the funds required to provide gas service.
b. Revenues derived from the gas rates approved by this resolution shall not be used for any purpose other than providing gas service, and the purposes set forth in Article VII, Section 2, of the Charter of the City of Palo Alto.
B.
SECTION 7. The Council finds that the fees and charges adopted by this resolution are charges imposed for a specific government service or product provided directly to the payor that are not provided to those not charged, and do not exceed the reasonable costs to the City of providing the service or product.
SECTION 8. The Council finds that adoption of this resolution raising the upper limit on the Transportation Rate component on the City’s gas rate schedules is not subject to the California Environmental Quality Act’s (CEQA) under Public California Public Resources Code Sec. 21080(b)(8) and Title 14 of the California Code of Regulations Sec. 15273(a). After reviewing the staff report and all attachments presented to Council, the Council incorporates these documents herein and finds that sufficient evidence has been presented setting forth with specificity the basis for this claim of CEQA exemption.
INTRODUCED AND PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST:
City Clerk Mayor
Item 8
Attachment A -
Resolution
Item 8: Staff Report
Pg.
5 Packet Pg. 41 of 276
60568903
5 5
9 2
APPROVED AS TO FORM: APPROVED:
Assistant City Attorney City Manager
Director of Utilities
Director of Administrative Services
Item 8
Attachment A -
Resolution
Item 8: Staff Report
Pg.
6 Packet Pg. 42 of 276
Exhibit A
RESIDENTIAL GAS SERVICE
UTILITY RATE SCHEDULE G-1
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-1-1Sheet No G-1-1
dated 711-1-20243Effective 117-1-2024
5 0
0 7
A. APPLICABILITY:
This schedule applies to the following Customers receiving Gas Service from City of Palo Alto Utilities:
1. Separately-metered single-family residential Customers;
2. Separately-metered multi-family residential Customers in multi-family residential facilities.
B. TERRITORY:
This schedule applies anywhere the City of Palo Alto provides Gas Service.
C. UNBUNDLED RATES: Per Service
Monthly Service Charge: ......................................................................................................$ 16.93 Tier 1 Rates: Per Therm
Supply Charges:
1. Commodity (Monthly Market Based).......................................... $0.10-$4.00
2. Cap and Trade Compliance Charge ............................................ $0.00-$0.25
3. Transportation Charge ................................................................. $0.00-$0.2530
4. Carbon Offset Charge .................................................................. $0.00-$0.10 Distribution Charge:....................................................................................... $ 0.8229 Tier 2 Rates: (All usage over 100% of Tier 1)
Supply Charges:
1. Commodity (Monthly Market Based).......................................... $0.10-$4.00
2. Cap and Trade Compliance Charge ............................................. $0.00-$0.25
3. Transportation Charge ................................................................. $0.00-$0.2530
4. Carbon Offset Charge .................................................................. $0.00-$0.10 Distribution Charge:............................................................................................. $ 2.1043 Item 8
Exhibit A - G-1 effective
2024-11-01
Item 8: Staff Report
Pg.
7 Packet Pg. 43 of 276
Exhibit A
RESIDENTIAL GAS SERVICE
UTILITY RATE SCHEDULE G-1
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-1-2Sheet No G-1-2
dated 711-1-20243Effective 117-1-2024
5 0
0 7
D. SPECIAL NOTES:
1. Calculation of Cost Components
The actual bill amount is calculated based on the applicable rates in Section C above and adjusted for any applicable discounts, surcharges and/or Taxes. On a Customer’s bill statement, the bill amount may be broken down into appropriate components as calculated under Section C.
The Commodity Charge is based on the monthly natural gas Bidweek Price Index for delivery at PG&E Citygate, adjusted to account for delivery losses to the Customer’s Meter. The Commodity Charge also includes adjustments to account for Council- approved programs implemented to reduce the cost of Gas, including a municipal purchase discount1 and $0.055 per therm for mitigating the impact of short-term natural gas market price spikes2.
The Cap and Trade Compliance Charge reflects the City’s cost of regulatory compliance with the state’s Cap and Trade Program, including the cost of acquiring compliance instruments sufficient to cover the City’s Gas Utility’s compliance obligations. The Cap and Trade Compliance Charge will change in response to changing market conditions, retail sales volumes and the quantity of allowances required.
The Carbon Offset Charge reflects the City’s cost to purchase offsets for greenhouse gases produced when Gas is burned. The Carbon Offset Charge will change in response to changing market conditions, changing sales volumes and the quantity of offsets purchased within the Council-approved per therm cap.
The Transportation Charge is based on the current PG&E G-WSL (Gas Transportation Service to Wholesale/Retail Customers) rate for Palo Alto, accounting for delivery losses to the Customer’s Meter.
The Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges 1 Adopted via Resolution 9451, on September 15, 2014.
2 Adopted via Resolution 10187 on August 19, 2024.
Item 8
Exhibit A - G-1 effective
2024-11-01
Item 8: Staff Report
Pg.
8 Packet Pg. 44 of 276
Exhibit A
RESIDENTIAL GAS SERVICE
UTILITY RATE SCHEDULE G-1
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-1-3Sheet No G-1-3
dated 711-1-20243Effective 117-1-2024
5 0
0 7
will fall within the minimum/maximum ranges set forth in Section C. Current and historic per therm rates for the Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges are posted on the City Utilities website.3
2. Seasonal Rate Changes:
The Summer period is effective April 1 to October 31 and the Winter period is effective from November 1 to March 31. When the billing period includes use in both the Summer and the Winter periods, the usage will be prorated based on the number of days in each seasonal period, and the charges based on the applicable rates for each period. For further discussion of bill calculation and proration, refer to Rule and Regulation 11.
3. Calculation of Usage Tiers
Tier 1 natural gas usage shall be calculated and billed based upon a level of 0.667 therms per day during the Summer period and 2.0 therms per day during the Winter period, rounded to the nearest whole therm, based on meter reading days of service. As an example, for a 30 day bill, the Tier 1 level would be 20 therms during the Summer period and 60 therms during the Winter period months. For further discussion of bill calculation and proration, refer to Rule and Regulation 11.
{End}
3 Monthly gas and commodity and volumetric rates are available here, or by visiting https://www.cityofpaloalto.org/files/assets/public/utilities/rates-schedules-for-utilities/residential-utility-rates/monthly-gas- volumetric-and-service-charges-residential.pdf
Item 8
Exhibit A - G-1 effective
2024-11-01
Item 8: Staff Report
Pg.
9 Packet Pg. 45 of 276
Exhibit B
RESIDENTIAL MASTER-METERED AND COMMERCIAL GAS SERVICE
UTILITY RATE SCHEDULE G-2
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-2-1Effective 117-1-2024
dated 711-1-20243 Sheet No G-2-1
5 0
0 8
A. APPLICABILITY:
This schedule applies to the following Customers receiving Gas Service from the City of Palo Alto Utilities:
1. Commercial Customers who use less than 250,000 therms per year at one site;
2. Master-metered residential Customers in multi-family residential facilities.
B. TERRITORY:
This schedule applies anywhere the City of Palo Alto provides Gas Service.
C. UNBUNDLED RATES: Per Service
Monthly Service Charge: ....................................................................................................$ 156.90 Per Therm
Supply Charges:
1. Commodity (Monthly Market Based) ......................................... $0.10-$4.00
2. Cap and Trade Compliance Charges ........................................... $0.00-$0.25
3. Transportation Charge ................................................................. $0.00-$0.2530
4. Carbon Offset Charge .................................................................. $0.00-$0.10 Distribution Charge: .................................................................................................. $1.0809 D. SPECIAL NOTES:
1. Calculation of Cost Components
The actual bill amount is calculated based on the applicable rates in Section C above and adjusted for any applicable discounts, surcharges and/or Taxes. On a Customer’s bill statement, the bill amount may be broken down into appropriate components as calculated under Section C.
The Commodity Charge is based on the monthly natural gas Bidweek Price Index for delivery at PG&E Citygate, adjusted to account for delivery losses to the Customer’s Meter. The Commodity Charge also includes adjustments to account for Council- approved programs implemented to reduce the cost of Gas, including a municipal purchase discount1 and $0.055 per therm for mitigating the impact of short-term natural 1 Adopted via Resolution 9451, on September 15, 2014.
Item 8
Exhibit B - G-2 effective
2024-11-01
Item 8: Staff Report
Pg.
10 Packet Pg. 46 of 276
Exhibit B
RESIDENTIAL MASTER-METERED AND COMMERCIAL GAS SERVICE
UTILITY RATE SCHEDULE G-2
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-2-2Effective 117-1-2024
dated 711-1-20243 Sheet No G-2-2
5 0
0 8
gas market price spikes2.
The Cap and Trade Compliance Charge reflects the City’s cost of regulatory compliance with the state’s Cap and Trade Program, including the cost of acquiring compliance instruments sufficient to cover the City’s Gas Utility’s compliance obligations. The Cap and Trade Compliance Charge will change in response to changing market conditions, retail sales volumes and the quantity of allowances required.
The Carbon Offset Charge reflects the City’s cost to purchase offsets for greenhouse gases produced when Gas is burned. The Carbon Offset Charge will change in response to changing market conditions, changing sales volumes and the quantity of offsets purchased within the Council-approved per therm cap.
The Transportation Charge is based on the current PG&E G-WSL (Gas Transportation Service to Wholesale/Retail Customers) rate for Palo Alto, accounting for delivery losses to the Customer’s Meter.
The Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges will fall within the minimum/maximum ranges set forth in Section C. Current and historic per therm rates for the Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges are posted on the City Utilities website.3
{End}
2 Adopted via Resolution 10187 on August 19, 2024.
3 Monthly gas and commodity and volumetric rates are available here, or by visiting https://www.cityofpaloalto.org/files/assets/public/utilities/business/business-rates/monthly-gas-volumetric-and-service- charges-commercial.pdf
Item 8
Exhibit B - G-2 effective
2024-11-01
Item 8: Staff Report
Pg.
11 Packet Pg. 47 of 276
Exhibit C
LARGE COMMERCIAL GAS SERVICE
UTILITY RATE SCHEDULE G-3
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-3-1Effective 117-1-2024
dated 711-1-20243 Sheet No G-3-1
5 0
0 9
A. APPLICABILITY:
This schedule applies to the following Customers receiving Gas Service from the City of Palo Alto Utilities:
1. Commercial Customers who use at least 250,000 therms per year at one site;
2. Customers at City-owned generation facilities.
B. TERRITORY:
This schedule applies anywhere the City of Palo Alto provides Gas Service.
C. UNBUNDLED RATES:Per Service
Monthly Service Charge: $ 717.89
Per Therm
Supply Charges:
1. Commodity (Monthly Market Based) ....................................................$0.10-$4.00
2. Cap and Trade Compliance Charges .....................................................$0.00-$0.25
3. Transportation Charge ..........................................................................$0.00- $0.2530
4. Carbon Offset Charge ........................................................................... $0.00-$0.10 Distribution Charge: ............................................................................................................$ 1.0702 D. SPECIAL NOTES:
1. Calculation of Cost Components
The actual bill amount is calculated based on the applicable rates in Section C above and adjusted for any applicable discounts, surcharges and/or Taxes. On a Customer’s bill statement, the bill amount may be broken down into appropriate components as calculated under Section C.
The Commodity Charge is based on the monthly natural gas Bidweek Price Index for delivery at PG&E Citygate, adjusted to account for delivery losses to the Customer’s Item 8
Exhibit C - G-3 effective
2024-11-01
Item 8: Staff Report
Pg.
12 Packet Pg. 48 of 276
Exhibit C
LARGE COMMERCIAL GAS SERVICE
UTILITY RATE SCHEDULE G-3
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-3-2Effective 117-1-2024
dated 711-1-20243 Sheet No G-3-2
5 0
0 9
Meter. The Commodity Charge also includes adjustments to account for Council- approved programs implemented to reduce the cost of Gas, including a municipal purchase discount1 and $0.055 per therm for mitigating the impact of short-term natural gas market price spikes2.
The Cap and Trade Compliance Charge reflects the City’s cost of regulatory compliance with the state’s Cap and Trade Program, including the cost of acquiring compliance instruments sufficient to cover the City’s Gas Utility’s compliance obligations. The Cap and Trade Compliance Charge will change in response to changing market conditions, retail sales volumes and the quantity of allowances required.
The Carbon Offset Charge reflects the City’s cost to purchase offsets for greenhouse gases produced when Gas is burned. The Carbon Offset Charge will change in response to changing market conditions, changing sales volumes and the quantity of offsets purchased within the Council-approved per therm cap.
The Transportation Charge is based on the current PG&E G-WSL (Gas Transportation Service to Wholesale/Retail Customers) rate for Palo Alto, accounting for delivery losses to the Customer’s Meter.
The Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges will fall within the minimum/maximum ranges set forth in Section C. Current and historic per therm rates for the Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges are posted on the City Utilities website.3
2. Request for Service
A qualifying Customer may request service under this schedule for more than one account or meter if the accounts are located on one site. A site consists of one or more contiguous parcels of land with no intervening public right-of- ways (e.g. streets).
3. Changing Rate Schedules
Customers may request a rate schedule change at any time to any applicable City of Palo 1 Adopted via Resolution 9451, on September 15, 2014.
2 Adopted via Resolution 10187 on August 19, 2024.
3 Monthly gas and commodity and volumetric rates are available here, or by visiting https://www.cityofpaloalto.org/files/assets/public/utilities/business/business-rates/monthly-gas-volumetric-and-service- charges-commercial.pdf
Item 8
Exhibit C - G-3 effective
2024-11-01
Item 8: Staff Report
Pg.
13 Packet Pg. 49 of 276
Exhibit C
LARGE COMMERCIAL GAS SERVICE
UTILITY RATE SCHEDULE G-3
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-3-3Effective 117-1-2024
dated 711-1-20243 Sheet No G-3-3
5 0
0 9
Alto full-service rate schedule.
{End}
Item 8
Exhibit C - G-3 effective
2024-11-01
Item 8: Staff Report
Pg.
14 Packet Pg. 50 of 276
Exhibit D
COMPRESSED NATURAL GAS SERVICE
UTILITY RATE SCHEDULE G-10
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-10-1Effective 117-1-2024
dated 711-1-20243Sheet No. G-10-1
5 0
1 0
A. APPLICABILITY:
This schedule applies to the sale of Gas to the City-owned compressed natural gas (CNG) fueling station at the Municipal Service Center in Palo Alto.
B. TERRITORY:
Applies to the City’s CNG fueling station located at the Municipal Service Center in City of Palo Alto.
C. UNBUNDLED RATES:Per Service
Monthly Service Charge: .....................................................................................................$ 106.11 Per Therm
Supply Charges:
Commodity (Monthly Market Based) ................................................................$0.10-$4.00 Cap and Trade Compliance Charges ..................................................................$0.00-$0.25 Transportation Charge ....................................................................................$0.00-$0.2530 Carbon Offset Charge.........................................................................................$0.00-$0.10 Distribution Charge..............................................................................................................$ 0.0175 D. SPECIAL CONDITIONS
1. Calculation of Cost Components
The actual bill amount is calculated based on the applicable rates in Section C above and adjusted for any applicable discounts, surcharges and/or Taxes. On a Customer’s bill statement, the bill amount may be broken down into appropriate components as calculated under Section C.
The Commodity Charge is based on the monthly natural gas Bidweek Price Index for delivery at PG&E Citygate, adjusted to account for delivery losses to the Customer’s Meter. The Commodity Charge also includes adjustments to account for Council-approved programs implemented to reduce the cost of Gas, including a municipal purchase discount1 and $0.055 per 1 Adopted via Resolution 9451, on September 15, 2014.
Item 8
Exhibit D - G-10 effective
2024-11-01
Item 8: Staff Report
Pg.
15 Packet Pg. 51 of 276
Exhibit D
COMPRESSED NATURAL GAS SERVICE
UTILITY RATE SCHEDULE G-10
CITY OF PALO ALTO UTILITIES
Issued by the City Council
Supersedes Sheet No G-10-2Effective 117-1-2024
dated 711-1-20243Sheet No. G-10-2
5 0
1 0
therm for mitigating the impact of short-term natural gas market price spikes2.
The Cap and Trade Compliance Charge reflects the City’s cost of regulatory compliance with the state’s Cap and Trade Program, including the cost of acquiring compliance instruments sufficient to cover the City’s Gas Utility’s compliance obligations. The Cap and Trade Compliance Charge will change in response to changing market conditions, retail sales volumes and the quantity of allowances required.
The Carbon Offset Charge reflects the City’s cost to purchase offsets for greenhouse gases produced when Gas is burned. The Carbon Offset Charge will change in response to changing market conditions, changing sales volumes and the quantity of offsets purchased within the Council-approved per therm cap.
The Transportation Charge is based on the current PG&E G-WSL (Gas Transportation Service to Wholesale/Retail Customers) rate for Palo Alto, accounting for delivery losses to the Customer’s Meter.
The Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges will fall within the minimum/maximum range set forth in Section C. Current and historic per therm rates for the Commodity, Cap and Trade Compliance, Carbon Offset and Transportation Charges are posted on the City Utilities website.3
{End}
2 Adopted via Resolution 10187 on August 19, 2024.
3 Monthly gas and commodity and volumetric rates are available here, or by visiting https://www.cityofpaloalto.org/files/assets/public/utilities/business/business-rates/monthly-gas-volumetric-and-service- charges-commercial.pdf
Item 8
Exhibit D - G-10 effective
2024-11-01
Item 8: Staff Report
Pg.
16 Packet Pg. 52 of 276
City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: Utilities
Meeting Date: October 7, 2024
Report #:2407-3272
TITLE
Authorize the City Manager or their Designee to Exercise the Option to Renew the Lease Between the City of Palo Alto and Steve Nash and Dennis Ryan for 4 Months at 975 Terra Bella Ave in Mountain View at a Monthly Rent of $35,587.95 for a Total Not-to-Exceed of $213,527.70 through February 28, 2025; Direct Staff to Explore Purchase of Property to Meet the Future Needs of Grid Modernization and Other Capital Projects; and Approval of an Amendment to Fiscal Year 2025 Budget Appropriation in the Electric Fund; CEQA Status – Categorically Exempt; Sec. 15301.
RECOMMENDATION
Staff recommends that City Council:
1. Authorize the City Manager or their designee to exercise the option to renew the lease (Attachment A) between the City of Palo Alto and Steve Nash and Dennis Ryan for utility equipment staging and storage for 4 months for the Advanced Metering Infrastructure (AMI) project under the Smart Grid Technology CIP (EL-11014) located at 975 Terra Bella Ave in Mountain View. The 4 month extension is authorized by Section 51 of the lease and will commence on November 1, 2024 through February 28, 2025.
The monthly rent will be $35,587.95 for a total not-to-exceed of $213,527.70 for six months from September 1, 2024 through February 28, 2025.
2. Direct staff to explore the purchase of the commercial property at 975 Terra Bella Ave as a laydown yard, storage and staging area for the grid modernization and future utility capital projects.
3. Amend the Fiscal Year 2025 Budget Appropriation for the Electric Fund (requires a simple majority approval) by:
a. Increasing the Electric Operations Rents and Leases expenses by $213,527.70; and
b. Decreasing Smart Grid Technology CIP (EL-11014) budget by $213,527.70.
Item 9
Item 9 Staff Report
Item 9: Staff Report
Pg.
1 Packet Pg. 53 of 276
BACKGROUND
The City’s Utilities Department has used City owned property, including the current use of the property at 2000 Geng Road as a storage or “laydown” yard for various City Utilities‘ capital improvement projects. On September 14, 2020, the Council approved an interim safe parking ordinance and a three-year lease with the County of Santa Clara (“County”) at 2000 Geng Road for safe parking. The County, leasing property from the City, contracted with Move Mountain View to operate a safe parking program with 12 spaces for recreational vehicles (RVs) or two cars per space. In addition to this City/County partnership, several congregation-based sites host safe parking for passenger vehicles only.
On December 4, 2023, the Council adopted ordinance 18.42.160 to permanently establish congregation-based safe parking and to establish regulations related to safe parking, including a maximum number of vehicles per night on each site. Additionally, Council directed staff to explore the expansion of safe parking, including at the Geng Road site which has higher capacity than the congregation-based sites.
On August 19, 2024, the Council approved Amendment No. 2 to the Lease Agreement by and between the City of Palo Alto (City), as landlord, and the County of Santa Clara, as tenant, at 2000 Geng Road for Safe Parking to expand the premises of the lease and increase by 10 the number of permitted parking spaces. The Geng Road site is the only one in the City which permits recreational vehicles (RVs) and is often at capacity with a waiting list.
ANALYSIS
The relocation of the AMI warehousing and staging site is in response to the City Council request to expand the safe parking site at Geng Road and address vehicle displacement for the El Camino Real (SR 82) project. On September 1, 2024, the City entered into a two-month lease with Steve Nash and Dennis Ryan for 0.86 acres of land at 975 Terra Bella. The purpose of the lease was to provide space for the relocation staging site for the Utilities Advanced Metering Infrastructure (AMI) project. The AMI project consists of replacing 30,000 electric and 8,300 water meters and retrofitting 24,200 gas meters and 12,500 remaining water meters. The AMI deployment began in September 2023 and is expected to be complete by April 2025.
As of June 2024, 21 RVs/or campers and 16 vehicles were counted along SR 82 in Palo Alto. The Caltrans SR 82 Repaving Project removed parking along SR 82 in Palo Alto beginning September 2024, thus making increased safe parking capacity time sensitive to align with the expected displacement. The Utilities Department provided advanced notice and coordinated with the AMI installation contractor Utility Partners of America (UPA) for the site relocation.
The property at 975 Terra Bella Ave (Attachment B) is zoned as general industrial and is located on the southeast corner of Terra Bella Avenue near San Rafael Avenue. Access to the property is good, with a highway interchange less than one-half mile north of the building at Shoreline Boulevard and US Highway 101. The parcel is approximately 37,461 SF or 0.86 acres. The Item 9
Item 9 Staff Report
Item 9: Staff Report
Pg.
2 Packet Pg. 54 of 276
property has two offices which require improvement to meet ADA requirements. The property has ample space to serve as a laydown yard for utility poles, pipes, wires, and other equipment.
The Utilities Department is regularly in need of a laydown and staging area for capital improvement projects. The laydown area is an integral part of any CIP project because it allows the contractor to store and stage the materials, equipment and vehicles required for construction. Given the limited availability and high leasing cost of commercial space to serve as a laydown yard in or near Palo Alto, the cost of the laydown yard is generally a pass-through charge from the contractor to Utilities. The property at 2000 Geng Road has served as the laydown yard for various gas main replacement, sewer main replacement, water main replacement projects including the AMI project. Without a dedicated laydown yard, the cost of future CIP projects will increase and the construction timeline may be extended depending on the proximity of the laydown yard for each project.
The four-month lease extension will allow the City to complete the AMI project and determine whether the property at 975 Terra Bella will be a viable permanent laydown and staging area for grid modernization, fiber-to-the-premises, and future water gas wastewater main replacement projects. During the lease term, the City will perform a property appraisal and obtain construction estimates of remodeling the offices to become ADA compliant. As directed by Council, Utilities would explore acquiring the land. If the purchase is feasible staff would return to Council with recommendations for purchase of the property and then again for facility construction.
FISCAL/RESOURCE IMPACT
Funding of the lease is available in the FY 2025 Smart Grid Technology CIP (EL-11014). Staff recommends an appropriation of $213,528 in the FY 2025 Electric Fund operating budget and offset by a reduction in the Electric Fund Smart Grid Technology CIP.
The potential purchase of property would be determined through negotiation with the seller. If staff returns to Council recommending purchase of the property, staff would also be returning with a funding plan at that time.
STAKEHOLDER ENGAGEMENT
Staff will conduct stakeholder involvement along with the acquisition being recommended.
ENVIRONMENTAL REVIEW
Council action on this item is categorically exempt from California Environment Quality Act (CEQA) review the under CEQA Guidelines Section 15301 as a lease of an existing facility involving no expansion of the existing or former use.
Item 9
Item 9 Staff Report
Item 9: Staff Report
Pg.
3 Packet Pg. 55 of 276
ATTACHMENTS
Attachment A: 975 Terra Bella Lease Agreement
Attachment B: 975 Terra Bella Site
APPROVED BY:
Dean Batchelor, Director of Utilities
Item 9
Item 9 Staff Report
Item 9: Staff Report
Pg.
4 Packet Pg. 56 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 1 of 15
STANDARD INDUSTRIAL/COMMERCIAL LAND LEASE GROSS
(DO NOT USE THIS FORM FOR BUILDINGS OR FOR LEASES PROVIDING FOR THE CONSTRUCTION OF BUILDINGS)
1. Basic Provisions ("Basic Provisions").
1.1 ParƟes. This Lease ("Lease"), dated for reference purposes only July 31, 2024 , is made by and between Steve Nash an d Dennis Ryan ("Lessor") and City of Palo Alto ("Lessee"), (collecƟvely the "ParƟes", or individually a " Party").
1.2 Premises: That certain real property, including all improvements thereon or to be provided by Lessor under the terms of this Lease, commonly known as (street address, city, state, zip): 975 Terra Bella Avenue, Mountain View, CA 94043 ("Premises"). The Premises are located in the County of Santa Clara , and are generally described as (describe brie fly the nature of the property and the improvements on the property, if any, and ,i f a p p l i c a b l e ,t h e "Project", if the property is located within a Project): Approximately 37,461 rentable square feet of industrial yard, with two separate office areas, separate part shed and maintenance building . (See also Paragraph 2)
1.3 Term: 0 years and 2 months ("Original Term") commencing September 1, 2024 ("Commencement Date") and ending October 31, 2024 ("ExpiraƟon Date"). (See also Paragraph 3)
1.4 Early Possession: If the Premises are available Lessee may have non exclusive possession of the Premises commencing Tenant may take early possession of the Premises starting August 20, 2024. Said Early Possession shall be under all the terms and conditions of the Lease ("Early Possession Date"). (See also Paragraphs 3.2 and 3.3 )
1.5 Base Rent: $32,965.68 per month ("Base Rent"), payable on the first day of each month commencing . (See also Paragraph 4)
If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted. See Paragraph .
1.6 Base Rent and Other Monies Paid Upon Execu Ɵon:
(a) Base Rent: $32,965.68 for the period .
(b) Security Deposit: N/A ("Security Deposit"). (See also Paragraph 5) (c) Other: $2,622.27 for NNN .
(d) Total Due Upon ExecuƟon of this Lease: $35,587.95 .
1.7 Agreed Use: The premises shall be used for the storage of utility materials, equipment, office support and related legal use . (See also Paragraph 6)
1.8 Insuring Party. Lessor is the "Insuring Party". The annual " Base Premium"i s . (See also Paragraph 8)
1.9 Real Estate Brokers. (See also Paragraph 15 and 25) (a) RepresentaƟon: Each Party acknowledges receiving a Disclosure Regarding Real Estate Agency Rela Ɵonship, confirms and consents to the following agency relaƟonships in this Lease with the following real estate brokers ("Broker(s)") and/or their agents ("Agent(s)"):
Lessor's Brokerage Firm Avison Young License No. 01914446 Is the broker of (check one): the Lessor; or both the Lessee and Lessor (dual agent).
Lessor's Agent Brian Mason License No. 01229363 is (check one): the Lessor's Agent (salesperson or broker associate); or both the Lessee's Agent and the Lessor's Agent (dual agent).
Lessee's Brokerage Firm License No. Is the broker of (check one): the Lessee; or both the Lessee and Lessor (dual agent).
Lessee's Agent License No. is (check one): the Lessee's Agent (salesperson or broker associate); or both the Lessee' s Agent and the Lessor's Agent (dual agent).
(b) Payment to Brokers. Upon execuƟon and delivery of this Lease by both Par Ɵes, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate wriƩen agreement (or if there is no such agreement, the sum of or % of the total Base Rent) for the brokerage services rendered by the Brokers.
1.10 Guarantor. The obligaƟons of the Lessee under this Lease are to be guaranteed by (" Guarantor"). (See also Paragraph 37)
1.11 AƩachments. AƩached hereto are the following, all of which consƟtute a part of this Lease:
an Addendum consisƟng of Paragraphs 51 through 59 ;
a plot plan depicƟng the Premises;
a current set of the Rules and Regula Ɵons;
aW o r kL eƩer;
other (specify): .
2. Premises.
2.1 Leƫng. Lesso r hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and condiƟo n ss e t f o r t hi nt h i s L e a s e . W h i l et h e a p p r o x i m a t es q u a r ef o o t a g e o ft h e P r e m i s e sm a yh a v e b e e nu s e d i nt h em a r k eƟng of the Premises fo r purposes of comparison, the Base Rent stated herein is NOT Ɵed to square footage and is not subject to adjustment should t h ea c t u a ls i z eb ed e t e r m i n ed to be Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
5 Packet Pg. 57 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 2 of 15
different. NOTE: Lessee is advised to verify the actual size prior to execuƟng this Lease.
2.2 CondiƟon. Lessor shall deliver the Premises to Lessee free of debris on the Commencement Date or the Early Possession Date, whichever first occurs ("Start Date"), and warrants that the exisƟng electrical, plumbing, lighƟng, if any, and all other such elements in the Premises, other than those constructed by Lessee, shall be in good opera Ɵng condiƟon on said date. If a non compliance with said warranty exists as of the Start Date, or if one of such systems or elements should malfuncƟon or fail within the warranty period, Lessor shall, as Lessor's sole obligaƟon with respect to such maƩer, except as otherwise provided in this Lease, promptly aŌer receipt of wri Ʃen noƟce from Lessee seƫng forth with speci ficity the nature and extent of such noncompliance, malfuncƟon or failure, recƟfy same at Lessor's expense. The warranty perio d shall be 30 days. If Lessee doe s not give Lessor the required noƟce within the appropriate warranty period, correcƟon of any such noncompliance, malfuncƟon or failure shall be the obligaƟon of Lessee at Lessee's sole cost and expense. Lessor also warrants, that unless otherwise speci fied in wriƟng, Lessor is unaware of (i) any recorded NoƟces of Default affecƟng the Premise; (ii) any delinquen t amounts due under any loan secured by the Premises; and (iii) any bankruptcy proceeding a ffecƟng the Premises.
2.3 Compliance. Lesso r warrants that to the best of its knowledge the improvements on the Premises comply with the building codes, applicable laws, covenants or restricƟons of record, regulaƟons, and ordinances ("Applicable Requirements") that were in effect at the Ɵme that each improvement, or por Ɵon thereof, was constructed. Sai d warranty does not apply to the use to which Lessee will put the Premises, modificaƟons which may be required by the Americans with DisabiliƟes Act or any similar laws as a result of Lessee's use (see Paragraph 50), or to any Altera Ɵons or UƟlity InstallaƟons (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible fo r determining whether or not the Applicable Requirements, and especially t h ez o n i n g , a r ea p p r o p r i a t ef or Lessee's intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not comply with said warranty, Lessor shall, except as otherwise provided, promptly aŌer receipt of wriƩen noƟce from Lessee seƫng forth with specificity the nature and extent of such noncompliance, recƟfy the same at Lessor's expense. If Lessee does not give Lessor wri Ʃen noƟce of a non compliance with this warranty within 6 months following the Start Date, correcƟon of that noncompliance shall be the obliga Ɵon of Lessee at Lessee's sole cost and expense.
2.4 Acknowledgements. Lessee acknowledges that: (a) it has been given an opportunity to inspect and measure the Premises, (b) it has been advised by Lessor and/or Brokers to saƟsfy itself with respect to the size and condiƟon of the Premises (including but not limited to the improvements, if any, security, environmental aspects, and compliance with Applicable Requirements and the Americans with Disabili Ɵes Act), and their suitability for Lessee's intended use, (c) Lessee has made such invesƟgaƟon as it deems necessary wit h reference to such maƩers and assumes all responsibility therefor as the same relate to its occupancy of the Premises, (d) it is not relying on any representa Ɵon as to the size of the Premises made by Brokers or Lessor, (e) the square footage of the Premises was not material to Lessee's decision to lease the Premises and pay the Rent stated herein, and (f) neither Lessor, Lessor's agents, nor Brokers have made any oral or wriƩen representaƟons or warranƟes with respect to said maƩers other than as set forth in this Lease. In addi Ɵon, Lessor acknowledges that: (i) Brokers have made no representaƟons, promises or warranƟes concerning Lessee's ability to honor the Lease or suitability to occupy the Premises, and (ii) it is Lessor's sole responsibility to invesƟgate the financial capability and/or suitability of all proposed tenants.
2.5 Lessee as Prior Owner/Occupant .T h e w a r r a nƟes made by Lessor in Paragraph 2 shall be of no force or e ffect if immediately prior to the Start Date Lesse e was the owner or occupant of the Premises. I n such event, Lessee shall be responsible fo r any necessary correcƟve work.
3. Term.
3.1 Term. The Commencemen t Date, ExpiraƟon Date and Original Term of this Lease are as specified in Paragraph 1.3.
3.2 Early Possession. Any provision herein gran Ɵng Lessee Early Possession of the Premises is subject to and condi Ɵoned upon the Premises being available for such possession prior to the Commencement Date. Any gran t of Early Possession only conveys an onexclusive right to occupy the Premises. If Lessee totally o r parƟally occupies the Premises prior to the Commencement Date, the obliga Ɵon to pay Base Rent shall be abated for the period of such Early Possession. All other terms of this Lease (including but not limited to the obligaƟons to pay Real Property Taxes and insurance premiums and to maintain the Premises) shall be i n effect during such period. Any such Early Possession shall not a ffect the ExpiraƟon Date.
3.3 Delay In Possession.L e s s or agrees to use commercially reasonable e fforts to deliver exclusive possession of the Premises to Lessee by the Commencement Date. If, despite said e fforts, Lessor is unable to deliver possession by such date, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease or change the ExpiraƟon Date. Lessee shall not , however,b eo b l i g a t ed to pay Rent or perform its other obligaƟons unƟl Lessor delivers possession of the Premises and any period of rent abatement that Lessee would otherwise have enjoyed shall run from the date of delivery of pos session and conƟnue for ap e r i od equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession is not delivered within 60 days a Ōer the Commencement Date, Lessee may, at its opƟon, by noƟce in wriƟng within 10 days a Ōer the end of such 60 day period, cancel this Lease, in which event the ParƟes shall be discharged from all obligaƟons hereunder . If such wriƩen noƟce is not received by Lessor within said 10 day period, Lessee's right to cancel shall terminate. I f possession of the Premises is not delivered within 120 days a Ōer the Commencement Date, this Lease shall terminate unless other agreements are reached between Lessor and Lessee, in wriƟng.
3.4 Lessee Compliance . Lessor shall not be required to tender possession of the Premises to Lessee un Ɵl Lessee complies with its obliga Ɵon to provide evidence of insurance (Paragraph 8.5). Pendin g delivery of such evidence, Lessee shall be required to perform all of its obligaƟons under this Lease from and aŌer the Start Date, including the payment of Rent, notwithstanding Lessor's elec Ɵon to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other condiƟons prior to or concurrent with the Start Date, the Start Date shall occur but Lessor may elect to withhold possession unƟls u ch condiƟons are saƟsfied.
4. Rent.
4.1 Rent Defined. All monetary obliga Ɵons of Lessee to Lessor under the terms of this Lease (except for the Security Deposit) are deemed to be rent (" Rent").
4.2 Payment. Lessee shall cause paymen t of Rent to be received by Lessor in lawful money of the Unite d States, without offset or deducƟon (except as specifically permiƩed in this Lease), on or before the day on which it is due. All monetary amounts shall be rounded to the nearest whole dollar . In the event that any invoice prepared by Lessor is inaccurate such inaccuracy shall not consƟtute a waiver and Lessee shall be obligated to pay the amount set forth in this Lease. Ren t for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual number of days of said month. Paym ent of Rent shall be made t o Lessor at its address stated herein or to such other persons or place as Lessorm a y f r o mƟme to Ɵme designate in wriƟng. Acceptance of a payment which is less than the amount then due shall not be a waiver of Lessor' s rights to the balance of such Rent, regardless of Lessor's endorsement of any check so staƟng. I n the event that any check, draŌ, or other instrument of payment given by Lessee to Lessor is dishonored for any reason, Lessee agrees to pay to Lessor the sum of $25 in addi Ɵon to any Late Charge and Lessor, at its op Ɵon, may require all future payments to be made by Lessee to be by cashier's check. Payments will be applied first to accrued late charges and aƩorney's fees, second to accrued interest, then to Base Rent and OperaƟng Expense Increase, and any remaining amount to any other outstanding charges or costs.
5. Security Deposit. Lessee shall deposit with Lessor upon execuƟon hereof the Security Deposit as security for Lessee's faithful performance of its obligaƟons under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any por Ɵon of said Security Deposit for the payment of any amount already due Lessor, for Rents which will be due in the future, and/ or to reimburse or compensate Lessor for any liability, expense, loss or Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
6 Packet Pg. 58 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 3 of 15
damage which Lessor may suffer or incur by reason thereof. If Lesso r uses or applies all or any porƟon of the Security Deposit, Lessee shall within 10 days aŌer wriƩen request therefor deposit monies with Lessor su fficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term of thi s Lease, Lessee shall, upon wriƩen request from Lessor, deposit addiƟonal monies with Lessor so that the total amount of the Security Deposi t shall at all Ɵmes bear the same propor Ɵon to the increased Base Rent as the ini Ɵal Security Deposit bore to the ini Ɵal Base Rent. Should the Agreed Use be amended to accommodate a material change i n the business of Lessee or to a c c o m m o d a t eas u b l e s s e eor assignee, Lessor shall have the righ t to increase the Security Deposi t to the extent necessary, in Lessor's reasonable judgment, to account for any increased wear and tear that the Premises may su ffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condiƟon of Lessee is, in Lessor's reasonable judgment, significantly reduced, Lessee shall deposit such addiƟonal monies with Lessor as shall be su fficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial condiƟon. Lesso r shall not be required to keep the Security Deposit separate from its general accounts. Withi n 90 days aŌer the expiraƟon or terminaƟon of this Lease, Lessor shall return that por Ɵon of the Security Deposit not used or applied by Lessor. Lessor shall upon wri Ʃen request provide Lessee with an accounƟng showing how that porƟon of the Security Deposit that was not returned was applied. N o part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. THE SECURITY DEPOSIT SHALL NOT BE USED BY LESSEE IN LIEU OF PAYMENT OF THE LAST MONTH'S RENT.
6. Use.
6.1 Use. Lessee shall use an d occupy the Premises only for the Agreed Use, or any other legal use which is reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a nuisance, or that disturbs occupa nts of or causes damage to neighboring premises or properƟes. Othe r than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any pets, animals, birds, fish, or repƟles. Lessor shall not unreasonably withhold or delay its consent to any request for a modi ficaƟon of the Agreed Use, so long as the same will not be significantly more burdensome to the Premises. If Lesso r elects to withhold consent, Lessor shall within 7d a ys aŌer such request give wriƩen noƟficaƟon of same, which noƟce shall include an explana Ɵon of Lessor's objecƟons to the change in the Agreed Use.
6.2 Hazardous Substances.
(a) Reportable Uses Require Consent .T h et e r m "Hazardous Substance" as used in this Lease shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportaƟon, or release, either by itself or in combinaƟon with other materials expected to be on the Premises, is either: (i) potenƟally injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, o r (iii) a basis for potenƟal liability of Lesso r to any governmental agency o r third party under any applicable statute or common law theory. Hazardou s Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, byproducts or fracƟons thereof. Lessee shall no t engage in any acƟvity in or on the Premises which consƟtutes a Reportable Use of Hazardous Substances without the express prior wri Ʃen consent of Lessor and Ɵmely compliance (at Lessee's expense) with all Applicable Requirements. " Reportable Use"s h a l l m e an (i) the installaƟon or useo fa n ya b o v eor below ground storage tank, (ii) the generaƟon, possession, storage, use, transportaƟon, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, no Ɵce, registraƟon or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable Requirements requires that a noƟce be given to persons entering or occupying the Premises or neighboring proper Ɵes. Notwithstanding the foregoing, Lessee may use any ordinary an d customary materials reasonably required to be used in the normal course of the Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Repo rtable Use, and does not expose the Premises or neighboring property to any meaningful risk of contaminaƟon or damage or expose Lessor to any liability therefor . In addiƟon, Lessor may condiƟon its consent to any Reportable Use upon receiving such addi Ɵonal assurances as Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment against damage, contaminaƟon, injury and/or liability, including, but not limited to, the installaƟon (and removal on or before Lease expiraƟon or terminaƟon) of protecƟve modificaƟons (such as concrete encasements) and/or increasing the Security Deposit. (b) Duty to Inform Lessor.I f L e s s e e k n o w s, or has reasonable cause to believe, that a Hazardous Substance has come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give wri Ʃen noƟce of such fact to Lessor, and provide Lessor with a copy of any report, noƟce, claim or other documentaƟon which it has concerning the presence of suc h Hazardous Substance. (c) Lessee RemediaƟon. Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee's expense, comply with all Applicable Requirements and take all invesƟgatory and/or remedial acƟon reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamina Ɵon of, and for the maintenance, security and/or monitoring of the Premises or neighboring properƟes, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. (d) Lessee IndemnificaƟon. Lessee shall indemnify , defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabili Ɵes, judgments, claims, expenses, penalƟes, and aƩorneys' and consultants' fees arising out of or involving any Hazardous Substance brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migraƟon of any Hazardous Substance under the Premises from adjacent proper Ɵes not caused or contributed to by Lessee). Lessee's obligaƟons shall include, but not be limited to, the effects of any contaminaƟon or injury to person, property or the environment created or suffered by Lessee, and the cost of invesƟgaƟon, removal, remediaƟon, restoraƟon and/or abatement, and shall survive the expira Ɵon or terminaƟon of this Lease. No terminaƟon, cancellaƟon or release agreement entered into by Lessor and Lessee shall release Lessee from its obligaƟons under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in wri Ɵng at the Ɵme of such agreement. (e) Lessor IndemnificaƟon.E x c e pt as otherwise provided in paragraph 8.7, Lessor and its successors and assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remedia Ɵon, which result from Hazardous Substances which existed on the Premises prior to Lessee's occupancy or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor's obliga Ɵons, as and when required by the Applicable Requirements, shall include, but not be limited to, the cost of inves ƟgaƟon, removal, remediaƟon, restoraƟon and/or abatement, and shall survive the expira Ɵon or terminaƟon of this Lease. (f) InvesƟgaƟons and RemediaƟons. Lessor shall retain the responsibility and pay for any inves ƟgaƟons or remediaƟon measures required by governmental enƟƟes having jurisdicƟon with respect to the existence of Hazardous Substances on the Premises prior to Lessee's occupancy, unless such remediaƟon measure is required as a result of Lessee's use (including "Altera Ɵons", as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully i n any such acƟviƟes at the request of Lessor, including allowing Lessor and Lessor's agents to have reasonable access to the Premises at reasonable Ɵmes in order to carry out Lessor's inves ƟgaƟve and remedial responsibiliƟes. (g) Lessor TerminaƟon OpƟon.I f a H a z a r d o us Substance CondiƟon (see Paragraph 9.3(a)) occurs during the term of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the inves ƟgaƟon and remediaƟon thereof required by the Applicable Requirements and this Lease shall con Ɵnue in full force and effect, but subject to Lessor's rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor's opƟon, either (i) invesƟgate and remediate such Hazardous Substance CondiƟon, if required, as soon as reasonably possible at Lessor's expense, in which event this Lease shall con Ɵnue in full force and e ffect, or (ii) if Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
7 Packet Pg. 59 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 4 of 15
the esƟmated cost to remediate such condiƟon exceeds 12 Ɵmes the then monthly Base Rent or $100,000, whichever is greater, give wriƩen noƟce to Lessee, within 30 days aŌer receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condi Ɵon, of Lessor's desire to terminate this Lease as of the date 60 days following the date of such noƟce.
6.3 Lessee's Compliance with Applicable Requirements . Except as otherwise provided in this Lease, Lessee shall, at Lessee's sole expense, fully, diligently and in a Ɵmely manner, materially comply with all Applicable Requirements, the requirements of any applicable fire insurance underwriter or raƟng bureau, and the recommendaƟons of Lessor's engineers and/or consultants which relate in any manner to the Premises, without regard to whether said Applicable Requirements are now in effect or become effecƟve aŌer the Start Date. Lessee shall , within 10 days aŌer receipt of Lessor's wriƩen request, provide Lessor with copies of all permits and other documents, and other informa Ɵon evidencing Lessee's compliance with any Applicable Requirements speci fied by Lessor, and shall immediately upon receipt, noƟfy Lesso r in wriƟng (with copies of any documents involved) of any threatened or actual claim, noƟce, citaƟon, warning, complaint or report pertaining to or involving the failure of Lessee or the Premises to comply with any Applicable Requirements.
6.4 InspecƟon; Compliance.L e s s or and Lessor's "Lender"( as defined in Paragraph 30) and consultants authorized by Lessor shall have the righ t to enter onto Premises at any Ɵme in the case of an emergency, and otherwise at reasonable Ɵmes aŌer reasonable noƟce, for the purpose of inspec Ɵng and/or tesƟng the condiƟon of the Premises and/or for verifying compliance by Lessee with this Lease. The cos t of anys u ch inspecƟons shall be paid by Lessor, unless a violaƟon of Applicable Requirements, or a Hazardous Substance CondiƟon (see Paragraph 9.3(a)) is found to exist or be imminent, or the inspec Ɵon is requested or ordered by a governmental authority. I n such case, Lessee shall upon request reimburse Lessor for the cost of such inspecƟon, so long as such inspecƟon is reasonably related to the violaƟon or contaminaƟon. In addi Ɵon, Lessee shall provide copies of all relevant material safety data sheets ( MSDS) to Lessor within 10 days of the receipt of a wriƩen request therefor . Lessee acknowledges that any failure on its part to allow such inspecƟonso r tesƟng will expose Lessor to risks and potenƟally cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely di fficult to ascertain. Accordingly, should the Lessee fail to allow such inspec Ɵons and/or tesƟng in a Ɵmely fashion the Base Rent shall be automaƟcally increased, without any requirement for noƟce to Lessee, by an amount equal to 10% of the then exisƟng Base Rent or $100, whichever is greater for the remainder to the Lease. The Par Ɵes agree that such increase in Base Rent represents fair and reasonable compensaƟon for the addiƟonal risk/costs that Lessor will incur by reason of Lessee's failure to allow such inspecƟon and/or tesƟng. Suc h increase in Base Rent shall in no event consƟtute a waiver of Lessee's Default or Breach with respect to such failure nor prevent the exercise of any of the other rights and remedies granted hereunder.
7. Maintenance; Repairs; U Ɵlity InstallaƟons; Trade Fixtures and AlteraƟons.
7.1 Lessee's ObligaƟons.
(a) In General.S u b j e ct to the provisions of Paragraph 2.2 (CondiƟon), 2.3 (Compliance), 6.3 (Lessee's Compliance with Applicable Requirements), 7.2 (Lessor's ObligaƟons), 9 (Damage or Destruc Ɵon), and 14 (CondemnaƟon), Lessee shall, at Lessee's sole expense, keep the Premises, in good order, condi Ɵon and repair (whether or not the need for such repairs occurs as ar e s u lt of Lessee's use, any prior use, the elements or the age of such porƟon of the Premises), including, but not limited to, plumbing, ligh Ɵng faciliƟes, landscaping, driveways, parking lots, fences, retaining walls, signs, sidewalks and parkways located on, or adjacent to, the Premises. Lessee , in keeping the Premises in good order, condiƟon and repair, shall exercisea nd perform good maintenance pracƟces, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b) below. Lessee's obliga Ɵons shall include restoraƟons, replacements or renewals when necessary to keep the Premises and all improvements thereon or ap a rt thereof in good order, condiƟon and state of repair . Lessee shall, during the term of this Lease, keep the appearance of the Premises in a firstclass condiƟon (including, e.g. graffiƟ removal). (b) Service Contracts. Lessee shall , at Lessee's sole expense, procure and maintain ac o n t r a c t, with copies to Lessor, in customary form and substance for, and with a contractor specializing and experienced in the maintenance of the landscaping and irriga Ɵon systems, However, Lessor reserves the right, upon noƟce to Lessee, to procure and maintain such service contract, and Lessee shall reimburse Lessor, upon demand, for the cost thereof. (c) Failure to Perform. If Lessee fails to perform Lessee's obliga Ɵons under this Paragraph 7.1, Lessor may enter upon the Premises a Ōer 10 days' prior wriƩen noƟce to Lessee (except in the case of a n emergency, in which case no noƟce shall be required), perform such obligaƟons on Lessee's behalf, and put the Premises in good order, condiƟon and repair, and Lessee shall promptly pay to Lessor a sum equal to 115% of the cost thereof.
7.2 Lessor's ObligaƟons. Subjec t to the provisions of Paragraphs 2.2 (CondiƟon), 2.3 (Compliance), 9( D a m a g e or DestrucƟon) and 14 (CondemnaƟon), it is intended by the ParƟes hereto that Lessor have no obliga Ɵon, in any manner whatsoever, to repair and maintain the Premises. It is the inten Ɵon of the ParƟes that the terms of this Lease govern the respecƟve obligaƟons of the ParƟes as to maintenance and repair of the Premises, and they expressly waive the benefit of any statute now or hereaŌer in effect to the extent it is inconsistent with the terms of this Lease.
7.3 UƟlity InstallaƟons; Trade Fixtures; AlteraƟons.
(a) DefiniƟons.T h e t e r m "UƟlity InstallaƟons" refers to security and fire protecƟon systems, lighƟng fixtures, plumbing, and fencing on the Premises.
The term "Trade Fixtures"s h a l lm e an Lessee's machinery and equipment that can be removed without doing material damage to the Premises. The term "AlteraƟons" shall mean any modi ficaƟon of the improvements, other than U Ɵlity InstallaƟons or Trade Fixtures, whether by addiƟon or deleƟon. " Lessee Owned AlteraƟons and/or UƟlity InstallaƟons"a r ed efined as AlteraƟons and/or UƟlity InstallaƟons made by Lessee that are not yet owned by Lessor pursuant to Paragraph
7.4(a).
(b) Consent. Lessee shall no t make any AlteraƟons or UƟlity InstallaƟons to the Premises without Lessor's prior wriƩen consent. Lessee may , however, make nonstructural AlteraƟons or UƟlity InstallaƟons to the Premises without such consent but upon no Ɵce to Lessor, as long as the cumula Ɵve cost thereof during this Lease as extended does not exceed a sum equal to 3m o n t h 's Base Rent in the aggregate or as u m e q u a lto one month's Base Rent in any one year . Lessor may, as ap r e c o n d iƟon to granƟng such approval, require Lessee to u Ɵlize a contractor chosen and/or approved by Lessor. Any Altera Ɵons or UƟlity InstallaƟons that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in wriƩen form with detailed plans. Consen t shall be deemed condiƟoned upon Lessee's: (i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and speci ficaƟons prior to commencement of the work, and (iii) compliance with all condiƟons of said permits and other Applicable Requirements in ap r o m pt and expediƟous manner .
Any AlteraƟons or UƟlity InstallaƟons shall be performed in a workmanlike manner with good and su fficient materials. Lessee shall promptly upon comple Ɵon furnish Lessor with asbuilt plans and specificaƟons. Fo r work which costs an amount in excess of one month's Base Rent, Lessor may condiƟon its consent upon Lessee providing a lien and comple Ɵon bond in an amount equal to 150% of the es Ɵm a t e dc o s t o fs u c hA l t e r aƟon or UƟlity InstallaƟon and/or upon Lessee's posƟng an addiƟonal Security Deposit with Lessor .
(c) Liens; Bonds. Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic's or materialmen's lien against theP r e m i s es or any interest therein. Lessee shall give Lesso r not less than 10 days no Ɵce prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post no Ɵces of nonresponsibility. If Lessee shall contest the validity of any suc h lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and sa Ɵsfy any such adverse judgment that may be rendered thereon before the enforcement thereof. If Lessor shall require, Lessee shall furnish as u r e t y b o nd in an amount equal to 150% of the amoun t of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lesso r elects to parƟcipate in any such ac Ɵon, Lessee shall pay Lessor's a Ʃorneys' fees and costs.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
8 Packet Pg. 60 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 5 of 15
7.4 Ownership; Removal; Surrender; and RestoraƟon.
(a) Ownership. Subject to Lessor's right to require removal or elect ownership as hereina Ōer provided, all AlteraƟons and UƟlity InstallaƟons made by Lessee shall be the property of Lessee , but considered ap a rt of the Premises. Lesso r may, at any Ɵme, elect in wriƟng to be the owner of all or any specified part of the Lessee Owned AlteraƟons and UƟlity InstallaƟons. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Altera Ɵons and UƟlity InstallaƟons shall, at the expiraƟon or terminaƟon of this Lease, become the property of Lessor and be surrendered by Lessee with the Premises. (b) Removal. By delivery to Lessee of wri Ʃen noƟce from Lessor not earlier than 90 and not later than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned AlteraƟons or UƟlity InstallaƟons be removed by the expiraƟon or terminaƟon of this Lease. Lesso r may require the removal at any Ɵme of all or any part of any Lessee Owned Altera Ɵons or UƟlity InstallaƟons made without the required consent. (c) Surrender; RestoraƟon. Lessee shall surrende r the Premises by the ExpiraƟon Date or any earlier terminaƟon date, with all of the improvements , parts and surfaces thereof broom clean and free of debris, and in good opera Ɵng order, condiƟon and state of repair, ordinary wear and tear excepted. "Ordinary wear and tear" shall not include any damage or deterioraƟon that would have been prevented by good maintenance pracƟce. Notwithstandin g the foregoing and the provisions of Paragraph 7.1(a), if the Lessee occupies the Premises for 12 months or less, then Lessee shall surrender the Premises in the same condi Ɵon as delivered to Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repai r any damage occasioned by the installaƟon, maintenance or removal of Trade Fixtures, Lessee owned AlteraƟons and/or UƟlity InstallaƟons, furnishings, and equipment as well as the removal of any storage tank installed by or for Lessee.
Lessee shall also completely remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or any third party (except Hazardous Substances which were deposited via underground migra Ɵon from areas outside of the Premises) to the level speci fied in Applicable Requirements. Trade Fixtures shall remain the property of Lessee an d shall be removed by Lessee. Any personal property of Lessee no t removed on or before the ExpiraƟon Date or any earlier terminaƟon date shall be deemed to have been abandoned by Lessee and may be disposed of or retained by Lessor as Lessor may desire. The failure by Lessee to Ɵmely vacate the Premise s pursuant to this Paragraph 7.4(c) without the express wriƩen consent of Lessor shall consƟtute a holdover under the provisions of Paragraph 26 below.
8. Insurance; Indemnity.
8.1 Payment of Premium Increases .
(a) Lessee shall pay t o Lessor any insurance cost increase ("Insurance Cost Increase") occurring during the term of this Lease. Insurance Cos t Increase is defined as any increase in the actual cost of the insurance required under Paragraph 8.2(b), 8.3(a) and 8.3(b), over and above the Base Premium as hereina Ōer defined calculated on an annual basis.I n s u r a n c eC o st Increase shall include bu t not be limited to increases resulƟng from the nature of Lessee' s occupancy, any act or omission of Lessee, requirements of the holder of mortgage or deed of trust covering the Premises, increased valuaƟon of the Premises and/or a premium rate increase. The par Ɵes are encouraged to fill in the Base Premium in paragraph 1.8 with a reasonable premium for such insurance based on the Agreed Use of the Premises. If the par Ɵes fail to insert ad o l l ar amount in Paragraph 1.8, then the Base Premium shall be the lowes t annual premium reasonably obtainable fo r the required insurance as of the commencement of the Original Term for the Agreed Use of the Premises. In no event, however, shall Lessee be responsible for any porƟon of the increase i n the premium cost aƩributable to liability insurance carried by Lessor under Paragraph 8.2(b) in excess of $2,000,000 per occurrence. (b) Lessee shall pay any such Insurance Cost Increase to Lessor within 30 days a Ōer receipt by Lessee of a copy of the premium statement or other reasonable evidence of the amoun t due. If the insurance policie s maintained hereunder cover other property besides the Premises, Lessor shall also deliver to Lessee a statement of the amount of such Insurance Cost Increase a Ʃributable only to the Premises showing in reasonable detail the manner in which such amount was computed.P r e m i u ms for policy periods commencing prior to, or extending beyond the term of this Lease, shall be prorated to correspond to the term of thi s Lease.
8.2 Liability Insurance.
(a) Carried by Lessee. Lessee shall obtai n and keep in force a Commercial General Liability policy of insurance protec Ɵng Lessee and Lessor as an addiƟonal insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maint enance of the Premises and all areas appurtenant thereto. Suc h insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000. Lessee shall add Lessor as an addi Ɵonal insured by means of an endorsement at least as broad as the Insurance Service OrganizaƟon's "AddiƟonal InsuredManagers or Lessors of Premises" Endorsement. The policy shall no t contain any intrainsured exclusions as between insured persons or organizaƟons, but shall include coverage for liability assumed under this Lease as an " insured contract" for the performance of Lessee's indemnity obligaƟons under this Lease. The limit s of said insurance shall not, however, limit thel i a b i l i t yo fL e s s e en or relieve Lessee of any obligaƟon hereunder .
Lessee shall provide an endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any s imilar insurance carried by Lessor, whose insurance shall be considere d excess insurance only. (b) Carried by Lessor. Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addiƟon to, and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall no t be named as an addiƟonal insured therein.
8.3 Property Insurance Improvements and Rental Value. (a) Improvements.T h e I n s u r i ng Party shall obtain and keep in force a policy or policies in the name of Lessor, with loss payable to Lessor, any groundlessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full insurable replacement cost of t he Premises, as the same shall exist from Ɵme to Ɵme, or the amount required by any Lender, but in no event more than the commercially reasonable an d available insurable value thereof. Lessee Owned Altera Ɵons and UƟlity InstallaƟons, Trade Fixtures, and Lessee's personal property shall be insured by Lessee and not by Lessor . If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender or included in the Base Premium), including coverage for debris removal and the enforcement of an y Applicable Requirements requiring the upgrading, demoliƟon, reconstrucƟon or replacement of any porƟon of the Premises as the result of a covered loss. Sai d policy or policies shall also contain an agreed valua Ɵon provision in lieu of any coinsurance clause, waiver of subroga Ɵon, and inflaƟon guard protecƟon causing an increase in the annual property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deducƟble clause, the deducƟble amount shall not exceed $5,000 per occurrence, and Lessee shall be liable for such deducƟble amount in the event of an Insured Loss. (b) Rental Value. The Insuring Party shall obtain and keep in force a policy or policies in the name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an addiƟonal 180 days ("Rental Value insurance"). Sai d insurance shall contain an agreed valuaƟon provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to re flect the projected Rent otherwise payable by Lessee, for the next 12 month period. Lessee shall be liable fo r any deducƟble amount in the event of such loss. (c) Adjacent Premises. If the Premises are part of a larger property owned by Lessor , the Lessee shall pay for any increase in the premiums for the property insurance of such adjacent property if said increase is caused by Lessee's acts, omissions,u s e or occupancy of the Premises.
8.4 Lessee's Property; Coverage; Worker's CompensaƟon Insurance. (a) Property Damage. Lessee shall obtai n and maintain insurance coverage on all of Lessee's personal property, Trade Fixtures, and Lessee Owned AlteraƟons and UƟlity InstallaƟons. Such insurance shall be full replacement cost coverage with a deduc Ɵble of not to exceed $1,000 per occurrence. The proceeds Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
9 Packet Pg. 61 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 6 of 15
from any such insurance shall be used by Lessee for the replacement of personal property, Trade Fixtures and Lessee Owned AlteraƟons and UƟlity InstallaƟons. (b) Worker's CompensaƟon Insurance. Lessee shall obtain and maintain Worker's Compensa Ɵon Insurance in such amount as may be required by Applicable Requirements. Suc h policy shall include a "Waiver of SubrogaƟon" endorsement. Lessee shall provide Lesso r with ac o p yo fs u ch endorsement along with the cerƟficate of insurance or copy of the policy required by paragraph 8.5. (c) No RepresentaƟon of Adequate Coverage. Lesso r makes no representaƟon that the limits or forms of coverage of insurance specified herein are adequate to cover Lessee's property, business operaƟons or obligaƟons under this Lease.
8.5 Insurance Policies. Insurance require d herein shall be by companies maintaining during the policy term a "General Policyholders RaƟng" of at least A,V I I, as set forth in the most current issue of "Best's Insurance Guide", or such other ra Ɵng as may be required by a Lender . Lessee shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall , prior to the Start Date, deliver to Lessor cerƟfied copies of policies of such insurance or cerƟficates with copies of the required endorsements evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or s ubject to modificaƟon except aŌer 30 days prior wriƩen noƟce to Lessor. Lessee shall , at least 10 days prior to the expiraƟon of such policies, furnish Lessor with evidence of renewals or "insurance binders" evidencing renewal thereof, or Lessor may increase his liability insurance coverage and charge the cost thereof to L essee, which amount shall be payable by Lessee to Lessor upon demand. Suc h policies shall be for at e r mo fat least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may, but shall not be req uired to, procure and maintain the same.
8.6 Waiver of SubrogaƟon. Without a ffecƟng any other rights or remedies, Lessee and Lessor each hereby release and relieve the other, and waive their en Ɵre right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to be insured against herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deduc Ɵbles applicable hereto. The Par Ɵes agree to hav e their respecƟve property damage insurance carrier s waive any right to subrogaƟon that such companies may have against Lessor or Lessee, as t h ec a s em a yb e, so long as the insurance is not invalidated thereby.
8.7 Indemnity.E x c e pt for Lessor's gross negligence or willful misconduct, Lessee shall indemnify, protect, defend and hold harmless the Premises, Lessor and its agents, Lessor's master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens, judgment s, penalƟes, aƩorneys' and consultants' fees, expenses and/or liabiliƟes arising out of, involving, or in connecƟon with, aB r e a ch of the Lease by Lessee and/o r the use and/or occupancy of the Premises and/or Project by Lessee and/or b y Lessee's employees, contractors or invitees. If any ac Ɵon or proceeding is brought against Lessor by reason of any of the foregoing maƩers, Lessee shall upon noƟce defend the same at Lessee's expense by counsel reasonably saƟsfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lesso r need not have first paid any such claim in order to be defended or indemnified.
8.8 ExempƟon of Lessor and its Agents from Liability . Notwithstanding the negligence or breach of this Lease by Lessor or its agents, neither Lessor nor its agents shall be liable unde r any circumstances for: (i) injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee's employees, contractors, invitees, customers, or any other person in or about the Premi ses, from any cause, (ii) any damages arising from any act or neglect of any o ther tenant of Lessor or from the failure of Lessor or its agents to enforce the provisions of any other lease in the Project, or (iii) injury to Lessee's business or for any loss of income or profit therefrom. Instead, it is intended that Lessee's sole recourse in the event of such damages or injury be to file a claim on the insurance policy(ies) that Lessee is required to maintain pursuant to the provisions of paragraph 8.
8.9 Failure to Provide Insurance. Lessee acknowledges that any failure on its part to obtain or maintain the insurance required herein will expose Lessor to risks and potenƟally cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely difficult to ascertain. Accordingly , for any month or porƟon thereof that Lessee does not maintain the required insurance and/or does not provide Lessor with the required binders or cer Ɵficates evidencing the existence of the required insurance, the Base Rent shall be automaƟcally increased, without any requirement for noƟce to Lessee, by an amount equal to 10% of the then exisƟng Base Rent or $100, whichever is greater . The par Ɵes agree that such increase in Base Rent represents fair and reasonable compensa Ɵon for the addiƟonal risk/costs that Lessor will incur by reason of Lessee's failure to maintain the required insurance. Suc h increase in Base Rent shall in no event consƟtute a waiver of Lessee's Default or Breach with respect to the failure to maintain s u c h i n s u r a n c e ,p r e v e n tt h ee x e r c i s eo fa n yo ft h eo t h e rr i g h t sa n dr e m e d i esg r a n t e d hereunder, nor relieve Lessee of its obligaƟon to maintain the insurance specified in this Lease.
9. Damage or Destruc Ɵon.
9.1 Insured Loss. If the improvement s on the Premises are damaged and such damage is an Insured Loss, then Lessor shall, at Lessor's expense, repair such damage (but not Lessee's Trade Fixtures or Lessee Owned Altera Ɵons and UƟlity InstallaƟons) as soon as reasonably possible and this Lease shall con Ɵnue in full force and effect; provided, however, that Lessee shall, at Lessor's elecƟon, make the repair of any damage o r destrucƟon the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to Lessee on a reasonable basis for that purpose. Notwithstanding t he foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage i n proceeds (except as to the deducƟble which is Lessee's responsibility) as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements , full replacement cost insurance coverage was not commercially reasonable and available, Lessor shall have no obligaƟon to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises.
9.2 Uninsured Loss. If the improvement s on the Premises are damaged and such damage is not an Insured Loss, unless caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee's expense), Lessor may either: (i) repair such damage as soon as reasonably possible at L essor's expense, in which event this Lease shall conƟnue in full force and effect, or (ii) terminate this Lease by givin g wriƩen noƟce to Lessee within 30 days aŌer receipt by Lessor of knowledge of the occurrence of such damage. Such termina Ɵon shall be effecƟve 60 days following the date of such no Ɵce.
9.3 Abatement of Rent; Lessee's Remedies.
(a) Abatement. In the event the improvements on the Premises are damaged or a Hazardous Substance Condi Ɵon for which Lessee is not responsible under this Lease occurs ('Hazardous Substance CondiƟon' shall mean the occurrence or discovery of a condiƟon involving the presence of, or ac o n t a m i n aƟon by, a Hazardous Substance on or under the Premises which requires remedia Ɵon), the Rent payable by Lessee for the period required for the repair, remedia Ɵon or restoraƟon of such damage shall be abated in proporƟon to the degree to which Lessee's use of the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obliga Ɵons of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destrucƟon, remediaƟon, repair or restoraƟon except as provided herein. (b) Remedies. If Lessor is obligated to repair or restore the Premises and does not commence, in a substan Ɵal and meaningful way, such repair or restoraƟon within 90 days aŌer such obligaƟon shall accrue, Lessee may, at any Ɵme prior to thec o m m e n c e m e nt of such repair or restoraƟon, give wriƩen noƟce to Lessor and to any Lenders of which Lessee has actual no Ɵce, of Lessee's elecƟon to terminate this Lease on a date not less than 60 days following the giving of such noƟce. If Lessee give s such noƟce and such repair or restoraƟon is not commenced within 30 days thereaŌer, this Lease shall terminate as of the date specified in said noƟce. If the repair or restora Ɵon is commenced within such 30 days, this Lease shall con Ɵnue in full force and e ffect. " Commence"s h a l lm e a ne i t h e rt h e uncondiƟonal authorizaƟon of the preparaƟon of the required plans, or the beginning of the actual work o n the Premises, whichever first occurs.
9.4 TerminaƟon; Advance Payments. Upon termina Ɵon of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9, an equitable adjustment shall be made Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
10 Packet Pg. 62 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 7 of 15
concerning advance Base Rent and any other advance payments made by Lessee to Lessor . Lessor shall, in addiƟon, return to Lessee so much of Lessee's Security Deposit as has not been, or is not then required to be, used by Lessor .
9.5 Waive Statutes. Lesso r and Lessee agree that the terms of this Lease shall govern the effect of any damage t o or destrucƟon of the Premises with respect to the terminaƟon of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith.
10. Real Property Taxes.
10.1 DefiniƟon. As used herein, the term " Real Property Taxes" shall include any form of assessment; real estate, general, special, ordinary or extraordinary, o r rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable interest of Lessor in the Premises or the Project, Lessor's right to other income therefrom, and/or Lessor's business of leasing, by any aut hority having the direct or indirect power to tax and where the funds are generated with reference to the Building address. Real Property Taxe s shall also include any tax, fee, levy, assessment or charge, or any increase therein: (i) imposed by reason of events occurring during the term of this Lease, including but not limited to, a c hange in the ownership of the Premises, and (ii) levied or assessed on machinery or equipment provided by Lessort o Lessee pursuant to this Lease.
10.2 Payment of Taxes. Lessor shall pay the Real Property Taxes applicable to the Premises provided, however, that Lessee shall pay to Lessor the amount, if any, by which Real Property Taxes applicable to the Premises increase over the fiscal tax year during which the Commencement Date Occurs ("Tax Increase"). Paymen t of any such Tax Increase shall be made by Lessee to Lessor within 30 days a Ōer receipt of Lessor's wri Ʃen statement seƫng forth the amount due and computaƟon thereof. If any suc h taxes shall cover any period of Ɵme prior to or aŌer the expiraƟon or terminaƟon of this Lease, Lessee's share of such taxes shall be prorated to cover only that porƟon of the tax bill applicable to the period that this Lease is in e ffect. In the event lessee incurs a late charge on any Rent payment, Lessor may esƟmate the current Real Property Taxes, and require that the Tax Increase be paid in advance to Lessor by Lessee monthly i n advance with the payment of the Base Rent. Such monthly payment shall be an amount equal to the amount of the es Ɵmated installment of the Tax Increase divided by the number of months remaining before the month in which said installment becomes delinquent. Whe n the actual amount of the applicable Tax Increase is known, the amount of such equal monthly advance payments shall be adjusted as required to provide the funds needed to pay the applicable Tax Increase. If the amount collected by Lessor is insu fficient to pay the Tax Increase when due, Lessee shall pay Lessor, upon demand, such addiƟonal sums as are necessary to pay such obligaƟons. Advance payment s may be intermingled with other moneys of Lessor and shall not bear intere st. In the event of a Breach by Lessee in the performance of its obliga Ɵons under this Lease, then any such advance payments may be treated by Lessor as an addiƟonal Security Deposit.
10.3 AddiƟonal Improvements. Notwithstanding anything to the contrary in this Paragraph 10.2, Lessee shall pay to Lessor upon demand therefor the en Ɵrety of any increase in Real Property Taxes assessed by reason of AlteraƟons or UƟlity InstallaƟons placed upon the Premises by Lessee or at Lessee's request or by reason of any alteraƟons or improvements to the Premises made by Lessor subsequent to the execuƟon of this Lease by the Par Ɵes.
10.4 Joint Assessment. If the Premises are not separately assessed, Lessee's liability shall be an equitable propor Ɵon of the Tax Increase for all of the land and improvements included within the tax parcel assessed, such proporƟon to be conclusively determined by Lessor from the respecƟve valuaƟons assigned in the assessor's work sheets or such other informa Ɵon as may be reasonably available.
10.5 Personal Property Taxes. Lessee shall pay , prior to delinquency, all taxes assessed against and levied upon Lessee Owned AlteraƟons, UƟlity InstallaƟons, Trade Fixtures, furnishings, equipment and all personal property of Lessee. When possible, Lessee shall cause its Lessee Owned Altera Ɵons and UƟlity InstallaƟons, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee' s said property shall be assessed with Lessor's real property, Lessee shall pay Lessor the taxes a Ʃributable to Lessee's property within 10 days a Ōer receipt of a wriƩen statement seƫng forth the taxes applicable to Lessee's property.
11. U ƟliƟes and Services.
11.1 Lessee shall pay fo r all water, gas, heat, light, power, telephone, trash disposal and other uƟliƟes and services supplied to the Premises, together with any taxes thereon. If any such services are not separately metered or billed to Lessee, Lessee shall pay a reasonable propor Ɵon, to be determined by Lessor, of all charges jointly metered or billed. There shall be n o abatement of rent and Lessor shall not be liable in anyr e s p e ct whatsoever for the inadequacy, stoppage, interrupƟon or disconƟnuance of any uƟlity or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor's reasonable control or in cooperaƟon with governmental request or direcƟons.
11.2 Within fiŌeen days of Lessor's wriƩen request, Lessee agrees to deliver to Lessor such informa Ɵon, documents and/or authorizaƟon as Lessor needs in order for Lessor to comply with new or exisƟng Applicable Requirements relaƟng to commercial building energy usage, raƟngs, and/or the reporƟng thereof.
12. Assignment and Suble ƫng.
12.1 Lessor's Consent Required.
(a) Lessee shall not voluntarily or by opera Ɵon of law assign, transfer, mortgage or encumber (collecƟvely, "assign or assignment") or sublet all or any part of Lessee's interest in this Lease or in the Premises without Lessor's prior wriƩen consent. (b) Unless Lessee is a corpora Ɵon and its stock is publicly traded on a na Ɵonal stock exchange, a change in the control of Lessee shall cons Ɵtute an assignment requiring consent. The transfer , on a cumulaƟve basis, of 25% or more of the vo Ɵng control of Lessee shall cons Ɵtute a change in control for this purpose. (c) The involvement of Lessee or its assets in any transac Ɵon, or series of transacƟons (by way of merger, sale, acquisiƟon, financing, transfer, leveraged buyout or otherwise), whether or not af o r m a l a s s i g n m e nt or hypothecaƟon of this Lease or Lessee's assets occurs, which results or will result in ar e d u cƟon of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the Ɵme of the execuƟon of this Lease or at the Ɵme of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transacƟon or transacƟons consƟtuƟng such reducƟon, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. " Net Worth of Lessee" shall mean the net worth of Lessee (excluding any guarantors) established under generally accepted accounƟng principles. (d) An assignment or suble ƫng without consent shall, at Lessor's op Ɵon, be a Default curable aŌer noƟce per Paragraph 13.1(d), or a non curable Breach without the necessity of any no Ɵce and grace period. If Lesso r elects to treat such unapproved assignment or subleƫng as an oncurable Breach, Lessor may either:
(i) terminate this Lease, or (ii) upon 30 days wri Ʃen noƟce, increase the monthly Base Rent to 110% of the Base Rent then in e ffect. Further, in the event of such Breach and rental adjustment, (i) the purchase price of any op Ɵon to purchase the Premises held by Lessee shall be subject to similar adjustment to 110% of the price previously in effect, and (ii) all fixed and nonfixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent.
(e) Lessee's remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or injunc Ɵve relief. (f) Lesso r may reasonably withhold consent to ap r o p o s ed assignment or subleƫng if Lessee is in Default at the Ɵme consent is requested. (g) Notwithstanding the foregoing, allowing a de minimis por Ɵon of the Premises, i.e. 20 square feet or less, to be used by a third party vendor in connecƟon with the installaƟon of a vending machine or payphone shall not consƟtute a subleƫng.
12.2 Terms and CondiƟons Applicable to Assignment and Suble ƫng. (a) Regardles s of Lessor's consent, no assignment or subleƫng shall: (i) be e ffecƟve without the express wriƩen assumpƟon by such assignee or Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
11 Packet Pg. 63 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 8 of 15
sublessee of the obligaƟons of Lessee under this Lease, (ii) release Lessee of any obligaƟons hereunder, or (iii) alter the primary liability of Lessee fo r the payment of Rent or for the performance of any other obliga Ɵons to be performed by Lessee. (b) Lesso r may accept Rent or performance of Lessee's obligaƟons from any person other than Lessee pending approval or disapproval of an assignment.
Neither a delay in the approval or disapproval of such assign ment nor the acceptance of Rent or performance shall cons Ɵt u t ea w a i v e ro re s t o p p e l o fL e s s o r ' sr i g h tt o exercise its remedies for Lessee's Default or Breach.
(c) Lessor's consent to any assignment or suble ƫng shall not cons Ɵtute a consent to any subsequent assignment or suble ƫng. (d) I n the event of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for the performance of Lessee's obligaƟons under this Lease, including any assignee or sublessee, without first exhausƟng Lessor's remedies against any other person or enƟty responsible therefor to Lessor, or any security held by Lessor. (e) Each request for consent to an assignment or suble ƫng shall be in wriƟng, accompanied by informaƟon relevant to Lessor's determinaƟon as to the financial and operaƟonal responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modificaƟon of the Premises, if any, together with a fee of $500 as considera Ɵon for Lessor's considering and processing said request. Lessee agrees to provide Lessor with such other or addiƟonal informaƟon and/or documentaƟon as may be reasonably requested. (See als o Paragraph 36) (f) Any assignee of, or sublessee under, this Lease shall, by reason of accep Ɵng such assignment, entering into such sublease, or entering into possession of the Premises or any porƟon thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condiƟon and obligaƟon herein to be observed or performed by Lessee during the term of said assignment or sublease, other than such obliga Ɵons as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in wriƟng. (g) Lessor's consent to any assignment or suble ƫng shall not transfer to the assignee or sublessee any Op Ɵon granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in wriƟng. (See Paragrap h 39.2)
12.3 AddiƟonal Terms and CondiƟons Applicable to Suble ƫng. The following terms and condi Ɵons shall apply to any suble ƫng by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein:
(a) Lessee hereby assigns and transfers to Lessor all of Lessee's interest in all Rent payable on any sublease, and Lessor may collect such Rent and appl y same toward Lessee's obligaƟons under this Lease; provided, however, that unƟlaB r e a ch shall occur in the performance of Lessee's obligaƟons, Lessee may collect said Rent. In the event that the amount collected by Lessor exceeds Lessee's then outstanding obliga Ɵons any such excess shall be refunded to Lessee. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collecƟono fR e n t, be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee's obligaƟons to such sublessee. Lessee hereby irrevocably authorize s and directs any such sublessee, upon receipt of a wriƩen noƟce from Lessor sta Ɵng that a Breach exists in the performance of Lessee's obliga Ɵons under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upo n any such noƟce from Lessor and shall pay all Rents to Lessor without any obligaƟon or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. (b) I n the event of a Breach by Lessee, Lessor may, at its opƟon, require sublessee to aƩorn to Lessor, in which event Lessor shall undertake the obligaƟons of the sublessor under such sublease from the Ɵm eo ft h ee x e r c i s eo fs a i do pƟon to the expiraƟon of such sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. (c) Any ma Ʃer requiring the consent of the sublessor under a sublease shall also require the consent of Lessor. (d) N o sublessee shall further assign or sublet all or any part of the Premises without Lessor's prior wriƩen consent. (e) Lessor shall deliver a copy of any no Ɵce of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace period, if any, specified in such noƟce. The sublessee shall have a righ t of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee.
13. Default; Breach; Remedies.
13.1 Default; Breach.A" Default"i sd efined as a failure by the Lessee to comply with or perform any of the terms, covenants, condi Ɵons or Rules and RegulaƟons under this Lease. A " Breach"i s defined as the occurrence of one o r more of the following Defaults, and the failure of Lessee to cure such Default within any applicable grace period:
(a) The abandonmen t of the Premises; the vaca Ɵng of the Premises prior to the expiraƟon or terminaƟon of this Lease without providing ac o m m e r c i a l l y reasonable level of security, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or withou t providing reasonable assurances to minimize potenƟal vandalism; or failure to deliver to Lessor exclusive possession of the enƟre Premises in accordance herewith prior to the expiraƟon or terminaƟon of this Lease.
(b) The failure of Lessee t o make any payment of Rent or any Security Deposit required to be made by Lessee hereunder, whether to Lessor or to at h i rd party, when due, to provide reasonable evidence of insurance or surety bond, or to ful fill any obligaƟon under this Lease which endangers or threatens life or property, where such failure conƟnues for ap e r i od of 3 business days following wriƩen noƟce to Lessee. THE ACCEPTANCE BY LESSO R OF A PARTIAL PAYMENT OF
RENT OR SECURITY DEPOSIT SHALL NOT CONSTITUTE A WAIVER OF ANY OF LESSOR'S RIGHTS, INCLUDING LESSOR'S RIGHT TO RECOVER POSSESSION OF THE PREMISES.
(c) The failure of Lessee to allow Lessor and/or its agents acc ess to the Premises or the commission of waste, act or acts cons ƟtuƟng public or private nuisance, and/or an illegal acƟvity on the Premises by Lessee, where such acƟons conƟnue for ap e r i od of 3 business days following wriƩen noƟce to Lessee. I n the event that Lessee commits waste, a nuisance or an illegal ac Ɵvity a second Ɵme then, the Lessor may elect to treat such conduct as a non curable Breach rather than a Default.
(d) The failure by Lessee to provide (i) reasonable wri Ʃen evidence of compliance with Applicable Requirements, (ii) the service contracts, (iii) the rescission of an unauthorized assignment or subleƫng, (iv) an Estoppel CerƟficate or financial statements, (v) a requested subordinaƟon, (vi) evidence concerning any guaranty and/or Guarantor, (vii) any document requested under Paragraph 42, (viii) material safety data sheets (MSDS), or (ix) any other documenta Ɵon or informaƟon which Lessor may reasonably require of Lessee under the terms of this Lease, where any such failure conƟnues for ap e r i od of 10 days following wriƩen noƟce to Lessee.
(e) A Defaul t by Lessee as to the terms, covenants, condiƟons or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof, other than those described in subparagraphs 13.1(a), (b), (c) or (d), above, where such Default con Ɵnues for a period of 30 days a Ōer wriƩen noƟce; provided, however, that if the nature of Lessee's Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period and therea Ōer diligently prosecutes such cure to comple Ɵon. (f) The occurrence of any of the followin g events: (i) the makin g of any general arrangement or assignment for the benefit of creditors; (ii) becoming a "debtor"a s d efined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a pe ƟƟon filed against Lessee, the same is dismissed within 60 days); (iii) the appointment of a trustee or receiver to take possession of substanƟally all of Lessee's assets located at the Premises or of Lessee's interest in this Lease, where possession is not restored to Lessee within 30 days; or (iv) the a Ʃachment, execuƟon or other judicial seizure of substan Ɵally all of Lessee's assets located at the Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
12 Packet Pg. 64 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 9 of 15
Premises or of Lessee's interest in this Lease, where such seizure is not discharged within 30 days;p r o v i d e d, however, in the event that any provision of this subparagraph is contrary to any applicable law, such provision shall be of no force or e ffect, and not affect the validity of the remaining provisions. (g) The discovery tha t any financial statement of Lessee or of any Guarantor given to Lessor was materially false. (h) If the performance of Lessee's obliga Ɵons under this Lease is guaranteed: (i) the death of a Guarantor, (ii) the termina Ɵon of a Guarantor's liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor's becoming insolvent or the subject of a bankruptcy filing, (iv) a Guarantor's refusal to honor the guaranty, or (v) a Guarantor's breach of its guaranty obliga Ɵon on an anƟcipatory basis, and Lessee's failure, within 60 days following wriƩen noƟce of any suc h event, to provide wriƩen alternaƟve assurance or security, which, when coupled with the then exisƟng resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the Ɵme of execuƟon of this Lease.
13.2 Remedies. If Lessee fail s to perform any of its affirmaƟve duƟes or obligaƟons, within 10 days aŌer wriƩen noƟce (or in case of an emergency, without noƟce), Lessor may, at its opƟon, perform such duty or obliga Ɵon on Lessee's behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or governmental licenses, permits or approvals. Lessee shall pay t o Lessor an amount equal to 115% of the cost s and expenses incurred by Lessor in such performance upon receipt of an invoice therefor. In the event of a Breach, Lessor may, with or without further no Ɵce or demand, and without limi Ɵng Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach:
(a) Terminate Lessee's right to possession of the Premises by any lawful mean s, in which case this Lease shall terminate and Lessee shall immediately surrender possession to Lessor . In such event Lessor shall be enƟtled to recover from Lessee: (i) the unpai d Rent which had been earned at the Ɵme of terminaƟon; (ii) the worth at the Ɵme of award of the amount by which the unpaid rent which would have been earned a Ōer terminaƟon unƟlt h eƟme of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the wo rth at the Ɵme of award of the amount by which the unpaid rent for the balance of the term a Ōer the Ɵme of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment proximately caused by the Lessee's failure to perform its obligaƟons under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering possession of the Premises, expenses of rele ƫng, including necessary renovaƟon and alteraƟon of the Premises, reasonable aƩorneys' fees, and that porƟon of any leasing commission paid by Lessor in connecƟon with this Lease applicable to the unexpired term of this Lease. The worth at the Ɵme of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by discounƟng such amount at the discount r a t e o f t h eF e d e r a l R e s e r v eB a n ko f t h eD i s t r i ct within which the Premises are located at the Ɵme of award plus one percent. E fforts by Lessor to mi Ɵgate damages caused by Lessee's Breach of this Lease shall not waive Lessor's right to recover any damages to which Lessor is otherwise enƟtled. If termina Ɵon of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may reserve ther i g ht to recover all or any part thereof in as e p a r a t e s u i t . I fa noƟce and grace period required under Paragraph 13.1 was not previously given, a no Ɵce to pay rent or quit, or to perform or quit given to Lessee under the unlawful detainer statute shall also consƟtute the noƟce required by Paragraph 13.1. I n such case, the applicable grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall cons Ɵtute both an unlawful detainer and aB r e a ch of this Lease enƟtling Lessor to the remedies provided for in this Lease and/or by said statute. (b) Con Ɵnue the Lease and Lessee's right to possession and recover the Rent as it becomes due, in which event Lessee may sublet or assign, subject only to reasonable limitaƟons. Act s of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor's interests, shall not consƟtute a terminaƟon of the Lessee's right to possession.
(c) Pursue any othe r remedy now or hereaŌer available under the laws or judicial decisions of the state wherein the Premises are located. The expira Ɵon or terminaƟon of this Lease and/or the termina Ɵon of Lessee's right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to maƩers occurring or accruing during the term hereof or by reason of Lessee's occupancy of the Premises.
13.3 Inducement Recapture. Any agreement for free or abated rent or other charges, the cost of tenant improvements for Lessee paid for or performed by Lessor, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideraƟon for Lessee's entering into this Lease, all of which concessions are hereinaŌer referred to as "Inducement Provisions," shall be deemed condi Ɵoned upon Lessee's full and faithful performance of all of the terms, covenants and condiƟons of this Lease. Upo n Breach of this Lease by Lessee, any such Inducement Provision shall automaƟcally be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or considera Ɵon theretofore abated, given or paid by Lessor under such an Inducement Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance b y Lessor of rent or the cure of the Breach which ini Ɵated the operaƟon of this paragraph shall not be deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in wriƟng by Lessor at the Ɵme of such acceptance.
13.4 Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Suc h costs include, but are not limited to, processing and accounƟng charges, and late charges which may be imposed upon Lessor by any Lender. Accordingly, if any Rent shall not be received by Lessor within 5 days a Ōer such amount shall be due, then, without any requirement for noƟce to Lessee, Lessee shall immediately pay t o Lessor ao n eƟme late charge equal to 10% of each such overdue amount or $100, whichever is greater. The Par Ɵes hereby agree that such late charge represents a fair and reasonable es Ɵmate of the costs Lessor will incur by reason of such late payment.
Acceptance of such late charge by Lessor shall in no event consƟtute a waiver of Lessee's Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for 3 consecuƟve installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor's opƟon, become due and payable quarterly in advance.
13.5 Interest. Any monetary paymen t due Lessor hereunder, other than late charges, not received by Lessor, when due shall bear interest from the 31st day aŌer it was due. The interest (" Interest") charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by law. Interest is payable in addiƟon to the potenƟal late charge provided for in Paragraph 13.4.
13.6 Breach by Lessor.
(a) NoƟce of Breach. Lesso r shall not be deemed in breach of this Lease unless Lessor fails within a reasonable Ɵme to perform an obligaƟon required to be performed by Lessor. For purposes of this Paragraph, a reasonable Ɵme shall in no event be less than 30 days a Ōer receipt by Lessor, and any Lender whose name and address shall have been furnished to Lessee in wriƟng for such purpose, of wriƩen noƟce specifying wherein such obligaƟon of Lessor has not been performed; provided, however, that if the nature of Lessor's obligaƟon is such that more than 30 days are reasonably required for its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereaŌer diligently pursued to compleƟon. (b) Performance by Lessee on Behalf of Lessor . In the event that neither Lessor nor Lender cures said breach within 30 days a Ōer receipt of said no Ɵce, or if having commenced said cure they do not diligently pursue it to compleƟon, then Lessee may elect to cure said breach at Lessee's expense and offset from Rent the actual and reasonable cost to perform such cure, provided however, that such o ffset shall not exceed an amount equal to the greater of one month's Base Rent or the Security Deposit, reserving Lessee's right to seek reimbursement from Lessor for any such expense in excess of such offset. Lessee shall documen t the cost of said cure and supply said documenta Ɵon to Lessor.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
13 Packet Pg. 65 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 10 of 15
14. CondemnaƟon. If the Premises or any porƟon thereof are taken under the power of eminent domain or sold under the threat of the exercise of sai d power (collecƟvely "CondemnaƟon"), this Lease shall terminate as to the part taken as of the date the condemning authority takes Ɵtle or possession, whichever first occurs.
If more than 25% of the Premises, is taken by CondemnaƟon, Lessee may, at Lessee's opƟon, to be exercised in wriƟng within 10 days aŌer Lessor shall have given Lessee wriƩen noƟce of such taking (or in the absence of such no Ɵce, within 10 days a Ōer the condemning authority shall have taken possession) terminate this Lease as of the date the condemnin g authority takes such possession. If Lessee doe s not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the por Ɵon of the Premises remaining, except that the Base Rent shall be reduced in propor Ɵon to the reducƟon in uƟlity of the Premises caused by such CondemnaƟon. Condemna Ɵon awards and/or payments shall be the property of Lessor, whether such award shall be made a s compensaƟon for diminuƟon in value of the leasehold, the value of the part taken, or for severance damages; provided, however, that Lessee shall be en Ɵtled to any compensaƟon paid by the condemnor for Lessee's relocaƟon expenses, loss of business goodwill and/or Trade Fixtures, without regard to whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Altera Ɵons and UƟlity InstallaƟons made to the Premises by Lessee, for purposes of Condemna Ɵon only, shall be considered the property of the Lessee an d Lessee shall be enƟtled to any and all compensaƟon which is payable therefor. I n the event that this Lease is not terminated by reason of the CondemnaƟon, Lessor shall repair any damage to the Premises caused by such Condemna Ɵon.
15. Brokerage Fees.
15.1 AddiƟonal Commission .I na d d iƟon to the payments owed pursuant to Paragraph 1.9 above, Lessor agrees that: (a) if Lessee exercises any Op Ɵon, (b) if Lessee or anyone affiliated with Lessee acquires any rights to the Premises or other premises owned by Lessor and located within the same Project, if any, within which the Premises is located, (c) if Lessee remains in po ssession of the Premises, with the consent of Lessor, a Ōer the expiraƟon of this Lease, or (d) if Base Rent is increased, whether by agreement or operaƟon of an escalaƟon clause herein, then, Lessor shall pay Brokers af e ein accordance with the fee schedule of the Brokers in effect at the Ɵme the Lease was executed. The provisions of this paragraph are intende d to supersede the provisions of any earlier agreement to the contrary.
15.2 AssumpƟon of ObligaƟons. Any buye r or transferee of Lessor's interest in this Lease shall be deeme d to have assumed Lessor's obligaƟon hereunder.
Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.9, 15, 22 and 31.
15.3 RepresentaƟons and IndemniƟes of Broker RelaƟonships. Lessee an d Lessor each represent and warrant to the other that it has had no dealings with any person, firm, broker, agent or finder (other than the Brokers and Agents, if any) in connec Ɵon with this Lease, and that no one other than said named Brokers and Agents is enƟtled to any commission or finder's fee in connecƟon herewith. Lessee an d Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensaƟon or charges which may be claimed by any such unnamed broker , finder or other similar party by reason of an y dealings or acƟons of the indemnifying Party, including any costs, expenses, aƩorneys' fees reasonably incurred with respect thereto.
16. Estoppel CerƟficates.
(a) Each Party (as " Responding Party") shall within 10 days a Ōer wriƩen noƟce from the other Party (the " RequesƟng Party") execute, acknowledge and deliver to the RequesƟng Party a statement in wriƟng in form similar to the then most current "Estoppel CerƟficate" form published by AIR CRE, plus such addiƟonal informaƟon, confirmaƟon and/or statements as may be reasonably requested by the Reques Ɵng Party. (b) If the Respondin g Party shall fail to execute or deliver the Estoppel CerƟficate within such 10 day period, the RequesƟng Party may execute an Estoppel CerƟficate staƟng that: (i) the Lease is in full force and e ffect without modificaƟon except as may be represented by the RequesƟng Party, (ii) there are no uncured defaults in the RequesƟng Party's performance, and (iii) if Lessor is the RequesƟng Party, not more than one month's rent has been paid in advance.
ProspecƟve purchasers and encumbrancers may rely upon the RequesƟng Party's Estoppel Cer Ɵficate, and the Responding Party shall be estopped from denying the truth of the facts contained in said CerƟficate. I n addiƟon, Lessee acknowledges that any failureo n its part to provide such an Estoppel CerƟficate will expose Lessor to risks and potenƟally cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely di fficult to ascertain. Accordingly, should the Lessee fail to execute and/or deliver a requested Estoppel CerƟficate in a Ɵmely fashion the monthly Base Rent shall be automaƟcally increased, without any requirement for noƟce to Lessee, by an amount equal to 10% of the then exis Ɵng Base Rent or $100, whichever is greater for remainder of the Lease. The Par Ɵes agree that such increase in Base Rent represents fair and reasonable compensaƟon for the addiƟonal risk/costs that Lessor will incur by reason of Lessee's failure to provide the Estoppel CerƟficate. Such increase in Base Rent shall in no event cons Ɵtute a waiver of Lessee's Default or Breach with respect to the failure to provide the Estoppel CerƟficate nor prevent the exercise of any of the othe r rights and remedies granted hereunder. (c) If Lessor desires to finance, refinance, or sell the Premises, or any part thereof, Lessee and all Guarantors shall within 10 days a Ōer wriƩen noƟce from Lessor deliver to any potenƟal lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee's financial statements for the past 3 years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth.
17. De finiƟon of Lessor. The term "Lessor"a su s e dh e r e i ns h a l lm e a nt h eo w n e ro ro w n e r sa tt h eƟme in quesƟon of the fee Ɵtle to the Premises, or, if this is a sublease, of the Lessee's interest in the prior lease. I n the event of a transfer of Lessor's Ɵtle or interest in the Premises or this Lease, Lessor shall deliver to the transferee or assignee (in cash or by credit) any unused Security Deposit he ld by Lessor . Upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligaƟons and/or covenants under this Lease thereaŌer to be performed by the Lessor.
Subject to the foregoing, the obligaƟons and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove de fined.
18. Severability. The invalidity of any provision of this Lease, as determined by a court of competent jurisdicƟon, shall in no way affect the validity of any other provision hereof.
19. Days. Unless otherwise specifically indicated to the contrary, the word "days"a s used in this Lease shall mean and refer to calendar days.
20. Limita Ɵon on Liability. The obligaƟons of Lessor under this Lease shall not cons Ɵtute personal obligaƟons of Lessor, or its partners, members, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the saƟsfacƟon of any liability of Lessor with respect to this Lease, and shall not seek recourse against Lessor's partners, members, directors, o fficers or shareholders, or any of their personal assets for such sa ƟsfacƟon.
21. Time of Essence. Time is of the essence with respect to the performance of all obliga Ɵons to be performed or observed by the ParƟes under this Lease.
22. No Prior or Other Agreements; Broker Disclaimer . This Lease contains all agreements between the Par Ɵes with respect to any ma Ʃer menƟoned herein, and no other prior or contemporaneous agreement or understanding shall be effecƟve. Lesso r and Lessee each represents and warrants to the Brokers that it has made, and is relying solely upon, its own invesƟgaƟon as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Broker s have no responsibility with respect thereto or with respect to any default or breach hereof by either Party.
23. No Ɵces.
23.1 NoƟce Requirements.A l l n oƟces required or permiƩed by this Lease or applicable law shall be in wriƟng and may be delivered in person (by hand or by Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
14 Packet Pg. 66 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 11 of 15
courier) or may be sent by regular, cerƟfied or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, or by email, and shall be deemed sufficiently given if served in a manner speci fied in this Paragraph 23. The addresses noted adjacent to a Party's signature on this Lease shall be that Party's address for delivery or mailing of noƟces. Eithe r Party may by wriƩen noƟce to the other specify a different address for noƟce, except that upon Lessee's taking possession of the Premises, the Premises shall cons Ɵtute Lessee's address for no Ɵce. A copy of all no Ɵces to Lessor shall be concurrently transmi Ʃed to such party or parƟes at such addresses as Lessor may from Ɵme to Ɵme hereaŌer designate in wriƟng.
23.2 Date of NoƟce.A n y n oƟce sent by registered or cerƟfied mail, return receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sen t by regular mail the noƟce shall be deemed given 72 hours aŌer the same is addressed as required herein and mailed with postage prepaid. No Ɵces delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given 24 hours aŌer delivery of the same t o the Postal Service or courier. No Ɵces delivered by hand, or transmiƩed by facsimile transmission or by email shall be deemed delivered upon actual receipt. If no Ɵce is received on a Saturday, Sunday or legal holiday, it shall be deemed received on the next business day.
23.3 OpƟons. Notwithstanding the foregoing, in order to exercise any OpƟons (see paragraph 39), the NoƟce must be sent by CerƟfied Mail (return receipt requested), Express Mail (signature required), courier (signature required) or some other methodology that provides a receipt establishing the da te the noƟce was received by the Lessor.
24. Waivers.
(a) N o waiver by Lessor of the Default or Breach of any term, covenant or condiƟon hereof by Lessee, shall be deemed aw a i v er of any other term, covenant or condiƟon hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condi Ɵon hereof. Lessor's consent to, or approval of, any act shall not be deemed to render unnecessary the obtaining of Lessor's consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. (b) The acceptance of Ren t by Lessor shall not be a waiver of any Default or Breach by Lessee. Any paymen t by Lessee may be accepted by Lessor on account of monies or damages due Lessor, notwithstanding any qualifying statements or condi Ɵons made by Lessee in connec Ɵon therewith, which such statements and/or condiƟons shall be of no force or effect whatsoever unless specifically agreed to in wriƟng by Lessor at or before the Ɵme of deposit of such payment. (c) THE PARTIES AGREE THAT THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD TO ALL MATTERS RELATED THERETO AND HEREBY WAIVE THE PROVISIONS OF ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS LEASE.
25. Disclosures Regarding the Nature of a Real Estate Agency Rela Ɵonship. (a) Whe n entering into a discussion with ar e a l e s t a t ea g e nt regarding ar e a l e s t a t et r a n s a cƟon, aL e s s or or Lessee should from the outset understand what type of agency rela Ɵonship or representaƟon it has with the agent or agents in the transacƟon. Lesso r and Lessee acknowledge being advised by the Brokers in this transacƟon, as follows:
(i) Lessor's Agent. A Lessor' s agent under al i sƟng agreement with the Lessor acts as the agent for the Lessor only. A Lessor' s agent or subagent has the following affirmaƟve obligaƟons: To the Lessor:A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor . To the Lessee and the Lessor:( a ) D i l i g e nt exercise of reasonable skills and care in performance of the agent's duƟes. (b) A duty of hones t and fair dealing and good faith. (c) A duty t o disclose all facts known to the agent materially a ffecƟng the value or desirability of the property that are not known to, or within the diligent a ƩenƟon and observaƟon of, the ParƟes. A n agent is not obligated to reveal to either Party any confidenƟal informaƟon obtained from the other Party which does not involve the affirmaƟve duƟes set forth above.
(ii) Lessee's Agent.A n agent can agree to act as agent for t h eL e s s e eo n l y . In these situaƟons, the agent is not the Lessor's agent, even if by agreement the agent may receive compensaƟon for services rendered, either in full or in part from the Lessor . An agent ac Ɵng only for a Lessee has the following affirmaƟve obligaƟons. To the Lessee:A fiduciary duty of utmos t care, integrity, honesty, andl o y a l t yin dealings with the Lessee. To the Lessee and the Lessor:( a ) Diligent exercise of reasonable skills and care in performance of the agent's du Ɵes. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecƟng the value or desirability of the property that are not known to, or within the diligent aƩenƟon and observaƟon of, the ParƟes.
An agent is not obligated to reveal to either Party any con fidenƟal informaƟon obtained from the other Party which does not involve the a ffirmaƟve duƟes set forth above.
(iii) Agent RepresenƟng Both Lessor and Lessee. A real estate agent, either ac Ɵng directly or through one or more associate licensees, can legally be the agent of both the Lessor and the Lessee in at r a n s a cƟon, but only with the knowledge and consent of both the Lessor and the Lessee. I n a dual agency situaƟon, the agent has the following a ffirmaƟve obligaƟons to both the Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. (b) Othe r duƟes to the Lessor and the Lessee as stated above in subparagraphs (i) or (ii). I n represenƟng both Lessor and Lessee, the agent may not, without the express permission of the respec Ɵve Party, disclose to the other Party confidenƟal informaƟon, including, but not limited to, facts rela Ɵng to either Lessee's or Lessor's financial posiƟon, moƟvaƟons, bargaining posiƟon, or other personal informaƟon that may impact rent, including Lessor's willingness to accept a rent less than the lis Ɵng rent or Lessee's willingness to pay rent greater than the rent o ffered. The above du Ɵes of the agent in a real estate transac Ɵon do not relieve a Lessor or Lessee from the responsibility t o protect their own interests. Lesso r and Lessee should carefully read all agreements to assure that they adequately express their understanding of the transacƟon. A real estate agent is a person quali fied to advise about real estate. If legal or tax advice is desired, consult ac o m p e t e nt professional. Bot h Lessor and Lessee should strongly consider obtaining tax advice from a competent professional because the federal and state tax consequences of a transacƟon can be complex and subject to change. (b) Broker s have no responsibility with respect to any default or breach hereof by either Party. The Par Ɵes agree that no lawsuit or other legal proceeding involving any breach of duty, error or omission rela Ɵng to this Lease may be brought against Broker more than one year a Ōer the Start Date and that the liability (including court costs and aƩorneys' fees), of any Broker with respect to any such lawsuit and/or legal proceeding shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitaƟon on each Broker's liability shall not be applicable to any gross negligence or willful misconduct of such Broker .
(c) Lessor and Lessee agree to iden Ɵfy to Brokers as "ConfidenƟal" any communicaƟon or informaƟon given Brokers that is considered by such Party to be confidenƟal.
26. No Right To Holdover . Lessee has no right to retain possession of the Premises or any part thereof beyond the expira Ɵon or terminaƟon of this Lease. At or prior to the expiraƟon or terminaƟon of this Lease Lessee shall delive r exclusive possession of theP r e m i s es to Lessor . For purposes of this provision and Paragraph
13.1(a), exclusive possession shall mean that Le ssee shall have vacated the Premises, removed all of its personal property therefrom and that the Pre mises have been returned in the condiƟon specified in this Lease. I n the event that Lessee does not deliver exclusive possession to Lessor as specified above, then Lessor's damages during any holdover period shall be computed at the amount of the Rent (as de fined in Paragraph 4.1) due during the last full month before the expira Ɵon or terminaƟon of this Lease (disregarding any temporary abatement of Rent that may have been in effect), but with Base Rent being 150% of the Base Rent payable during such last full month. Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
15 Packet Pg. 67 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 12 of 15
27. CumulaƟve Remedies. No remedy or elecƟon hereunder shall be deemed exclusive but shall, wherever possible, be cumulaƟve with all other remedies at law or in equity.
28. Covenants and CondiƟons; ConstrucƟon of Agreement. All provisions of this Lease to be observed or performed by Lessee are bot h covenants and condiƟons.
In construing this Lease, all headings and Ɵtles are for the convenience of the Par Ɵes only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural an d vice versa. Thi s Lease shall not be construed as if prepared by one of the Par Ɵes, but rather according to its fair meaning as a whole, as if both Par Ɵes had prepared it.
29. Binding Effect; Choice of Law. This Lease shall be binding upon the ParƟes, their personal representaƟves, successors and assigns and be governed by the laws of the State in which the Premises are located. Any li ƟgaƟon between the ParƟes hereto concerning this Lease shall be ini Ɵated in the county in which the Premise s are located. Signature s to this Lease accomplished by means of electronic signature or similar technology shall be legal an d binding.
30. Subordina Ɵon; AƩornment; NonDisturbance.
30.1 SubordinaƟon.T h is Lease and any OpƟon granted hereby shall be subjec t and subordinate to anyg r o u nd lease, mortgage, deed of trust, or other hypothecaƟon or security device (collec Ɵvely, "Security Device"), now or herea Ōer placed upon the Premises, to any and all advances made on the security thereof, and to all renewals, modificaƟons, and extensions thereof. Lessee agree s that the holders of any such Security Devices (in this Lease together referred to as "Lender") shall have no liability or obligaƟon to perform any of the obliga Ɵons of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Op Ɵon granted hereby superior to the lien of its Security Device by giving wriƩen noƟce thereof to Lessee, whereupon this Lease and such OpƟons shall be deemed prior to such Security Device, notwithstanding the rela Ɵve dates of the documentaƟon or recordaƟon thereof.
30.2 AƩornment.I n the event that Lessor transfers Ɵtle to the Premises, or the Premises are acquired by another upon the foreclosure or terminaƟon of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non disturbance provisions of Paragraph 30.3, aƩorn to such new owner, and upon request, enter into an ew lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the elecƟon of the new owner, this Lease will automa Ɵcally become a new lease between Lessee and such new owner, and (ii) Lessor shall therea Ōer be relieved of any further obligaƟons hereunder and such new owner shall assume all of Lessor' s obligaƟons, except that such new owner shall not: (a) be liable fo r any act or omission of any prior lessor or with respect to events occurring prior to acquisi Ɵon of ownership; (b) be subject to any o ffsets or defenses which Lessee might have against any prior lessor, (c) be bound by prepayment of more than one month's rent, or (d) be liable for the return of any security deposit paid to any prior lessor which was not paid or credited to such new owner .
30.3 NonDisturbance.W i th respect to Security Devices entered into by Lessor aŌer the execuƟon of this Lease, Lessee's subordinaƟon of this Lease shall be subject to receiving ac o m m e r c i a l l yr e a s o n a b l en ondisturbance agreement (a "NonDisturbance Agreement") from the Lender which NonDisturbance Agreement provides that Lessee's possession of the Premises, and this Lease, including any op Ɵons to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and aƩorns to the record owner of the Premises.
30.4 SelfExecuƟng. The agreements contained in this Paragraph 30 shall be e ffecƟve without the execuƟon of any further documents; provided, however, that, upon wriƩen request from Lessor or a Lender in connecƟon with as a l e, financing or refinancing of the Premises, Lessee and Lessor shall execute such further wriƟngs as may be reasonably required to separately document any subordina Ɵon, aƩornment and/or NonDisturbance Agreement provided for herein.
31. AƩorneys' Fees. If any Party or Broker brings an acƟon or proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereaŌer defined) in any such proceeding, ac Ɵon, or appeal thereon, shall be en Ɵtled to reasonable aƩorneys' fees. Such fees may be awarded in the same suit or recovered in as e p a r a t e s u i t, whether or not such acƟon or proceeding is pursued to decision or judgment. The term , "Prevailing Party" shall include, without limita Ɵon, a Party or Broker who substanƟally obtains or defeats the relief sought, as the case may be, whether by compromise, seƩlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. T hea Ʃorneys' fees award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all a Ʃorneys' fees reasonably incurred. In addi Ɵon, Lessor shall be enƟtled to aƩorneys' fees, costs and expenses incurred in the preparaƟon and service of noƟces of Default and consultaƟons in connecƟon therewith, whether or not a legal acƟon is subsequently commenced in connecƟon with such Default or resul Ɵng Breach ($200 is a reasonable minimum per occurrence for such services and consulta Ɵon).
32. Lessor's Access ; Showing Premises; Repairs. Lessor and Lessor's agents shall have the righ t to enter the Premises at any Ɵme, in the case of a n emergency, and otherwise at reasonable Ɵmes aŌer reasonable prior noƟce for the purpose of showing the same to prospec Ɵve purchasers, lenders, or tenants, and making such alteraƟons, repairs, improvements or addiƟons to the Premises as Lessor may deem necessary or desirable and the erecƟng, using and maintaining of uƟliƟes, services, pipes and conduits through the Premises and/or other premises as long as there is no material adverse e ffect on Lessee's use of the Premises. All such acƟviƟes shall be without abatement of rent or liability to Lessee.
33. Auc Ɵons. Lessee shall not conduct, nor permit to be conducted, any auc Ɵon upon the Premises without Lessor's prior wri Ʃen consent. Lessor shall not b e obligated to exercise any standard of reasonableness in determining whether to permit an aucƟon.
34. Signs. Lessor may place on the Premises ordinary "For Sale" signs at any Ɵme and ordinary "For Lease" signs during the last 6 months of the term hereof. Except for ordinary "For Sublease" signs, Lessee shall not place any sign upon the Premises without Lessor's prior wriƩen consent. All sign s must comply with all Applicable Requirements.
35. TerminaƟon; Merger. Unless specifically stated otherwise in wriƟng by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual terminaƟon or cancellaƟon hereof, or a terminaƟon hereof by Lessor for Breach by Lessee, shall automa Ɵcally terminate any sublease or lesser estate in the Premises; provided, however, that Lessor may elect to conƟnue any one o r all exisƟng subtenancies. Lessor' s failure within 10 days following any such event to elect to the contrary by wriƩen noƟce to the holder of any such lesser interest, shall cons Ɵtute Lessor's elecƟon to have such event consƟtute the terminaƟon of such interest.
36. Consents. All requests for consent shall be in wriƟng. Excep t as otherwise provided herein, wherever in this Lease the consent of a Party i s required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor's actual reasonable costs and expenses (including but not l imited to architects', aƩorneys', engineers' and other consultants' fees) incurred in the consideraƟon of, or response to, ar e q u e st by Lessee for any Lessor consent, including but not limited to consents to an assignment, a suble ƫng or the presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and supporƟng documentaƟon therefor. Lessor' s consent to any act, assignment or subleƫng shall not consƟtute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then exis Ɵng Default or Breach, except as may be otherwise speci fically stated in wriƟng by Lessor at the Ɵme of such consent. The failure t o specify herein any parƟcular condiƟon to Lessor's consent shall not preclude the imposiƟon by Lessor at the Ɵme of consent of such further or other condi Ɵons as are then reasonable with reference to the par Ɵcular maƩer for which consent is being given. In the event that either Party disagrees with any determinaƟon made by the other hereunder and reasonably requests the reasons for such determinaƟon, the determining party shall furnish Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
16 Packet Pg. 68 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 13 of 15
its reasons in wriƟng and in reasonable detail within 10 business days following such request.
37. Guarantor.
37.1 ExecuƟon. The Guarantors , if any, shall each execute a guaranty in the form most recently published by AIR CRE.
37.2 Default. It shall cons Ɵtute a Default of the Lessee if any Guarantor fails or refuses, upon request to provide: (a) evidence of the execu Ɵon of the guaranty, including the authority of the party signin g on Guarantor's behalf to obligate Guarantor, and in the case of a corporate Guarantor, ac e rƟfied copy of a resolu Ɵon of its board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel CerƟficate, or (d) wriƩen confirmaƟon that the guaranty is sƟll in effect.
38. Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, condi Ɵons and provisions on Lessee's part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof.
39. Op Ɵons. If Lessee is granted any OpƟon, as defined below, then the following provisions shall apply.
39.1 DefiniƟon." OpƟon" shall mean: (a) the righ t to extend or reduce the term of o r renew this Lease or to extend or reduce the term of o r renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase, the right of first offer to purchase or the right of first refusal to purchase the Premises or other property of Lessor .
39.2 OpƟons Personal To Original Lessee.A n y O pƟon granted to Lessee in this Lease is personal to the original Lessee, and cannot be assigned or exercised b y anyone other than said original Lessee and only while the original Lessee i s in full possession of the Premises and, if requested by Lessor, with Lessee cerƟfying that Lessee has no intenƟon of thereaŌer assigning or subleƫng.
39.3 MulƟple OpƟons.I n the event that Lessee has any mulƟple OpƟons to extend or renew this Lease, al a t er OpƟon cannot be exercised unless the prior OpƟons have been validly exercised.
39.4 Effect of Default on OpƟons.
(a) Lessee shall have no right to exercise an Op Ɵon: (i) during the period commencing with the giving of any no Ɵce of Default and conƟnuing unƟls a i d Default is cured, (ii) during the period of Ɵme any Rent is unpaid (without regard to whether noƟce thereof is given Lessee), (iii) during the Ɵme Lessee is in Breach of this Lease, or (iv) in the event that Lessee has been given 3 or more no Ɵces of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the OpƟon.
(b) The period of Ɵme within which an Op Ɵon may be exercised shall not be extended or enlarged by reason of Lessee's inability to exercise an Op Ɵon because of the provisions of Paragraph 39.4(a).
(c) A n OpƟon shall terminate and be of no further force or effect, notwithstanding Lessee's due and Ɵmely exercise of the OpƟon, if, aŌer such exercise and prior to the commencement of the extended term or comple Ɵon of the purchase, (i) Lessee fails to pay Rent for a period of 30 days a Ōer such Rent becomes due (without any necessity of Lesso r to give noƟce thereof), or (ii) if Lessee commits aB r e a ch of this Lease.
40. Mul Ɵple ProperƟes. If the Premises are a part of a group of proper Ɵes controlled by Lessor, Lessee agrees that it will abide by and conform to all reasonable rules and regulaƟons which Lessor may make from Ɵme to Ɵme for the management, safety, and care of said properƟes, including the care and cleanliness of the grounds and including the parking, loading and unloading of vehicles, and to cause its employees, suppliers, shippers, customers, contractors and i n v i t e e st os oa b i d e and conform. Lessee als o agrees to pay its fair share of common expenses incurred in connecƟon withs u ch rules and regulaƟons.
41. Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard service or other security measures, and that Lessor shall have no obligaƟon whatsoever to provide same. Lessee assume s all responsibility for the protecƟon of the Premises, Lessee, its agents and invitees and their property from the acts of third par Ɵes.
42. ReservaƟons. Lesso r reserves to itself the right, from Ɵme to Ɵme, to grant, without the consent or joinder of Lessee, such easements, rights and dedicaƟons that Lessor deems necessary, and to cause the recordaƟon of parcel maps and restric Ɵons, so long as such easements, rights, dedica Ɵons, maps and restricƟons do not unreasonably interfere with t h eu s eo ft h eP r e m i s es by Lessee. Lessee agree s to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedicaƟon, map or restricƟons.
43. Performance Under Protest. If at any Ɵme a dispute shall arise a s to any amount or sum of money to be paid by one Party to the other under the provisions hereof, the Party against whom the obligaƟon to pay the money is asserted shall have the right to make payment "under protest" and such payment shall not be regarded as a voluntary payment and there shall survive the righ t on the part of said Party to insƟtute suit for recovery of such sum. If i t shall be adjudged that there was no legal obligaƟon on the part of said Party to pay such sum or any part thereof, said Party shall be en Ɵtled to recover such sum or so much thereof as it was not legally required to pay. A Party wh o does not iniƟate suit for the recovery of sum s paid "under protest" within 6m o n t hs shall be deemed to have waived its right to protest such payment.
44. Authority; MulƟple ParƟes; ExecuƟon.
(a) If either Party hereto is a corpora Ɵon, trust, limited liability company, partnership, or similar en Ɵty, each individual execuƟng this Lease on behalf of such enƟty represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Eac h Party shall, within 30 days aŌer request, deliver to the other Party sa Ɵsfactory evidence of such authority. (b) If thi s Lease is executed by more than one person or enƟty as "Lessee", each such person or enƟty shall be jointly an d severally liable hereunder . It is agreed that any one of the named Lessees shall be empowered to execute any amen dment to this Lease, or other document ancillary thereto and bind all of th e named Lessees, and Lessor m a yr e l yon the same as if all of the name d Lessees had executed such document. (c) This Lease may be executed by the Par Ɵes in counterparts, each of which shall be deemed an original and all of which together shall cons Ɵtute one and the same instrument.
45. Con flict. Any conflict between the printed provisions of this Lease and the typewri Ʃen or handwriƩen provisions shall be controlled by the typewriƩen or handwriƩen provisions.
46. O ffer. Prepara Ɵon of this Lease by either Party or their agent and submission of same to the other Party shall not be deemed an o ffer to lease to the other Party. Thi s Lease is not intended to be binding unƟle x e c u t ed and delivered by all ParƟes hereto.
47. Amendments. This Lease may be modi fied only in wriƟng, signed by the Par Ɵes in interest at the Ɵme of the modificaƟon. As long as they do not materially change Lessee's obligaƟons hereunder, Lessee agrees to make such reasonable nonmonetary modificaƟons to this Lease as may be reasonably required by a Lender in connecƟon with the obtaining of normal financing or refinancing of the Premises.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
17 Packet Pg. 69 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 14 of 15
48. Waiver of Jury Trial. THE PARTIES HEREBY WAIVE THEIR RESPECTIVE RIGHTS TO TRIA L BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT.
49. Arbitra Ɵon of Disputes. An Addendum requiring the Arbitra Ɵon of all disputes between the Par Ɵes and/or Brokers arising out of this Lease is is not aƩached to this Lease.
50. Accessibility; Americans with DisabiliƟes Act.
(a) The Premises:
have not undergone an inspec Ɵon by a CerƟfied Access Specialist (CASp). Note: A Cer Ɵfied Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construc Ɵonrelated accessibility standards under state law. Although state law does not require a CASp inspecƟon of the subject premises, the commercial property owne r or lessor may not prohibit the lessee or tenant from obtaining aC A S pi n s p e cƟon of the subject premises for the occupancy or poten Ɵal occupancy of the lessee or tenant, if requested by the lessee or tenant. The par Ɵes shall mutually agree on the arrangements for the Ɵme and manner of the CASp inspec Ɵon, the payment of the fee for the CASp inspecƟon, and the cost of making any repairs necessary to correct violaƟons of construcƟonrelated accessibility standards within the premises. have undergone an inspecƟon by a CerƟfied Access Specialist (CASp) and it was determined that the Premises met all applicable construc Ɵonrelated accessibility standards pursuant to California Civil Code §55.51 et seq. Lessee acknowledges that it received a copy of the inspec Ɵon report at least 48 hours prior to execu Ɵng this Lease and agrees to keep such report confidenƟal.
have undergone an inspecƟon by a CerƟfied Access Specialist (CASp) and it was determined that the Premises did not meet all applicable construc Ɵonrelated accessibility standards pursuant to California Civil Code §55.51 et seq. Lessee acknowledge s that it received ac o p y o ft h e i n s p e cƟon report at least 48 hours prior to execuƟng this Lease and agrees to keep such report con fidenƟal except as necessary to complete repairs and correc Ɵons of violaƟons of construcƟon related accessibility standards.
In the event that the Premises have been issued an inspec Ɵon report by a CASp the Lessor shall provide a copy of the disability access inspec Ɵon cerƟficate to Lessee within 7d a ys of the execuƟon of this Lease.
(b) Since compliance with the Americans with Disabili Ɵes Act (ADA) and other state and local accessibility statutes are dependent upon Lessee's speci fic use of the Premises, Lessor makes no warranty or representaƟon as to whether or not the Premises comply with ADA or any similar legislaƟon. I n the event that Lessee's use of the Premises requires modi ficaƟons or addiƟons to the Premises in order to be in compliance with ADA or other accessibility statutes, Lessee agrees to make any such necessary modificaƟons and/or addiƟons at Lessee's expense.
LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EAC H TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT , AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES.
AT TENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY AIR CRE OR BY ANY BROKER AS TO THE LEGAL SUFFICIENCY , LEGAL EFFECT , OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO :
1. SEEK ADVICE OF COUNSEL AS TO THE LEGA L AND TAX CONSEQUENCES OF THIS LEASE.
2. RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDIT ION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE CONDITION AND THE SUITABILITY OF THE PREMISES FOR LESSEE'S INTENDED USE.
WARNING
: IF THE PREMISES ARE LOCATED IN AS T A T EO T H ER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE MAY NEED TO BE REVISED TO COMPLY WITH T H EL A W SO FT H E S T A T EI NW H I C H T H EP R E M I S E S A R EL O C A T E D .
The parƟes hereto have executed this Lease at the place and on the dates specified above their respecƟve signatures.
Executed at:
On:
By LESSOR:
Steve Nash and Dennis Ryan
By:
Name Printed: Steve Nash
Title:
Phone:
Fax:
Email:
By:
Name Printed: Dennis Ryan
Title:
Phone:
Fax:
Email:
Address:
Executed at:
On:
By LESSEE:
City of Palo Alto
By:
Name Printed: Ed Shikada
Title: City Manager
Phone:
Fax:
Email:
By:
Name Printed: Caio Arellano
Title: Chief Assistant City Attorney
Phone:
Fax:
Email:
Address:
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F 8/27/2024
Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
18 Packet Pg. 70 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM LG15.23, Revised 10222020 Page 15 of 15
Federal ID No.: Federal ID No.:
BROKER
Avison Young
AƩn: Brian Mason
Title: Principal
Address: 229 Forest Avenue, Suite 200, Palo
Alto, CA 94301
Phone: 650-425-6420
Fax:
Email: [email protected]
Federal ID No.: 32-0372343
Broker DRE License #: 01914446
Agent DRE License #: 01229363
BROKER
AƩn:
Title:
Address:
Phone:
Fax:
Email:
Federal ID No.:
Broker DRE License #:
Agent DRE License #:
AIR CRE * h Ʃps://www.aircre.com * 213 6878777 * [email protected] NOTICE: No part of these works may be reproduced in any form without permission in wriƟng.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
19 Packet Pg. 71 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2017 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM ADD1.03, Revised 10222020 Page 1 of 2
ADDENDUM TO LEASE
Date: July 31, 2024
By and Between
Lessor: Steve Nash and Dennis Ryan
Lessee: City of Palo Alto
Property Address: 975 Terra Bella Avenue, Mountain View, CA 94043 (street address, city, state, zip)
Paragraph:
In the event of any conflict between the provisions of this Addendum and the printed provisions of the Lease, this Addendum shall control.
AIR CRE * h Ʃps://www.aircre.com *2 1 36878777 * contracts@aircre .com NOTICE: No part of these works may be reproduced in any form without permission in wri Ɵng.
51. RENEWAL OPTION:T e n a nt shall have one (1) option to renew the Lease for a period of four (4) months at the same Rent.T e n a nt must give written notice no later than 15 daysf r om the Lease Expiration Date.
52.L A N D L O RD TENANT IMPROVEMENTS:L a n d l o r dat Landlord’s sole cost and expense shall deliver the property cleaned, all materials removed, al l utilities and affixed equipment in good condition and the building water-tight and in good condition.
53.T E N A N TI M P R O V E M E N TS:T e n a nt at Tenant’s sole cost and expense shall have the ability to make cosmetic, non-structural alterations to the inside of the Premises that do not affect the building systems.
54. SIGNS:L e s s ee shall install Lessee’s signage on the exterior of the Building and monument at Lessee’s expense.T h i ss h a ll be subject to the Owners sign policy and the City of Mountain View.
55.PARKING: Lessee shall be able to park on the street as available and shall have the exclusive use of the secure yard and driveway.
56. FIRST RIGHT O F REFUSAL: Lessee shall have the option at any time during the term or any extension thereof to exercise its right to purchase the property at a mutually agreeable price.I f Lessor shall have received an acceptable bona fide offer to purchase the property during the lease term or any extension thereof Lessor shall give written notice of its intent to sell to Lessee, together with an executed copy of the offer setting forth all of the terms of the proposed purchase and identifying the prospective purchaser. Lessee shall then have an option exercisable in writing for a period of ten (10) dayst o purchase the property from Lessor on the same terms and conditions as se t forth in the offer.
57. SELF-INSURED:L e s s ee is self-insured. Lessee shall deliver evidence of self-insured coverage for general liability,b o d i ly injury,a n dproperty damage ,a n dL a n d l o r dagrees to accept such evidence in lieu of the policies required by Paragraph 8(a).
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
20 Packet Pg. 72 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2017 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM ADD1.03, Revised 10222020 Page 2 of 2
58. INDEMNITY:T ot he extent permitted by law, Lessor agrees to protect, defend, hold harmless and indemnify City,i t sC i ty Council, commissions, officers, a gents, volunteers, and em ployees from and against any claim, injury,l i a b i l i ty, loss, cost, and/or ex pense or damage, however same may be caused, including all costs and reasonable attorney's fees i n providing a defense to any claim arising therefrom for which City shall become legally liable arising from Lessor's sole or active negligence with respect to or in any way connected with this Lease.L e s s ee shall give the ( l e s s o ro ro w n e r ) immediate notice of any claim or liability hereby indemnified against.T h i si n d e m n i ty shall be in addition to the Hazardous Materials indemnity contained in this Lease and shall survive shall survive the expiration of or early termination of the Lease Term.
59. DISPUTE RESOLUTION:
59.1 Unless otherwise mutually agreed to, an y controversies between Lessee and Lessor regarding the construction or application of this Lease, and claims arisin g out of this Lease or its breach shall be submitted to mediation within thirty (30) dayso f the written request of one Party after the service of that request on the other Party.
59.2 The Parties may agree on one mediator. If they cannot agree on one mediator, the Party demanding mediation shall request the Superior Court of Santa Clara County to appoint a mediator. The mediation meeting shall not exceed one day (eight (8) hours). The Parties may agree to extend the time allowed for mediation under this Leas e.
59.3 The costs of mediation shall be borne by the Parties equally.
59.4 Mediation under this section is a condition precedent to filing an action in any court.I n the event of litigation arising out of any dispute related to this Lease, th e costs of mediation shall not be recoverable by the Prevailing Party as part of any attorneys’ fees awarded under Paragraph 31 of this Lease.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
21 Packet Pg. 73 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM AD3.01, Revised 10222020 Page 1 of 4
DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP
(As required by the Civil Code)
When you enter into a discussion with a real estate agent regarding a real estate transac Ɵon, you should from the outset understand what type of agency rela Ɵonship or representaƟon you wish to have with the agent in the transacƟon.
SELLER'S AGENT
AS e l l e r 's agent under al i sƟng agreement with the Seller acts as the agent for the Seller only. A Seller' s agent or as u b a g e nt of that agent has the following affirmaƟve obligaƟons:
To the Seller: A fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with the Seller .
To the Buyer and the Seller:
(a) Diligen t exercise of reasonable skill and care in performance of the agent's duƟes. (b) A duty of honest and fair dealing and good faith.
(c) A duty t o disclose all facts known to the agent materially affecƟng the value or desirability of the property tha t are not known to, or within the diligent aƩenƟon and observaƟon of, the parƟes.
An agent is not obligated to reveal to either party any confidenƟal informaƟon obtained from the other party that does not involve the affirmaƟve duƟes set forth above.
BUYER'S AGENT
A Buyer's agent can, with a Buyer's consent, agree to act as agent for the Buyer only. In these situa Ɵons, the agent is not the Seller's agent, even if by agreement the agent may receive compensaƟon for services rendered, either in full or in part from the Seller . An agent acƟng only for aB u y er has the following affirmaƟve obligaƟons:
To the Buyer: A fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with theB u y e r .
To the Buyer and the Seller:
(a) Diligen t exercise of reasonable skill and care in performance of the agent's duƟes. (b) A duty of honest and fair dealing and good faith.
(c) A duty t o disclose all facts known to the agent materially affecƟng the value or desirability of the property tha t are not known to, or within the diligent aƩenƟon and observaƟon of, the parƟes.
An agent is not obligated to reveal to either party any confidenƟal informaƟon obtained from the other party that does not involve the affirmaƟve duƟes set forth above.
AGENT REPRESENTING BOTH SELLER AND BUYER
Ar e a l e s t a t ea g e n t , e i t h e ra cƟng directly or through one or more salesperson and broker associates, can legally be the agent of both the Seller and the Buyer in a transacƟon, but only with the knowledge and consent of both the Seller and the Buyer .
In a dual agency situa Ɵon, the agent has the following affirmaƟve obligaƟons to both the Seller and the Buyer:
(a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either the Seller or the Buyer. (b) Other du Ɵes to the Seller and the Buyer as stated above in their respec Ɵve secƟons.
In represenƟng both Seller and Buyer, a dual agent may not, without the express permission of the respecƟve party, disclose to the other party confidenƟal informaƟon, including, but not limited to, facts rela Ɵng to either the Buyer's or Seller's financial posiƟon, moƟvaƟons, bargaining posiƟon, or other personal informaƟon that may impact price, including the Seller's willingness to accept ap r i c el e ss than the lisƟng price or the Buyer's willingness to pay a price greate r than the price offered.
SELLER AND BUYER RESPONSIBILITIES
Either the purchase agreement or a separate document will contain a con firmaƟon of which agent is represen Ɵng you and whether that agent is represenƟng you exclusively in the transacƟon or acƟng as a dual agent. Please pay a ƩenƟon to that confirmaƟon to make sure it accurately reflects your understanding of your agent's role. The above du Ɵes of the agent in a real estate transac Ɵon do not relieve a Seller or Buyer from the responsibility to protect his or her own interests. You should carefully read all agreements to assure that they adequately express your understanding of the transacƟon. A real estate agen t is ap e r s on qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional. If you are a Buyer, you have the duty to exercise reasonable care to pro tect yourself, including as to those facts about the property which are known to you or within your diligent aƩenƟon and observaƟon. Bot h Sellers and Buyers should strongly consider obtaining tax advice from a competent professional because the federal and state tax consequences of a transac Ɵon can be complex and subject to change.
Throughout your real property transacƟon you may receive more than one disclosure form, depending upon the number of agents assis Ɵng in the transacƟon. The law requires each agent with whom you have more than ac a s u a lr e l aƟonship to present you with this disclosure form. Yo u should read its contents each Ɵme it is presented to you, considering the relaƟonship between you and the real estate agent in your speci fict r a n s a cƟon. This disclosure form includes the provisions o f SecƟons 2079.13 to 2079.24, inclusive, o f the Civil Code set forth on page 2. Read it carefully. I/WE ACKNOWLEDGE RECEIPT OF AC O PY OF THIS DISCLOSURE AND THE PORTIONS OF THE CIVIL CODE PRINTED ON THE BACK (OR A SEPARATE PAGE).
Buyer Seller Lessor Lessee Date:
Buyer Seller Lessor Lessee Date:
Agent: Avison Young DRE Lic. #: 01914446
Real Estate Broker (Firm)
By: Brian Mason DRE Lic. #: 01229363 Date:
(Salesperson or BrokerAssociate)
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
22 Packet Pg. 74 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM AD3.01, Revised 10222020 Page 2 of 4
THIS FORM HAS BEEN PREPARED BY AIR CRE. N O REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ADEQUACY OF THIS FORM FOR ANY SPECIFIC TRANSACTION. PLEASE SEEK LEGAL COUNSEL AS TO THE APPROPRIATENESS OF THIS FORM.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
23 Packet Pg. 75 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM AD3.01, Revised 10222020 Page 3 of 4
DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP
CIVIL CODE SECTIONS 2079.13 THROUGH 2079.24 (2079.16 APPEARS ON THE FRONT) 2079.13.A s u s e di n S e cƟons 2079.7 and 2079.14 to 2079.24, inclusive, the following terms have the following meanings:
(a) “Agent ” means ap e r s on acƟng under provisions of Title 9 (commencin g with SecƟon 2295) in a real property transac Ɵon, and includes ap e r s on who is licensed as a real estate broker under Chapter 3 (commencing with Sec Ɵon 10130) of Part 1 of Division 4 of the Business and Professions Code, and under whose license a lis Ɵng is executed or an offer to purchase is obtained. The agen t in the real property transac Ɵon bears responsibility for that agent's salespersons or broker associates who perform as agents of the agent. When a salesperson or broker associate owes a duty to any principal, or to any buyer or seller who is not a principal, in a re al property transacƟon, that duty i s equivalent to the duty owe d to that party by the broke r for whom the salesperso n or broker associate func Ɵons. (b) “Buyer” means a transferee in a real property transac Ɵon, and includes a person who executes an o ffer to purchase real property from a seller through an agent, or who seeks the services of an agent in more than ac a s u a l, transitory, or preliminary manner, with the object of entering into a real property transac Ɵon. “Buyer” includes vendee or lessee of real property. (c) “Commercial real property” means all real property in the state, except (1) single family residenƟal real property, (2) dwelling units made subject to Chapter 2( c o m m e n c i ng with SecƟon 1940) of Title 5 , (3) a mobile home , as defined in SecƟon 798.3, (4) vacan t land, or (5) a recrea Ɵonal vehicle , as defined in SecƟon 799.29. (d) “Dual agent” means an agent acƟng, either directly or through as a l e s p e r s on or broker associate, as agent for both the seller and the buyer in a real property transac Ɵon. (e) “LisƟng agreement” means a wri Ʃen contract between a seller of real property and an agent, by which the agent has been authorized to sell the real property o r to find or obtain ab u y e r, including rendering other services for which ar e a le s t a t el i c e n s eis required to the seller pursuant to the terms of the agreement. (f) “Seller's agent” means a person who has obtained a lis Ɵng of real property to act as an agent for compensa Ɵon. (g) “LisƟng price” is the amount expressed in dollars specified in the lis Ɵng for which the seller is willing to sell the real property throug h the seller' s agent. (h) “Offering price” is the amount expressed in dollars speci fied in an o ffer to purchase for which the buyer is willing to buy the real property. (i) “Offer to purchase” means a wri Ʃen contract executed by a buye r acƟng through ab u y e r 's agent that becomes the contract for the sale of the real property upo n acceptance by the seller . (j) “Real property” means any estate speci fied by subdivision (1) or (2) of Sec Ɵon 761 in property, and includes (1) single family residenƟal property, (2) mul Ɵunit residenƟal property with more than four dwelling units, (3) commercial real property , (4) vacan t land, (5) a g round lease couple d with improvements, or (6) a manufacture d home a s defined in Sec Ɵon 18007 of the Health and Safety Code, or a mobile home as de fin e di nS e cƟon 18008 of the Health and Safety Code, when o ffe r e df o rs a l eo rs o l d through an agent pursuant to the authority contained in SecƟon 10131.6 of the Business and Professions Code. (k) “Real property transacƟon” means at r a n s a cƟon for the sale of real property in which an agent is retained by a buyer, seller, or both a buyer and seller to act in that transac Ɵon, and includes a lis Ɵng or an o ffer to purchase. (l) “Sell,” “sale,” or “sold” refers to at r a n s a cƟon for the transfe r of real property from the selle r to the buye r and includes exchanges of real property between the seller and buyer, transac Ɵons for the crea Ɵon of a real property sales contract within the meaning of Sec Ɵon 2985, and transac Ɵons for the crea Ɵon of a leasehold exceeding one year's duraƟon. (m) “Seller” means the transferor in a real property transacƟon and includes an owner who lists real property with an agent, whether or not a transfer results, or who receives an o ffer to purchase real property of which he or she is the owner from an agent on behalf of another. “Seller” includes both av e n d or and a lessor of real property. (n) “Buyer's agent” means an agent who represents a buyer in a real property transacƟon. 2079.14. A seller' s agent and buyer's agent shall provide the selle r and buyer in a real property transac Ɵon with a copy of the disclosure form speci fied in SecƟon 2079.16, and shall obtain a signed acknowledgment of receipt from that seller and buyer, except as provided in Sec Ɵon 2079.15, as follows: (a) The seller's agent, i f any, shall provide the disclosure form t o the seller prior to entering into the lisƟng agreement. (b) The buyer's agent shall provide the disclosure form t o the buyer as soon as pracƟcable prior to execuƟon of the buyer's o ffer to purchase. If the o ffer to purchase is not prepared by the buyer's agent, the buyer's agent shall present the disclosure form to the buyer not later than the next business day aŌer receiving the offer to purchase from the buyer. 2079.15. In any circumstance in which the seller or buyer refuses to sign an acknowledgment of receipt pursuant to Sec Ɵon 2079.14, the agent shall set forth, sign, and date a wriƩen declaraƟon of the facts of the refusal. 2079.16 Reproduced on Page 1 of this AD form.
2079.17(a) As soon as prac Ɵcable, the buyer's agent shall disclose to the buyer and seller whether the agent is ac Ɵng in the real property transac Ɵon as the buyer's agent, or as ad u a l a g e nt represenƟng both the buyer and the seller . This relaƟonship shall be con firmed in the contract to purchase and sell real property o r in a separate wriƟng executed or acknowledged by the seller, the buyer, and the buyer's agent prior to or coincident with execu Ɵon of that contract by the buyer and the seller, respecƟvely. (b) As soon as pracƟcable, the seller's agent shall disclose to the seller whethe r the seller's agent is acƟng in the real property transac Ɵon as the seller's agent, or as a dual agent represen Ɵng both the buyer and seller . This rela Ɵonship shall be con firmed in the contract to purchase and sell real property or in a separate wriƟng executed or acknowledged by the seller and the seller's agent prior to or coincidentw i th the execuƟon of that contract by the seller . (C) CONFIRMATION: The following agency relaƟonships are confirmed for this transacƟon.
Seller's Brokerage Firm DO NOT COM PLETE, SAMPLE ONLY License Number Is the broker of (check one): the seller; or both the buyer and seller. (dual agent) Seller's Agent DO NOT COMPLETE, SAMPLE ONLY License Numbe r Is (check one): the Seller's Agent. (salesperson or broker associate); or both the Buyer's Agent and the Seller's Agent. (dual agent) Buyer's Brokerage Firm DO NOT COMPLETE, SAMPLE ONLY License Numbe r Is the broker of (check one): the buyer; or both the buyer and seller. (dual agent) Buyer's Agent DO NOT COMPLETE, SAMPLE ONLY License Number Is (check one): the Buyer's Agent. (salesperson or broker associate); or both the Buyer's Agent and the Seller's Agent. (dual agent )
(d) The disclosures and con firmaƟon required by this secƟon shall be in addi Ɵon to the disclosure required by Sec Ɵon 2079.14. An agent's duty to provide disclosure and confirmaƟon of representaƟon in this secƟon may be performed by a real estate salesperson or broker associate affiliated with that broker. 2079.18 (Repealed pursuant to AB 1289, 201718 California LegislaƟve session) 2079.19 The payment of compensa Ɵon or the obligaƟon to pay compensaƟon to an agent by the seller or buyer is not necessarily determina Ɵve of a parƟcular agency relaƟonship between an agent and the seller or buyer. A lisƟng agent and as e l l i ng agent may agree to share any compensaƟon or commission paid, or any right to any compensaƟon or commission for which an obliga Ɵon arises as the result of a real estate transac Ɵon, and the terms of any such agreement shall not necessarily be determinaƟve of a parƟcular relaƟonship.
2079.20 Nothing in this arƟcle prevents an agent from selecƟng, as a condiƟon of the agent's employment, as p e c ificf o r m o fa g e n c y r e l aƟonship not specifically Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
24 Packet Pg. 76 of 276
________ ________
________ _______ _
INITIALS INITIALS
© 2019 AIR CRE. All Rights Reserved. Last Edited: 8/26/2024 2:35 PM AD3.01, Revised 10222020 Page 4 of 4
prohibited by this arƟcle if the requirements of SecƟon 2079.14 and SecƟon 2079.17 are complied with. 2079.21 (a) Ad u a l a g e nt may not, without the express permission of the seller, disclose to the buyer any confidenƟal informaƟon obtained from the seller. (b) Ad u a l agent may not, without the express permission of the buyer, disclose to the seller any con fidenƟal informaƟon obtained from the buyer .(c) “ConfidenƟal informaƟon” means facts relaƟng to the client's financial posiƟon, moƟvaƟons, bargaining posiƟon, or other personal informaƟon that may impact price, such as the seller is willing to accept a price less than the lis Ɵng price or the buyer is willing to pay a price greater than the price o ffered. (d) This secƟon does not alter in any way the duty or responsibility of a dual agen t to any principal with respect to confidenƟal informaƟon other than price. 2079.22 Nothing in this ar Ɵcle precludes a seller's agent from also being a b uyer's agent. If a seller or buyer in a transac Ɵon chooses to not be represented by an agent, that does not, of itself, make that agent a dual agent. 2079.23 (a) Ac o n t r a ct between the principal and agent may be modified or altered to change the agency relaƟonship at any Ɵme before the performance of the act which is the object of the agency with the wri Ʃen consent of the parƟes to the agency rela Ɵonship. (b) A lender or an auc Ɵon company retained by a lender to control aspects of a transacƟon of real property subject to this part, including validaƟng the sales price, shall not require, as ac o n d iƟon of receiving the lender's approval of the transacƟon, the homeowner or lis Ɵng agent to defend or indemnify the lender or auc Ɵon company from any liability alleged to result from the ac Ɵons of the lender or aucƟon company. Any clause, provision, covenant, or agreement purporƟng to impose an obligaƟon to defend or indemnify a lender or an aucƟon company in violaƟon of this subdivision is against public policy, void, and unenforceable. 2079.24 Nothing in this arƟcle shall be construed to either diminish the duty of disclosure owed buyers and sellers by agents and their associate licensees, subagents, and employees or to relieve agents and their associate licensees, s ubagents, and employees from liability for their conduct in connec Ɵon with acts governed by this arƟcle or for any breach of a fiduciary duty or a duty of disclosure.
AIR CRE * h Ʃps://www.aircre.com * 213 6878777 * [email protected] NOTICE: No part of these works may be reproduced in any form without permission in wriƟng.
Docusign Envelope ID: A0CB2D85-2C3B-49BD-91B4-A968AD802F7F Item 9
Attachment A - 975 Terra
Bella Lease Agreement
Item 9: Staff Report
Pg.
25 Packet Pg. 77 of 276
975 Terra Bella Ave
Mountain View, CA
4 Property Aerial
Terra Bella AveTerra Bella Ave
San Rafael AveSan Rafael Ave
San Leandro AveSan Leandro Ave
Item 9
Attachment B - 975 Terra Bella Site
Item 9: Staff Report
Pg.
26 Packet Pg. 78 of 276
City Council
Staff Report
From: City Manager
Report Type: CONSENT CALENDAR
Lead Department: IT Department
Meeting Date: October 7, 2024
Report #:2408-3399
TITLE
Approval of Two Purchase Orders, 4525000111 and S25192604 with ePlus Technology Inc. to procure Data Center Equipment and Implementation for Fiber-to-the-Premises for a Three-Year Term with an Amount Not-To-Exceed $543,134; CEQA Status – Mitigated Negative Declaration Approved June 2024.
RECOMMENDATION
Staff recommends that City Council approve and authorize the City Manager or their designee to execute two purchase orders 4525000111 and S25192604 with ePlus Technology, INC., utilizing two cooperative agreements, NASPO AR3227, California Participating Addendum (3-18- 70-1448C) and an Agreement with OMNIA Partners – TD Synnex – R200803 for the purchase of data center equipment for Fiber-to-the-Premises for a term of three years and a total not-to- exceed $543,134.
EXECUTIVE SUMMARY
Approval for two purchase orders for the data center networking equipment and professional services for design, configuration, implementation, and support needed to continue to build the City’s Fiber-to the-Premises (FTTP) Project providing broadband high-speed internet directly to Palo Alto homes and businesses. The purpose of ordering the equipment now is because the lead time on the delivery of the equipment is at least 60 days. The data center will support FTTP subscribers and hosted in a private cage in an Equinix Data Center in Palo Alto.
BACKGROUND
On December 19, 2022, City Council directed staff to proceed with the Fiber Expansion Plan to implement the Fiber Rebuild project and Phase 1 of the Fiber-to-the-Premises (FTTP) project. In Phase 1, FTTP would be built out in selected areas of the city and expanded gradually (Staff Report ID 148001). Construction of the new fiber backbone in the Fiber Rebuild project and last 1Staff Report ID 14800: https://www.cityofpaloalto.org/files/assets/public/v/1/agendas-minutes- reports/reports/city-manager-reports-cmrs/2022/12-19-2022-id-14800.pdf Item 10
Item 10 Staff Report
Item 10: Staff Report
Pg.
1 Packet Pg. 79 of 276
mile infrastructure to provide FTTP broadband internet to the community in the FTTP project will be a significant undertaking for the City.
On June 19, 2023, Council approved the FY 2024 Capital Budget with both the new FTTP Project (FO-24000), and Grid Modernization for Electrification Project (EL-24000). The approval of the electrification project accelerated efforts to align electrification and fiber construction, which impacted the Fiber Expansion Plan. Staff was directed to explore opportunities to align the grid modernization project and projects under the Fiber Expansion Plan to help minimize utility engineering pole make-ready work, pole replacements, noise disruption, and construction activity in neighborhoods.
On December 18, 20232, to execute on Council’s direction, staff informed Council that a pilot would be deployed to evaluate how alignment of fiber and grid modernization projects may help control project costs, minimize construction impacts to the community, and prevent major delays. Activities essential to the roll-out of the pilot were highlighted as well, such as the California Environmental Quality Act (CEQA) determination and purchase of a fiber hut.
ANALYSIS
Fiber-to-the-Premises consists of the construction of a fiber optic backbone and fiber distribution infrastructure to provide communication services throughout the City of Palo Alto.
FTTP would provide municipal high-speed internet service to residences and businesses in Palo Alto.
The proposed project includes the following main components:
1. Installation of approximately 194 miles of fiber optic cables (consisting of about 90 miles of below-ground installation and 104 miles of aerial installation using existing utility poles);
2. Installation of approximately two local aggregation sites either inside modular communications shelters (i.e., fiber huts) or enclosed within existing commercial buildings;
3. Installation of approximately 4,200 underground utility vaults and 147 aboveground utility cabinets; and,
4. Fiber internet connections directly to subscribing customers’ homes and/or businesses (“subscribers”).
To ensure reliable internet services, implementing robust core network equipment and services is critical. The core network and services aim to provide subscribers access to the WWW (World Wide Web), including digital content such as public websites, digital streaming, online education, online shopping, etc. The hardware and services purchased will scale as subscribers 2 December 18, 2023 https://www.cityofpaloalto.org/files/assets/public/v/1/agendas-minutes- reports/reports/city-manager-reports-cmrs/2023/12-11-2023-id-2309-2094.pdf Item 10
Item 10 Staff Report
Item 10: Staff Report
Pg.
2 Packet Pg. 80 of 276
grow, which means the hardware is scalable to meet increasing demands while purchasing the minimum amount of licensing to reduce initial costs. The professional services contract will assist with the carrier-grade network's design, configuration, implementation, and operations.
These POs are for the purchase of an initial phase of equipment and installation, including Routers, software and installation services.
Procurement Process
The City’s procurement policies and procedures provide for the purchase of goods and services through cooperative purchasing agreements as permitted by PAMC section 2.30.360(j). A cooperative purchase agreement is a contract that allows multiple entities to purchase goods and services at pre-negotiated prices. The goal of a cooperative purchase agreement is to combine demand from multiple entities to achieve a more economical purchase. The Cooperative Agreements utilized for these two purchase orders execute similar procurement methods as the City performs such as soliciting service providers, review and evaluation of qualifications and pricing, and negotiation of contract terms. Staff selected the vendor based on providing the best discounts, being flexible, and extensive experience building new internet service provider infrastructures.
FISCAL/RESOURCE IMPACT
Funding for these Purchase Orders are available in the Fiscal Year 2025 Fiber Fund in the FTTP Project (FO-24000). No additional funding for these purchase orders is being requested.
STAKEHOLDER ENGAGEMENT
Staff continues to engage with the community on the FTTP and Grid Modernization Projects primarily through the City’s Finance Committee and Utilities Advisory Commission discussions which are open to the public to participate and share feedback.
On November 7, 2023, the Finance Committee was updated on the Fiber Master Plan, which included the pilot program area to align FTTP with the Electric grid modernization project. The Finance Committee provided feedback on timeline, costs, and alignment of FTTP to grid modernization (Staff Report #2309-20823). In addition, staff continues to share updates through the Palo Alto Fiber project webpage54, City communications channels such as social media5, Medium.com blog 6and interactive Palo Alto Fiber Hub87.
ENVIRONMENTAL REVIEW
The FTTP Project has been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the 3 Finance Committee staff report 2309-2082, https://www.cityofpaloalto.org/files/assets/public/v/1/agendas- minutes-reports/reports/city-manager-reports-cmrs/2023/11-7-2023_2309-2082-mini-packet.pdf 4 Palo Alto Fiber Webpage, https://www.cityofpaloalto.org/paloaltofiber 5 City Social Media Channels, https://www.cityofpaloalto.org/connect 6 Palo Alto Connect, https://medium.com/@paloaltoconnect 7 Palo Alto Fiber Hub, https://fiber-palo-alto.hub.arcgis.com/ Item 10
Item 10 Staff Report
Item 10: Staff Report
Pg.
3 Packet Pg. 81 of 276
environmental regulations of the City. An Initial Study-Mitigated Negative Declaration has been prepared and was circulated for a 30-day public review beginning on May 1, 2024, and ending on May 31, 2024. A final IS/MND that incorporated revisions, as appropriate, based on public comments published on June 6, 2024. The analysis in the IS/MND includes evaluation of the fiber hut.
The IS/MND concludes that no significant and unavoidable impacts are anticipated for the proposed project. Mitigation is incorporated to mitigate potential impacts on air quality, biological resources, cultural resources, geology and soils, hazards and hazardous materials, hydrology and water quality, Transportation, and tribal cultural resources to a less than significant level.
The City received five comments letters on the proposed project during the MND circulation period. These comments were from one member of the public and four responsible agencies for the proposed project: Caltrans, Valley Water, Santa Clara County, and California Department of Fish and Wildlife (CDFW). Comments from the member of the public were not related to the environmental analysis. Comments from the responsible agencies primarily indicated the permits that would be required for work in certain areas for which they have jurisdiction.
Comments from CDFW recommended additional measures for the protection of Crotch’s Bumble Bee, California Ridgeway’s Rail and Black Rail. While the City concluded that impacts on these species would be less than significant, the city has agreed to implement these additional measures to further reduce impacts on those species. This is detailed further in the Final MND.
An e-mail has been sent to each commenter responding to their comments and, where applicable, indicating where their comments have been addressed in the Final MND. A link to the Final IS/MND and MMRP are included in the City of Palo Alto Fiber webpage8
ATTACHMENTS
Attachment A: 4525000111 EPLUS TECHNOLOGY INC
Attachment B: S25192604 EPLUS TECHNOLOGY INC
APPROVED BY:
Darren Numoto, Chief Information Officer
8 City of Palo Alto Fiber Webpage, https://www.cityofpaloalto.org/paloaltofiber Item 10
Item 10 Staff Report
Item 10: Staff Report
Pg.
4 Packet Pg. 82 of 276
This City of Palo Alto (City) Purchase Order agreement (PO) is entered into by and between City and ePLUS, an authorized reseller to Cisco, pursuant to State of California Department of General Services Participating Addendum No. 7-20-70-47-01 with Cisco for the purchase of Cisco Edge routers, support software, and NCS core routers as detailed in this PO.
In entering into this PO, ePLUS. represents and warrants that it is an authorized reseller for Cisco consistent with Section 8 (Authorized Resellers) of California Participating Addendum No. 7-20-70-47-01.
TERM: September 16, 2024 through September 17, 2027
This PO hereby attaches and incorporates the following contract documents into this PO by reference as though fully set forth herein:
1)Cisco NASPO AR3227 Master Agreement
2)Cisco CA Participating Addendum 7-20-70-47-01
3)Cisco Systems CA Participating Addendum 7-20-70-47-01 Amendment No.1
4)California General Provisions # Information Technology (GSPD401IT)(eff.9.5.2014)
5)California Cloud Computing SAAS General Provisions (eff. 6.7.2019) Vendor Address
EPLUS TECHNOLOGY INC
13595 DULLES TECHNOLOGY DR
HERNDON VA 20171-3413
Tel: 703-984-8400 Fax: 703-984-8600
Bill To:
ASD
City of Palo Alto
250 Hamilton Avenue
Palo Alto CA 94301
Ship To:
Information Technology Services
City of Palo Alto
250 Hamilton Ave., 2nd Floor
Palo Alto CA 94301
Item Material/Description Quantity UM Net Price Net Amount ______________________________________
Chief Procurement Officer
THIS P.O. IS SUBJECT TO THE TERMS AND CONDITIONS STATED BELOW AND ON THE LAST PAGE SPECIFICATIONS - Any specification and /or drawings referred to and/or attached hereto are expressly made a part of this Purchase Order.
DELIVERY - Please notify the City promptly if delivery cannot be made on or before the date specified. If partial shipment is authorized, so indicate on all documents. Complete packing lists must accompany each shipment.
INVOICE - A separate invoice is required for each order. Send to address indicated above.
City of Palo Alto
Purchasing and Contract Administration
P.O.Box 10250
Palo Alto CA 94303
Tel:(650)329-2271 Fax:(650)329-2468
Purchase Order
P.O. NUMBER MUST APPEAR ON ALL INVOICES, PACKAGES, SHIPPING
PAPERS AND CORRESPONDENCE PERTAINING TO THIS ORDER
PO Number 4525000111
Date 08/27/2024
Vendor No. 102667-01
Payment Terms Payment Due 30 days
FOB Point F.O.B Destination
Ship via Ship Best Way
Required Date 09/16/2024
Buyer/Phone Alice Harrison / 650-329-2173
Email [email protected]
DELIVERIES ACCEPTED ONLY BETWEEN 7:00 AM & 3:00 PM UNLESS OTHER
ARRANGEMENTS ARE INDICATED HEREIN