CITY OF PITTSBURG
AMENDED AGENDA
FEBRUARY 17, 2026
CITY HALL COUNCIL CHAMBER
65 CIVIC AVENUE, PITTSBURG, CA
REGULAR MEETING
7:00 PM
CITY COUNCIL
PITTSBURG ARTS AND COMMUNITY FOUNDATION
PITTSBURG POWER COMPANY
SOUTHWEST PITTSBURG GEOLOGIC HAZARD ABATEMENT DISTRICT II
SUCCESSOR AGENCY
PRESIDING
Mayor/Chair • Dionne Adams
Vice-Mayor/Chair • Angelica Lopez
Council Member/Board Member • Juan Antonio Banales
Council Member/Board Member • Arlene Kobata
Council Member/Board Member • Jelani Killings
FOR HOUSING AUTHORITY
Housing Authority Member • S.L. Floyd
Housing Authority Member • Annie Hill Herring
Pittsburg City Council regular meetings are held the first and third Mondays of each month at 7:00 p.m. The Housing Authority meets in conjunction with the City Council on the third Monday of each month. The Pittsburg City Council meets regularly in the Council Chamber at 65 Civic Avenue, unless otherwise noted above. The City Council also sits as the Board of Directors of several other City agencies. The stipends for all agency members conform to state statutes governing compensation amounts. All other Agencies meet on an as needed basis and will be listed above if applicable. Copies of the open session agenda packets, which are distributed to the City Council, are on file in the office of the City Clerk, 65 Civic Avenue, Pittsburg, California, and are available for public inspection, beginning 72 hours in advance, during normal business hours (8:00 a.m. – 5:00 p.m., Monday through Friday, except from noon to 1:00 p.m. and City holidays). The agenda and reports are also located on the City’s website at www.p ittsburgca.gov. Additionally, if any reports or documents, which are public records, are distributed to the City Council less than 72 hours before the meeting, those reports and documents will also be available for public inspection in the City Clerk’s Off ice and on the day of the meeting in the Council Chamber at the public counter area below the dais.
AUDIENCE REMARKS
The Audience Remarks period is for the public to comment on any items scheduled to be heard during the Closed Session portion of the meeting, if applicable.
7:00 PM - CONVENE IN OPEN SESSION FOR REGULAR MEETING
CALL TO ORDER
ROLL CALL
PLEDGE OF ALLEGIANCE
PRESENTATIONS
1. Development Code Update
2. BART Alternative Services Framework if the November 2026 Ballot Measure Fails
PROCLAMATIONS
The standing proclamation(s) were published as part of the agenda. The proclamation(s) will be posted on the City's website and social media accounts as appropriate.
3. Th!nk Pittsburg - The Nest Home Goods
CITY MANAGER REPORTS/REMARKS
The City Manager may make brief announcements or informal comments at this time and brief the Council on items of interest. (No Action Required)
PUBLIC COMMENTS
Members of the audience who wish to address the City Council or Agency Boards on issues that are not scheduled for the agenda and on any items listed as part of the Consent Calendar should complete a Speaker's Card available at the dais.
Please read the card carefully in order to fill out the card properly. Submit the completed card to the City Clerk before the item is called, preferably before the meeting begins. Individuals will be given three minutes to address the Council unless additional time is allowed as provided for spokespersons. Prior to speaking, each member of the public shall state their name and business and City of residence in a clear and audible tone of voice. (No Action Required)
COMMITTEE REPORTS
Council Members may make a report on their committee assignments at this time. (see attached list of adhoc committees and other public agencies in which Council members participate). (No Action Required)
PUBLIC HEARING
4. Public Hearing on an Appeal of the Planning Commission’s Denial of a Use Permit to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for the ARCO and AM/PM convenience store, AP-23-0062 (UP)
On July 22, 2025, the Planning Commission adopted Resolution No. 10279, denying an application filed by Steve Rawlings, requesting Use Permit approval to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, located at 2102 West Leland Road, AP-23-0062 (UP). The project is located within the Service Commercial (CS) Zoning District.
Assessor’s Parcel No. 091-050-038.
On July 28, 2025, Steve Rawlings filed an appeal of the Planning Commission’s determination, pursuant to Pittsburg Municipal Code (PMC) Section 18.18.060.
CONFLICT OF INTEREST STATEMENT
City Council/Agency Members may make any conflict of interest declarations pertaining to Consent Calendar items at this time.
COMBINED CITY COUNCIL, PITTSBURG ARTS AND COMMUNITY
FOUNDATION, PITTSBURG POWER COMPANY, SOUTHWEST PITTSBURG
GHAD II AND SUCCESSOR AGENCY CONSENT CALENDAR
5. Minutes of February 02, 2026
6. Adoption of Seven City Council Resolutions to Find Developers in Compliance with their Respective Development Agreements for: Southwest Development; Tuscany Meadows; Trans Bay Cable; Edgewater; Sky Ranch II; Montreux; and Columbia Solar
State law requires local jurisdictions to conduct a periodic review of active development agreements (DAs) within the community. For the calendar year 2025, staff has conducted reviews of seven active DAs, including: Southwest Development ("San Marco"), Tuscany Meadows, Trans Bay Cable, Edgewater, Sky Ranch II, Montreux, and Columbia Solar. Staff has found each developer to be in compliance with the terms of their respective DA, and as such, recommends the City Council adopt seven resolutions finding good faith compliance and authorizing the City Manager to execute Certificates of Compliance as appropriate.
7. Adoption of a City Council Resolution Authorizing the Acceptance and Appropriation of State of California Tobacco Law Enforcement Grant Funds
The Police Department is seeking City Council authorization to accept and appropriate grant funds from the State of California Tobacco Law Enforcement Program; made available through the California Healthcare, Research and Prevention Tobacco Tax Act of 2016 (Prop. 56) and administered by the California Department of Justice (DOJ) to support local efforts to reduce the illegal sale of tobacco products to minors.
COUNCIL REQUEST FOR FUTURE AGENDA ITEMS
Council Members may request items to be considered for future agendas. An item will only be brought forward with a majority vote and will appear on a future agenda with staff recommendations for further Council consideration.
COUNCIL MEMBER REMARKS
Council Members may make brief announcements or informal comments at this time. (No Action Required)
ADJOURNMENT TO MARCH 2, 2026
NOTICE TO PUBLIC
GENERAL INFORMATION
Copies of the open session agenda packets, as distributed to the City Council, are on file in the office of the City Clerk, 65 Civic Avenue, Pittsburg, California, and are available for public inspection, beginning 72 hours in advance, during normal business hours (8:00 a.m. – 5:00 p.m., Monday through Friday, except City holidays). Full agenda packets are also located on the City’s website at www.pittsburgca.gov. If any reports or documents, which are public records, are distributed to the City Council less than 72 hours before the meeting, those reports or documents will be available for public inspection in the City Clerk’s Office and on the day of the meeting in the Council Chamber at the public counter area below the dais.
SPEAKER’S CARD
Members of the audience who wish to address the City Council on issues that are not scheduled for the agenda and on any items listed as part of the agenda should complete a Speaker’s Card available at the dais. Please read the card carefully in order to fill out the card properly. Submit the completed card to the City Clerk before the item is called, preferably before the meeting begins. Individuals will be given up to three minutes to address the Council unless additional time is allowed as provided for spokespersons. Speakers are not permitted to yield their time to another speaker. Prior to speaking, each member of the public shall state their name and business and City of residence in a clear and audible tone of voice. Pursuant to the Brow n Act, no action may be taken by the City Council on items not already scheduled on the agenda; however, the City Council may refer your comments/concerns to staff or request that the item be placed on a future agenda.
PUBLIC HEARINGS
Persons who wish to speak on Public Hearings listed on the agenda will be heard when the Public Hearing is opened, except on Public Hearing items previously heard and closed to public comment. After the public has commented, the item is closed to public comment and brought to the Council/Agency level for discussion and action. Further comment from the audience will not be received unless requested by the Council/Agency.
There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the decision is final (Code of Civil Procedure Section 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code Section 65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting, regardless of whether it is a regular or special meeting.
NOTICE TO THE DISABLED AND VISUALLY OR HEARING IMPAIRED In compliance with the Americans with Disabilities Act, the City of Pittsburg will provide special assistance for disabled residents. Upon request, an agenda for any meeting shall be made available in appropriate alternative formats. The Council Chamber is equipped with sound amplifier units for use by the hearing impaired. The units operate in conjunction with the Chamber’s sound system. You may request the sound amplifier from the City Clerk for personal use during Council meetings. If you need special assistance to participate in this meeting, or are requesting a specially formatted agenda, please contact the City Clerk at (925) 252 -4850. Notification 48 hours prior to the meeting will enable the Cit y to make reasonable arrangements to ensure accessibility to this meeting or provide the requested agenda format. (28 CFR 35.102-35.104 ADA Title II)
DISRUPTIVE CONDUCT
The Council requests that you observe the order and decorum of our Council Chamber by turning off or setting to vibrate all cellular telephones and electronic devices, and that you refrain from making personal, impertinent, or slanderous remarks. Boisterous and disruptive behavior while the Council is in session, and the display of signs in a manner which violates the rights of others or prevents others from watching or fully participating in the Council meeting, is a violation of our Municipal Code and any person who engages in such conduct can be ordered to leave the Council Chamber by the Mayor.
LIVE MEDIA BROADCASTING ADVISEMENT
City Council meetings are webcast live on the City’s website at www.pittsburgca.gov on the Agendas and Live Meetings page. Past meetings and approved minutes are also archived on that webpage. Watch the live meeting via the City’s webcast (www.pittsburgca.gov - Agendas and Live Meetings), on Comcast Channel 24 Delta TV, AT&T U- Verse Channel 99 Delta TV. Contact the City Clerk’s office at (925) 252-4850 for more information
City Council Agency/Liaison/Subcommittee Assignments as of January 20, 2026
OUTSIDE AGENCY BOARDS COUNCIL MEMBER(S) TYPE MEETS TIME STAFF ABAG Dionne Adams / Jelani Killings (Alt.) Standing Annual D. Gale/ M. Aliotti Delta Diablo* Jelani Killings / Arlene Kobata (Alt.) Standing 2nd Wednesday 4:30 PM J. Samuelson East Co. Co. County Habitat Conservancy Arlene Kobata / Juan Banales (Alt.) Standing 4th Monday (Bi-Monthly) 1:30 PM J. Davis East County Water Management Juan Banales / Jelani Killings (Alt.) Standing Bi-Annual 1:00 PM J. Samuelson MCE Clean Energy Board Arlene Kobata / Angelica Lopez (Alt.) Standing 3rd Thursday 6:30 PM J. Davis TRANSPLAN / ECCRFFA Juan Banales / Dionne Adams (Alt.) Standing 2nd Thursday 6:30 PM J. Samuelson Tri-Delta Transit (2 reps)** Angelica Lopez & Dionne Adams / Arlene Kobata (Alt.) Standing 4th Wednesday 4:00 PM J. Samuelson
LIASISON COUNCIL MEMBER(S) TYPE MEETS TIME STAFF
East Bay League of California Cities Dionne Adams / Angelica Lopez (Alt.) Standing 3rd Thursday D. Gale/M. Aliotti Green Empowerment Zone Arlene Kobata / Jelani Killings (Alt.) Standing 3rd Friday (Bi-Monthly) 9:30 AM J. Davis Los Medanos Health Advisory Committee Arlene Kobata & Dionne Adams Ad Hoc As needed D. Gale/M. Aliotti Mayor’s Conference Dionne Adams / Angelica Lopez (Alt.) Standing 1st Thursday 6:30 PM D. Gale/M. Aliotti School Districts Committee (2x2) Jelani Killings & Angelica Lopez / Juan Banales (Alt.) Standing Quarterly D. Gale/M. Aliotti
SUBCOMMITTEES COUNCIL MEMBER(S) TYPE MEETS TIME STAFF
Community and Economic Development Jelani Killings & Dionne Adams / Angelica Lopez (Alt.) Standing 2nd Wednesday 5:30 PM J. Davis Data Center and Hydrogen Jelani Killings & Juan Banales Ad Hoc As needed J. Davis Development Agreement Dionne Adams & Jelani Killings Ad Hoc As needed J. Davis Finance Management Dionne Adams & Juan Banales / Jelani Killings / (Alt.) Standing 3rd Friday 5:00 PM E. Adair Infrastructure and Transportation Juan Banales & Arlene Kobata / Dionne Adams (Alt.) Standing 4th Thursday 5:30 PM J. Samuelson Tenant Protections Juan Banales & Angelica Lopez Ad Hoc As needed S. Bellafronte Life Enrichment Dionne Adams & Arlene Kobata / Jelani Killings (Alt.) Standing 3rd Wednesday 5:30 PM K. Simonton Pittsburg Arts and Community Foundation Jelani Killings & Angelica Lopez Standing As needed K. Simonton Public Safety Juan Banales & Angelica Lopez / Arlene Kobata (Alt.) Standing 1st Wednesday 5:30 PM S. Albanese *Stipend of $170 per month
** Stipend of 100 per month
STAFF REPORT
MEETING DATE: February 17, 2026
TO: Mayor and Council Members
FROM: Darin E. Gale‚ City Manager
Jordan Davis, Director of Community and Economic Development Kelsey Gunter, Associate Planner
SUBJECT: Public Hearing on an Appeal of the Planning Commission’s Denial of a Use Permit to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for the ARCO and AM/PM convenience store, AP-23-0062 (UP)
EXECUTIVE SUMMARY
On July 22, 2025, the Planning Commission adopted Resolution No. 10279, denying an application filed by Steve Rawlings, requesting Use Permit approval to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, located at 2102 West Leland Road, AP-23-0062 (UP). The project is located within the Service Commercial (CS) Zoning District. Assessor’s Parcel No. 091-050-038.
On July 28, 2025, Steve Rawlings filed an appeal of the Planning Commission’s determination, pursuant to Pittsburg Municipal Code (PMC) Section 18.18.060.
FISCAL IMPACT
The sale of distilled spirits at the proposed location would potentially result in a small increase in sales tax revenue. There would be no other fiscal impact associated with the recommended action.
RECOMMENDATION
Staff recommends the City Council open the de novo appeal hearing, take comment from the appellant (project applicant) and the public, close the appeal hearing, and move to adopt the attached resolution upholding the appeal and granting Use Permit
approval to establish the ancillary sale of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, AP- 23-0062 (UP).
BACKGROUND
On July 19, 2010, the City Council adopted Ordinance No. 10-1326 amending the Southwest (San Marco) Development Agreement and rezoning the 1.4-acre project site to CS to allow for the development of the San Marco Gas Station (AP-09-588).
On May 10, 2021, the California Department of Alcoholic Beverage Control (ABC) approved a Type 20 license for the existing convenience store ARCO and AM/PM. A Type 20 ABC license authorized the sale of beer and wine at the convenience store for consumption off premises.
On April 26, 2023, the applicant filed Planning Application No. 23-0062 requesting to expand the alcoholic beverage sales at the existing convenience store from beer and wine, to beer, wine, and distilled spirits. The expansion constitutes an ABC license change from Type 20 to Type 21. A Type 21 ABC license would authorize the sale of beer, wine, and distilled spirits for consumption off the premises. Pursuant to Pittsburg Municipal Code (PMC) Section 18.52.010, the applicant must obtain a Use Permit prior to allowing sales of distilled spirits, in addition to beer and wine sales, at the convenience store and prior to ABC’s approval of the Type 21 license.
At the time of the filing of the application, the City was reviewing performance standards and regulations for the sale of Alcoholic Beverages. The project was placed on hold pending the review and adoption of the Creating Healthy Communities Ordinance. On June 2, 2025, the City Council adopted Ordinance No. 25-1531, establishing Use Permit findings and performance standards for alcoholic beverage establishments. The proposed application AP-23-0062 has been reviewed for compliance with the adopted ordinance, and complies with, or has been conditioned to comply with, the standards and regulations described therein.
On July 22, 2025, the Planning Commission held a duly noticed public hearing on the proposed project and considered testimony. After review and discussion by the Planning Commission, a motion was made to accept staff’s recommendation and adopt a Resolution approving the Use Permit application for ARCO and AM/PM Distilled Spirits; however, the motion failed to carry and the project was denied.
On July 28, 2025, Steve Rawlings, pursuant to Pittsburg Municipal Code (PMC) Section
18.18.060, filed an appeal of the Planning Commission’s determination.
SUBCOMMITTEE FINDINGS
This item was not reviewed by a subcommittee.
STAFF ANALYSIS
Proposed Project: The applicant is requesting approval of a Use Permit to allow the existing convenience store to sell distilled spirits for consumption off the premises as an ancillary use. The sale of distilled spirits would be in conjunction with the existing beer and wine sales.
The existing convenience store layout includes a cashier’s counter along the rear wall and refrigerated display cases for the display of beverages. The open floor area within the convenience store provides shelves for groceries and convenience items. The applicant proposes to install a lockable wall-mounted cabinet behind the cashier’s counter for the display of distilled spirits (e.g., tequila, whiskey, or other beverages with an Alcohol by Volume [ABV] of 40% or greater). The cabinet shall not exceed 2’ x 2’ x 6’. The applicant also plans to offer “Ready-to-Drink” mixed beverages with an ABV of less than 40%, which will be stored in the existing beer cooler on current shelving. No additional coolers, shelving, or other interior or exterior improvements are proposed with this request. The proposed sale and display of alcoholic beverages complies with ABC’s emphasis on theft deterrence, staff control, and best practices that prioritize visibility, supervision, and security. The project plans are included as Attachment 3 of this Staff Report.
Existing Conditions: The subject site is a 1.41-acre parcel located at the northwest corner of San Marco Boulevard and West Leland Road. It contains an approximately 6,000-square-foot convenience store (AM/PM), a self-service restaurant (Krispy Krunchy Chicken), an ARCO gas station with eight fueling pumps, an automatic car wash, a trash enclosure, and a parking lot. See Attachment 4 for site photos.
Surrounding Land Uses:
North: San Marco Villas Apartments (Phases I and II)
West: San Marco Villas Apartments (Phases I and II)
South: West Leland Road, Vacant Land
East: San Marco Boulevard, Toscana Residential Subdivision (Village A), Shoppes at San Marco
See Attachment 5 for a map of surrounding uses.
CODE COMPLIANCE:
Pittsburg General Plan 2040: The project site is located in the ‘Southwest Hills Subarea’ of the General Plan and has a land use designation of ‘Community Commercial’. This designation is intended to provide sites for retail shopping containing a wide variety of businesses, including service stations, such as the existing convenience store.
Pittsburg Municipal Code: The project site is within the ‘CS (Service Commercial) Zoning District’. Convenience stores fall under the land use classification of ‘Grocery’ as
defined by PMC Section 18.08.080(14)(a). A Use Permit is required prior to operating a grocery or convenience store in the CS District (PMC Section 18.52.010). The convenience store is an existing, approved use and therefore does not require a new Use Permit to continue operating with the sale of beer and wine. However, a Use Permit is now required because the applicant is expanding the existing operation to include the ancillary sale of distilled spirits for consumption off premises.
In order for the City Council to uphold the appeal by the applicant and approve the Use Permit application, key findings must be made in the affirmative.
Use Permit Findings: In accordance with PMC Section 18.16.040, a Use Permit may be granted only if the City Council can make findings that the proposed use:
1. is in accord with the objective of the Zoning Ordinance, the purposes of the land use district in which it is located and is appropriate to the specific location;
2. is not detrimental to the health, safety, and general welfare of the City;
3. will not adversely affect the orderly development of property within the City;
4. will not adversely affect the preservation of property values and the protection of the tax base and other substantial revenue sources within the City;
5. is consistent with the objectives, policies, general land uses and programs specified in the General Plan and applicable Specific Plan;
6. will not create a nuisance or enforcement problem within the neighborhood;
7. will not encourage marginal development within the neighborhood;
8. will not create a demand for public services within the City beyond that of the ability of the City to meet in light of taxation and spending restraints imposed by law;
9. is consistent with the City’s approved funding priorities; and
10. if located within the Pedestrian Commercial (CP) district, will support the goals of creating a vibrant, economically prosperous, visually interesting, and engaging pedestrian-oriented atmosphere along the primary downtown corridor.
Creating Healthy Communities Findings. In addition to the Use Permit Findings prescribed by PMC Section 18.16.040, the Creating Healthy Communities Ordinance established additional findings required for the sale or service of alcoholic beverages within the City. In accordance with PMC Section 18.84.1015, the Use Permit may only be granted if the City Council can make the following Findings in the affirmative:
1. The location and operating characteristics of the proposed alcohol sales will not adversely affect sensitive land uses. “Adversely affect” means “to impact in a substantial, negative manner the safety, economic value, habitability, or use of properties in the immediate area,” (Sec. 18.84.1015((A)); and
2. The impacts of any nearby discretionary land use that is already subject to a use permit and that also engages in alcoholic beverage sales or service are not increased; and
3. Conditions are placed on the use that reduce, manage, minimize, mitigate, or eliminate impacts to public health and safety, including, but not limited to, interior and exterior restrictions such as noise controls, location and use of parking areas, sound barriers, and other performance standards.
ABC: In California, the Department of Alcoholic Beverage Control (ABC) allocates alcoholic beverage licenses by census tract to ensure balanced distribution. The proposed project is located within Census Tract 3552.02, which allows up to two Off- Sale licenses. Currently, the proposed project site is the only location within the census tract that holds an Off-Sale license. Approval of the request to upgrade the existing Type 20 license to a Type 21 license would therefore maintain compliance with ABC density standards and would not result in an overconcentration of Off-Sale licenses.
Analysis:
The proposal is consistent with the recently adopted Creating Healthy Communities Ordinance No. 25-1531, which regulates distilled spirits sales through performance standards addressing location, security, signage, and operations. Additionally, the site exceeds required buffers from sensitive uses, complies with signage limitations, provides secured behind-the-counter displays for distilled spirits, and includes existing lighting and surveillance systems. There is no history of alcohol-related incidents or law enforcement concerns at the site, and the business will require all employees to complete the LEAD (License Education on Alcohol and Drugs) program, demonstrating a commitment to responsible alcohol sales and public safety.
To further mitigate potential impacts, staff recommends, and the applicant has agreed to, comprehensive Conditions of Approval, including restrictions on alcohol product types and container sizes, limited hours of alcohol sales (8:00 a.m. to 10:00 p.m.), locked distilled spirits display (40% or greater ABV), locks on all alcoholic beverage cases (including refrigerated) during prohibited hours of alcohol sales, prohibition of on- site consumption and open containers, anti-loitering measures, enhanced security cameras, restrictions on signage and display area, daily trash removal, graffiti abatement, and prohibition of drug paraphernalia sales.
Based on compliance with ABC regulations, the Creating Healthy Communities Ordinance, and the proposed Conditions of Approval, staff finds that the project would not adversely affect the surrounding neighborhood, as the project site exceeds required buffers from sensitive uses. Additional project analysis may be located in the Planning Commission Staff Report, included as Attachment 7 to this Report. As such, staff recommends upholding the appeal and approval of the Use Permit to allow the sale of distilled spirits, in addition to the existing beer and wine sales, under a Type 21 ABC license.
Environmental: The proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Class 1, “Existing Facilities,” of
the CEQA Guidelines, section 15301. The proposed project qualifies for a Class 1 categorical exemption because the project site is an existing privately owned structure, and the applicant is not proposing any expansion of the existing structure. The proposed project would not have any significant effect on the environment and therefore categorically exempt from the provisions of CEQA.
Public Notice: On or prior to February 6, 2026, a notice of the February 17, 2026, Public Hearing for the proposed project was posted at City Hall and at or near the project site; was delivered for posting at the Pittsburg Library; was posted on the “Public Notices” section of the City’s website and was mailed via first class or electronic mail to the applicant, to the property owner, to all owners of property within 300 feet of the project site, to local service agencies expected to provide services to the business, and to individuals who had previously filed written request for such notice, in accordance with PMC section 18.14.010 and Government Code section 65091. The notice was also posted on www.nextdoor.com (“Nextdoor”). The Public Hearing Notice is included as Attachment 8 to this Staff Report.
ATTACHMENTS
1. Proposed Resolution Approving AM/PM Distilled Spirits Sales
2. Planning Commission Resolution 10279
3. Project Plans
4. Site Photos
5. Map of Surrounding Uses
6. Planning Commission Meeting Minutes from July 22, 2025
7. Planning Commission Staff Report dated July 22, 2025
8. Public Hearing Notice/Vicinity Map
Resolution No. 26- Page 1 of 10 February 17, 2026
BEFORE THE CITY COUNCIL OF THE CITY OF PITTSBURG
In the Matter of:
Upholding an Appeal and Approving Use )
Permit Application for the inclusion of )
Ancillary sales of distilled spirits in ) Conjunction with an existing beer and ) RESOLUTION NO. 26- Wine sales license for an existing ARCO )
And AM/PM convenience store, located at )
2102 West Leland Road, AP-23-0062 (UP) )
WHEREAS, on July 19, 2010, the City Council adopted Ordinance No. 10-1326 amending the Southwest (San Marco) Development Agreement and rezoning the 1.4-acre project site to CS to allow for the development of the San Marco Gas Station (AP-09-588); and
WHEREAS, on May 10, 2021, the California Department of Alcoholic Beverage Control (ABC) approved a Type 20 license for the existing convenience store ARCO and AM/PM. A Type 20 ABC license authorized the sale of beer and wine at the convenience store for consumption off premises; and
WHEREAS, on April 26, 2023, the applicant filed Planning Application No. 23-0062 requesting to expand the alcoholic beverage sales at the existing convenience store from beer and wine, to beer, wine, and distilled spirits. The expansion constitutes an ABC license change from a Type 20 to a Type 21. A Type 21 ABC license would authorize the sale of beer, wine, and distilled spirits for consumption off the premises. Pursuant to Pittsburg Municipal Code (PMC) Section 18.52.010, the applicant must obtain a Use Permit prior to allowing sales of distilled spirits, in addition to beer and wine sales, at the convenience store and prior to ABC’s approval of the Type 21 license; and
WHEREAS, at the time of the filing of the application the City was reviewing performance standards and regulations for the sale of Alcoholic Beverages. The project was placed on hold pending the review and adoption of the Creating Healthy Communities Ordinance; and
WHEREAS, on June 2, 2025, the City Council adopted two Ordinances for Creating Healthy Communities, one of which establishes Use Permit findings and performance standards for alcoholic beverage establishments. The proposed application AP-23-0062 has been reviewed for compliance with the recently adopted Ordinance, and complies with, or has been conditioned to comply with, the standards and regulations described therein. Further evaluation of Creating Healthy Community Ordinance (Ord. No. 25-1531) compliance is included within the “Analysis” section of this Staff Report; and
WHEREAS, on July 22, 2025, the Planning Commission held a duly noticed public hearing on the proposed project and considered testimony. After review and discussion by the Planning Commission, Commissioner Robinson made a motion to accept staff’s recommendation and adopt the proposed Resolution, approving the Use Permit application
Resolution No. 26- Page 2 of 10 February 17, 2026
for ARCO and AM/PM Distilled Spirits. This motion was seconded by Commissioner Kent.
A roll call vote was taken, with three Commissioners in support of the motion and three Commissioners in opposition. The motion failed to carry and the project was denied; and
WHEREAS, on July 28, 2025, Steve Rawlings, pursuant to Pittsburg Municipal Code (PMC) Section 18.18.060, filed an appeal of the Planning Commission’s determination; and
WHEREAS, the proposed project is governed by the applicable goals and policies of the Pittsburg General Plan, the PMC; and
WHEREAS, on or prior to February 6, 2026, a notice of the February 17, 2026, Public Hearing for the proposed project was posted at City Hall and at or near the project site; was delivered for posting at the Pittsburg Library; was posted on the “Public Notices” section of the City’s website and was mailed via first class or electronic mail to the applicant, to the property owner, to all owners of property within 300 feet of the project site, to local service agencies expected to provide services to the business, and to individuals who had previously filed written request for such notice, in accordance with PMC section
18.14.010 and Government Code section 65091. The notice was also posted on www.nextdoor.com (“Nextdoor”); and
WHEREAS, on February 17, 2026, the City Council held a public hearing on the appeal of the denial of Use Permit Application for a Use Permit for inclusion of ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, located at 2102 West Leland Road, AP-23- 0062 (UP), at which time evidence from the prior Planning Commission public hearing was reviewed and additional oral and/or written testimony was considered.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pittsburg hereby finds and determines as follows:
Section 1. Findings
Based on the City Council Staff Report entitled, “Appeal of the Planning Commission’s Denial for a Use Permit for inclusion of ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, AP-23-0062 (UP)”, dated February 17, 2026, incorporated here by reference and available for review in the Planning Division located at 65 Civic Avenue in Pittsburg, and based on all written and oral testimony presented at the public hearing, the City Council finds that:
1. All recitals above are true and correct and are incorporated herein by reference.
2. The proposed project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Class 1, “Existing Facilities,” of the CEQA Guidelines, section 15301. The proposed project qualifies for a Class 1 categorical exemption because the project site is an existing privately owned structure, and the applicant is not proposing any expansion of the existing structure. The proposed project would not have any significant effect on the environment and therefore categorically
Resolution No. 26- Page 3 of 10 February 17, 2026
exempt from the provisions of CEQA.
3. The proposed Use Permit, in accordance with PMC Section 18.16.040:
a) Will be in accordance with the objectives of the Zoning Ordinance, the purpose of the land use district in which it is located and is appropriate to the specific location, in that in that convenience stores with alcoholic beverage sales are conditionally permitted uses in the Service Commercial Zoning District. The convenience store is an existing, approved use and therefore does not require a new Use Permit to continue operating with the sale of beer and wine. However, a Use Permit is now required because the applicant is expanding the existing operation to include the ancillary sale of distilled spirits for consumption off premises.
b) Will not be detrimental to the health, safety, and general welfare of the City, if conditions of approval are adopted, including, but not limited to the following: 1) prohibiting the possession and consumption of alcoholic beverages in open containers on or around the premises; 2) limiting the sales hours for alcoholic beverages to 8:00 a.m. to 10:00 p.m.; 3) locking coolers containing alcohol from 10:01 p.m. to 7:59 a.m.; 4) requiring sales clerks to complete a course in “License Education on Alcohol and Drugs (LEAD) Program” approved by the State Department of Alcoholic Beverage Control (ABC); 5) prohibiting the sale of certain alcoholic beverages including distilled spirits in containers less than 375 milliliters; 6) limiting the display area for distilled spirits; 7) requiring unobstructed view of the cash register area from the street; 8) requiring installation of security cameras; 9) requiring the convenience store operators to help discourage loitering; 10) prohibiting the sale of drug paraphernalia; 11) requiring the operators to remove trash outside the convenience store on a daily basis; and 12) requiring all graffiti to be removed within 48 hours of its appearance.
c) Will not adversely affect the orderly development of property within the City, in that the proposed use is consistent with the 2040 General Plan and Pittsburg Municipal Code, which govern land use in the City. The convenience store will continue occupying an existing commercial space, and the applicant is not proposing exterior building expansions or parking lot changes that would otherwise conflict with the City’s goals, policies, and development standards.
d) Will not adversely affect the preservation of property values and the protection of the tax base and other substantial revenue sources within the City if the convenience store operator complies with the conditions of approval proposed for the project. The conditions of approval are intended to ensure the convenience store operates in a manner that does not affect neighborhood safety.
e) Will be consistent with the General Plan. The subject site has a land use designation of ‘Community Commercial’. This designation is intended to provide sites for retail shopping containing a wide variety of businesses, including convenience stores.
f) Will not create a nuisance or enforcement problem within the neighborhood, in that it will be required to meet performance standards, as set forth by PMC Chapter 18.82, which are intended to address ongoing safety, noise, odor, and maintenance concerns.
Resolution No. 26- Page 4 of 10 February 17, 2026
g) Will not encourage marginal development within the neighborhood, in that the proposed uses will continue to occupy an existing commercial structure and the Use Permit proposal does not involve construction of a new building or building addition. The use will utilize appropriately sized, existing commercial space with adequate facilities.
h) Will not create a demand for public services within the City beyond that of the ability of the City to meet in light of taxation and spending restraints imposed by law, in that the proposed use has access to existing infrastructure, including fire, police, and water.
i) Will not be inconsistent with the City’s approved funding priorities, in that it does not require City funding.
j) If located within the Pedestrian Commercial (CP) district, will support the goals of creating a vibrant, economically prosperous, visually interesting, and engaging pedestrian- oriented atmosphere along the primary downtown corridor. The proposed project is not located within the CP district.
4. Further, the proposed Use Permit, in accordance with PMC Section 18.84.1015:
a) The location and operating characteristics of the proposed alcohol sales will not adversely affect sensitive land uses. “Adversely affect” means “to impact in a substantial, negative manner the safety, economic value, habitability, or use of properties in the immediate area,” (Sec. 18.84.1015(A) in that the proposed alcoholic beverage sales are located outside of all required sensitive land use buffer zones. “Sensitive land use” means “schools, youth and day care centers, parks, playgrounds, hospitals, elder care facilities, places of religious assembly, and other locations as deemed appropriate by the Zoning Administrator.” Sec. 18.84.1005(D). Further, the existing convenience store is already licensed for alcoholic beverage sales. Therefore, approval of distilled spirits sales would not constitute the establishment of a new alcoholic beverage sales use in the immediate area.
b) The impacts of any nearby discretionary land use that is already subject to a use permit and that also engages in alcoholic beverage sales or service are not increased, in that the existing convenience store is already licensed for alcoholic beverage sales. It is the only licensed Off-Sale alcoholic beverage retailer within the Census Tract 3552.02 and therefore would not create an undue concentration in the area.
c) Conditions are placed on the use that reduce, manage, minimize, mitigate, or eliminate impacts to public health and safety, including, but not limited to, interior and exterior restrictions such as noise controls, location and use of parking areas, sound barriers, and other performance standards, in that the project as proposed has been conditioned to comply with the Creating Healthy Communities Ordinance, including conditions specific to the public health and safety of the surrounding community.
5. The Staff Report entitled, “Appeal of the Planning Commission’s Denial for a Use Permit for inclusion of ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, AP-23-0062 (UP)”, dated February 17, 2026, is referenced hereto as additional support for the findings.
Section 2. Decision
Resolution No. 26- Page 5 of 10 February 17, 2026
Based on the findings set forth above, the City Council hereby approves Use Permit Application No. 23-0062, subject to the following conditions:
City of Pittsburg Planning Division Conditions of Approval:
1. ABC Approval: The business operator shall obtain California Department of Alcoholic Beverage Control (ABC) approval of an off sale general (Type 21) license prior to the sale of any distilled spirts.
2. Compliance with Creating Healthy Communities Ordinance No. 25-1531: Business operator must comply with all Alcoholic Beverage Performance Standards as set forth in PMC Section 18.84.1025.
3. Possession and Consumption: The possession of alcoholic beverages in open containers and the consumption of alcoholic beverages are prohibited on or around the premises.
4. Sales Hours: Alcoholic beverage sales shall not occur between the hours of 10:00 p.m. and 8:00 a.m. Alcoholic beverage refrigerated area(s) as well as shelving behind the cash register of 40% or greater ABV shall be locked between the hours of 10:01 p.m. and 7:59 a.m.
5. Employee Training: All sales clerks shall complete an ABC approved course in “License Education on Alcohol and Drugs (LEAD) Program” within 90 days of the beginning of employment. Existing employees shall complete the LEAD Program within 90 days of this Resolution’s effective date. Evidence of the employee’s completion of this training shall be provided to the Pittsburg Police Department or Community and Economic Development Department upon request.
6. Prohibited Products: The sale of the following products shall be prohibited:
a. Wine in containers less than 750 milliliters.
b. Distilled spirits in containers less than 375 milliliters.
c. Malt beverage products, including flavored malt beverage products, with alcohol content greater than 5.5% by volume. A ‘flavored malt beverage’ product is a malt beverage product to which is added an alcoholic or other flavoring ingredient and is labeled or packaged in a manner that is similar to labeling or packaging used for non-alcoholic beverages such as sodas, teas, lemonades, fruit punches, energy drinks, and slushes. Youth-oriented flavored malt beverage products are sold in bright, colorful packaging and are commonly known as ‘alcopops’ and are also prohibited products.
Resolution No. 26- Page 6 of 10 February 17, 2026
d. Wine with an alcoholic content greater than 14% by volume unless in corked bottles and aged at least two years.
e. Single containers of beer or malt liquor greater than 25 ounces.
f. Alcohol-infused ice cream or ice pops with alcohol greater than 0.5 percent by volume.
7. Alcoholic Beverage Display Area: The sale of 40% or greater Alcohol by Volume (ABV) beverages shall be locked in a 2’ x 2’ x 6’ cabinet behind the cashier and only accessible by LEAD-trained employees. The sale of 40% or less ABV beverages shall be limited to a maximum of three display coolers and one side of existing shelving.
8. Cups: The sale or distribution to the customer of paper or plastic cups in quantities less than their usual and customary packaging is prohibited.
9. Cash Register Visibility: Windows shall allow for unobstructed interior view of the cash register area from the street.
10. Advertising: Signage advertising the availability of alcohol for purchase from the store, including display of corporate logos of alcohol vendors, shall not be posted so as to be visible to any individual positioned outside of the store. All signage must obtain appropriate permits and comply with Title 19 for sign regulations.
11. Signage: The following signs shall be placed in a prominent location near the main entrance of the building in English, Spanish, and the predominant language of patrons.
The signs shall be at least one square foot in size, or larger as necessary to ensure that the text of the sign is legible at a minimum distance of five feet.
a. “California State Law prohibits the sale of alcoholic beverages to persons under 21 years of age”;
b. “No Loitering or Public Drinking”; and
c. “It is illegal to possess an open container of alcohol in the vicinity of this establishment”.
12. Security Cameras: The applicant shall install security cameras around the site and shall cooperate with the Pittsburg Police Department to: a) install the cameras on-site and in the building in a quantity and at locations that optimize the safety of customers and employees on the property; and b) ensure that the Pittsburg Police Department establishes and is provided continuous access to live and recorded feed from the security cameras installed on-site.
13. Loitering: The establishment’s operators shall discourage loiterers and ask persons loitering longer than 15 minutes to leave the area and contact Pittsburg Police for enforcement of applicable trespassing and loitering laws if the persons requested to leave fail to do so.
Resolution No. 26- Page 7 of 10 February 17, 2026
14. Additional Security Measures: The business operator shall be responsible for maintaining the peace and order on the premises. All necessary steps shall be taken to ensure that the customers refrain from incidents of violence and/or intoxication that adversely impact the safety of the community. Should the business experience loitering, noise, public disturbances or incidents of violence, and in the event that the business necessitates an increased police presence, the Chief of Police may require the business operator to provide additional public safety measures, including but not limited to, video cameras, additional exterior lighting, hiring licensed and bonded security guards approved by the Police Department, or such other measures as determined necessary by the Chief of Police. Any such required additional measures shall be at the business operator’s sole expense.
15. License Transfer: In accordance with California Business and Professions Code subsection 23800(E), and upon application for transfer of ownership of the ABC license, the Pittsburg Police Department shall reserve the right to amend the conditions of the ABC license.
16. Drug Paraphernalia: The sale of drug paraphernalia products as defined in Health and Safety Code sections 11014.5 and 11364.5 shall be prohibited. “Drug paraphernalia” means all equipment, products and materials of any kind that are used, intended for use, or designed for use, in planting, propagating, cultivating, growing, harvesting, manufacturing, compounding, converting, producing, processing, preparing, testing, analyzing, packaging, repackaging, storing, containing, concealing, injecting, ingesting, inhaling, or otherwise introducing into the human body a controlled substance in violation of the California Uniform Controlled Substances Act (commencing with California Health and Safety Code 11000).
17. Trash Receptacles: Trash receptacles shall be located at convenient locations outside the establishment, and operators of the business shall remove trash on a daily basis.
Track pick-up service shall be regulated by Mount Diablo Resource Recovery. Additional pick-up days may be required as deemed appropriate by the Zoning Administrator.
18. Graffiti Removal: All graffiti shall be removed on any part of the property within 48 hours of its appearance.
19. Peace and Order. The business operator shall be responsible for maintaining the peace and order on the premises. All necessary steps shall be taken to ensure that customers refrain from incidents of violence that adversely impact the safety of the community. Should the business operator fail to control loitering, noise, illegal parking, public disturbances or incidents of violence, and in the event that the business necessitates an increased police presence, the Chief of Police may require the business owner to provide additional public safety measures, including but not limited to, video cameras, additional exterior lighting, reduced hours of operation, submittal of a written acknowledgment by customers/guests allowing the Pittsburg Police Department to enter the premises to conduct an inspection as determined necessary by the Chief of Police in their sole discretion. Any such required additional measures shall be at the business owner/operator’s sole expense.
Resolution No. 26- Page 8 of 10 February 17, 2026
City of Pittsburg Building Division Conditions of Approval
1. All new businesses must acquire a Certificate of Occupancy permit prior to opening any business in the City of Pittsburg.
2. On the cover sheet, indicate the building Design Codes applicable to this project. The City of Pittsburg has adopted and enforces the California Building Code. Reference CBC Sec. 107.
3. On the cover sheet, verify the Drawing Index includes all plan sheets. Reference CBC Sec. 107.
4. On the cover sheet, provide or verify the Code Analysis includes the proposed tenant’s Use, Occupancy Group, Type of Construction, Separated or Nonseparated Mixed Occupancies, whether or not the building is Fire Sprinkled, Floor Area (S.F.), Number of Stories and Occupant Load. Reference CBC Sec. 111, 302.1, 401, 503, 508, 601, 903 and 1004.1.
5. The preparation of plans or specifications for commercial buildings and tenant improvements shall be performed by a licensed architect or engineer (Exception: Interior alterations that involve only non-bearing partitions). The licensed architect or engineer shall affix a stamp to the plans as evidence of the person’s responsibility for the documents. Licensed Mechanical, Plumbing and Electrical Contractors may design the systems that they are to install.
6. The Site Plan shall include code compliant accessible parking spaces and access aisles, and an accessible route from accessible parking spaces to all entrances and exterior ground floor exits. The clear width for sidewalks and walks shall be 48” minimum.
The slope of the accessible route shall not exceed 1:20 (5%) in the direction of travel for walking surfaces, 1:12 (8.3%) in the direction of travel for ramps, and the cross slope shall not exceed 1:48 (2%). The slope of curb ramps shall not exceed 1:12 (8.3%). Where the accessible route crosses onto a vehicular route of travel, provide a 36” long continuous detectable warning mat where the pedestrian path crosses or adjoins the vehicular way, such as a driveway, to warn of potential hazards.
7. At least one accessible route shall be provided within the site from accessible parking spaces and accessible loading zones; public streets and sidewalks; and public transportation stops to the accessible building or facility entrance they serve. Where more than one route is provided, all routes must be accessible.
8. At least one accessible route shall connect accessible buildings, accessible facilities, accessible elements, and accessible spaces that are on the same site.
Contra Costa County Fire Protection District Conditions of Approval
Tenant improvement plans shall be submitted to Fire District followed by any necessary deferred submittals.
1. The developer shall submit a minimum of two (2) complete sets of tenant improvement
Resolution No. 26- Page 9 of 10 February 17, 2026
plans and specifications for the subject project to the Fire District. After the new construction/ tenant improvement plans are approved, plans and specifications for all deferred submittals shall be submitted, including, but not limited to the following. • Fire alarm if needed
• Carbon Dioxide Systems
Plans shall be submitted to the Fire District for review and approval prior to construction of the building or installation of the systems to ensure compliance with minimum requirements related to fire and life safety. Plan review and inspection fees shall be submitted at the time of plan review submittal. (105.4.1) CFC, (901.2) CFC, (107) CBC.
Standard Conditions of Approval
20. Standard Conditions of Development: The Standard Conditions of Development as adopted by the Pittsburg Planning Commission by Resolution No. 8931 shall apply as conditions of approval for this project as applicable. Where there is a conflict between the Standard Conditions of Development and the project-specific conditions identified in this resolution, the specific conditions of this resolution shall govern.
21. Other Agency Requirements: The applicant shall comply with all the requirements of the City’s Community and Economic Development Department, California Department of Alcoholic Beverage Control, and all other applicable local, state and federal agencies. It is the responsibility of the applicant to contact each local, state, or federal agency for requirements that may pertain to this project.
22. Indemnification: Applicant agrees to indemnify, defend, and hold harmless the City, its officials, officers, employees, agents and consultants from any and all administrative, legal or equitable actions or other proceedings instituted by any person challenging the validity of this project approval, subsequent project approval, or other action arising out of, or in connection with, this project approval. The parties shall cooperate in defending such action or proceeding. The parties shall use reasonable efforts to select mutually agreeable defense counsel but, if the parties cannot reach agreement, City may select its own legal counsel at applicant’s sole cost and expense. Applicant may select its own legal counsel to represent applicant’s interests at applicant’s sole cost and expense. Applicant shall pay for City's costs of defense, whether directly or by timely reimbursement to City on a monthly basis. Such costs shall include, but not be limited to, all court costs and attorneys' fees expended by City in defense of any such action or other proceeding, plus staff and City Attorney time spent responding to and defending the claim, action or proceeding.
23. Expiration of Approval. This Use Permit approval will expire on February 17, 2028, unless the use has been legally established prior to the expiration date, or a written request for an extension is filed with the Planning Division prior to the expiration date and is subsequently approved by the Planning Commission.
Resolution No. 26- Page 10 of 10 February 17, 2026
PASSED AND ADOPTED by the City Council of the City of Pittsburg at a regular meeting on the 17th day of February 2026, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
___________________
Dionne Adams, Mayor
ATTEST:
_______________________
Alice E. Evenson, City Clerk
July 22, 2025 Page 1 of 4 Resolution No. 10279
BEFORE THE PLANNING COMMISSION OF THE CITY OF PITTSBURG I
n the Matter of:
G
ranting approval of a Use Permit to )
allow ancillary sales of distilled spirits ) Resolution No. 10279 in conjunction with an existing beer and )
wine sales license for an existing ARCO )
and AM/PM convenience store at 2102 )
West Leland Road, AP-23-0062 (UP). )
T
he Planning Commission DOES RESOLVE as follows:
S
ection 1. Background
A. O
n July 19, 2010, the City Council adopted Ordinance No. 10- 1326 amending the Southwest (San Marco) Development Agreement and rezoning the 1.4-acre project site located at 2102 West Leland Road to the “Service Commercial” (CS) District to allow for the San Marco Gas Station (AP-09-588).
B. O
n May 10, 2021, the California State Department of Alcoholic Beverage Control (ABC) approved a Type 20 License for the existing convenience store (AM/PM) authorizing the sale of beer and wine at the convenience store for consumption off the premises.
C. On A
pril 26, 2023, Steve Rawlings, filed Planning Application No. 23-0062, requesting approval of a use permit to sell beer, wine, and distilled spirits (for off-site consumption) at an existing convenience store that currently sells beer and wine ( for off- site consumption). The convenience store is located at 2102 W est Leland Road, in the C S (Service Commercial) District. Assessor’s Parcel No. 091-050-038.
D. O
n July 11, 2023, this item was listed on the regularly scheduled Planning Commission agenda as Item Number 5. The Planning Commission Secretary requested a continuance of this item to a date to be determined. The Planning Commission granted the requested continuance.
E. T
he use permit proposal is governed by the Pittsburg General Plan and Pittsburg Municipal Code (PMC).
F. T
his pr oposal is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Class 1, ‘Existing Facilities’ of the state CEQA Guidelines, section 15301.
G. On or
prior to July 11, 2025, notice of the July 22, 2025, public hearing was posted at City Hall, near the proposed project site, and on the ‘Public Notices’ section of the City’s website; was delivered for posting at the Pittsburg Library; and was mailed via first class or electronic mail to the applicant, to the property owner, to owners of property located within 300 feet of the proposed project site, to local service agencies expected to provide services to the building, and to individuals who had previously filed written request for Attachment 2
July 22, 2025 Page 2 of 4 Resolution No. 10279
such notice, in accordance with Pittsburg Municipal Code (PMC) Section 18.14.010 and Government Code Section 65091.
H. On June 2, 2025, the City Council adopted two Ordinances for Creating Healthy Communities in the City of Pittsburg, one of which establishes Use Permit findings and performance standards for the sale and distribution of alcoholic beverages. The proposed application AP -23-0062 has been reviewed for compliance with the recently adopted Ordinance.
I. On July 22, 2025, the Planning Commission held a public hearing on Planning Application No. 23-0062, at which time oral and/or written testimony was considered.
Section 2. Findings
A. Based on the Planning Commission Staff Report entitled, “Consideration of a Resolution Granting approval of a Use Permit to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, AP-23-0062 (UP),” dated July 22, 2025, and based on all the information contained in the Planning Division files on the project, incorporated herein by reference and available for review in the Planning Division located at 65 Civic Avenue in Pittsburg, and based on all written and oral tes timony presented at the meeting, the Planning Commission finds that:
1. All recitals above are true and correct and are incorporated herein by reference.
2. The use permit proposal will:
a) Be in accordance with the objectives of the Zoning Ordinance, the purpose of the land use district in which it is located and is appropriate to the specific location, in that convenience stores with alcoholic beverage sales are conditionally permitted uses in the CS District.
b) Not be detrimental to the health, safety, and general welfare of the City, if conditions of approval are adopted, including, but not limited to the following: 1) prohibiting the possession and consumption of alcoholic beverages in open containers on or around the premises; 2) limiting the sales hours for alcoholic beverages to 8:00 a.m. to 10:00 p.m. ; 3) locking coolers containing alcohol from 10:01 p.m. to 7:59 a.m.; 4) requiring sales clerks to complete a course in “License Education on Alcohol and Drugs (LEAD) Program ” approved by the State Department of Alcoholic Beverage Control (ABC); 5) prohibiting the sale of certain alcoholic beverages including distilled spirits in containers less than 375 milliliters; 6) limiting the display area for distilled spirits; 7 ) requiring unobstructed view of the cash register area from the street; 8) requiring installation of security cameras; 9) requiring the convenience store operators to help discourage loitering; 10 ) prohibiting the sale of drug paraphernalia; 11 ) requiring the operators to remove trash outside the convenience store on a daily basis; and 12 ) requiring all graffiti to be removed within 48 hours of its appearance.
July 22, 2025 Page 3 of 4 Resolution No. 10279
c) Will not adversely affect the orderly development of property within the City, in that the convenience store will continue occupying an existing commercial space, and the applicant is not proposing exterior building expansions or parking lot changes that would otherwise conflict with the City’s goals, policies, and development standards.
d) Not adversely affect the preservation of property values and the protection of the tax base and other substantial revenue sources within the City, if the convenience store operator complies with the conditions of approval summarized above. The conditions of approval are intended to ensure the convenience store operates in a manner that does not affect neighborhood safety.
e) Will be consistent with the G eneral Plan. The subject site has a land use designation of ‘Community Commercial’. This designation is intended to provide sites for retail shopping containing a wide variety of businesses, including convenience stores.
f) Will not create a nuisance or enforcement problem within the neighborhood, in that it will be required to meet performance standards, as set forth by PMC Chapter 18.82, which are intended to address ongoing safety, noise, odor, and maintenance concerns.
g) Will not encourage marginal development within the neighborhood , in that the convenience store will continue occupying an existing commercial space and the use permit proposal does not involve construction of a new building or building addition.
h) Will not create a demand for public services within the City beyond that of the ability of the City to meet in light of taxation and spending restraints imposed by law, in that the convenience store has access to existing infrastructure, including fire, police, and water.
i) Will not be inconsistent with the City’s approved funding priorities, in that it does not require City funding.
B. The staff report entitled, “ Consideration of a Resolution Granting approval of a Use Permit to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, AP -23-0062 (UP)” dated July 22, 2025, is referenced hereto as additional support for the findings.
Section 3. Decision
The Planning Commission hereby denies Planning Application No. 23-0068.
Section 4. Effective Date
This resolution shall take effect immediately upon its adoption.
July 22, 2025 Page 4 of 4 Resolution No. 10279
On motion to approve the proposed project by Commissioner Robinson, seconded by Commissioner Kent , the foregoing resolution was passed and adopted the 22nd day of July 2025, by the Planning Commission of the City of Pittsburg, California by the following vote:
AYES: Kent, Popova, Robinson
NAYES: Foster, Smith, Stokes
ABSTAIN: None
ABSENT: None
I hereby certify that the above Resolution No. 10279 was adopted by the Planning Commission of the City of Pittsburg on July 22, 2025.
________________________________
JOHN FUNDERBURG, SECRETARY
PITTSBURG PLANNING COMMISSION
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Attachment 4
Existing Site Photos
AM/PM Alcohol Sales, AP-23-0068 (UP)
Attachment 5
Map of Surrounding Land Uses
AM/PM – Alcohol Sales, AP-23-0062 (UP)
Toscana Residential
Subdivision
San Marco
Commercial
Esperanza at San
Marco Residential
Development
San Marco
Villas
Park
Attachment 6
CITY OF PITTSBURG
PLANNING COMMISSION
STAFF REPORT
July 22, 2025
I
TEM: Consideration of a Resolution Granting approval of a Use Permit to include ancillary sales of distilled spirits in conjunction with an existing beer and wine sales license for an existing ARCO and AM/PM convenience store, AP-23-0062 (UP).
OR
IGINATED BY:
S
teve Rawlings, 2102 West Leland Road, Pittsburg, CA 94565 SU
BJECT:
T
his is a public hearing on a request for approval of a Use Permit to allow for the sale of distilled spirits in conjunction with the sale of beer and wine, at an existing convenience store. The convenience store is located at 2102 W est Leland Road, in the CS (Service Commercial) District. Assessor’s Parcel No. 091-050-038.
RECOMMENDATION:
S
taff recommends the Planning Commission adopt a Resolution (Attachment 1) approving Use Permit Application No. AP-23-0062 (UP), subject to conditions.
B
ACKGROUND:
O
n July 19, 2010, the City Council adopted Ordinance No. 10 -1326 amending the Southwest (San Marco) Development Agreement and rezoning the 1.4- acre project site to CS to allow for the development of the San Marco Gas Station (AP-09-588).
O
n May 10, 2021, the State Department of Alcoholic Beverage Control (ABC) approved a Type 20 license for the existing convenience store ( AM/PM). A Type 20 ABC license authorized the sale of beer and wine at the convenience store for consumption off premises.
O
n April 26, 2023, t he applicant filed Planning Application No. 23 -0062 requesting to expand the alcoholic beverage sales at the existing convenience store from beer and wine, to beer, wine, and distilled spirits. The expansion constitutes an ABC license change from a Type 20 to a Type 21. A Type 21 ABC license would authorize the sale of beer, wine, and distilled spirits for consumption off the premises. Pursuant to Pittsburg Municipal Code (PMC) S ection 18.52.010, the applicant must obtain a Use Permit prior to allowing sales of distilled spirits, in addition to beer and wine sales, at the convenience store and prior to ABC’s approval of the Type 21 license.
Attachment 7
Planning Commission Staff Report
AM/PM – Alcohol Sales, AP-23-0062 (UP).
July 22, 2025
On July 11, 2023, this item was listed on the regularly scheduled Planning Commission agenda as Item Number 5. The Planning Commission Secretary requested a continuance of this item to a date to be determined. The Planning Commission granted the requested continuance.
On June 2, 2025, the City Council adopted two Ordinances for Creating Healthy Communities, one of which establishes Use Permit findings and performance standards for alcoholic beverage establishments. The Creating Healthy Communities Ordinances take effect on January 1, 2026. The proposed application AP -23-0062 has been reviewed for compliance with the recently adopted Ordinance, and complies with, or has been conditioned to comply with, the standards and regulations described therein.
Further evaluation of Creating Healthy Community Ordinance (Ord. No. 25 -1531) compliance is included within the “Analysis” section of this Staff Report.
PROJECT DESCRIPTION:
Existing Conditions: The subject site is a 1.41 -acre parcel located at the northwest corner of San Marco Boulevard and West Leland Road. It contains an approximately 6,000-square-foot (sq. ft.) convenience store (AM/PM), a self-service restaurant (Krispy Krunchy Chicken) , an ARCO gas station with eight fueling pumps , an automatic car wash, a trash enclosure and a parking lot. See Attachment 2 for site photos.
Surrounding Land Uses:
North: San Marco Villas Apartments (Phases I and II)
West: San Marco Villas Apartments (Phases I and II)
South: W Leland Road, Vacant Land
East: San Marco Boulevard, Toscana Residential Subdivision (Village A) , Shoppes at San Marco
See Attachment 3 for a map of surrounding uses.
Use Permit Request: The applicant is requesting Planning Commission approval of a Use Permit to allow the existing convenience store to sell distilled spirits for consumption off the premises as an ancillary use. The sale of the distilled spirits would be in conjunction with the already approved existing beer and wine sales. The existing convenience store layout includes a cashier’s counter along the rear wall and refrigerated display cases for the display of beverages. The open space floor area within the convenience store provides shelves for groceries and convenience items. A restroom is located in the southeast corner of the tenant space.
The applicant would like to install wall shelves behind the cashier’s counter for display of the distilled spirits. No additional interior or exterior improvements are proposed at this time.
Planning Commission Staff Report
AM/PM – Alcohol Sales, AP-23-0062 (UP).
July 22, 2025
See Attachment 4 for site and floor plan.
GENERAL PLAN/CODE COMPLIANCE:
General Plan: The project site is located in the ‘Southwest Hills Subarea’ of the General Plan and has a land use designation of ‘ Community Commercial’. This designation is intended to provide sites for retail shopping containing a wide variety of businesses, including service stations, such as the existing convenience store.
Zoning: The project site is within the ‘ CS (Service Commercial) Zoning District’.
Convenience stores fall under the land use classification of ‘ Grocery’ as defined by PMC Section 18.08.080(14)(a). A Use Permit is required prior to operating a grocery or convenience store in the C S District (PMC S ection 18.52.010). The applicant’s convenience store is an existing, approved use and therefore does not require a new Use Permit to continue operating with the sale of beer and wine. However, a Use Permit is now required because the applicant is expanding the existing operation to include the sale of distilled spirits for consumption off premises.
Required Use Permit Findings: In accordance with PMC S ection 18. 16.040, a Use Permit may be granted only if the Planning Commission can make findings that the proposed use:
A. is in accord with the objective of the Zoning Ordinance, the purposes of the land use district in which it is located and is appropriate to the specific location;
B. is not detrimental to the health, safety, and general welfare of the City;
C. will not adversely affect the orderly development of property within the City;
D. will not adversely affect the preservation of property values and the protection of the tax base and other substantial revenue sources within the City;
E. is consistent with the objectives, policies, general land uses and programs specified in the General Plan and applicable specific plan;
F. will not create a nuisance or enforcement problem within the neighborhood;
G. will not encourage marginal development within the neighborhood;
H. will not create a demand for public services within the City beyond that of the ability of the City to meet in light of taxation and spending restraints imposed by law; and,
I. is consistent with the City’s approved funding priorities.
Planning Commission Staff Report
AM/PM – Alcohol Sales, AP-23-0062 (UP).
July 22, 2025
Environmental: This proposal is categorically exempt from the requirements of the California Environmental Q uality Act (CEQA) under Class 1, ‘Existing Facilities’ of the CEQA Guidelines, Section 15301.
Public Notice: On or prior to July 11, 2025, notice of the July 22, 2025, public hearing was posted at City Hall, near the proposed project site, and on the “Public Notices” section of the City’s website; was delivered for posting at the Pittsburg Library; and was mailed via first class or electronic mail to the applicant, to the property owner, to owners of property located within 300 feet of the proposed project site, to local service agencies expected to provide services to the building, and to individuals who had previously filed written request for such notice , in accordance with PMC S ection 18.14.010 and Government Code Section 65091.
See Attachment 5 for Public Hearing Notice.
Public Comment: On May 25, 2023, in response to the referral that was circulated for the project, the City received an email in opposition to the project from Veronica Maya with the Pittsburg -Bay Point Community Coalition. The coalition is comprised of local community residents concerned with the access underage youth have to alcohol, cannabis, tobacco, and other drugs. Maya indicated the project site is located nearby family housing units, a community park and four schools within a two- mile radius. Maya also indicated distilled spirits are actively marketed by the alcohol industry to teenagers and are packaged in a similar fashion to non- alcoholic drinks with sweet flavors and fun names. Maya indicated that distilled spirits pose an unaddressed risk factor for underage drinking and for these reasons opposes this project.
On July 10, 2025, in response to the Public Hearing Notice that was circulated for the project, the City received an email in opposition to the project from Eric and Jeneal Valladares, members of the Pittsburg community. The email in opposition discussed the project site’s proximity to residential uses and youth- oriented facilities, such as schools and parks. The email also mentions that nuisances often are generated from hard liquor sales in convenience stores, and that convenience stores are often not staffed to manage distilled spirits in a way that would not strain local law enforcement and other public services.
Staff has reviewed these public comments. See Analysis Section of this Staff Report for detailed discussion.
Staff has not received any additional letters or comments in support or opposition to the proposed project.
See Attachment 6 for Pittsburg- Bay Point Community Coalition Comment Letter and Attachment 7 for the email from Eric and Jeneal Valladares.
ANALYSIS:
Planning Commission Staff Report
AM/PM – Alcohol Sales, AP-23-0062 (UP).
July 22, 2025
In California, ABC uses census tracts to allocate alcoholic beverage licenses, ensuring a balanced distribution based on population density within specific geographical areas. The proposed project is located within Census Tract 3552.02, which is allowed a maximum of two Off- Sale General ABC licenses. Currently , the only Off-Sale General ABC license issued within the C ensus Tract is the subject site. The existing convenience store currently holds a Type 20 ABC license, which would be replaced by the Type 21 license if the proposed project is approved, thereby resulting in only one Off-Sale General ABC license within the census tract. ABC would allow a Type 21 license to be issued at this location if approved by the Planning Commission, given that there is not an overconcentration of ABC licenses currently in the census tract.
The applicant’s request to upgrade from a Type 20 to a Type 21 ABC license aligns with the recently adopted Creating Healthy Communities Ordinance No. 25- 1531, which regulates the sale of distilled spirits in retail establishments through performance standards. The O rdinance establishes clear criteria for location, security, signage, and operations, all of which the proposed project satisfies. The store exceeds the 600- foot buffer from sensitive uses such as schools, parks, and treatment centers, as verified through GIS mapping. Additionally, the proposed floor plan includes secured, behind- the-counter display of distilled spirits and maintains compliance with signage restrictions, ensuring no more than 25% of window space is covered. Existing exterior lighting and surveillance systems meet the Or dinance’s safety and nuisance prevention requirements, with no history of alcohol -related incidents or law enforcement concerns in the area.
Operationally, the business demonstrates a strong commitment to responsible alcohol sales. All employees will complete the License Education on Alcohol and Drugs (LEAD) Program, in compliance with both state law and the O rdinance’s provisions for staff education and accountability. Moreover, the proposal supports local economic activity within the project area, without compromising public welfare.
In particular, staff recommends a conditions prohibiting the sale of: 1) wine in containers less than 750 milliliters; 2) distilled spirits in containers less than 375 milliliters; 3) malt beverage products, including flavored malt beverage products, with alcohol content greater than 5.5% by volume; 4) wine with an alcoholic content greater than 14% by volume unless in corked bottles and aged at least two years; 5) single containers of beer or malt liquor greater than 25 ounces; and 6 ) alcohol-infused ice cream or ice pops with alcohol greater than 0.5 percent by volume. According to the Pittsburg Police Department, the sale of these products tends to negatively affect a neighborho od. The applicant understands this and has agreed to this condition.
The applicant has also agreed to other conditions including: 1) prohibiting the possession and consumption of alcoholic beverages in open containers on or around the premises; 2) limiting the sales hours for alcoholic beverages to the hours of 8 :00 a.m. to.10:00 p.m., daily; 3) l ocking coolers containing alcohol from 10:01 p.m. to 7:59
Planning Commission Staff Report
AM/PM – Alcohol Sales, AP-23-0062 (UP).
July 22, 2025
a.m. daily; 4) requiring sales clerks to complete a course in LEAD (License Education on Alcohol and Drugs) program approved by ABC; 5) limiting the new display area for distilled spirits to 32 linear feet of shelving; 6) requiring unobstructed view of the cash register area from the street; 7 ) requiring installation of security cameras; 8 ) requiring the convenience store operators to help discourage loitering; 9 ) prohibiting the sale of drug paraphernalia; 10) requiring the operators to remove trash outside the convenience store on a daily basis; and 11 ) requiring all graffiti to be removed within 48 hours of its appearance.
Staff has reviewed the comments submitted by the Pittsburg -Bay Point Community Coalition regarding concerns about underage access to alcohol, the marketing of distilled spirits, and the proximity of the project site to residential units, schools, and a community park. The proposed expanded alcoholic beverage sales operation will be subject to all applicable local and state regulations regarding the sale of alcohol, including strict age- verification procedures. In addition, specific C onditions of Approval have been incorporated into the project to address community concerns. These include prohibiting on- site consumption of alcohol , limiting time of alcoholic beverage sales, locking beverage containers during prohibited sales hours, and implementing measures to prevent loitering on and around the premises. Enhanced surveillance and operational oversight are expected to deter nuisance behavior and contribute to overall public safety. It should also be noted that, under the recently adopted Creating Healthy Communities Ordinances, residential uses are not classified as sensitive land uses.
Further, the schools and parks identified by the Coalition are outside of the required buffer zones. Based on the project’s regulatory compliance and proposed Conditions of Approval, staff finds that the proposed expansion of alcoholic beverage sales is not anticipated to negatively impact the surrounding neighborhood.
Staff has reviewed the comment submitted by a San Marco resident opposing the sale of distilled spirits as part of the proposed project , citing concerns about public safety, neighborhood character, and proximity to homes, schools, and parks. The proposed use is consistent with local and state regulations, including requirements from the California Department of Alcoholic Beverage Control (ABC). Conditions of Approval have been incorporated to address community concerns, including restrictions on sales hours, locked alcohol displays during prohibited times, prohibition of on- site consumption, anti- loitering measures, and enhanced security features. The site is outside required buffer zones as prescribed by the Pittsburg Municipal Code. With the inclusion of the proposed Conditions of Approval, staff does not anticipate that the project will result in adverse impacts to the surrounding neighborhood.
Additionally, staff has reviewed the application and finds the project to be compliant with the recently -adopted Creating Healthy Communities Ordinance No. 25- 1531, with appropriate safeguards and compatibility with the surrounding area. As such, staff recommends approval of the Use Permit to allow the expanded sale of distilled spirits under a Type 21 ABC license subject to the Conditions of Approval outlined in the proposed Resolution.
Planning Commission Staff Report
AM/PM – Alcohol Sales, AP-23-0062 (UP).
July 22, 2025
As such, staff believes the Planning Commission can make the required findings in the affirmative to approve the requested Use Permit for AM/PM at 2102 West Leland Road if certain C onditions of Approval are set in place to help maintain public health and safety in the neighborhood. These Conditions of Approval are similar to those that have been placed on previously-approved businesses that include the sale of beer, wine and distilled spirits.
ACTION REQUIRED:
Move to adopt a Resolution approving Planning Application No. 23 -0062 (UP), subject to conditions.
ATTACHMENTS:
1. Proposed Resolution
2. Site Photos
3. Map of Surrounding Uses
4. Project Plans
5. Public Hearing Notice & Vicinity Map
6. Pittsburg-Bay Point Community Coalition Letter
7. Public Comment from E. and J. Valladares
Prepared by: Kelsey Gunter, AICP, Associate Planner
65 Civic Avenue
Pittsburg, CA 94565
P: (925) 252-6900
F: (925) 252-4814
pittsburgca.gov
Community and Economic Development Department – Planning Division
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the CITY COUNCIL of the City of Pittsburg will conduct a public hearing on:
DATE: February 17, 2026
TIME: 7:00 P.M.
PLACE: City Council Chambers at City Hall (Third Floor) 65 Civic Avenue, Pittsburg, California
C
oncerning the following matter:
AM/PM – Alcohol Sales, AP-23-0062 (UP)
This is a public hearing on a request for approval of an appeal of the Planning Commission’s determination to deny a Use Permit to allow the sales of beer, wine, and distilled spirits, at an existing convenience store that currently sells beer and wine. The convenience store is located at 2102 W Leland Road, in the CS (Service Commercial) District. Assessor’s Parcel No. 091-050-038.
E
nvironmental Determination
The project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) under Class 1, “Existing Facilities,” of the CEQA Guidelines, section 15301.
P
ROJECT PLANNER: Kelsey Gunter, (925) 252-4824 or [email protected] Wh
y am I receiving this notice?
You are receiving this notice because you have either previously requested notifications from the Planning Division, or a project has been proposed in your neighborhood and all property owners within a minimum 300-foot radius of the project site are required to be notified under the Pittsburg Municipal Code.
Wh
ere can I get more information about this project?
The complete file for this project is available for public inspection; please contact the project planner listed above to make necessary arrangements.
W
hat can I do if I have comments on the project?
Comments or objections to the project can be made by writing or through e-mailed testimony prior to the meeting or provided orally during the meeting. Written comments citing the project name may be emailed to the project planner listed above or may be mailed or delivered to Pittsburg Planning Division, 65 Civic Avenue, Pittsburg, CA 94565.
P
ursuant to Section 65009 of the California Government Code, if you challenge this matter in court, you may be limited to those issues you or someone else raised at the public hearing described in this notice, or in written correspondence on the matter delivered to this agency at, or prior to the public hearing. Any written correspondence delivered to the Planning Division before the hearing body’s action on the matter will become a part of the administrative record.
_____
____________________________
JOHN FUNDERBURG, SECRETARY
PITTSBURG PLANNING COMMISSION
Attachment 8
Project Title: AM/PM Alcohol Sales; AP-23-0062
Location: 2102 West Leland Road, Pittsburg, CA 94565
NOTICE OF PUBLIC HEARING
City of Pittsburg
Community and Economic Development Department -
Planning Division
65 Civic Avenue
Pittsburg, CA 94565
Combined Agency/City Council Minutes Page 1 of 3 February 2, 2026
CITY OF PITTSBURG
CITY COUNCIL/AGENCY CONCURRENT MEETING MINUTES
DATE: February 2, 2026
LOCATION: Council Chamber, City Hall, 65 Civic Avenue, Pittsburg, CA 94565
CITY COUNCIL/AGENCY MEMBERS
Dionne Adams, Mayor/Chair
Angelica Lopez, Vice-Mayor/Chair
Juan Antonio Banales, Council/Agency Member
Arlene Kobata, Council/Agency Member
Jelani Killings, Council/Agency Member
S.L. Floyd, Agency Member
Annie Hill Herring, Agency Member
APPOINTED OFFICIALS
Darin Gale, City Manager/Executive Director
Donna Mooney, City Attorney/Legal Counsel
Alice E. Evenson, City Clerk/Agency Secretary (elected) Nancy Parent, City Treasurer (elected)
Mayor Adams called the regular meeting to order at 7:00 P.M. in the Council Chamber at City Hall, 65 Civic Avenue Pittsburg, CA. after having convened at 6:00 P.M. for the following Closed Session items:
1. CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION Significant exposure to litigation Pursuant to Section 54956.9(d)(2) Number of cases: one
On Dec. 3, 2025, the City received a confidential personnel complaint alleging unlawful discrimination, which constitutes a significant exposure of litigation against the City
City Attorney Mooney stated that Council provided direction and there was no reportable action taken.
2. CONFERENCE WITH LABOR NEGOTIATORS Pursuant to Section 54957.6 City designated representative: Darin E. Gale, City Manager Unrepresented employees: Senior Executive Team
City Attorney Mooney stated that Council provided direction and there was no reportable action taken.
ROLL CALL
Member Lopez was absent and excused.
PLEDGE OF ALLEGIANCE
Mayor Adams led the Pledge of Allegiance.
Mayor Adams moved Proclamations ahead of Presentations.
Combined Agency/City Council Minutes Page 2 of 3 February 2, 2026
PROCLAMATIONS
5. Think Pittsburg – Fiya Spice
6. Black History Month
PRESENTATIONS
3. Axon Body Worn Camera Translation Update
4. Presentation on the Brown Act including Senate Bill 707 Amendments
CITY MANAGER REPORTS/REMARKS
City Manager Gale noted that the next Council meeting would take place on Tuesday, February 17, due to the Presidents Day holiday on Monday, February 16 . He also noted that Public Works staff have been evaluating basketball hoops at various parks to ensure they are up to par. Lastly, he thanked Recreation staff for all the sports programs they offer to the community.
PUBLIC COMMENTS
Laura Milison, Library manager, thanked the Mayor and City Council for their support. She provided an update on library statistics as well as noted all past and future events.
Alvin Nelson, Pittsburg, provided comments on the new Bill SB 1383 and the increase in Garbage service fee. He asked for consideration of the 32-gallon garbage bin to be brought back.
COMMITTEE REPORTS
Mayor Adams provided an update on the Bay Area Air Quality Management District Board.
CONSIDERATION
7. Adoption of a City Council Resolution Accepting the Plans and Specifications, Allocating Additional Funds, Amending CIP Budget, and Awarding Project 4067 - 2025/26 CDBG ADA Curb Ramp Installation
Member Kobata recused herself from this item due to the proximity of her residence. She left the dais at 8:20P.M.
On Motion by Member Killings, seconded by Member Banales and adopted by the following vote:
AYES: Banales, Killings, Kobata, Adams
ABSENT: Lopez
Member Kobata returned to the dais at 8:27P.M.
Combined Agency/City Council Minutes Page 3 of 3 February 2, 2026
CONFLICT OF INTEREST STATEMENT
There were no Conflict-of-Interest Statements.
COMBINED CITY COUNCIL, PITTSBURG ARTS AND COMMUNITY FOUNDATION,
PITTSBURG POWER COMPANY, SOUTHWEST PITTSBURG GHAD II AND SUCCESSOR
AGENCY CONSENT CALENDAR
On Motion by Member Banales, seconded by Vice Mayor Adams and adopted by the following vote:
AYES: Banales, Killings, Kobata, Adams
ABSENT: Lopez
8. Minutes of January 20, 2026
9. Adoption of a City Council Resolution Authorizing the City Manager to Execute a Contract with Network Design Associates, Inc. for Barracuda Cybersecurity Software Subscription and Managed Services
10. Adoption of a City Council Resolution Accepting Project 3023 – Willow Pass Road Storm Drain Repair as Complete and Authorizing the City Engineer to File a Notice of Completion
11. Adoption of a City Council Resolution Authorizing the Allocation of $3,551,824 of East Contra Costa Regional Fee and Financing Authority Funds to Project 2019 - BART Pedestrian and Bicycle Connectivity
12. Adoption of a Pittsburg Arts and Community Foundation Resolution Replacing the Authorized Signatories at Mechanics Bank
13. Adoption of a Pittsburg Power Company Governing Board Resolution Authorizing a Budget Amendment and Authorizing General Counsel to Execute First Amendment to Outside Counsel Services Agreement with Braun Blaising & Wynne, P.C.
COUNCIL REQUEST FOR FUTURE AGENDA ITEMS
There were no requests for future agenda items.
COUNCIL MEMBER REMARKS
Mayor Adams provided comments on the events held at the Pittsburg library. She invited the community to participate in these events.
ADJOURNMENT
The meeting adjourned at 8:29 P.M. to February 17, 2026.
Respectfully submitted,
Alice E. Evenson, City Clerk
STAFF REPORT
MEETING DATE: February 17, 2026
TO: Mayor and Council Members
FROM: Darin E. Gale‚ City Manager
Jordan Davis, Director of Community and Economic Development Maurice Brenyah-Addow, Senior Planner
SUBJECT: Adoption of Seven City Council Resolutions to Find Developers in Compliance with their Respective Development Agreements for:
Southwest Development; Tuscany Meadows; Trans Bay Cable; Edgewater Sky Ranch II; Montreux; and Columbia Solar
EXECUTIVE SUMMARY
State law requires local jurisdictions to conduct a periodic review of active development agreements (DAs) within the community. For the calendar year 2025, staff has conducted reviews of seven active DAs, including: Southwest Development ("San Marco"), Tuscany Meadows, Trans Bay Cable, Edgewater, Sky Ranch II, Montreux, and Columbia Solar. Staff has found each developer to be in compliance with the terms of their respective DA, and as such, recommends the City Council adopt seven resolutions finding good faith compliance and authorizing the City Manager to execute Certificates of Compliance as appropriate.
FISCAL IMPACT
The City has adopted fees to recover staff costs associated with processing periodic reviews of development agreements, and as such, each developer will reimburse the City for the staff time required.
RECOMMENDATION
Staff recommends the City Council adopt the seven attached resolutions finding:
1. SEECON Financial and Construction Co. Inc. in good faith compliance with the San Marco DA; and
2. SEECON Built Homes Inc. in good faith compliance with the Tuscany Meadows DA; and
3. Trans Bay Cable LLC in good faith compliance with the Trans Bay Cable DA; and
4. Sunnyside Pittsburg LLC in good faith compliance with the Edgewater DA; and
5. SkyRanch Land Investors LLC in good faith compliance with the Sky Ranch II DA; and
6. Altec Homes, Inc. in good faith compliance with the Montreux DA; and
7. Columbia Solar Energy LLC in good faith compliance with the Columbia Solar DA.
BACKGROUND
California Government Code Section 65864 et seq. authorizes and regulates the execution of development agreements between certain public entities and persons who desire to develop private property within a public entity’s jurisdiction. Pursuant to the law, the City of Pittsburg establishes procedures for the consideration of the development agreement applications, as well as procedures for reviewing the development agreements. State law also requires the periodic review of a development agreement, at which time the respective developer must demonstrate good faith compliance with the terms of the development agreement.
The last periodic reviews were conducted by the City in February 2025 for the seven agreements listed above.
SUBCOMMITTEE FINDINGS
The item was not presented to a subcommittee.
STAFF ANALYSIS
If the City Council finds that the respective developers are in compliance with their respective DAs, then the City would issue a "Finding of Compliance" for each project, which may be recorded against the properties. If, as a result of the review, the City Council finds and determines, based on substantial evidence, that a developer has not complied in good faith with the terms and conditions of their DA, the City may issue a, "Finding of Non-Compliance," identifying the areas of non-compliance, the terms of compliance and a time period for the developer to bring the project into compliance with the DA. If the DA is not brought into compliance, the City may seek to terminate or modify the associated DA.
At this time, all current terms associated with each DA reviewed have either been addressed, will be addressed when applicable and/or appropriate, or are being addressed in coordination with the developer on an ongoing basis. As such, staff recommends the adoption of all seven proposed resolutions, finding good faith
compliance by developers with the terms of the DAs.
ATTACHMENTS:
1. Resolution for San Marco
Exhibit 1 – San Marco 2025 Summary Table
2. Resolution for Tuscany Meadows
Exhibit 1 – Tuscany Meadows 2025 Summary Table
3. Resolution for Trans Bay Cable
Exhibit 1 – Trans Bay Cable 2025 Summary Table
4. Resolution for Edgewater
Exhibit 1 – Edgewater 2025 Summary Table
5. Resolution for Sky Ranch
Exhibit 1 – Sky Ranch 2025 Summary Table
6. Resolution for Montreux
Exhibit 1 – Montreux 2025 Summary Table
7. Resolution for Columbia Solar
Exhibit 1 – Columbia Solar 2025 Summary Table
Resolution No. 26- Page 1 of 2 February 17, 2026
BEFORE THE CITY COUNCIL OF THE CITY OF PITTSBURG
In the Matter of:
Periodic Review of Southwest (San )
Marco) Development Agreement )
Between the City of Pittsburg and )
Seecon Financial and Construction ) RESOLUTION NO. 26- Co. Inc. and Determination as to )
Compliance with Development )
Agreement )
WHEREAS, a Development Agreement between the City of Pittsburg and Seecon Financial and Construction Co., Inc., was recorded on August 1, 1990, for the Southwest (San Marco) Development Area; and
WHEREAS, a 1 st Amendment to the Development Agreement was executed on November 1, 2001; and
WHEREAS, a 2nd Amendment to the Development Agreement was executed on July 19, 2010; and
WHEREAS, a 3rd Amendment to the Development Agreement was executed on April 8th, 2013; and
WHEREAS, California Government Code Section 65864 et seq. (“Development Agreement Statutes”) authorizes and regulates the execution of development agreements (“DAs") between certain public entities and persons who desire to develop private property within a public entity’s jurisdiction; and
WHEREAS, pursuant to the Development Agreement Statutes, the City established procedures for the consideration of DA applications by property owners or other persons having an interest in property within City’s jurisdiction; and
WHEREAS, Section 65865.1 requires City to conduct a periodic review of the City’s active Development Agreements, at which time each respective developer is required to demonstrate good faith compliance with the terms of the Development Agreement (“Periodic Review”); and
WHEREAS, if, as a result of the Periodic Review, the City finds and determines, on the basis of substantial evidence, that a developer has not complied in good faith with the terms and conditions of the Development Agreement, the City may terminate or modify the DA pursuant to the Development Agreement Statutes; and
WHEREAS, the last periodic review of the Southwest (San Marco) Development Agreement was conducted, and on February 3, 2025, the City Council determined that the developer followed the terms of the Development Agreement.
Resolution No. 26- Page 2 of 2 February 17, 2026
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pittsburg finds and determines as follows.
Section 1. Findings
The City Council hereby finds and determines that the above recitals are true and correct and have served as the basis, in part, for the findings and actions of the City Council set forth below.
Section 2. Compliance with Development Agreement
The City Council hereby finds and determines that, based on the information provided by the Developer and City Staff, as well as the information contained in the "San Marco DA – 2025 Annual Review” summary table, attached hereto and incorporated herein by reference as "Exhibit 1,” the Developer has demonstrated good faith compliance with the Southwest (San Marco) Development Agreement.
Section 3. Certificate of Compliance
The City Council hereby directs and authorizes the City Manager to issue a certificate codifying the "Finding of Compliance" for Southwest (San Marco) Development Agreement in a form that can be recorded by the Developer.
Section 4. Certification
The City Clerk shall certify the adoption of this Resolution.
PASSED AND ADOPTED by the City Council of the City of Pittsburg at a regular meeting on the 17th day of February 2026, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
___________________
Dionne Adams, Mayor
ATTEST:
_______________________
Alice E. Evenson, City Clerk
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table DA Section Condition/Requirement Status Comments Action Items Recitals
A To strengthen the public planning process, encourage private participation and comprehensive planning, and reduce the public and private economic risks of development, the Legislature of the State of California adopted Sections 65864 et seq. of the Government Code ("Development Agreement Statute") which authorizes City to enter into a development agreement with a person having a legal or equitable interest in real property, for the development of property. Under the authority of the Development Agreement Statute, City adopted Resolution No. 89-7466 on June 5, 1989, establishing procedures and requirements for the consideration of development agreements.
Not Applicable
B Developer is the owner of approximately 639± acres of property located near the City of Pittsburg, within Contra Costa County and described more specifically in Exhibit "A" attached (the "Property") located within the Southwest area described in paragraph E.
Not Applicable
C It is the intent of City and Developer to establish certain development rights in the Property which will be the subject of property development applications and this Development Agreement.
Not Applicable
D Developer desires to develop and construct on the Property, in phases, a complex of buildings for 2938 single and multifamily residential units plus walk and bicycle paths, play and picnic areas, park areas, and similar open spaces, swimming pools, parking facilities, interior roadways and other related infrastructure improvements (collectively the "Project").
Not Applicable
E On May 4, 1987, by Resolution No. 87-7138, the City Council determined that the approximately 639± acre area located adjacent and contiguous to the southwest boundary of City ("Southwest Area") should be included in the Pittsburg sphere of influence and then annexed and developed as part of City.
Not Applicable On 7/19/10, the City Council approved the 2nd Amendment to the Southwest DA (Ordinance No.
10-1326), which revised the map exhibit of the
DA to remove 1.41 acres for which the developer
intended to pursue commercial rather than
residential land use entitlements (gas station).
Village B is not
completed but a large
portion has been built
out. San Marco Villas
extension is anticipated
at some point in the
future.
F On June 15, 1987, by Resolution No. 87-7202, the City Council of City determined, on the basis of mutual interests of City and property owners in the Southwest Area, that City would enter into development agreement(s) with property owners in that area. The agreements are intended to insure orderly urbanization and the housing needs of existing and future City residents in a manner which makes maximum utilization of resources and reduces economic costs of development.
Not Applicable
G On August 3, 1987 by Resolution No. 87-7209, City adopted a General Plan amendment to the Southwest Area. On September 6, 1988, by Resolution No. 88-7357 the City adopted an updated General Plan. The General Plan established goals, objectives, policies and criteria to guide the development of this area, and it is the parties' intent that this area be developed consistent with those land use categories specified in the Land Use Element Map of the General Plan and applicable land use regulations as modified herein.
Not Applicable Plot plans continue to be
reviewed for
conformance with
approved vesting
tentative maps.
H Developer intends to develop the Property which is described in Exhibit "A" in accordance with this Agreement. Not Applicable I The Southwest Area has been studied and the City has determined that development of the area must be done in an environmentally sensitive manner. City and Developer recognize that its particular development requires coordi-nation and compliance with the City General Plan, but that certain aspects of developing the Property will require flexibility and variation from other applicable City land use regulations will be necessary and appropriate to implement the Project. To the extent that the proposed Project, (as described in paragraph D above and as shown on the Land Use Element of the General Plan), differs from the current zoning regulations, the provisions of this agreement shall prevail.
Not Applicable
J In accordance with the California Environmental Quality Act ( "CEQA"), City will prepare and adopt the appropriate environmental documents for the administration of this Development Agreement and the approvals necessary to carry out the Project.
Compliant A Subsequent Environmental Impact Report
(SEIR, SCH #91073029) was prepared for the
San Marco Development Plan Area and certified
by the Planning Commission on October 13,
1992.
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table K The Property proposed for the Project is presently located in the unincorporated territory of the County of Contra Costa but within the City's sphere of influence. In accordance with section 65865(b) of the Development Agreement Statute, City and Developer may enter into a Development Agreement before annexation, provided that the Agreement shall not become operative unless annexation of the Property to the City is completed within the period of time specified by the Agreement or by any extension of time provided for by the Agreement. City and Developer desire to complete annexation as soon as possible.
Not Applicable
L By entering into this Agreement, City has determined it is in the City's public interest and the interest of its citizens to do so.
Not Applicable
M Following compliance with CEQA and after conducting duly noticed public hearings, the Planning Commission recommended approval and the City Council approved this Agreement, authorized its execution and found that this Agreement is consistent with the General Plan. The Agreement was approved by City Ordinance No. 93- 7888
Not Applicable
N Development of the Project in accordance with this agreement and subsequent discretionary approvals will provide for orderly growth conformance with the policies and goals set forth in the General Plan in accordance with paragraph "G" and "I".
Not Applicable
O For the reasons recited, Developer and City have determined that the Project is a development for which this Agreement is appropriate. This Agreement eliminates uncertainty in planning for and in securing orderly development of the Project. Developer desires to receive the assurance that it may proceed with the Project in accordance with the existing ordinances, resolutions and regulations as of the effective date of this agreement and subject to the terms and conditions in this Agreement, and subject to review and approval and the grant of land use entitlements by the appropriate reviewing body (Planning Commission or City Council) as to each specific proposal for development.
Not Applicable
P By entering into this Agreement, City recognizes and hereby acknow-ledges that approvals herein constitute a present exercise of the governmental authority of City.
Not Applicable
Agreement Sections
1 Operative date of Agreement. Under Government Code section 65856(b), the annexation of Property to City must occur on or before July 1, 1993. This agreement does not become operative unless annexation is complete by that date. The parties may, however, extend this completion date for annexation beyond July 1, 1993.
Compliant
2 Term. The duration of this Agreement shall extend to October 1, 2032, unless terminated, modified or extended by mutual written consent of the parties.
Compliant On 10/1/01, the City Council approved the 1st Amendment to the Southwest DA to extend its
term from the original horizon year of 2002 to an
amended horizon year of 2020 (Ordinance No. 01-
1187). On 4/15/13, the City Council approved the
3rd Amendment to the DA which extended the
term of the DA from its prior expiration year of
2020 to a new expiration year of 2032 in
exchange for a revision to the developer's park
obligations and a $10,000 annual payment for
development agreement compliance reviews.
3 Effect of Agreement on Land Use Regulations
(a) Permitted Uses. The permitted uses of the property are those uses designated in the Land Use Element of the General Plan adopted on September 6, 1988. A copy of the Land Use Element Map is attached as Exhibit "B".
Compliant
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table (b) Density and Land Use Intensity. At its option, the Developer may construct up to a maximum of 2,938 residential units consisting of a mix of single-family and multiple-family residential units as shown on the General Plan Map attached as Exhibit "B". The location and configuration of lots is subject to City's review and approval under the Subdivision Map Act. The parties recognize that in order for the project site to accommodate up to 2,938 mixed residential units, grading in excess of that permitted under the applicable Hillside regulations will be necessary. City agrees that in its review and approval of Developer's grading plans, it shall permit additional grading, which is necessary to construct infrastructure and building pads to effectively and efficiently accommodate the maximum number of units Developer is permitted and proposes to construct, subject to the normal property development process of the City.
Compliant Plot plans continue to be reviewed for
conformance with the approved vesting tentative
map. As of the date of this periodic review,
Villages A, B, D, E, F, G, H, J, K, and L have
been completed. 181 single family residences
(SFRs) in Village C and 25 SFRs in Village O
(Siena at San Marco) are under construction.
Villages M, N and the remaining 15-acre portion
of Village C slated for 270 multifamily units (San
Marco Villas Extension) have not been
constructed yet. Plot plans continue to be
reviewed for conformance with the approved
vesting tentative maps.
(c) Applicable Land Use Regulations. Except as provided in subparagraph (b) relating to density and grading, the land use regulations applicable to the project shall be those land use regulations in effect on the date this agreement is entered into. The rules, regulations and policies governing the approval and the design, improvement and construction standards and specifications applicable to development of the property shall be those rules, regulations and policies in force on the date this Agreement is entered into except as specifically provided in this Agreement (e.g., subparagraphs (d) and (e) of this para graph).
Compliant Land use regulations applicable to the Project are also subject to the Land Use Table in the most
recent Development Plan.
(d) Application of Building Codes. Developer is subject to changes in the Uniform Building Codes occurring from time to time subsequent to the date this Agreement is entered into which are not inconsistent with subparagraphs (a) and (b) of this para- graph and if the changes (i) are found by the City Council to be in the best interest of the health and safety of its citizens and (ii) are applicable to all other developments in the City.
Compliant
(e) Subsequent Land Use Entitlements. In subsequent land use entitlement actions concerning the property, the City may only apply those existing rules, regulations and policies that were in force and effect on the effective date of this Development Agreement with respect to the property.
Compliant
4 Fees, Charges and Assessments.
(a) City to Adjust Existing Fees. City recently adopted a new fee schedule for fees and charges which it levies in connection with land use entitlements, including subdivisions. Developer agrees that this new fee schedule (attached to this agreement as Exhibit "C") will govern the fees and charges applicable to the project and that it is the intent of the City not to impose additional fees, exactions, dedications or regulations through the exercise of the police power or the taxing power unless they are solely for unanticipated health and safety reasons as a direct result of this project and are consistent with Government Code Sections 66000 et. seq. Any additional fees shall in no event include, for example: child care, public art, libraries, community centers or other similar fees not essential to health and safety. The limitations on fees contained in this subparagraph shall not preclude the City from instituting procedures to impose taxes or assessments on the property (as opposed to development fees) pursuant to districts which may be formed under the provisions of by way of example, the Community Facilities Financing Act (Mello- Roos), or Limited Obligation Revenue Bonds (Marks-Roos) or the Landscaping Lighting and Maintenance Act. The Developer hereby reserves the right to protest the formation of and the participation of the property in any such district.
Compliant
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table (b) Exceptions to Limitations on City's Right to Impose Fees, Taxes, and Assessments. Notwithstanding subparagraph (a) of this section limiting the right of the City to impose fees, charges, and assessments in connection with land use entitlements and subdivisions, the City may impose the following additional fees consistent with Government Code section 66000 et seq., and taxes and assessments without protest from the developer: (i) a fee imposed or mandated by another governmental agency; or (ii) a fee imposed for citywide traffic or drainage mitigation purposes; or (iii) a fee in the form of a capital improvement facility fee for sewer purposes or water purposes. (iv) an assessment to be imposed on residential units pursuant to a Mello Roos or Marks Roos District for the exclusive purpose of providing police services to the property. (v) an assessment imposed for the benefit of the property pursuant to the Landscape Lighting and Maintenance District Act.
In Progress Fees, taxes, and assessments the City currently imposes on projects within the San Marco PD
area include: Facilities Reserve Charge (PMC
Chapters 13.08, 13.12, and 13.24) for water and
sewer service; Local Transportation Mitigation
Fee (PMC Chapter 15.90); Regional
Transportation-Development Impact Mitigation
Fee (PMC Chapter 15.102); In-Lieu Parkland
Dedication Fee; Community Facilities District
2007-01 for park maintenance; and Community
Facilities District 2004-1 for police services.
(c) Consumer Price Index Adjustment. At the end of one year from the date this agreement becomes operative (see paragraph l) and annually thereafter during the term of this agreement, the City may adjust the fees and charges imposed upon Developer to reflect the increase, if any, in the Consumer Price Index (San Francisco/Oakland) as published by the Bureau of Labor Statistics, US Department of Labor, by comparing the Index figure nearest to the time of execution of this agreement to the Index figure nearest to the expiration of each one year period.
Compliant
5 Application of CEQA. The parties acknowledge that this agreement and Developer's project is subject to CEQA. The parties also acknowledge that the City has previously had prepared and certified an EIR for the proposed change in the City's sphere of influence in the Southwest Hills, the annexation of the area to the City and the General Plan Amendment applicable to the Southwest Hills. City shall treat that EIR as a program EIR against which Developer's future activities under this Agreement will be examined for the need of additional environmental review and analysis as Developer seeks land use entitlements to carry out the Project.
Compliant A Subsequent Environmental Impact Report
(SEIR, SCH #91073029) was prepared for the
San Marco Development Plan Area and certified
by the Planning Commission on October 13,
1992.
Developer has agreed to
conduct pre-construction
biological surveys to
ensure, in concert with
the City, that there will be
no impact to federal,
state or locally listed
habitat or species.
6 Commencement of Construction. It is the desire of Developer and City that Developer begin construction upon annexation after the securing of all discretionary entitlements. Developer agrees to begin and complete, with due diligence, all major infrastructure including arterial roadways, storm drainage facilities, sewer trunk lines and water main lines within six (6) years of annexation. Developer agrees to submit all necessary applications for approval by the City within six (6) months of annexation and City agrees to act upon the project within one (1) year from the submittal of all com- pleted applications.
See Comments/Action
Items
Developer did not complete the improvements
within the 6 years required due to a variety of
reasons, many outside of their control. In 1993,
the City and Developer entered into a
Memorandum of Understanding to resolve this
issue.
7 Phasing. Developer may accomplish construction on the Project in phases. However, Developer shall construct each phase in such fashion that construction of a single phase does not exceed two years to complete.
Compliant
8 Conditions, Terms and Restrictions.
(a) City agrees to cooperate and use its best efforts to cooper- ate with Developer in processing applications for land use entitlements including all zoning, building, and grading permits necessary to implement the Project.
Compliant
(b) Developer is responsible for obtaining all land use entitle- ments, permits and approvals which may be required by City and other govern- mental entities for development of the Property. City agrees to cooperate with Developer and support Developer's efforts in obtaining any such necessary permits and approvals. City further agrees to, from time to time at the request of Developer, enter into agreements with any such entity when such agreements are essential for development of the Project and there is no cost or liability to City. Such agreements may include, but are not limited to, joint powers agreements pursuant to the provisions of the Joint Exercise of Powers Act (Government Code section 6500, et seq.), or the provisions of other laws, in order to create agreements between such parties. To the extent allowed by law, Developer shall be a party to any such agreement, or a third party beneficiary thereof, entitled to enforce for its benefit on behalf of City or in its own name, the rights of City or Developer thereunder or the duties and obligations of the parties thereto.
Compliant
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table (c) Cooperation-Implementation. Upon satisfactory completion by Developer of all required preliminary actions and payments of appropriate processing fees, if any, the parties shall promptly commence and diligently proceed to complete all required steps necessary for implementation of this Agreement and the development by Developer of the Project Site including, but not limited to the following:
Compliant
(i) All required public hearings Compliant
(ii) The processing and checking of all maps, plans, land use permits, building plans and specifications and other plans relating to the development of the Property, filed by Developer, including, but not limited to, all Annexations, General Plan amendments, zoning, final development plans, tentative maps, parcel maps, final maps, grading plans, subdivision improve- ment plans, agreements, lot line adjustments, encroachment permits, formation of assessment/benefit districts and related matters as necessary for the completion of the development of all lots and parcels comprising the Property. In this regard, Developer will, in a timely manner, provide City with all documents, applications, plans and other information necessary for City to carry out its obligations hereunder and cause Developer's planners, engineers, and all other consultants to submit in a timely manner all required materials and documents thereof. Developer to pay cost of all professional support (including testing) for the project as determined by the Community Development Director/City Engineer. It is the express intent of this Agreement that all parties cooperate and diligently work to implement any General Plan amendment, zoning, filing of any tentative or final subdivision map or other land use or building approvals or grading plans and improvement plans for development of the Property in accordance with Exhibit "B".
Compliant
(d) Conditions and Dedications. Developer shall make only those dedications and comply with only those conditions expressly prescribed in this Agreement or in force and applicable to the property as of the effective date of this Agreement subject to the following:
Compliant
(i) Development Fees. The City may charge development fees for land use approvals, building permits and other similar permits and entitle ments which fees are not to exceed those in force and effect as of the effective date of this Agreement; subject to section 4(b).
Compliant
(ii) Additional Fees. In no event shall any additional fees be imposed upon the Property except as expressly provided in this Agreement. Furthermore, the conditions, exactions, dedications, fees or regulations applicable to the Property shall not be subject to modifications or renegotia- tion by City as a result of an amendment of this Agreement, or as a result of the filing of any new entitlement application including but not limited to a land use permit, rezoning, general plan amendment, subdivision map, tentative map, tentative parcel map or parcel map, or any resubdivision of the Property (including a merger or lot line adjustment or the creation of new lots within a designated remainder parcel, provided, however, that these provisions shall not exclude the imposition of normal processing fees in effect at the time of the new application, and provided further that the new application shall not result in substantial impacts and further that all new entitlement requests shall be subject to the property development process of the City.
Compliant
(iii) Dedications. Upon completion of the improvements and construction in accordance with City standards for the facilities referred to in this paragraph, Developer agrees to dedicate such facilities, including all in- terior subdivision streets and other public improvements, in accordance with tentative and final map approvals which shall be consistent with Exhibit "B" and this Agreement. Developer will convey to City, by Grant Deed, the park, path areas, and other public rights of way in accordance with this paragraph. The City specifically reserves the right to accept, or reject, such offers of dedication.
Compliant
9 Construction of Facilities and Infrastructure In-Lieu of the Payment of Fees; Reimbursements; Assessment District and Benefit Districts.
10 Williamson Act Fees. Upon completion of annexation of the Property, and if the City has the authority it shall act as the lead agency in administering the cancellation of the Williamson Act contract which affects a portion of the Property. If the City does not have this authority, the City shall use its best efforts to support cancellation of the contract in accor- dance with applicable rules and regulations and shall apply any fees which it receives in connection therewith toward public improvements and facilities to benefit the Property. The City's decision in how to apply these funds is final.
Compliant
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table 11 Assessment and Benefit District(s). The City agrees to cooperate with the Developer in establishing and implementing an assessment district(s) and benefit district(s) in accordance with applicable laws to finance or reimburse Developer for improvements constructed inside or outside of the Property.
Compliant Fees, taxes, and assessments the City currently imposes on projects within the San Marco PD
area include: Facilities Reserve Charge (PMC
Chapters 13.08, 13.12, and 13.24) for water and
sewer service; Local Transportation Mitigation
Fee (PMC Chapter 15.90); Regional
Transportation-Development Impact Mitigation
Fee (PMC Chapter 15.102); In-Lieu Parkland
Dedication Fee; Community Facilities District
2007-01 for park maintenance; and Community
Facilities District 2004-1 for police services.
12 Life of Subdivision Maps. Pursuant to Government Code Section 66542.6(a), the term of the tentative maps filed subsequent to the operative date of this Agreement shall automatically be extended for the term of this Agreement (as the term is extended by this Third Amendment).
Compliant Language from 3rd Amendment to Southwest DA
13 Default; Remedies; Termination
(a) Failure or unreasonable delay by either party to perform any term or provision of this Agreement for a period of ninety (90) days after written notice from the other party shall constitute a default under this Agreement, subject to extensions of time by mutual consent in writing. The notice shall specify the nature of the alleged default and the manner in which the default may be satisfactorily cured. If the nature of the alleged default is such that it cannot reasonably be cured within such time period, then the diligent prosecution to completion of the cure shall be deemed a cure within such a period. Subject to the foregoing, after notice and expiration of the 90-day period without cure, the other party to this Agreement, at its option, may institute legal proceedings pursuant to this Agreement and/or give notice of intent to terminate the Agreement pursuant to Government Code Section 65868. Following such notice of intent to terminate, the matter shall be scheduled for consideration and reviewed by City Council within thirty (30) calendar days in the manner set forth in Government Code sections 65865, 65867, and 65868. If City does not accept, review, act upon or issue necessary development permits, entitlements, or other land use or building approvals for use in a timely fashion as required by this Agreement, or as otherwise agreed to by the parties, or the City otherwise defaults under the terms of this Agreement, Developer shall have all rights and remedies provided herein or under applicable law.
(b) In addition to specific provisions of this Agreement, per- formance by either party is not in default where delays or defaults are due to war, insurrection, strikes, walk-outs, riots, floods, earthquakes, fires, casualties, acts of God, governmental restrictions imposed or mandated by other governmental entities, enactment of conflicting state or federal laws or regulations, judicial decisions, or other basis for excused performance which is not within the reasonable control of the party to be excused. If written notice of such delay is given to either party within thirty (30) days of the commencement of such delay, an extension of time for such cause shall be granted in writing for the period of the enforced delay, or such longer period as may be mutually agreed upon. (c) All other remedies at law or in equity which are not other- wise provided for in this Agreement or in the City's regulations governing development agreements are available to the parties to pursue if there is a breach. 14 Changes in Law.
(a) If state or federal laws or regulations enacted after the effective date of this Agreement prevent or preclude compliance with one or more provisions of this agreement, such provisions of this Agreement shall be modified or suspended only to the extent necessary to comply with such state or federal laws or regulations.
Not Applicable
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table (b) City agrees that other development approvals within the City shall not diminish Developer's plans for the full development of the Property in accordance with this Agreement, despite increased burden by virtue of other development upon public facilities subject to the provisions of Section 9. Nothing in this subsection (b) shall limit or restrict orders or regulation from the City or other governmental agencies that would affect the rate, timing or sequence of development because of lack of water or sewer infra- structure to accommodate such development (such as water service restrictions imposed by Contra Costa Water District, or similar orders and regulations).
Compliant
15 Amendment or Cancellation.
(a) This Agreement may be amended or canceled in whole or in part, by mutual consent by the parties or their successors in interest. Notice of intention to amend or cancel any portion of this Agreement shall be given in the manner provided by section 65867 of the Government Code. All amendments to this Agreement shall be first approved by ordinance of the City Council in accordance with section 65867.5 of the Government Code.
Compliant
(b) Notwithstanding the foregoing, an amendment to this Agreement which does not relate to the term, permitted uses, density or intensity of use, height or size of buildings, provisions for reservations of land, conditions, fees for public facilities, terms, restrictions and requirements regarding covenants relating to the use of the property does not require a public hearing before the parties may execute an amendment to this Agreement.
Compliant
(c) Any non-substantive deviation from the development plan for the Project, as determined by the Director of the Community Development Department, with respect to the location of buildings, streets and other physical facilities, shall not require an amendment to this Agreement.
Compliant
16 Annual Review. Annual Review. Each year during the term of this agreement the City shall at the first City Council meeting in September or as soon there- after as the Council agenda permits review the extent of good faith compliance by Developer with this Agreement. This periodic review shall be limited in scope to compliance with the terms and conditions of this Agreement as provided in Government Code section 65865.1. Developer shall pay the City's administrative costs of the annual review process. The fee shall be as fixed by Resolution of City Council. At the review meeting, Developer must demonstrate good faith com- pliance with the terms and conditions of this Agreement under Government Code section 65865.1. At the conclusion of the meeting, City shall make written findings and determinations, on the basis of substantial evidence, as to whether or not Developer or its successor in interest has complied in good faith with the terms and conditions of this Agreement. If City finds and determines that Developer has not complied with its terms and conditions, City may terminate or modify this Agreement by giving notice of its intention to do so in the manner set forth in Government Code sections 65867 and 65868. In the manner prescribed in Section 27, Notices, the City shall deposit in the mail to Developer a copy of all public staff reports, documents and related exhibits concerning Developers' performance here under at least ten (10) days before each periodic review. Developer shall be permitted an oppor- tunity to respond to the City's evaluation of its performance, either orally at a public hearing or in a written statement, at Developers' election. This response shall be made to the City Council or, if the matter has been referred to the Planning Commission, to the Planning Commission. Beginning in 2013, Developer shall pay the City a fixed sum of $10,000 each year (adjusted by the San Francisco-Oakland-San Jose Consumer Price Index starting July 1, 2014) for the City to conduct annual review of the Development Agreement starting in 2013. Failure by the City to conduct the annual review required each year shall not be deemed a default by Developer under the Development Agreement; if the City does not conduct the review, the payment shall not be required for that year.
In Progress
17 Enforcement. Unless amended or canceled as provided in Section 15, the Agreement is enforceable notwithstanding any change in the applicable General Plan, specific plan, zoning ordinance or regulations, subdivision design/improvement construction standards, specifications and regulations or building regulations adopted by City which alters or amends an ordinance, rule, regulation or policy governing permitted use of the Property, or governing the density and grading as provided in paragraph 3 (a), (b) and (c) of this Agreement.
Not Applicable
18 Recordation. Not later than 10 days after execution of this Agreement by all parties, the City Clerk shall record a copy of this Agreement with the Contra Costa County Recorder. From and after the date of recordation, this Agreement imparts notice to all persons under the recording laws of the State.
Compliant
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table 19 Certificate of Satisfaction. After completion of the Project, City upon request of Developer, shall execute in recordable form and deliver to Developer an instrument certifying that Developer has satisfied all of Developers" obligations under this Agreement.
See Comments/Action
Items
Developer may request a Certificate of
Satisfaction after completion of the Project.
20 Relationship of Parties. It is understood and agreed that the contractual relationship between City and Developer is such that the latter is an independent contractor and in no case an agent of City.
Not Applicable
21 Hold Harmless. The Developer agrees to and shall hold the City, its officers, agents, employees and representatives harmless from, and shall defend against, liability for damage or claims for damage for personal injury including death and claims for property damage including inverse condemnation which may arise from its direct or indirect actions or those of its contractors, subcontractors, agents, employees or other persons acting on its behalf, which relate to real property covered by this Agreement, except that the foregoing does not extend to any willful acts committed by the City, its offices, agents or employees. This hold harmless agreement applies to all damages and claims for damages suffered or alleged to have been suffered by reason of the actions referred to in this paragraph, regardless of whether or not City prepared, supplied or approved plans or specifications for the project.
Not Applicable
22 Cooperation in the Event of Legal Challenge. If legal action is instituted by a third person challenging the validity of any provision of this agreement, developer shall defend that action and pay all costs, expenses and fees associated with the defense. The parties agree to cooperate in defending the action.
Not Applicable
23 Assignment. Nothing in this Agreement prevents Developer from conveying all or part of this interest in the property to a buyer, assignee or other nominee as Developer may elect. An assignment or transfer of this agreement other than an affiliate or subsidiary of Developer is subject to City"s prior review and written approval which approval shall not be unreason- ably withheld.
Not Applicable
24 Successors. The obligations imposed by this Agreement shall be considered covenants running with the land described in Exhibit "A", in accordance with sections 1460, et seq. of the Civil Code and shall inure to the benefit of, and be binding upon all successive owners of such lands, or parts thereof, during the term of this Agreement, as provided in Section 65868.5 of the Government Code.
Not Applicable
25 Validity. If a covenant, condition or term of this Agreement is held by a court to be illegal or in conflict with law, the validity of the remaining portions or provisions are not affected. The parties agree to use their best efforts to defend the validity of this Agreement against the claims of third parties.
Not Applicable
26 Attorney's Fees. If legal action is brought by either party for breach of this Agreement or to enforce its provisions, the prevailing party is entitled to reasonable attorneys' fees, court costs and such other costs as may be fixed by the court.Attorney's Fees. If legal action is brought by either party for breach of this Agreement or to enforce its provisions, the prevailing party is entitled to reasonable attorneys' fees, court costs and such other costs as may be fixed by the court.
Not Applicable
27 Notice. All notices required or provided for under this Agreement shall be in writing and delivered in person or sent by certified mail, postage prepaid, return receipt requested, to the following addresses: City of Pittsburg, 2020 Railroad Avenue, Pittsburg, CA 94565, Attn: City Clerk; Seecon Financial & Construction Co., Inc., 4300 Railroad Avenue, Pittsburg, CA 94565, Attn: Robert J. Rossi or such to other addressee(s) and at such other place as the parties may from time-to-time designate by written notice to each other. Notices, demands and requests which are served by mail in this manner are deemed served or given for all purposes five (5) calendar days after the date the notice, demand or request is mailed.
Compliant
28 (a) The headings of sections are used for convenience only and shall not affect the meaning or interpretation of the contents of this Agreement.
Not Applicable
(b) The laws of the State of California shall govern the inter-pretation and enforcement of this Agreement, and the conduct of the parties.
Not Applicable
(c) Time is expressly declared to be of the essence in this Agreement and of all terms expressed in it. Not Applicable (d) The language in all parts of this Agreement shall in all cases be construed as a whole according to its fair meaning, and not strictly for or against any party. The parties have equally participated in the preparation of this Agreement.
The term "assign" shall include the term "transfer". The plural shall include the singular, and the singular the plural.
One gender shall include all genders.
Not Applicable
Exhibit - 1 - San Marco DA - 2025 Annual Review Summary Table (e) This instrument, along with the attached Exhibits, constitutes the entire Agreement between the Parties relative to this subject matter. This Agreement may be altered, amended or revoked only by an instrument in writing signed by the Parties. No representations whatsoever have been made relative to this subject matter except as may be expressly stated in writing in this Agreement.
Not Applicable
(f) The waiver by a party of a breach of a term in this Agreement is not a waiver of that term or a subsequent breach of the same or any other term. No custom or practice which may develop between the parties during the term is a waiver of or in any way affects the right of a party to insist upon performance and observance by the other party in accordance with the terms of this Agreement.
Not Applicable
Resolution No. 26- Page 1 of 2 February 17, 2026
BEFORE THE CITY COUNCIL OF THE CITY OF PITTSBURG
In the Matter of:
Periodic Review of Tuscany Meadows )
Development Agreement Between the )
City of Pittsburg and Seecon Built ) RESOLUTION NO. 26- Homes, Inc. and Determination as to )
Compliance With Development )
Agreement )
WHEREAS, a Development Agreement between the City of Pittsburg and Seecon Built Homes, Inc. was executed on February 5, 2018, for the Tuscany Meadows Property; and
WHEREAS, California Government Code Section 65864 et seq. (“Development Agreement Statutes”) authorizes and regulates the execution of development agreements (“DAs") between certain public entities and persons who desire to develop private property within a public entity’s jurisdiction; and
WHEREAS, pursuant to the Development Agreement Statutes, the City established procedures for the consideration of DA applications by property owners or other persons having an interest in property within City’s jurisdiction; and
WHEREAS, Section 65865.1 requires City to conduct a periodic review of the City’s active Development Agreements, at which time each respective developer is required to demonstrate good faith compliance with the terms of the Development Agreement (“Periodic Review”); and
WHEREAS, if, as a result of the Periodic Review, the City finds and determines, on the basis of substantial evidence, that a developer has not complied in good faith with the terms and conditions of the Development Agreement, the City may terminate or modify the DA pursuant to the Development Agreement Statutes; and
WHEREAS, the last periodic review of the Tuscany Meadows Development Agreement was conducted, and on February 3, 2025 the City Council determined that the developer was in compliance with the terms of the Development Agreement.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pittsburg finds and determines as follows.
Section 1. Findings
The City Council hereby finds and determines that the above recitals are true and correct and have served as the basis, in part, for the findings and actions of the City Council set forth below.
Resolution No. 26- Page 2 of 2 February 17, 2026
Section 2. Compliance with Development Agreement
The City Council hereby finds and determines that, based on the information provided by the Developer and City Staff, as well as the information contained in the "Tuscany Meadows DA – 2025 Annual Review", attached hereto and incorporated herein by reference as "Exhibit 1,” the Developer has demonstrated good faith compliance with the Tuscany Meadows Development Agreement.
Section 3. Certificate of Compliance
The City Council hereby directs and authorizes the City Manager to issue a certificate codifying the "Finding of Compliance" for Tuscany Meadows Development Agreement in a form that can be recorded by the Developer.
Section 4. Certification
The City Clerk shall certify the adoption of this Resolution.
PASSED AND ADOPTED by the City Council of the City of Pittsburg at a regular meeting on the 17th day of February 2026, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
___________________
Dionne Adams, Mayor
ATTEST:
_______________________
Alice E. Evenson, City Clerk
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table DA Section Condition/Requirement Status Comments Action Items Article II - Effective Date;
Term
Section 2.01 Effective Date. This Agreement shall become effective upon the date the ordinance approving this Agreement becomes effective (the “Effective Date”).
See Comments/Action Items On February 5, 2018, the City Council adopted Ordinance 16-1405 approving the Development Agreement between
the City of Pittsburg and Seecon Built Homes, Inc. for the Tuscany Meadows property.
Section 2.02 Term. The term of this Agreement shall commence upon the Effective Date and continue for a period of twenty five (25) years (the “Term”).
See Comments/Action Items Based on the effective date of February 5, 2018, the DA will expire on February 5, 2043.
Article III - Obligations of
Developer
The parties acknowledge and agree that the City’s agreement to perform and abide by the covenants and obligations of City set forth in this Agreement is a material consideration for Developer’s agreement to perform and abide by its long term covenants and obligations, as set forth herein. The parties acknowledge that many of Developer’s long term obligations set forth in this Agreement are in addition to Developer’s agreement to perform all the mitigation measures identified in the Mitigation Monitoring Program. As material consideration for the long term assurances and vested rights provided by this Agreement and as a condition of approval to one or more of the Project Approvals, Developer agrees to each of the following:
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, the Developer has
submitted applications for design review and building
permits for various phases of the project. The City shall seek performance of Developer's obligations prior to or as part of project development.
Section 3.01 Drainage Improvements. Subject to the terms of this Agreement, as a condition of approval to one or more of the Project Approvals, Developer agrees to construct and offer for dedication to the City those Project storm water drainage improvements to be located within City’s boundaries and required to serve the Project Site (“Drainage Improvements”).
The City shall accept the offer of dedication of the Drainage Improvements, as long as the Drainage Improvements comply with the City’s standards, applicable rules and regulations, and this Agreement. The parties agree that the construction of the Drainage Improvements shall be phased according to a construction schedule determined by Developer, subject to the written approval of the City Manager. City shall not require any improvements to onsite or offsite drainage facilities to address pre-existing deficiencies provided that Developer demonstrates to City’s reasonable satisfaction that impact to downstream facilities are not being exacerbated.
Compliant. In progress. Unit 1 Completed. Unit 2 in Progeess. Staff will monitor as each Unit applies for permits.
Section 3.02 Facility Reserve Charges. Developer agrees to pay City’s Facility Reserve Charges (“FRC”) as set or modified by the City Council from time to time.
Superseded. Not applicable. Superseded by Deferral Payment Agreement, recorded under doc. #2025-0014109
Section 3.03 Water Infrastructure. Developer shall comply with the 2015 Water System Master Plan, as amended. Developer shall have the option, subject to the written approval by the City Manager, to provide water infrastructure facilities as specified by the City or to construct the water infrastructure facilities in phases subject to a storage requirement and site analysis study, commissioned by the City, that incorporates the water infrastructure requirements pursuant to the 2015 Water System Master Plan, as amended.
Compliant. In progress. Unit 1 Completed. Unit 2 in Progeess. Staff will monitor as each Unit applies for permits.
Section 3.04 School Facilities Impact Mitigation. Developer shall pay in lieu school impact fees in accordance with Government Code §§ 65995 et seq. Compliance with this Section shall satisfy all of Developer’s obligations required by City to mitigate school impacts resulting from the Project.
Compliant. In progress School Facilities Impact Mitigation ("school fees") are due prior to each Building Permit's issuance. The Developer is responsible for paying the School District directly, and providing the City with proof of payment.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 3.05 Applicable Fees. City may levy development fees, and charges during the term of this Agreement relative to the development of the Project Site which are in force and effect as of the Effective Date, as more particularly described and according to the payment schedule set forth on Exhibit B (“Applicable Fees”). Unless otherwise provided in this Agreement, no development fees, or charges, or categories thereof, shall be imposed on the Project other than those fees (including categories within such fees), and charges identified as Applicable Fees on Exhibit B, which exhibit shall exclusively govern the Applicable Fee payment schedule. The parties agree that any and all Project development fees, charges or exactions related to schools, fire prevention, water, sewer, stormwater, and storm drainage facilities, which are to be paid by Developer directly to third-party governmental agencies, are not subject to or within the scope of this Agreement whether such third party charges exist or are subsequently imposed by such third parties, whether directly upon Developer or through City. This provision shall not be construed to benefit any Non-Assuming Transferees, as such term is defined in herein.
Compliant. In progress. Fees for Unit 1 paid. Project ongoing. Additional fees will be paid as additional Units are submitted for permits.
Section 3.06 Applicable Fee Adjustments. Developer shall pay fees and charges consistent with Section 3.05, and the applicable adjustments currently provided in such fees, and as modified from time to time by the City, whether such adjustment or modification is an increase or decrease. Developer retains the right to challenge the imposition of any new fees not referenced in this Agreement or the modification, amendment or adjustment of all Applicable Fees pursuant to Government Code § 66000 et seq., not already authorized by ordinances, resolutions or policies in place at the time of this Agreement’s execution.
Should the City Council approve a new AB 1600 fee study and/or authorize a decrease in any of the Applicable Fees during the term of this Agreement by ordinance or by resolution, Developer shall have the option, at its sole discretion, to pay the lower fee, as may be adjusted by the applicable CPI or ENR, unless otherwise bound by separate contract or memorandum of understanding with City. In no event shall Developer receive retroactive adjustments for lower fees.
Not Applicable (at this time)
Section 3.07 City Local Traffic Mitigation Fee. Developer shall pay the City Local Traffic Mitigation Fee, which fee is necessary to finance unmet City traffic improvement needs in the amount in effect as of the Effective Date and subject to adjustment in accordance with Resolution No. 07-10917 with credit for certain improvements constructed by Developer per Section
4.05 below. If the City Council approves a new AB 1600 fee study and/or authorize a decrease in any of the Applicable Fees during the term of this Agreement by ordinance or by resolution, Developer shall have the option, at its sole discretion, to pay the lower fee, as may be adjusted by the applicable CPI or ENR, unless otherwise bound by separate contract or memorandum of understanding with City. In no event shall Developer receive retroactive adjustments for lower fees.
Compliant. In progress. Ongoing. The City Local Traffic Migiation Fee is paid prior to issuance of permit.
Section 3.08 Regional Traffic Fee. Developer shall pay the ECCRFA regional traffic fee should it be imposed by the City in an amount equal to or less than the amount paid by projects in the Cities of Antioch, Brentwood, and Oakley or in accordance with the existing valid Memorandum of Understanding dated June 29, 2010, as amended, whichever is less.
Compliant. In progress. Ongoing. The City Local Traffic Migiation Fee is paid prior to issuance of permit.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 3.09 Fees, Assessments and/or Taxes to be Paid by Developer. Developer agrees to pay its fair share of any levies imposed by any assessment district, geologic hazard abatement district, landscaping and lighting district, community facilities district, tax-exempt financing mechanisms, or other funding mechanisms related to public safety; traffic; sewer; water; fire; the prevention, mitigation, abatement, or control of geologic hazards; or other infrastructure improvements (including, without limitation, design, acquisition, construction and maintenance costs) (collectively, “Funding Mechanisms”) within the Project Site, provided that such Funding Mechanism is referenced herein and/or was legally created pursuant to applicable law.
Compliant. In progress. Payments ongoing.
Section 3.10 Affordable Housing. Developer shall comply with PMC 18.86.080 and VTM Condition of Approval No. 5 by constructing at least ninety two (92) rental attached accessory units within the Project. A covenant shall be recorded limiting the amount of rent that may be charged for these secondary units, consistent with the terms and conditions set forth in the affordable housing agreement. Forty six (46) of these units shall be constructed no later than the City’s issuance of the four hundred and fiftieth (450th) building permit for the Project. Prior to the City’s issuance of the first certificate of occupancy Developer agrees to enter into an affordable housing agreement with the City (the “Affordable Housing Agreement”) which further memorializes the provisions of this Section 3.10 and is consistent with applicable law, including Pittsburg Municipal Code Chapter 18.50.
Developer agrees that the attached accessory units referenced in this Section shall not be built or otherwise allowed on adjoining lots without the prior written approval of the City Manager. City agrees that Developer shall not be required to pay any additional fees (building permit, sewer, water, traffic fees etc.) associated with any attached, affordable secondary/accessory dwelling units.
Ongoing. Unit 1 and Unit 2 Deed Restrictions are complete. Additional Deed Restrictions will be prepared, executed, and recorded as additional Units are submitted. No separate affordable housing agreement prepared. Developer compliant with
Pittsburg Municipal Code Title 18.86, "Inclusionary
Housing."
a) Timing. The Affordable Housing Agreement shall establish provisions to implement the affordable housing requirements within this Agreement and shall include, but not be limited to, implementation and monitoring provisions to ensure compliance with municipal law related to affordable housing. The agreement shall include provisions for the reasonable reimbursement of costs to the City for the administration and monitoring of the agreement.
Not Applicable. No separate affordable housing agreement prepared.
Developer compliant with Pittsburg Municipal Code Title
18.86, "Inclusionary Housing" and VTM Condition of
Approval No. 5.
b) Inclusionary Housing Ordinance. Notwithstanding any provision of this Agreement, in the event that the City has rescinded its respective previously adopted affordable housing ordinance and not replaced it with another affordable housing or similar ordinance, or such ordinance has been declared illegal, Developer shall not be obligated to comply with the provisions for affordable housing set forth in this Agreement. In the event, prior to or during the development of the Project, the City amends or replaces or eliminates its affordable housing ordinance which would result in a reduction in the number of secondary units Developer is obligated to construct, then the Affordable Housing Agreement shall be modified to provide for an equivalent reduction in the number of secondary units required to be constructed in the Project or elimination of the requirement.
Compliant. No Affordable
Housing Agreement.
No separate affordable housing agreement prepared.
Developer compliant with Pittsburg Municipal Code Title
18.86, "Inclusionary Housing" and VTM Condition of
Approval No. 5.Section 3.11 Security Improvements. Developer shall install the basic home security wiring in the Project homes (defined herein as wiring for a basic home security system on the first floor windows and doors only). Developer shall offer one year of professional monitoring service to new homeowners. The monitoring service shall be at the election of the new homeowner.
Not Applicable. Permits are not required for the installation of security cameras. The Developer allows the homeowners to opt to
install this.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 3.12 Solar Roof System. Developer shall install a solar roof system on one of its model homes for example purposes only (which may consist of a few panels with photovoltaic compatibility or other comparable technologies) and offer solar installation as an option at the homeowner’s expense.
Superseded by State Law California Building Code was updated, following the execution of this Development Agreement. Solar Roof
System is a requirement for all new residential structures, and each home within the development is equipped with
panels and solar infrastructure. The developer offers
purchase or lease of panels, at the homeowner's discretion.
Section 3.13 C.3 Facilities. Developer shall construct C.3 facilities as provided in the Project Approvals.
In accordance with the City’s NPDES permit, provision C.3.e.i.and ii., developer shall have the right to construct or participate in the funding of offsite C.3 facilities as approved by the City Engineer and memorialized by separate agreement with the City. If Developer elects to participate in offsite C.3 facilities in lieu of on-site C.3 facilities, Developer will work with the City to provide an appropriate funding mechanism for the continuous maintenance of these facilities in perpetuity.
Compliant. Ongoing. Completed construction on first facility only. First facilty is pending City acceptance. Two remaining facilities to be completed at a future date as the development continues.
Section 3.14 Traffic Conditions. Developer shall install at its sole cost the following traffic improvements in accordance with the provisions set forth below. In the event any improvements listed below are within the City of Antioch or the City of Antioch’s control, Developer, at its option, shall not be required to construct such improvements but shall only be required to pay its proportionate share of the costs of such improvements. In such event, Developer shall deposit with the City of Pittsburg the amount that Developer and the City of Pittsburg City Engineer agree in writing is the Developer’s appropriate proportionate share of the cost of such improvements. Upon the deposit of such sums with the City of Pittsburg, the restriction on the issuance of building permits, if any, with respect to such improvement shall be eliminated.
Compliant. Ongoing. Complete for Unit 1 only.
a) Traffic Control Plan: Developer shall obtain an encroachment permit and submit a traffic control plan for all construction related activities affecting the public right-of-way.
Compliant. Ongoing. Complete for Unit 1 only.
b) Summit Way Extension: Subject to prior written approval from the Antioch and Pittsburg City Engineers, Summit Way shall be extended into the subdivision to provide an additional point of pedestrian and vehicular access from James Donlon Boulevard. The extended street shall consist of a 40-foot-wide roadway and sidewalks that are at least six feet wide in accordance with the City of Pittsburg’s standards, and comply with all other applicable City standards.
Not Applicable (at this time)
c) Buchanan Road Dedication and Widening: Prior to the first occupancy in the Project, Developer shall dedicate Buchanan Road right-of-way along the project frontage to provide 59 feet from centerline to property line or as requested by the City Engineer in writing. This represents half the width of the City’s residential arterial standard. There shall be a transition to existing roadway improvements as approved and determined by the City Engineer in writing. Developer shall also provide all frontage improvements and reconstruct Buchanan Road as necessary to City Standards for a Residential Arterial Street as determined by the City Engineer, providing a consistent two percent maximum cross slope, Class II bicycle lane, sidewalk, and repair any pavement failure areas along the south Buchanan Road project frontage, from Highlands Ranch subdivision to the Contra Costa Canal, approximately 2,870 linear feet. The City Engineer, in writing, may allow occupancy if this work is underway.
Compliant. Complete. Construction complete.
d) Developer shall install a fully actuated and interconnected traffic signal system at the proposed Somersville Road/Sequoia Drive intersection at the time that Sequoia Drive is connected to Somersville Road. This includes left and right turning lanes to and from Sequoia Drive on Somersville Road.
Not Applicable (at this time) Sequoia Drive portion not applicable yet.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table e) Traffic Improvements: Developer shall design and construct the following improvements prior to issuance of a building permit for the 551st dwelling unit. These improvements shall be made with prior written approval of the City Engineer.
Not Applicable (at this time)
1) An additional eastbound left turn lane and an additional northbound left turn lane at the Somersville Road/Buchanan Road intersection along with appropriate traffic signal modifications. This improvement shall not be required if deemed infeasible by the City Engineer during the design process. If acquisition of additional right-of-way is required for this improvement, this improvement will be deemed infeasible. In addition, this improvement shall not be required if ECCRFFA or the City have extended James Donlon Boulevard to Kirker Pass Road or if the City of Pittsburg and TRANSPLAN have approved control point metering of traffic on Kirker Pass Road to 1,400 vehicles per hour during the afternoon peak hour in which case Developer shall design, construct, and fund implementation of such metering near City limits during the p.m. peak commute period.
Not Applicable (at this time)
2) An additional westbound through lane on Buchanan Road along the approach to and departure from Harbor Street. This improvement shall not be required if deemed infeasible by the City Engineer in writing during the design process. If acquisition of additional right- of-way is required for this improvement, this improvement will be deemed infeasible. In addition, this improvement shall not be required if ECCRFFA or the City has extended James Donlon Boulevard to Kirker Pass Road.
Not Applicable (at this time)
3) An additional westbound through lane on Buchanan Road along the approach to and departure from Loveridge Road. This improvement shall not be required if deemed infeasible by the City Engineer in writing during the design process. If acquisition of additional right-of-way is required for this improvement, this improvement will be deemed infeasible. In addition, this improvement shall not be required if ECCRFFA or the City has extended James Donlon Boulevard to Kirker Pass Road.
Not Applicable (at this time)
4) An additional eastbound through lane on Buchanan Road along the approach to and departure from Ventura Drive. This improvement shall not be required if deemed infeasible by the City Engineer in writing during the design process. If acquisition of additional right-of-way is required for this improvement, this improvement will be deemed infeasible. In addition, this improvement shall not be required if ECCRFFA or the City has extended James Donlon Boulevard to Kirker Pass Road or if the City of Pittsburg and TRANSPLAN have approved control point metering of traffic on Kirker Pass Road to 1,400 vehicles per hour during the afternoon peak hour in which case Developer shall design, construct, and fund implementation of such metering near City limits during the p.m. peak commute period.
Not Applicable (at this time)
5) An additional eastbound through lane on Buchanan Road along the approach to and departure from Tuscany Meadows Drive. This improvement shall not be required if ECCRFFA or the City has extended James Donlon Boulevard to Kirker Pass Road or if the City of Pittsburg and TRANSPLAN have approved control point metering of traffic on Kirker Pass Road to 1,400 vehicles per hour during the afternoon peak hour in which case Developer shall design, construct, and fund implementation of such metering near City limits during the p.m. peak commute period.
Not Applicable (at this time)
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table 6) An additional eastbound through lane on Buchanan Road along the approach to and departure from the Entrance to Parcel A prior to occupancy of this Project’s multifamily residential units. This improvement shall not be required if ECCRFFA or the City has extended James Donlon Boulevard to Kirker Pass Road or if the City of Pittsburg and TRANSPLAN have approved control point metering of traffic on Kirker Pass Road to 1,400 vehicles per hour during the afternoon peak hour in which case Developer shall design, construct, and fund implementation of such metering near City limits during the p.m. peak commute period.
Compliant. Complete. The construction of Buchanan eatbound is complete. 7) Left and right turning lanes to and from Sequoia Drive on Somersville Road. Not Applicable (at this time) f) Other Traffic Improvements: Developer shall design and construct the following improvements prior to the issuance of the first building permit, with prior written approval of the City Engineer:
See comments/Action items
below
1) A fully actuated and interconnected traffic signal system at the proposed Buchanan Road/Tuscany Meadows Drive intersection.
Compliant. Construction complete.
2) Westbound left-turn/acceleration lanes and eastbound right-turn/acceleration lanes at the proposed Buchanan Road/Tuscany Meadows Drive intersection.
Not Applicable (at this time) The construction of Buchanan Road/Tuscany Meadows Drive intersection going Westbound and Eastbound are
complete.
3) Bus turnouts, bus shelters, and bicycle racks on both sides of Buchanan Road adjacent to Tuscany Meadows Drive. Improvements to the north side of Buchanan Road that are deemed infeasible by the City Engineer in writing shall not be required. If additional right-of- way is required for these improvements, the construction of these improvements will be deemed infeasible.
Not Applicable. Deemed
infeasible.
Deemed infeasible.
4) Provide Class II bicycle lane and sidewalk along north side of Buchanan Road. The sidewalk improvement shall not be required if deemed infeasible by the City Engineer in writing during the design process.
Compliant. Ongoing. Class II bike lane complete. Sidewalk pending. 5) A direct multi-use pathway between the project and the Delta de Anza Regional Trail for use by pedestrians and bicyclists. The required timing of these improvements may be adjusted by the City Engineer to accommodate acquisition of necessary access rights.
Not Applicable (at this time) This multi-use pathway location has three separate owners, including the Tuscany Meadows developer. Disucssions
ongoing regarding obtaining Right of Way, etc.
6) Left and right turning lanes to and from Entrance to Parcel A on Buchanan Road prior to occupancy of this Project’s multifamily residential units.
Compliant. In progress. Estimated to be complete with the construction of the Multi- Family Residential component of the project.
g) When Tuscany Meadows Drive is connected to James Donlon Boulevard, Developer shall redesign and reconstruct the intersection of Tuscany Meadows Drive/James Donlon Boulevard to eliminate the westbound free-right turn, including removal of a raised island to the written satisfaction of the City Engineer.
Not Applicable (at this time)
h) When Tuscany Meadows Drive is connected to James Donlon Boulevard, a physical barrier may be installed, as determined by the City Engineer in writing, to prohibit public vehicle access from James Donlon Boulevard and allowing emergency vehicle access.
Not Applicable (at this time)
i) Developer shall design and construct a fully actuated and interconnected traffic signal system at the Buchanan Road/Entrance to Parcel A intersection prior to occupancy of this Project’s multifamily residential units.
Compliant. In progress Estimated to be complete with the construction of the Multi- Family Residential component of the project.
Article IV - Obligations of the
City
Section 4.01 Obligations of City Generally. The parties acknowledge and agree that Developer’s agreement to perform and abide by its covenants and obligations set forth in this Agreement, including Developer’s decision to process the siting of the Project in the City, is a material consideration for City’s agreement to perform and abide by the long term covenants and obligations of City, as set forth herein.
Compliant
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 4.02 Processing of Annexation and Central Valley Project Inclusion. City shall promptly, in cooperation with Developer, process all documents necessary to achieve annexation of the Property to the City, CCWD, and Delta Diablo and inclusion into the Central Valley Project area.
Compliant
Section 4.03 Availability of Public Services.
a) General. To the extent permitted by law and consistent with its authority, City shall reserve such capacity for water services as may be necessary to serve the Project. This reservation of water infrastructure capacity shall be assured for the Term to the extent consistent with applicable law.
Compliant Complete
b) Construction Water. City shall make construction water available to the Project by allowing the Project access to the City’s water supply infrastructure, at a location reasonably determined by the City, at Developer’s cost and on those terms and conditions and charges customarily applied by City to similar projects consistent with City standards.
Developer shall provide backflow prevention for all points of connection to the City’s potable water supply system and the volume of water consumed shall be tracked with the use of a City-issued hydrant meter.City shall also permit Developer to install such temporary construction water pipelines and related infrastructure as reasonably necessary to provide construction water to the Project site for Developer’s use in any and all Project grading and construction operations, as long as such water is unrelated to potable use.
Compliant Complete
Section 4.04 Developer’s Right to Rebuild. City agrees that Developer, in Developer sole’s discretion, may renovate or rebuild the Project within the Term of this Agreement should it become necessary due to natural disaster, changes in seismic requirements, acts of God, acts of terrorism, or damage to work in progress by reason of fire, floods or other casualties. Any such renovation or rebuilding shall be subject to the square footage and height limitations vested by this Agreement, and shall comply with the Project Approvals, the building codes existing at the time of such rebuilding or reconstruction, and the requirements of CEQA and this Agreement.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 4.04.
Section 4.05 Reimbursement of Infrastructure Costs. See Comments/Action Items A Community Facilities District (CFD) has been established and each housing permit pays into the CFD.
a) Reimbursement. Unless otherwise provided for herein, to the extent Developer incurs costs related to the planning and construction of traffic infrastructure, water delivery infrastructure, sewer infrastructure or other public infrastructure required by City or this Agreement for the Project that exceed the Project’s fair share obligation for such infrastructure, City shall reimburse Developer for the City’s portion of such costs (including any management fees provided for in this Agreement), subject to City’s prior verification through inspection of the construction that is subject to such reimbursement and upon final acceptance of the infrastructure by the City. This reimbursement shall be paid within sixty (60) days after City’s final acceptance or at such other time as mutually agreed upon in writing by the parties. Developer shall be entitled to a management fee of five percent (5%) for City’s share of approved infrastructure costs, including but not limited to design and special inspection costs. The management obligations of Developer hereunder shall include contracting and managing the construction of the infrastructure, retaining copies of records, photographs and “as builts” for the improvement(s) as well as attending meetings and providing necessary reports as reasonably requested by City.
Not Applicable (at this time)
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table b) City’s Authorization of Reimbursement. Notwithstanding any other provision of this Section or of this Agreement or VTM provisions, City shall not be responsible to reimburse or credit Developer for any costs, including as referenced in Section 4.05(a) herein, unless prior to Developer incurring any costs for which Developer will request reimbursement from City, Developer shall first provide written documentation as to the work to be performed, the estimated costs thereof, including a not-to-exceed cap, and such other details as reasonably requested by the City Manager and the City Manager approves the proposed costs and related work. If the City Manager fails to respond with thirty (30) days of its receipt of such estimated costs, Developer shall provide a second written notice to the City Manager and to the City Engineer, if neither responds with thirty (30) days of the City’s receipt of the second request, the request shall be deemed approved. The City Manager shall have the discretion to require Developer to obtain competitive bids on any work for which Developer may request reimbursement or credit from the City where the total cost (not just the City’s share) of that work is One Hundred Thousand Dollars ($100,000) or more. City shall also have the opportunity to inspect any and all infrastructure during its construction, as well as to review any work product for which Developer requests reimbursement or credits. If mutually agreed by the parties in writing, any reimbursement due Developer pursuant to this Agreement may be satisfied by City in the form of credits, which can actually be used by Developer to offset Developer’s payment of any Applicable Fees. In the event there are not enough credits to fully satisfy the reimbursement due Developer and subject to the terms of the mutual agreement between the parties referenced in the prior sentence, City shall reimburse Developer within thirty (30) days of invoicing.
Not Applicable (at this time)
Section 4.06 James Donlon Extension. Developer shall be entitled to build out the Project prior to construction of the James Donlon Extension, to the extent consistent with CEQA.
Developer shall not be required to provide a connection to the James Donlon Extension until the James Donlon Extension is completed and the portion of the Project contiguous to the connection is constructed.
Compliant
Section 4.07 Parkland Dedication In Lieu Fee. Developer and City agree that the park in-lieu fee valuation is currently Ten Dollars and Twenty Seven Cents ($10.27) per square foot (unless City adopts a lower fee in which case the lower fee shall apply), increased annually by the CPI for the San Francisco-Oakland area, with the first increase implemented in January 2019 reflecting 2018 increases. The timing of the payment of the park in-lieu fee shall be satisfied through compliance with the Municipal Code or a separate agreement between Developer and the City.
Superseded by City Council
Resolution 21-13894
Separate agreement executed in 2021 regarding parkland
obligations. See City Council Resolution No. 21-13894
Section 4.08 The Project will provide for its fair share of the cost of the water storage, pump station, and transmission pipeline capacity required to serve the homes in the Project in accordance with the most current City Water Master Plan. The Parties shall enter into a separate agreement memorializing such mutual obligation and which agreement shall take into account the following facts, to the extent of their relevance: (i) that a portion of the Property is included in the City’s Assessment District No. 1974-1; (ii) the October 2, 1997 letter from Albert D. Seeno Construction Company; (iii) subsequent City Council action January 5, 1998 (Resolution 98-8551).
See Comments/Action Items Ongoing negotiations. As demand increases with additional residences added to the project site, a separate agreement persuant to this Section 4.08 will be executed.
Section 4.09 Undergrounding of Electrical Lines. The developer shall underground all overhead utilities in the subdivision in accordance with Pittsburg Municipal Code 12.36.120 and 12.36.130.
City shall cooperate with and assist Developer in applying for Rule 20A funds to be used towards the cost of undergrounding the electrical lines of Buchanan Road in front of the Project Site.
Compliant Complete.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Article V - Cooperation -
Implementation
Section 5.01 Processing Application for Subsequent Approvals. The parties agree that all Subsequent Approvals shall be processed by City in a manner consistent with the following provisions:
a) Standard of Review. By adopting the Project Approvals, City has made a final policy decision that the Project is in the best interests of the public health, safety and general welfare. Accordingly, City shall not use its discretionary authority in considering any application for a Subsequent Approval to change the policy decisions reflected by the Project Approvals or otherwise prevent or delay development of the Project as set forth in the Project Approvals. Instead, the Subsequent Approvals shall be deemed tools to implement those final policy decisions and shall be issued by City so long as they comply with this Agreement and Applicable Law, as defined below, and are not inconsistent with the Project Approvals as set forth above, and meet the intent and comply with any City adopted Designed Guidelines, as applicable. To the extent permitted by law, City shall not use its discretionary authority in considering these Subsequent Approval applications to revisit or frustrate the policy decisions or material terms reflected by the Project Approvals.
Developer agrees that development under this Agreement shall comply with provisions reflected in Uniform Codes (whether building, fire, plumbing, or other applicable uniform codes) which may adopted subsequent to the Effective Date of this Agreement.
Compliant
b) Basis for Denial. City may deny an application for a Subsequent Approval only if such application does not comply with this Agreement or Applicable Law, defined below, or does not substantially comply with the Project Approvals (provided, however, that inconsistency with the Project Approvals shall not constitute grounds for denial of a Subsequent Approval which is requested by Developer as an amendment to that Project Approval). City may approve an application for such a Subsequent Approval subject to any conditions necessary to bring the Subsequent Approval into compliance with this Agreement or Applicable Law, or as is necessary to make this Subsequent Approval consistent with the Project Approvals. If City denies any application for a Subsequent Approval, City shall specify in writing the reasons for such denial and may suggest a modification which would be approved by City.
Compliant As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 4.05.
Section 5.02 Timely Submittals By Developer. Developer acknowledges that City cannot expedite processing of the Subsequent Approvals until Developer submits complete applications on a timely basis. Developer shall use its best efforts to (a) provide to City in a timely manner any and all documents, applications, plans, and other information necessary for City to carry out its obligations hereunder; and (b) cause Developer’s planners, engineers, and all other consultants to provide to City in a timely manner all such documents, applications, plans and other necessary materials as set forth in the Applicable Law. It is the express intent of Developer and City to cooperate and diligently work to obtain any and all Subsequent Approvals consistent with this Agreement.
Compliant. Ongoing. As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, the Developer has
submitted development applications for that are currently under review and issuance for construction of phases of the project.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 5.03 Timely Processing By City. Upon submission by Developer of all appropriate applications and processing fees for any Subsequent Approval, City shall promptly and diligently commence and complete all steps necessary to act on the Subsequent Approval applications including, without limitation, (a) providing at Developer’s expense and subject to Developer’s request and prior written approval, reasonable overtime staff assistance and/or staff consultants for planning and processing of each Subsequent Approval application; (b) if legally required, providing notice and holding public hearings; and (c) acting on any such Subsequent Approval application. If Developer elects to request and approve the use of overtime staff assistance or staff consultants for planning and processing of any Subsequent Approval pursuant to this Section 5.03, Developer’s reimbursement to City for such services shall be made in amount equal to City’s actual costs of providing such services, in accordance with standard City practice.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, the Developer has not submitted applications for engineering or building permits for the project. Ongoing.
Section 5.04 Other Government Permits. At Developer’s sole discretion and in accordance with Developer’s construction schedule, Developer shall apply for such other permits and approvals as may be required by other governmental or quasi-governmental entities in connection with the development of, or the provision of services to, the Project. City shall cooperate with Developer in its efforts to timely obtain such permits and approvals and shall, from time to time, at the request of Developer, use its best efforts to ensure the timely availability of such permits and approvals. City shall cooperate with Developer to obtain any and all approvals from Contra Costa County related to the construction or operation of the Drainage Improvements. City shall also cooperate with Developer, CCWD and the Bureau of Reclamation (the “Bureau”) in all matters related to CCWD’s application to the Bureau to expand the place of use of Central Valley Project water to include the Project Site.
See Comments/Action Items The City has cooperated with the Developer in finalizing the Planning Survey Report (PSR) necessary for Habitat
Conservation Plan (HCP) compliance. Developer submitted the final PSR to the Bureau as part of its application for CVP inclusion. Ongoing.
Section 5.05 Lighting and Landscaping District, Park Maintenance. See Comments/Action Items The City shall seek performance of Developer's obligations prior to or as part of project development. Complet for Unit
1. Ongoing for remainder of the development project.
a) Developer agrees that the Project Site will be annexed into the City’s existing Lighting and Landscaping District, as established pursuant to City Resolution No. 88-7324 (“LLD”). as well as City’s Community Facilities District 2007-1 for park maintenance (“CFD”).
Compliant. Ongoing. Complete for Unit 1. Ongoing for the remainder of the development project.
b) Developer agrees that the base assessment applies to the Project and is subject to increase, provided any such increase of the base assessment imposed uniformly or similarly situated properties by City in a manner consistent with State law. Developer further agrees that the base assessment shall be levied upon recordation of each of the Project’s final maps. The parties agree that the base LLD assessment described herein shall finance, among other things, the maintenance of any and all landscape improvements and the maintenance of the parks.
Compliant. Ongoing. Complete for Unit 1. Ongoing for the remainder of the development project.
Section 5.06 Public Safety Services CFD. Developer agrees to take all steps necessary to include the Project Site into the City’s existing police services Community Facilities District 2005-1, as adopted pursuant to Resolution No. 05-10342 (the “Public Safety Services”) at no cost to the City, in order to provide for police and other emergency services to the Project Site.
This process shall be completed, to the reasonable satisfaction of the City Manager and the City Attorney, before filing the first final map on the Project. Each legal residential lot located on the Project Site will be required to pay the levy by the Police Services District no earlier than the issuance of a building permit for such lot.
Compliant. Ongoing. The City shall seek performance of Developer's obligations prior to or as part of project development. Complete for Unit
1. Ongoing for remainder of the development project.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 5.07 Fire Services CFD. Developer agrees to annex the Project Site into the City’s existing Community Facilities District 2017-1 (Fire Facilities and Fire Safety and Emergency Services) as adopted pursuant to Resolution 17-13311, at no cost to the City, to provide fire protection and emergency services for the Project Site. This process shall be completed to the satisfaction of the City Manager, prior to the recordation of the first final map for the Project. Each legal residential lot located on the Project Site will be required to pay the levy for this district no earlier than the issuance of a certificate of occupancy for such lot (such levy shall not go into effect for any certificate of occupancy issued for model homes in the Project until such model home is transferred to a third party homebuyer).
Compliant. Ongoing. The City shall seek performance of Developer's obligations prior to or as part of project development. Complete for Unit
1. Ongoing for remainder of the development project. Section 5.08 General Plan Maintenance Fee. Developer agrees to pay a development related fee to help fund the maintenance of the Pittsburg General Plan. The General Plan Maintenance Fee will be One Hundred Twenty-five Dollars ($125) per building permit.
See Comments/Action Items The City shall seek performance of Developer's obligations prior to or as part of project development. The General Plan Maitenance Fee is added to the Building Permit fee, which is paid in full prior to Building Permit issuance.
Section 5.09 Assessment Districts or Other Funding Mechanisms. a) City understands that City’s long term assurances to Developer concerning fees, taxes and assessments related to the Project are a material consideration for Developer agreeing to process the siting of the Project in its present location and to pay the fees, taxes and assessments described in this Agreement. City shall retain the ability to initiate or process applications for the formation of new assessment districts or other Funding Mechanisms, as defined in Section 3.09 of this Agreement, covering all or any portion of the Project site. Notwithstanding the foregoing, Developer retains all its rights to oppose the formation or proposed assessment of any new assessment district, Funding Mechanism, or any and all increases thereto, or to request or pursue assessment credits or reductions, unless otherwise provided for herein or unless such assessment, Funding Mechanism or related increases are in place and legally effective as of the date of this Agreement’s Effective Date.
Compliant The City shall seek performance of Developer's obligations prior to or as part of project development. A Community Facilities District (CFD) has been established and each housing permit pays into the CFD.
b) At the request of Developer, City shall cooperate in the formation of, or annexation to, those assessment districts, geologic hazard abatement district, landscaping and lighting districts, community facilities districts, tax-exempt financing mechanisms, or other Funding Mechanisms that Developer and City determine are needed to fund infrastructure improvements and to ensure the orderly development of the Project, at no cost to the City.
City shall diligently and expeditiously process applications by Developer necessary to establish such Funding Mechanisms as long as (i) the application complies with law, (ii) is consistent with City’s standards, and (iii) provides for a lien to value ratio and other financial terms that are reasonably acceptable to City, and which will result in no commitment of City funds. City shall diligently seek to sell any bonds to be issued and secured by such assessments upon the best terms reasonably available in the marketplace. Any and all costs associated with this Section shall be borne and/or advanced by Developer.
Not Applicable (at this time)
Section 5.10 Warranty Bonds. Developer agrees that every infrastructure improvement dedicated to City (except landscaping, unimproved real property or open space dedications) pursuant to this Agreement shall be accompanied by a one (1) year warranty bond in a form and in an amount, and with a surety acceptable to City or otherwise as determined in the applicable Subdivision Improvement Agreement.
Not Applicable (at this time) The City has not accepted anything yet.
Article VI - Standards, Laws
and Proceedures Governing
the Project
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 6.01 Vested Right to Develop. Developer shall have a vested right to develop the Project on the Project Site in substantial conformance with the terms and conditions of this Agreement, the Project Approvals (as and when issued), the Subsequent Approvals (as and when issued), and amendments thereto as shall, from time to time, be approved pursuant to this Agreement. Nothing in this Section 6.01 shall be deemed to eliminate or diminish the requirement of Developer to obtain any required Subsequent Approvals.
Compliant
Section 6.02 Permitted Uses Vested by This Agreement. The permitted uses of the Project Site; the density and intensity of use of the Project Site; the maximum height, bulk and size of proposed buildings; provisions for reservation or dedication of land for public purposes and the location of public improvements; the general location of public utilities; and other terms and conditions of development applicable to the Project, shall be as set forth in the Project Approvals and, as and when they are issued (but not in limitation of any right to develop as set forth in the Project Approvals), the Subsequent Approvals.
Compliant
Section 6.03 Applicable Law. “Applicable Law” shall mean the existing rules, regulations, official policies, standards and specifications governing permitted uses of the project site; governing density; and governing design, improvements, and construction standards and specifications applicable to the Project and Project site as set forth in this Agreement and the Project Approvals, and in force and effect on the Effective Date of this Agreement.
However, this Agreement and this Section shall not be construed to prevent the City, in any subsequent actions applicable to the Project Site, from applying any new rules, regulations, official policies, standards, and specifications that do not conflict with those rules, regulations, official policies, standards, and specifications existing as of the Effective Date of the Agreement.
Compliant
Section 6.04 Uniform Codes. Notwithstanding any other provision of this Agreement, City may apply to the Project Site, at any time during the Term, the then current Uniform Building Code and other uniform construction codes as properly modified by City and uniformly applied on a citywide basis, and City’s then current design and construction standards for road and storm drain facilities. In no event shall any such uniform code or standard be adopted for the purpose of preventing or otherwise limiting construction of all or any part of the Project.
Compliant
Section 6.05 Moratorium And Conflicting Enactments. To the extent consistent with State Law, if any ordinance, resolution or other measure is enacted, whether by action of City, by initiative, referendum, or otherwise, that imposes a building moratorium, a limit on the rate of development, or a voter-approval requirement which would otherwise affect the timely development of the Project on all or any part of the Project Site, City agrees that such ordinance, resolution or other measure shall not apply to the Project, the Project Site, this Agreement, the Project Approvals, or the Subsequent Approvals, if any, during the term of this Agreement, unless the building moratorium is imposed as part of a declaration of a local emergency or state of emergency as defined in Government Code Section 8558.
Developer reserves the right to challenge in court any City action or inaction which Developer believes is in conflict with Applicable Law or this Agreement.
Compliant
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 6.06 Environmental Mitigation. The parties understand that the EIR for the Project is a project level CEQA document intended to be used in connection with each of the Project Approvals and Subsequent Approvals needed for the Project. Consistent with the CEQA policies and requirements applicable to the EIR, City agrees to use the EIR in connection with the processing of any Subsequent Approval to the extent allowed by law. City agrees not to impose on Developer any mitigation measures or other conditions of approval other than those specifically imposed by the Project Approvals and the Mitigation Monitoring Program described in the FEIR, specifically required by Applicable Law, or as properly required through the design or architecture review process as long as such mitigation measures or other conditions are imposed in a manner consistent with applicable design review guidelines.
Compliant with Exception of
Mitigation Measure 4.8-7.
Mitigation Measure 4.8-7 discusses parkland requirements.
The City entered into a separate Memorandum of
Understanding for parkland requirements and therefore 4.8- 7 is superseded. See City Council Resolution No. 21-13894.
Otherwise compliant.
Section 6.07 Life of Subdivision Maps, Development Approvals, and Permits. To the extent consistent with Applicable Law, the term of any subdivision map or any other map, permit, rezoning or other land use entitlement approved as a Project Approval or Subsequent Approval shall automatically be extended for the duration of this Agreement, including any extensions. The term of this Agreement and any subdivision map or other Project Approval or Subsequent Approval shall not include any period of time during which any applicable development moratorium (including, but not limited to, a water or sewer moratorium) or the actions of other public agencies that regulate land use, development or the provision of services to the land, prevents, prohibits or delays the construction of the Project. The term of this Agreement and any subdivision map or other Project Approval or Subsequent Approval shall not include any period of time during which any applicable court order or other legal requirement prevents the processing of any Subsequent Approval or prevents any Project development activities.
Compliant Unit 1 recorded. Unit 2 has been submitted and is currently in review. Ongoing for the remainder of the development.
Section 6.08 State and Federal Law. As provided in California Government Code § 65869.5, if any state or federal laws or regulations, enacted after this Agreement’s Effective Date prevent or preclude compliance with one or more provisions of this Agreement (“Changes in the Law”), such provision of the Agreement shall be modified or suspended as may be necessary to comply with such state or federal laws or regulations as may be necessary to comply with Changes in the Law, and City and Developer shall take such action as may be required pursuant to this Agreement including, without limitation, Article V and Section
10.05. Not in limitation of the foregoing, nothing in this Agreement shall preclude City from imposing on Developer any fee specifically required by State or Federal laws and regulations.
Compliant
Section 6.09 Timing of Project Construction and Completion. a) Project Phasing. The Project is expected to be built in phases in response to then-existing market conditions over the Term of the Agreement. Except as otherwise specifically provided by this Agreement with respect to Project infrastructure timing, City and Developer expressly agree that there is no requirement that Developer initiate or complete development of the Project or any particular phase of the Project within any particular period of time, and City shall not impose such a requirement on any Project Approval. The parties acknowledge that Developer cannot at this time predict when or the rate at which or the order in which phases will be developed. Such decisions depend upon numerous factors which are not within the control of Developer, such as market demand, interest rates, competition and other similar factors.
Compliant Ongoing
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table b) The parties agree that Developer shall be able to develop in accordance with Developer’s own time schedule as such schedule may exist from time to time, and Developer shall determine which part of the Project Site to develop first, and at Developer’s chosen schedule. In particular, and not in limitation of any of the foregoing, since the California Supreme Court held in Pardee Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that the failure of the parties therein to consider and expressly provide for the timing of development resulted in a later-adopted initiative restricting the timing of development to prevail over such parties’ agreement, it is the parties’ desire to avoid that result by acknowledging that Developer shall have the right to develop the Project in such order and at such rate and at such times as Developer deems appropriate within the exercise of its subjective business judgment. Developer’s rights under this Section 6.09(b) shall be subject to the requirement that adequate infrastructure to serve each phase of the Project is constructed concurrently with such phase. The City Manager shall reasonably determine what infrastructure will be required to serve each phase of the Project, which determination shall be consistent with Applicable Law.
Compliant
c) Nothing in this Agreement shall exempt Developer from completing work required by a subdivision agreement, road improvement agreement or similar agreement in accordance with the terms thereof.
Compliant
Section 6.10 Exempting Fees, Mitigation Measures and Similar Requirements Imposed by Outside Agencies. Notwithstanding any other provision of this Agreement, the City agrees to exclude Developer from any and all discretionary collection agreements regarding fees, mitigation measures and similar requirements including, but not limited to, development impact fees, which other public agencies request the City to impose at City’s discretion on the Project or on the Project Site after the Effective Date through the Term of this Agreement. This Section 6.10 shall not prohibit the City from imposing on Developer any fee, mitigation measure or similar requirement or obligation that is required by a local or regional agency in accordance with local, regional, State or Federal obligations and implemented by the City in cooperation with such local, regional, state or federal agency, provided such fee, mitigation measure or similar requirement or obligation is imposed in a similar manner on similarly situated properties within the City as, for example, stormwater- related C.3 requirements and increases thereto.
Compliant
Section 6.11 City’s Joint-Inspection Jurisdiction. Developer acknowledges that City has joint inspection jurisdiction within other third-party governmental entities within any and all City rights-of- way and easements.
Compliant
Article VII - Amendment
Section 7.01 Amendment to Project Approvals, Subsequent Approvals. To the extent permitted by state and federal law, any Project Approval or Subsequent Approval may, from time to time, be amended or modified in the following manner:
See Comments/Action Items
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table a) Administrative Project Amendments. Upon the written request of Developer for an amendment or modification to a Project Approval or Subsequent Approval, the City Manager or his/her designee shall determine: (i) whether the requested amendment or modification is minor when considered in light of the Project as a whole; and (ii) whether the requested amendment or modification is consistent with this Agreement, Applicable Law, applicable uniform codes and State or Federal law. If the City Manager or his/her designee finds that the proposed amendment or modification is minor in the context of the entire Project, consistent with this Agreement and Applicable Law, and will result in no new significant environmental impacts not addressed and mitigated in the EIR, the amendment shall be determined to be an “Administrative Project Amendment” and the City Manager or his/her designee may, except to the extent otherwise required by law, approve the Administrative Project Amendment without notice and public hearing. Without limiting the generality of the foregoing, lot line adjustments, reductions in the density, intensity, scale or scope of the Project, minor alterations in vehicle circulation patterns or vehicle access points, changes in trail alignments, minor variations in lot layouts, substitutions of comparable landscaping for any landscaping shown on any final development plan or landscape plan, variations in the location of structures that do not substantially alter the design concepts of the Project, variations in the location or installation of utilities and other infrastructure connections or facilities that do not substantially alter the design concepts of the Project, and minor adjustments to the Project Site diagram or Project Site legal description shall be treated as Administrative Project Amendments.
Not Applicable (at this time) The Developer has submitted written requests for project amendments, specific to the Unit 1 Master Plotting Plan.
Staff will continue to process amendments as proposed.
b) Non-Administrative Project Amendments. Any request of Developer for an amendment or modification to a Project Approval or Subsequent Approval which is determined not to be an Administrative Project Amendment as set forth above shall be subject to review, consideration and action pursuant to the Applicable Law and this Agreement.
Not Applicable (at this time) The Developer has submitted written requests for project amendments, specific to the Unit 1 Master Plotting Plan.
Staff will continue to process amendments as proposed.
Section 7.02 Amendment of This Agreement. This Agreement may be amended from time to time, in whole or in part, by mutual written consent of the parties hereto or their successors in interest, as follows:
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 7.02.
a) Administrative Agreement Amendments. The City Manager, or his/her designee, may, except to the extent otherwise required by law, enter into certain amendments of this Agreement on behalf of the City as long as any such amendment does not substantially affect (i) the Term of this Agreement, (ii) permitted uses of the Project Site, (iii) provisions for the reservation or dedication of land, (iv) conditions, terms, restrictions or requirements for subsequent discretionary actions, (v) the density or intensity of use of the Project Site or the maximum height or size of proposed buildings or (vi) monetary contributions by Developer (“Administrative Agreement Amendment”), and shall not, except to the extent otherwise required by law, require notice or public hearing before the parties may execute an amendment hereto. For purposes of this Section 7.02(a), the term “substantially affect” shall be evaluated in the context of the entire Project.
Not Applicable (at this time) MOU for parkland requirement. Ongoing. b) Amendment Exemptions. No amendment of a Project Approval or Subsequent Approval, whether done administratively or not, shall require an amendment to this Agreement.
Instead, any such matter automatically shall be deemed to be incorporated into the Project and vested under this Agreement when written and executed by both parties.
Not Applicable (at this time)
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table c) Amendment Limitations. In consideration of the scope of the benefits to City set forth in this Agreement, any amendment to this Agreement shall only be subject to such new terms and conditions, including new exactions or other obligations, as are reasonably related to the impacts on City directly attributable to such amendment.
Not Applicable (at this time)
Article VIII - Assignment,
Transfer and Notice
Section 8.01 Assignment of Interests, Rights and Obligations. Developer may transfer or assign all or any portion of its interests, rights or obligations under this Agreement, the Project Approvals or Subsequent Approvals to third parties acquiring an interest or estate in the Project or any portion thereof including, without limitation, purchasers or ground lessees of lots, parcels or facilities.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Article VIII.
Section 8.02 Transfer Agreements. Not Applicable (at this time) a) In connection with the transfer or assignment by Developer of all or any portion of the Project (other than a transfer or assignment by Developer to an affiliated party, any deed of trust beneficiary or mortgagee, or a “Non-Assuming Transferee” (as defined in Section
8.03), Developer and the transferee shall enter into a written agreement (a “Transfer Agreement”) regarding the respective interests, rights and obligations of Developer and the transferee in and under the Agreement, the Project Approvals, and the Subsequent Approvals. Such Transfer Agreement may (i) release Developer from obligations under the Agreement, the Project Approvals, or the Subsequent Approvals that pertain to that portion of the Project being transferred or assigned, as described in the Transfer Agreement, provided that the transferee expressly assumes such obligations, (ii) transfer to the transferee vested rights to improve that portion of the Project being transferred and (iii) address any other matter deemed by Developer to be necessary or appropriate in connection with the transfer or assignment.
Not Applicable (at this time)
b) Any Transfer Agreement shall be binding on Developer, City and the transferee and, unless otherwise provided for in Section 8.03 of this Agreement, shall require the City’s prior written consent, which consent shall not be unreasonably withheld. Failure by City to respond within thirty (30) days of a written request by Developer for City’s consent shall be deemed City’s approval of the Transfer Agreement in question. City may refuse to give its consent only if, in light of the proposed transferee’s reputation and financial resources, such transferee would not in City’s reasonable determination be able to perform the obligations proposed to be assumed by such transferee. Such determination shall be made by the City Manager and is appealable to the City Council. In no event, however, shall City refuse to give its consent to a proposed transferee pursuant to this Section
8.02(b) if such transferee has a net worth of at least Ten Million Dollars ($10,000,000) documented in a manner reasonably acceptable to City. Upon recordation of any Transfer Agreement in the Official Records of Contra Costa County, Developer shall automatically be released from those obligations assumed by the transferee therein.
Not Applicable (at this time)
c) Developer shall be free from any and all liabilities accruing on or after the date of any assignment or transfer with respect to those obligations assumed by a transferee pursuant to a Transfer Agreement. No breach or default hereunder by any person succeeding to any portion of Developer’s obligations under this Agreement shall be attributed to Developer, nor may Developer’s rights hereunder be canceled or diminished in any way by any breach or default by any such person.
Not Applicable (at this time)
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 8.03 Non-Assuming Transferees. Except as otherwise required by Developer in Developer’s sole discretion, the burdens, obligations and duties of Developer under this Agreement shall terminate with respect to, and neither a Transfer Agreement nor City’s consent shall be required in connection with (i) any single residential parcel conveyed to a purchaser, (ii) any property transferred as fewer than ten (10) lots to a single retail builder or (iii) any property that has been established as one or more separate legal parcels for office, commercial, open space, park, school or other nonresidential uses. The transferee in such a transaction and its successors (“Non-Assuming Transferees”) shall be deemed to have no obligations under this Agreement, but shall continue to benefit from the vested rights provided by this Agreement for the duration of the Term. Nothing in this Section
8.03 shall exempt any property transferred to a Non-Assuming Transferee from payment of applicable fees and assessments or compliance with applicable conditions of approval.
Not Applicable (at this time)
Section 8.04 Notice of Compliance Generally. Subject to City’s finding that the facts contemplated by clauses (i) through (iii) herein are true and accurate, within thirty (30) days following any written request which Developer may make from time to time, City shall execute and deliver to Developer (or to any party requested by Developer) a written “Notice of Compliance,” in recordable form, duly executed and acknowledged by City, that certifies that (i) this Agreement is unmodified and in full force and effect, or if there have been modifications hereto, that this Agreement is in full force and effect as modified and stating the date and nature of such modifications, (ii) there are no current uncured defaults under this Agreement or specifying the dates and nature of any such default, and (iii) any other information reasonably requested by Developer. City’s failure to deliver such notice within such time period shall constitute a conclusive presumption against City that this Agreement is in full force and effect without modification except as may be represented by the Developer and that there are no uncured defaults in the performance of the Developer, except as may be represented by the Developer. Developer shall have the right at Developer’s sole discretion, to record the Notice of Compliance.
Not Applicable (at this time)
Article IX - Cooperation in the
Event of Legal Challenge
Section 9.01 Cooperation. See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Article IX.
a) Developer agrees to indemnify, defend, and hold harmless the City, its officials, officers, employees, agents and consultants from any and all administrative, legal or equitable actions or other proceedings instituted by any person not a party to this Agreement challenging the validity of the Agreement or any Project Approval or any Subsequent Project Approval, or otherwise arising out of or stemming from this Agreement. Developer may select its own legal counsel to represent Developer’s interests at Developer’s sole cost and expense. The parties shall cooperate in defending such action or proceeding.
Developer shall pay for City's costs of defense, whether directly or by timely reimbursement on a monthly basis. Such costs shall include, but not be limited to, all court costs and attorneys' fees expended by City in defense of any such action or other proceeding, plus staff and City Attorney time spent in regard to defense of the action or proceeding. The parties shall use best efforts to select mutually agreeable defense counsel but, if the parties cannot reach agreement, City may select its own legal counsel and Developer agrees to pay directly or timely reimburse on a monthly basis City for all such court costs, attorney fees, and time referenced herein.
Not Applicable (at this time)
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table b) Developer also agrees to indemnify, defend and hold harmless the City, its officials, officers, employees, agents and consultants from any claims, costs, damages or other liabilities for any personal injury or death, or property damage, resulting from the construction of the Project or of operations by the Developer, its officers, employees, agents or consultants, under this Agreement, except for such claims, costs, damages, or other liabilities which are caused by the sole or gross negligence of the City, its officials, officers, employees, agents, or consultants. Developer may select its own legal counsel to represent Developer’s interests at Developer’s sole cost and expense.
Not Applicable (at this time)
c) The parties agree that this Section 9.01 shall constitute a separate agreement entered into concurrently, and that if any other provision of this Agreement, or the Agreement as a whole, is invalidated, rendered null, or set aside by a court of competent jurisdiction, the parties agree to be bound by the terms of this Section 9.01, which shall survive such invalidation, nullification or setting aside.
Not Applicable (at this time)
Section 9.02 Cure; Reapproval. Not Applicable (at this time) a) If, as a result of any administrative, legal or equitable action or other proceeding as described in Section 9.01, all or any portion of this Agreement, Project Approvals, or Subsequent Approvals are set aside or otherwise made ineffective by any judgment (a “Judgment”) in such action or proceeding (based on procedural, substantive or other deficiencies, hereinafter “Deficiencies”), the parties agree to use their respective best efforts to sustain and reenact or readopt this Agreement, Project Approvals, and/or Subsequent Approvals that the Deficiencies relate to, as follows, unless the parties mutually agree in writing to act otherwise:
Not Applicable (at this time)
i) If any Judgment requires reconsideration or consideration by City of this Agreement, Project Approval, or Subsequent Approval, then the City shall consider or reconsider that matter in a manner consistent with the intent of this Agreement. If any such Judgment invalidates or otherwise makes ineffective all or any portion of this Agreement or any Project Approval, or Subsequent Approval, then the parties shall cooperate and shall cure any Deficiencies identified in the Judgment or upon which the Judgment is based in a manner consistent with the intent of this Agreement and the Judgment. Upon the parties cure of such Deficiencies, City shall then take steps consistent with the Judgment necessary readopt or reenact this Agreement and any applicable Project Approval, Subsequent Approval, or any portion thereof.
Not Applicable (at this time)
ii) Acting in a manner consistent with the intent of this Agreement or a Judgment includes, but is not limited to, recognizing that the parties intend that Developer may develop a nine hundred seventeen (917) single-family residential unit project, and adopting such ordinances, resolutions, and other enactments, including, but not limited to, a general plan amendment, rezoning, vesting subdivision map approvals, development plan approvals, PD Plan approvals, design review, improvement agreements, use permits, grading permits, building permits, lot line adjustments, sewer and water connection permits, certificates of occupancy, final development plans, development agreements, permits, resubdivisions, and any amendments to, or repealing of, any of the foregoing as are necessary to readopt or reenact all or any portion of this Agreement, Project Approvals, and/or Subsequent Approvals without contravening the Judgment.
Not Applicable (at this time)
b) The parties agree that this Section 9.02 shall constitute a separate agreement entered into concurrently, and that if any other provision of this Agreement, or the Agreement as a whole, is invalidated, rendered null, or set aside by a court of competent jurisdiction, the parties agree to be bound by the terms of this Section 9.02, which shall survive such invalidation, nullification or setting aside.
Not Applicable (at this time)
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Article X - Default, Remidies,
Termination
Section 10.01 Defaults. Any failure by either party to perform any term or provision of this Agreement, which failure continues uncured for a period of thirty (30) days following written notice of such failure from the other party (the “Complaining Party”) (unless such period is extended by mutual written consent), shall constitute a default under this Agreement. The Complaining Party’s notice (“Default Notice”) shall specify the nature of the alleged failure and, may specify the manner in which the failure satisfactorily may be cured By the other party (the “Defaulting Party”). Any failures or delays by a Complaining Party in asserting any of its rights and remedies as to any default shall not operate as a waiver of a default or of any such rights or remedies. Delays by a Complaining Party in asserting any of its rights and remedies shall not deprive the Complaining Party of its right to institute and maintain any actions or proceedings, which it may deem necessary to protect, assert, or enforce any such rights or remedies. If the nature of the alleged failure is such that it cannot reasonably be cured within such 30-day period, then no fault shall be deemed to have occurred if: (a) the cure shall be commenced at the earliest practicable date following receipt of the Default Notice; (b) the cure is diligently prosecuted to completion at all times thereafter; (c) at the earliest practicable date (if no event later than thirty (30) days after the Defaulting Party’s receipt of the Default Notice), the Defaulting Party provides written notice to the Complaining Party that the cure cannot practicably be completed within such 30-day period; and (d) the cure is completed at the earliest practicable date. In no event shall Complaining Party be precluded from exercising remedies if a default is not cured within one hundred twenty (120) days after the Notice of Default is given. Complaining Party shall not send notice to any third party, including, but not limited to, bonding and surety companies, until such time as the cure opportunities set forth above have expired unless otherwise required by applicable law. Upon the occurrence of a default under this Agreement, the Complaining Party may institute legal proceedings to enforce the terms of this Agreement or, in the event of a material default, terminate this Agreement. If the default is cured consistent with this Section, then no default shall exist and the Complaining Party shall take no further action.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 10.01.
Section 10.02 Termination. If City elects to consider terminating this Agreement due to a material default of Developer, then City shall give a notice of intent to terminate this Agreement and the matter shall be scheduled for consideration and review by the City Council at a duly noticed and conducted public hearing. As used herein, a finding of materiality shall be based on the effect of the default in relation to the size and scope of the Project.
Developer shall have the right to offer written and oral evidence prior to or at the time of said public hearings. If the City Council determines that a material default has occurred and is continuing, and elects to terminate this Agreement, City shall give written notice of termination of this Agreement to Developer by certified mail and this Agreement shall thereby be terminated sixty (60) days thereafter; provided, however, that if Developer files an action to challenge City’s termination of this Agreement within such 60-day period, then this Agreement shall remain in full force and effect until a trial court has affirmed City’s termination of this Agreement and all appeals have been exhausted (or the time for requesting any and all appellate review has expired).
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 10.02.
Section 10.03 Periodic Review See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, both parties were
compliant with the DA.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table a) Conducting the Periodic Review. Throughout the Term of this Agreement, at least once every twelve (12) months following the execution of this Agreement, City shall review the extent of good-faith compliance by Developer with the terms of this Agreement. This review (the “Periodic Review”) shall be conducted by the City Manager or his/her designee and shall be limited in scope to compliance with the terms of this Agreement pursuant to California Government Code § 65865.1. Developer also agrees to pay City annually the greater of Five Thousand Dollars ($5,000) or the actual cost of Periodic Review Fee (not to exceed Ten Thousand Dollars ($10,000)). The Five Thousand Dollars ($5,000) shall be increased annually thereafter by the CPI for the San Francisco-Oakland Area, with the first increase implemented in January 2017 reflecting 2016 increases. Such Periodic Review Fee shall only be paid in the years in which a Periodic Review is actually conducted.
Compliant
b) Notice. At least ten (10) days prior to the Periodic Review, and in the manner prescribed in Article XII of this Agreement, City shall deposit in the mail to Developer a copy of any staff reports and documents to be used or relied upon in conducting the review and, to the extent practical, related exhibits concerning Developer’s performance hereunder.
Developer shall be permitted an opportunity to respond to City’s evaluation of Developer’s performance, either orally at a public hearing or in a written statement, at Developer’s election. Such response shall be made to the City Manager.
See Comments/Action Items Notice of the 2025 Annual Review was given to the Developer on December 10, 2025.
c) Good Faith Compliance. During the Periodic Review, the City Manager shall review Developer’s good-faith compliance with the terms of this Agreement. At the conclusion of the Periodic Review, the City Manager shall make written findings and determinations, on the basis of substantial evidence, as to whether or not Developer has complied in good faith with the terms and conditions of this Agreement. The decision of the City Manager shall be appealable to the City Council. If the City Manager finds and determines that Developer has not complied with such terms and conditions, the City Manager may recommend to the City Council that it terminate or modify this Agreement by giving notice of its intention to do so, in the manner set forth in California Government Code §§ 65867 and 65868. The costs incurred by City in connection with the Periodic Review process described herein shall be shared equally by Developer and City.
Compliant
d) Failure to Properly Conduct Periodic Review. If, after thirty (30) days following Developer’s notice requesting a Periodic Review, City fails to initiate the Periodic Review, such failure shall be conclusively deemed an approval by City of Developer’s compliance with the terms of this Agreement.
Compliant
e) Written Notice of Compliance. With respect to any year for which Developer has been determined or deemed to have complied with this Agreement, City shall, within thirty (30) days following a written request by Developer, provide Developer with a written notice of compliance, in recordable form, duly executed and acknowledged by City. Developer shall have the right, in Developer’s sole discretion, to record such notice of compliance.
See Comments/Action Items Following a written request by Developer, a written Notice of Compliance will be sent to the Developer upon conclusion of the Annual Review.
Section 10.04 Default by City or Developer. In the event City or Developer defaults under the terms of this Agreement, City or Developer shall have all rights and remedies provided herein and under law.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 10.04.
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 10.05 Excusable Delay; Extension of Time of Performance. In addition to specific provisions of this Agreement, neither party shall be deemed to be in default where delays in performance or failures to perform are due to, and a necessary outcome of, war, insurrection, terrorism, strikes or other labor disturbances, walk-outs, riots, floods, earthquakes, fires, casualties, acts of God, restrictions imposed or mandated by other governmental entities (including new or supplemental environmental regulations), enactment of conflicting State or Federal laws or regulations, or judicial decisions. Neither party shall be deemed to be in default where delays in performance or failure to perform are due to a court order arising out of or related to litigation attacking the validity of this Agreement, the Project Approvals, the Subsequent Approvals, or any permit, ordinance, entitlement or other action of a governmental agency other than City necessary for the development of the Project. Developer shall not be deemed to be in default where delays in performance or failure to perform are t due to Developer’s inability to obtain materials, power or public facilities (such as water or sewer service) to the Project and unrelated to Developer’s actions or inactions and beyond Developer’s control. Upon the properly noticed request of either party hereto, as required by Section 12.09, an extension of time for the performance of any obligation whose performance has been so prevented or delayed will be set forth in writing. The term of any such extension shall be equal to the period of the excusable delay, or longer, as may be mutually agreed upon in writing.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 10.05.
Section 10.06 Legal Action. Either party may, in addition to any other rights or remedies, institute legal action to cure, correct, or remedy any default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation thereof, recover damages for any default, enforce by specific performance the obligations and rights of the parties hereto, or to obtain any remedies consistent with the purpose of this Agreement.
See Comments/Action Items As of the 2024 DA review window period beginning January 1, and ending December 31, 2024, there has been no need to exercise the provisions of Section 10.06.
Section 10.07 California Law. This Agreement shall be construed and enforced in accordance with the laws of the State of California.
Compliant
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 10.08 Resolution of Disputes. With regard to any dispute involving development of the Project, the resolution of which is not provided for by this Agreement or Applicable Law, Developer shall, at City’s request, meet with City. The parties to any such meetings shall attempt in good faith to resolve any such disputes. If the parties are then unable to resolve their dispute, either party may commence mediation by providing to JAMS, or its successor, and the other party a written request for mediation, setting forth the subject of the dispute and the relief requested. The parties will cooperate with JAMS and with one another in selecting a mediator from JAMS’ panel of neutrals, and in scheduling the mediation proceedings. The parties covenant that they will participate in the mediation in good faith, and that they will share equally in its costs. All offers, promises, conduct and statements, whether oral or written, made in the course of the mediation by any of the parties, their agents, employees, experts and attorneys, and by the mediator and any JAMS employees, are confidential, privileged and inadmissible for any purpose, including impeachment, in any litigation or other proceeding involving the parties, provided that evidence that is otherwise admissible or discoverable shall not be rendered inadmissible or non-discoverable as a result of its use in the mediation. Either party may seek equitable relief prior to the mediation to preserve the status quo pending the completion of that process. Except for such an action to obtain equitable relief, neither party may commence a civil action with respect to the matters submitted to mediation until after the completion of the initial mediation session, or ninety (90) days after the date of filing the written request for mediation, whichever occurs first. Mediation may continue after the commencement of a civil action, if the parties both agree in writing. The provisions of this Section 10.08 may be enforced by any Court of competent jurisdiction, and the party seeking enforcement shall be entitled to an award of all costs, fees and expenses, including attorney’s fees, to be paid by the party against whom enforcement is ordered.
Nothing in this Section 10.08 shall in any way be interpreted as requiring that Developer and City and/or City’s designee reach agreement with regard to those matters being addressed, nor shall the outcome of these meetings be binding in any way on City or Developer unless expressly agreed to in writing by the parties to such meetings.
See Comments/Action Items As of the 2025 DA review window period beginning January 1, and ending December 31, 2025, there has been no need to exercise the provisions of Section 10.08.
Section 10.09 Attorneys’ Fees. In any legal action or other proceeding brought by either party to enforce or interpret a provision of this Agreement, the prevailing party is entitled to reasonable attorneys’ fees and any related other costs incurred in that proceeding in addition to any other relief to which it is entitled.
Not Applicable
Article XI - No Agency, Joint
Venture or Partnership
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table It is specifically understood and agreed to by and between the parties hereto that unless otherwise expressly provided herein: (i) the subject development is a private development; (ii) City have no interest or responsibilities for, or duty to, third parties concerning any improvements until such time, and only until such time, that City accepts the same pursuant to the provisions of this Agreement or in connection with the various Project Approvals or Subsequent Approvals; (iii) Developer shall have full power over and exclusive control of the Project herein described, subject only to the limitations and obligations of Developer under this Agreement, the Project Approvals, Subsequent Approvals, and Applicable Law; and (iv) City and Developer hereby renounce the existence of any form of agency relationship, joint venture or partnership between City and Developer and agree that nothing contained herein or in any document executed in connection herewith shall be construed as creating any such relationship between City and Developer. City agrees that Developer’s obligations under this Agreement related to the construction of Project water, sewer and drainage infrastructure improvements, the grading and construction of traffic improvements, and the grading and construction of any other public improvements (collectively, the “Public Improvements”) are all public works of improvement City is requiring as a condition of regulatory approval of the Project and that the Project is an otherwise private development. City further agrees that it will contribute no more money, or the equivalent of money, to the overall Project than is required to construct the Public Improvements and that City maintain no proprietary interest in the overall Project.
Compliant
Article XII - Miscellaneous
Section 12.01 Section 12.01 Incorporation of Recitals and Introductory Paragraph. The Recitals contained in this Agreement, and the introductory paragraph preceding the Recitals, are hereby incorporated into this Agreement as if fully set forth herein.
Not Applicable
Section 12.02 Enforceability. City and Developer agree that unless this Agreement is amended or terminated pursuant to the provisions of this Agreement, this Agreement shall be enforceable by any party hereto notwithstanding any change hereafter enacted or adopted (whether by ordinance, resolution, initiative, or any other means) in any applicable general plan, specific plan, zoning ordinance, subdivision ordinance, or any other land use ordinance or building ordinance, resolution or other rule, regulation or policy adopted by City that changes, alters or amends the rules, regulations and policies applicable to the development of the Project Site at the time of the approval of this Agreement as provided by California Government Code § 65866. In the event of any conflict between the provisions of this Agreement and Applicable Law, the Project Approvals or any Subsequent Approval, this Agreement shall prevail.
Compliant
Section 12.03 Findings. City hereby finds and determines that execution of this Agreement furthers public health, safety and general welfare and that the provisions of this Agreement are consistent with the General Plan.
Not Applicable
Section 12.04 Severability. If any term or provision of this Agreement, or the application of any term or provision of this Agreement to a particular situation, is held by a court of competent jurisdiction to be invalid, void or unenforceable, the remaining terms and provisions of this Agreement, or the application of this Agreement to other situations, shall continue in full force and effect unless amended or modified by mutual consent of the parties.
Notwithstanding the foregoing, if any material provision of this Agreement, or the application of such provision to a particular situation, is held to be invalid, void or unenforceable, either City or Developer may (in their sole and absolute discretion) terminate this Agreement by providing written notice of such termination to the other party.
Compliant
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 12.05 Other Necessary Acts. Each party shall execute and deliver to the other all such other further instruments and documents as may be reasonably necessary to carry out the Project Approvals, Subsequent Approvals and this Agreement and to provide and secure to the other party the full and complete enjoyment of its rights and privileges hereunder.
Compliant
Section 12.06 Construction. Each reference in this Agreement to this Agreement or any of the Project Approvals or Subsequent Approvals shall be deemed to refer to the Agreement, Project Approval or Subsequent Approval as it may be amended from time to time, whether or not the particular reference refers to such possible amendment. This Agreement has been reviewed and revised by legal counsel for both City and Developer, and no presumption or rule that ambiguities shall be construed against the drafting party shall apply to the interpretation or enforcement of this Agreement.
Compliant
Section 12.07 Other Miscellaneous Terms. The singular shall include the plural; the masculine gender shall include the feminine; “shall” is mandatory; “may” is permissive. If there is more than one signer of this Agreement, the signer obligations are joint and several.
Not Applicable
Section 12.08 Covenants Running with the Land. All of the provisions contained in this Agreement shall be binding upon the parties and their respective heirs, successors and assigns, representatives, lessees, and all other persons acquiring all or a portion of the Project, or any interest therein, whether by operation of law or in any manner whatsoever. All of the provisions contained in this Agreement shall be enforceable as equitable servitudes and shall constitute covenants running with the land pursuant to California law including, without limitation, California Civil Code § 1468. Each covenant herein to act or refrain from acting is for the benefit of or a burden upon the Project, as appropriate, runs with the Project Site and is binding upon the owner of all or a portion of the Project Site and each successive owner during its ownership of such property.
Not Applicable
Section 12.09 Notices. Any notice or communication required hereunder between City or Developer must be in writing, and may be given either personally, by fax (with original forwarded by regular U.S. Mail) by registered or certified mail (return receipt requested), or by FedEx or other similar courier promising overnight delivery. If personally delivered, a notice shall be deemed to have been given when delivered to the party to whom it is addressed. If given by facsimile transmission, a notice or communication shall be deemed to have been given and received upon actual physical receipt of the entire document by the receiving party’s facsimile machine. Notices transmitted by facsimile after 5:00 p.m. on a normal business day or on a Saturday, Sunday, or holiday shall be deemed to have been given and received on the next normal business day. If given by registered or certified mail, such notice or communication shall be deemed to have been given and received on the first to occur of (a) actual receipt by any of the addressees designated below as the party to whom notices are to be sent, or (b) five (5) days after a registered or certified letter containing such notice, properly addressed, with postage prepaid, is deposited in the United States mail. If given by Federal Express or similar courier, a notice or communication shall be deemed to have been given and received on the date delivered as shown on a receipt issued by the courier. Any party hereto may at any time, by giving ten (10) days written notice to the other party hereto, designate any other address in substitution of the address to which such notice or communication shall be given. Such notices or communications shall be given to the parties.
Compliant
Exhibit - 1 - Tuscany Meadows DA - 2025 Annual Review Summary Table Section 12.10 Entire Agreement, Counterparts And Exhibits. This Agreement is executed in two (2) duplicate counterparts, each of which is deemed to be an original. This Agreement consists of thirty-two (32) pages and three (3) exhibits which constitute in full, the final and exclusive understanding and agreement of the parties and supersedes all negotiations or previous agreements of the parties with respect to all or any part of the subject matter hereof. All waivers of any provisions of this Agreement shall be in writing and signed by the appropriate authorities of City and Developer. The following exhibits are attached to this Agreement and incorporated herein for all purposes: Exhibit A - Legal Description; Exhibit A-1 - Project Site Diagram; Exhibit B - Applicable Fees Not Applicable
Section 12.11 Recordation Of Development Agreement. Pursuant to California Government Code § 65868.5, no later than ten (10) days after City enters into this Agreement, the City Clerk shall record an executed copy of this Agreement, or Memorandum thereof, in the Official Records of the County of Contra Costa. The parties agree to cooperate as to preparation, execution, and recording of a Memorandum hereof.
See Comments/Action Items The DA was recorded at the Contra Costa County Clerk- Recorder on December 26, 2018 (DOC 2018-0205803-00)
Resolution No. 26- Page 1 of 2 February 17, 2026
BEFORE THE CITY COUNCIL OF THE CITY OF PITTSBURG
In the Matter of:
Periodic Review of Trans Bay Cable )
Development Agreement Between the )
City of Pittsburg and Trans Bay Cable ) RESOLUTION NO. 26- LLC and Determination as to Compliance )
With Development Agreement )
WHEREAS, a Development Agreement between the City of Pittsburg and Trans Bay Cable, LLC, was executed on November 27, 2006, for the Trans Bay Cable Project; and
WHEREAS, a 1 st Amendment to the Development Agreement was executed on August 31, 2007; and
WHEREAS, a 2 nd Amendment to the Development Agreement was executed on November 15, 2010; and
WHEREAS, California Government Code Section 65864 et seq. (“Development Agreement Statutes”) authorizes and regulates the execution of development agreements (“DAs") between certain public entities and persons who desire to develop private property within a public entity’s jurisdiction; and
WHEREAS, pursuant to the Development Agreement Statutes, the City established procedures for the consideration of DA applications by property owners or other persons having an interest in property within City’s jurisdiction; and
WHEREAS, Section 65865.1 requires City to conduct a periodic review of the City’s active Development Agreements, at which time each respective developer is required to demonstrate good faith compliance with the terms of the Development Agreement (“Periodic Review”); and
WHEREAS, if, as a result of the Periodic Review, the City finds and determines, on the basis of substantial evidence, that a developer has not complied in good faith with the terms and conditions of the Development Agreement, the City may terminate or modify the DA pursuant to the Development Agreement Statutes; and
WHEREAS, the last periodic review of the Trans Bay Cable Development Agreement was conducted, and on February 3, 2025, the City Council determined that the developer was in compliance with the terms of the Development Agreement.
Resolution No. 26- Page 2 of 2 February 17, 2026
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Pittsburg finds and determines as follows.
Section 1. Findings
The City Council hereby finds and determines that the above recitals are true and correct and have served as the basis, in part, for the findings and actions of the City Council set forth below.
Section 2. Compliance with Development Agreement
The City Council hereby finds and determines that, based on the information provided by the Developer and City Staff, as well as the information contained in the "Trans Bay Cable DA – 2025 Annual Review", attached hereto and incorporated herein by reference as "Exhibit 1,” the Developer has demonstrated good faith compliance with the Trans Bay Cable Development Agreement.
Section 3. Certificate of Compliance
The City Council hereby directs and authorizes the City Manager to issue a certificate codifying the "Finding of Compliance" for Trans Bay Cable Development Agreement in a form that can be recorded by the Developer.
Section 4. Certification
The City Clerk shall certify the adoption of this Resolution.
PASSED AND ADOPTED by the City Council of the City of Pittsburg at a regular meeting on the 17th day of February 2026, by the following vote:
AYES:
NOES:
ABSTAINED:
ABSENT:
___________________
Dionne Adams, Mayor
ATTEST:
_______________________
Alice E. Evenson, City Clerk
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table DA Section Condition/Requirement Status Comments Action Items Section 1 - General
Acknowledgements
The parties acknowledge that: (a) the City has entered into this Agreement pursuant to the Development Agreement Statutes and its police power in order to address public health and safety and general welfare concerns including those relating to the amount, density, intensity and timing of development on the Project Site and the need for public facilities and infrastructure in connection with the Project Site and other property in the area; (b) there is a certain authority under the police power to address public health and safety concerns that cannot be legally relinquished or restricted by this Agreement and that such authority intended to be reserved and hereby is reserved to City hereunder; and (c) nothing herein shall be construed to limit or restrict the exercise by the City of its power of eminent domain.
Not Applicable
Section 2 - General Provisions
2.01 Property Description. The legal description of the Project Site is specifically set forth on Exhibit A, attached hereto and made a part hereof.
Not Applicable
2.02 Location of Project Site. The Project Site is located in the City and consists of a total of approximately 7.72 acres. Not Applicable
2.03 Effective Date. This Agreement shall be binding as to TBC upon TBC's execution hereof, with an effective date ("Effective Date") as of the effective date of the ordinance adopting the Agreement.
See
Comments/Action
Items
Ordinance No. 06-1278 approving
the DA was adopted on November
27, 2006. 1st Amendment allowing
a reduction in the size of the
converter station and use of
HVDC Plus Technology was
entered into on August 21, 2007.
2nd Amendment extending the
term of the DA to November 27,
2036 was entered into on
November 15, 2010.
2.04 Term. The term of this Agreement shall commence upon the Effective Date and shall extend thirty (30) years thereafter, unless the term is otherwise terminated, modified or extended by circumstances set forth in this Agreement or by mutual, written consent of the parties.
Not Applicable This text is from the 2nd
Amendment to the DA
2.05 Expiration of Term. Following the expiration of the term, this Agreement shall be deemed terminated and of no further force and effect.
Not Applicable
2.06 Time is of the Essence. Time is of the essence of this Agreement and of each and every term and condition hereof. Not Applicable
2.07 Enforceability of Agreement. City and TBC agree that unless this Agreement is amended or terminated pursuant to the provisions of this Agreement, this Agreement shall be enforceable by any party hereto notwithstanding any change hereafter in any applicable general plan, specific plan, zoning ordinance, subdivision ordinance, the Existing Rules or any other land use ordinances or building ordinances, resolutions or ordinances or other regulations adopted by the City which changes, alters or amends the Existing Rules applicable to the development of the Project Site at the time of the approval of this Agreement as provided by Government Code Sections 65866 and 65867.5.
This Agreement shall not prevent City from denying or conditionally approving any subsequent development project application by a third party not a successor-in-interest hereto on the basis of such existing or new rules, regulations and policies.
Not Applicable
2.08 Further Assurances. Each party shall execute and deliver to the other all such other further instruments and documents as may be reasonably necessary to carry out this Agreement in order to provide and secure to the other party the full and complete enjoyment of its rights and privileges hereunder.
Not Applicable
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
2.09 Enforcement of Covenants. All of the provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land pursuant to applicable law, including but not limited to, Section 1468 of the Civil Code of the State of California.
Not Applicable
2.10 Covenants Run With The Land. Except as otherwise specified herein, all of the terms, provisions, covenants and obligations contained in this Agreement shall be binding upon the parties and their respective heirs, successors, and assigns, and all other persons or entities acquiring all or any portion of the Project Site, or any interest therein, whether by operation of law or in any manner whatsoever, and the rights thereof shall inure to the benefit of such parties and their respective heirs, successors and assigns.
Not Applicable
2.11 Constructive Notice. Every person who now or hereafter owns or acquires any right, title or interest in or to any portion of the Project or the Project Site is and shall be conclusively deemed to have consented and agreed to every provision contained herein, whether or not any reference to this Agreement is contained in the instrument by which such person acquired an interest in the Project or the Project Site.
Not Applicable
Section 3 - Definitions
Reference in this Agreement to any of the following terms shall have the meaning set forth below for each such term. Not Applicable
3.01 Approvals. Any and all permits or approvals of any kind or character required under the terms of this Agreement to develop the Project Site in the manner as described herein.
Not Applicable
3.02 Building Ordinances. Those building standards, of general application and not imposed solely with respect to the Project Site, in effect from time to time that govern building and construction standards, including, without limitation, the City's building, plumbing, electrical, mechanical, grading, swimming, pool, sign, and fire codes.
Not Applicable
3.03 CEQA. CEQA means the California Environmental Quality Act, California Public Resources Code section 21000, et seq., and the State CEQA Guidelines, (California Code of Regulations, title 14, section 15000, et seq.), as each is amended from time to time.
Not Applicable
3.04 City. City of Pittsburg, County of Contra Costa, State of California. Not Applicable
3.05 Comprehensive Payment In Lieu of Fees. The comprehensive payment in lieu of fees ("CPIF") means a payment to City or PPC that represents the liquidated value of all application, processing and development impact fees and other monetary exactions on development of any form or description that exist as of August 2, 2004, or could thereafter be adopted or increased, as established by City, PPC, or any City entity, and which further represents payment in lieu of any other compensation of any kind or description to which City, Agency, PPC or any City entity could claim or be entitled to for having facilitated the Project as it exists as of November 15, 2010, and as described in this Agreement.
The parties expressly acknowledge that, by virtue of the adoption of this Agreement, City is waiving any constitutional or statutory authority that may now exist or hereafter be established to levy and assess any application, processing or development impact fee as to the Project, or any general or special tax that is not generally applicable to all commercial property situated within the City, an is accepting the CPIF as full compensation and satisfaction thereof.
The CPIF does not include and is not intended to replace (a) generally assessed property taxes, (b) generally assessed sales and use taxes, (c) generally assessed franchise fees, (d) lease payments to PPC for the real property located at 590 West Tenth Street, Pittsburg, (e) any fees, assessments, taxes or other levies of any type or nature which the City may validly impose on new applications for Project approvals submitted by TBC after November 15, 2010, or (f) any financial benefit to City, Agency or PPC from the Project received on or before the effective date of the Second Amendment hereto, or received thereafter under the Settlement Agreement.
Not Applicable This text is from the 2nd
Amendment to the DA
3.06 Development. The improvement of the Project Site for purposes of constructing the structures, improvements and facilities comprising the Project including, without limitation: grading, the construction and installation of infrastructure and public facilities related to the Project whether located within or outside the Project Site; the construction of structures and building; and the installation of landscaping; but not including the maintenance, repair, reconstruction or redevelopment of any structures, improvements or facilities after the construction and completion thereof.
Not Applicable
3.07 Development Agreement Statutes. Sections 65864 through 65869.5 of the California Government Code as it exists on the Effective Date.
Not Applicable
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
3.08 Development Approval(s). Site-specific permits and other entitlements to use of every kind and nature approved or granted by the City in connection with the Development.
Not Applicable
3.09 Enacting Ordinance. Ordinance No. 06-1278 enacted by the City Council on November 27, 2006, approving this Agreement.
Not Applicable
3.10 Existing Land Use Ordinances. The Land Use Ordinances in effect as of the Effective Date of this Agreement. Not Applicable
3.12 General Plan. The City of Pittsburg General Plan as adopted by the City Council. Not Applicable
3.13 Land Use Ordinances. The ordinances, resolutions, codes, rules, regulations and official policies of City, governing the development of the Project Site, including but not limited to, the permitted uses of land, the density and intensity of use of land, exactions, and the timing of development, all as applicable to the development of the Project Site.
Specifically, but without limiting the generality of the foregoing, Land Use Ordinances shall include the City's General Plan, the Development Plan, the City's Zoning Code, and the City's Design Review standards. The term Land Use Ordinances does not include Regulations relating to the following: the conduct of business, professions and occupations generally; taxes and assessments; the control and abatement of nuisances; encroachment and other permits and the conveyances of rights and interests that provide for the use of or entry upon public property; and any exercise of the power of eminent domain.
Not Applicable
3.14 Manager. City Manager for the City of Pittsburg. Not Applicable
3.15 Persons. As used herein, any reference to or use of the word "person" shall mean, in addition to a natural person, any governmental entity and any partnership, corporation, joint venture or any other form of business entity.
Not Applicable
3.16 Project. The Trans Bay Cable Project ("Project") shall consist of a converter station located in Pittsburg, California, a converter station located in San Francisco, California, and a submerged cable connecting the two converter stations as more particularly described in Exhibit B.
Not Applicable
3.17 Project Site. That real property described in Exhibit A, attached hereto and incorporated herein. Not Applicable
3.18 Regulations. Constitutions, statutes, City ordinances, and codes, City resolutions and official policies of the City. Not Applicable
3.19 Certain Other Terms. Certain other terms shall have the meanings set forth for such terms in this Agreement. Not Applicable Section 4 - General
Development of the Property
4.01 Project. The Project is further defined and described in the Project Description, attached hereto as Exhibit B, which specifies several Project requirements, including but not limited to: (i) proposed uses of the Project Site, (ii) height, size and location of buildings to be constructed on the Project Site, (iii) density and intensity of use of the property, and (iv) requirements for reservation or dedication of portions of the Project Site for public purposes. The Parties recognize that any changes or modifications to the Project, as set forth in the Project Description, may trigger legal requirements mandating City review and/or approval relating to, but not limited to, environmental, design, mitigation measures, building standards, or similar factors. Prior to implementing such changes or modifications that trigger such legal requirements, TBC shall timely seek and obtain City review and approval.
Compliant
4.02 General Development. Any development of the Project on the Project Site shall be conducted in accordance with the terms and conditions of this Agreement, the Project Agreements and the Project Description. TBC's development of the Project Site, including the converter station, shall be subject to City's building standards, Design Review process, and applicable rules and regulations.
Compliant
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
4.03 Permitted Uses. The permitted uses of the Project Site, the density and intensity of use, the maximum height and size of proposed buildings, provisions for reservation or dedication of land for public purposes and location of public improvements, and other terms and conditions of development applicable to the Project Site shall include a transformer, a converter station, and related facilities, subject to the following: (a) Final Environmental Impact Report ("FEIR"), and related Mitigation Monitoring Plan, (b) A landscaping buffer between Tenth Street and the actual facility, and (c) Such other uses permitted by this Agreement, insofar as this Agreement so provides or as otherwise set forth in applicable laws, ordinances, rules or regulations.
Compliant
4.04 Future Approvals. The City hereby agrees that land uses sought by TBC for the Project Site are approved or will be approved pursuant to the terms of this Agreement, provided that TBC satisfactorily complies with all preliminary procedures, actions, payments and criteria applicable as of the effective date of this Agreement and generally required of Developers by the City for processing applications for developments at such time. City agrees to grant and implement the necessary land use, zoning, or site plan approvals and to grant other approvals and permits, including the Ministerial Approvals, that will accomplish or facilitate development of the Project Site for the uses and to the density or intensity of development described and shown in this Agreement pursuant to those rules, regulation policies and conditions in force on the effective date of this Agreement. Future approvals may relate to design review, parcel map(s), and building permits.
Compliant
4.05 Vested Right to Develop; Applicable Rules, Regulations and Official Policies. Except as otherwise provided in this Agreement, the rules, regulations, official policies, and conditions of approval governing the permitted uses of the Project Site, the density or intensity of use, and the design, improvement, construction, building and occupancy standards and specifications applicable to the Project and the Project Site shall be those in force on the effective date of this Agreement ("Existing Rules"). The City shall have the right to impose reasonable conditions in connection with such subsequent discretionary permit actions which are not deemed Ministerial Approvals, but such conditions and actions shall not prevent development of the Project as contemplated,by this Agreement and the Development Permits. TBC shall have the right to build and implement the Project on the Project Site consistent with the terms of this and other applicable Agreements, rules and regulations.
Compliant
4.06 Amendment to Applicable Ordinances. In the event the City Zoning Code is amended by the City in a manner which provides more favorable site development standards than those in effect as of the Effective Date, TBC shall have the right to notify City in writing of TBC's desire to be subject to the new standards for the remaining term of this Agreement. If City agrees, by resolution of the City Council or by action of a City official whom the City Council may designate, such new standards shall become applicable to the Project Site.
Not Applicable
4.07 Application of New Rules, Regulations and Policies. This Agreement shall not prevent City in subsequent actions applicable to the Project Site from applying new rules, regulations and policies which do not conflict with those rules, regulations, and policies applicable to the Project Site and set forth herein; nor shall this Agreement prevent City from denying or conditionally approving any subsequent development application on the basis of such existing or new rules, regulations, and policies.
Not Applicable
4.08 Changes in State and Federal Rules and Regulations. Nothing in this Agreement shall preclude the application to the development of the Project Site or changes in the City's laws, regulations, plans or policies, the terms of which are specifically mandated and required by changes in state or federal laws or regulations as provided in Government Code Section 65869.5.
Not Applicable
Section 5 - Periodic Review
City shall conduct a review of this Agreement as set forth in the following subsections. However, the City's failure to timely conduct such review shall not constitute default under this Agreement.
5.01 Annual Review. City shall review the extent of good faith compliance by TBC with the terms of this Agreement at least once every 12-month period from the Effective Date of this Agreement.
Compliant
5.02 Procedure. Such annual review shall be conducted in accordance with the City's duly adopted Development Agreement Procedures.
Compliant
5.03 Notice. City shall notify TBC in writing of the date of review at least thirty (30) days prior thereto. Compliant Notice of the Annual Review was given to the Developer on
December 10, 2025.
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
5.04 Good-faith Compliance. During each annual review, TBC is required to demonstrate good faith compliance with the terms of this Agreement.
Not Applicable
5.05 Production of Documents and Other Evidence. TBC agrees to furnish such reasonable evidence and adequate documentation of good faith compliance as the City, in the exercise of its reasonable discretion, may require.
Not Applicable
5.06 Cost of Annual Review. The costs incurred by City in connection with the annual review shall be borne by TBC, up to a maximum of $10,000 per review. Upon written request by the City, TBC shall deposit with the City up to $10,000 per review to cover the City's costs. At the completion of the review, City shall refund any unused deposit to TBC.
Failure, if any, by TBC to deposit the monies shall be grounds for declaring TBC to be in default of this Agreement and/or in noncompliance thereof, and for the City to take such action as provided herein.
In Progress On January 15, 2026, the City
sent a request to the developer to
pay the cost of the annual review.
Section 6 - Obligations of TBC
6.01 General Obligations. In consideration of City entering into this Agreement, TBC has agreed to comply with the applicable provisions of the PDA and Project Description in developing the Project and to perform certain obligations and provide certain contributions set forth therein, which City acknowledges will have an overall benefit to the public and surrounding area.
Compliant
6.02 Nexus/Reasonable Relationship Challenges. TBC consents to, and waives any rights it may have now or in the future to challenge the legal validity of, the conditions, requirements, policies or programs required by the Existing Land Use Ordinances, Existing Rules or this Agreement including, without limitation, any claim that they constitute an abuse of the police power, violate substantive due process, deny equal protection of the laws, effect a taking of property without payment of just compensation, or impose an unlawful tax.
Not Applicable
6.03 Cooperation By TBC. TBC will, in a timely manner, provide City with all documents, applications, plans and other information necessary for City to carry out its obligations hereunder, and cause TBC's planners, engineers, and all other consultants to submit in a timely manner all required materials and documents therefore.
Compliant
6.04 Other Governmental Permits. TBC shall apply in a timely manner for such other permits and approvals from other governmental or quasi-governmental agencies having jurisdiction over the Project Site as may be required for the development of, or provision of services to, the Project.
Compliant
6.05 Fees and Taxes This section (6.05) of the DA was
deleted as a result of the 2nd
Amendment to the DA
6.06 Mitigation and Monitoring Plan. TBC shall fully comply with the Mitigation and Monitoring Plan, adopted by the City Council on November 6, 2006.
Compliant
6.07 Continuing Obligations. Notwithstanding any other provision of this Agreement, TBC's obligations under Section
6.05.1- 6.05.3, inclusive, shall constitute a continuing obligation and bind TBC, its successors and/or assigns, but shall not transfer to the City, PPC, or the City's and/or PPC's successors and assigns, upon TBC's transfer of its interest(s) in the Project Site and/or Project Assets to the City and/or TBC. TBC's obligations under Section 6 shall survive this Agreement's termination.
Not Applicable This section (6.07) of the DA was
deleted as a result of the 2nd
Amendment to the DA
Section 7 - Obligations of City
In consideration of TBC entering into this Agreement, City has agreed to the following with respect to the development of the Project Site:
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
7.01 Processing. Upon satisfactory completion by TBC of all required preliminary actions to the satisfaction of City, City shall promptly commence and diligently proceed to complete all required steps necessary for the implementation of this Agreement and the development by TBC of the Project Site in accordance with the provisions of this Agreement including, but not limited to, the following: (a) the holding of all required public hearings; and (b) the processing and approval of all Ministerial Approvals and related matters as necessary for the completion of the development of the Project. In this regard, TBC will, in a timely manner, provide City with all documents, applications, plans and other information necessary for City to carry out its obligations hereunder as required by the Existing Rules and shall cause TBC's planners, engineers and all other consultants to submit in a timely manner all required materials and documents therefore as required by the Existing Rules.
Compliant
7.02 Standard of Review. The rules, regulations and policies that apply to any Ministerial Approvals which must be secured prior to the construction of any portion of the Project shall be the Existing Rules. Any Ministerial Approval, including without limitation a building permit, shall be approved by the City within a reasonable period of time after application is made therefore.
Compliant
Section 8 - Amendments
8.01 Major Amendments. A "Major Amendment" shall be any modification that makes a substantive change, modification or deviation in the terms of this Agreement or any Exhibits or Schedules attached hereto including the terms of the Project Description attached hereto as Exhibit B and related maps and attachments, as referenced in Recital F.
Approval of any Major Amendment shall require a noticed hearing and must be authorized by formal action of the Planning Commission and the City Council.
Compliant
8.02 Minor Amendments. A "Minor Amendment" shall be any modification that does not make a substantive change, modification or deviation in the terms of this Agreement or any Exhibits or Schedules attached hereto, including the terms of the Project Description attached hereto as Exhibit B and related maps and attachments, as referenced in Recital F. Minor Amendments shall include, but are not limited to, the size of the proposed converter station. Minor Amendments may be approved by the prior written consent of the Manager.
Compliant
8.03 Discretion of Manager. The Manager has the sole discretion to determine whether any proposed change, modification, or deviation is a Major Amendment or Minor Amendment for purposes of this Agreement, or is neither and thus not requiring the Manager's or the City Council's review and approval. The Manager's determination as to the status of any Major or Minor Amendment is final. The Manager also may, at his/her discretion, determine that a Minor Amendment shall be reviewed and acted upon by the City Council and not by the Manager.
Compliant
Section 9 - Transfers and
Assignments
9.01 City's Intent. TBC has demonstrated, and the City finds that TBC possesses, the experience, reputation and financial resources to develop and maintain the Project Site in the manner contemplated by this Agreement. It is because of such qualifications, which assure the development of the Project Site to a high quality standard contemplated by the General Plan that the City is entering into this Agreement. Accordingly, restrictions on the right of TBC to assign or transfer the rights and privileges contained in this Agreement are necessary in order to assure the achievement of the objectives of the City's General Plan and this Agreement.
Not Applicable
9.02 TBC's Right to Assign or Transfer. TBC may assign or transfer any of its rights or interests under this Agreement subject to the prior written consent of City, which shall not be unreasonably withheld.
Not Applicable
9.03 Restriction on Assignment Does Not Constitute an Unreasonable Restraint on Alienation. TBC agrees that the restriction on its right to transfer any of its rights or interests under this Agreement is not repugnant or unreasonable in that such a restriction is a material inducement to the City to enter into this Agreement since the restriction reserves for the City the power to prevent the transfer of any of the rights and obligations hereunder to an unreliable third party.
Not Applicable
9.04 Restriction on Assignment Shall Not Prevent TBC From Conveying the Project Site. The parties agree that the restriction on assignment is limited solely to those certain vested rights created under this Agreement and such restriction shall not affect TBC's right to convey the Project Site itself.
Not Applicable
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
9.05 Request Procedure. City shall administer the provisions of this Section through its City Manager. TBC shall notify the Manager in writing of its request for City's consent to an assignment or transfer under this Section.
Not Applicable
9.06 Additional Information. Upon receipt of a request for an assignment or transfer under this Section, the City Manager shall have the authority to require the production of additional information relating to the qualifications of the proposed assignee or transferee from TBC. TBC shall promptly furnish any and all information required under this Section as the City considers TBC's request for consent to the proposed assignment or transfer.
Not Applicable
9.07 Approval of Assignment. The City Manager may, at his or her reasonable discretion, approve of the assignment or transfer in writing, deny the assignment or transfer, or refer the matter to the City Council for approval. In the event the City Manager determines that the assignment or transfer should be acted upon by the City Council, the City Manager shall notify TBC in writing of the need for City Council authorization. The City Council shall thereafter consider the proposed assignment or transfer. The proposed assignment or transfer may be approved or denied by formal action of the City Council.
Not Applicable
9.08 Notice of Proposed Assignment. TBC must provide City with adequate evidence that the proposed assignee, buyer or transferee is qualified using the standards and conditions described in this Section, and ability to comply with these standards and conditions will be the test of reasonableness.
Not Applicable
9.09 Conditions and Standards. The conditions and standards referred to above are as follows:
(a) Such assignee or transferee possesses the experience, reputation and financial resources to cause the Project Site to be developed and maintained in the manner contemplated by the City's General Plan and this Agreement; Not Applicable
(b) Such assignee or transferee enters into a written assumption agreement, in form and content satisfactory to the City Attorney, expressly assuming and agreeing to be bound by the provisions of this Agreement; Not Applicable
(c) Such assignment or transfer will not impair the ability of City to achieve the objectives of its general Plan and this Agreement;
Not Applicable
9.10 Financing Exemption. Mortgages, deeds of trust, sales and lease- backs, or other forms of conveyance required for any reasonable method of financing requiring a security arrangement with respect to the Project Site are permitted without the consent of the City, provided the City receives prior notice of such financing (including the name and address of the lender and the person or entities acquiring any such secured interest) and TBC retains over fifty percent of the legal or equitable interest in the Project Site and remains fully responsible hereunder. The words "mortgage" and "deed of trust," as used herein, include all other appropriate modes of financing real estate acquisition, construction and land development.
Not Applicable
9.11 Notice of Assignment. Upon receiving approval of an assignment, TBC shall provide City with written notice of such assignment and as part of such notice the assignee must execute and deliver to City an assumption agreement in which the name and address of the assignee is set forth and the assignee expressly and unconditionally assumes the obligations of all the provisions set forth in the Agreement.
Not Applicable
9.12 Unapproved Assignments. If City makes the determination not to consent to the assignment or transfer of the rights and privileges contained in this Agreement, and TBC conveys the Project Site to a third party, in whole or in part, TBC shall remain liable and responsible for all of the duties and obligations of this Agreement. Notwithstanding any other provision of this Agreement, TBC may assign this Agreement to PPC without City's prior consent in connection with PPC's acquisition of the Project Assets.
Not Applicable
Section 10 - Delays in
Performance
10.01 Permitted Delays. In addition to any other provisions of this Agreement with respect to delay, TBC and City shall be excused for performance of their obligations hereunder during any period of delay caused by acts of God or civil commotion, riots, strikes, picketing, or other labor disputes, shortage of materials or supplies, or damage to or prevention of work in process by reason of fire, floods, earthquake, or other casualties, litigation, acts or neglect of the other party, or restrictions imposed or mandated by governmental or quasi-governmental entities, enactment of conflicting provisions of the Constitution or laws of the United States of America or the State of California or any codes, statutes, regulations or executive mandates promulgated thereunder.
Not Applicable
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
10.02 Third Party Actions. Any court action or proceeding brought by any third party to challenge this Agreement, or any other permit or approval required from City or any other governmental entity for development or construction of all or any portion of the Project, whether or not TBC is a party to or real party in interest in such action or proceeding, shall constitute a Permitted Delay under this Section.
Not Applicable
10.03 Notice of Permitted Delays. If written notice of such delay is given to either party within (30) days of the commencement of such delay, an extension of time for such cause shall be granted in writing for the period of the enforced delay, or longer as may be mutually agreed upon.
Not Applicable
Section 11 - Default
11.01 Events of Default. Subject to any extensions of time by mutual consent in writing, and subject to the provisions of the Section regarding Permitted Delays, the failure or unreasonable delay by either party to perform any material term or provision of this Agreement for a period of thirty (30) days after the dispatch of a written notice of default from the other party shall constitute a default under this Agreement. If the nature of the alleged default is such that it cannot reasonably be cured within such 30- day period, the commencement of the cure within such time period and the diligent prosecution to completion of the cure shall be deemed a cure within such period. The nonperformance of a material provision of the Mitigation Monitoring Program shall constitute an event of default under this Agreement; provided, however, that the City shall have given TBC notice of such event and a prospective opportunity to cure, within the cure period described herein. The nonperformance of a provision of the Mitigation Monitoring Program that would not otherwise be considered material, as reasonably determined by the City, may become material if such provision is consistently repeated or ignored after several requests to address such matter from the City or representative thereof.
Not Applicable
11.02 Notice of Default. Any Notice of Default given hereunder shall specify in detail the nature of the alleged Event of Default and the manner in which such Event of Default may be satisfactorily cured in accordance with the terms and conditions of this Agreement.
Not Applicable
11.03 Cure Period. During the time periods herein specified for cure of an Event of Default, the party charged therewith shall not be considered to be in default for purposes of termination of this Agreement, institution of legal proceedings with respect thereto, or issuance of any building permit with respect to the Project.
Not Applicable
11.04 General Default Remedies. After notice and expiration of the 30-day period without cure, the non-defaulting party shall have such rights and remedies against the defaulting party as it may have at law or in equity, including, but not limited to, the right to terminate this Agreement pursuant to Government Code Section 65868 or seek mandamus, specific performance, injunctive or declaratory relief.
Not Applicable
11.05 Remedies Cumulative. Any rights or remedies available to non- defaulting party under this Agreement and any other rights or remedies that such party may have at law or in equity upon a default by the other party under this Agreement shall be distinct, separate and cumulative rights and remedies available to such non- defaulting party and none of such rights or remedies, whether or not exercised by the non-defaulting party, shall be deemed to exclude any other rights or remedies available to the non-defaulting party. The non-defaulting party may, in its discretion, exercise any and all of its rights and remedies, at once or in succession, at such time or times as the non-defaulting party considers appropriate.
Not Applicable
11.06 Legal Action. Either party may, in addition to any other rights or remedies, institute legal action to cure, correct or remedy a default, enforce any covenant or agreement herein, enjoin any threatened or attempted violation hereof, or enforce by specific performance the obligations and rights of the parties hereto.
Not Applicable
11.07 No Damages Relief Against City. The parties acknowledge that City would not have entered into this Agreement had it been exposed to damage claims from TBC for any breach thereof. As such, the parties agree that in no event shall TBC be entitled to recover damages against City for breach of this Agreement. However, should a court issue a final judgment or other final determination that the City has adopted a tax or assessment, or increase thereof, in violation of Section 4.08 and TBC has paid such tax or assessment, or increase thereof, TBC shall be entitled a refund of such monies it has paid. Additionally, during the period of time that TBC is a party to this Agreement, should the City voluntarily change the zoning on the Project Site, such that the Project may no longer be built on the Project Site, then the limitation under this section shall not apply to the extent of monies actually received by the City and paid by TBC.
Not Applicable
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table
11.08 Effect of TBC Default. No building permit shall be issued or building permit application accepted for any structure on the Project Site after TBC is determined by City to be in default of the terms and conditions of this Agreement, and until such default thereafter is cured by the TBC or is waived by City.
Not Applicable
11.09 Waiver. All waivers must be in writing to be effective or binding upon the waiving party, and no waiver shall be implied from any omission by a party to take any action with respect to such Event of Default. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party shall not constitute waiver of such party's right to demand strict compliance by such other party in the future.
Not Applicable
11.10 Scope of Waiver. No express written waiver of any Event of Default shall affect any other Event of Default, or cover any other period of time specified in such express waiver.
Not Applicable
11.11 Attorneys' Fees. Should legal action be brought by either party for breach of this Agreement or to enforce any provision herein, the prevailing party in such action shall be entitled to reasonable attorneys' fees, court costs and such other costs as may be fixed by the court.
Not Applicable
11.12 Venue. In the event that suit shall be brought by either party to this contract, the parties agree that venue shall be exclusively vested in the State courts of the County of Contra Costa or where appropriate, or in the United States District Court for the Northern District of California, as consistent with applicable law.
Not Applicable
Section 12 - Termination
12.1 Effect of Termination. Upon termination of this Agreement, the rights, duties and obligations of the parties hereunder shall, subject to the following provisions, cease as of the date of such termination.
Not Applicable
12.2 Termination by City. If City terminates this Agreement because of TBC's default, then City shall retain any and all benefits, including money or land received by City hereunder.
Not Applicable
12.3 Termination by TBC. TBC shall have the right to terminate this Agreement at any time, prior to Commercial Operation, as defined in the PSA. Should TBC terminate this Agreement, prior to Commercial Operation, TBC agrees, at TBC's sole cost, to restore the Project Site to its condition prior to TBC asserting control over the Project Site or in such condition as may otherwise by approved in writing by the Manager. Such restoration shall be consistent with applicable federal, state, and local statutes, rules and regulations and shall also comply with the following: Promptly following the demolition and removal of structures, foundations and paving on the Project Site, and the cleaning, grubbing, and grading thereof. TBC shall create, at its sole expense, a visual record of the then- condition of the Project Site, in coordination with the City, which record shall include comprehensive photographic and videographic documentation ("the Record"). Both parties shall have copies of the Record. If TBC commences construction activities, but terminates the Agreement before the Project achieves Commercial Operation, TBC shall restore at its sole expense the Project Site to a rough graded and clean condition, with all aboveground structures, foundations and paving on the Project Site demolished and removed so that the Project Site is in substantially similar condition to that depicted in the Record, or in such condition as may be mutually agreed to in writing between TBC and the Manager.
Not Applicable
Section 13 - Relationship of
Parties
13.01 Independent Contractors. The parties agree that the Project is a private development and that neither party is acting as the agent of the other in any respect hereunder.
Not Applicable
13.02 No Joint Venture or Partnership. City and TBC hereby renounce the existence of any form of joint venture or partnership between them, and agree that nothing contained herein or in any document executed in connection herewith shall be construed as making City and TBC joint venturers or partners.
Not Applicable
13.03 No Third Party Beneficiaries. The only parties to this Agreement are TBC and City. There are no third party beneficiaries and this Agreement is not intended, and shall not be construed, to benefit, or be enforceable by any other person whatsoever.
Not Applicable
13.04 Ambiguities or Uncertainties. The parties hereto have mutually negotiated the terms and conditions of this Development Agreement and this has resulted in a product of the joint drafting efforts of both parties. Neither party is solely or independently responsible for the preparation or form of this agreement. Therefore, any ambiguities or uncertainties are not to be construed against or in favor of either party.
Not Applicable
Section 14 - Applicable Law
This Agreement shall be construed and enforced in accordance with the laws of the State of California. Not Applicable
Exhibit -1 - Trans Bay Cable DA - 2025 Annual Review Summary Table Section 15 - Supersedure of
Subsequent Laws of Judicial
Action
The provisions of this Agreement shall, to the extent feasible, be modified or suspended as may be necessary to comply with any new law or decision issued by a court of competent jurisdiction, enacted or made after the effective date which prevents or precludes compliance with one or more provisions of this Agreement. Immediately after enactment of any such new law, or issuance of such decision, the parties shall meet and confer in good faith to determine the feasibility of any such modification or suspension based on the effect such modification or suspension would have on the purposes and intent of this Agreement.
Not Applicable
Section 16 - Cooperation in the
Event of Legal Challenge
In the event of any legal or equitable action or other proceeding instituted by any third party (including a governmental entity or official) challenging the validity of any provision of this Agreement, the parties hereby agree to cooperate in defending such action or proceeding.
Not Applicable
Section 17 - Hold Harmless
Agreement
TBC hereby agrees to, and shall defend, save and hold City and its elected and appointed boards, commissions, officers, agents, and employees harmless from, any and all claims, costs and liability for any damages, personal injury or death, which may arise, directly or indirectly, from TBC's or TBC's contractors', subcontractors', agents or employees' operations under this Agreement, whether such negligent operations be by TBC or by any of TBC's contractors, subcontractors, agents or employees.
Not Applicable
Section 18 - Indemnification
A. TBC agrees to indemnify, defend, and hold harmless the City, its officials, officers, employees, agents and consultants from any and all administrative, legal or equitable actions or other proceedings instituted by any person not a party to this Agreement challenging the validity of the Agreement or any action arising out of or stemming from this Agreement. TBC may select its own legal counsel to represent TBC's interests at TBC's sole cost and expense.
The parties shall cooperate in defending such action or proceeding. TBC shall pay for City's costs of defense, whether directly or by timely reimbursement on a monthly basis. Such costs shall include, but not be limited to, all court costs and attorney's fees expended by City in defense of any such action or other proceeding, plus staff and attorney time spent in regard to defense of the action or proceeding. The parties shall use best efforts to select mutually agreeable defense counsel but, if the parties cannot reach agreement, City may select its own legal counsel and Developer agrees to pay directly or timely reimburse on a monthly basis City for all such court costs, attorney fees and time referenced herein.
Compliant
B. TBC also agrees to indemnify, defend and hold harmless the City, its officials, officers, employees, agents and consultants from any claims, costs, damages, or other liabilities for any personal injury or death, or property damage, resulting from the construction of the Project or of operations of TBC, its officers, employees, agents or consultants, under this Agreement, except for such claims, costs, damages, or other liabilities which are caused by the sole or gross negligence of the City, its officials, officers, employees, agents, or consultants. TBC may select its own legal counsel to represent TBC's interests at TBC's sole cost and expense.
Compliant
C. The parties agree that this Section 18 shall constitute a separate agreement entered into concurrently, and that if any other provision of this Agreement, or the Agreement as a whole, is invalidated, rendered null, or set aside by a court of competent jurisdiction, the parties agree to be bound by the terms of this Section 18, which shall survive such invalidation, nullification, or setting aside.
Compliant
Section 19 - Liability Insurance